HomeMy WebLinkAbout6977ORDINANCE NO. 6977
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, RELATING TO THE ZONING
CODE, AMENDING CHAPTER 18.04, SECTIONS 18.02.067,
18.07.020, 18.23.030, 18.25.020, 18.31.130, 18.31.160,
18.46A.070, 18.52.020, AND CREATING NEW SECTION
18.31.165 OF THE AUBURN CITY CODE
WHEREAS, Revised Code of Washington (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. The Washington State Department of 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; and
WHEREAS, RCW 36.70A.070 requires cities to include a housing element in their
comprehensive plans. The housing element must include an inventory and analysis of
existing and projected housing needs that identifies the number of housing units
necessary to manage projected growth, as provided by the Department of Commerce,
including units for moderate, low, very low, and extremely low-income households as well
as emergency housing, emergency shelters, and permanent supportive housing; and
WHEREAS, per the 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; and
--------------------------------
Ordinance No. 6977
May 27, 2025
Page 1 of 5
Rev. 2024
WHEREAS, House Bill (HB) 1220 (2020) (RCW 35.21.683) requires jurisdictions
to update their development regulations with respect to emergency shelters, transitional
housing, emergency housing, and permanent supportive (STEP) housing. Any city cannot
prohibit permanent supportive housing in any zones in which residential dwelling units or
hotels are allowed, cannot prohibit transitional housing in any zones in which residential
dwelling units or hotels are allowed, and cannot prohibit indoor emergency shelters and
indoor emergency housing must be allowed in any zones in which hotels are allowed; and
WHEREAS, 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. To demonstrate a "sufficient
capacity of land", fully planning jurisdictions must complete a quantitative land capacity
analysis for permanent supportive housing and emergency housing needs to show
sufficient capacity for their allotted share of countywide needs; and
WHEREAS, Auburn has prepared a series of maps to demonstrate that through
the land capacity analysis there is sufficient potential capacity for Auburn to accommodate
the city's allotted share of countywide permanent supportive housing and emergency
housing needs. These maps also demonstrated that with a buffer of 500 ft. for those STEP
housing that exceed 100 units or beds, the city still has sufficient capacity to meet the
allotted share of permanent supportive housing and emergency housing. The 500 ft.
buffer on units exceeding 100 units or beds provides reasonable spacing and intensity of
use requirements. Such intensity and spacing limitation would allow for a more equitable
distribution of such use across the city; and
Ordinance No. 6977
May 27, 2025
Page 2 of 5
Rev. 2024
WHEREAS, Engrossed Substitute House Bill (ESHB) 1754 (2020) amended three
statues (RCW 35.21.915, RCW 35A.21.360, and RCW 36.01.290) related to hosting the
homeless by religious organizations. Per RCW 36.01.290 a city may not impose
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; and
WHEREAS, per RCW 35A.21.314 except for occupant limits on group living
arrangements regulated under state law or on short-term rentals as defined in RCW
64.37.010 and any lawful limits on occupant load per square foot or generally applicable
health and safety provisions as established by applicable building code or city ordinance,
a code city may not regulate or limit the number of unrelated persons that may occupy a
household or dwelling unit; and
WHEREAS, per ESSB 5184 city code may not require more than 0.5 parking
space per multifamily dwelling unit or any minimum parking requirements for senior
housing; and
WHEREAS, per RCW 36.70A.635(8)(a) the middle housing provisions do not
apply to portions of a lot, parcel, or tract designated with critical areas designated under
RCW 36.70A.170 or their buffers as required by RCW 36.70A.170, except for critical
aquifer recharge areas where a single-family detached house is an allowed use provided
that any requirements to maintain aquifer recharge are met. All developments, including
Ordinance No. 6977
May 27, 2025
Page 3 of 5 Rev. 2024
middle housing, are currently subject to the Critical Areas Ordinance and contained in
Chapter 16.10 ACC; and
WHEREAS, per RCW 36.70A.545 an increased density bonus for affordable
housing located on property owned by a religious organization must be allowed. 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; and
WHEREAS, per RCW 35.21.990 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; and
WHEREAS, the amendment to Title 18 is intended to implement the goals,
policies, and strategies identified in the Land Use and Housing Elements of the
Comprehensive Plan and comply with the aforementioned Washington State housing
laws.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. Amendment to City Code. Chapter 18.04, Sections 18.02.067,
18.07.020, 18.23.030, 18.25.020, 18.31.130, 18.31.160, 18.46A.070, 18.52.020 is
amended, and a new Section 18.31.165 of the Auburn City Code is created, as shown in
Exhibit A.
Section 2. Implementation. The Mayor is authorized to implement those
administrative procedures necessary to carry out the directives of this legislation.
Ordinance No. 6977
May 27, 2025
Page 4 of 5
Rev. 2024
Section 3. Severability. The provisions of this ordinance are declared to be
separate and severable. The invalidity of any clause, sentence, paragraph, subdivision,
section, or portion of this ordinance, or the invalidity of the application of it to any person
or circumstance, will not affect the validity of the remainder of this ordinance, or the validity
of its application to other persons or circumstances.
Section 4. Effective date. This Ordinance will take effect and be in force five
days from and after its passage, approval, and publication as provided by law.
INTRODUCED: JUN 1 6 2025
PASSED: JUN 1 6 2025
APPROVED: JUN 1 6 2025
NANCY BAC , YOR
ATTEST: APP ED AS TO F :
Shawn Campbell, MMC, City Clerk ason Whalen, City Attorney
Published: -TO rtQ, 161 i 202 J in the. Sett(e "Tiriu,
Ordinance No. 6977
May 27, 2025
Page 5 of 5 Rev. 2024
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.
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.
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 qualify 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 exclusives 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 housingdevelopment evelopment 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.
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 buildin&
2. The existing parking is not reduced through the addition of new 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;
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.
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.
The Auburn City Code is current through Ordinance 6971, passed February 3, 2025.
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
organization , 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 ' for providing basic services and support to
hemeless 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.
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 temperary use
pefmitindoor emergency housing, indoor emergency shelters, permanent supportive housing, and transitional
housing and assumes responsibility for providing basic services and support to homeless eneampment
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; —is -perm ted
5r ___ u. u,.. .Y .....0 __--....v., .....,.-A.- - Y,......... ........., ........................- Y.rather than ....., ..,..b .,....,
whereas
> >
tfmsitional housing is no mer-e than two _ 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.
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.
18.07.020 Uses.
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-N M
R-F
A. Residential Uses.
Accessory dwelling units subject to the
provisions contains in Chapter 18.32
P'
P'
P'
P'
P'
P'
P'
Accessory use, residential
P
P
P
P
P
P
P
Adult family home
P
P
P
P
P
P'
P
Apartments (7 units or more)
X
X
X
P11
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 f^, -,ems
P
P
P
P
P
X
P
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
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
P2
P2
Middle housing subject to the provisions
P
P
P
P
P
P
P
in Chapter 18.25 (2 to 6 units)
Neighborhood recreational buildings and
A
A
A
A
A
P
P
facilities owned and managed by the
neighborhood homeowners' association
Use as dwelling units of (1) recreational
X
X
X
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
P
only, to accommodate not more than two
persons in addition to the family or owner
occupied unit'
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.
Chapter 18.07 ACC, Residential Zones
Page 3 of 7
Swimming pools, tennis courts and similar
outdoor recreation uses only accessory to
residential or park uses
P
P
P
P
P
P
P
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
X
X
X
X
Commercial recreation facility, indoor
X
X
X
X
P
P
X
Commercial retail establishment
X
X
A
A
P
P
A
Convenience store
X
X
X
X
P
P
X
Daycare, limited to a mini daycare center.
Daycare center, preschool or nursery
school may also be permitted but must
be located on an arterial
X
P
P
P
P
P
P
Grocery or specialty food store
X
X
X
A
P
P
A
Home -based or family) daycare as
regulated by RCW 35.63.185 and through
receipt of approved city business license
P
P
P
P
P
P
P
Home occupations subject to compliance
with Chapter 18.60 ACC
P
P
P
P
P
P
P
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.
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 development',
X
X
X
P
P
P
P
Personal service shop
X
X
A
P
P
P
P
Nursing homes
X
X
X
X
C
C
C
Privately owned and operated parks and
playgrounds and not homeowners'
association -owned recreational area
X
A
A
A
A
P
P
Professional offices
X
X
A
A
P9
P
P
Restaurant, cafe, or coffee shop
X
X
A
A
P
P
A
Neighborhood retail establishment
X
X
A
A
P
P
P
C. Resource Uses.
Agricultural enterprise:'
_T
When 50 percent, or more, of the total
site area is dedicated to active agricultural
production during the growing season,
and with 52 or less special events per
calendar year
A'
X
X
X
X
X
X
When less than 50 percent of the total site
area is dedicated to active agricultural
production during the growing season, or
with more than 52 special events per
calendar year
C
X
X
X
X
X
X
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
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
(commercial)
P
X
X
X
X
X
X
Barns, silos and related structures
P
X
X
X
X
X
X
Commercial greenhouses
P
X
X
X
X
X
X
Pasturing and grazing4
P
X
X
X
X
X
X
Public and private stables4
P
X
X
X
X
X
X
Roadside stands, for the sale of
agricultural products raised on the
premises. The stand cannot exceed 300
square feet in area and must meet the
applicable setback requirements
P
X
X
X
X
X
X
Fish hatcheries
C
X
X
X
X
X
X
D. Government, Institutional, and Utility Uses.
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
lot size'?
A
A
A
A
A
A
A
Religious institutions, one acre or larger
lot size'?
C
C
C
C
C
C
C
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
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
(see ACC 18.04.912(W) and ACC 18.31.100)
P
P
P
P
P
P
P
Eligible facilities request (EFR) (wireless
communications facility - See ACC
18.04.912(H))
P
P
P
P
P
P
P
Utility facilities and substations
C5
C5
C5
C5
C5
C5
C5
Small wireless facilities (ACC 18.04.912(0))
P
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.
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.)
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
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.
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.
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
Standards for Specific
LAND USE
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
intensity
Manufacturing, assembling
X
A
X
P
P
ACC 18.31.180
and packaging - Medium
intensity
Manufacturing, assembling
X
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.
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
Standards for Specific
LAND USE
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.
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
Standards for Specific
LAND USE
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
Movie theater, except
P
P
P
X
X
drive-in
Private school - Specialized
A
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
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.
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
Standards for Specific
LAND USE
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 developmentz
Apartments, stand-alone
X
X
X
X
X
X
Caretaker apartment
P
P
X
P
P
Indoor emergency housing
P
P
P
A
A
ACC 18.31.160
or shelter
Live/work unit, as part of a
X
P
P
P
X
mixed -use developmentz
Live/work unit, stand-
X
X
X
X
X
X
alone
Work/live unit, as part of a
XP_
P
P
P
X
mixed -use developmentz
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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
Standards for Specific
LAND USE
Land Uses
C-1
C-2
C-AG
M-1
M-2
Work/live unit, stand-
X
X
X
X
X
alone
Marijuana cooperative
X
X
X
X
X
Nursing home, assisted
P
P
C
X
X
living facility
Senior housingz
X
A
X
X
X
Supportive housing
P
P
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.
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
Standards for Specific
LAND USE
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
Nursery
X
P
A
P
P
ACC 18.57.035(C)
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.
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
Standards for Specific
LAND USE
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
P
P
P
small craft distillery, small
craft brewery
SERVICES
Animal daycare (excluding
A
A
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.
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
Standards for Specific
LAND USE
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
P
P
P
P
service (personal)
Equipment rental and
X
P
X
P
P
leasing
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.
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
Standards for Specific
LAND USE
Land Uses
C-1
C-2
C-AG
M-1
M-2
Personal service shops
P
P
P
P
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
other printed matter)
Professional offices
P
P
P
P
P
Repair service -
A
P
P
P
P
ACC 18.57.040(D)
Equipment, appliances
Veterinary clinic, animal
P
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.
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
Standards for Specific
LAND USE
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
Parking facility, public or
P
P
P
P
X
commercial, structured
Towing storage yard
X
X
X
A
P
ACC 18.57.045(A)
Utility transmission or
A
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.
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
Standards for Specific
LAND USE
Land Uses
C-1
C-2
C-AG
M-1
M-2
Small wireless facilities
P
P
P
P
P
(ACC 18.04.912(0))
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
A
P
P
P
P
installation services
Auto/vehicle sales and
A
P
X
P
P
ACC 18.57.050(B)
rental
Fueling station
A
P
P
P
P
ACC 18.57.OS0(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.
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
Standards for Specific
LAND USE
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
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.
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.)
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.25 ACC, Infill Residential Development Standards
Page 1 of 2
Chapter 18.25
MIDDLE HOUSING DEVELOPMENT STANDARDS
Sections:
18.25.010
Purpose and intent.
18.25.020
Applicability.
18.25.030
Procedures.
18.25.040
Middle housing types.
18.25.050 Calculating parking requirements.
18.25.060 Accessory Dwelling Units.
18.25.070 Middle housing design standards.
18.25.080 Usable open space.
18.25.090 Courtyard housing standards.
18.25.0100 Lot splitting.
18.25.020 Applicability.
A. Eligibility Criteria. This chapter maybe applied to development or redevelopment that meets
the following criteria:
1. The lot is within one of the following zones: RC, R-1, R-2, R-3, R-4, R-NM
B. Exceptions. This chapter maybe applied to development or redevelopment, except for the
following below:
1. Middle Housing is not permitted within Urban Separators.
2. Middle Housing is not permitted in the R-HMC zone.
3. Middle Housing is not permitted on lots smaller than one thousand (1,000) square feet.
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.25 ACC, Infill Residential Development Standards
Page 2 of 2
4. Middle Housing provisions do not apply to portions of a lot, parcel, or tract designated
with critical areas designated under RCW 36.70A.170 or their buffers as required by
RCW 36.70A.170, except for critical aquifer recharge areas where a single-family detached
house is an allowed use provided that any requirements to maintain aquifer recharge are
met. Sh-all not be used to justify alteratiOR of a regulated critic -al area per Chapter 16 10
ACE.
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.31 ACC, Supplemental Development Standards
Page 1 of 2
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.
18.31.170
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.
18.31.130 Communal residence standards.
A. Parking Requirements. There must be one off-street parking stall that meets city standards of ACC
18.52.050, Parking design, development, and maintenance standards, per tenant. The applicant must
demonstrate that each off -site parking space is under their ownership. In condominium or townhouse
communities the applicant can also provide legal documentation that demonstrates that they have exclusive use
of a common area parking space. The city shall reduce the off-street parking requirement if the property owner
provides and maintains a notarized affidavit signed separately by each tenant, certifying that a tenant does not
own a vehicle or have control of a vehicle while at the residence. A copy of the affidavit must be provided to
the city upon request.
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Chapter 18.31 ACC, Supplemental Development Standards
Page 2 of 2
B. Solid Waste Management Requirements.
1. ACC 8.08.070 requires all occupied communal residences to have minimum garbage service. The
landlord is required to provide tenants with adequate garbage and recycle receptacles meeting the
minimum garbage service level of this section.
2. The landlord is responsible to provide each tenant with the solid waste collection schedule at the time
of the tenant's initial occupancy and that schedule is to be posted within the unit.
C. Periodic Inspection Required. Upon written request, the communal rental housing owner or manager shall
allow inspection of the communal rental housing residential units consistent with their ability to do so under
the requirements of the landlord -tenant statutes of the state of Washington and the Auburn City Code,
including ACC 5.22.050(C)(3). The city may, with the legally obtained consent of an occupant or owner or
manager, or pursuant to a lawfully issued warrant, enter any building, structure or premises in the city to
inspect or perform any duty imposed by this code.
D. Occupancy Limits.
1. International Property Maintenance Code occupancy requirements are applicable to a communal
residence regardless of the number of individuals living in the residence.
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
ACC 18.31.160, Supportive housing development standards
Page 1 of 4
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-family 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.
18.31.120
Accessory dwelling units.
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 stiandards. Supplemental
standards for transitional housing, permanent supportive housing,
indoor emergency shelters, and indoor emergency housing.
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.
The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
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.port%us+ng
A. General Standards. Transitional housing, permanent supportive housing, indoor emergency
shelters, and indoor emergency housing projects c� „^^,ri„o h^� ��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, and 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. 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). Indoor emergency shelters are exempt from this standard.
4. If more than 100 units or beds are provided, then no other permanent supportive
housing, transitional housing, emergency housing or shelter is allowed within 500 ft. The
500 ft. buffer is measured from the property lines.
2-S. Must comply with the International Building Code (IBC) with relation to occupancy.
-56. Shall provide an on -site resident manager who is accountable to the owner or
manager of the supportive housing project.
The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
ACC 18.31.160, Supportive housing development standards
Page 3 of 4
67. While participation is not mandatory, Aappropriate on -site or off -site support services
shall be available_ within 1,000 foot 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.
W8. 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 anytime 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 rine- Wre of the project.
4-09. If a suppGrtivethe housing project is discontinued or abandoned, future use of the
property shall be in conformance with the use and development standards of the R,. 2Q
underlyin>? 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
The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
ACC 18.31.160, Supportive housing development standards
Page 4 of 4
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
site with appropriate illuminated exit signage, 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.
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 religiousganization 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, subject 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
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 anyr
sponsor religious organization, and all volunteers working with residents of the
outdoor encampment; and
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.
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 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 sheriffs 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 or the arrest of the individual who is the
subject of the check: or (B) the subject 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 120 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.
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.)
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.
The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
Chapter 18.46A ACC, Temporary Uses
Page 2 of 6
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The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
Chapter 18.46A ACC, Temporary Uses
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The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
Chapter 18.46A ACC, Temporary Uses
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The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
Chapter 18.46A ACC, Temporary Uses
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The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
Chapter 18.46A ACC, Temporary Uses
Page 6 of 6
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The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
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.
The Auburn City Code is current through Ordinance 6961, passed December 2, 2024.
ACC 18.52.020, Number of off-street parking spaces required
Page 1 of 7
Chapter 18.52
OFF-STREET PARKING AND LOADING
Sections:
18.52.005
Intent.
18.52.010
Applicability.
18.52.020
Number of off-street parking spaces required.
18.52.025
Disabled/handicapped parking requirements.
18.52.030
Reductions of the quantity of required parking.
18.52.040
Drive -through facilities.
18.52.050
Parking design, development, and maintenance standards.
18.52.065
Commercial vehicles in residential zones.
18.52.070
Repealed.
18.52.080
Repealed.
18.52.090
Repealed.
18.52.100
Repealed.
18.52.110
Fractional spaces.
18.52.120
Repealed.
18.52.125
Stacked parking.
18.52.130
Off-street loading space.
18.52.135
Alternate parking layouts.
18.52.020 Number of off-street parking spaces required.
Each principal use of the land, building, or structure shall provide the number of off-street
parking spaces required by this section. The following standards are not applicable in the DUC,
downtown urban center zone; refer to Chapter 18.29 ACC for specific requirements for that
zone.
A. Parking Requirements by Land Use.
1. Minimum Number of Parking Spaces. Each land use shall provide the minimum number
of off-street parking spaces required by Table 18.52.020, except where a greater number of
spaces are required through a more specific approval process such as an administrative
use permit or conditional use permit approval.
2. Uses Not Listed. Where a use is not listed in Table 18.52.020, the planning director shall
determine the number of required parking and/or loading spaces. The planning director
The Auburn City Code is current through Ordinance 6976, passed April 7, 2025.
ACC 18.52.020, Number of off-street parking spaces required
Page 2 of 7
shall use the requirements in Table 18.52.020 as a guide in determining the number of off-
street parking spaces required based on the similarity of uses or may consider a parking
generation study.
B. Maximum Number of Parking Spaces. Except for required parking spaces for persons with
disabilities, spaces provided in park and ride lots operated by a public transit agency, spaces for
carpools, spaces for electric vehicle charging and spaces within structured parking with two or
more levels, the maximum number of parking spaces for nonresidential uses shall not exceed
125 percent of the minimum spaces required by Table 18.52.020.
C. Measurement of Floor Area. In any case where Table 18.52.020 establishes a parking
requirement based on floor area in square feet (for example: two spaces per 1,000 square feet
(sf) of floor area), the floor area shall be construed to mean gross floor area (defined in ACC
18.04.430).
D. Use With Accessory Components. A single use with accessory components shall provide
parking for the primary use, and each component. For example, a hotel with a meeting room
may be required to provide the parking spaces required by Table 18.52.020 for a hotel (i.e., the
guest rooms), and for a meeting room.
E. Obstruction. Removal of required parking or loading spaces from practical use by
obstruction, erection of buildings, or other actions as to reduce the parking or loading capacity
or usefulness thereof below the minimum requirements established in this chapter is
prohibited.
F. Existing Legally Nonconforming Gravel Spaces. Up to six legally nonconforming gravel parking
spaces may be used to meet off-street parking requirement for residential development.
Table 18.52.020. Off -Street Parking Requirements by Land Use
Required Parking Rate
Land Use Type:
Unit of Measure:
(spaces per unit of
measure):-¢
Residential Categories
The Auburn City Code is current through Ordinance 6976, passed April 7, 2025.
ACC 18.52.020, Number of off-street parking spaces required
Page 3 of 7
Land Use Type:
Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):!
Single -unit detached dwelling, adult family home,
home -based daycares
Dwelling unit
2.00
Middle housing (2 to 6 units)
See Chapter 18.25 ACC for middle housing parking
requirements.
Apartments (7 or more units)
Dwelling unit
4-9A0.50
Mobile home dwellings'
Dwelling unit
2.00
Assisted living facilities and senior housing
4 hedreernsPer unit
4:98
Plus oAe space f-or ea h
two omnloyee- 0 00
Permanent supportive housing. transitional
Per unit
0.00
housing, emergency housing, and emergency
shelters
Group living (includes sportive ho—ir.—
boardinghouse)
4 bedrooms
1.00
Commercial Categories
Auto sales and motorcycle, new
1,000 sf of floor area
2.29
Auto sales and motorcycle, used
1,000 sf of floor area
3.08
Daycare centers
Each 10 children in care
2.00
Eating and drinking establishments
1,000 square feet of floor area
8.00
Food retail stores and markets
1,000 square feet of floor area
5.00
Health and fitness clubs
1,000 square feet of floor area
5.00
The Auburn City Code is current through Ordinance 6976, passed April 7, 2025.
ACC 18.52.020, Number of off-street parking spaces required
Page 4 of 7
Land Use Type:
Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):6
Hotel or motel
Guest room or rental unit
1.00
Mini -marts and gas stations
1,000 square feet of floor area
5.00
Mortuaries or funeral homes
25 square feet of floor space
0.25
Motor vehicle repair and services
1,000 square feet of floor area
2.50
Personal service shops
1,000 square feet of floor area
2.50
Retail commercial establishments, less than
15,000 square feet of floor area
1,000 square feet of floor area
2.50
Retail commercial establishments, greater than
15,000 square feet of floor area
1,000 square feet of floor area
4.00
Shopping centers
1,000 square feet of floor area
4.004
Office Categories
Business and professional offices
1,000 square feet of floor area
2.00
Medical -dental clinic; urgent care
1,000 square feet of floor area
3.00
Manufacturing Processing and Warehousing
Categories
(See also ACC 1 &52.020(D))
All manufacturing, industrial, and processing uses,
except the following:
1,000 square feet of floor area
1.00
Warehousing
2,000 square feet of floor area
1.00
The Auburn City Code is current through Ordinance 6976, passed April 7, 2025.
ACC 18.52.020, Number of off-street parking spaces required
Page 5 of 7
Land Use Type:
Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):6
Storage - Personal storage/mini-storage facilities
1,000 square feet of floor
area?
0.10
Recreation, Education, Public Assembly
Categories
Auditoriums, stadiums, and theaters
25 square feet of floor space
0.25
Commercial recreation facilities - Indoor, except
for the following:
1,000 square feet of floor area
5.00
Bowling alleys
Lanes
5.00
Pool and billiard rooms
Table
2.00
Skating rinks
1,000 square feet of floor area
5.00
Commercial recreation facilities - Outdoor
1,000 square feet of usable
recreational area
3.00
Hospitals
Bed
1.75
Library, museum
1,000 square feet of floor area
2.50
Meeting facility, public or private
25 square feet of floor space
0.25
Religious assembly
25 square feet of floor space
0.20
Schools (public and private)
Preschool schools
Employee3
1.00
Elementary/middle schools
Teaching station
1.20
The Auburn City Code is current through Ordinance 6976, passed April 7, 2025.
ACC 18.52.020, Number of off-street parking spaces required
Page 6 of 7
Land Use Type:
Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):!
Secondary (high) schools
Student
0.40
College or university (including trade and business
schools)
Student
0.75
Studios (dance, martial arts, etc.)
1,000 square feet of floor area
5.00
Tennis/racquetball/handball or other sport courts
Court
2.00
Each 300 sf of floor area for
accessory uses
1.00
Recreational uses not listed elsewhere
Same as retail, based on size
Notes:
1 Within mobile home parks, parking space shall not be allowed within the required setbacks. Guest parking
shall be provided within the development: five percent of total requirement.
2 Includes total on -site building square feet.
3 There shall be two visitor -parking stalls provided for each 10 required employee stalls.
4 Compliance with these standards is not required for a change of use within an existing building.
5 Employee and customer parking only.
6 If the rate ends in an 5 and above the number of parking spaces is rounded up to the next full number to
provide the total number of parking spaces required.
(Ord. 6959 § 1 (Exh. A), 2024; Ord. 6419 § 5, 2012; Ord. 6388 § 1, 2011; Ord. 6167 § 4, 2008; Ord. 6140 § 2, 2007;
Ord. 6071 § 3, 2007; Ord. 5777 § 1, 2003; Ord. 5556 § 1, 2001; Ord. 5170 § 1, 1998; Ord. 4949 § 1, 1997; Ord.
4304 § 1(40), (41), 1988; Ord. 4229 § 2, 1987.)
The Auburn City Code is current through Ordinance 6976, passed April 7, 2025.
ACC 18.52.020, Number of off-street parking spaces required
Page 7 of 7
The Auburn City Code is current through Ordinance 6976, passed April 7, 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.
The Auburn City Code is current through Ordinance 6976, passed April 7, 2025.