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Home My WebLink About6661 ORDINANCE NO. 6 6 6 1. . AN ORDINANCE OF THE CITY COUNGIL OF THE CITY OF AUBURN, WASHINGTON, AMENDING TITLE 18, OF THE CITY CODE, RELATING TO THE METHODOLOGY USED TO CALCULATE RESIDENTIAL DENSITY AND THE LOT SIZE STANDARDS WITHIN VARIOUS RESIDENTIAL ZONING DESIGNATIONS. WHEREAS, the City Council has an ongoing inferest to simplify land use decision making, lower City and customer costs, and to take advantage of enhanced efficiencies; and, WHEREAS, while the City Council strives to implement simplifications and efficiency enhancements, modifications must not sacrifice quality of decision making or public input opportunities; and, V1/HEREAS, the City's methodology of utilizing a Net Site Area formula for calculating residential densities has resulted in confusion and inconsistent application for sfaff and developers, places a heavy burden on a property owner when attempting to determine the lot yield that they can achieve when dividing land, and has resulted in lower density subdivisions than were anticipated in long range planning efforts and when establishing land use designations; and, V1/HEREAS, a Gross Site Area formula is intended to provide easier understanding of lot yielci, greater clarify and consistency in code application, and to increase the ability for a developer to achieve the density that is envisioned within the underlying zoning designation; and, WHEREAS, an unintended consequence of establishing minimum density requirements is that smaller lots are difficult to subdivide. Their size, configuration, utility layout, existing development, and surrounding development tend to preclude any subdivision at all. Precluding subdivision of smaller lots is contrary to the City's infill Ordinance No. 6661 December 21�, 2018 Fage 1 of 10 objecfives. Therefore, short plat development requires greater flexibility in order to encourage small lot infill subdivision; and, WHEREAS, while utilization of a Gross Site Area formula will enhance the ability to achieve maximum densities within a zone, strict application will complieate development proposals on lands that are heavily encumbered by features that preclude development. Parcels that are heavily encumbered with critical areas, BPA powerline easements, or conservation easements may result in very limited remaining land area to develop. Therefore, it is appropriate to establish administrative capabilities that allow for the deviation of minimum density requirements in order to enable further division of the remaining developable lot areas; and, WHEREAS, the City's requirement that each subdivision achieve an overall average minimum lot size has had little benefit in the final design and function of new residential communities. Additionally, the minimum lot size.within the R-5 zone has been a constraining factor when designing new R-5 communities and the ability to achieve maximum density; and, WHEREAS, the Planning Commission held a publicly advertised meeting on August 8, 2017. The Planning Commission then held a publicly advertised hearing on September 6, 2017. Following public input, the Planning Commission deliberated on the matter and proceeded to vote in favor making a recommendation to City Council approving amendments to Title 18 that revise the methodology for calculating density and for eliminating the requirement that subdivisions incorporate an overall average lot size standard into their layout. The Planning Commission did not vote in favor of staff's recqmmendation to reduce the minimum lot size in the R-5 zone from 6,000 square feet �, to 4,500 square feet; and, I WHEREAS, pursuant to RCW 36.70A.106, the draft amendments were �i transmitted to the Washington State Department of Commerce in order to initiate state ' agency review. The City did not receive any comments from state agencies; and, - - - - ----------- Ocdinance No. 6661 December 21, 2018 Page 2 of 10 ! WHEREAS, a SEPA environmental checklist was prepared on July 31, 2017. A SEPA environmental threshold Determination of Non-Significance was issued on August 14, 2017. The August 17, 2017 edition of the Seattle Times provided notification of a 15- day public comment period, 15 day appeal period, and notification of the Planning Commission public hearing. The comment period expired on September 1, 2017, the appeal period expired on September 15, 2017, and the public hearing was held on September 6, 2017; and, WHEREAS, on Deeember 11, 2017 staff presented the Planning Commission's recommendation to City Council. Staff also presented the portion of the staff recommendation that the Planning Commission voted against; the reduction of the . minimum lot size in the R-5 zone from 6,000 square feet to 4,500 square feet. City Gouncil requested that the Planni.ng Commission recommendation be forwarded to City Council for action and that the ordinance also include the staff recommendation to reduee the minimum lot size in the R-5 zone. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, , WASHINGTON, DO ORDAIN as follows: Section 1. Amendment to Citv Code. That Section 18.02.065 of the Auburn City Code be and the same hereby is amended to read as follows: 18.02:065 Methods of calculating density. The permitted number of dwelling units or lots shall be determined as follows: , , , , if ro`v�iiro� �� r+Yj{j/�71._n�r'QT�L�.r QT'T�fQGfi- Ordinance No. 6661 December21, 2018 Page 3 of 10 J ' 1 1 1 f ' 1 1 1 1 1 F+.�co rlenci+v n��mhor fn�inr! in �ho r�o�iol�nmon� �+nnrl�riJo fnr on�h �nna A. Gross Site Area. The qross site area shall be used to calculate both the minimum and maximum number of allowed dwellinq units or lots. 1. When calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows: i. Fractions of 0.50 or above shall be rounded up; and ii. Fractions below 0.50 shall be rounded down. 2. Calculatinq Base Density. Base densitv is caleulated bv multiplvinq the gross site area by the upper limit of units or lots allowed within the zone. For example, in the R-5 zone, where the density ranqe allows up to 5 dwellinq units per acre: 4.3 acre qross site area x 5 units per acre = 21.5 (rounded up to 22) 3. Calculatinq Minimum D_ensitv. Minimum densitv is calculated bv multiplyinq the qross site area by the lower limit of units or lots allowed within the zone. For example, in the R-5 zone, where the densitv range allows as few as 4 dwellinq units per acre: 4.3 acre qross site area x 4 units per acre = 17.2 (rounded down to 17) 4. Each lot shall meet the requirements established in Chaqter 18.07 ACC for lot area, dimensions, setbacks, and other develoqment standards. 5. Where a proposed area for subdivision cannot meet the minimum densitv due to encumberance bv critical areas, critical ar.ea buffers, or other similar types of features the preclude development, the applicant mav seek to deviate from the Ordinance No: 6661 December 21, 2018 Page 4 of 10 minimum density which will be reviewed as an administrative decision as part of the subdivision apqlication. If the applicant seeks a variance from the development standards in Chaqter 18.07 ACC the variance shall be processed utilizinq the provisions of ACC 18.70.010. Alterations of a critical area or its buffer shall be processed in accordance with Chapter 16.01 ACC. Compliance with the densitv requirements of the underlvinq zone shall not be used as iustification for alteration of a critical area. B « „ . , . . . .The minimum density requirements shall not apply to short plats that are processed under Chapter 17.09 ACC. „ „ . , af-� , ; , �. ��no ic +hrao ��ni+c �C. Bonus density, where applicable, shall be computed by adding the bonus units authorized by Chapter 18.25 or 18.49 ACC to the base units computed under this section. . , . . ; Section 2. Amendment to Citv Code. That Section 18.04.300 of the Auburn City Code be and the same hereby is amended to read as follows: 14.04.110 Density. "Density'' is a measure of population, housing units, or building area related to land area, Iand is expressed as a ratio, e,g., one dwelling unit per acre. See ACC 18.02.065-#e� - ---- -- -------- Ordinance No. 6661 December 21, 2018 Page 5 of 10 for the methodology for calculatinq density. Section 3. Amendment to Citv Code. That Section 18.07.030 of the Aubum City Code be and the same hereby is amended to read as follows: 18.07.030 Development standards. Table 18.07.030 Residential Development Standards Standard RC R-1 R-5 R-7 R-10 R-16 R-20 A Base density(units per 025 1 5 7 10 16 20 net acre) B Minimum density(units 0.25 1 4 5 8 12 15 per net acre)� S 17� �.g89 �;989 &;AAB 4;3399 2a99 �,� �'�� BC Minimum lot area per dwelling unit(square 174,240 35,000 �9884,500 4,300 2,000 2,000 2,000 feet) I €D 20 for 20 for interior interior 20 for interior Minimum lot width 125 125 50 40 lots; 35 for lots; 35 for lots;35 for (feet� exterior exterior exterior lots lots lots I �E Minimum setbacks (feet��3 - -------------- Ordinance No. 6661 December 21, 2018 Page 6 of 10 Table 18.07.030 Residential Development Standards Standard RC R-1 R-5 R-7 ' R-10 R-16 R-20 1 Residence front 35 35 10 10 10 10 10 setback3 2 20 unless alley- Garage(minimum front loaded then 15 setback required from 20 20 20 20 20 20 provided there street aceess)3 a�e 20 feet from any garage 3 Setback to any property line for barns, stables, or similar structures for enclosure of large domestic animals 75 X X X X X X For other animals, see the supplemental development standards for animals in ACC 18.31.220 4 Setback to any property line for any corral, exercise yard, or arena for la.rge domestic 35 X X X X X X animals For other animals, see the supplemental development standards Ordinance No. 6661 December 21, 2_018 Page 7 of 10 Table 18.07.030 Residential Development Standards Standard RC R-1 R-5 R-7 R-10 R-16 R-20 for animals in ACC 18.31.220 5 Interior side setback 20 10 5 5 5 5 5 6 Street side setback3 35 20 10 10 10 10 10 7 Rear setback3 35 35 20 20 20 20 20 8 Rear setback, detached structure In all zones, 20 ft for structure with vehicular 15 15 10 5 5 5 5. entrance oriented toward street or public alley3 I �F Maximum lot coverage 25 35 40 50 60 70 70 (%) I �IG Maximum impervious 25 50 65 75 N/A N/A N/A area(%) IIH Maximum building 35 35 35 35 45 45 50 height(feet) __ ___ _ _ I �I Maximum height of accessory buildings and 354 35 16 16 16 NA NA structures Ordinance No. 6661 December 21, 2018 Page 8 of 10 Table 18.07.030 Residential Development Standards Stanctard RC R-1 R-5 R-7 R-10 R-16 R•20 I #�J Minimum front setback area landscape strip N/A N/A 5 5 10 10 10 (feet) I �K Minimum side setback area landscape strip N/A N/A 5 5 10 10 10 (feet) IAAL Minimum landscaped N/A N/A N/A N/A 20 20 20 open space(%) 1. , no+ �;*o �ro�. See ACC 18.02.065 for ��calculating density. 2. All minimum lot widths, setbacks, and landscaping strips are subject to demonstration to the satisfaction of the city engineer that all required utility infrastructure, access requirements, and street elements ean be accommodated in aceordance with the design and construction standards. 3. In addition to meeting setback requirements, all structures rnust meet sight distance requirements in accordance with city design and consiruction standards. 4. Bams and other specialized structures used for agricultural purposes may exceed the height limits. Section 4. Implementation. The Mayor is hereby authorized to implement such administrative procedures as may be necessary to carry out the directions of this legislation. Section 5. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, section or Ordinance No. 6661 December 21, 2018 Page 9 of 10 portion of this ordinance, or the invalidity of the application thereof to any person or circumstance shall not affeet the validity of the remainder of this ordinance, or the validity of its application to other persons or circumstances. Section 6. Effective date. This Ordinance shall be in full force and effect five days after its passage, approval and publication as provided by law. INTRODUCED: JAN -2 2U18 PASSED: �JA1��`'-2 2018 APPROVED: �,1AN`-2 20f8 CITY OF AUBURN _ _ _ ___ _.- -- ATTEST: NA BAC , MAYOR �� Danielle E. Daskam, City Clerk APP OVED AS TO F M: niel B. ei , ity Attorney Published: �dai�:,�...�t�r�c�.tt�u T'-�.�..� , - ----- - - - - - - - - - Ordinance No. 6661 December 21, 2018 Page 10 of 10