HomeMy WebLinkAbout05-06-2025 Agenda * Planning Commission
CITY OF * Regular Meeting
AUBURN May 6, 2025 - 7:00 PM
City Hall Council Chambers
WASHINGTON
AGENDA
PUBLIC PARTICIPATION
A. The Planning Commission Meeting scheduled for Tuesday, May 6, 2025, at 7:00 p.m. will
be held in person and virtually:
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CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
AUDIENCE PARTICIPATION
This is the place on the agenda where the public is invited to speak to the Board on any issue.
A. Comment from the audience on any proposal for action by the Commission. If the
comment is related to an action subsequently listed here as a public hearing, the comment
should be provided at the time of the public hearing.
The public can participate in-person or submit written comments in advance.
Page 1 of 102
Participants can submit written comments via mail, fax, or email. All written comments
must be received prior to 5:00 p.m. on the day before the scheduled meeting and must be
350 words or less.
Please mail written comments to:
City of Auburn
Attn: Tammy Gallier, Administrative Specialist
25 W Main St
Auburn, WA 98001
Please fax written comments to:
Attn: Tammy Gallier, Administrative Specialist
Fax number: 253-804-3114
Email written comments to: tgallier@auburnwa.gov
If an individual requires accommodation to allow for remote oral comment because of a
difficulty attending a meeting of the governing body, the City requests notice of the need for
accommodation by 5:00 p.m. on the day before the scheduled meeting. Participants can
request accommodation to be able to provide a remote oral comment by contacting the
Community Development Department in person, by phone (253) 931-3090 or by email
(tgallier@auburnwa.gov).
AGENDA MODIFICATIONS
APPROVAL OF MINUTES
A. March 4, 2025 Draft Minutes from the Special Planning Commission Meeting
OTHER BUSINESS
A. Housing Types and Standards Code Update (Teague)
Text amendment to update Title 18 Zoning to comply with several new Washington State
Housing Laws.
COMMUNITY DEVELOPMENT REPORT
ADJOURNMENT
The City of Auburn Planning Commission is a seven 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 2 of 102
CITY OF
J\I.JBU1R.ts4 AGENDA BILL APPROVAL FORM
WASHINGGTTON
Agenda Subject: Meeting Date:
March 4, 2025 Draft Minutes from the Special Planning Commission May 6, 2025
Meeting
Department: Attachments: Budget Impact:
Community Development 3-4-25 Planning Commission
Minutes
Administrative Recommendation:
Background for Motion:
Background Summary:
Councilmember: Staff: Jason Krum
Page 3 of 102
Planning Commission
CITY OF * Special Meeting
AIJJ3I1JJ ,j4.4 March 4, 2025 - 6:30 PM
City Hall Council Chambers
WASHINGTON
MINUTES
PUBLIC PARTICIPATION
The City of Auburn Planning Commission Meeting was held in person and virtually.
CALL TO ORDER
Chair Judi Roland called the meeting to order at 6:33 p.m. in the Council Chambers of
Auburn City Hall, 25 West Main Street.
ROLL CALL
Commissioners present: Chair Judi Roland, Julie Berry, William Stewart, Aaron
Vanderpol, and Lynn Walters. Vice Chair Sprague was excused, and Commissioners
William Stewart and Julie Berry appeared virtually via Zoom.
Staff members present: Planning Services Manager Alexandria Teague, Senior Planner
Dinah Reed, Senior City Staff Attorney Taryn Jones, and Deputy City Clerk Rebecca
Wood-Pollock.
PLEDGE OF ALLEGIANCE
Chair Roland led those in attendance in the Pledge of Allegiance.
AUDIENCE PARTICIPATION
No one came forward to speak.
APPROVAL OF MINUTES
A. February 19, 2025 Draft Minutes from the Special Planning Commission
Meeting
Commissioner Vanderpol moved and Commissioner Walters seconded to
approve the February 19, 2025 Special Planning Commission Meeting
minutes.
MOTION CARRIED UNANIMOUSLY. 5-0
PUBLIC HEARING
A. ZOA24-0003 SEPA Code Update (Reed)
Page 4 of 102
Planning Commission to conduct a Public Hearing on the text amendment to
Title 16.06, Sections 16.06.020, 16.06.055 and 16.06.130 and add Sections
16.06.085 and 16.06.095 of the Auburn City Code to comply with Washington
State's new increased thresholds of SEPA exemptions.
Chair Roland opened the Public Hearing at 6:42 p.m.
Planner Reed shared an overview of the State Environmental Policy Act
(SEPA) Code Update, including its background and purpose, a summary of the
Code changes, and planned actions.
The Commission discussed environmental impact and proposed language.
No one came forward to speak.
Chair Roland closed the Public Hearing at 6:54 p.m.
ACTION
A. ZOA24-0003 SEPA Code Update
Planning Commission to take action regarding the City Council's review and
adoption of the ZOA24-0003 SEPA Code Update.
Commissioner Walters moved and Commissioner Vanderpol seconded to
recommend to City Council the adoption of the ZOA24-0003 SEPA Code
Update as discussed.
MOTION CARRIED UNANIMOUSLY. 5-0
Manager Teague shared that the next meeting would be held on April 8, 2025.
ADJOURNMENT
There being no further business to come before the Planning Commission, the meeting
was adjourned at 6:56 p.m.
APPROVED this 6th day of May, 2025.
JUDI ROLAND, CHAIR Rebecca Wood-Pollock, Deputy City Clerk
Page 5 of 102
CITY OF
J\IJBURJ4 AGENDA BILL APPROVAL FORM
WASHINGGTTON
Agenda Subject: Meeting Date:
Housing Types and Standards Code Update (Teague) May 6, 2025
Text amendment to update Title 18 Zoning to comply with several new
Washington State Housing Laws.
Department: Attachments: Budget Impact:
Community Development Housing Types and Standards
Code Update Memo, 1 Chapter
18.04 ACC Text Amendment, 2
ACC 18.07.020 Text
Amendment, 3 ACC 18.23.030
Text Amendment, 4 ACC
18.31.160 Text Amendment, 5
ACC 18.31.165 Text
Amendment, 6 ACC 18.46A.070
Text Amendment, 7 ACC
18.02.067 Text Amendment, 8
Permanent Supportive Housing
Capacity Map by Zone, 9
Permanent Supportive Housing
Capacity w. Buffers Map, 10
Permanent Supportive Housing
Capacity w. Buffers Overlap
Map, 11 Emergency Housing
Capacity Map by Zone, 12
Emergency Housing Capacity w.
Buffers Map, 13 Emergency
Housing Capacity w. Buffers
Overlap Map, 14 STEP 101
Factsheet, 15 STEP Frequently
Asked Questions (FAQ), 16
Presentation
Administrative Recommendation:
Background for Motion:
Background Summary:
Page 6 of 102
Councilmember: Staff: Jason Krum
Page 7 of 102
CITY OF
AUBURN MEMO
WASHINGTON
TO: Judi Roland,Chair, Planning Commission
Kent Sprague,Vice Chair Planning Commission
Planning Commission Members
FROM: Alexandria Teague,AICP, Planning Services Manager
Dept.of Community Development
DATE: April 23,2025
RE: Housing Types and Standards Code Update(Text Amendment)
I. PERIODIC COMPREHENSIVE PLAN UPDATE—DEVELOPMENT REGULATIONS
RCW 36.70A.130 requires cities that are fully planning under the Growth Management Act(GMA)conduct
the"periodic review and update"of comprehensive plans and development regulations required,every ten
years.Commerce provides a"Periodic Update Checklist for Fully-Planning Cities"to help fully planning cities
complete their review of development regulations.The latest Commerce"Periodic Update Checklist for
Fully-Planning Cities"contained several new Washington State Housing Laws,dating from 2019 to 2023.
These new laws are discussed below:
Per House Bill(HB) 1220(RCW 35A.21.430 amended in 2021, RCW 35.21.683,amended in 2021)
permanent supportive housing(PSH)or transitional housing must be allowed where residences and hotels
are allowed. Permanent supportive housing is defined in RCW 36.70A.030 and in ACC 18.04.694 under Ord.
No.6960(adopted December 2024)."Transitional housing"is defined in RCW 84.36.043(2)(c)and will be
included in this code update to City Council. RCW 35A.21.430 states,
"A code city shall not prohibit transitional housing or permanent supportive housing in any zones in
which residential dwelling units or hotels are allowed.Effective September 30,2021,a code city shall
not prohibit indoor emergency shelters and indoor emergency housing in any zones in which hotels are
allowed, except in such cities that have adopted an ordinance authorizing indoor emergency shelters
and indoor emergency housing in a majority of zones within a one-mile proximity to transit. Reasonable
occupancy,spacing, and intensity of use requirements may be imposed by ordinance on permanent
supportive housing, transitional housing,indoor emergency housing,and indoor emergency shelters to
protect public health and safety.Any such requirements on occupancy,spacing,and intensity of use
may not prevent the siting of a sufficient number of permanent supportive housing, transitional housing,
indoor emergency housing, or indoor emergency shelters necessary to accommodate each code city's
projected need for such housing and shelter under RCW 36.70A.070(2)(a)(ii)."
Also, per HB 1220(RCW 35A.21.430 amended in 2021, RCW 35.21.683, amended in 2021) indoor
emergency shelters and indoor emergency housing must be allowed in any zones in which hotels are
allowed,except in cities that have adopted an ordinance authorizing indoor emergency shelters and indoor
emergency housing in a majority of zones within one-mile of transit. Indoor emergency housing must be
allowed in zones with hotels.Any limitations on emergency housing and emergency shelter must be
connected to public health and safety and allow the siting of a sufficient number of units and beds necessary
Page 8 of 102
to meet projected needs."Emergency housing"is defined in RCW 36.70A.030 and in ACC 18.04.359 under
Ord. No.6960. RCW 35A.21.430 states,
"A code city shall not prohibit transitional housing or permanent supportive housing in any zones in
which residential dwelling units or hotels are allowed.Effective September30,2021, a code city shall
not prohibit indoor emergency shelters and indoor emergency housing in any zones in which hotels are
allowed, except in such cities that have adopted an ordinance authorizing indoor emergency shelters
and indoor emergency housing in a majority of zones within a one-mile proximity to transit. Reasonable
occupancy,spacing,and intensity of use requirements may be imposed by ordinance on permanent
supportive housing, transitional housing,indoor emergency housing,and indoor emergency shelters to
protect public health and safety.Any such requirements on occupancy,spacing,and intensity of use
may not prevent the siting of a sufficient number of permanent supportive housing, transitional housing,
indoor emergency housing, or indoor emergency shelters necessary to accommodate each code city's
projected need for such housing and shelter under RCW 36.70A.070(2)(a)(ii)."
Further,per RCW 35.21.915(amended in 2020),cities are limited on regulating outdoor encampments,safe
parking efforts, indoor overnight shelters and temporary small houses on property owned or controlled by a
religious organization.The RCW states,
"(2)Except as provided in subsection(7)of this section,a city or town may not enact an ordinance or
regulation or take any other action that:
(a)Imposes conditions other than those necessary to protect public health and safety and that do not
substantially burden the decisions or actions of a religious organization regarding the location of housing
or shelter,such as an outdoor encampment,indoor overnight shelter, temporary small house on-site, or
vehicle resident safe parking, for homeless persons on property owned or controlled by the religious
organization;
(b)Requires a religious organization to obtain insurance pertaining to the liability of a municipality with
respect to homeless persons housed on property owned by a religious organization or otherwise
requires the religious organization to indemnify the municipality against such liability;
(c)Imposes permit fees in excess of the actual costs associated with the review and approval of permit
applications.A city or town has discretion to reduce or waive permit fees for a religious organization that
is hosting the homeless;
(d)Specifically limits a religious organization's availability to host an outdoor encampment on its
property or property controlled by the religious organization to fewer than six months during any
calendar year.However, a city or town may enact an ordinance or regulation that requires a separation
of time of no more than three months between subsequent or established outdoor encampments at a
particular site;
(e)Specifically limits a religious organization's outdoor encampment hosting term to fewer than four
consecutive months;
(f)Limits the number of simultaneous religious organization outdoor encampment hostings within the
same municipality during any given period of time.Simultaneous and adjacent hostings of outdoor
encampments by religious organizations maybe limited if located within one thousand feet of another
outdoor encampment concurrently hosted by a religious organization;
(g)Limits a religious organization's availability to host safe parking efforts at its on-site parking lot,
including limitations on any other congregationally sponsored uses and the parking available to support
such uses during the hosting, except for limitations that are in accord with the following criteria that
would govern if enacted by local ordinance or memorandum of understanding between the host
religious organization and the jurisdiction.
(h)Limits a religious organization's availability to host an indoor overnight shelter in spaces with at least
two accessible exits due to lack of sprinklers or other fire-related concerns...
(i)Limits a religious organization's ability to host temporary small houses on land owned or controlled
by the religious organization..."
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Lastly,two new house bills(1337 and 1042)are intended to allow for the creation of additional units. HB
1337(amended in 2019; RCW 36.70A.545)allows for density bonuses for affordable housing on property
located or owned by a religious organization.This RCW states,
"(1)Any city or county fully planning under this chapter must allow an increased density bonus
consistent with local needs for any affordable housing development of any single-family or multifamily
residence located on real property owned or controlled by a religious organization provided that:
(a) The affordable housing development is set aside for or occupied exclusively by low-income
households;
(b) The affordable housing development is part of a lease or other binding obligation that requires the
development to be used exclusively for affordable housing purposes for at least fifty years, even if the
religious organization no longer owns the property;and
(c) The affordable housing development does not discriminate against any person who qualifies as a
member of a low-income household based on race, creed, color, national origin,sex, veteran or military
status, sexual orientation, or mental or physical disability;or otherwise act in violation of the federal fair
housing amendments act of 1988(42 U.S.C.Sec. 3601 et seq.).
(2)A city or county may develop policies to implement this section if it receives a request from a
religious organization for an increased density bonus for an affordable housing development.
(3)An affordable housing development created by a religious institution within a city or county fully
planning under RCW 36.70A.040 must be located within an urban growth area as defined in
RCW 36.70A.110.
(4) The religious organization developing the affordable housing development must pay all fees,
mitigation costs,and other charges required through the development of the affordable housing
development.
(5)If applicable, the religious organization developing the affordable housing development should work
with the local transit agency to ensure appropriate transit services are provided to the affordable
housing development.
(6) This section applies to any religious organization rehabilitating an existing affordable housing
development.
(7)For purposes of this section:
(a) 'Affordable housing development"means a proposed or existing structure in which one hundred
percent of all single-family or multifamily residential dwelling units within the development are set aside
for or are occupied by low-income households at a sales price or rent amount that may not exceed
thirty percent of the income limit for the low-income housing unit;
(b) "Low-income household"means a single person, family, or unrelated persons living together whose
adjusted income is less than eighty percent of the median family income,adjusted for household size,
for the county where the affordable housing development is located;and
(c) "Religious organization"has the same meaning as in RCW 36.01.290."
HB 1042(new in 2023; RCW 35.21.990)requires jurisdiction to reduce restrictions for additional housing
units within existing commercial, mixed-use and multi-family buildings by exempting the added units from
density limits, parking and other regulatory requirements.This RCW states,
"(2) Through ordinances,development regulations,zoning regulations, or other official controls as
required under subsection(1)of this section, cities may not:
(a)Impose a restriction on housing unit density that prevents the addition of housing units at a density
up to 50 percent more than what is allowed in the underlying zone if constructed entirely within an
existing building envelope in a building located within a zone that permits multifamily housing,provided
that generally applicable health and safety standards,including but not limited to building code
standards and fire and life safety standards, can be met within the building;
(b)Impose parking requirements on the addition of dwelling units or living units added within an existing
3
Page 10 of 102
building,however, cities may require the retention of existing parking that is required to satisfy existing
residential parking requirements under local laws and for nonresidential uses that remain after the new
units are added;
(c) With the exception of emergency housing and transitional housing uses, impose permitting
requirements on the use of an existing building for residential purposes beyond those requirements
generally applicable to all residential development within the building's zone;
(d)Impose design standard requirements,including setbacks,lot coverage,and floor area ratio
requirements, on the use of an existing building for residential purposes beyond those requirements
generally applicable to all residential development within the building's zone;
(e)Impose exterior design or architectural requirements on the residential use of an existing building
beyond those necessary for health and safety of the use of the interior of the building or to preserve
character-defining streetscapes, unless the building is a designated landmark or is within a historic
district established through a local preservation ordinance;
(f)Prohibit the addition of housing units in any specific part of a building except ground floor commercial
or retail that is along a major pedestrian corridor as defined by each city, unless the addition of the units
would violate applicable building codes or health and safety standards;
(g)Require unchanged portions of an existing building used for residential purposes to meet the current
energy code solely because of the addition of new dwelling units within the building, however, if any
portion of an existing building is converted to new dwelling units, each of those new units must meet the
requirements of the current energy code;
(h)Denya building permit application for the addition of housing units within an existing building due to
nonconformity regarding parking,height,setbacks, elevator size for gurney transport, or modulation,
unless the city official with decision-making authority makes written findings that the nonconformity is
causing a significant detriment to the surrounding area;or
(i)Require a transportation concurrency study under RCW 36.70A.070 or an environmental study under
chapter 43.21 C RCW based on the addition of residential units within an existing building."
II. COUNTYWIDE PLANNING POLICIES
Per City's Housing Needs Assessment(Appendix A of the Comprehensive Plan)adopted under the recent
periodic comprehensive plan update (Ord. No. 6960), the city needs to accommodate 2,300 net new
emergency housing units and 892 new net permanent supportive housing units. As shown in Figure 34,
the greatest need for housing by affordability level is in the "extremely low" and "moderate" income
levels. In addition to creating adequate capacity to accommodate the new housing units by 2024, goals
and policies of the Comprehensive Plan were evaluated and amended where appropriate to assist in
creating these new units.
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Figure 34-Housing Need by Income and County
Net New
0-30% >100% Emergency
>30%to >50% >80%to
County Total — 50% to 80% 100% to >120% Housing
Non- PSH 120% Needs
PSH
Supply 28,049 1,076 237 8,029 8,075 4,427 3,302 2,903 58
King (2019)
Net New 12,000 1,543 812 309 616 1,146 1,299 6,275 2,293
Need (2044)
Supply 3,963 0 33 134 493 1,141 680 1,482 8
Pierce (2019)
Net New 112 14 20 21 16 7 6 27 7
Need (2044) n2,300
Total Net New12,112 1,557 CD330 632 1,153 1,235 6,302
Need (2044)
Source:King County Ordinance 19660, Countywide Planning Policies;Pierce County Ordinana5-2523-
22s, Countywide Planning Policies
In relation to HB 1220,per RCW 36.70A.070(2)(c)amended in 2021 (and WAC 365-196-410(e)and (f)),
cities must demonstrate there is sufficient capacity of land for housing,including emergency housing,
emergency shelters,and permanent supportive housing. This is described further in the section below titled
"Land Capacity Analysis".
III. SUMMARY OF PROPOSED CODE CHANGES
DEFINITIONS
Definitions in Chapter 18.04 are proposed to be added or revised to address the new STEP (supportive,
temporary, emergency, and permanent) housing types supplemental standards and homeless
encampment standards.
• Religious organization—new definition ACC 18.04.793
• Transitional housing—new definition ACC 18.04.896.1
• Homeless encampment—revised defintion 18.04.465
• Host agency—revied definition 18.04.485
• Sponsoring agency—revised definition 18.04.828
PERMENANT SUPPORTIVE HOUSING(PSH)
Revise ACC Table 18.07.020 "Permitted Use Table—Residential Zones"
The residential use table provided in ACC 18.07.020 was revised to include "Permanent Supportive
Housing" (PSH) in any zones in which residential dwelling units allowed. This is required per RCW
35.21.683 (HB 1220).All the residential zones allow for residential dwelling units;therefore"Permanent
Supportive Housing" is proposed as a permitted use in all residential zones. The proposed use will be
subject to revised standards contained in ACC 18.31.160.
Revise Table 18.23.030 "Permitted,Administrative, Conditional and Prohibited Uses by Zone,
Commercial and Industrial Zones"
The commercial and industrial use table provided in ACC 18.23.030 was revised to include "Permanent
Supportive Housing" in any zones in which hotels are allowed. This is required per RCW 35.21.683 (HB
1220).The C-1 and C-2 zone allow for"Lodging—Hotel or motel" as a permitted use.The M-1 and M-2
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zone allow for"Lodging—Hotel or motel" as an administrative use. Staff proposes to allow"Permanent
Supportive Housing"as a permitted use in the C-1 and C-2 zone and as an administrative use in the M-1
and M-2 zones.The use is still subject to the standards contained in ACC 18.31.160.
EMERGENCY HOUSING(EH)
Revise Table 18.23.030 "Permitted,Administrative, Conditional and Prohibited Uses by Zone,
Commercial and Industrial Zones"
The commercial and industrial use table provided in ACC 18.23.030 was revised to include"Emergency
housing or shelter" (EH or ES) in any zones in which hotels are allowed. This is required per RCW
35.21.683(HB 1220).The C-1 and C-2 zone allow for"Lodging—Hotel or motel"as a permitted use.The
M-1 and M-2 zone allow for"Lodging—Hotel or motel"as an administrative use.Staff proposes to allow
"Emergency housing or shelter"as a permitted use in the C-1 and C-2 zone and as an administrative use
in the M-1 and M-2 zones.The use is still subject to the standards contained in ACC 18.31.160.
SUPPLEMENTAL STANDARDS RELATED TO STEP HOUSING
Revise section ACC 18.31.160(A) "Supportive housing development standards"
Per RCW 35.21.683 the city can impose reasonable occupancy, spacing, and intensity of use
requirements on permanent supportive housing, transitional housing, indoor emergency housing, and
indoor emergency shelters to protect public health and safety. However, any such requirements on
occupancy, spacing, and intensity of use may not prevent the siting of a sufficient number of permanent
supportive housing, transitional housing, indoor emergency housing, or indoor emergency shelters
necessary to accommodate each city's projected need for such housing and shelter.
Staff is proposing to revise ACC 18.31.160 to apply for all "transitional housing, permanent supportive
housing, indoor emergency shelters, and indoor emergency housing" to apply reasonable occupancy,
spacing,and intensity of use standards.Staff conferred with Building,Fire,Legal,Code Compliance,Anti-
Homeless,and various PW staff to draft standards that comply with the RCW.
The latest iteration of the code proposes a different unit allowance depending on the zoning district(draft
code in italics).As noted above—that transitional housing and permanent supportive housing units must
be allowed in zones that permit residential dwelling units and hotels. Emergency housing and shelters
must be allowed in zones that permit hotels.
1) In the RC, R-1,R-2,R-3, R-Fzones, the total number of units shall be based on the maximum units
per lot(ACC 18.07.030(D)(4)).
The maximum units per lot in the RC (RC Residential Conservancy), R-1 (Residential 1 dwelling unit
per acre), R-2(Residential Low),and R-F(Residential Flex)zones is six(6)dwelling units(allowable
under"middle housing").The maximum number of units per lot in the R-3(Residential Moderate)
zone is 20.Therefore,the maximum number of transitional housing and permanent supportive
housing units per lot in the RC, R-1, R-2,and R-F zone will be six(6)and the maximum number of
transitional housing and permanent supportive housing units per lot in the R-3 zone will be 20.
2) In the R-4 and R-NM zones, the maximum lot size is three acres.
The R-4(Residential High)and R-NM (Residential Neighborhood Mixed-Use)are the densest
residential zones.The R-4 has a minimum density of 16 units per acre and the R-NM zone has a
minimum density of 30 units per acre.There are no maximum number of units in these zones.These
zones are intended to contain large apartments and mixed use and are often adjacent to arterial
streets.To provide a maximum number of units related to transitional housing and permanent
supportive housing units,the lot(or project area)size will be capped at three acres.
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Page 13 of 102
3) Except for indoor emergency shelters,in the DUC, C-1, C-2, M-1,and M-2 zones the average unit
size is 350 square feet.
The DUC(Downtown Urban Center),C-1 (Light Commercial),C-2(Heavy Commercial), M-1 (Light
Industrial),and M-2(Heavy Industrial)zones do not have a minimum or maximum density of units.
Instead,the zoning development standards(i.e.setbacks,building height, impervious surface
maximum,or floor area ratio in the DUC)are the limiting factors in how many units can be built.
Therefore, in order to provide a reasonable calculation of the number of units,the proposal is to
provide an average square feet per unit. Using this method,the total number of units will be yielded
by dividing the lot square feet by 350.This calculation provides for the greatest number of STEP units
per lot.
Using these three methods of calculation,it is expected that the commercial and industrial zones
will accommodate the most STEP housing.
LAND CAPACITY ANALYSIS
The Growth Management Act(GMA),specifically(RCW)36.70A.070(2)(c)requires comprehensive plans
to include a housing element that identifies "sufficient capacity of land" to accommodate all projected
housing needs during the twenty-year planning horizon. In order to demonstrate a "sufficient capacity of
land", fully planning jurisdictions must complete a quantitative land capacity analysis (LCA) for
permanent supportive housing(PSH) and emergency housing(EH) needs to show sufficient capacity for
their allotted share of countywide needs. Commerce's "Guidance for Updating Your Housing Element"
provided steps for how to complete the capacity analysis. The follow steps were followed to complete
the land capacity analysis.
1) Identified all parcels in zones that allow permanent supportive housing and/or indoor emergency
housing.
2) From the identified parcels,narrowed the search to vacant and redevelopable parcels.Staff removed
all that are sufficiently encumbered by environmentally critical areas to preclude additional
development.
3) Removed all parcels with pending development permits for land uses other than PSH or EH.
4) Applied any adopted spacing or intensity requirements to the parcels from no. 3 to identify the
maximum number of potential sites where emergency housing would be allowed.
5) Calculated the number of PSH and EH units per zone based on the proposed density calculations in
ACC 18.31.160(A).
6) Added up capacity from all available sites identified in No. 5.Then divided up the capacity by zoning
district(pending).
7) Documented the capacity through a series of maps.
A series of maps, included with this memo as Attachments 8—13, show the total potential capacity for
PSH and EH. These maps analyze the potential capacity of both permanent supportive housing and
emergency housing. Maps 8 and 11 show the capacity of PSH and EH respectively without any buffers.
Maps 9 and 12 show the capacity with 500 ft.buffers around each site.In areas where the buffers overlap,
the parcels with the smaller yield of units were generally removed. Also note that buffers (spacing
requirements)may only be applied if it is directly related to public health and safety.Maps 10 and 13 show
the capacity of PSH and EH with sites that have overlapping buffers.
These series of maps, demonstrate that through the land capacity analysis there is sufficient potential
capacity for Auburn to accommodate our allotted share of countywide permanent supportive housing and
emergency housing needs.
HOMELESS ENCAMPMENT HOSTED BYA RELIGIOUS ORGANIZATION
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Page 14 of 102
Create new section ACC 18.31.165"Homeless Encampment Hosted by a Religious Organization"
The purpose of this new section is to comply with RCW 36.01.290 "Hosting the homeless by religious
organizations—When authorized—Requirements—Prohibitions on local actions."The state has set forth
standards and limitations on local jurisdiction regulation of religious organization's ability host the
homeless on property owned or controlled by the religious organization.Staff conferred with Building,Fire,
Legal, Code Compliance, Anti-Homeless, and various PW staff to draft standards that comply with the
RCW.
Remove section ACC 18.46A.070(F) "Type II Temporary Use Permit—Homeless Encampment"
Under ACC 1846A.070(F)non-profits and other service organizations may apply for a Type II Temporary
Use Permit to conduct a homeless encampment.Staff is proposing to remove the homeless
encampments, not hosted by a religious organization from city code.It has been applied for very
infrequently and non-profits and other service organizations may work with religious organizations to
provide services and support at homeless encampments hosted by religious organization.
DENSITY BONUS FOR RELIGIOUS ORGANIZATION DEVELOPMENTS
Create new subsection ACC 18.02.067(G) "Density Bonus for Sites Owned by Religious
Organizations"
The purpose of this new section is to comply with RCW 36.70A.545"Increased density bonus for
affordable housing located on property owned by a religious organization."The state has set forth
standards that require jurisdictions to allow for density bonuses for housing developments proposed on
sites that are owned by religious organizations.The density bonus is allowed as an incentive when 100
percent of the proposed development is dedicated to low-income households.The density bonus is also
applicable to rehabilitation of existing affordable housing developments.
Under this new requirement,jurisdictions were also required to establish the percentage of the density
bonus consistent with local needs.Staff is proposing a 50 percent density bonus based on the 1,557 low-
income units needed by 2044 for the City of Auburn.This number is available in the City of Auburn's
Housing Element and was collected based on the needs allocation recommended by King and Pierce
County.Staff understand that this new density bonus provision is not a single solution to the affordable
housing needs of the community,but a tool to get the City closer to meeting its goals.A 50 percent density
bonus was identified as consistent with other RCW changes and an attractive bonus to incentivize using
this new tool.Staff may consider changes to the bonus allowance depending on future use of this new
provision.
DENSITY BONUS FOR EXISTING COMMERCIAL.MIXED-USE.AND APARTMENT BUILDINGS
Create new subsection ACC 18.02.067(H) "Density Bonus for Existing Commercial,Mixed-Use,and
Apartment Buildings"
The purpose of this new section is to comply with RCW 35.21.990"New housing in existing buildings—
Prohibitions on local regulation."The state has set forth standards and restrictions for jurisdictions when
reviewing the addition of residential housing units to existing buildings that are within zones that allow for
mixed-use development.The state requires that jurisdictions allow up to a 50 percent density bonus
when new housing units are added to existing commercial and mixed-use buildings.
Under this new requirement, proposed density bonuses within existing commercial and mixed-use
buildings must be located within zones that allow for mixed-use development and must be located
completely within the existing building envelope. Incentives for applicants include no additional parking
requirements for added dwelling units, no current energy code updates for unchanged portions of the
building,and no requirements for providing an updated transportation study with the proposal.
8
Page 15 of 102
IV. DEFINTIONS(in alphabetical order)
1) RCW 36.70A.545(7)(a) "Affordable housing development"means a proposed or existing structure in
which one hundred percent of all single-family or multifamily residential dwelling units within the
development are set aside for or are occupied by low-income households at a sales price or rent
amount that may not exceed thirty percent of the income limit for the low-income housing unit.
2) ACC18.04.025"Administrative use"means a use permitted in a zone only after review and approval
by the planning director or designee.Administrative uses are those which typically have some
potential for impacts to neighboring properties,but which may be permitted within a zone following
review by the city to establish conditions mitigating impacts of the use and to assure compatibility with
other uses in the zone.
3) ACC 18.04.031 "Adult family home"means a residential home licensed by the state in which a person
or persons provide personal care,special care, room,and board to more than one but not more than
six adults who are not related by blood or marriage to the person or persons providing the services.
Adult family homes are not communal residences.
4) ACC 18.04.125"Assisted living facility"means a combination of housing,supportive services,
personalized assistance,and health care designed to respond to the individual needs of those who
need help with activities of daily living.An establishment with a central or private kitchen,dining,
recreational,and other facilities,with separate bedrooms or living quarters,where the emphasis of the
facility remains residential.An assisted living facility is not a communal residence.
5) ACC 18.04.249"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.
6) ACC 18.04.359"Emergency housing"means temporary indoor accommodations for individuals or
families who are homeless or at imminent risk of becoming homeless that is intended to address the
basic health,food,clothing,and personal hygiene needs of individuals or families. Emergency housing
may or may not require occupants to enter into a lease or an occupancy agreement.
7) ACC 18.04.360"Emergency shelter"means a facility that provides a temporary shelter for individuals
or families who are currently homeless. Emergency shelter may not require occupants to enter into a
lease or an occupancy agreement. Emergency shelter facilities may include day and warming centers
that do not provide overnight accommodations.
8) RCW 36.70A.545(7)(b) "Low-income household" means a single person,family, or unrelated persons
living together whose adjusted income is less than eighty percent of the median family income,
adjusted for household size,for the county where the affordable housing development is located.
9) ACC 18.04.694"Permanent Supportive Housing"is subsidized, leased housing with no limit on length
of stay that prioritizes people who need comprehensive support services to retain tenancy and utilizes
admissions practices designed to use lower barriers to entry than would be typical for other
subsidized or unsubsidized rental housing,especially related to rental history,criminal history,and
personal behaviors. Permanent supportive housing is paired with on-site or off-site voluntary services
designed to support a person living with a complex and disabling behavioral health or physical health
condition who was experiencing homelessness or was at imminent risk of homelessness prior to
moving into housing to retain their housing and be a successful tenant in a housing arrangement,
improve the residents' health status,and connect the resident of the housing with community-based
health care,treatment,or employment services. Permanent supportive housing is subject to all of the
rights and responsibilities defined in chapter 59.18 RCW.
10) ACC 18.04.696"Permitted use"means a land use that is allowed outright within a zone.
9
Page 16 of 102
11) King County Buildable Lands Report(June 2021)"Redevelopable land."These are lands that have
some development already, but which could reasonably be expected to see additional development
during the planning period. Redevelopable parcels include partially utilized parcels,meaning the
parcel is large enough to be subdivided to allow for the creation of additional residential lots.They can
also include under-utilized parcels,which are parcels that could be converted to a more intensive use
typically because the planned density is significantly higher than the existing density on the parcels.
V. ATTACHMENTS
1) Chapter 18.04 ACC Text Amendment
2) ACC 18.07.020 Text Amendment
3) ACC 18.23.030 Text Amendment
4) ACC 18.31.160 Text Amendment
5) ACC 18.31.165 Text Amendment
6) ACC 18.46A.070 Text Amendment
7) ACC 18.02.067 Text Amendment
8) Permanent Supportive Housing Capacity Map by Zone
9) Permanent Supportive Housing Capacity w. Buffers Map
10) Permanent Supportive Housing Capacity w. Buffers Overlap Map
11) Emergency Housing Capacity Map by Zone
12) Emergency Housing Capacity w. Buffers Map
13) Emergency Housing Capacity w. Buffers Overlap Map
14) STEP 101 Factsheet
15) STEP Frequently Asked Questions(FAQ)
16) PowerPoint Presentation
10
Page 17 of 102
ATTACHMENT 1
Chapter 18.04 ACC,Definitions Page 1 of 2
Chapter 18.04
DEFINITIONS
Sections:
18.04.465 Homeless encampment.
18.04.485 Host agency.
18.04.792 Religious institution.
18.04.793 Religious organization.
18.04.828 Sponsoring agency.
18.04.891 Supportive housing.
18.04.896.1 Transitional housing.
18.04.465 Homeless encampment.
"Homeless encampment"means an emergency homeless encampment hosted by a religious
organizationchurch or oil r a- Azat�an,which provides temporary housing to homeless persons. (Ord. 6245
§ 3,2009;Ord. 6014 §2,2006.)
18.04.485 Host agency.
"Host agency"means the owner of the property,being a religious institution or other organization,that joins a
sponsoring agency in an application for a-indoor emergency housing,indoor emergency shelters,permanent
supportive housing, and transitional housing temporary use permit for providing basic services and support to
homeless encampment residents, such as hot meals,coordination of other needed donations and services, etc.
(Ord. 6245 § 3,2009;Ord. 6014 § 3,2006.)
18.04.792 Religious institution.
"Religious institution"means an establishment,operated by a religious organization,that provides religious
worship,religious services or religious ceremonies as its principal use with the sanctuary or principal place of
worship contained within a principal building. Incidental and accessory uses that include chapels or
subordinate places of worship, school rooms,daycares,classrooms,kitchens, library rooms or reading rooms,
recreation halls or offices are permitted in the principal building or in separate buildings. Caretaker's quarters
or living quarters for employees are also permissible as an accessory use.The following incidental and
The Auburn City Code is current through Ordinance 6904,passed February 21,2023.
Page 18 of 102
Chapter 18.04 ACC,Definitions Page 2 of 2
accessory uses to a religious institution are not permitted unless allowed under a valid temporary use permit
issued pursuant to ACC 18.46A.070: (A)facilities for training of religious orders; (B)nonemployee rooms for
rent,boarding rooms or similar facilities;or(C)public showers or other public health services. (Ord. 6245 § 3,
2009;Ord. 6014 § 1,2006;Ord. 5550 § 1,2001.)
18.04.793 Religious organization.
"Religious organization"means the federally protected practice of a recognized religious assembly, school, or
institution that owns or controls real property.
18.04.828 Sponsoring agency.
"Sponsoring agency"means an organization that joins in an application with a host agency for-a temporary use
permitindoor emergency housing,indoor emergency shelters,permanent supportive housing,and transitional
housing and assumes responsibility for providing basic services and support to homeless encampment
residents, such as hot meals,coordination of other needed donations and services,etc. (Ord. 6245 § 3,2009;
Ord. 6014 §4,2006.)
18.04.891 Supportive housing.
"Supportive housing"means a multiple-family dwelling owned or sponsored by a nonprofit corporation or
government entity, designed for occupancy by individual adults that are either(A)homeless or at risk of
homelessness; (B)are experiencing a disability that presents barriers to employment and housing stability;or
(C)generally require structured supportive services to be successful living in the community; ic, ratted at a
greater unit density than otherwise allowed within a rrrticula - ;end is intended to provide long term,
rathe than tra ncitional,housing. Long term homing iciapproxin atcy longer than two years,whereas
transitional houoing is rzz>more than two years.. Supportive housing is not a communal residence. (Ord. 6560
§ 8,2015;Ord. 6245 § 3,2009;Ord. 6167 § 1,2008.)
18.04.896.1 Transitional housing.
"Transitional housing"means a supportive housing for persons or families for up to two years for the purpose
of facilitating the movement of persons and families into independent living.
The Auburn City Code is current through Ordinance 6904,passed February 21,2023.
Page 19 of 102
ATTACHMENT 2
Chapter 18.07 ACC, Residential Zones Page 1 of 7
Chapter 18.07
RESIDENTIAL ZONES
Sections:
18.07.010 Intent.
18.07.020 Uses.
18.07.030 Development standards.
Non i
18.07.020 Uses.
All\ CIIF
Table 18.07.020. Permitted Use Table - Residential Zones
P = Permitted A=Administrative C = Conditional Use X= Not Permitted
Land Uses Zoning Designations
RC R-1 R-2 R-3 R-4 R-NM R-F
A. Residential Uses.
Accessory dwelling units subject to the P' P' P' P' P' P' P'
provisions contains in Chapter 18.32
Accessory use, residential P P P P P P P
Adult family home P P P P P P1 P
Apartments (7 units or more) X X X P" P P X
Bed and breakfast or short-term rentals P P P P P X P
Caretaker apartment X X X X X P X
Communal residence four or less P P P P P X P
individuals
The Auburn City Code is current through Ordinance 6944, passed July 15,2024.
Page 20 of 102
Chapter 18.07 ACC, Residential Zones Page 2 of 7
Foster care homes P P P P P X P
Group residence facilities (7 or more X X X P P P P
residents)
Group residence facilities (6 or fewer P P P P P P P
residents)
Keeping of animals4 P2 P2 P2 P2 p2 siiih p2
Middle housing subject to the provisions P P P • P P
in Chapter 18.25 (2 to 6 units)
Neighborhood recreational buildings and A6 A6 ' i. A6 P P
facilities owned and managed by the
neighborhood homeowners'association
1_1
Use as dwelling units of(1) recreational X X X X
vehicles that are not part of an approved
recreational vehicle park, (2) boats, (3)
automobiles, and (4) other vehicles-
Renting of rooms, for lodging purposes P P P P P P
only, to accommodate not more than two
persons in addition to the family or owner
occupied unit8
Residential care facilities including but not P P P P P P P
limited to assisted living facilities,
convalescent homes, continuing care
retirement facilities
Single-unit detached dwellings, new P P P X X X P
Supportive housing (permanent), subject PX PX XP P P P P
to the provisions of ACC 18.31.160
The Auburn City Code is current through Ordinance 6944, passed July 15,2024.
Page 21 of 102
Chapter 18.07 ACC, Residential Zones Page 3 of 7
Swimming pools, tennis courts and similar P P P P P P P
outdoor recreation uses only accessory to
residential or park uses
Townhouses (attached) X X X X P P P
Transitional housing P P P P P P P
B. Commercial Uses.
Commercial horse riding and bridle trails A X X 4 X X X
Commercial recreation facility, indoor X X go P P X
iCommercial retail establishment X A ,- P P A
Convenience store X X ‘ 4
1 X P P X
Daycare, limited to a mini daycare center. I P P P P P P
Daycare center, preschool or nursery
school may also be permitted but must
be located on an arterial -
Grocery or specialty food store X X A P P A
Home-based (or family) daycare as P P P P P P P
regulated by RCW 35.63.185 and through
receipt of approved city business license
Home occupations subject to compliance P P P P P P P
with Chapter 18.60 ACC
Marijuana cooperative X X X X X X X
Marijuana processor X X X X X X X
Marijuana producer X X X X X X X
Marijuana related business X X X X X X X
The Auburn City Code is current through Ordinance 6944, passed July 15,2024.
Page 22 of 102
Chapter 18.07 ACC, Residential Zones Page 4 of 7
Marijuana researcher X X X X X X X
Marijuana retailer X X X X X X X
Marijuana transporter business X X X X X X X
Mixed-use development3'10 X X X P P P P
Personal service shop X X A P P P
Nursing homes X X X X C
', _
Privately owned and operated parks and X A •N. A P P
playgrounds and not homeowners'
association-owned recreational area qb
Professional offices X A A P9 P P
Restaurant, café, or coffee shop \ X X A A P P A
Neighborhood retail establishment X X A A P P P
C. Resource Uses.
T Agricultural enterprise:7
When 50 percent, or more, of the total A7 X X X X X X
site area is dedicated to active agricultural
production during the growing season,
and with 52 or less special events per
calendar year
When less than 50 percent of the total site C7 X X X X X X
area is dedicated to active agricultural
production during the growing season, or
with more than 52 special events per
calendar year
The Auburn City Code is current through Ordinance 6944, passed July 15,2024.
Page 23 of 102
Chapter 18.07 ACC, Residential Zones Page 5 of 7
Agricultural type uses are permitted
provided they are incidental and
secondary to the single-family use:
Agricultural crops and open field growing P X X X X X X
(commercial)
Barns, silos and related structures P X X X X X
Commercial greenhouses P X X AP X
Pasturing and grazing4 P X X X X
Public and private stables4 P X X X X X
Roadside stands, for the sale of P X X X X X
agricultural products raised on the
premises.The stand cannot exceed 300
square feet in area and must meet the I
applicable setback requirements %
Fish hatcheries C '� X X X X X
D. Government, Institutional, and Utilit, ses.
Civic, social and fraternal clubs • X X X X A A A
Government facilities A A A A A A A
Hospitals (except animal hospitals) X X X X X C C
Municipal parks and playgrounds A P P P P P P
Museums X X X X A A A
Religious institutions, less than one acre A A A A A A A
lot size Z
Religious institutions, one acre or larger C C C C C C C
lot size z
The Auburn City Code is current through Ordinance 6944, passed July 15,2024.
Page 24 of 102
Chapter 18.07 ACC, Residential Zones Page 6 of 7
Transmitting towers C C C C C C C
Type 1-D wireless communications facility P P P P P P P
(see ACC 18.04.912(W) and ACC 18.31.100)
Eligible facilities request(EFR) (wireless P P P P P P P
communications facility- See ACC
18.04.912(H))
Utility facilities and substations Cs Cs C5 s s C5
Small wireless facilities (ACC 18.04.912(0)) P P P P P P
1 An accessory dwelling unit may be permitted with an existing single-family residence
pursuant to ACC 18.31.120.
2 Please see the supplemental development standards for animals in ACC 18.31.220.
3 Individual uses that make up a mixed-use development must be permitted within the zone.
If a use making up part of a mixed-use development requires an administrative or conditional
use permit,the individual use must apply for and receive the administrative or conditional use
approval, as applicable.
4 Proximity of pasture or livestock roaming area to wells, surface waters, and aquifer recharge
zones is regulated by the King or Pierce County board of health, and property owners shall
comply with the provisions of the board of health code.
5 Excludes all public and private utility facilities addressed under ACC 18.02.040(E).
6 Administrative use permit not required when approved as part of a subdivision or binding
site plan.
7 Agricultural enterprise uses are subject to supplemental development standards under ACC
18.31.210, Agricultural enterprises development standards.
8 An owner occupant that rents to more than two persons but no more than four persons is
required to obtain a city of Auburn rental housing business license and shall meet the
standards of the International Property Maintenance Code.
9 As component of Mixed-use developments and/or office ground floor uses permitted up to
5,000 square feet.
The Auburn City Code is current through Ordinance 6944, passed July 15,2024.
Page 25 of 102
Chapter 18.07 ACC, Residential Zones Page 7 of 7
10 Commercial uses permitted outright, or allowed administratively or conditionally in this
table may be allowed as part of mixed-use development.
11 Apartment buildings and Mixed-use development consisting of no more than 20 units and
3-stories per lot is permitted.
12 Reference ACC 18.31.165 for standards related to homeless encampments hosted by a
religious organization.
(Ord. 6799 § 5 (Exh. E), 2020; Ord. 6642 § 4, 2017; Ord. 6600 § 9, 2016; Ord. 6565 § 2, 2015; Ord.
6560 § 9, 2015; Ord. 6477 § 8, 2013; Ord. 6369 § 2, 2011; Ord. 6363 § 3, 2011; Ord. 6269 § 3,
2009; Ord. 6245 § 5, 2009.)
\c) 4
4 •
4 1 1 1 .1 c)ill %
""1111 NIP
The Auburn City Code is current through Ordinance 6944, passed July 15,2024.
Page 26 of 102
ATTACHMENT 3
Chapter 18.23 ACC, Commercial and Industrial Zones Page 1 of 14
Chapter 18.23
COMMERCIAL AND INDUSTRIAL ZONES
Sections:
18.23.010 Purpose.
18.23.020 Intent of commercial and industrial zones.
18.23.030 Uses.
18.23.040 Development standards.
18.23.060 Additional development standards for the C-1, C-2, C-AG, and M-1 zones.
18.23.030 Uses. k J..
A. General Permit Requirements. Table 18.23.030 identifies the uses of land allowed in each
commercial and industrial zone and the land use approval process required to establish each
use.
B. Requirements for Certain Specific Land Uses. Where the last column in Table 18.23.030
("Standards for Specific Land Uses") includes a reference to a code section number, the
referenced section determines other requirements and standards applicable to the use
regardless of whether it is permitted outright or requires an administrative or conditional use
permit.
C. Uses Affected by the Airport Overlay. Refer to Chapter 18.38 ACC to determine whether uses
are separately prohibited by that chapter or will be required to comply with additional
regulations that are associated with the airport overlay.
Table 18.23.030. Permitted, Administrative, Conditional and Prohibited Uses by Zone,
Commercial and Industrial Zones
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 27 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 2 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
INDUSTRIAL, MANUFACTURING AND PROCESSING,WHOLESALING
Building contractor, light X P X P P
Building contractor, heavy X X X A P
Manufacturing, assembling X P X P P ACC 18.31.180
and packaging-Light I
intensity
Manufacturing, assembling X A IX I P P ACC 18.31.180
and packaging-Medium
intensity
Manufacturing, assembling X I X X X A ACC 18.31.180
and packaging- Heavy
intensity
Marijuana processor X X X C C Chapter 18.59 ACC
Marijuana producer X X X C C Chapter 18.59 ACC
Marijuana researcher X X X C C Chapter 18.59 ACC
Marijuana retailer X C X C C Chapter 18.59 ACC
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 28 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 3 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
Marijuana transporter X X X C C Chapter 18.59 ACC
business
Outdoor storage, X P X P P ACC 18.57.020(A)
incidental to principal
permitted use on property
Storage- Personal P P X P P ACC 18.57.020(B)
household storage facility
(mini-storage)
Warehousing and X X X P C ACC 18.57.020(C)
distribution
Warehousing and X P X P P
distribution, bonded and
located within a
designated foreign trade
zone
Wholesaling with on-site X P X P P
retail as an incidental use
(e.g., coffee, bakery)
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
Commercial recreation P P P P A
facility, indoor
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 29 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 4 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
Commercial recreation X A A P A ACC 18.57.025(A)
facility, outdoor
Conference/convention X A X A X
facility
Library, museum A A X A X
Meeting facility, public or P P X A A
private
I
Movie theater, except P P P X X
drive-in
Private school-Specialized A I P P P P
education/training(for
profit)
Religious institutions, lot P P A A A ACC 18.31.165
size less than one acre
I Religious institutions, lot P P A A A ACC 18.31.165
size more than one acre
Sexually oriented X P X P P Chapter 18.74 ACC
businesses
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 30 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 5 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
Sports and entertainment X A X A A
assembly facility
Studio-Art,dance, martial P P P P A
arts, music,etc.
RESIDENTIAL
Apartment units, as part of X X P P P X ACC 18.57.030
a mixed-use development2
Apartments,stand-alone X X X X X X
Caretaker apartment P P X P P
Indoor emergency housing P I P P A A ACC 18.31.160
or shelter
Live/work unit,as part of a X P P P X
mixed-use development2
Live/work unit,stand- X X X X X X
alone3
Work/live unit,as part of a XP P P P X
mixed-use development2
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 31 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 6 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
Work/live unit,stand- X X X X X
alone3
Marijuana cooperative X X X X X
Nursing home,assisted P ,P C X X
living facility
Senior housing2 X A X X X
Supportive housing P P I P A A ACC 18.31.160
(permanent)
Transitional housing P P P A A ACC 18.31.160
RETAIL
Building and landscape �X P X P P ACC 18.57.035(A)
materials sales
Construction and heavy X X X A P
equipment sales and rental
Convenience store A P X P P
Drive-through espresso A P A P A
stands
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 32 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 7 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
— Land Uses
C-1 C-2 C-AG M-1 M-2
Drive-through facility, A P P P P ACC 18.52.040
including banks and
restaurants
Entertainment, commercial A P X A A
Groceries,specialty food P P P P X
stores I
Nursery Ix P A I P P ACC 18.57.035(C)
I
Outdoor displays and sales P P P P P ACC 18.57.035(D)
associated with a
permitted use
(auto/vehicle sales not
included in this category)
Restaurant, cafe, coffee P P P P P
shop
Retail
Community retail P P P P P
establishment
Neighborhood retail P P P P P
establishment
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 33 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 8 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
— Land Uses
C-1 C-2 C-AG M-1 M-2
Regional retail X X P P P A
establishment
Tasting room P P P P P P
Tavern P X P P P A
Wine production facility, P P P I P P P
small craft distillery,small
craft brewery
SERVICES
Animal daycare(excluding A A I P A P P ACC 18.57.040(A)
kennels and animal
boarding)
Animal sales and services P P P P P P ACC 18.57.040(B)
(excluding kennels and
veterinary clinics)
Banking and related P P P P P P
financial institutions,
excluding drive-through
facilities
Catering service P P P A P P
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 34 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 9 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
— Land Uses
C-1 C-2 C-AG M-1 M-2
Daycare, including mini P P P P X
daycare,daycare center,
preschools or nursery
schools
Dry cleaning and laundry P I P P P P
service(personal)
I
Equipment rental and X P X P P
leasing
I
Kennel,animal boarding X A X A A ACC 18.57.040(C)
Government facilities;this A A A A A
excludes offices and
related uses that are
permitted outright
Hospital P P X P P
Lodging- Hotel or motel P P P A A
Medical - Dental clinic P P P P X
Mortuary,funeral home, P P X P X
crematorium
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 35 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 10 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
— Land Uses
C-1 C-2 C-AG M-1 M-2
Personal service shops P P P P 1 X
Pharmacies P P P X X
Print and copy shop P P P P X
Printing and publishing(of A P P P P
books, newspaper and I
other printed matter)
Professional offices P P 'P I P P
Repair service- A P P P P ACC 18.57.040(D)
Equipment,appliances
Veterinary clinic,animal P I P P P X
hospital
Youth community support P X X X X ACC 18.57.040(E)
facility
TRANSPORTATION,COMMUNICATIONS AND INFRASTRUCTURE
Ambulance,taxi,and X A X P P
specialized transportation
facility
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 36 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 11 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
Broadcasting studio P P X P P
Heliport X C X C C
Motor freight terminal' X X X X X See Footnote No. 1
Parking facility, public or P P P P X
commercial,surface I
Parking facility, public or I P P P I P X
commercial,structured
Towing storage yard X X X A P ACC 18.57.045(A)
Utility transmission or A I A A A A
distribution line or
substation
Wireless communications * * * * * *See ACC 18.31.100 for use
facility(WCF)(See ACC regulations and zoning
18.04.912(W)) development standards.
Eligible facilities request P P P P P
(EFR)(wireless
communications facility)
(See ACC 18.04.912(H))
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 37 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 12 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
Small wireless facilities P P P P P
(ACC 18.04.912(01)
VEHICLE SALES AND SERVICES
Automobile washes A P P P P ACC 18.57.050(A)
(automatic,full or self-
service)
Auto parts sales with IA P P I P P
installation services
Auto/vehicle sales and A P X P P ACC 18.57.050(B)
rental
Fueling station A I P P P P ACC 18.57.050(C)
Mobile home, boat, or RV X P X P P
sales
Vehicle services- X P X P P ACC 18.57.050(D)
Repair/body work
OTHER
Any commercial use A A A A A
abutting a residential zone
which has hours of
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 38 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 13 of 14
P- Permitted
PERMITTED,ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY C-Conditional
ZONE A-Administrative
X- Prohibited
Zoning Designation
LAND USE Standards for Specific
Land Uses
C-1 C-2 C-AG M-1 M-2
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.
Other uses may be P P P P P
permitted by the planning
director or designee if the
use is determined to be
consistent with the intent I
of the zone and is of the
same general character of
the uses permitted.See
ACC 18.02.120(C)(6),
Unclassified Uses.
1 Any motor freight terminal,as defined by ACC 18.04.635. in existence as of the effective date of the
ordinance codified in this section, is an outright permitted use in the M-1 and M-2 zones.Any maintenance,
alterations and additions to an existing motor freight terminal which are consistent with ACC 18.23.040,
Development standards,are allowed.
2 Any mixed-use development or senior housing project vested prior to Resolution No. 5187(December 7,
2015) is an outright permitted use in the C-1 zone. Subsequently, if a nonresidential use within a vested
mixed-use development changes,then the nonresidential use shall maintain a minimum of 10 percent of the
cumulative building ground floor square footage consisting of the uses permitted outright,administratively, or
conditionally, listed under"Recreation, Education,and Public Assembly,""Retail,"or"Services"of the C-1 zone.
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 39 of 102
Chapter 18.23 ACC, Commercial and Industrial Zones Page 14 of 14
3 Any stand-alone live/work units or stand-alone work/live units vested prior to the effective date of the
ordinance codified in this chapter are outright permitted uses.
(Ord. 6885§ 1 (Exh.A),2022;Ord. 6838§ 1 (Exh.A),2021;Ord. 6799§ 6(Exh. F), 2020;Ord.6728§3(Exh. C),
2019; Ord. 6688§ 1 (Exh. 1),2018; Ord. 6644§2,2017; Ord. 6642§ 9,2017; Ord. 6508§ 1,2014; Ord. 6433§26,
2012.)
C1 )1111111
(1111\ %
1111Ckil
The Auburn City Code is current through Ordinance 6912, passed July 17,2023.
Page 40 of 102
ACC 18.31.160, Supportive housing development standards Page 2 of 4
18.31.160 Supplemental standards for transitional housing,
permanent supportive housing, indoor emergency shelters.
and indoor emergency housing._pportive housing
development standards
A. General Standards.Transitional housine, permanent supportive housing, indoor emereencv
shelters, and indoor emergency housing projects Supportive houvng projects allowed pursuant
to ACC 18.07.020 and ACC 18.23.030 shall comply with the following standards:
1. In the RC, R-1, R-2, R-3. R-F zones, the total number of units shall be based on the
maximum units per lot (ACC 18.07.030(D)(4)).
2. In the R-4 and R-NM zones, the maximum lot size is three acres.
3. Except for indoor emergency shelters. in the DUC. C-1. C-2. M-1. and M-2 zones the
average unit size is 350 square feet (on-site manager unit excepted).
— Minimum lot area per unit: 1,200 square feet.
24„ Must comply with the International Building Code(IBC)with relation to occupancy.
For lots with an area ^f i p to one acre, the maximum number of i initc �Ilnwe-d is 2G; fa
lots with an area-greater than ene acre,, the maxim6im n`imber of snits mellowed is 50
Maximum lot size: two acres.
1. Minimi.rn separation from other supportive housing projects: five miles.
5. Maximum unit size: n5n sq- uro feet(on_cite manag€r i snit exce- tedl
5. Shall provide an on-site resident manager who is accountable to the owner or manager
of the supportive housing project.
6. While participation is not mandatory.Aappropriate on-site or off-site support services
shall be available_ within 1,000 feet. Off-site support services shall provide residents with
case management services, medication monitoring, help with vocational training and goals,
access to chemical dependency services, assistance with activities of daily living, etc.
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 42 of 102
ACC 18.31.160, Supportive housing development standards Page 3 of 4
8. Registered sex offenders J111 not be allowed to reside within ✓pportive housing
projects located within 880 feet of a school, church, daycare facility or public park.
97. A written management plan shall be provided for the review and approval of the
planning director. At a minimum, a management plan shall address the following:
a. The specific nature of the supportive housing project and its intended occupants;
b. Its potential impact on nearby residential uses and proposed methods to mitigate
those impacts;
c. Identification of the project management or agency to whom support staff are
responsible and who will be available to resolve concerns pertaining to the facility;
d. Identification of staffing, supervision and security arrangements appropriate to the
facility;
e. If the planning director determines at any time there is evidence of fraud in obtaining
the permit; concealment or misrepresentation of any material fact on the application or on
any subsequent applications or reports; or that the supportive housing project is found to
be in violation of the approved plans, conditions of approvals, or the terms of the permit or
management plan, and the owner has failed to correct the violation after proper notice
thereof; then the planning director may order the closure of the project.
109. If a supportivethe housing project is discontinued or abandoned, future use of the
property shall be in conformance with the use and development standards of the R 20
underlying zone. (Ord. 6245§ 15,2009.)
B. Indoor overnight shelter specific standards. Where an indoor overnight shelter does not
have sprinklers the following shall apply:
1. Has at least two accessible exits: and
2. Does not pose imminent danger to persons. as determined by the Building Official;
then
3. The organization must enter into a memorandum of understanding for fire safety that
includes local fire district inspections. an outline for appropriate emergency procedures.
a determination of the most viable means to evacuate occupants from inside the host
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 43 of 102
ACC 18.31.160, Supportive housing development standards Page 4 of 4
site with appropriate illuminated exit si2nage. panic bar exit doors. and a completed fire
watch agreement indicating:
a. Posted safe means of egress;
b. Operable smoke detectors, carbon monoxide detectors as necessary, and fire
extinguishers; and
c. A plan for monitors who spend the night awake and are familiar with
emergency protocols, who have suitable communication devices, and who know
how to contact the local fire department.
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 44 of 102
ATTACHMENT 5
Chapter 18.31
SUPPLEMENTAL DEVELOPMENT STANDARDS
Sections:
18.31.010 Daycare standards.
18.31.020 Fences.
18.31.025 Retaining walls.
18.31.030 Height limitations—Exceptions.
18.31.040 Lots.
18.31.050 Single-unit detached dwelling siting and design standards.
18.31.060 Recreational vehicle parks.
18.31.070 Setbacks.
18.31.080 Heliports.
18.31.090 Work release,prerelease and similar facilities.
18.31.100 Wireless communications facilities siting standards.
18.31.110 Siting of small wireless facilities.
18.31.115 Wetland mitigation.
18.31.130 Communal residence standards.
18.31.140 Gated residential subdivisions.
18.31.150 Secure community transition facilities.
18.31.160 Supportive housing development standards.
18.31.165 Homeless encampment hosted by a religious organization standards.
18.31.170 Reserved.
18.31.180 Performance standards.
18.31.190 Supplemental standards for residential mobile home communities.
18.31.200 Architectural and site design review standards and regulations.
18.31.210 Agricultural enterprises development standards.
18.31.220 Permitted animals.
18.31.230 Repealed.
18.31.165 Homeless Encampment Hosted by a Religious Organization.
A. Homeless encampments hosted by a religious organization is allowed as an accessory use to
a religious institution, subiect to the following criteria and requirements:
1. Notice.
a. The religious organization shall notify the city of the proposed homeless
encampment a minimum of 30 days in advance of the proposed date of establishment
Page 45 of 102
for the homeless encampment and at least 14 days before encampment commences.
The advance notification shall contain the following information:
i. The date the homeless encampment will encamp::
ii. The length of the encampment:
iii. The maximum number of residents proposed:
iv. The host location: and
v. Documentation that the host organization meets the definition of ACC
18.04.793.
b. The religious organization shall conduct at least one public informational meeting,
at least one week but no later than 96 hours prior to commencing the encampment.
The time and location of the meeting shall be agreed upon between the city and
sponsoring agency. All property owners within 1,000 feet of the proposed homeless
encampment shall be notified at least 14 days in advance of the meeting by the
sponsoring agency. Proof of mailing shall be provided to the director of planning and
development. At any time prior to the meeting the city will either:
i. Display notice signage at the meeting site:
ii. Display notice signage at the hosting site:
iii. Post the notice on the city's website: or
iv. Post the notice in the newspaper of local circulation.
c. A memorandum of understanding to protect the public health and safety of both the
residents within and outside of the encampment. At a minimum. the agreement must
include information regarding:
a. The right of a resident in an outdoor encampment to seek public health and
safety assistance:
b.The resident's ability to access social services on-site, and the resident's ability
to directly interact with the religious organization, including the ability to express
any concerns regarding an sponsor agency to the religious organization:
c. A written code of conduct agreed to by the religious organization, if any.
sponsor religious organization, and all volunteers working with residents of the
outdoor encampment: and
Page 46 of 102
d. When a publicly funded managing agency exists, the ability for the religious
organization to interact with residents of the outdoor encampment using a
release of information.
2. Site Criteria.
a. The property must be owned or controlled by the religious organization whether
within buildings located on the property or elsewhere on the property outside of
buildings.
b. The property must be sufficient in size to accommodate tents and necessary on-
site facilities. including, but not limited to, the following:
i. Sanitary portable toilets in the number required to meet capacity guidelines:
ii. Hand washing stations by the toilets and by the food areas:
iii. Refuse receptacles and trash enclosures:
c. If sanitary portable toilets are used, proof of service contract for maintenance must
be submitted.
d. The religious organization shall provide an adequate water source to the homeless
encampment, as approved by the provider as appropriate or other water service. Proof
of contracted service of water vendor or proposed source of water must be depicted
on site plan.
d. No homeless encampment shall be located within a critical area or its buffer as
defined under Chapter 16.10 ACC.
e. No permanent structures will be constructed for the homeless encampment.
f. No more than 100 residents shall be allowed.The city may further limit the number
of residents as site conditions dictate.
g. Adequate on-site parking shall be provided for the homeless encampment. No off-
site parking will be allowed. The number of vehicles used by homeless encampment
residents shall be provided. If the homeless encampment is located on site with
another use, it shall be demonstrated that the homeless encampment parking will not
create a shortage of code-required on-site parking for the other uses on the property.
Page 47 of 102
h. The homeless encampment shall be adequately buffered and screened from
adjacent right-of-way and residential properties. Screening shall be a minimum height
of six feet and may include, but is not limited to, a combination of fencing, landscaping,
or the placement of the homeless encampment behind buildings.The type of
screening shall be approved by the city.
i. All sanitary portable toilets shall be screened from adjacent properties and rights-of-
way.The type of screening shall be approved by the city and may include, but is not
limited to. a combination of fencing and/or landscaping.
j. The religious organization shall be responsible for the cleanup of the homeless
encampment site within seven calendar days of the encampment's termination.
3. Security.
a. An operations and security plan for the homeless encampment shall be submitted
and approved by the city.
b. The religious organization shall provide to all residents of the homeless
encampment a code of conduct for living at the homeless encampment.A copy of the
code of conduct shall be submitted to the city at the time of application.
c. All homeless encampment residents must sign an agreement to abide by the code
of conduct and failure to do so shall result in the noncompliant resident's immediate
and permanent expulsion from the property.
d. The religious organization shall keep a log of all people who stay overnight in the
encampment, including names and birth dates, and dates of stay.
e. The religious organization shall take all reasonable and legal steps to obtain
verifiable identification. such as a driver's license. government-issued identification
card, military identification or passport from prospective and existing encampment
residents.
f. The religious organization will use identification to obtain sex offender and warrant
checks from the Pierce County or King County sheriff's office or relevant local police
department.
Page 48 of 102
i. If said warrant and sex offender checks reveal either: (A) an existing or
outstanding warrant from any jurisdiction or the arrest of the individual who is the
subject of the check: or(B)the subiect of the check is a sex offender. required to
register with the county sheriff or their county of residence pursuant to RCW
9A.44.130, then the religious organization shall immediately contact the Auburn
police department if there is an active warrant. is due to the individual being a sex
offender required to register and/or if. in the opinion of the on-duty executive
committee member or the on-duty security staff. the person is a potential threat
to the community.
g. The religious organization shall self-police and self-manage its residents and
prohibit alcohol, drugs. weapons, fighting, and abuse of any kind. littering or disturbing
neighbors while located on the property.
h. The religious organization will appoint an executive committee member to serve
on-duty at all times to serve as a point of contact for city of Auburn police and will
orient the police as to how the security operates.The names of the on-duty executive
committee members will be posted daily in the security tent.The city shall provide
contact numbers of nonemergency personnel, which shall be posted at the security
tent.
4. Timing.
a. The maximum consecutive duration of a homeless encampment shall be 120 days.
Citywide, the total maximum number of days homeless encampments may operate in
the city shall not exceed six months in any 24-month period (e.g., two homeless
encampments each operating 1200 days (maximum 6-months total) may be allowed in
a 24-month period).
b. Simultaneous and adjacent hostings of outdoor encampments by religious
organizations may be limited if located within one thousand feet of another outdoor
encampment concurrently hosted by a religious organization.
5. Health and Safety.
a. All temporary structures within the homeless encampment shall conform to all
adopted building codes and Washington State amendments.
Page 49 of 102
b. The homeless encampment shall conform to the following fire requirements:
i. Material used as roof covering and walls shall be of flame-retardant material.
ii. There shall be no open fires for cooking or heating.
iii. No heating appliances within the individual tents are allowed unless the
appliance is designed and licensed for that purpose.
iv. No cooking appliances other than microwave appliances are allowed.
v. An adequate number and appropriate rating of fire extinguishers shall be
provided as approved by the fire department.
vi. Adequate access for fire and emergency medical apparatus shall be provided.
This shall be determined by the fire department.
vii. Adequate separation between tents and other structures shall be maintained
as determined by the fire department.
viii. Electrical service shall be in accordance with recognized and accepted
practice: electrical cords are not to be strung together. and any cords used must
be approved for exterior use.
c. The conduct of the homeless encampment must comply with ACC 8.12.020
"Nuisances affecting public health and safety"and 8.28.010"Noise control".
d. The religious organization shall permit inspections by Auburn staff and the King
County health department at reasonable times without prior notice for compliance.
6. Termination. If the religious organization fails to take action against a resident who
violates the standards provided herein. it may result in immediate termination of the
homeless encampment. If the city learns of uncontrolled violence or acts of undisciplined
violence by residents of the encampment and the sponsoring agency has not adequately
addressed the situation. the encampment must be immediately terminated. (Ord. 6565§4.
2015: Ord.6287§2.2010:Ord. 6268§2.2009.)
Page 50 of 102
ATTACHMENT 6
Chapter 18.46A ACC,Temporary Uses Page 1 of 6
Chapter 18.46A
TEMPORARY USES
Sections:
18.46A.010 Intent.
18.46A.020 Permit approval required.
18.46A.030 Application and review for temporary use permits.
18.46A.040 Appeals of decisions.
18.46A.050 Exemptions.
18.46A.060 Coordination with other city codes.
18.46A.070 General and specific temporary use permits.
18.46A.080 Approval criteria.
18.46A.090 Performance standards.
18.46A.100 Time limitation.
18.46A.110 Limitation on activity.
18.46A.120 Permit revocation.
18.46A.130 Removal of temporary uses.
18.46A.140 Assurance device.
18.46A.070 General and specific temporary use permits.
F. Specific Type II Temporary Use Permit- Homeless Encampment. In accordance with ACC
18A16A.030, the planning director or designee may issue a Type II temporary and revocable use
permit for a homeless encampment subject to the following criteria and requirements:
1. Procedural Approval.
a minimum of 30 days in advance of the proposed date of establishment for the
homeless encampment and at least 1 it !Jays before submittal of the temnnr�ni i ice
Hermit The �rl i�n�e nntifi��tinn chill �nnt�in the follnniipg infnrm�tinn•
N
i. The date the homeless encampment will encamp;
ii The length of the encampment•
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 51 of 102
Chapter 18.46A ACC,Temporary Uses Page 2 of 6
iii. The maximu�-n number of residents proposed; and
j-v The host location.
�niill he Inr7to� minimum of wo wee s nrinr to th bmitt'I of tho temnnr y u
between the city and spanxring agency. All property owners within 1,000 feet of the
proposed homeless encampment shall be notified atl-east 14 days in advance of the
meeting by the sponsoring agency. Proof of mailing Aiall be provided to the director of
planning and development.
c. The temporary use permit application shall be accompanied by a hold harmless
c of Aclhclrn fir, and hold it h ess rom III dam ges that result r
operation of the homeless encampme t-b-by s irh normi+ grantee end chill nays al-
damages for which the permit grantee or the city of 4uburn shall lee he li ble 'nth„e
operation of the homeless encampment; provided, that in case any claim is f'ied'„�a oo<th
the dity of 4i b irn or ten"cuir or actic+n is instituted against said city by reason of any
such damage er injury, th-e Gity €o incil shall nrmmptIy €puce wri+ton noti€o thereof to
action.
2. Site Criteria.
smell cdrbmlt wri+ton a roomont from the host ac an-cy aIlo intr the homeless
oncamnmont
site facilities, includin& but not limited to, the following:
i. Sanitary portable toilets in the number required to meet capacity guidelines;
ii. Pang w shing stations by the toilets end by the food �rox•
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 52 of 102
Chapter 18.46A ACC,Temporary Uses Page 3 of 6
iii. Refuse receptacles;
iv. Food tent and security tent.
r The host end sponsoring agenricc shall i
provde�.ae a.n_an adequate oo[a.tersorce to th.e
homeless encampm nt, ac apAr r ac 3Wropriate or other water
cendire
d. No homeless encampment kill be located within a critical area e-r its b-ffer-a-s—
defined under Chapter 16.10 ACC.
e. No permanent structures will be cons -cted for the homeless encampment.
f I�In more thin 1(1(1 re ent� III he �IlnniedJ The y m�_� fi i�r__�_thy lim_�_�it the numkier
of recirJentc �c cite rnnrditinnc rdirt�te
g. Adequate on-site parkingall be provided for the homeless encampment. No off
site parking will be allowed. The number of vehicles used by homeless encampment
residents shall be provided. If the homeless encampment is located on site with
another use, it shall be demonstrated that the homeless encampm�t parking will not
create a shortage of code-required on-site parking for the other uses on the property.
h. The homeless encampment shall he within ^u rter mile of a b-ac c+op with se„en
f a blwc
stop, the sponsoring agency must demonstrate the ability for residents to obtain
access to the nearest public transportation stop (such as carpools or shuttle buses).
i. The homeless encampment shall be adequately buffered and screened from
adjacent right of way and residential properties. Screening shall be a minimum height—
of six feet-and-may inrc ode but is not limited to, a combination of fend ng landscaping,
cra�TTvrnr-r-rrccv cv�c
or the placement of the homeless encampment behind buildings. The type of
screeningJiall be approved by the city.
Ji• All canitary portahle tniletc shall he screened from ad ac nt nroperties anrl ricrhtc_nf_
IimitedJ to r^rnl�inatinn of fencing and/or landscaping
k. The sponsoring agency shah be-re.spo Jbie fo anup of the homeless
encampment site within seven calendar days of the encampment's termination.
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 53 of 102
Chapter 18.46A ACC,Temporary Uses Page 4 of 6
3. Security.—
a An operations andd security plan for the homeless encampment chull c ibmitted
and approved by the city.
b. The host-agen€shall provide too_all_��ll rare ents of the homeless encam m-ent a c el-e
be ci ihmittedJ to the d•itd at the time of application
c. All homeless encampment residents must sign an agreement to abide by the code
of conduct and failure to do so shall result in the noncompliant resident's immediate
and permanent expulsion from the property.
d. The sponso g agen sh eep people who stayove-rn-i-ght
encampment including names-an c1 birth dJatec and dJatec of stw
e The sponsoring agency shall take all rdunz-Able and legal steps to obtain verifiable
identification, such as a driver's license, government-issued identification card, military
identification or pa oport from prospective and existing encampment residents.
f. The sponsoring agency will use identification to obtain sex offender and warrant
checks from the Pierce County or King County sheriff's office or relevant local police
department.
i If said warrant and sex offender checks reveal either• (A) an existing or
outstanding warrant from any jurisdiction in the United States for the arrest of the
individual o^ohe is the subject of the check; e -( )-the subiect of the the k is a c?x—
pty.—s aant to RCW 9A.44.130, then the sponsoring agency will reject the subject of
the check for residency to homeless encampment or eject the subject of the check
if that person is already homeless encampment resident
ii. The sponsoring agency shall immediately contact the Au.b.cn police
department if the reason for rejection or ejection of an individual from the
homeless encampment is an a`ti a warrant is duet^ the inclividli aI being sex
nica
potential threat to the cc'mmvnit-
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 54 of 102
Chapter 18.46A ACC,Temporary Uses Page 5 of 6
g. The sponsoring agency shall self-police and self-mane its residents and prohibit
a-lcoholrry,-air-ugs,,weaponTsTight g,�and abuse of�rany kicind, littering oor d-iisturbi g
neighbors while located on the property.
rli ity at all times to serve ac point of contact fnr city of /A`Ih rn rnlice and mill orient
Eommitt`-`ee �_�m_ om ers w all he--posted d-a.i-1 -in the coca irity tent Tho city ch111
n rs'r3W-d-e
c` ntact i i nmberc of nnnemergen y nercnnnel which &hall be posted at the sec�ccurity
i
tent.
/1. Timing.
a.. T ximur.-n continuous duration of a homeless encampment shall be 90 days.
Citywide, the total maximum n`Imher of days homeless encampments may operate in
the city shall not exceed 180 day in and°24 rth period (e t v meless
encampments each operating Qn clays (maximum 1�n days total\ magi he allnnied in
24 month period).
bNo more than one homeless e campment magi he located in the city at any time
5. Health and Safety.
hi iildinrs codes
b. he h�homeiess encampment shall conform to the following fire rest iirements:
i. Material as roof covering and walls shall be of flame retardant material.
I; hery hall be no open fires for cooking or heating
iii. No heating aKliances-Mthin the--ind4-E1-61-a-lTents are allowed unless the
alliance is designed and licensed for that purpose.
iv. No cooking appliances other than microwave appliances are allowed.
v. An adequate number and appropriate rating of fire extinguishers Jiall be—
roaFlde ac aKroved by the fire department.
The Auburn City Code is current through Ordinance 6961, passed December 2,2024.
Page 55 of 102
ATTACHMENT 7
ACC 18.02.067, Units allowed per lot Page 1 of 5
18.02.067 Units allowed per lot.
A. Applicability. The standards in this section apply to all residential uses in residential and
mixed-use zones.
B. Units. For the purposes of this section, "units" refer to dwelling units, including accessory
dwelling units (ADUs).
C. Base Units Allowed Per Lot. All lots in residential zones greater than 1,000 square feet in area
may be developed with up to the number of units shown in ACC 18.07.030(D)(1)when in
compliance with all other relevant standards of this chapter and Chapter 18.25 ACC. Example: If
four units are the base units on a given lot, and a fourplex has been developed, no ADUs may
be added.
D. Middle Housing Base Units per Lot Allowed With Transit or Affordability Bonus. Unit bonuses
specific to middle housing are required to comply with RCW 36.70A.635.
1. All lots in residential zones may be developed with up to the number of middle housing
units shown in ACC 18.07.030(D)(2) under the following conditions:
a. The lot is within one-quarter mile walking distance of a major transit stop (as
defined in ACC 18.04.597), or
b. At least two units on the lot are affordable housing meeting the requirements of
subsections (D)(2)through (D)(6) of this section.
Note: Bonus units for subsections (D)(1)(a) and (D)(1)(b) of this section are not cumulative.
Single-unit detached housing lots are not eligible for bonuses and are not allowed as a
component of the bonus development.
2. To qualify for additional units under the affordable housing provisions, applicant shall
commit to renting or selling the required number of units as affordable housing.
3. Dwelling units that qualify as affordable housing shall have costs, including utilities
other than telephone, that do not exceed 30 percent of the monthly income of a household
whose income does not exceed the following percentages of median household income
adjusted for household size, for the county where the household is located, as reported by
the United States Department of Housing and Urban Development:
The Auburn City Code is current through Ordinance 6971, passed February 3,2025.
Page 57 of 102
ACC 18.02.067, Units allowed per lot Page 2 of 5
a. Rental housing: 60 percent.
b. Owner-occupied housing: 80 percent.
4. The units shall be maintained as affordable for a term of at least 50 years, and the
property shall satisfy that commitment and all required affordability and income eligibility
conditions.
5. The applicant shall record a covenant or deed restriction that ensures the continuing
rental or ownership of units subject to these affordability requirements consistent with the
conditions in Chapter 84.14 RCW for a period of no less than 50 years. The covenant or
deed restriction must address the following:
a. How affordability will be defined, managed, and controlled under scenarios for
both ownership and rental housing.The covenant must commit to renting or selling
the required number of units as affordable housing and, for rental units, ensure the
continuing rental of units consistent with Chapter 84.14 RCW.
b. Criteria and policies to maintain public benefit if the property is converted to a use
other than that which continues to provide for permanently affordable housing.
6. The units dedicated as affordable housing shall:
a. Be provided in a range of sizes comparable to other units in the development.
b. The number of bedrooms in affordable units shall be in the same proportion as the
number of bedrooms in units within the entire development.
c. Generally, be distributed throughout the development and have substantially the
same functionality as the other units in the development.
E. Lot Area per Unit Above Base Allowance. Additional units beyond what is allowed under ACC
18.25.040(A) are allowed based on lot area above the minimum lot size threshold. One
additional unit is allowed above the base for each interval of the value shown in ACC
18.07.030(D)(3) up to the maximum number of units per lot(ACC 18.07.030(D)(4)), except for
courtyard housing. For example: a lot with an area of 5,650 square feet in the R-2 zone may
have one additional unit above the base of four because it is 1,250 square feet larger than the
minimum lot size.
The Auburn City Code is current through Ordinance 6971, passed February 3,2025.
Page 58 of 102
ACC 18.02.067, Units allowed per lot Page 3 of 5
F. Maximum Units per Lot.
1. Except for courtyard housing, the total number of units shall not exceed the value listed
in ACC 18.07.030(D)(3).
2. The maximum number of units for courtyard housing is two times the number of units
listed in ACC 18.07.030(D)(4). (Ord. 6959§ 1 (Exh.A),2024.)
G. Density Bonus for Sites Owned by Religious Organizations. Real property owned or controlled by
religious organizations may aualifv for a 50 percent density bonus for housing units when
developing single-family residences or apartment buildings, provided that:
1. 100 percent of the units are dedicated as affordable housing and set aside for or
occupied exclusively by low-income households as defined by RCW 35A.63.300(6)(b):
2. The units shall be maintained as affordable for a term of at least 50 years, and the
property shall satisfy that commitment and all required affordability and income eligibility
conditions. even if the religious organization no longer owns the property:
a.The applicant shall record a covenant or deed restriction that ensures the continuing
rental or ownership of units for a period of no less than 50 years.
b. The covenant or deed restriction must address how affordability will be defined,
managed, and controlled under scenarios for both ownership and rental housing.The
covenant must commit to renting or selling the required number of units as affordable
housing.
3. The affordable housing development does not discriminate against any person who
qualifies as a member of a low-income household based on race. creed. color. national
origin, sex.veteran or military status. sexual orientation, or mental or physical disability: or
otherwise act in violation of the federal fair housing amendments act of 1988:
4. The religious organization developing the affordable housing development must pay all
fees, mitigation costs, and other charges required through the development of the
affordable housing development:
5. Religious organizations rehabilitating an existing affordable housing development as
defined by RCW 35A.63.300(6)(a) are also eligible to pursue a density bonus under this
section:
The Auburn City Code is current through Ordinance 6971, passed February 3,2025.
Page 59 of 102
ACC 18.02.067, Units allowed per lot Page 4 of 5
6. The proposal is consistent with the development standards of the underlying zone.
H. Density Bonus for Existing Commercial. Mixed-Use. and Apartment Buildings. Existing
Commercial. Mixed-Use. and Apartment Buildings may qualify for a density bonus of up to 50
percent when adding housing units. provided that:
1. The additional housing units are located entirely within the existing building envelope.
and generally applicable health and safety standards. including but not limited to building
code standards and fire and life safety standards. can be met within the building;
2. The existing parking is not reduced through the addition of nyv housing units:
3. The existing building is located within one of the following zones that allows for mixed-
use development- R-3. R-4. R-NM, R-F, C-2, C-AG. and M-1; Ilk
4. The addition of dwelling units complies with Mixed-Use and Apartment development
design standards when located along Multimodal transportation corridors:
5. The building received a final certificate of occupancy 3 years prior to the permit
application to add housing units:
6. The proposal is consistent with the development standards of the underlying zone:
7. The proposal is allowed the following exemptions;
a.The proposal shall not be required to provide additional parking for added housing
units:
b. The proposal shall not be required to meet the current energy code for unchanged
portions of an existing building. New units provided are not exempt from current
energy code requirements.
c. The proposal shall be exempt from providing a transportation concurrence study
under RCW 36.70A.070 or an environmental study under Chapter 43.21 C RCW based
on the addition of residential units within an existing building.
The Auburn City Code is current through Ordinance 6971, passed February 3,2025.
Page 60 of 102
ACC 18.02.067, Units allowed per lot Page 5 of 5
The Auburn City Code is current through Ordinance 6971, passed February 3, 2025.
Disclaimer: The city clerk's office has the official version of the Auburn City Code. Users should
contact the city clerk's office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by General Code.
CC .°111)
The Auburn City Code is current through Ordinance 6971, passed February 3,2025.
Page 61 of 102
ATTACHMENT 8
City of Auburn Permanent Supportive Housing Capacity
Minimum Requirement: 892 units
Potential Capacity*: 6,075 units
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Map ID:6328
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only and does not necessarily represent exact
M-2 Heavy Industrial (71) RC Residential Conservancy(54) geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
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ATTACHMENT 9
City of Auburn Permanent Supportive Housing Capacity
Minimum Requirement: 892 units
Potential Capacity*: 3,887 units
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ATTACHMENT 10
City of Auburn Permanent Supportive Housing Capacity
Minimum Requirement: 892 units
Potential Capacity*: 6,075 units
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tColor changed for clarity only and does not necessarily represent exact
R-1 Residential 1 DU/Acre purposes. geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
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ATTACHMENT 11
Cityof Auburn Emergency Housing Capacity
Minimum Requirement: 2,300 units
Potential Capacity*: 3,999 units
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Information shown is for general reference purposes
% M-2 Heavy Industrial (71) only and does not necessarily represent exact
geographic or cartographic data as mapped. The
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ATTACHMENT 12
Cityof Auburn Emergency Housing Capacity
Minimum Requirement: 2,300 units
Potential Capacity*: 3,150 units
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only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
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ATTACHMENT 13
Cityof Auburn Emergency Housing Capacity
Minimum Requirement: 2,300 units
Potential Capacity*: 3,999 units
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ATTACHMENT 14
64.4 Washington State
'40 Commerce STEP FOR ALL AUDIENCES COMMUNICATIONS
DIENCESIONS TOOLKIT
Planning for STEP Housing Types
There is a critical demand for 1.1 million homes Future housing needs by area median income (AMI) groups
in Washington over the next two decades,
according to projections from the Washington
State Department of Commerce. Of that 1.1 ° oEla
°°° El 0 0
million, more than 600,000 homes need to be p °�° II M �� n
Apartments Multi-plex Single family
affordable for individuals at the lowest income 1e1rtsoma-five!lousing t ,
levels (i.e., less than or equal to 80 percent of the 0.3 ,,im acme 30-50%w 50-80°6"'" 80-120%' 120+%
area median income). In addition, if we do not
build more affordable housing,we will need 122,469 220,539 180,316 124,928 147,844 310.740
about 91,000 emergency housing beds in 20 1.1 Million new homes will be needed in the next 20 years
years. Some of the housing for very low-income
segments can collectively be called "STEP." rnaddttion.there will also need tobe:
91,357 Emergency housing beds(temporary housing)
What is STEP?
Indoor emergency Shelter, Transitional housing, Emergency housing and Permanent supportive housing
a facility that provides a temporary*shelter for individuals or families who are currently experiencing
FtGeNCV homelessness.This includes day and warming centers that do not provide overnight accommodations.(RCW
oME .fER 36.70A.030(1511
SO°'
a project that provides housing and supportive services for up to two years(or longer)for individuals or families
IOW"
who are experiencing homelessness.The purpose of transitional housing is to facilitate the movement of
IRO vs`NG people from homelessness to permanent housing.(ROW 84.36.043(31(c))
N�
temporary*indoor accommodation for individuals or families who are homeless or at imminent risk of
GECtC becoming homeless.It is intended to address the basic health,food,clothing and personal hygiene needs of
0Mvs`NG individuals or families.(ROW 36.70A.030(1411
subsidized,leased housing with no limits on length of stay.It is designed to support people who were
N experiencing homelessness or likely to experience homelessness before moving because of their complex and
�MP Ale disabling behavioral health and physical health conditions.Residents are provided with support services,such
E
PVPPORG as mental and physical health care and employment services,to help them stay housed.Permanent supportive
$ UN$� housing often has less strict admissions criteria than other forms of housing,especially related to rental history,
criminal history and personal behaviors.(See RCW 36.70A.030(311 for full definition)
*Temporary refers to the duration of residence for individual participants rather than the physical structure
itself or the duration of land use.
STEP 101 FACTSHEET - JULY 2024 1
v3.1 Page 68 of 102
How should my jurisdiction plan for STEP?
Cities and counties must plan for and
accommodate housing affordable to all incomes 5ai4,!
in their 20-year comprehensive plans andwit,development regulations. These housing needs '
are determined through a countywide process 'r.Rt ,
where each jurisdiction receives a share of the . t t
total countywide housing need. By their
comprehensive periodic update deadline (see
map), cities and counties must:
r
.,, * * ` *
• Develop policies to plan for and
accommodate housing affordable to all
economic segments,
• Allow sufficient zoning capacity for these ■2024o„eoe<ernner3i• 1�2025oueoearnne.31.2026oueJune3o' ■2O27ou..r ,.30"
*Sterred umresale panralry penning uncle he Grmnh FAanagemem nc1
housing needs, including permanent
supportive housing (PSH) and emergency housing,
• Identify barriers to the development of affordable housing and an action plan to remove these barriers, and
• Based on new state laws adopted in 2021, cities must not prohibit emergency housing and emergency
shelters in all zones that allow hotels, and cities must allow permanent supportive housing and transitional
housing in all zones that allow hotels and residential development.
Why Is STEP Such a Big Issue?
From 2007 to 2013, as rent prices surged and According to r o
vacancy rates decreased, Washington experienced federal estimates, HE
a dramatic increase in people experiencing to afford rent for a household must or an average
homelessness. In 2021,Washington made changes a two-bedroom have an annual hourly rate of
to its state planning framework to address the need home in incoE,e of I
for more housing, including STEP. Local jurisdictions Washington: Mar
$36.33
are currently working to implement these changes in
their local regulations and comprehensive plans. / `• state
/ Q minimum $16.2
wage per hour
FROM 2007-2023, K $ ji
RISING RENTS AND A LACK OF
WASHINGTON EXPERIENCED A I HOUSING SUPPLY
19O I ARE THE CORE CAUSES OF
.9 ic• INCREASED
RISE IN HOMELESSNESS HOMELESSNESS IN THE STATE
Rent prices soared and housing vacancy rates Additional investments and system improvements at
dropped.However,at the same time,workforce both state and local levels are needed to address
participation grew,Gross Domestic Product grew and this issue. Tackling the root causes of rent increases
wages increased. is crucial for effectively reducing homelessness.
STEP 101 FACTSHEET—JULY 2024
V3.1 Page 69 of 102
Benefits of STEP
Reduces the number of people living and sleeping in unsafe conditions and public spaces
®
0 Helps various populations, including people who are currently homeless or housing insecure,formerly homeless
aging adults,families with child welfare involvement, individuals with chronic patterns of homelessness, people
0 involved with the justice system, and adults with intellectual and developmental disabilities.
O
Provides tenancy support services to help vulnerable people maintain stable housing
�
Connects participants to essential services such as health care,job opportunities and public benefit income
[i
Improves participants'mental and physical health through timely medical care
tis, Enhances participants' employment prospects and incomes and fosters social connections
® Reduces the likelihood of residents being incarcerated
0 Decreases the public cost burden on other services,such as hospitals and emergency response,and therefore costs
the same amount or less than its alternatives
Relevant Laws for Siting and Permitting STEP
Law Relevance to STEP
Local governments fully planning under the Growth Management Act(GMA) must plan
Growth Management Act: for and accommodate housing that is affordable to all income levels. Each jurisdiction is
RCW 36.70A.070(21 required to allow sufficient capacity for STEP in accordance with their share of
countywide housing needs and make adequate provisions for these needs.
Cities must not prohibit indoor emergency shelters and indoor emergency housing in any
RCW 35.21.683 and RCW zones in which hotels are allowed, and must allow permanent supportive and transitional
35A.21.430 housing in zones where residential dwelling units or hotels are allowed. The laws also
limit the application of occupancy,spacing and intensity of use requirements for STEP.
Local governments may not impose requirements on an affordable housing development
RCW 36.130.020 that are different from the requirements imposed on housing developments generally.
Affordable housing includes permanent supportive housing and other types of
subsidized and leased housing.
Local governments fully planning under the GMA must provide density bonuses for any
RCW 36.70A.545 affordable housing, including STEP types with leases,on real property owned or
controlled by a religious organization.
RCW 35.21.915, RCW Local governments may not impose overly restrictive regulatory limits on encampments,
35A.21.360. and RCW safe parking,overnight shelters and temporary small houses on property owned or
36.01.290 controlled by a religious organization.
Local governments fully planning under the Growth Management Act(GMA) have the
RCW 36.70A.540 authority to offer incentives in exchange for providing development for low-income
households.
STEP 101 FACTSHEET — JULY 2024 3
V3.1 Page 70 of 102
Promising Practices for Planning for STEP
Allow STEP outright as a permitted use in designated
zones. In some areas of Washington state, STEP is still Streamlines permitting
listed as a conditional use. This means STEP projects face Encourages STEP development
additional regulations that typically involve a longer local Reduces work for local government staff
government review process and may also include a public
input process that could delay permitting. The purpose of this process is to more carefully assess the
development's potential impacts on traffic, noise, safety and community character before granting approval.
To increase STEP, communities can allow these projects in certain zones without this additional process.
Reduce and clarify requirements to streamline permitting
steps and reduce barriers for STEP development. Many Speeds up local processes
local ordinances and regulations are not consistent with Encourages STEP development
state law since they include occupancy, spacing and Limits discretionary approval processes
intensity of use2 requirements for STEP that are not Reduces work for local government staff
explicitly linked to public health and safety. Additionally,
many communities impose potentially burdensome development, operating, facility, reporting, service and
other requirements for STEP that differ from those for other similar residential dwelling types. When
developing local ordinances and regulations,jurisdictions can limit additional requirements for STEP to speed
up permitting, limit discretionary approval processes, reduce work for local government staff, support
developers and help increase affordable housing and STEP
production. Provides quicker and more predictable
development timelines
Expedite permitting processes for STEP projects,thereby Prevents cost increases caused by project
providing quicker, more predictable timelines that help delays
prevent cost increases caused by project delays. Expedited
permitting processes require sufficient staff, so jurisdictions interested in this strategy can start by assessing
whether they need to hire additional employees to expedite
reviews more efficiently. ✓
Keeps rents affordable for low-income
Provide land use and financial incentives to encourage households
more STEP production. Affordable housing and STEP '� Increases STEP production
developments face numerous challenges before they can
reach the construction phase, and a lack of project financing is often one of the most significant barriers. To
help STEP projects overcome this challenge,jurisdictions can play an important role by providing support
through density bonuses, reduced or waived fees, regulatory exemptions, free or discounted land, grants or
loans,tax exemptions, or other support.
Encourage STEP development in locations close to Furthers sustainability
healthcare services,transportation,jobs and other Promotes inclusivity and accessible services
amenities to promote economic mobility and access to Provides access to transportation
services. STEP housing is best suited for urban growth Increases employment opportunities
areas and cities, but may be appropriate in select Limited Enhances overall wellbeing
Areas of More Intense Rural Development (LAMIRDs) if
enough support services,transportation and infrastructure services are available.
2 Intensity with respect to STEP can refer to the density of people or services needed by participants in a single location or facility.
STEP 101 FACTSHEET—JULY 2024
V3.1 Page 71 of 102
ATTACHMENT 15
On% Washington State
STEP IIENCESIONS TOOLKIT
4 CommerceFOR ALL A D
STEP Frequently Asked Questions (FAQ)
What is STEP?
STEP stands for indoor emergency Shelter,Transitional housing, Emergency housing and Permanent
supportive housing. Washington state communities are required to plan for these housing types so that our
most vulnerable households can have a better chance to access the housing they need. Abbreviated
definitions are provided below, see the statute for the full definition.
• Emergency shelter(S) is defined as a facility that provides a temporary shelter for individuals or families
who are currently homeless. RCW 36.70A.030(151
• Transitional housing (T) provides housing and supportive services to homeless persons or families for
generally up to two years to facilitate the movement of homeless persons and families into independent
living. RCW 84.36.043(3)(c)
• Emergency housing (E) is temporary indoor accommodations for individuals or families who are homeless
or at imminent risk of becoming homeless that is intended to address the basic health, food, clothing and
personal hygiene needs of individuals or families. RCW 36.70A.030(14)
• Permanent supportive housing(P) is defined as subsidized, leased housing, paired with on-site or off-site
voluntary services,that prioritizes people who need comprehensive support services to retain tenancy and
utilizes admissions practices designed to use lower barriers to entry than would be typical for other
subsidized or unsubsidized rental housing. Permanent supportive housing is designed to support those
with a complex and disabling behavioral health or physical health condition who was experiencing
homelessness or was at imminent risk of homelessness prior to moving into housing to retain their
housing. RCW 36.70A.030(31)
Why are we talking about STEP now?
The Growth Manaaement Act requires local governments to plan for and accommodate housing affordable to
all income levels (RCW 36.70A.020(4) and RCW 36.70A.070(2)). Cities must also permit indoor emergency
shelters and indoor emergency housing in zones where hotels are allowed and permit permanent supportive
housing and transitional housing in zones where residential dwelling units or hotels are allowed (RCW
35.21.683 and RCW 35A.21.4301. Also, all local governments are restricted from placing requirements on an
affordable housing development, including STEP projects with leases,that are different from those imposed
on housing developments generally (RCW 36.130.020). Jurisdictions across the state are required to update
their local zoning codes to address STEP between 2024 and 2027.
Why is STEP important?
STEP is critical to helping individuals and families experiencing homelessness meet their basic needs while
they wait for affordable permanent housing to become available. By offering a safe place to sleep,these
facilities can reduce the number of people living and sleeping in unsafe conditions and divert people from
STEP FAQ - JULY 2024
V3.1 Page 72 of 102
living in public spaces. STEP decreases the public cost burden on other services such as hospitals, emergency
services and jails;therefore, it costs the same amount or less than its alternatives.'
What is not STEP?
Group homes, adult family homes, Oxford houses/sober living, behavioral health facilities and assisted living
facilities are not STEP, but are important housing or facility types that are regulated differently.2
What does STEP look like?
STEP is provided through a variety of 4 ' '
i �. so,„ � -�, ► �
r.
building,facility and shelter forms, '4� ;.• w't - —
=i
including but not limited to single-site -
congregate living, hotel/motel units, B 4
.
apartments,tiny homes,tiny homes on F �:', _•-..
wheels,tiny shelters, park model _I J� r _
.. • .- �
homes,tent encampments, safe The HUB dn_'�hird in a(co-lockted__� „y
parking, single-family homes and crisis ��`n ildcare The PAD Hous�n Whatco.. •>M,
services),Source:Blue Mountain Action (emergency hosing),So • • ••'111.E
shelters. Council(BMAC) Youth Services
1
Why is the need for STEP , ;11 1- ,,,
so significant? �Ii •
III iq
STEP provides housing solutions to _ l}? I�- ��� lli -lh
address the unique needs of individuals, i a k E { ;,W -I�4
families, unaccompanied youth, seniors,
�i �lN
veterans, people with disabilities and �; ����� I jl # Il ili [I1 ",
other subpopulations who are I Ili p �������� . �� AN H�
aga Family Haven in Spokane(permanent! , Ply i i" '=a I c
experiencing homelessness or are at ,ousing),Source:CatholicCharities per . '
immediate risk of losing their housing 1 i i' „ ington 1 _•ly .• ,.A,-• y�1L
mainly due to rent increases in r z. - ,
Washington's increasingly tight rental `�'' ;'
market. According to the U.S. -
Department of Housing and Urban A., -
Development's Annual Homeless :, �" -�
Assessment Report to Congress, `
homelessness in Washington increased - T^
The Haven in Coupeville(emergent ource:Whidbey Homeless Coalit -
by almost 20 percent between 2007 and
2023.3 This growth was driven mainly
by rising rents, combined with lagging income growth and a lack of housing supply.4
1 Corporation for Supportive Housing. FAQ's about Supportive Housing Research: Is Supportive Housing Cost Effective?2018.
www.csh.ora/wD-content/uploads/2018/06/Cost-Effectiveness-FAQ.pdf
2 To learn more about these housing types,see Commerce's STEP Housing Definitions factsheet.
3 de Sousa,et al.AHAR Report.2023. U.S. Department of Housing and Urban Development.
www.huduser.aov/portal/datasets/ahar.html
4 Washington State Department of Commerce. Drivers of Homelessness in Washington State.2018.
www.voutube.com/watch?v=X8NUHapPf-U
STEP FAQ — JULY 2024
V3.1 Page 73 of 102
What are the benefits of STEP?
These housing or shelter options:
• Help various populations, including aging adults, families with child welfare involvement, individuals with
chronic patterns of homelessness, people involved with the justice system, and adults with intellectual and
developmental disabilities
• Reduce the number of people living and sleeping in unsafe conditions and public spaces
• Provide tenancy support services to help residents maintain stable housing
• Connect participants to essential services such as physical and mental health care, employment
opportunities and public benefit income
• Improve participants' mental and physical health through timely medical care, access to mental health care
and preventive care
• Enhance participants' employment prospects and incomes
• Reduce the likelihood of residents being incarcerated
• Decrease the public cost burden on other services, such as hospitals, emergency shelters and law
enforcement.5
How is STEP financed?
Developing and operating STEP usually requires financial assistance from the public sector, financial
institutions, private investors and/or non-profit organizations. Often a combination of these funding sources is
used, each with its own unique requirements.6 Some common funding sources for STEP are:
• Washington's Apple Health and Homes Initiative, Housing Trust Fund and Consolidated Homeless Grant
• Support from county and local governments from local option sales taxes, levies or bonds;tax-increment
financing; grants or loans;free or reduced-price public land; and reduced impact fees, permitting fees and
system development charge waivers
• Low-Income Housing Tax Credits, Historic Tax Credits and New Markets Tax Credits
• The U.S. Department of Housing and Urban Development (e.g., Continuum of Care Program, Emergency
Solutions Grants, Home Investment Partnership Program and Community Development Block Grants and
Housing Choice Vouchers); much of these funds are provided through the state government or local
jurisdictions
• Financial institutions and philanthropic organizations
Does STEP have licensing and operating requirements?
Washington state does not have licensing and operating requirements for most STEP programs under state
law. However, shelters are required to obtain a license through the Department of Health (DOH) if they meet
the definition of a Transient Accommodation under rules in WAC 246-360-010. A Transient Accommodation is
defined as any facility that offers three or more lodging units to guests for periods of less than 30 days. DOH
may inspect unlicensed facilities around the state to determine if they need to be licensed as a Transient
Accommodation and to assure these facilities are operated and maintained in a manner consistent with health
5 Corporation for Supportive Housing. FAQ's about Supportive Housing Research: Is Supportive Housing Cost Effective?2018.
www.csh.ora/wp-content/uploads/2018/06/Cost-Effectiveness-FAQ.pdf
6 The Urban Institute,in partnership with the National Housing Conference,developed an interactive tool that helps illustrate how
affordable housing developments"pencil out"and discusses how these types of projects typically need some form of government
support.
STEP FAQ — JULY 2024
V3.1 Page 74 of 102
and safety public health standards. STEP for youth populations (chapter 100-145 WAC) and other specific
housing programs or facilities may have additional licensing requirements.
Many STEP funding sources have their own operating requirements, such as minimum case management
support for transitional housing or meeting best practices for operating permanent supportive housing.
Insurance companies also have requirements that projects must adhere to.
What if I am worried about the impacts of a STEP project in my
neighborhood?
Research shows that newly built low-income housing does not lower property values of surrounding homes
and that, in some cases, it increases their value.'Additionally, all residential development projects, including
STEP, should prioritize the safety and maintenance of their properties for the benefit of their clients,tenants
and staff;they must also adhere to local code enforcement standards the same as any other development
projects.
Well-managed STEP can be neighborhood assets that create the conditions necessary for community
members to thrive and have access to support services. These developments employ staff with expertise in
supporting people in transition from homelessness, including crisis intervention and security. Staff serve as a
point of contact for community members to discuss and address concerns as they emerge.8
Several studies on permanent supportive housing found no evidence that the development of these facilities
leads to increased rates of crime.9 Additionally, studies have shown that housing projects transforming
underutilized or vacant land into housing can reduce crime in previously high-crime neighborhoods.10'11
What barriers does STEP development face?
In addition to the normal cost and time barriers for permitting and development, STEP and affordable housing
in general are often subject to the following barriers:
• A complicated funding process that requires many different funding sources with differing requirements
• Unclear development regulations and regulations inconsistent with state and federal laws
• Requirements for STEP that differ from those for general housing development
• Conditional use permits, design review requirements and discretionary review processes that add time,
delays and uncertainty to the development process
• Development regulations that include spacing requirements (e.g., minimum distances from parks, schools
or other facilities),facility operating and reporting requirements, arbitrary limits on occupants or operation
7 Housing Research Synthesis Project. How Does Affordable Housing Affect Surrounding Property Values?August 2008.
httcs://static.sustainability.asu.edu/docs/stardust/housi na-research-svnthesis/research-brief.Ddf
8 National Academies of Sciences,Engineering,and Medicine. Permanent Supportive Housing: Evaluating the Evidence for Improving
Health Outcomes Among People Experiencing Chronic Homelessness.Washington,DC:The National Academies Press.2018.
httus://nap.nationalacademies.ora/catalog/25133/permanent-supportive-housing-evaluating-the-evidence-for-improving_-health-
outcomes
9 San Mateo County Health System,Behavioral Health and Recovery Services.The Impact of Supportive Housing on Neighborhood
Crime and Property Values.www.smchealth.ora/sites/main/files/file-
attachments/impact_of_supportive_housina_on_neiahborhood_crime_and_properv_v2.Ddf?1468431099
10 Love, H.Want to reduce violence?Invest in place. Brookings Institute. November 16,2021. httDs://www.brookinas.edu/articles/want-
to-reduce-violence-i nvest-i n-place/
11 Kondo,M. C.,Andreyeva, E.,South, E.C.,MacDonald,J. M.,&Branas,C. C. Neighborhood interventions to reduce violence.Annual
review of public health,April 1:39,253-271. 2018. httcs://Dubmed.ncbi.nlm.nih.aov/29328874/
STEP FAQ - JULY 2024 4
V3.1 Page 75 of 102
times, and requiring too many additional plans, agreements or tenant conditions (e.g., good neighbor
agreements, background checks or sobriety)
• Limited affordable housing developers and workforce capacity
• NIMBY (Not-In-My-Backyard) opposition
What other roles do federal and state governments play in encouraging
STEP?
In addition to the Growth Management Act rules cited earlier, several additional federal and state laws apply to
STEP, including but not limited to:
• RCW 36.70A.545 requires local governments to provide increased density bonuses for any affordable
housing, including STEP types with leases, on real property owned or controlled by a religious organization.
• RCW 35.21.915, RCW 35A.21.360 and RCW 36.01.290 prohibit local governments from placing overly
restrictive regulatory limits on encampments, safe parking, overnight shelters and temporary small houses
on property owned or controlled by a religious organization.
• Washington Law Against Discrimination prohibits requirements imposed on STEP that violate civil rights
protections.
• Washing_ton State Residential-Landlord Tenant Act includes laws that landlords of STEP with leases must
follow.
• Americans with Disabilities Act prohibits discrimination against individuals with disabilities and provides
enforceable standards to address discrimination.
• The Fair Housing_ Act prohibits "neutral" policies that have a disproportionately adverse effect on a
protected class.
What roles do county and local governments play in encouraging STEP?
Local regulations and permitting processes can either encourage or create barriers for STEP. To support STEP,
county and local governments often help finance STEP development projects, provide them regulatory
incentives, waive or reduce permitting and/or system development charge fees, donate land, waive or reduce
some development regulations such as parking requirements, expedite permitting, and/or support in other
ways.
How can community members, planning staff, appointed and elected
officials and others support STEP?
STEP is important for every community. Housing providers are working to develop STEP throughout the state.
To support this work, community members can become familiar with the STEP Communications Toolkit
materials, support policies and regulations to encourage more STEP housing, and share these materials with
other community members to help them learn more.
Planning staff and appointed and elected officials can support STEP in the same ways, as well as encourage
the reduction of barriers to STEP in policies and regulations.
STEP FAQ - JULY 2024
V3.1 Page 76 of 102
ATTACHMENT 16
PLANNING SERVICES AUBURN
HOUSING TYPES AND STANDARDS
VALUES
CODE UPDATE
SERVICE
PRESENTED BY ENVIRONMENT
DEPARTMENT OF COMMUNITY DEVELOPMENT
ALEXANDRIA TEAGUE, AICP, PS MANAGER ECONOMY
OWEN GOODE, PLANNER II CHARACTER
SUSTAINABILITY
MAY6, 2025 WELLNESS
CELEBRATION
Department of Community Development
Planning • Building • Development Engineering • Permit Center
Economic Development • Code Enforcement
Page 77 of 102
What is STEP?
Indoor emergency Shelter, Transitional housing, Emergency housing and Permanent supportive housing
a facility that provides a temporary*shelter for individuals or families who are currently experiencing
RGENG4 homelessness. This includes day and warming centers that do not provide overnight accommodations. (RCW
E DER 36.70A.030(15))
SNE�
a project that provides housing and supportive services for up to two years(or longer)for individuals or families
NS1,�1OW- who are experiencing homelessness.The purpose of transitional housing is to facilitate the movement of
'CO $1NG people from homelessness to permanent housing. (RCW 84.36.043(3)(c))
temporary*indoor accommodation for individuals or families who are homeless or at imminent risk of
RGE�1 +y becoming homeless. It is intended to address the basic health,food,clothing and personal hygiene needs of
0V51NG individuals or families. (RCW 36.70A.030(14))
N
subsidized, leased housing with no limits on length of stay. It is designed to support people who were
E c experiencing homelessness or likely to experience homelessness before moving because of their complex and
�oN!1)�1V� disabling behavioral health and physical health conditions. Residents are provided with support services,such
P�PpORG as mental and physical health care and employment services,to help them stay housed. Permanent supportive
S V$1N housing often has less strict admissions criteria than other forms of housing,especially related to rental history,
NO criminal history and personal behaviors. (See RCW 36.70A.030(31)for full definition)
*Temporary refers to the duration of residence for individual participants rather than the physical structure
itself or the duration of land use.
�•� WsinonSt State
Department
I COMMUNICATIONS
I ICNSFOOLKIT►40Coerce FOR ALLADENCES
Page 78 of 102
The Housing Continuum
The City's Homelessness Response Strategic Plan outlines the City's role in implementing strategies to prevent homelessness HOUSING
and connect individuals experiencing homelessness to services and housing.The graphic below is a visual representation of
the continuum of housing,and this strategic plan proposes expanding the continuum to meet the needs of key beneficiary CONTINUUM
groups who are experiencing homelessness in the City of San Luis Obispo.
DIAGRAM
San Luis Opisbo, CA
.. 'lam
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HOMELESS EMERGENCY SHELTERS TRANSITIONAL HOUSING PERMANENT SUPPORTIVE
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BELOW MARKET RATE BELOW MARKET RATE MARKLT HO.IE
RENTAL HOUSING HOME OWNERSHIP OWNIRSHPI'
/rY CITY OF
7<- Sfl l LUIS OBISPO
Page 79 of 102
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Page 80 of 102
EXISTING STEP HOUSING TYPES
• Don's Place (Health through Housing) • Building Net Square Footage 36,269
• 9 16th St NW • Lot Size 75,805
• Converted hotel C-2, Heavy Commercial Zone
• Emergency housing
I 1704 B ST NW E 110
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,SOS A CT.ntc t()K
Page 81 of 102
EXISTING STEP HOUSING TYPES
Ray of Hope Resource Center & Sundown • Building Net Square Footage 28,970
Night Shelter (Auburn Food Bank) • Lot Size 114,388
2806 Auburn Way N • R-NM, Residential Mixed-Use Zone
• Converted retail shopping center
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Page 82 of 102
EXISTING STEP HOUSING TYPES
• AAHAA Supportive Housing • Building Net Square Footage 6,580
• 817 Harvey Rd • Lot Size 23,322
• Converted shopping center C-2, Heavy Commercial Zone
• Emergency housing �_ . N
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Page 83 of 102
STEP HOUSING DEFINITIONS
Revised definitions
18.04.828 Sponsoring agency • 18.04.465 Homeless encampment
18.04.828 Sponsoring agency. 18.04.465 Homeless encampment.
"Sponsoring agency"means an organization that joins in an application with a host agency fora orary-ase- "Homeless encampment"means an emergency homeless encampment hosted by a religious
penai4indoor emergency housing,indoor emereencv shelters,permanent supportive housing,and transitional organizationchurch or other organization,which provides temporary housing to homeless persons.(Ord.6245
housing and assumes responsibility for providing basic services and support to homeless encampment §3,2009;Ord.6014§2,2006.)
residents,such as hot meals,coordination of other needed donations and services,etc.(Ord.6245§3,2009;
Ord.6014§4,2006.)
18.04.891 Supportive housing • 18.04.485 Host agency
18.04.891 Supportive housing. 18.04.485 Host agency.
"Supportive housing"means a multiple-family dwelling owned or sponsored by a nonprofit corporation or "Host agency"means the owner of the property,being a religious institution or other organization,that joins a
government entity,designed for occupancy by individual adults that are either(A)homeless or at risk of sponsoring agency in an application for a-indoor emergency housing,indoor emergency shelters,permanent
homelessness;(B)are experiencing a disability that presents barriers to employment and housing stability;or supportive housigg,and transitional housing temporary use permit for providing basic services and support to
(C)generally require structured supportive services to be successful living in the community;is permitted at a residents,such as hot meals,coordination of other needed donations and services,etc.
greater unit density than otherwise allowed within a particular zone;and is intended to provide long term, (Ord.6245§3,2009;Ord.6014§3,2006.)
rather than transitional,housing.Long term housing is approximately longer than tsvo years,whereas
transitional housing is no more than two year.,Supportive housing is not a communal residence.(Ord.6560
§8,2015;Ord.6245§3,2009;Ord.6167§ 1,2008.)
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATIONS
Page 85 of 102
PERMANENT SUPPORTIVE HOUSING
Requirements How it is implemented
• HB 1220 RCW 35.21 .683 Revise ACC Table 18.07.020 - allow
• City code shall not prohibit permanent Permanent Supportive Housing is proposed
supportive housing in any zones in which for all residential zones.
residential dwelling units or hotels are Revise ACC Table 18.23.030 - allow
allowed. Permanent Supportive Housing as a
• No limit on length of stay. permitted use in the C-1 and C-2 zone and
• Building forms include Scattered-site as an administrative use in the M-1 and M-2
Apartments; Single-site Apartments; zones.
Hotel/Motel Units; Tiny Homes; and Tiny Will be subject to the standards contained
Homes on Wheels; in ACC 18.31 .160.
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 86 of 102
TRANSITIONAL HOUSING
Requirements How it is implemented
• HB 1220 RCW 35.21 .683 • Revise ACC Table 18.07.020 - allow
• Cannot prohibit in any zones in which Transitional Housing is proposed for all
residential dwelling units or hotels are residential zones.
allowed. • Revise ACC Table 18.23.030 - allow
• Create new definition for Transitional Housing. Transitional Housing as a permitted use in the
• Length of stay is up to two years but can be C-1 and C-2 zone and as an administrative use
longer; some transitional housing programs do in the M-1 and M-2 zones.
not limit the stay to two years. Will be subject to the standards contained in
• Building forms include Single-site Congregate ACC 18.31 .160.
Living; Hotel/Motel Units; Scattered-site
Apartments; Single-site Apartments; Tiny
Homes; Tiny Homes on Wheels; Single-Family
Homes
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 87 of 102
INDOOR EMERGENCY HOUSING & SHELTERS
Requirements How it is implemented
HB 1220 RCW 35.21 .683 • Revise ACC Table 18.23.030 - allow Indoor
Must be allowed in any zones in which hotels are Emergency Housing or Shelters outright in
allowed. the C-1 and C-2 zone, and administratively
• Length of stay is temporary (varies). in the M-1 and M-2 zones.
• Will be subject to the standards contained
• Housing Building forms include Housing Single- in ACC 18.31 .160.
site Congregate Living; Hotel/Motel Units;
Scattered-site Apartments; Tiny Homes; Tiny
Homes on Wheels; Tiny Shelters; Single-Family
Homes
• Shelters Building forms include Single-site
Congregate Living; Hotel/Motel Units; Scattered-
site Apartments; Tiny Homes; Tiny Homes on
Wheels; Tiny Shelters; Tent Encampments; Safe
Parking; Single-Family Homes; Crisis Shelters
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 88 of 102
STEP HOUSING
SUPPLEMENTAL STANDARDS
Requirements How it is implemented
• HB 1220 RCW 35.21 .683 Revise ACC 18.31 . 160 to apply reasonable
• Reasonable occupancy, spacing, and occupancy, spacing, and intensity of use
intensity of use requirements may be standard for all STEP housing types.
imposed by ordinance on STEP housing to Remove provisions could prevent the siting
protect public health and safety. of a sufficient number of these facilities.
Figure 34-Housing Need by Income and County
• Any such requirements on occupancy,
Net New
a3'spacing, and intensity of use may not �100% Emergency
Counry Total >30%to >50% >80%to to >720% Housing
Nan 50% to 80% 100% 720% Needs
prevent the siting of a sufficient number of PSH PSH
Supply 28,049 1,076 237 8,029 8,075 4,427 3,302 2,903 58
STEP housing necessary to accommodate King Net New
Need(2044) 12,000 1,543 812 309 616 1,146 1,299 6,275 2,293
each city's projected need for such housing Supply 3,963 0 33 134 493 1,141 680 1,482 8
Pierce (2019)
and shelter under RCW 36.70A.070(2)(a)(ii). Need(2044)Net New 112 14 20 21 16 7 6 27 7
Total Net Need{204 New4) 12,112 1557 330 632 1,153 1,235 6,302 2,300
Source:King County Ordinance 19660,Countywide Planning Policies;Pierce County Ordinance • 3-
22s,Countywide Planning Policies
Auburn Housing
Needs Ccceccmenj
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 89 of 102
STEP HOUSING
SUPPLEMENTAL STANDARDS
Residential Zones
■ In the RC, R-1 , R-2, R-3, R-F zones, the total ■ In the R-4 and R-NM zones, the maximum lot
number of units shall be based on the size is three acres.
maximum units per lot — consistent with
other residential housing types. The R-4 has a minimum density of 16 units
per acre and the R-NM zone has a minimum
■ In the RC, R-1 , R-2, R-F zones residential density of 30 units per acre.
zones the max. number of units per lot will
be six (6). ■ To provide a maximum number of units
related to STEP housing, the lot (or project
■ In the R-3 zone the max. number of units will area) size will be capped at three acres.
be 20. Based on this, could yield a minimum of 48
to 96 units on a site
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 90 of 102
STEP HOUSING
SUPPLEMENTAL STANDARDS
Commercial Zones
• The DUC, C-1 , C-2, M-1 , and M-2 do not • Auburn has two facilities that are either
have a minimum or maximum density. converted hotel or shopping center. 325 is
the average size of a hotel room. The average
• In the DUC, C-1 , C-2, M-1 , and M-2 zones tiny home size is 400 sf.
the average unit size is proposed to be 350
square feet. • Expected that the commercial and industrial
zones will accommodate the most STEP
• This makes new construction and housing.
conversion of hotels/motels and shopping
centers feasible. • Emergency shelters do not have units and
therefore subject to IBC occupancy limits.
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 91 of 102
LAND CAPACITY ANALYSIS
Potential Permanent Housing Zoning R-1 Residential 1 DU/Acre (168) 1.Summarize land capacity by zone
(Potential Unit Count in Parentheses) R-2 Residential Low (726)
rd C-1 Light Commercial (719) 0 R-3 Residential Moderate (220)
rd C-2 Heavy Commercial (2857) R-4 Residential High (170) density level
DUC Downtown Urban Center (504) R-F Residential Flext (18)
M-1 Light Industrial (352) R-NM Neighborhood Mixed-Use (216) =
and housing types served
ri M-2 Heavy Industrial (71) RC Residential Conservancy (54)
4.Summarize capacity by zone category
Potential Emergency Housing Zoning ❑ Auburn City Limits
(Potential Unit Count in Parentheses) Ai Religious Institutions
C-1 Light Commercial (719) 5.Compare projected housing needs to capacity
*Capacity shown on vacant/
C-2 Heavy Commercial (2857) redevelopable parcels.
M-1 Light Industrial (352) 6. (If deficit is found)Implement actions to increase
% M-2 Heavy Industrial (71) s.
Then repass reacity-assess
one
capacityr more housing Step ba ed on actions.
( P 1)
Page 92 of 102
City of Auburn Permanent Supportive Housing Capacity City of Auburn Permanent Supportive Housing Capacity
Minimum Requirement:892 units Minimum Requirement:892 units
Potential Capacity*: 3,887 units Potential Capacity*: 6,075 units
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R-F Residential Fleet redevelopabEe parcels.
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f� M-2 Heavy Industrial RC Residential Conservancy P Color changed for Clarity Q
R-1 Residential I DU/Acre purposes.
Page 93 of 102
City of Auburn Permanent Supportive Housing Capacity City of Auburn Permanent Supportive Housing Capacity
Minimum Requirement: 892 units Minimum Requirement: 892 units
Potential Capacity*: 3,887 units Potential Capacity*: 6,075 units
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Page 94 of 102
City of Auburn Emergency Housing Capacity City of Auburn Emergency Housing Capacity
Minimum Requirement: 2,300 units Minimum Requirement: 2,300 units
Potential Capacity*: 3,999 units Potential Capacity*: 3,150 units
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d 171 %_.__ M-t Light Industrial *Capacity shown on vacant)
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Page 95 of 102
City of Auburn Emergency Housing Capacity City of Auburn Emergency Housing Capacity
Minimum Requirement: 2,300 units Minimum Requirement: 2,300 units
Potential Capacity*:3,999 units Potential Capacity*:3,150 units
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Page 96 of 102
HOMELESS ENCAMPMENTS HOSTED BY
RELIGIOUS ORGANIZATIONS
Requirements How it is implemented
■ RCW 36.01 .290 ■ Create new section ACC 18.31 .165 to allow
■ Hosting the homeless by religious homeless encampment hosted by a religious
organizations—When authorized— organization" as an accessory use to
Requirements—Prohibitions on local religious institutions.
actions. ■ Modify existing temporary regulations
■ The state set standards and limitations on related to homeless encampments to
local jurisdiction regulation of religious comply with the RCW.
organization's ability host the homeless on ■ Remove the Type II Temporary Use Permit
property owned or controlled by the requirement for homeless encampments
religious organization. hosted by non-religious organizations.
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 97 of 102
-,'
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( RELIGIOUS
INSTITUTIONS
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* ili I Religious Institutions
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Page 98 of 102
WHERE ARE RELIGIOUS ORGANIZATIONS ALLOWED ?
Residential Zones Commercial & Industrial Zones
Land Uses Zoning Designations
Zoning Designation
R- Standards for
RC R1 R-2 R-3 R-4 R-F LAND USE
NM C-1 C-2 C M-1 M-2 Specific Land Uses
Religious institutions,less than one acre A A A A A A AG
lot size
Religious institutions, PP A A A
Religious institutions,one acre or larger C C C
lot size less than one
lot size acre
Special Purpose Zones Religious institutions, P
Zoning Designations Standards for lot size more than one
................
LAND.....USE......... Specific Land acre
P-I I OS Uses
Religious institutions, X P x
P-Permitted
lot size less than one
acre C-Conditional
Religious institutions, X P A-Administrative
lot size more than one X-Prohibited
acre
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 99 of 102
DENSITY BONUS FOR RELIGIOUS
ORGANIZTION DEVELOPMENTS
Requirements How it is implemented
RCW 36.70A.545 ■ Density bonus allowance of up to 50%
■ Density bonus allowance for affordable 1 Proposal must be 100% affordable housing
housing on property owned by a religious for low-income households
organization
■ The units must remain affordable for a
Dedicated to Low-income households, as minimum of 50 years — affordability
defined by RCW 36.70A.545(7)(b) — less implemented through a deed restriction that
than 80% of the Area Median Income based runs with the land
on county AMI's
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 100 of 102
DENSITY BONUS FOR EXISTING COMMERCIAL, MIXED -
USE , AND APARTMENT BUILDINGS
Requirements How it is implemented
RCW 35.21 .990 Density bonus allowance of up to 50%
Density bonus allowance within existing Shall not reduce existing parking associated
Commercial, Mixed-Use, and Apartment with the existing building
Buildings
Building must have a final certificate of
Must remain within the existing building occupancy 3 years prior to permit
envelope application
Exempt from additional parking and Traffic
Impact Analysis
SERVICE • ENVIRONMENT • ECONOMY • CHARACTER • SUSTAINABILITY • WELLNESS • CELEBRATION
Page 101 of 102
AUBURN
VALUES
THANK YOU ! SERVICE
ENVIRONMENT
ECONOMY
CHARACTER
SUSTAINABILITY
WELLNESS
CELEBRATION
Department of Community Development
Planning • Building • Development Engineering • Permit Center
Economic Development • Code Enforcement
Page 102 of 102