HomeMy WebLinkAbout08-21-2015 PLANNING COMMISSION AGENDA PACKETPlanning Commission Meeting
August 21, 2018 - 7:00 P M
City Hall
A GE NDA
I .C AL L T O O RD E R
A .RO L L C AL L/E S TAB L I S HM E NT O F Q UO RUM
B .P L E D G E O F AL L E G I ANC E
I I .AP P RO VAL O F M INUT E S
A .J uly 17, 2018 Minutes from the P lanning Commission regular Meeting
I I I .P UB L I C HE ARI NG
A .RE Z17-0006 - New Zoning Code Definition requested by Nexus Youth &
Families
P roposed amendment to Title 18 A C C (Zoning) that would create a new definition titled
"Community S upport F acilities" and allow for this use in the C-1, L ight Commercial
zoning district. T his amendment was requested by Nexus Youth & F amilies.
I V.C O M M UNIT Y D E V E L O P M E NT RE P O RT
Update on Community Development Services activities.
V.AD J O URNM E NT
The City of Auburn Planning Commission is an eight member advisory body that provides
recommendations to the Auburn City Council on the preparation of and amendments to land
use plans and related codes such as zoning. Planning Commissioners are appointed by the
Mayor and confirmed by the City Council.
Actions taken by the Planning Commission, other than approvals or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the city council which must ultimately make the final decision.
Page 1 of 27
AGENDA BILL APPROVAL FORM
Agenda Subject:
July 17, 2018 Minutes from the Planning Commission regular
Meeting
Date:
August 10, 2018
Department:
Community Development
Attachments:
Draft PC July 17, 2018 Minutes
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Planning Commission to approved the July 17, 2018 regular meeting minutes.
Background Summary:
Please see the attached July 17, 2018 draft minutes.
Rev iewed by Council Committees:
Councilmember:Staff:Dixon
Meeting Date:August 21, 2018 Item Number:
Page 2 of 27
PLANNING COMMISSION
July 17, 2018
MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. in Council Chambers, first
floor at 25 West Main Street, Auburn, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Commissioners present: Chair Judi Roland, Vice-Chair Lee, Commissioner Mason,
Commissioner Moutzouris, and Commissioner Stephens. Commissioner Shin was
excused.
Staff present: Assistant City Attorney Steve Gross, Planning Services Manager Jeff
Dixon, Senior Planner Thaniel Gouk, and Administrative Assistant Tina Kriss.
Members of the public present: Shelly Pricco and Michael Jackson of Nexus Youth
and Families.
b.) PLEDGE OF ALLEGIANCE
II. APPROVAL OF MINUTES
A. June 5 – Regular Meeting Minutes
Commissioner Stephens moved and Commissioner Lee seconded to approve the
minutes from the June 5, 2018 meeting as written.
MOTION CARRIED UNANIMOUSLY. 5-0
III. PUBLIC HEARING
No items were scheduled for public hearing.
IV. OTHER BUSINESS
A. Proposed Zoning Code Text Amendments to Add New Land Use Definition
Senior Planner Thaniel Gouk provided an overview of the Planning Commission
discussion from the June 5, 2018 meeting on the proposed definition for “community
support facilities” developed in response to the application by Nexus Youth and
Families, formerly known as Auburn Youth Resources (“AYR”).
At the June 5, 2018 meeting, the Commission requested information for further
discussion. The requested information was provided in the packet distributed in
advance and includes information to address security at Nexus, zoning information
for Valley Cities Counseling and Lakeside-Milam Recovery Center and statistics on
the number of clients. A map was provided to show the location of Nexus facilities
and the proposed future expansion.
Page 3 of 27
PLANNING COMMISSION MEETING MINUTES July 17, 2018
Page 2
Staff explained that language was added to the proposed definition to prohibit
parole/probation programs as was previously requested by the Commission. A
summary the court decision was also provided on the case: City of Edmonds, WA v.
Oxford House which was discussed with City Attorney Heid at the June meeting.
Staff reviewed the information that was provided to the Commission.
Senior Planner Gouk explained that in order to avoid the written structure of having
standards contained within a definition, the City Attorney Steve Gross suggested a
portion of the definition be moved to the “Standards for Specific Land Uses” of the
zoning code without changing the actual text. A hard copy of the proposed
modification was distributed to the Commission for review.
A vicinity map showing the current Nexus campus and its surroundings and the
future site plan with the location of the Arcadia House was also distributed.
A further discussion was held regarding the definition of “Community Support
Facility” and the ages of the youth and families served. A representative of Nexus,
Shelly Pricco, provided clarification that the future Arcadia House will service young
adults, ages 18-24. She stated that the transitional housing that consists of five,
three-bedroom units, would service ages 18-21.
The Commission asked about the statistics on number of clients. Ms. Pricco stated
the Nexus statistics within the HUD Annual Performance Report for 2017 include a
combination of drop-in, shelter, and transitional housing services. The statistics
within the report are provided from the HMIS database and data from Nexus Youth
and Families. Clarification was provided that of the 288 served in 2017 they did not
include behavior, health, and substance use disorder services.
Commissioner Lee asked why more 18 or over vs.18 and under aged youth were
served. Ms. Pricco stated that the South King Youth Shelter (SKYS) – serving ages
12-17 was closed in 2017 and reopened in 2018. Nexus also began working with the
office of homeless youth in 2018 and increased outreach to those under 18. The
2018 statistics will show an increase to youth under 18.
The Commission and staff discussed noticing requirements for Nexus’ Arcadia
House project. Staff explained that the approval of the demolition permit does not
require public noticing but during the earlier comprehensive plan amendment and
rezone of the site public notice was provided and no comments were received from
the surrounding property owners.
The Commission and staff discussed the next steps in the process and staff stated
the item could be scheduled for a public hearing after providing public notice if the
Commission concurs. The Commission acknowledged, they are comfortable with
bringing this item forward for a public hearing.
A discussion was held regarding adequate parking for the site. Staff reported that
due to the unique land use, Nexus has hired a traffic consultant to review the parking
generation while working with the City to determine the number of spaces required.
With no comparable facilities in the area and no comparable requirements
specifically listed in the zoning code parking table, the city’s traffic engineer will be
working with Nexus to obtain the correct number of spaces to suit their needs. Staff
reported that overflow parking is currently available on the site.
Page 4 of 27
PLANNING COMMISSION MEETING MINUTES July 17, 2018
Page 3
Staff will provide notice to the WA Department of Commerce, which requires a 30-
day comment period, and complete the public noticing requirements before bringing
the item back before the Commission.
In answer to the question if Valley Cities Counseling would be included under the
new definitions, staff clarified that Valley Cities would not be included under the new
definition because their existing facilities are not in located in the C-1 zoning district
and the new land use definition is proposed to only be allowed in the C1 zone.
B. Introductory Discussion of Items Docketed for Consideration as
Comprehensive Plan 2018 Annual Amendments
Planning Manager Jeff Dixon explained the City amends its Comprehensive Plan
annually. These are “annual amendments” that the City considers routinely each
year as distinguished from the “major update” of the Comprehensive Plan that was
adopted at the end of year 2015.
Private applicants are afforded an opportunity to submit either Map or Text
amendments, which were accepted through June 8, 2018. City initiated
amendments have also been brought forward as part of the annual amendment.
Staff presented the following items docketed for consideration as Comprehensive
Plan 2018 Annual Amendments:
Comprehensive Plan Text Amendments
• P/T #1 – Auburn School District Capital Facilities Plan
• P/T #2 – Dieringer School District Capital Facilities Plan
• P/T #3 – Federal Way School District Capital Facilities Plan
• P/T #4 – Kent School District Capital Facilities Plan
• P/T #5 – City of Auburn (COA) Capital Facilities Plan
• P/T #6 – Change Volume 1, Land Use, to clarify and distinguish the discussion of
the various subcategories of "Special Plan Areas".
• P/T #7 – Change Volume 6, Economic Development, to reflect preparation of the
COA Ten-Year Economic Development Strategic Plan.
• P/T #8 – Change Volume 1, Land Use, to re-incorporate Historic/Cultural
Resource policies.
• P/T #9 – Change Volume 1, Land Use, to revise approach to the 2015 map
designation of "Residential Transition Overlay”.
Page 5 of 27
PLANNING COMMISSION MEETING MINUTES July 17, 2018
Page 4
Comprehensive Plan Map Amendments
• CPM #1 - City-initiated request Comprehensive Plan Land Use Map No. 1.1 in
Vol. 1, Land Use Element to remove the mapped designation of "Residential
Transition Overlay".
Privately-Initiated Amendments
• CPM #2 - Request by Labrador Ventures LLC to change the designation of three
undeveloped parcels totaling 1.89 acres NE of 40th and I ST NE from the
"Residential Transition Overlay" to "Multiple Family Residential" and associated
rezone from “R-7, Residential 7 dwelling units per acre” to “R-20, 20 Dwelling
Units Per Acre”.
• CPM #3 - Request by Auburn School District to change the designation of two
developed parcels located west of Pioneer Elementary from "Single Family
Residential" to "Institutional" and associated rezone from “R-7, 7 dwelling units
per acre” to “I, Institutional” or “P-1, Public Use”.
• CPM#4 - Request by Auburn School District to change the designation of four
parcels (3 developed) located west of Kersey WY SE from "Residential
Conservancy" to "Institutional" and the associated rezone from “RC, Residential
Conservancy” to “I, Institutional” or “P-1, Public Use”.
After reviewing the docketed items, staff discussed the tentative schedule for
considering the 2018 annual Comprehensive Plan amendments. Staff highlighted
the steps involving the Planning Commission and explained that the goal would be
to hold meetings at the regularly scheduled 1st meeting; with the 2nd meeting of the
month held for further discussion, if needed.
The Commission expressed a desire to not hold meetings during the Thanksgiving
Holiday week. Planning Services Manager Dixon stated the schedule provides
room for adjustments and he is hopeful the work before the Commission will be
completed by that holiday.
C. Introductory Discussion of Process for Amendment of City’s 2009 Shoreline
Master Plan
Senior Planner Thaniel Gouk explained that the city’s 2009 Shoreline Master Plan
(SMP) is being updated based on a mandate by the State of Washington Department
of Ecology for a periodic update. The last update for the City of Auburn was in
2008/2009. The state requires the next update to be completed by June 30, 2019,
with recent new requirements every 8 years, thereafter.
Staff provided a brief overview a 2018-2019 schedule to bring forward the
amendments of the city’s 2009 Shoreline Master Plan (SMP) for review before the
Commission. The Department of Ecology will provide the final approval of the
document. Planning Services Manager Jeff Dixon stated that the city’s shoreline
Page 6 of 27
PLANNING COMMISSION MEETING MINUTES July 17, 2018
Page 5
program is a shared program for the city to administer along with the State of
Washington Department of Ecology.
Staff reported that the City received a $25,000.00 grant to assist them with their
update from the Department of Ecology. The grant money will be used to hire a
consultant to provide assistance on the update and feedback on any changes that
should be made based on other experience they have with other jurisdictions. The
information will be provided to the Commission and City Council for their
recommendations.
D. Planning Commission Rules of Procedure
Chair Roland confirmed that at the June 5, 2018 Planning Commission meeting the
Commission voted and approved updates to the Planning Commission Rules of
Procedure. Chair Roland stated the June 5th, 2018 approved version is included in
the distributed packet materials and encouraged the Commissioners to familiarize
themselves with the updated version.
V. COMMUNITY DEVELOPMENT REPORT
Planning Services Manager Dixon reported that steps have been taken to bring
forward a new Planning Commission member. Screening and interviewing is
currently taking place and staff is hopeful City Council may confirm the
appointment of a new Planning Commissioner soon.
Staff reported that demolition work to the Heritage building would begin soon.
The owner has been waiting for approval from Puget Sound Energy (PSE) to
receive power on site and approval was just granted by PSE. The next steps are
for PSE to inspect the site before allowing the contractor to begin work on
Monday, July 23.
A SEPA and design review application has already been submitted on the
development south of City Hall and west of Merrill Gardens. The City is
expecting a Building permit to be submitted by August for the seven-story
building containing market-rate apartments. The site also includes a portion of
ground-floor retail space.
Staff reported that the next regularly scheduled Planning Commission meeting is
August 7, 2018 the same evening as “National Night Out”. After discussing the
schedule, the Commission asked staff to reschedule the August 7th meeting to
August 21 to allow time for noticing for a public hearing.
VI. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:34 p.m.
Page 7 of 27
AGENDA BILL APPROVAL FORM
Agenda Subject:
REZ17-0006 - New Zoning Code Definition requested by
Nexus Youth & Families
Date:
August 10, 2018
Department:
Community Development
Attachments:
Agenda Bill & Ordinance No. 6688
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Planning Commission to conduct a public hearing and recommend to City Council approval of
Ordinance No. 6688
Background Summary:
Please see the attached Agenda Bill.
Rev iewed by Council Committees:
Councilmember:Staff:Gouk
Meeting Date:August 21, 2018 Item Number:
Page 8 of 27
AGENDA BILL APPROVAL FORM
Agenda Subject: REZ17-0006, New Zoning Code Definition Requested
by Nexus Youth & Families
Date: August 8, 2018
Department: Community
Development, Planning Services
Attachments: Draft Ordinance No.
6688
Budget Impact: N/A
Administrative Recommendation: Planning Commission to conduct a public hearing and recommend
to City Council approval of Ordinance No. 6688.
Background Information:
APPLICANT: Shelly Pricco, Executive Director
Nexus Youth & Families
1000 Auburn Way South
Auburn, WA 98002
REQUEST: File No. REZ17-0006:
Nexus Youth & Families has applied for a Zoning Code Text Amendment for a new
definition that encompasses their current and future planned land uses. The new
definition is proposed to be a Permitted Use in the C-1, Light Commercial zoning
district.
LOCATION: Nexus Youth & Families campus is located between Auburn Way S and ‘H’ St. SE;
approximately 115 ft. south of 9th St. SE. The proposed new definition, however, would
apply City-wide to properties zoned C-1.
Reviewed by Council & Committees:
Arts Commission COUNCIL COMMITTEES:
Airport Finance
Hearing Examiner Municipal Serv.
Human Services Planning & CD
Park Board Public Works
Planning Comm. Other
Reviewed by Departments & Divisions:
Building M&O
Cemetery Mayor
Finance Parks
Fire Planning
Legal Police
Public Works Human Resources
Information Services
Action:
Committee Approval: Yes No
Council Approval: Yes No Call for Public Hearing ___/___/____
Referred to Until ___/___/____
Tabled Until _ _/___/__ _
Councilmember: Staff: Gouk
Meeting Date: August 21, 2018 Item Number:
Page 9 of 27
Agenda Subject: REZ17-0006, New Zoning Code Definition
Requested by Nexus Youth & Families
Date: August 8, 2018
Page 2 of 8
FINDINGS OF FACT:
1. The Applicant, Shelly Pricco, representing Nexus Youth & Families (“Nexus”), submitted a Zoning
Code Text Amendment request (REZ17-0006) application on June 8, 2017. The request was included
with the previously approved Comprehensive Plan map change and associated Rezone (City File
Nos. CPA17-0002 and REZ17-0001, approved December 18, 2017). A new file number was applied
to this text amendment request for clarity in processing.
2. Nexus currently operates services for homeless and at -risk youth and families at their campus near
Les Gove Park and the Auburn Community & Event Center and has plans for future expansions
within their campus boundaries. The current and future campus boundaries include 6 parcels located
between Auburn Way S and ‘H’ St. SE, 192105-9141, -9142, -9145, -9146, -9147, and -9164; Nexus
also has first right of refusal on one additional parcel, 192105-9044 (currently owned by
Bartholomew).
3. Nexus applied for and received approval to change 3 parcels (including the Bartholomew parcel) from
R-7, Residential to C-1, Light Commercial at the end of 2017. The 6 Nexus-owned parcels plus the
Bartholomew parcel are now all zoned C-1.
4. The proposed Zoning Code definition would apply City-wide to properties meeting the proposed
requirements of the definition and associated zoning development standard (distance to transit).
5. The Planning Commission reviewed and discussed the proposed new Zoning Code definition at their
June 5, 2018 and July 17, 2018 meetings. At the July 17th meeting, the Planning Commission
directed City Staff to advertise for a Public Hearing to be held on August 21, 2018.
6. Chapter 18.68 ACC ‘Amendments’ outlines the process for submittal of privately-initiated zoning code
amendments and the general processing. Per ACC 18.68.020(B)(3), any resident or property owner
within the City limits may apply for a zoning text amendment, which Nexus is (property owner).
7. Per ACC 18.68.030(A), the Planning Commission shall hold a Public Hearing and make a
recommendation to the City Council on the proposed text amendment.
8. Per ACC 18.68.040(A), notice of the Public Hearing is required to be posted in the newspaper and
three areas accessible by the public in person; these were accomplished on July 23, 2018. Although
not required, two Public Notice Boards were also installed at the Nexus campus (on Auburn Way S
and ‘H’ St. SE). Additionally, the notice was posted to the City’s Public Land Use Notices website
page (as is common practice).
9. Pursuant to Chapter 197-11 WAC and Chapter 16.06 ACC, this project is subject to State
Environmental Policy Act (“SEPA”) environmental review. A Determination of Non-Significance
(“DNS”), for the request was issued under City File No. SEP17-0016 on July 23, 2018; with the
comment period ending August 7, 2018 and the appeal period ending September 22, 2017. No public
comments were received in response; as a result, no appeal is anticipated. Staff will provide
information to the Planning Commission at the Public Hearing if an appeal is subsequently filed.
10. Pursuant to RCW 36.70A.106, the proposed text amendment was sent to the Washington State Dept.
of Commerce for the required 60-day State review. No comments have been received from the Dept.
of Commerce as of the date of this report. Staff will provide information to the Planning Commission
at the Public Hearing if any comments are received.
Page 10 of 27
Agenda Subject: REZ17-0006, New Zoning Code Definition
Requested by Nexus Youth & Families
Date: August 8, 2018
Page 3 of 8
NEXUS PROVIDED INFORMATION ON CURRENT AND PROPOSED USES:
In the June 5th Planning Commission meeting memo from City Staff, a list of all of the existing and
proposed uses or activities provided by (or plan to be provided by) Nexus was included. To keep this
information in the discussion, it is provided again, as follows:
“Street Outreach. Street Outreach consists of a 2-person mobile team that covers all cities in South King County
(Auburn, Burien, Covington, Des Moines, Federal Way, Kent, Renton, SeaTac, Tukwila) looking for youth and
young adults (YYA) ages 12-24 who may benefit from our services. They travel to areas YYA congregate, spread
information about available resources, and connect interested individuals to services immediately if
possible/requested. They work closely with South King County cities for information sharing and assistance as
necessary.”
“Drop-in. Drop-in is open to anyone ages 12-24, even if they do not identify as homeless. Services are program -
based. Currently, the drop-in center is open 8:00am-10:00am and 7:00pm-9:00pm Monday-Friday. This includes
meals, showers, computer use, TV access, games, books, and a safe space to spend time. * No weekend drop -
in*”
“Shelter. Young adults ages 18-24 can access shelter 7 nights/week. Doors open at 10:00pm, and guests have
an opportunity to eat, shower, and relax before bedtime. Everyone is woken up at 7:00am and out the door by
7:45am with a light snack. Reserved beds are available for first -timers, or those working with case managers in
some cases.”
“Teen Feed. Teen Feed is a volunteer-based meal program we host weekly at the Arcadia drop-in center. On
Wednesday nights, youth can come to our drop-in center from 6:30pm-8:00pm for a warm meal.”
“Legal Counsel for Youth & Children. Hours: 6:00p-8:30p (Every 3rd Wednesday of the month) Free legal
assistance for youth age 12-24yo.”
“Bridge Collaborative Community Advocate. The Bridge Collaborative Community Advocate provides case
management for commercially sexually exploited youth or those at risk, ages 12 -24. A hotline is staffed 24/7 for
referrals, questions, or to assist in determining whether or not a young person you’re working with may be at risk
for or currently being exploited. This advocate can work in tandem with other programs and case managers. The
Bridge Collaborative is comprised of YouthCare, Friends of Youth, NEXUS, and the Organization for Prostitution
Survivors (OPS).”
“Youth and Family Connection Network. Case management for youth and young adults ages 12-25 (26th
birthday = cutoff) and their families, with a goal to divert individuals from the homeless system to reunify with a
safe support system. Referrals can come from anywhere, and support is provided for the entire family. This case
manager can work in tandem with other programs and case managers. The program is run in collaboration with
YouthCare and Friends of Youth.”
“Housing Navigation Program. Staff will provide scheduled and walk-in CEA housing assessments for homeless
young adults and ensure they are aware of emergency shelter options. As part of the initial meeting, staff will
review information on eligibility for CEA and review what housing resources the young adult may be referred to
based on their vulnerability score. To help facilitate walk-in availability, agencies will determine a schedule that will
allow participants to receive housing assessments in a timely manner.”
“Best Starts for Kids Homelessness Prevention Program. Best Starts for Kids (BSK) is an initiative to improve
the health and well-being of King County by investing in prevention and early intervention for children, youth,
families, and communities. BSK is intended to prevent and divert children and youth and their families from
becoming first time homeless. Case Manager will provide the support needed to ensure that unaccompanied youth
/ young adults (ages 12-24) and families (with a youth birth- 24yo) at imminent risk of homelessness have access
to the resources needed to avoid entering the homeless system; and, to remain stably housed over time.”
“Diversion. Diversion is a flexible fund source to help young adults 18-24yo who are un-housed or unstably
housed. Diversion is a tool that quickly addresses a young person’s housing crisis by providing short-term, flexible
financial assistance to create a long-term solution (stability for 3months). The term “diversion” refers to diverting a
youth from entering, or providing immediate exit from, the homeless housing system (e.g. placement in shelter or
Coordinated Entry for All placements for transitional living programs, permanent supportive housing, etc.).”
Page 11 of 27
Agenda Subject: REZ17-0006, New Zoning Code Definition
Requested by Nexus Youth & Families
Date: August 8, 2018
Page 4 of 8
“Arcadia Transitional Living Program. 5-three bedroom unit transitional housing program for 18 -24 year olds.
The program would be supported by a case manager and is intended for clients with fewer barriers to self -
sufficiency. Housing units are accessed through CEA. The case manager establishes clear boundaries and
positive rapport with formerly homeless youth/young adults enrolled in the program, and assists in setting up case -
specific goal plans. Appropriate referrals would be made to assist clients in meeting their goals, which may include
travel to the individual units, and transporting clients to services or appointments as needed. This focus on setting
and attaining goals will couple with mentorship and modeling appropriate life skills to prepare clients to successfully
transition from the program to sustainable housing self- sufficiency.”
PROPOSED NEW ZONING CODE DEFINITION
To implement the new definition, three separate areas of the Zoning Code are proposed to be changed.
First, as previously discussed with the Planning Commission, the new definition is proposed to be titled
“Community Support Facilities”. The full text of the proposed definition is as follows:
““Community Support Facility” means a building, or a group of buildings within a
campus setting, owned and operated by a nonprofit corporation or government entity
that provides supportive services to children and young adults (under the age of
26) and families (with a child or young adult under the age of 26), who are
homeless, at risk of homelessness, at risk of exploitation, experiencing a
disability that presents barriers to employment and housing stability; or generally
require structured supportive services to be successful living in the community; by
providing counseling and case management, transitional housing (housing for no more
than two years), temporary housing (i.e. limited to overnight stay ), and daytime
drop-in services (e.g. meals, showers, counseling, etc.). This definition does not
include facilities providing housing for criminal justice, parole, or probation
programs. Community Support Facilities are not stand-alone “supportive housing” or
“communal residences”.”
Note that in Exhibit 1 to the Ordinance, Section A, there may appear to be more changes than
anticipated; this is due to a few definitions being not in alphabetical order, and the need to change the
numbering to fit in the new definition to the list.
So, this specific definition would be added to the early part of the Zoning Code at Chapter 18.04
“Definitions”. Secondly, the use would be a new item and row in ACC Table 18.23.030 (See highlighted
line, below) and identified as a “Permitted Use” in the C-1 zone, and “Prohibited” in other zones. The code
change will also necessitate a new subsection under “Standards for Specific Land Uses” for a Community
Support Facility to be added (highlighted in blue).
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land Uses C-N C-1 C-2 C-3 C-4 M-1 EP M-2
INDUSTRIAL, MANUFACTURING AND PROCESSING, WHOLESALING (list not included – not applicable to
this agenda item)
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES (list not included – not applicable to this
agenda item)
RESIDENTIAL
Caretaker apartment X P P P X P P P
Live/work unit X X P P P P P X
Work/live unit X P P P P P P X
Page 12 of 27
Agenda Subject: REZ17-0006, New Zoning Code Definition
Requested by Nexus Youth & Families
Date: August 8, 2018
Page 5 of 8
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land Uses C-N C-1 C-2 C-3 C-4 M-1 EP M-2
Marijuana cooperative X X X X X X X X
Multiple-family dwellings as
part of a mixed-use
development2
X X P P P P P X ACC 18.57.030
Multiple-family dwellings,
stand-alone
X X X X X X X X
Nursing home, assisted living
facility
X P P P C X X X
Senior housing2 X X A A X X X X
RETAIL (list not included – not applicable to this agenda item)
SERVICES
Animal daycare (excluding
kennels and animal boarding)
A A A P A P X P ACC 18.57.040(A)
Animal sales and services
(excluding kennels and
veterinary clinics)
P P P P P P X P ACC 18.57.040(B)
Banking and related financial
institutions, excluding drive-
through facilities
P P P P P P P P
Catering service P P P P A P A P
Community Support Facility X P X X X X X X ACC 18.57.040(C)
Daycare, including mini
daycare, daycare center,
preschools or nursery schools
A P P P P P P X
Dry cleaning and laundry
service (personal)
P P P P P P P P
Equipment rental and leasing X X X P X P X P
Kennel, animal boarding X X X A X A X A ACC 18.57.040(CD)
Government facilities; this
excludes offices and related
uses that are permitted
outright
A A A A A A A A
Hospital X P P P X P X P
Lodging – Hotel or motel X P P P P A P A
Medical – Dental clinic P P P P P P X X
Mortuary, funeral home,
crematorium
A P X P X P X X
Personal service shops P P P P P P X X
Pharmacies P P P P P X X X
Print and copy shop P P P P P P X X
Page 13 of 27
Agenda Subject: REZ17-0006, New Zoning Code Definition
Requested by Nexus Youth & Families
Date: August 8, 2018
Page 6 of 8
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land Uses C-N C-1 C-2 C-3 C-4 M-1 EP M-2
Printing and publishing (of
books, newspaper and other
printed matter)
X A P P P P P P
Professional offices P P P P P P P P
Repair service – Equipment,
appliances
X A P P P P X P ACC 18.57.040(DE)
Veterinary clinic, animal
hospital
A P P P P P X X
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE (list not included – not applicable to this
agenda item)
VEHICLE SALES AND SERVICES (list not included – not applicable to this agenda item)
OTHER
Any commercial use abutting a
residential zone which has
hours of operation outside of
the following: Sunday: 9:00
a.m. to 10:00 p.m. or Monday –
Saturday: 7:00 a.m. to 10:00
p.m.
A A A A A A A A
Other uses may be permitted by
the planning director or
designee if the use is
determined to be consistent
with the intent of the zone and
is of the same general
character of the uses
permitted. See ACC
18.02.120(C)(6), Unclassified
Uses.
P P P P P P P P
Add the new subsection under the “Services” category (consistent with the location in the Table, above) under the
Standards for Specific Land Uses (highlighted):
Chapter 18.57 STANDARDS FOR SPECIFIC LAND USES
18.57.040 Services
A. Animal Daycare.
1. All Zones Where Permitted.
a. All pets shall be properly licensed.
b. For any dog that has been designated as a “dangerous dog” or “potentially
dangerous dog” as defined by the Auburn City Code (ACC), the operator shall
verify that the owner has complied with the regulations (on noticing,
licensing, certificate of registration, restraining, etc.) contained in
Chapter 6.35 ACC, Dangerous Dogs. The owner shall ensure the facility meets
the requirements for a “proper enclosure” as set forth in ACC 6.01.010(A)(27).
c. All fenced exercise areas must be at least 50 feet from a habitable
residential structure.
d. Adequate screening shall be required when abutting any residential use.
e. General care of pets must be confined to inside of building and under
supervision.
Page 14 of 27
Agenda Subject: REZ17-0006, New Zoning Code Definition
Requested by Nexus Youth & Families
Date: August 8, 2018
Page 7 of 8
f. Pets are permitted to be walked or exercised outside of building only under
supervision and in accordance with all other applicable ordinances and laws.
g. The exterior appearance of an animal daycare building must be compatible
with the appearance of neighboring properties.
B. Animal Sales and Services.
1. All Zones Where Permitted.
a. All sales and services shall be for household pets only.
b. Overnight boarding is allowed within a completely enclosed building;
however, animal services or sales uses over 20,000 square feet in gross floor
area that use a majority of their gross floor area for retail sales shall have
no more than 15 percent of their gross floor area devoted to overnight
boarding.
c. Animal sales and services use must be completely enclosed except that
outdoor animal runs or other areas in which dogs will be allowed outside of an
enclosed structure off leash (hereinafter “outdoor run”) are allowed subject
to compliance with the following conditions:
i. Outdoor runs shall not be permitted within 50 feet of a habitable
residential structure.
ii. The outdoor run may operate only between the hours of 8:00 a.m. and 6:00
p.m.
iii. The facilities shall be constructed, maintained and operated so that
neither the sound nor smell of any animals boarded or kept on the premises
during the time that full enclosure is required can be discerned on other
lots.
C. Community Support Facility.
1. Community Support Facilities shall be located within 500 feet (walking
distance) of a transit stop; and connected via sidewalks or an approved
pedestrian facility.
CD. Kennels, Animal Boarding.
1. All Zones Where Permitted.
a. All pens shall be enclosed in an enclosed building.
b. The property on which the kennel is to be located shall be no closer than
100 feet to any residential zone.
c. Limited outdoor exercise runs or facilities shall be permitted so long as
their hours of use are restricted to the hours between 8:00 a.m. and 6:00 p.m.
d. The facility must be air conditioned.
e. Exercise runs or facilities shall be a minimum of four feet by 10 feet.
f. The facility shall maintain a minimum total of 25 square feet of kennel
area per animal. This area may be comprised of cage area, runs, or exercise
facilities.
g. Any outdoor areas used for animal containment or exercise shall be
maintained by removing animal waste on a daily basis for proper disposal as
solid waste.
h. Any runoff, wash-down water, or waste from any animal pen, kennel,
containment, or exercise area shall be collected and disposed of in the
sanitary sewer after straining of solids and hair and shall not be allowed to
enter the stormwater drainage or surface water disposal system.
i. Strained solids and hair shall be properly disposed of as solid waste.
DE. Repair Service – Equipment, Appliances.
1. C-1, C-2, and C-4 Zones.
a. Any repairing done on the premises shall be incidental only, and limited to
custom repairing of the types of merchandise sold on the premises at retail.
The floor area devoted to such repairing shall not exceed 30 percent of the
total floor area occupied by the particular enterprises.
Note that in Exhibit 1 to the Ordinance, Section B and C, to provide a continuity of the
numbering (lettering) of the code, the requirements for a Community Support Facility have been
numbered “C” so that the Table reads correctly.
Page 15 of 27
Agenda Subject: REZ17-0006, New Zoning Code Definition
Requested by Nexus Youth & Families
Date: August 8, 2018
Page 8 of 8
STAFF RECOMMENDATION:
Planning Commission to recommend to City Council approval of the Nexus Youth & Families request for
Zoning Code Text Amendment, as described in this Staff Report and as shown on the attached
Ordinance No. 6688.
Page 16 of 27
--------------------------------
Ordinance No. 6688
August 9, 2018
Page 1 of 3
ORDINANCE NO. 6 6 8 8
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF AUBURN, WASHINGTON, AMENDING CHAPTER
18.04 AND AMENDING SECTIONS TABLE 18.23.030,
AND 18.57.040, OF THE CITY CODE, CREATING A NEW
DEFINITION FOR COMMUNITY SUPPORT FACILITIES,
ADDING COMMUNITY SUPPORT FACILITIES AS A
PERMITTED USE IN THE C-1, LIGHT COMMERCIAL
ZONING DISTRICT, AND ADDING AN ADDITIONAL
SPECIFIC LAND USE STANDARD FOR THE SITING OF
COMMUNITY SUPPORT FACILITIES.
WHEREAS, Nexus Youth & Families, a non-profit organization, has
submitted a Zoning Code Text Amendment request for a new definition titled
“Community Support Facility” that would fully encompass their current and future
planned land uses; and,
WHEREAS, Nexus Youth & Families currently owns six parcels totaling
approximately 2.31 acres and has right of first refusal on one additional 0.24-acre
property that is surrounded on three sides by their current holdings; and,
WHEREAS, the seven parcels mentioned are currently zoned C-1, Light
Commercial; and,
WHEREAS, Nexus Youth & Families provides supportive services to
children, young adults, and young families who are homeless, at risk of
homelessness, at risk of exploitation, experiencing a disability that presents
barriers to employment and housing stability; or generally require structured
supportive services to be successful living in the community; and,
WHEREAS, Nexus Youth & Families provides these services in South King
County, where homelessness is a continuously growing concern; and,
WHEREAS, the new definition of Community Support Facilities would apply
City-wide to properties which are zoned C-1, Light Commercial; and,
Page 17 of 27
--------------------------------
Ordinance No. 6688
August 9, 2018
Page 2 of 3
WHEREAS, Community Support Facilities would be limited to being owned
and operated by non-profit organizations or government entities; and,
WHEREAS, this new definition was requested by a private party (Nexus
Youth & Families), however, could also be utilized by other entities meeting the
applicable requirements; and,
WHEREAS, the Planning Commission had an initial discussion on the new
definition and requested additional information from Staff at the June 5, 2018
Planning Commission meeting; and,
WHEREAS, the Planning Commission had a second discussion on the new
definition at the July 17, 2018 Planning Commission meeting and directed Staff to
advertise for a future Public Hearing; and,
WHEREAS, a Notice of Application, Notice of Public Hearing, and
Determination of Non-significance (DNS) was issued on July 23, 2018; with no
comments received or appeal filed; and,
WHEREAS, the Planning Commission held a public hearing on the
proposed Zoning Code Text Amendment at the August 21, 2018 Planning
Commission meeting, and made a recommendation of approval to the City
Council.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. Amendment to City Code. That Chapter 18.04, Sections
Table 18.23.030, and Section 18.57.040 of the Auburn City Code be and the same
hereby are amended to read as shown on Exhibit 1 to this Ordinance.
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.
Page 18 of 27
--------------------------------
Ordinance No. 6688
August 9, 2018
Page 3 of 3
Section 14. Severability. The provisions of this ordinance are
declared to be separate and severable. The invalidity of any clause, sentence,
paragraph, 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 15. 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:___________________
PASSED: _______________________
APPROVED: _____________________
CITY OF AUBURN
________________________________
NANCY BACKUS, MAYOR
ATTEST:
_________________________
Danielle E. Daskam, City Clerk
APPROVED AS TO FORM:
_________________________
Daniel B. Heid, City Attorney
Published: _________________
Page 19 of 27
Exhibit 1
Section A – Chapter 18.04 ACC ‘Definitions’ to be amended to read as
follows:
18.04.240 Commercial use.
“Commercial use” shall mean any activity or use of land which involves the
buying, selling, processing or improving of things not produced on the land and
having financial gain as the primary aim of the activity or use; whether or not
such activity or use be for hire or on account of the buyer, seller, processor, or
improver.
18.04.245 Commercial vehicle.
“Commercial vehicle” means semi-truck tractors and/or semi-trailers (over 26,001
pounds gross vehicle weight rating) used in any commercial enterprise.
18.04.2460 Commercial recreation facility, indoor.
“Commercial recreation facility, indoor” means a private for-profit or nonprofit
establishment offering recreation or providing entertainment or games of skill to
the general public for a fee or charge and wholly enclosed in the building. Typical
uses include athletic and health club, pool or billiard hall, indoor swimming pool,
bowling alley, skating rink or climbing gyms.
18.04.2471 Commercial recreation facility, outdoor.
“Commercial recreation facility, outdoor” means a private for-profit or nonprofit
establishment offering recreation or providing entertainment or games of skill to
the general public for a fee or charge where any portion of the activity takes
place in the open, excluding public parks. Typical uses include: racetracks;
Page 20 of 27
miniature golf; skateboard park; swimming and wading, therapeutic facilities; and
tennis, handball, basketball courts; batting cages, trampoline facilities.
18.04.2403 Commercial use.
“Commercial use” shall mean any activity or use of land which involves the
buying, selling, processing or improving of things not produced on the land and
having financial gain as the primary aim of the activity or use; whether or not
such activity or use be for hire or on account of the buyer, seller, processor, or
improver.
18.04.2454 Commercial vehicle.
“Commercial vehicle” means semi-truck tractors and/or semi-trailers (over 26,001
pounds gross vehicle weight rating) used in any commercial enterprise.
18.04.2468 Community retail establishment.
“Community retail establishment” means stores, shops and businesses either
individually or in a shared space setting serving a geographic area of the city that
engage in merchandise sales.
18.04.247 Community support facility.
“Community Support Facility” means a building, or a group of buildings within a
campus setting, owned and operated by a nonprofit corporation or government
entity that provides supportive services to children and young adults (under the
age of 26) and families (with a child or young adult under the age of 26), who are
homeless, at risk of homelessness, at risk of exploitation, experiencing a
disability that presents barriers to employment and housing stability; or generally
require structured supportive services to be successful living in the community;
Page 21 of 27
by providing counseling and case management, transitional housing (housing for
no more than two years), temporary housing (i.e. limited to overnight stay ), and
daytime drop-in services (e.g. meals, showers, counseling, etc.). This definition
does not include facilities providing housing for criminal justice, parole, or
probation programs. Community Support Facilities are not stand -alone
“supportive housing” or “communal residences”.
18.04.249 Communal residence.
“Communal residence” is a business operated out of a single residential home
without an owner occupant residing therein, where the residential home, or
portions thereof, is/are rented to more than one individual through separate,
unrelated lease or rental agreements. The fact that the individuals rent the
residence or a portion thereof through separate, unrelated lease or rental
agreements shall be prima facie evidence that the individuals are unrelated and
do not meet the definition of “family” per ACC 18.04.360. Adult family homes,
foster care homes, group residence facilities, special needs housing, and
supportive housing are not communal residences.
Page 22 of 27
Section B – ACC Table 18.23.030, uses allowed in commercial and
industrial zones to be amended as follows:
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES
BY ZONE
P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE Zoning Designation Standards for Specific
Land Uses C-N C-1 C-2 C-3 C-4 M-1 EP M-2
INDUSTRIAL, MANUFACTURING AND PROCESSING, WHOLESALING (list not included – not
applicable to this agenda item)
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES (list not included – not applicable to this
agenda item)
RESIDENTIAL (list not included – not applicable to this agenda item)
RETAIL (list not included – not applicable to this agenda item)
SERVICES
Animal daycare (excluding
kennels and animal boarding)
A A A P A P X P ACC 18.57.040(A)
Animal sales and services
(excluding kennels and
veterinary clinics)
P P P P P P X P ACC 18.57.040(B)
Banking and related financial
institutions, excluding drive-
through facilities
P P P P P P P P
Catering service P P P P A P A P
Community Support Facility X P X X X X X X ACC 18.57.04(C)
Daycare, including mini
daycare, daycare center,
preschools or nursery schools
A P P P P P P X
Dry cleaning and laundry
service (personal)
P P P P P P P P
Equipment rental and leasing X X X P X P X P
Kennel, animal boarding X X X A X A X A ACC 18.57.040(CD)
Government facilities; this
excludes offices and related
uses that are permitted outright
A A A A A A A A
Hospital X P P P X P X P
Lodging – Hotel or motel X P P P P A P A
Medical – Dental clinic P P P P P P X X
Page 23 of 27
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES
BY ZONE
P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE Zoning Designation Standards for Specific
Land Uses C-N C-1 C-2 C-3 C-4 M-1 EP M-2
Mortuary, funeral home,
crematorium
A P X P X P X X
Personal service shops P P P P P P X X
Pharmacies P P P P P X X X
Print and copy shop P P P P P P X X
Printing and publishing (of
books, newspaper and other
printed matter)
X A P P P P P P
Professional offices P P P P P P P P
Repair service – Equipment,
appliances
X A P P P P X P ACC 18.57.040(DE)
Veterinary clinic, animal
hospital
A P P P P P X X
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE (list not included – not applicable
to this agenda item)
VEHICLE SALES AND SERVICES (list not included – not applicable to this agenda item)
OTHER
Any commercial use abutting a
residential zone which has
hours of operation outside of
the following: Sunday: 9:00
a.m. to 10:00 p.m. or Monday –
Saturday: 7:00 a.m. to 10:00
p.m.
A A A A A A A A
Other uses may be permitted
by the planning director or
designee if the use is
determined to be consistent
with the intent of the zone and
is of the same general
character of the uses
permitted. See ACC
18.02.120(C)(6), Unclassified
Uses.
P P P P P P P P
Page 24 of 27
Section C – ACC 18.57.040, Standards for Specific Land Uses to be
amended as follows:
18.57.040 Services
A. Animal Daycare.
1. All Zones Where Permitted.
a. All pets shall be properly licensed.
b. For any dog that has been designated as a “dangerous dog” or
“potentially dangerous dog” as defined by the Auburn City Code (ACC), the
operator shall verify that the owner has complied with the regulations (on
noticing, licensing, certificate of registration, restraining, etc.) contained in
Chapter 6.35 ACC, Dangerous Dogs. The owner shall ensure the facility
meets the requirements for a “proper enclosure” as set forth in ACC
6.01.010(A)(27).
c. All fenced exercise areas must be at least 50 feet from a habitable
residential structure.
d. Adequate screening shall be required when abutting any residential use.
e. General care of pets must be confined to inside of building and under
supervision.
f. Pets are permitted to be walked or exercised outside of building only
under supervision and in accordance with all other applicable ordinances
and laws.
g. The exterior appearance of an animal daycare building must be
compatible with the appearance of neighboring properties.
B. Animal Sales and Services.
1. All Zones Where Permitted.
a. All sales and services shall be for household pets only.
b. Overnight boarding is allowed within a completely enclosed building;
however, animal services or sales uses over 20,000 square feet in gross
floor area that use a majority of their gross floor area for retail sales shall
have no more than 15 percent of their gross floor area devoted to overnight
boarding.
c. Animal sales and services use must be completely enclosed except that
outdoor animal runs or other areas in which dogs will be allowed outside of
Page 25 of 27
an enclosed structure off leash (hereinafter “outdoor run”) are allowed
subject to compliance with the following conditions:
i. Outdoor runs shall not be permitted within 50 feet of a habitable
residential structure.
ii. The outdoor run may operate only between the hours of 8:00 a.m. and
6:00 p.m.
iii. The facilities shall be constructed, maintained and operated so that
neither the sound nor smell of any animals boarded or kept on the
premises during the time that full enclosure is required can be discerned
on other lots.
C. Community Support Facility.
1. Community Support Facilities shall be located within 500 feet (walking
distance) of a transit stop; and connected via sidewalks or an approved
pedestrian facility.
CD. Kennels, Animal Boarding.
1. All Zones Where Permitted.
a. All pens shall be enclosed in an enclosed building.
b. The property on which the kennel is to be located shall be no closer than
100 feet to any residential zone.
c. Limited outdoor exercise runs or facilities shall be permitted so long as
their hours of use are restricted to the hours between 8:00 a.m. and 6:00
p.m.
d. The facility must be air conditioned.
e. Exercise runs or facilities shall be a minimum of four feet by 10 feet.
f. The facility shall maintain a minimum total of 25 square feet of kennel area
per animal. This area may be comprised of cage area, runs, or exercise
facilities.
g. Any outdoor areas used for animal containment or exercise shall be
maintained by removing animal waste on a daily basis for proper disposal
as solid waste.
h. Any runoff, wash-down water, or waste from any animal pen, kennel,
containment, or exercise area shall be collected and disposed of in the
sanitary sewer after straining of solids and hair and shall not be allowed to
enter the stormwater drainage or surface water disposal system.
Page 26 of 27
i. Strained solids and hair shall be properly disposed of as solid waste.
DE. Repair Service – Equipment, Appliances.
1. C-1, C-2, and C-4 Zones.
a. Any repairing done on the premises shall be incidental only, and limited to
custom repairing of the types of merchandise sold on the premises at retail.
The floor area devoted to such repairing shall not exceed 30 percent of the
total floor area occupied by the particular enterprises.
Page 27 of 27