HomeMy WebLinkAbout6071ORDINANCE NO. 6071
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, AMENDING SECTIONS 18.06.010,
18.48.10.0, 18.50.050 and 18.56.040 OF THE AUBURN CITY
CODE AND CREATING NEW SECTIONS 18.04.235, 18.04.425,
18.04.525, 18.04.595 AND 18.04.892 OF THE AUBURN CITY
CODE, AND A NEW CHAPTER 18.29 OF THE AUBURN CITY
CODE, RELATING TO THE DOWNTOWN URBAN CENTER
DISTRICT
WHEREAS, from time to time, amendments to the City of Auburn zoning code
are appropriate, in order to update and better reflect the current goals and direction
of the City; and
WHEREAS, in May 2001, the City of Auburn adopted the Downtown Plan as
an element of the Auburn Comprehensive Plan to encourage higher intensity
development within the downtown area of Auburn; and
WHEREAS, in 2004, the City of Auburn's downtown was also recognized as a
designated Urban Center by the Puget Sound Regional Council and by King County;
and
WHEREAS, Urban Centers are intended to be locations within the region
where growth is encouraged to occur at an intensity that can support high capacity
transit and provide a focal point for housing, commerce and community; and
WHEREAS, Sound Transit provides commuter rail service to downtown
Auburn; and
WHEREAS, the existing C2 Central Business District Zone does not provide
all of the desired features to encourage development in the downtown urban center;
and
WHEREAS, the incorporation of the Downtown Urban Center District requires
minor reference changes to other sections of the zoning code; and
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January 16, 2007
Page 1 of 14
WHEREAS, following public notice the City of Auburn Planning Commission
held a public hearing on September 6, 2006, on proposed code amendments
regarding the establishment of the Downtown Urban Center zoning district; and
WHEREAS, after fully considering the testimony and information presented at
the public hearing, on September 6, 2006, the Planning Commission made its
recommendations for code amendments to the City of Auburn City Council; and
WHEREAS, the City Council has reviewed and considered the Planning
Commission recommendations; and
WHEREAS, 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 on August 22, 2006; and
WHEREAS, the City Council finds that the proposal was received by State
agencies for the required 60-day review period in accordance with state law, RCW
36.70A.106, and that no comments were received.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section One. AMENDMENT TO CITY CODE. That Section 18.06.010
of the Auburn City Cade (Districts and maps) is amended to read as follows:
18.06.010 Districts designated.
A. The city is divided into the following classes of districts:
1. R-R, rural residential district (four acres per lot);
2. R-S, one-family residential district (35,000 square feet per lot);
3. R-1, one-family residential district (8,000 square feet per lot);
4. R-2, one-family residential district (6,000 square feet per lot);
5. R-3, one- and two-family residential district;
6. R-4, multiple-family residential district;
7. R-MHP, manufactured home park district;
8. R-O, residential office district and RO-H, residential office-hospital
district;
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January 16, 2007
Page 2 of 14
9. C-N, neighborhood shopping district;
10. C-1, light commercial district;
11. C-2, central business district;
12. C-3, heavy commercial district;
13. M-1, light industrial district;
14. M-2, heavy industrial district;
15. BP, business park district;
16. LF, airport landing field district;
17. P-1, public use district;
18. UNC, unclassified use district;
19. I, institutional use district;
20. LH, Lea Hill district:
a. LHRS, one-family residential district;
b. LHR1, one-family residential district;
c. LHR2, one-family residential district;
d. LHR3, one- and two-family residential district;
e. LHR4, multiple-family residential district;
f. LHRMHP, manufactured home park district;
g. LHC1, light commercial district;
h. LHP1, public use district;
i. LHI, institutional district;
21. EP, environmental park district;
22. DUC Downtown Urban Center district.
B. The districts set out in subsection A of this section
are established as
the designations, locations, and boundaries thereof as set forth and indicated on the
zoning map. (Ord. 5354 § 2, 2000; Ord. 4229 § 2, 1987.)
Section Two. AMENDMENT TO CITY CODE. That Section 18.48.020
Supplemental Development Standards is amended to read as follows:
18.48.020 Fences.
A. Height Regulations. The minimum or maximum height requirements as
stipulated throughout this chapter shall be considered to be met if the height of the
fence is within six percent of the height required. The height of the fence shall be
determined from the existing, established grade on the property.
1. The following regulations shall apply in the R-S, LHRS, R-1, LHR1, R-2,
LHR2, R-3, LHR3, R-4, LHR4, R-MHP, LHRMHP, R0, RO-H, I, LHI, CN, C-1, LHC1,
C-2, and DUC districts:
a. Fences may be constructed to a height not to exceed the following in each of
the required setback areas, as regulated per each zone, or as modified by subsection
B of this section:.....
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January 16, 2007
Page 3 of 14
Section Three. AMENDMENT TO CITY CODE. That Section 18.48.100
of the Auburn City Code (Supplemental Development Standards) is amended to read
as follows:
18.48.100 Wireless communications facilities siting standards.
The following siting standards are intended to guide the location and
development of wireless communications facilities (WCF) as defined by ACC
18.04.912 but not including microcells. The siting of microcells shall be in accordance
with the definition of microcells found in ACC 18.04.912 (G).
A. Separation between Facilities.
1. New, Freestanding Primary Support Structures.
a. The minimum separation, i.e., distance, between a proposed monopole
(that is 75 feet or less in height) and any other existing primary support structure, of
any height, shall be the height of the proposed monopole, including antenna,
multiplied by a factor of 10.
b. The minimum separation, i.e., distance, between a proposed monopole
(that is more than 75 feet in height, or lattice towers of any height) and any other
existing primary support structure, of any height, shall be the height of the proposed
monopole, including antenna, multiplied by a factor of 20.
2. The distance between primary support structures shall be measured by
following a straight line, without regard to intervening buildings, from the base of one
support structure to the base of the other support structure(s).
3. A primary support structure would be considered "existing" if a
conditional use permit or administrative use permit has been issued and is still valid
for sites which have not been built upon.
B. Co-location Requirements.
1. For monopoles that are more than 75 feet in height and lattice towers of
any height (Type 3-B facilities), the owner of the property shall execute and provide
evidence of a nonexclusive lease with the carrier that allows for other carriers to
place antenna on the structure.
2. Any application for a Type 3-B facility shall include technical justification
that an existing Type 3-B facility with a nonexclusive lease could not be used instead
of constructing a new tower.
C. Height.
1. Unless otherwise provided for, the height of any primary support
structure and/or antenna shall not exceed the height limitations of the zoning district.
2. The maximum height of any primary support structure shall not exceed
120 feet.
3. There shall be no variances allowed to the height limitations.
4. The carrier shall provide evidence that the Federal Aviation
Administration (FAA) has approved the location of a primary support structure relative
to the Auburn Municipal Airport.
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January 16, 2007
Page 4 of 14
5. Unless otherwise .restricted by this section, building- or structure-
mounted antenna may extend a maximum of 15 feet above the maximum height
permitted for structures within the zone.
6. Antenna, that are mounted on structures that do not otherwise have a
height restriction, may be allowed to increase the overall height of the structure by no
more than 10 percent of the height of the structure unless additional approvals are
obtained.
D. Setbacks.
1. All equipment shelters, cabinets, support structures or other above-
ground facilities shall meet the setback requirements of the zone in which located
except as follows. All equipment shelters, cabinets, or other above-ground facilities
used to support primary support structures shall be set back the same distance
required of the primary support structure. All equipment shelters, cabinets, or other
above-ground facilities within a nonresidential zone shall be set back a minimum of
50 feet from any adjacent "R" zone.
2. The minimum distance from any primary support structure, of any
height, to any residentially zoned parcel of property shall be a distance equal to the
overall height of the primary support structure (including antennas] multiplied by a
factor of two.
3. Where possible, roof-mounted antenna and equipment shelters and/or
cabinets are to be placed towards the center of the building, or away from public
views. Equipment shelters and/or cabinets shall be screened by a parapet or similar
architectural feature.
E. Fencing and Landscaping.
1. Fencing. Fencing is required to enclose all above-ground support
equipment that is associated with primary support structures. Fencing will be 100
percent sight-obscuring as defined in ACC 18.48.020(C)(2), if visible from public
right-of-way or less intense zoning district. Equipment shelters and/or cabinets shall
be enclosed by fencing a minimum of six feet in height.
2. Landscaping.
a. Where above-ground support equipment is visible from public right-of-
way, a minimum width of five feet of Type II landscaping as defined in ACC
18.50.040 will be provided on the exterior of the enclosing fence in order to
effectively screen the equipment from the public right-of-way.
b. Where facilities are visible from adjacent residential uses, a minimum
width of five feet of Type I landscaping as defined in ACC 18.50.040 will be provided
on the exterior of the enclosing fence in order to effectively screen the equipment
from the adjacent residential uses.
c. Existing on-site vegetation may be used to meet the landscape
requirements if approved by the planning director.
F. Aesthetics.
1. In order to minimize any potential, negative aesthetic impacts from new
primary support structures including protecting views to and from residential
neighborhoods, mitigation may be required to blend the facilities in with the adjacent
development or environs. Typical solutions for the support structure might include: an
Ordinance No. 6071 5
January 16, 2007
Page 5 of 14
extension of the building, a component of a sign structure, disguising the facility as a
tree, planting of tall trees, moving the location of the facility, painting or texturing the
facility, etc.
2. Building- or roof-mounted antenna will be painted or textured to "blend"
with the adjacent surfaces.
3. No lettering, symbols, images or trademarks large enough to be legible
to occupants of vehicular traffic on any adjacent street shall be placed on or affixed to
any part of the WCF, unless required by the FCC or FAA.
4. Except as specifically required by the FAA (but must be approved by
the city), freestanding primary support structures shall be painted a color that best
allows them to blend into the surroundings. The use of grays, blues and greens might
be appropriate; however, each application shall be evaluated individually.
G. Lighting.
1. Freestanding support structures shall not be artificially lighted, unless
required by the FAA or other applicable authority. Any proposed lighting shall be
submitted at the time of the initial application. Any lighting must be reviewed and
approved by the city.
2. Security lighting used to light the equipment facility shall be directed
downward, shielded and kept within the boundaries of the site.
H. Abandoned Facilities.
1. Any WCF which is not utilized for a period of nine months or more will
be considered "abandoned."
2. Any WCF which falls into a state of disrepair as determined by the
planning director will be considered "abandoned."
3. Any WCF considered to be "abandoned" must be removed completely
within 90 days from the date of notification by the city's code enforcement personnel.
The code enforcement personnel may extend the 90-day period should a valid
application for use of the facility be submitted to the city.
I. Noise. For the purposes of this section, WCF will be considered a Class
B, commercial, noise source pursuant to WAC 173-60-040.
J. Supplemental Information Required for Applications. In addition to the
information that is otherwise required for an application for a permit for a WCF, the
following is also required:
1. For a new primary support structure and related equipment, the
applicant shall provide the carrier's master network plan for the city showing the
carrier's existing WCF locations and narrative explaining the potential WCF locations
over the next year, if known. The applicant shall also provide technical justification
supporting the need for the height of the primary support structure and why a shorter
support structure could not be utilized. Any application for a Type 3-B facility shall
provide technical justification as to why a Type 3-A facility could not be utilized
instead to adequately serve the Auburn community.
2. Narrative description of the facility including whether there is capacity of
the proposed structure for more antennas, methods for minimizing visual impacts of
the facilities, etc.
3. A color swatch for the proposed primary support structure.
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January 16, 2007
Page 6 of 14
4. Photographs or similar illustrations that show a reasonable likeness of
the proposed facility including the antenna arrays and above-ground support
equipment.
K. Zoning Districts in Which WCF Are Permitted. The following table
illustrates which zoning districts the types of facilities, as defined by ACC
18.04.912(J), are allowed in and which permits are required. Microcells, as defined
by ACC 18.04.912 (G), are allowed only in residential zones and shall be permitted
outright pursuant to the provisions of ACC 18.04.912(G).
Type of Permit Required
Zoning District Permitted Outright Administrative Use Permit Conditional Use Permit
All Zones 1-D 1-D1 1-D2
RO-H 1-A 1-B 1-C
C-N 1-A 1-B 1-C
C-1, LHC1 1-A 1-B 1-C
C-2, DUC 1-A 1-B 1-C
C-3 1-B,2-A 1-C,2-B, 3-A 3-B
M-1, EP 1-B, 2-A 1-C, 2-B, 3-A 3-B
M-2 1-B, 2-A 1-C, 2-B, 3-A 3-B
P-1, LHP1 1-B, 2-A 1-C, 2-B 3-A3
I, LHI 1-A 1-B 1-C
LF 1-A 1-B 1-C
1 Allowance for the WCF to extend to a height of 20 percent of the supporting
structure.
2 Allowance for the WCF to extend to a height of 30 percent of the supporting
structure.
3 The maximum height allowed, including antennas, is 45 feet.
L. Exemptions.
1. Unless otherwise provided for, the following are exempt from the
provisions of this section:
a. Microcells as defined by ACC 18.04.912(G).
b. Mobile testing facilities/equipment used to test network .limitations. The
facilities/equipment shall not be at any one location for more than 14 days and shall
otherwise meet the requirements of any other ordinance, regulation or code
provision.
2. The following is exempt from the provisions of subsection A of this
section, Separation between facilities:
a. Emergency communication systems operated by a local public agency
responsible for providing emergency services. (Ord. 5645 § 1, 2002; Ord. 5342 § 2,
2000; Ord. 5020 § 1, 1997.)
Ordinance No. 6071 7
January 16, 2007
Page 7 of 14
Section Three. AMENDMENT TO CITY CODE. That Section 18.52.020
of the Auburn City Code (Off-Street Parking and Loading) is amended to read as
follows:
18.52.020 Required off-street parking -Minimum standards.
The number of off-street parking spaces shall be determined for each principal use of
the land, building, or structure. For ancillary uses to the principal use, required
parking shall be calculated the same as for the principal use, or as otherwise
provided for in this chapter.
.The following standards are applicable in all
zoning districts except the DUC zone; refer to chapter 18.29 for specific requirements
for that zone.
A. Residential.
1. Single-family: one parking space per two bedroom dwelling, two parking
spaces per three or more bedroom dwelling;
2. Two-family (duplex): one and one-half parking spaces per one bedroom
and two bedroom living units, two parking spaces per three or more bedroom living
units;
3. Multifamily: one and one-half parking spaces per one bedroom and two
bedroom units, two parking spaces per three or more bedroom units, for
developments in excess of 50 dwelling units, one screened space for each 10
dwelling units shall be provided for recreational vehicles;
4. Mobile homes: one parking space per one bedroom and two bedroom
units, two parking spaces per three or more bedroom units. Within mobile home
parks, parking space shall not be allowed within required setbacks; recreation and
laundry areas shall provide off-street parking spaces equal to one per each 10 mobile
home sites within the development;
5. Boardinghouses and lodginghouses: one parking space for the
proprietor plus one space per sleeping room for boarders and/or lodging use plus
one additional space for each four persons employed on the premises;
6. Fraternities, sororities, and dormitories: one parking space for each four
beds;
7. Multifamily dwellings, for the elderly, operated under contract with a
public agency or subsidized under a state, local or federal program: one parking
space for each four dwelling units, a minimum of four spaces shall be provided. A
binding legal agreement must be executed guaranteeing that the dwellings will be
used exclusively for this use. The agreement shall be approved by the city attorney
and recorded at the appropriate King County office, for properties located in King
County, or recorded at the appropriate Pierce County office, for properties located in
Pierce County.
B. Commercial Activities.
1. Auto, boat, or recreational vehicle sales or leasing, new or used: one
space per 5,000 square feet of outdoor sales area, one space per 1,000 square feet
of showroom and services facilities, and one space per each 250 square feet of office
area, but in no case shall there be less than six spaces provided. The outdoor sales
Ordinance No. 6071 8
January 16, 2007
Page 8 of 14
area shall be paved in accordance with ACC 18.52.050(A) and landscaped in
accordance with ACC 18.50.060(H) (1);
2. Repealed by Ord. 5777;
3. Food retail stores and markets: one parking space per 200 square feet
of gross floor area, a minimum of six parking spaces shall be provided;
4. Mini-marts and self-service gas stations: one parking space per 200
square feet of gross floor area in addition to pump island spaces;
5. Health and physical fitness clubs: one space per 100 square feet of
gross floor area;
6. Laundry, self-service: one parking space per four washing machines, a
minimum of five parking spaces shall be provided;
7. Manufactured home sales lots: one space per 5,000 square feet of
outdoor sales area, and one space per 250 square feet of office area;
8. Mortuaries or funeral homes: one parking space per four seats in the
assembly area, computed as seven square feet of floor area per seat;
9. Motels, motor hotels and hotels: one and one-quarter parking spaces
per sleeping unit;
10. Motorcycle and other small engine vehicle sales and service: one space
for each 400 square feet of gross floor area of the building and one space for each
1,000 square feet of outdoor sales area. The outdoor sales area shall be paved in
accordance with ACC 18.52.050(A) and landscaped in accordance with ACC
18.50.060(H)(1);
11. Motor vehicle repair and services: one parking space per 400 square
feet of gross floor area, a minimum of three spaces shall be provided;
12. Offices, including professional and business, banks and related
activities: one space per 300 square feet of gross floor area. Up to 400 square feet of
unfinished basement floor area used exclusively for storage may be excluded from
the parking requirement. Unfinished basement floor area is defined as any floor level,
below the first story of a building, which floor level is not provided sufficient light,
ventilation, exit facilities, or sanitary facilities, as required for any legal occupancy
classification. (See subsection D of this section for doctor's offices, and clinics, etc.);
13. Personal service shops: one parking space per 400 square feet of
gross floor area, a minimum of two shall be provided;
14. Restaurants, nightclubs, taverns and lounges: one space per 100
square feet of gross floor area;
15. Shopping centers: one parking space per 250 square feet of gross
leasable floor area;
16. Video arcades: within a range of one space per three video machines
and one space per one machine as may be determined appropriate by the planning
director, considering availability of existing parking, the nature of related business,
and expected clientele of the arcade;
17. Other retail establishments, including but not limited to appliances,
bakeries, dry cleaning, furniture stores, hardware stores, household equipment
service shops, clothing or shoe repair shops: one parking space per 500 square feet
of gross floor area;
Ordinance No. 6071 9
January 16, 2007
Page 9 of 14
18. Private lodges, with. no overnight boarding facilities: one parking space
per 100 square feet of gross floor area.
C. Industrial and Manufacturing Activities.
1. Manufacturing, research and testing laboratories, creameries, bottling
establishments, bakeries, canneries, printing, and engraving shops: one parking
space per 1,000 square feet of gross floor area;
2. Warehouse and storage:
Building Size Parking Requirements
Up to 20,000 sq. ft. 1 per 2,000 sq. ft.
(3 minimum)
20,001 to 100,000 sq. ft. 1 per 2,500 sq. ft.
(10 minimum)
100,000 sq. ft. and up 1 per 3,000 sq. ft.
(40 minimum)
3. Uncovered outdoor storage areas, which are incidental and subordinate
to a principal use that otherwise meets the parking requirements, need not provide
additional parking;
4. Office space shall provide parking as required for offices.
D. Medical Facilities.
1. Convalescent, nursing and health institutions: one parking space for
each two employees, plus one space for each three beds;
2. Hospitals: two. parking spaces for each bed, plus parking for
nonhospital space computed as determined elsewhere in this section;
3. Medical, dental, and other doctors offices: one space per 200 square
feet of gross floor area.
E. Public Assembly and Recreation.
1. Assembly halls, auditoriums, stadiums, sports arenas, and community
clubs: one parking space per three fixed seats; where fixed seats consist of pews or
benches, the seating capacity shall be computed upon not less than 18 linear inches
of pew or bench length per seat. Where movable chairs are provided, each seven
square feet of the floor area to be occupied by such chairs shall be considered as a
seat;
2. Bowling alleys: five spaces per bowling lane, additional parking for food
and beverage on same premises shall be required as per subsection (B)(14) of this
section and for spectator or assembly seating as per subsection (E)(1) of this section;
3. Churches: one parking space per five seats, in computing seating
capacity and requirements for assembly area without seats, use requirements as set
forth for assembly halls per subsection (E)(1) of this section;
4. Dance halls: one parking space per 100 square feet of gross floor area;
5. Libraries and museums: one parking space per 250 square feet of
gross floor area;
6. Miniature and/or indoor golf: one parking space per hole;
Ordinance No. 6071 10
January 16, 2007
Page 10 of 14
7. Parks: as determined by the planning director and/or hearing examiner
on an individual basis;
8. Skating rinks: one parking space per 400 square feet of gross floor
area.
F. Educational Activities.
1. Elementary and junior high schools: one and one-half parking spaces
for each classroom or teaching station;
2. High schools: one parking space for each employee, plus one parking
space for each eight students;
3. School auditoriums, stadiums and sports arenas: see requirements as
set forth in subsection (E)(1) of this section;
4. Colleges and universities: upon review by planning director and hearing
examiner;
5. Nursery schools and daycare centers: one parking space for each
employee plus loading and unloading areas;
6. Business and/or beauty schools: one parking space per 200 square feet
of gross floor area.
G. Other Uses. For uses not specifically identified in this chapter, parking shall be
provided as specified for the use which, in the opinion of the planning director, is
most similar to the use under consideration. (Ord. 5777 § 1, 2003; Ord. 5556 § 1,
2001; Ord. 5170 § 1, 1998; Ord. 4949 § 1, 1997; Ord. 4304 § 1(40), (41), 1988; Ord.
4229 § 2, 1987.)
Section Four. AMENDMENT TO CITY GODE. That Section
18.52.030of the Auburn City Code (Off-street Parking and Loading) is amended to
read as follows:
18.52.030 Reductions of the quantity of required parking.
Except within the DUC zone, reductions of the quantity of required parking may be
allowed based upon the following provisions and the project location as shown in the
following table:
C-2 Zone Citywide
Waiver of parking requirement for change of use or if addition is smaller than 25% of
floor area (ACC 18.52.010(A)(1)and (2))
Yes No
Waiver of parking requirement for change of use or additions if five or less spaces
(ACC 18.52.010(B)(3) and (4))
N/A Yes
25% reduction of required parking (ACC 18.52.030(A) (1)(a)), with an additional 15%
reduction (for a total of 40%) if located within a specified area
(ACC18.52.030(A)(1)(b)) Yes No
Ordinance No. 6071 11
January 16, 2007
Page 11 of 14
Multifamily residential use -One space per dwelling unit (ACC 18.52.030(A)(2))
Yes No
Joint use of parking (ACC 18.52.030(B))
No Yes
Mixed occupancies and shared uses (ACC 18.52.030(C))
No Yes
Reduced parking demand study (ACC 18.52.030(D))
Yes Yes
Valet parking (ACC 18.52.030 (E))
Yes Yes
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Section Five. AMENDMENT TO CITY CODE. That a new Section
18.52.070 of the Auburn City Code (Off-street Parking and Loading) is amended to
read as follows:
18.52.070 Off-street parking lots -Location.
Ordinance No. 6071 12
January 16, 2007
Page 12 of 14
The following provisions shall apply in all zoning districts except the DUC zone:
A. Single-family dwellings: required parking shall be located on the same lot as
the building it is to serve.
B. Multifamily dwellings: required parking may be on a contiguous lot in the same
zone if located within a walking distance of 500 feet of dwelling units. The lot shall be
legally encumbered by an easement or other appropriate means to ensure
continuous use of the parking facilities. Documentation shall require review and
approval of the city attorney.
C. Other uses: may be in areas other than on the premises if the required amount
of parking area is set aside for a particular use in such a lot, and such area is located
within a walking distance of 500 feet from the premises and is in the same zone as
the use. The lot or area to be utilized shall be legally encumbered by an easement or
other appropriate means to ensure continuous use of the parking facilities.
Documentation shall require review and approval of the city attorney.
D. Whenever required parking facilities are located off-site, sidewalks, or an
approved pedestrian facility, shall be provided connecting the satellite parking facility
to the development being served. If lighting is provided, it shall be hooded, shielded,
directed downward and not exceed one-half foot-candle at the property line.
E. A permit may be issued by the hearing examiner pursuant to the hearing
requirements of ACC 18.70.040 whenever parking is to be located at a walking
distance greater than 500 feet from the use, or whenever parking for a use in a
commercial or industrial zone is to be located in a residential zone if it is found that:
1. The required parking cannot be provided as required in subsections B
and C of this section;
2. There is adequate access provided between the parking area and the
use;
3. The character of the adjoining land uses would not be disrupted by the
increased pedestrian and vehicular traffic;
4. The design and configuration of the parking area is compatible with
adjacent uses.
F. The planning director may authorize parking for a use to be located in a
different zone (except as provided for in ACC 18.52.070(E)) if the director makes the
same findings as listed. in ACC 18.52.070(E). (Ord. 4949 § 1, 1997; Ord. 4304 §
1(42), 19$8; Ord. 4229 § 2, 1987.)
Section Six. NEW SECTION ADDED TO CITY CODE. That a new
Chapter 18.29 of the Auburn City Code (Downtown Urban Center Zone) is created as
shown in Exhibit "A" attached hereto.
Section Seven. CONSTITUTIONALITY OR INVALIDITY. If any section,
subsection, sentence, clause, phrase or portion of this Ordinance, is for any reason
Ordinance No. 6071 13
January 16, 2007
Page 13 of 14
held invalid or unconstitutional by any Court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision, and such holding
shall not affect the validity of the remaining portions thereof.
Section Eight. IMPLEMENTATION. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out the
directions of this legislation.
Section Nine. Effective Date. This Ordinance shall take effect and be in
force five days from and after its passage, approval, and publication as provided by
law.
INTRODUCED: .JAN 1 6 2yo `J
PASSED: JAN 1 6 zv~s7
APPROVED: ~--~'~' 7
PETER B. LEWIS
MAYOR
ATTEST:
^1
/ (r~~. / ~~~.
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
DI B. Hel
City Attorney
PUBLISH: ~ ~2 /-~~~~' ~~
Ordinance No. 6071 14
January 16, 2007
Page 14 of 14
ORDINANCE 6071
EXHIBIT "A"
CHAPTER 1$.29
DUC -DOWNTOWN URBAN CENTER ZONE
Sections:
18.29.010 Intent.
18.29.020 Scope.
18.29.030 Process.
18.29.040 Use Limitations.
18.29.050 Development Standards.
18.29.060 Definitions.
18.29.070 Design Standards.
18.29.010 Intent.
The Downtown Urban Center zone is intended to create a distinct and strong identity for
Downtown Auburn by establishing land use and design standards for review of
development proposals within the core area of the City of Auburn's designated Urban
Center, in order to implement the City of Auburn Downtown Plan and the goals, policies
and objectives of the Auburn Comprehensive Plan. This zone is intended to produce a
concentration and mixture of commercial, office, medical, retail, residential and civic
uses within the Downtown area; to encourage private and public investment, attract
shoppers and visitors, and appeal to existing and new residents; to provide a
development pattern that supports pedestrian movement, bicycles and use of public
transit; and to provide opportunities to increase the City's tax base, thereby helping to
fund public improvements and public services.
18.29.020 Scope.
A. The Downtown Urban Center zone may be applied to any property designated
as "Downtown" on the Auburn Comprehensive Plan map.
B. Site plan and building design review and approval shall be required for all public
and private development activities requiring permits within the Downtown Urban
Center Zone unless exempted under Section 18.29.020(C). The Planning,
Building and Community Director is given the authority to require building design
and site plans consistent with the design standards contained or referenced
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ORDINANCE 6071
EXHIBIT "A"
herein and to require revisions as necessary in order to ensure development is
consistent with the purpose of this chapter.
C. The following activities, as determined by the Director, shall be exempt from the
provisions of this Chapter:
1. Interior alterations that do not alter the exterior appearance of a structure or
modify an existing site condition;
2. Site and exterior alterations that do not exceed 25% of the assessed valuation of
the property (building or land) per the most recent county records;
3. Buildings additions that are less than ten percent (10%) of the existing floor area
of the existing building(s). Any cumulative floor area increase (from the adoption
date of this chapter) that totals more than 10% shall not be exempt; unless the
Director determines compliance with these standards would be unfeasible and/or
unreasonable;
4. Normal or routine building and site maintenance/repair that is exempt from permit
requirements;
5. Any remodeling or expansion of existing single family residences with no change
in use or addition of dwelling units involved.
18.29.030 Process.
A. Compliance with all development and design standards contained or referenced
herein shall occur in conjunction with any required permit process. The Director shall
provide appropriate forms that shall accompany a permit application. The Director may
approve, approve with conditions, or deny a building or site development permit
application to ensure compliance with these standards. Any decision regarding a permit
application shall be set forth in writing and contain findings of fact and conclusions that
support the decision made.
B. The decision of the Director shall be final unless the applicant or any affected
party appeals the decision to the Hearing Examiner. All appeals shall be in accordance
with Auburn City Code section 18.70.050 (B-E).
18.29.040 Definitions.
These words shall have the following meanings for the purposes of this chapter:
A. "Canopy" means a cover over a sidewalk providing protection from the rain,
which is constructed of durable, permanent materials.
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ORDINANCE 6071
EXHIBIT "A"
B. "Director" means the director of the Auburn Department of Planning, Building and
Community.
C. "Green roof" means a roof designed with principles of environmental
sustainability, involving the use of vegetation and storm water collection and cleaning. It
may or may not be accessible.
D. "Health club" means a use that offers exercise and recreational activities for
tenants and/or the general public, either with or without a fee.
E. "Parking, below grade" means any portion of structure containing parking that is
located below the average finished grade around a building.
F. "Parking, structured" means parking contained within an enclosed building,
designed to appear like it is part of the larger building complex, or a freestanding
structure devoted exclusively to above-grade parking.
G. "Performing space" means any interior or exterior area designated for live
performing and entertainment.
H. "Public art" means any form of painting, mural, mosaic, sculpture, or other work
of art, so long as it can be appraised as a work of art and its value as such documented,
displayed on the exterior of a building, at or near the pedestrian entrance, or on a public
plaza, and visible to users of the public right-of-way at all times.
I. "Public meeting rooms" means a space that can be used by the general public
and having a capacity of at least 50 people. It may operate under a reservation or
nominal fee system and must be easily accessible from a lobby or plaza.
J. "Public plaza" means an open space that is visible and accessible to the public at
all times, predominantly open to the sky, and for use principally by people, as opposed
to merely a setting for the building.
K. "Street level retail" means uses providing goods and services, including food and
drink, adjacent to, visible from, and directly accessible from the public sidewalk.
L. "Water feature" means a fountain, cascade, stream, fall, pond of water, or
combination thereof, that serves as a focal point, located outside of a building, publicly
visible and accessible, and active during daylight hours.
18.29.050 Use Limitations.
Hereafter, all buildings, structures or properties may be used for any use, unless
specifically prohibited herein. Ground floor retail, restaurants and/or office use is
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ORDINANCE 6071
EXHIBIT "A"
required for all building frontages facing Main St. All uses shall be subject to review and
approval by the Director. The following uses are prohibited:
A. Sexually oriented businesses as defined in ACC 18.74.
B. Taverns.
C. All industrial uses as defined in the North American Industrial Classification
System (1997 edition), categories 48-49 (transportation), 31-33 (manufacturing) and 42
(wholesale).
D. Outdoor storage of materials and equipment (except during active construction
projects).
E. New automobile maintenance and repair businesses.
F. Work release facilities; secure community transition facilities.
G. Wrecking yards.
H. Solid waste transfer stations.
I. Car washes.
J. New gasoline stations.
K. Street-level ministorage.
L. Outdoor sales of vehicles, boats or equipment.
M. Drive-in/drive-through facilities with direct vehicular driveway access onto Main
Street.
N. Other uses may be prohibited by the Director if the use is determined to be
inconsistent with the intent of this zone or is of the same general character of the other
prohibited uses listed in this section.
18.29.055 Uses/activities requiring permit.
The following uses/activities may be permitted when a conditional use permit has been
issued pursuant to the provisions of Chapter 18.64:
A. Expansions of existing automobile maintenance and repair businesses.
B. Expansions of existing gasoline stations.
C. Animal daycare businesses that feature outdoor exercise areas and/or kennels.
D. Expansion or alteration of any existing structure not exempted under 18.29.020.C
that does not result in a FAR of 0.75 or greater.
E. Any development project that seeks to deviate from any development standard
listed in 18.29.060.
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ORDINANCE 6071
EXHIBIT "A"
18.29.060 Development Standards
A. Minimum lot area: none.
B. Minimum lot width: none.
C. Minimum lot depth: none.
D. Floor Area Ratio. Floor Area Ratio is the cumulative amount of floor area within a
building as a multiple of the lot area.
Floor Area Ratio (FAR) '
For properties abutting the south side of Main St. and to the south.
Basic Allowable "As of Right" Maximum Allowable with Bonuses
Non-
Residential4 Residential4 Non-
Residential Residential 3 Combined 2
1.0 2.0 1.5 3.5 5.0
Properties abutting the north side of Main Street and to the north
Basic Allowable "As of Right" Maximum Allowable with Bonuses
Non-
Residential4 Residential4 Non-
Residential Residential 3 Combined 2
3.0 2.0 4.0 3.5 5.0
1. Floor area is measured to the inside face of exterior walls. The following shall be
excluded from floor area calculation:
A. All space below finished grade.
B. Space dedicated to structured parking.
C. Space used for any bonus feature listed in 18.29.060.E.
2. Allowable FAR for non-residential and residential uses may be added together
within a project, for a combined total.
3. Hotels, nursing homes, assisted living centers, etc. shall be considered residential
for the purpose of calculating FAR.
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ORDINANCE 6071
EXHIBIT "A"
E
4. Minimum required FAR is 0.75; basic allowable FAR is 1.0.
Bonus Features Allowing Increased Floor Area Ratio
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ORDINANCE 6071
EXHIBIT "A"
Feature Additional Gross Floor Area for each
Feature
Street Level Retail 100 sf of floor area for each linear foot of
retail frontage
Restaurant 100 sf of floor area for each linear foot of
restaurant frontage
Public Plaza 5 sf of floor area for each sf of plaza
Widening Public Sidewalk 4 sf of floor area for each sf of sidewalk
made available for public use
Canopy 4 sf of floor area for each sf of canopy
Day Care 4 sf of floor area for each sf of day care
Health Club 2 sf of floor area for each sf of health club
Performing Space 2 sf of floor area for each sf of performing
space
Public Meeting Room 5 sf of floor area for each sf of meeting room
Public Art (Arts Commission approval 10 sf of floor area for each $100 of valuation
required)
Water Feature 10 sf of floor area for each $100 of valuation
Structured Parking 0.5 sf of floor area for each sf of required
parking above grade
Below Grade Parking 1 sf of floor area for each sf of required
parking below grade (including half-level
plate below grade)
Green Roof 2 sf of floor area for each sf of green roof
Public Restrooms 10 sf of floor area for each sf of public
restroom
Contribution to a public park or cultural 10 sf of floor are for each $100 of
facility such as a library, museum or theatre contribution towards acquisition or
within 0.5 miles of the DUC zone; also, any development. This can be used to exceed
project including a performance or both maximum FAR and maximum building
entertainment venue is eligible for these height by up to 25%.
bonuses, based upon the value of
construction.
Development of open space such as open 5 sf of floor area for each sf of open space
roof decks, balconies, lanais or parts of the
building and improved for outdoor living;
including rooftop daycare play areas, dog
walkin areas, etc.
ORDINANCE 6071
EXHIBIT "A"
An applicant may be required to provide a legally binding agreement or easement to
ensure any of the above features is maintained over the life of the project.
F. Maximum Building Height. Maximum building height within the DUC zone shall
be 75 feet, unless bonus height is permitted per (E) above.
1. If retail uses occupy the ground floor, the minimum height for that floor shall be 14
ft.
2. Mechanical penthouses, stair/elevator overruns, and antennae may be excluded
from building height calculation provided they extend no more than 20 feet above the
roof deck.
3. Maximum building height may be increased by up to 20% if the top is designed as
a non-habitable, architectural element. This element may extend above the
increased height limit.
G. Minimum Building Height. The minimum height for any new structure within the
DUC zone shall be two stories for the full extent of the building footprint.
H. Parking Ratios
The following parking standards shall apply within the DUC zone in lieu of any
standard noted in ACC 18.52.020 or provision of ACC 18.52.030.
Use Type Minimum required Maximum allowed for
surface arkin lots
Retail 2 stalls / 1000 nsf 4 stalls / 1000 nsf
Office 2 stalls / 1000 nsf 4 stalls / 1000 nsf
Residential 1 stall per dwelling unit 2 per dwelling unit
Restaurant 0.5 stall per 4 seats 1 stall per 4 seats
nsf =net square feet
1. Parking requirements for uses not listed shall be determined by a study of parking
demand for that use, as prepared by a qualified professional and as accepted by the
Director.
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ORDINANCE 6071
EXHIBIT "A"
2. Retail and restaurant uses less than 3000 in nsf in area shall be exempt from
parking requirements.
3. Uses sharing a common parking facility may reduce the required number of stalls
by 25%.
4. Required parking may be located off site, so long as it is: a) located within the
DUC zone, b) is within 1000 feet of the property, c) is connected to the property by
streets improved with sidewalks or walkways, and d) is tied to the site by a
contractual agreement reviewed and approved by the City Attorney that is filed with
the City and Deed of Record at the County.
5. On-street parking that is located directly adjacent to a development site may be
used to satisfy minimum parking requirements and shall not be included in
determining maximum surface parking allowances.
6. Dedicated offsite parking provided within a parking structure may be used to
provide FAR bonuses for a project on a separate site, provided the parking structure
is located consistent with this chapter.
7. The maximum standards noted in the table above may be exceeded if all stalls
above the maximum limit are provided within a parking structure.
8. Compliance with these standards is not required for a change of use within an
existing building or whenever there is an expansion of an existing building or a new
building replaces an existing building that does not increase the floor area by more
than 25%.
9. In lieu of providing the minimum parking required by this section, an applicant may
request to pay for each required parking stall into a special fund that will be used to
provide and upgrade municipal parking to serve the DUC zone. The per stall fee
shall be as specified in the City's fee schedule.
H. Signs
The design of all signs shall be in conformance with the design standards
referenced in ACC 18.29.070. Allowable types, numbers and sizes of signs shall be as
follows:
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ORDINANCE 6071
EXHIBIT "A"
1. Freestanding: Not allowed, except for monument signs as described within
the "Downtown Auburn Design Standards;" no more than one per street frontage;
maximum size: 64 sq. ft., calculated at a rate of one (1) square foot of sign area per
lineal foot of site frontage; minimum entitlement shall be 32 sq. ft; maximum height: 5 ft.
2. Wall signs: maximum area of 150 sq. ft. per building facade, calculated at a
rate of one (1) square foot of sign area for every lineal foot of fapade; minimum
entitlement shall be 16 sq. ft.
3. Suspended signs attached under a marquee or canopy: one double-faced
sign, no greater than three (3) sq. ft. per face allowed for each building entrance;
maximum clearance above grade: 8 ft.
4. Portable Signs. Except for Main St. frontages, one portable sign may be
allowed for each business entrance, not to exceed one portable sign per building
frontage, subject to the following:
a. May be placed within public right-of-way subject to the guidelines
provided by the director in consultation with the city engineer such that sign does not
interfere with pedestrian or vehicular traffic and conforms to the requirements of the
Americans with Disabilities Act.
b. May not exceed 36 inches in height and 30 inches in width and be limited
to two faces.
c. May be displayed during business hours only.
d. Must be constructed of either wood or another sturdy material to ensure
stability in the wind.
e. May not move, spin, flash, or otherwise be animated.
f. Shall meet applicable supplemental design requirements of the Auburn
Downtown Association.
I. Landscaping.
Landscaping shall be provided as defined in the Downtown Auburn Design
Standards.
18.29.070 Design Standards.
Adopted by reference are the "Downtown Auburn Design Standards," a copy of which
shall be maintained by the City Clerk. This document contains standards for
development of the built environment in the DUC zone. The Director shall have the
authority to apply the standards to specific development proposals. These standards
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ORDINANCE 6071
EXHIBIT "A"
may be amended upon approval by the Planning and Community Development
Committee of the Auburn City Council.
Pg. 11 of 11
~
- Downtown Urba'.n Cdhtev
Design Standards
ADOPTED 2/12/07
AMENDED 05/24/10
De§ign Standards
Downtown Urban Center Zone
May 24, 2010
TABLE OF CONTENTS
1. Definifions/Architectural Terms
II. Guidelines Applicable to AlI Development
3ite Design Parking Lots and Garages
-Screening and Landscaping .
-Pedestrian Connections
-Width / Spacing of Driveways
Shielded Lighting
8creening 3ervice Areas
Public Plazas
Building
Design Entrances
Ground Level Details
Base / Midd.le / Top
Upper Level Setbacks
Treating Blank Walls
Use of Neon .
Parking Structures
Screening Rooitop Equipment
Energy. Effci.e.ncy
Sign Design Integration with Arohitecture
Creativity
Landmark Signs
Ground S.igns _
III. Guidelines Applicable to Pedestrian Streets
Site Design Limitation on Driveways
` Location of Parking
Location of Drive-Through tanes
Bu.ilding .
Design Land Use Mix
Proximity to $idewalk
Ground Level Transparency
- Weather Protection ~
Sign Design Pedestrian Orientation
Design Standards 2
Downtown Urban Center Zone
May 24, 2010
L DEFINITIONS/ARCHITECTURAL TERMS
These words shall have the following meanings for the purposes of these guidelines:
a. Articulation - in art and architecture, is first of all a joint Expanding from that definition, articulation is also ,
a method of styling the joints in the formal elements of architectural design: Through degrees of
articulation, each part is united with the whole work by means of a joint in such a way that the joined parts
are put together in styles ranging from exceptionally distinct. jointing to the opposite of high articulation-
fluidity and continuity of joining. In highly articulated works, each part is defined precisely and stands out
,
clearly. The articulafion of a building reveals how the parts fit into the whole by emphasizing each part
separately.
b. Belt Course - A molding or projeating course running horizontally along the face of a building.
c. Boxed Cabinet Signs - is a. permanent sign that is mounted on the face of a building that is roughly
rectangular in shape and provides for intemal illumination and changing the message of the sign by
replacing a single transparent or translucent material such as a Plexiglasllexan face. This definition is
meant to distinguish between a cabinef sign that is essentially a rectangular box and one that follows the
outlines of the letters of the sign, or an "outline cabinet sign.".
d. Canopy - means a cover over a sidewalk providing protection from the rain, which is constructed of
durable, permanent materials.
e. Cornice - upper section of an entablature, a projecting shelf along,the top of a wall often supported by
brackets.
f. Director - means the director ofthe Aubum Pplanning and Ddevelopment Ddepartment.
g. Neo-traditional - Design concept that pro ,motes a more livable and alive lively community for residerrts;
more sustainable since it preserves land by encouraging more compact development and reduces air
pollution and carbon. dioxide emissions by creating new opportunities to walk and bike rather than using a
car; and mixed-use with a combination of commercial and residentiaP development.
h. Outlined Cabinet Signs - is a permanent sign that is mounted on the face of a building that roughly follows
the shape of the text of the sign and provides for internal illumination. This definition is meant to
distinguish between a cabinet sign that follows the outlines ofthe letters of the sign and one that is
essentially a rectangular box or a"boxed cabinet sign." An °outlined cabinet sign" will be treated more like
an "indiyidual letter sign° where the area of the sign is calculated based on the actual outlined shape of
the sign.
i. Parking, structured - means parlcing contained within an enclosed building either part of or designed to
appear like it is part of the larger building complex, or a freestanding structure devoted exclusively to
above-grade parking.
Design Standards 3
Downtown Urban Center Zone
May 24, 20 10
j. Personal service uses - means uses such as hair salons, nail salons, custom tailoring, dry cleaning, and
similar related uses. Personal service uses, can also include banks.
k. Plinth - a block used as the base of a column orother upright support.
. I. Public art - means any form of painting, mural, mosaic, sculpture, or other work of art, so long as it can be
appraised as a work of art and its value as such documented, displayed on the exterior of a building, at or
near the pedestrian entrance, or on a public plaza, and visible to users of the public right-of-way af all
times.
m. Plaza - means an open space that. is visible and accessible to the public at all times predominanUy open
to 4he sky, and for use principally by people, as opposed to merely a setting for the buildirig.
n. Street level retail - means uses providing goods and services, including food and drink, adjacent to,.
visible from, and directly accessible from Ehe public sidewalk. -
i ' Design Standards 4
Downtown Urban 'Center Zone
May 24; 2010
Gu►DEUNES APPLlCABZE TO ALL DEVELOPNIENT tnt DOwNT+OwN
Site Desian ~
GU/DELINES APPL/CABLE TO S/TE DES/GN
1. PARKING LOTS AND GARAGES
t •
Mtent: Reduce the visual impact of surface parking lots
and garages
A. General
1. Parking shall be located over, under, behind, or to the side of buildings.
Parking structures are strongly encouraged. ~
2. All parking lots shall meet the design and construction standards of ~
ACC 18.52 unless modified herein.
. Parking stall standards for 90 degree stalls in structured parking
facilities shall be 18 feet in length and 9 feet in width. All other ~ CIL
dimensions shall meet ACC 18.52.
3. Compact parking stalls shall be permitted but only 30% of the parking
provided may be dedicated to compact parking. ~
B. Screening and Landscaping
1. Surface parking lots consisting of ten or more stalls shall feature
landscaped planter beds at a ratio of one to every six (6) stalls. Each Uipi vn
planter bed shall include at least one tree, a minimum caliper of two (2)
inches at the time of planting. ~2. The minimum planter size shall be 100 square feet Planters shall be protected by concrete curbs and shall also feature shrubs and/or
groundcover.
3. Surface parking lots located adjacent to any street (excluding alleys)
shall be screened by one or a combination of the following:
a. Low walls made of decorative concrete, masonry, or other similar ~material, not exceeding a maximum height of 30 inches.
b. Raised planter walls planted with a minimum of 80% evergreen
shrubs, not exceeding a total height of 30 inches
c. Landscape plantings consis6ng of trees (of which at least 80% are
deciduous) and shrubs and groundcover materials (of which at
least 80% are evergreen).
d. All plant material used for parking lot screening shall provide clear
views between 30 inches and eight (8) feet above the ground
surFace, for visibility and safety.
e. Planfing areas shall be a minimum of five (5) feet in width and -
shall be irrigated.
Design Standards 5
Dowrrtown Urban Center Zone
May 24, 2010
GUIDEuNFS apPUCAsr.E r0 ALL DEWELOPNIENT iN DOwwrOwiv
Site Design ~
PARKING LOTS AND GARAGES (Cont) mm ~
C. Pedestrian Connections ,
1. Pedestrian connections not less than five (5) feet wide shall be ~
provided through parking lots to building entrances, sidewalks B
and/or transit stops. ~
2. Pedestrian connections should be clearly defined by at least two
of the following:
r
a. Six (6) inch vertical curb in combination with a raised '
walkway,
b. Textured paving, including across vehicular lanes, such as ,
unit pavers, stamped and scored concrete; ~
c. Bollards;
d. Trellis;
e. Continuous landscape area at least three (3) feet wide and at
least on one side of the walkway; -
f. Pedestrian-scale lighting to aid in wayFinding.
►
D. Width / Spacing of Driveways
1. Driveways should not exceed 24 feet in width at the property line.
Distance between curb cuts should not be less than 100 feet,
measured from the outer edge of the driveway aprons.
2. The sidewalk pattem and material shall continue across the
driveway.
- ~r
7...
1P F-
2. SHIELDED LIGHTING Podama,wMeaw,,denuo Parov w
Intent: Ensure that exteriorsite lighting contributes to the
character of the site such as accentuating architectura/ features (e.g., building entrances)
and does not disturb adjacent development
A. Only City-approved standard fixtures shall be used for public sidewalk lighting.
B. All site lighting shall be shielded from producing off-site glare, either
through exterior shields or through optical design inside the fixture, so
that the direction of the light is downward. ( zs,~.
,ema,~ ~ r,eq►a~,
C. The maximum height allowed for parking lot lighting is 24 feet. The wau-" ! '°m
maximum height along pedestrian walkways is 16 feet. j
6
D. Site lighting should be appropriate to create adequate visibility at night,
evenly distributed to increase security, and coordinated with adjacent landscaping to avoid casting
long shadows.
E. Incorporate electrical service into lighting fixtures for seasonal omamental lighting.
Design Standards 6
Downtown Urban Center Zone
May 24, 2010
GUlDELl1VES APPLiCABLE TO ALL DEVELOPMEN7IN DOWNTOWN
Site Design ~
3. SCREENING OF TRASH / SERVICE AREAS
Intent: screen trash storege, loading and service areas from pu6lic view
A. Trash and service areas shall be placed away from streets.
~
B. All service, loading and trash collection areas shall be screened by a
, combination of masonry walls and planting, with similar character to the
design of the building it serves. If landscaping cannot be accomplished
due to existing site condfions (e.g. existing parking areas) then the
Planning birector may approve artistic features on the face of the
masonry wall in place of landscaping. .
C. Loading and service areas.shall not face any residential areas, unless no other location is feasi6le.
Effort should be made to buffer impacts to residential areas.
4. PUBLIG PLAZAS
Intent !f included in the deve/opmen4 ensure public p/azas are readily accessib/e for
use and offer a p/easant environment
,lllR I + i i
- - -
A. Public plazas must abut and be within three (3) feet in elevation of a i
public sidewalk. Ramps shall be provided consistent with ADA
standards.
B. At least ten (10) % of the plaza area shall be planted with trees and
other vegetation.
C. Plazas shall include adequate lighting, allow for penetration of
sunlight, and provide seating in the form of low walls, benches and/or
tables and chairs.
D. Accessory site features such as, waste receptacles, street fumiture and mo.vable planters shall be of compatible design to the main
building served by the plaza.
- ~ ytiw
Design Sfandards 7
Downtown Urban Center Zone ~
May 24, 2010
GUIOEUNFS APPUCABLE TO ALL DEVELC?P169EMT 1N DOWNTOWN
Building De.sign ~
1. ENTRANCES
Intent: ensure that entrances are easily identifiabie
and accessib/e from sbeets and sidewa/ks
A. Main building entrances should be oriented to the
property line abutting the primary street rather than to a _
parking lot. _ . ~
B. Locate primary errtrances so that they are visible from the
public right-of-way. The entry should be marked by
architecturally prominent elements such as canopies,
omamental lighting fixtures and/or fixed seating that offer
visual prominence and a sense of safety.
2. GROUND LEVEL DETAILS
Intent: reinforce the character of the streetscape ~
A. Street-oriented fagades of commercial and mixed-use
buildings shall be designed to be pedesfian-fiendly through y4the inclusion of at least four of the following elements:
m ,
1. Kickplates for storefront windows;
2. Projecting window sills;
3. Pedestrian scale signs;
4. Canopies;
e~ ~trx~
5. Plinths for columns;
6. Containers for seasonal plantings;
7. Omamental tilework;
8. Medallions;
9. Belt courses;
~
10. Lighting or hanging baskets supported by
omamental brackets; - 11. An element, as approved by the City, which meets the
intent of this section.
Design Standards $
Downtown Urban Center Zone
May 24, 2010
Gt►1DELJnrES APPUCastE rv ALL DEVELOP169EN7 rnr QowNrvwY
Buildiitg Desigir ~
3. BASE / MIDDLE / TOP Z3 Q Q
Intent: primarily emphasize the street level, but a/so ~
create a visually interesting skyline
A. Buildings above 30 feet in height should distinguish a"base" at
ground level using articulation and materials such as stone,
masonary, or decorative concrete.
A. The "top° of the building should emphasize a distinct profile or
outline with elements such as a projecting parapet, cornice, upper
level setback or pitched roofline. Materials shall be coordinated
within the project.
B. The "middle" of the building should be distinguished by a change in
materials or color, windows, balconies, stepbacks and signage.
. UPPER LEVEL SETBACK 01
Intent: reduce the apparent bulk of multi-story buildings and
maintain pedestrian sca/e -
A. Building fagades abutting streets shall have an upper level setback
at a height 25-40 feet above grade, with a minimum depth of ten (10)
feet.
B. New structures that have frontage on Main Street shall be designed
to reflect the scale and fiythm of historic Main Street and retain the
Main Street pedestrian scale.
Design Standards 9
Dowrrtown Urban Center Zone
May 24, 2010
GUlDFlJNES APPLlCABLE T1p ALL DEVELOPAdENT IN DOWNTOWN
Building Design ~
5. TREATMENT OF BLANK WALLS
intent: ►educe the visual impact of blank walls by providing visual interest
A. Blank walls visible from the public street longer than 30 feet shall
incorporate two (2) or more of the following features:
1. Vegetation, such as trees, shrubs, ground cover and/or vines adjacent to the wall surface;
2. Artwork, such as bas-relief sculpture, murals, or trellis
structures ~
3. Seating area with special paving, lighting fixtures and seasonal Plantin9' s, and/or
4. Architectural detailing, reveals, contrasting materials, or other
special interest, consistent with character of the downtown.
6. USE OF NEON Intent; encourage the use of neon as an architectural embellishment in keeping with the character
of downtown.
A. Neon may be allowed to emphasize unique building features.
B. Neon may be used as artwork or as graphic symbols that
portray the nature of the business.
Design Standards 10
Downtov►m Urban Center Zone May 24, 2010
GurDEuNES apPLCnstF To ALL DFVF10PI69ENT rnr oowivrownr
Buildiiig I)esign ~
7. PARKING STRUCTURES
/ntent reduce the visual impact of structured parking located above grade
A. At ground level, free-standing parking structures shall comply with
guidelines addressed under'Ground Level Details.' `
B. Upper levels of structured parking should be screened or treated :
architecturally by finro or more of the following:
1. Roughly square openings rather than horizontal
2. Planting designed to grow on the fapade e
3. Louvers '
4. Expanded metal panels ; 5. Decorative metal grills s• ` - -
6. Spandrel (opaque) giass
7. An element, as approved by the City, which meets the intent of -
this section. - -
C. Lighting fixtures within garages should be screened from view from
the street.
D. In order to provide a safer environment, parking structure illumination
should be designed to a maximum uniformity ratio (proportion of
average to minimum illumination) of 4:1.
f ' 4
8. ROOFTOP EQUIPMENT REQUIREMENTS AND
SCREENING
Intent: screen rooftop mechanica/ and communications
~equipment from the ground /eve/ of nearby streets and ~
residential areas
A. Mechanical equipment shall be screened. Screening shall
be integrated with the architecture of the building. _
B. An access easement to rooftops shall be provided to the
City, which will allow the installation of devices for wireless
coverage and maintenance of those devices. The applicant °
shall also provide access bo power on rooftops to be used for
City wireless facilities. The parameters of the access
easement and location of devices shall be approved by the
City. Any cabling and/or power shall be secured so the
Design Standards 11
Downtov►m Urban Center Zone
May 24, 2010
facilities are not damaged by other activity on the roof.
C. The applicant shall install an outdoor speaker system and AM receiver, #o receive the City's Main
Street radio signal, on any new commercial structure within the Downtown Urban Center zone. The
property owner and/or building owner shall be responsible for the outdoor speaker system and any
repairs or maintenance.
D. U4'ility equipment such as power and gas meters shall be painted to match the stnacture.
E. Private utility cabinets (e.g. Comcast, PSE) shall be screened with landscaping where feasible.
GU1DEUnrESAPPUCA&.E To ALL DEVEtOPA9ENT ►►v DOwrit7Ownt
Sigii De.csgit
1. LANDMARKSIGNS lntent: preserve the unique character of the downtown
.
A. Retain existing historic signs (as determined by the City) that
feature the character of the area; wherever possible.
,
; .
2. INTEGRATION WITH ARCH6TECTURE
Intent: ensure that signage is a part of the overall, design of a project and not addifive or
an afterthought A. The design plans for buildings and sites shall identify locations and
sizes for future signs. As tenants install signs, such signs shall be in
conformance with an overall sign program that allows for advertising
t'
which fits with the architectural character, proportions; and details of '
the developmenf. The sign program shall indicate location, size, and
general design.
B. New signs shall not project above the roof, parapet or exterior wall
unless part of an integral architectural feature. Signs mounted on a
roof are not allowed.
tW-•~'~ { . .
Design Standards 12
Downtown Urban Center Zone
May 24, 2010
Gl11DEUNES aPPUC.aBtE t0 ALL DEVELOPl49ENT !N DOwNT+OwN
Sign De,ragn ~
3. CREATIVITY
Intent: encourage interesting, creative and unique approaches to the design of signage
A. Signs should be highly graphic in form, expressive and
individualized. Signs should convey the product or service offered
by the business in a bold, graphic form
sc
B. If a projecting sign is designed by a graphic design professional and includes a non-verbal, three-dimensional symbol
that succinctly conveys the nature of the business and constitutes a dominant proportion of the overall design, the sign may be
allowed to exceed the maximum area otherwise allowed by 50%.
4. GROUND SIGNS
Intent ensure that signs are not principally
oriented to automobile traffic
A. All freestanding signs shall be ground (monument) signs no ~
higher than five (5) feet. Pole signs are prohibited.
B. The area around the base of any ground sign shall be
planted with shrubs and seasonal flowers.
C. Backlit signs are permitted if the sign meets all other
standards for signage in this document and Chapter 18.29.
D. Intemally-lit signs are p permitted when located
adjacent and oriented to Aubum Way North/Aubum
Way South street frontages and only with electronic
message center signs in accordance with Aubum I
City Code Chapter 18.56 Signs. If an intemally lit ANZANITA
sign is utilized, the sign shall also conform to all
other applicable standards for changing message ~
center signs as described in this same chapter.
E. Boxed cabinet signs are prohibited in the Downtown
Urban Center zone.
F. Outlined cabinet signs are permitted only if the sign
meets all other standards for signage in this
document and Chapter 18.29.
t .t KrtI. titAu'ri
Design Standards 13
Downtown Urban Cerrter Zone
May 24, 2010
ADDITIONAL GCIIDEUNES FOR DEVELQPMBNT S1 tES ADJACeNT TO PEDESFRIAN STREETS
Slte De.sign ~
ADD/TIONAL GUIDEL/NES FOR
DEVELOPMENT StTESADJACENT TC?
PEDESTRIAW
STREETS
1. LIMITATIONS ON DRIVEWAYS
Intent: maintain a continuous sidewa/k by
minimizing driveway access
A. Curb cuts are prohibited on Main Street and also on other Pedestrian I
Streets, unless access from no other street is available.
2. LOCATION OF PARKING . .
lntent: reduce the visual impact of parking
and enhance the pedestrian experience
A. Parking shall be located under or behind buildings or within structures. ~~n
i
, B. On all Pedestrian Streets, surface parking lots are not permitted
between the building and the right-of-way.
.
3. LOCATION OF DRIVE THROUGH LANES ,
Intent: preserve a safe and comfortab/e
pedestrian experience
B. Drive-through lanes are not allowed between the building
and the public right-of-way on Pedestrian I Streets.
Design Standards 14
Downtown Urban Center Zone
May 24, 2010
ADfliT10NAL Gt!lDELlNES FOR DEYE'LQPMENT SlTES ADJACENT TO PEDESTRIAN STREETS
Building Design ~
1. LAND USE lntent: ensure a rich, uninterrupted mixture of ~
lively activities aimed at peop/e on foot ,
A. Along Pedestrian I Streets, ground floor uses that ~
"
, face the sidewalk shall be retail, restaurant or personal .
service uses. '
. . ' ~ , . ' ~.....4e» .«...c _ . . . . 4 il . _ ` i~.
B. Along Pedesfrian II Streets,. ground floor office and
residential uses are also acceptable vi+hen facing the sidewalk.
2. PROXIMITY TO SIDEWALK tp"' I
Intent: reinforce an active pedestrian experience
a/ong Pedestrian Streets
A. Buildings along Pedesfian Streets shall be set immediately
at the back of the sidewalk, with the exception of providing open p~
space for public use such as plazas, courtyards and seating areas. -
B. Water run-off from canopies/awnings should be controlled by
gutter or other means.
Design Standards 15
Downtown Urban Center Zone
May 24, 2010
aanRronr,at GurvEUnrES FoR oFVEC.oPnaErvr sirFS awaCEnrr ro PEDESTRIAN STREETS
Buildirag De.sigre ~
3. GROUND LEVEL TRANSPARENCY
Intent: strong/y encourage fhat structures provide a visua/ connection with pedestrians
befween activities inside and outside of buildings
,
A. Along Pedestrian I Streets, a minimum of 80% of any ground
floor fagade (between two (2) feet and 12 feet above grade)
facing a street or public space shall be comprised of clear, "vision" glass. Placement of office equipment or other
similar items shall not be located along the clear vision glass -
fagade that would completely inhi6it the visibility into and out
of the building space.
B. Along Pedestrian II Streets, a minimum of 60% of any
ground floor 140ade (between two (2) feet and 12 feet above
grade) facing a street or public space shall be co.mprised of
- clear; °vision" glass. Placement, of office equipment or othec
similar items shall not be located along the dear vision glass
fagade that would completely inhibit the visibility into and out -
of the building space. C. Along Main Street, doors and windows should reflect the
historic Main Street rhythm of 25-foot wide storefronts.
D. Frosting, tinting, or othersimilar glass affects that inhibit the min;mum
c'.deca.
visibility into and out of the building space is prohibited.
4. WEATHER PROTECTION
Intent: provide pedestrians with protection from the
weather -
A. Canopies and awnings shall be provided along all fagades >
that are adjacent to Pedestrian Streets.
B. The minimum depth of any canopy or awning shall be four
1
(4) feet. Thevertical dimension between the underside of
the canopy or awning and the sidewalk shall be at least eight
(8) feet and no more than 12 feet, ,
C. Canopies and awnings shall be of shed or marquee style,
except that bowed avmings may' be used over arched
windows.
Design Standards ' 16
Downtown Urban Center Zone
May 24, 2010
D. Weather protection can be combined with the method used
to achieve visual prominence af entrances.
aDDITlONAL GU/DEUJVFS FQR DEYELQFMEMT S1TFS ADJACEN7 TQ PEDESTRIAN STREETS
Sign Design ~
f 1. PEDESTRIAN ORIENTATION
Intent: provide signs that activate and strengthen ockke.rv
fiie pedestrian rea/m
~
A. Signs shalF be primarily oriented to pedestrians, rather than
people in vehides. The following are types of signs are
encouraged along Pedesfrian Streets:
1) Blade signs (projecting over sidewalk) 2) Window signs (painted on glass or hung behind glass)
3) Logo signs (s}rmbols, shapes)
4) Wall signs over entrance.
B. Monument signs are permitted on pedestrian streets only if
the following are met:
1. The sign is ;setback from the back of sidewalk;
2. Does not create a sight distance hazard;
3. Does not block pedestrian access;
4. The sign is providing pedestrian wayrinding and not
oriented to vehicles; and -
5. Does not conflict with requirements to meet the
. .
American with Disabilities Act.
~
C. Signs shall be evaluated with respect to size, scale, and
relationship to other signs, function, location and other
factors.
~
Design Standards 17
Downtown Urban Center Zone
May 24, 2010
Pedestrian Streets
L ~
~
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St~►T.E HWY 18
PF'aESI'R1AN t1 ~
~
N URBAIII CENT ?AI~IE
~iW ~R
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DaW11
Design Standards 18
Downtown Urban Center Zone
May 24, 2010