HomeMy WebLinkAbout6408 ORDINANCE NO. 6 4 0 8
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, AMENDING
SECTION 18.31.200 OF THE AUBURN CITY CODE
RELATING TO ADMIN�STRATION OF
ARCHITECTURAL AND SITE DESIGN REVIEW
STANDARDS
WHEREAS, from time to time, amendments to the City of Aubum zoning code
are appropriate, in order to update and better reflect the current development needs and
standards of the City; and
WHEREAS, periodically amendments to the City of Aubum zoning code are
appropriate, in order to increase consistency of the code sections enacted over different
periods of time; and
WHEREAS, periodically amendments to the City of Auburn zoning code are
appropriate, in order to facilitate the use arid understanding of code sections; and
WHEREAS, currently the Cit�r has architectural and site design standards that
apply to three distinct geographical areas of the City and some that apply throughout
the City but only concem spec�c land use types; and
WHEREAS, the purpose of this amendment to the code is to provide a
consistent administrative review process for evaluating the design and arrangement of
site iievelopments and buildings to ensure quality design of the buik environment; and
WHEREAS, these code amendments are exempt from environmental review
under the Washington State Environmental Policy Act (SEPA), Section WAC 197-11800
(19), since they are rules and regulations related to governmental procedures and
contain no substantive standards respecting use or modification of the environment; and
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Ordinance No. 6408
June 6, 2012
Page 1 of 10
WHEREAS, these code amendments were considered by the Planning
Commission at a duly noticed public hearing on June 5, 2012 and after the close the
public hearing the Planning Commission forwarded a recommendation for approval to
the City Council; and
WHEREAS, the code amendments were reviewed by the Planning and
Community Development Committee of the City Council on February 27, 2012; and an
June 11, 2012; and thereafter the Committee forwarded a recommendation for approval
to the full City Council.
WHEREAS, upon the recommendations, the City Council determines that the
following code changes are in the best interest of the City
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN, as follows:
Section 1. Amendment to Citv Code. That section 18.31.200 of the
Auburn City Code entitled "Multifamily development and mixed use developmenY' is
changed to read: "Architectural and site design review standards" and the section is
hereby amended to read as follows:
18.31.200 Architectural
and site design review standards and_�ese�esrequlations.
A. Intent and Puraose. The architectural and site desian requlations provide
an administrative review process for evaluatinq the desi4n and arranaement of
de_v_elopment. The architectural and site desian reaulations are intended to be
consistent with and imqlement the policies of the comprehensive plan. The quraoses of
these design review regulations are to:
1. Foster qood decision-makinq for development throuqh architectural and
site desiQn within the context of the communitv's built and natural environmental
character, scale and diversitv:
2. Promote the use of approariate scale of buildinqs and the confiquration of
open space and parkinq areas for developrrient to safelv and comfortablv accommodate
pedestrian activities:
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Ordinance No. 6408
June 6, 2012
Page 2 of 10
3. Coordinate the interrelationship of buildinqs and qublic and arivate open
sqace,
4. Discouraqe monotonv in buildinq desiqn and arranqement, while
promotina harmonv amonp distinct buildinq identities: and
5. Mitiqate. throuah desiqn and site alan measures, the visual impact of larqe
buildinq facades, particulariv those which have hiqh public visibilitv (Encouraqe the
creative use of architectural and landscaoe features in order to reduce the actual and
perceived scale and bulk of structures).
B . Applicability The following land uses, tvoes of development activities,
includinq all related site improvements, and qeoqraahic areas'
ia�raveFae�ts, are subject to the architectural and site design standards and the ;
processes and re ulations for conducting design review contained in this
chapter•
1 —Multiple-Familv and Mixed Use Developments. The followinp land uses
and tvpes of development are subiect to the City's Muitiple-Familv and Mixed-Use
DesiQn Standards document unless addressed bv a different set of architectural and
site desian standards aoplicable to a specific qeoaraohic area.
a. Multifamily development inclusive of triplexes and fourplexes in all zones
in the city where permitted outright or as a conditional use and not othervvise addressed
through the city's Residential Iinfiil Development desiga Sstandards (ACC 18.25); and
�b Mixed-Use Residential Development. Mixed-use development containing
residential living units in all zones in the city where permitted outright or as a conditional
use, and,
� �c. Retirement apartments, congregate living facilities and senior housing
complexes in all zones in the city where permitted outright or as a conditional use.
2. Downtown Urban Center. The followinq locations of development
activities are subiect to the Citv's Downtown Urban Center Desiqn Standards document.
a. Properties located within the boundaries of the DUC. Downtown Urban
Center zoninq district as identified on the Comprehensive Zoninq Map.
3. Aubum Junction. The followin4 locations of development activities are
subiect to the Citv's Auburn Junction Desiqn Standards document.
a. Properties located within the boundaries of West Main Street, 2nd Street
SE/SW, A Street SE, and A Street SW as identified with Auburn Citv Code 18.29.070.
Desiqn Standards of the DUC , Downtown Urban Center zone.
4. Northeast Auburn Special Plannina Area. The followinq locations of
development activities are subiect to the Citv's Auburn Gatewav Architectural and Site
Design Standards document.
a. Properties located within the boundaries of the Auburn Gatewav Proiect
as defined bv the Development Aqreement approved bv Citv Resolution No. 475fi. The
Aubum Gatewav Architectural and Site Desian are addressed In Section 4 of this
Resolution and arovided as Attachment 4 to the Resolution.
C�. Exemptions. The following activities as determined by the P�lanning
D�irector shall be exempt from the provisions of the design standards:
1 Any building activity that does not require a building permit; or
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Ordinance No 6408
June 6 2012
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� 2. Interior construction work which does not alter the exterior of the structure;
or
3. Normal or routine building and site maintenance/repair that is exempt from
issuance of a permit �ire�eats including the repair or maintenance of structural
members; or
4 Interior alterations that do not ^"°• «'^° °�'°•;^• � ^s � °'•„^'„•°
eFmodify an existing site condition; or
5. Site and exterior alterations that do not exceed 10 percent of the assessed
valuation of the property building or land per the most recent county records; or
� 6. Building additions that are less than 10 percent of the existing floor area of
the existing building. Any cumulative floor area increase from the adoption date of the
ordinance establishing these architectural and site design standards that totals more
than 10 percent shall not be exempt unless the Pplanning Ddirector determines
compliance with these standards would be unfeasible and/or unreasonable.
�: .
' • �
�
D Design Standard Documents. Adopted by reference are the followinq
architectural and site desiQn documents '
staadards-a, copiesy of which shall be maintained by the city clerk. Theseis documents
contains the standards for the desiQn and development of the built eav+reaFaec�t
environment. ....�i„ �..a .,,�..ea ���.. a�,,.,b......e... � ......r,....tin. ..�ti,
��The Pplanning Ddirector or designee shall have the authority to apply the
standards to specific development proposals. The followinq specific architectural and
desianse standards documents may be amended upon approval by the Pplanning and
Ddevelopment Csommittee of the Auburn Csity Csouncil-,
1. Mixed Use and Multiple Familv Develooment Desipn 5tandards.
2. Auburn Gatewav Architectural and Site Desiqn Standards.
3. Downtown Urban Center Desian Standards.
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Ordinance No. 6408
June 6, 2012
Page 4 of 10
� 4. Auburn Junction Desiqn Standards.
E. Timing of Administrative Design Review
1 Design review shall be conducted by the P�lanning Ddirector or designee
prior to or_concurrent with the processinq of
building permits �ssaaase and/or review of discretionary land use approvals/permits.
2. The decision on the administrative desiqn review shall be issued prior to
issuance of the buildinq oermits and/or issuance of discretionarv land use
�provals/permits.
F. Pre-application Meetinq —When Required Associated with a Desiqn
Review.
1. A pre-application conference is required for the followinct instances:
a. For multi-familv develoament in the R-10. R-16. and R-20 Residential
zones: and
b. For mixed-use development containinq residential livinq units located
within R-10, R-16 and R-20 Residential zones; and
c. For mixed-use developmerit containinq residential livin4 units located
within commercial zones: and
d. For retirement apartments. conqreaate livina facilities and senior housina
complexes located within R-10. R-16 and R-20 Residential zones, and all commercial
zones.
2. A pre-application conference is strongly recommended for all other
proiects subiect to the citv's architectural and site desictn �Ereview but is not required_
5. A�e-a....�;,.��--�o,,TeFe e �,� :,. .,.;. .,« .,..... ..��
G� Design Review Submittal Requirements. In addition to any other
documentation required for submittal of a complete application for building permit or
discretionarv land use approvalsloermitssite-p4a�-Feview, the following items shall be
required for the architectural and site design review•
1 Elevation drawings prepared by an architect licensed in the Sstate of
Washington of all proposed construction including dimensional drawings at one-eighth
inch equals one foot or comparable scale showing the type of exterior materials, color
� (where applicabl ' ), exterior finishes for buildings and
accessory structures, location and elevations of exterior lighting for buildings, the type,
style and model of exterior lighting fixtures (where applicable
staadards), parking areas, and fenestration details. ,
�
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Ordinance No. 6408
June 6, 2012
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� 2. A to-scale landscape plan prepared by a landscape architect licensed in
the state of Washington showing existing vegetation to be retained and proposed
vegetation to be installed inclusive of the common and botanical name of ail vegetation,
the location and quantity of vegetation, the initial planting size and �grewE#
methods of irrigation-i€-appl+sable;
3. A context vicinity map that shows all structures on the property and within
200 feet in each direction of the subject property drawn approximatelv to scale-�aet
4 A neighborhood circulation plan consistent with the provisions of Chapter
17 16 ACC (Neighborhood Circulation Plan); and
� 5. Conceptual plans for any public infrastructure, including roads, water,
sewer, and storm facilities.
H6. Interpretations.
1. The Planninq Director shall be authorized to interpret the meaninq of
words, phrases and sentences which relate to the implementation of the specific
architectural and desiqn standards document. Anv interpretations reqardinq
imolementation of the sqecific architectural and desiqn standard document shall be
made in accordance with its intent or auraose statements and the intent and ouroose
statements of this chapter. For interpretations, life safety and qublic health requlations
shall be qiven orioritv over all other requlations.
2. Administrative interpretations mav be appealed to the hearinq examiner as
prescribed in Chaater 18.70.050 ACC.
. ,
I##. Design Review Adjustments.
1. Authoritv for desiqn review adiustments. The Pplanning D�irector or
designee shall have the authority, subject to the provisions of this section and upon
� such conditions as the Pplanning.Ddirector or designee may deem necessary to comply
with the provisions of this section, to approve design adjustments as follows:
a� An adjustment to architectural or site design requirements such that no
more than two of the total number of required menu items in the Csity bf Auburn
M�ultifamily and Maaixed-Uase Ddesign Sstandards are out of compliance.
b�. An adjustment to required building wall and roof modulation standards, as
contained in the Csity of Auburn Ma�ultifamily and Ma�ixed-use D�esign SstancJa�ds, up
to 20 percent of the amount of any quant�ed standards contained therein.
c. An adiustment to the architectural or site desipn reauirements that.
remains consistent with the purpose and intent of the architectural and site desian
standards.
21 Required Findings to Grant Design Review Adjustments. Each
determination granting an adjustment by the Pplanning D�irector or designee shall be
supported by written findings showing specifically wherein all of the following conditions
exist:
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Ordinance No. 64D8
June 6, 2012
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� a� That the granting of such adjustment does not constitute a grant of special
privilege inconsistent with the limitations upon uses of other properties in the vicinity
and/or zone of the subject site; and
� b�. That the granting of such adjustment will not adversely affect the
established character of the surrounding neighborhood, discourage maintenance or
upgrades on surrounding properties, nor resul# in perpetuation of those design qualities
and conditions which the comprehensive plan intends to eliminate or avoid; and
� c�. That the project incorporates altemate design characteristics that are
equivalent or superior to those otherwise achieVecJ by strict adherence to stated menu
options; and
.,a;,,�....e,,.
�T
3d Public Notification and Action on Design Review Adjustment Applications.
Upon the filing of a properly completed application and associated request for a design
� review adjustment, the Pqlanning Ddirector or designee shall comply with the Csity's
Type,ll land use review requirements for issuance of a properly noticed and appealable
land use decision.
4�. Appeal of Director's Decision Astier� on Design Review Adjustments.
a� If a written objection to the initiaf determination notice is filed within �9 14
business days of said notification, the Pplanning Ddirector or designee shall reconsider
the initial determination in light of the objection(s) as raised and render a final decision
� on the permit. This final decision shall result in either the Pplanning Ddirector's
affirmation of the original determination of approval, the approval with additional
modifications or denial.
b�. Upon completion of the Pplanning Ddirector's reconsideration, all parties
notified of the original determination shall receive notification of the Pqlanning
D�irector's final decision. Any party aggrieved by the �Ianning Ddirector's final
decision may file an appeal of that decision to the Hk�earing Eexaminer in accordance
with the Csity's land use appeal provisions. Such appeals for H#►earing Eexaminer
review must be filed within �8-14 business days from the date the written decision was
made and shall include the following:
ia. The appeal shall be filed on forms provided by the Ddepartment of
Pplanning and Ddevelopment.
ii�. The appeal shall clearly state the decision being appealed, setting forth
the spec�c reason, rationale, and/or basis for the appeal.
� iiis. Fees associated with the appeal shall be paid to the city upon filing of the
appeal in accordance with a fee schedule established by resolution.
� 53. Upon filing of a timely and complete appeal, the hearing examiner shall
conduct a public hearing to consider the merits of the appeal. This hearing shall be
subject to the city's public noticing and public hearing requirements and shall include
not�cation of all parties notified of the �lanning Ddirector's final decision. The hearing
examiner may affirm the Pplanning Ddirector's decision or may remand the matter to the
Pplanning Ddirector for further review in accord with the examiner's direction.
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Ordinance No. 6408
June 6, 2012
Page 7 of 10
64 If no written objection is filed to the initial determination within the specified
time limits, the P�lanning Ddirector shall render a final decision on the permit in accord
with the initial determination.
J Approval Criteria for Desiqn Review.. The Planninq Director or desiqnee
mav approve, or modifv and approve, or denv an aoplication for an administrative
desiQn review. .
desiga—Feview—Each determination granting app�oval or approval with modifications
shall be supported by written findings showing the applicant satisfies all the followinq
criteria .
1 The plans and supplemental materials submitted to support the plan meet
the requirements of the �ecific architectural and site design documentsfeg�rla�ieps;
2. The proposed development is consistent with the comprehensive plan;
3. The proaosed development meets reauired setback, landscaoinq,
architectural stvle and materials, such that the buildinq walls have su�cient visual
varietv to mitiqate the aooearance of larqe facades, particularlv from public riphts-of-
wav and sinqle-familv residential zones.
4�. A�4isable��4y--t�ln addition to the criteria in subsections 1 throuqh 3, for
multiple-family residential and retirement apartment projects, the director or desiqnee
must determine that the following key review criteria have been met:
a. The proposed development is arranged in a manner that either•
i. Provides a courtyard space creating a cohesive identity for the building
cluster and public open space furnished to facilitate its use, or
� ii. Possesses a traditional streetscape orientation that provides clearly
identifiable and visible entries from the street, views from residential units onto the
street and reinforces pedestrian-oriented streetscape characteristics (e.g., building edge
abutting sidewalk, entries onto the street); or
iii. Faces and facilitates views of a major open space system;
b. The proposed development provides a variety in architectural massimg
and articulation to reduce the apparent size of the buildings and to distinguish vertical
and horizontal dimensions,
� c. The proposed development contains a combination of elements such as
architectural forms, massing, assortment of materials, colors, and color bands sufficient
to distinguish distinct portions and stories of the building;
� d. Residential buildings in large multiple-family projects or mixed-use
projects are physically integrated into the complex possessing suffciently different I
appearance or placement to be able to distinguish one building from another; ,
� e. Unit entrances are individualized by use of design features that make
each entrance distinct or which facilitate additional personalization by residents;
� f. Areas dedicated to parking are sufficiently visually broken up and contain
a complement of vegetative materials to project a landscaped appearance;
� g. Where applicable, a transition is created that minimizes impacts from
multifamily and mixed-use development projects on neighboring lower density
residential dwelling units in abutting or adjacent single-family zones; and
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Ordinance No. 6408
June 6, 2012
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I
� h. Where applicable, in cases of granting density or height bonuses, the
project has provided community benefits, facilities or improvements above amd beyond
those required in the municipal code and supports the goals, objectives and policies of
the comprehensive plan;
,..^„ ^^�' °^^'° '°�^�'., �°°�^'^^'�^' � °° (Ord. 6287 § 2, 2010; Ord 6245 § 15, 2009 )
Section 2. Implementation. The Mayor is hereby authorized to implement
such administrative procedures as may be necessary to carry out the directions of this
legislation.
Section 3. Severabilitv. 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 4. 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• .J�L 1 G.ZO1Z
PASSED'
APPROVED� �UL 1 s PO1Z
IT UBUR
5 — ---
�
PETER B LEWIS
MAYOR
ATTEST
����
Danie e E. Daskam, City Clerk
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Ordinance No. 6408
June'6, 2012
Page 9 of 10
APP ED TO FOR :
Daniel B. Hei , City Attorne
PUBUCATIONC��C:.�i /�/ de%L .�c.;: �w �a-z�t' ��"'"`-✓
/ '
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Ordinance No. 6408
June 6, 2012
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