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HomeMy WebLinkAbout6998ORDINANCE NO. 6998 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, RELATING TO PLANNING, AMENDING SECTIONS 18.02.067, 18.07.010, 18.07.020, 18.23.030, 18.52.020, AND CREATING NEW SECTIONS 18.04.239 AND 18.31.161 WITHIN TITLE 18 "ZONING' OF THE AUBURN CITY CODE, ALLOWING CO -LIVING HOUSING IN THE DUC, R-3, R-4, R-NM, C-2, C-AG, AND M- 1 ZONES. WHEREAS, Washington State is experiencing a housing affordability crisis and co -living housing is a type of housing that can provide rental homes affordable to people with moderate to low incomes without requiring any public funding. Rents in newly constructed, market -rate co -living housing in the Puget Sound region can be affordable to people with incomes as low as 50 percent of area median income; and WHEREAS, co -living housing is a residential development with sleeping units that are independently rented and provide living and sleeping space in which residents share kitchen facilities with residents of other units in the building; and WHEREAS, per Revised Code of Washington (RCW) 36.70A.535 cities planning under the Growth Management Act (GMA) must adopt development regulations allowing co -living as a permitted use on any lot located within an urban growth area that allows at least six multifamily residential units, including on a lot zoned for mixed -use development; and WHEREAS, requirements for co -living take effect December 31, 2025. By this date, subject cities and counties must adopt or amend co -living housing standards, consistent with RCW 36.70A.535, by ordinance and incorporate co -living housing into their development regulations, zoning regulations, and other official controls. If updates Ordinance No. 6998 December 8, 2025 Page 1 of 4 Rev. 2024 to bring co -living standards into alignment with statutory requirements are not completed by this date, the requirements of RCW 36.70A.535 will "supersede, preempt, and invalidate any conflicting local development regulations"; and WHEREAS, per RCW 36.70A.535(2), cities may not require co -living housing proposals to contain room dimensional standards, require a mix of unit sizes or number of bedrooms, or require other uses within project; and WHEREAS, per RCW 36.70A.535(3), cities may not require co -living housing to provide off-street parking when the project site is within one-half mile walking distance of a major transit stop or provide more than 0.25 off-street parking spaces per sleeping unit; and WHEREAS, per RCW 36.70A.535 cities may not require, through development regulations any standards for co -living housing that are more restrictive than those that are required for other types of multifamily residential uses in the same zone. A city or county may only require a review, notice, or public meeting for co -living housing that is required for other types of residential uses in the same location, unless otherwise required by state law including, but not limited to, shoreline regulations under Chapter 90.58 RCW. Cities may not exclude co -living housing from participating in affordable housing incentive programs under RCW 36.70A.540, may not treat a sleeping unit in co -living housing as more than one -quarter of a dwelling unit for purposes of calculating dwelling unit density, and may not treat a sleeping unit in co -living housing as more than one-half of a dwelling unit for purposes of calculating fees for sewer connections; and -------------------------------- Ordinance No. 6998 December 8, 2025 Page 2 of 4 Rev. 2024 WHEREAS, the sewer connection fee in the City of Auburn is a flat fee for each new connection to the sanitary sewer main and is not based on number of dwelling units, per the Fee Schedule; and WHEREAS, per ACC 18.68.030(B) a "Zoning Text Amendment" is an application to change the text of Title 18 ACC. This type of application or initiation shall be processed as a legislative non -project decision, consistent with ACC 14.03.060. Public notice was provided consistent with Title 14 ACC; and WHEREAS, per RCW 36.70A, the text amendment was transmitted to the Washington State Department of Commerce on September 3, 2025. The 60-day notice period ended on November 2, 2025. Staff received comments from the Washington State Department of Commerce on October 22, 2025; and WHEREAS, the proposed text amendment has been discussed with the Planning Commission at a regular meeting on December 2, 2025; and WHEREAS, Planning Commission held a public hearing on December 2, 2025, and provided a formal recommendation of the co -living housing text amendment. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, DO ORDAIN as follows: Section 1. Amendment to City Code. Title 18 "Zoning" of the Auburn City Code is amended to read 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. Section 3. Severability. The provisions of this ordinance are declared to be separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, Ordinance No. 6998 December 8, 2025 Page 3 of 4 Rev. 2024 Exhibit A ACC 18.02.067, Units allowed per lot Page 1 of 1 18.02.067 Units allowed per lot. 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. 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). 3 For the purpose of calculating density for co-livinghousing, ousing one sleeping unit shall equate to 0.25 dwelling units For example a co -living housing development with 16 sleeping units would equate to 4 dwelling units. The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. Chapter 18.04 ACC, Definitions Page 1 of 3 Chapter 18.04 DEFINITIONS Sections: 18.04.239 Co -living Housing 18.04.239 Co -living housing. "Co -living housing" means a residential development with sleeping units that are independently rented and lockable and provide living and sleeping space and residents share kitchen facilities with other sleeping units in the build DZ. 18.04.340 Dwellings, types of. "Types of dwellings" means: A. Dwelling, Single -Unit Detached. "Single -unit detached" means a detached building, not connected to another building, designed exclusively for occupancy by one family or communal residence and containing one dwelling unit that is permanently attached to the ground. A manufactured home may be considered a single -unit detached dwelling if sited per ACC 18.31.050. This dwelling type was previously called "single family" and is synonymous with "single -unit detached housing." B. Dwelling, Middle Housing. "Middle housing' dwellings include the following housing types: 1. 'Townhouse" means a detached structure that contains three or more attached dwelling units that extend from foundation to roof and that have a yard or public way on not less than two sides, each with its own front and rear access to the outside. 2. "Duplex" means a detached structure consisting of two individual dwelling units that is in a horizontal or stacked layout, does not have interior openings between dwelling units, and which dwelling units share common walls. The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.04 ACC, Definitions Page 2 of 3 3. "Triplex" means a detached structure consisting of three individual dwelling units that is in a horizontal or stacked layout, does not have interior openings between dwelling units, and which dwelling units share common walls. 4. "Fourplex" means a detached structure consisting of four individual dwelling units that is in a horizontal or stacked layout, does not have interior openings between dwelling units, and which dwelling units share common walls. 5. "Fiveplex" means a detached structure consisting of five individual dwelling units that is in a horizontal or stacked layout, does not have interior openings between dwelling units, and which dwelling units share common walls. 6. "Sixplex" means a detached structure consisting of six individual dwelling units that is in a horizontal or stacked layout, does not have interior openings between dwelling units, and which dwelling units share common walls. 7. "Stacked flat" means dwelling units in a residential building of no more than three stories on a lot in which each floor may be separately rented or owned. Duplexes and triplexes may be arranged as stacked flats. 8. "Cottage housing' means residential units on a lot with a common open space that either: (a) is owned in common; or (b) has units owned as condominium units with property owned in common and a minimum of 20 percent of the lot size as open space. Courtyard housing standards in ACC 18.25.050 apply to cottage housing. This definition of cottage housing does not apply to "guest cottages" of ACC 18.04.450. 9. "Courtyard apartments" means a residential structure consisting of multiple attached side -by -side and/or stacked dwelling units oriented around a yard or court on two or three sides. C. Dwelling, Apartment. "Apartment" means a building designed for occupancy by seven or more families or communal residences living independently of each other and containing seven or more dwelling units. Apartment units may be located in a mixed -use development. This The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.04ACC, Definitions Page 3 of 3 dwelling type was previously called "multiple -family" dwellings. (Ord. 6959 § 1 (Exh. A), 2024; Ord. 6477 § 4, 2013; Ord. 6245 § 3, 2009; Ord. 6162 § 1, 2008; Ord. 4229 § 2, 1987.) Q. Sleeping Unit Means a single unit that provides rooms or spaces for one or more people, includes permanent provisions for sleeping and can include provisions for living eating and either sanitation or kitchen facilities but not both. The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 1 of 9 Chapter 18.07 RESIDENTIAL ZONES Sections: 18.07.010 Intent. 18.07.020 Uses. 18.07.030 Development standards. 18.07.010 Intent. A. General. This section describes the intent for each of the city's residential zones. These intent statements may be used to guide the interpretation of the regulations associated with each zone. B. RC Residential Conservancy Zone. 1. RC residential conservancy zone is intended primarily to provide for low -intensity single-family residential uses with characteristics of an agricultural environment; provided, that the agricultural uses are secondary to the single-family uses. These areas allow for a lifestyle similar to that of rural areas that includes allowance of farm animals and streets without sidewalks. This zone is intended to protect areas with significant environmental constraints or values from impacts typically associated with urban levels of development while allowing low -intensity development designed to minimize impacts on the natural environmental features designated for conservation. 2. Public improvements required within the RC zone will be less than is normally required for the higher intensity residential zones within the city and are not subject to the city's complete streets policies. 3. This zone shall only be applied in areas designated as residential conservancy on the comprehensive plan. C. R-1 Residential Zone. The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 2 of 9 1. The intent of the R-1 residential zone is to provide areas for estate -type residential development on large lots in areas that are intended to create an open space separation between existing urban areas that are unique from each other and where limited public utilities and transportation infrastructure are present. Appropriate development standards required of other urban areas shall be required to serve this zone. 2. R-1 implements the Neighborhood Residential One comprehensive plan land use designation. D. R-2 Residential Low Zone. 1. The R-2 residential low zone is intended for lower -intensity residential development consisting of single -unit detached houses, townhouse, duplex, triplex, fourplex, two-story stacked flats, courtyard apartments, cottage housing on lot sizes typical of suburban and urban development. This residential zone allows flexibility in the types and densities of housing permitted while at the same time maintaining a desirable family living environment by establishing minimum usable open spaces, maximum impervious coverage, and maximum units per lot area with the character and scale of traditional single -unit detached neighborhoods. 2. A related consideration of this zone is to provide a transition between low -intensity residential development areas and higher- and lower -intensity designations. Small-scale, community -based commercial development that provides services to the local neighborhood will be considered through the administrative use permit process. 3. R-2 implements the Neighborhood Residential Two comprehensive plan land use designation. E. R-3 Residential Moderate Zone. 1. The intent of the R-3 residential moderate zone is to allow all residential and commercial types and uses provided in the R-2 residential zone, while allowing additional intensity through allowing stacked flats up to three stories, fiveplexes, a-n4 sixplexes, and co -living housing. Single -unit detached houses are not permitted in the R-3 zone. Apartment buildings and mixed -use development consisting of no more than 20 units and three stories per lot is permitted. Supportive housing and residential care developments The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 3 of 9 are permitted in this zone to provide additional needed housing options but must still adhere to the residential density and unit limitations established within this category. Small-scale commercial development providing services to the area is encouraged in this zone and implemented through the administrative use permit process. 2. R-3 implements the Neighborhood Residential Two comprehensive plan land use designation. F. R-4 Residential High Zone. 1. The R-4 residential high zone is intended to maximize residential density opportunities and is further intended as a residential zone primarily of middle housing and multiple -story apartment and mixed -use development. This zone is characterized by a more active living environment near transit, urban services and commercial uses. The R-4 residential zone allows for all uses allowed in the R-3 zone, plus apartment and mixed -use development of more than 20 units and three stories per lot is permitted. Small-scale commercial development providing services to the area is encouraged in this zone and implemented through the administrative use permit process. 2. R-4 implements the Neighborhood Residential Three comprehensive plan land use designation. G. R-NM Residential Neighborhood Mixed -Use Zone. 1. The intent of the R-NM residential neighborhood mixed -use zone is to provide a flexible approach that achieves a mix of dense residential development and light commercial uses in either a vertical or horizontal configuration. Within this zone there will be a mix of retail, office, middle housing. co -living housing, and multi -story residential uses, with attractive design and accessible spaces for people to live, work, and visit. This zoning designation is served primarily by a combination of transit, pedestrian, and/or bicycle facilities allowing people to access amenities without needing a personal vehicle. Uses and densities allowed within this zone will be consistent with the uses permitted in the C-1 light commercial and the densities of the R4 residential high zone. New development and redevelopment will incorporate a mix of residential and commercial uses. In addition, parks and open spaces are encouraged and may be permitted through the administrative use permit process. The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 4 of 9 2. Street -level development is encouraged to be retail or higher traffic local businesses or offices, and residential is encouraged on the upper levels of buildings. This zoning district should be walkable and bikeable to neighborhood commercial services and transit facilities and have a high level of street activation and amenities. H. R-F Residential Flex Zone. The R-F residential -flex zone is intended primarily to accommodate small-scale business and professional offices, medical and dental clinics, salons and other personal services, eating and drinking establishments, and banks and similar financial institutions at locations where they are compatible with residential uses. Accessory retail may be permitted if supplemental to the other uses allowed in the zone. This zone is intended for those areas that are in transition from residential to commercial uses along corridors serving lower density residential land uses. Conversion of residential uses to commercial uses is geared towards encouraging adaptive reuse of existing single -unit structures that continue to appear in accord with the single -unit residential character. New development in the R-F residential -flex zone should not exceed two stories or footprint that is designed to maintain a character and a scale smaller than the R-NM residential neighborhood mixed -use residential zone. (Ord. 6959 § 1 (Exh. A), 2024; Ord. 6525 § 6, 2014; Ord. 6245 § 5, 2009.) 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 I R-1 I R-2 R-3 I R-4 I R-NM R-F A. Residential Uses. Accessory dwelling units subject to the provisions contained in Chapter 18.32 ACC P' P' P' P' Pi P' P' Accessory use, residential P P P P P P P Adult family home P P P P P P1 P The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 5 of 9 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 Co -living housing X X X P P p13 X Communal residence P P P P P X P Foster care homes P P P P P X P Group residence facilities (7 or more residents) X X X P P P P Group residence facilities (6 or fewer residents) P P P P P P P Keeping of animals4 PZ p2 p2 P2 p2 p2 p2 Middle housing subject to the provisions in P P P P P P P Chapter 18.25 ACC (2 to 6 units) Neighborhood recreational buildings and facilities A6 A6 A6 A6 A6 P P owned and managed by the neighborhood homeowners' association Use as dwelling units of (1) recreational vehicles X X X X X X X that are not part of an approved recreational vehicle park, (2) boats, (3) automobiles, and (4) other vehicles Renting of rooms, for lodging purposes only, to P P P P P P P accommodate not more than two persons in addition to the family or owner occupied unit$ Residential care facilities including but not limited P P P P P P P 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 to the P P P P P P P provisions of ACC 18.31.160 Swimming pools, tennis courts and similar P P P P P P P outdoor recreation uses only accessory to The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 6 of 9 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 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 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 development310 X X X P P P P The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 7 of 9 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 X A A A A P P playgrounds and not homeowners' association -owned recreational area 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:' When 50 percent, or more, of the total site area is A7 X X X X X X 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 area is C7 X X X X X X dedicated to active agricultural production during the growing season, or with more than 52 special events per calendar year 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 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 P X X X X X X products raised on the premises. The stand cannot The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 8 of 9 exceed 300 square feet in area and must meet the applicable setback requirements. 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 size12 A A A A A A A Religious institutions, one acre or larger lot size12 C C C C C C C Transmitting towers C C C C C C C Type 1-D wireless communications facility (see ACC 18.04.912(W) and 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 -unit residence pursuant to Chapter 18.32 ACC. 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). The Auburn City Code is current through Ordinance 6977, passed June 16, 2025. Chapter 18.07 ACC, Residential Zones Page 9 of 9 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. 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 three stories per lot is permitted. 12 Reference ACC 18.31.165 for standards related to homeless encampments hosted by a religious organization. 13 When provided in the R-NM Zone a mixed -use component shall not be required as part of the project approval. (Ord. 6977 § 1 (Exh. A), 2025; Ord. 6959 § 1 (Exh. A), 2024; 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 6977, passed June 16, 2025. ACC 18.23.030, Uses Page 1 of 11 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 (Standards for Specific Land Uses) in Table 18.23.030 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 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY 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 and packaging - X P X P P ACC 18.31.180 Light intensity The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 2 of 11 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE A - Administrative X - Prohibited Zoning Designation Standards for Specific LAND USE Land Uses C-1 C-2 C-AG M-1 M-2 Manufacturing, assembling and packaging - X A X P P ACC 18.31.180 Medium intensity Manufacturing, assembling and packaging - X X X X A ACC 18.31.180 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 Marijuana transporter business X X X C C Chapter 18.59 ACC Outdoor storage, incidental to principal X P X P P ACC 18.57.020(A) permitted use on property Storage - Personal household storage facility P P X P P ACC 18.57.020(B) (mini -storage) Warehousing and distribution X X X P C ACC 18.57.020(C) Warehousing and distribution, bonded and X P X P P located within a designated foreign trade zone The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 3 of 11 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE A - Administrative X - Prohibited Zoning Designation Standards for Specific LAND USE Land Uses 7-2 C-AG M-1 M-2 Wholesaling with on -site retail as an incidental X P X P P use (e.g., coffee, bakery) RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES Commercial recreation facility, indoor P P P P A Commercial recreation facility, outdoor X A A P A ACC 18.57.025(A) Conference/convention facility X A X A X Library, museum A A X A X Meeting facility, public or private P P X A A Movie theater, except drive-in P P P X X Private school - Specialized education/training A P P P P (for profit) Religious institutions, lot size less than one P P A A A ACC 18.31.165 acre Religious institutions, lot size more than one P P A A A ACC 18.31.165 acre Sexually oriented businesses X P X P P Chapter 18.74 ACC The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 4 of 11 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY 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 assembly facility X A X A A Studio -Art, dance, martial arts, music, etc. P P P P A RESIDENTIAL Apartment units, as part of a mixed -use X P P P X ACC 18.57.030 development 2 Apartments, standalone X X X X X Caretaker apartment P P X P P Co -living housing 4 X P P P X Indoor emergency housing or shelter P P P A A ACC 18.31.160 Live/work unit, as part of a mixed -use X P P P X development 2 Live/work unit, standalone 3 X X X X X Work/live unit, as part of a mixed -use X P P P X development 2 Work/live unit, standalone 3 X X X X X The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 5 of 11 PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE P - Permitted C - Conditional A - Administrative X - Prohibited LAND USE Zoning Designation Standards for Specific Land Uses 7 -2 C-AG M-1 M-2 Marijuana cooperative X X X X X. Nursing home, assisted living facility P P C X X Senior housingz X A X X X Supportive housing (permanent) P P P A A ACC 18.31.160 Transitional housing P P P A A ACC 18.31.160 RETAIL Building and landscape materials sales X P X P P ACC 18.57.035(A) Community retail establishment P P P P P Construction and heavy equipment sales and rental X X X A P Convenience store A P X P P Drive -through espresso stands A P A P A Drive -through facility, including banks and restaurants A P P P P ACC 18.52.040 Entertainment, commercial A P X A A The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 6 of 11 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE A - Administrative X - Prohibited Zoning Designation Standards for Specific LAND USE Land Uses C-1 C-2 C-AG M-1 M-2 Groceries, specialty food stores P P P P X Neighborhood retail establishment P P P P P Nursery X P A P P ACC 18.57.035(C) Outdoor displays and sales associated with a P P P P P ACC 18.57.035(D) permitted use (auto/vehicle sales not included in this category) Regional retail establishment X P P P A Restaurant, cafe, coffee shop P P P P P Tasting room P P P P P Tavern P P P P A Wine production facility, small craft distillery, P P P P P small craft brewery SERVICES Animal daycare (excluding kennels and animal A P A P P ACC 18.57.040(A) boarding) Animal sales and services (excluding kennels P P P P P ACC 18.57.0400 The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 7 of 11 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE A - Administrative X - Prohibited Zoning Designation Standards for Specific LAND USE Land Uses 7-2 C-AG M-1 M-2 and veterinary clinics) Banking and related financial institutions, P P P P P excluding drive -through facilities Catering service P P A P P Daycare, including mini daycare, daycare P P P P X center, preschools or nursery schools Dry cleaning and laundry service (personal) P P P P P Equipment rental and leasing X P X P P Kennel, animal boarding X A X A A ACC 18.57.040(C) Government facilities; this excludes offices A A A A A 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, crematorium P P X P X The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 8 of 11 PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE P - Permitted C - Conditional A - Administrative X- Prohibited LAND USE Zoning Designation Standards for Specific Land Uses 7-2 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 books, newspaper and other printed matter) A P P P P Professional offices P P P P P Repair service - Equipment, appliances A P P P P ACC 18.57.040(D1 Veterinary clinic, animal hospital P P P P X Youth community support facility P X X X X ACC 18.57.040(E) TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE Ambulance, taxi, and specialized transportation facility X A X P P 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 The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 9 of 11 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE A - Administrative X - Prohibited Zoning Designation Standards for Specific LAND USE Land Uses 7- 2 C-AG M-1 M-2 Parking facility, public or commercial, surface P P P P X Parking facility, public or commercial, P P P P X structured Towing storage yard X X X A P ACC 18.57.045(A) Utility transmission or distribution line or A A A A A substation Wireless communications facility (WCF) (See * * * * * *See ACC 18.31.100 for use ACC 18.04.912(W)) regulations and zoning development standards. Eligible facilities request (EFR) (wireless P P P P P communications facility) (See ACC 18.04.912(H)) Small wireless facilities (ACC 18.04.912(0)) P P P P IP VEHICLE SALES AND SERVICES Automobile washes (automatic, full or A P P P P ACC 18.57.050(A) self-service) Auto parts sales with installation services A P P P P The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 10 of 11 P - Permitted C - Conditional PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE A -Administrative X - Prohibited Zoning Designation Standards for Specific LAND USE Land Uses C-1 C-2 C-AG M-1 M-2 Auto/vehicle sales and rental A P X P P ACC 18.57.050(B) Fueling station A P P P P ACC 18.57.050(C) Mobile home, boat, or RV sales X P X P P Vehicle services - Repair/body work X P X P P ACC 18.57.050(D) OTHER Any commercial use abutting a residential A A A A A zone which has hours of operation outside of the following: Sunday: 9:00 a.m. to 10:00 p.m. or Monday - Saturday: 7:00 a.m. to 10:00 p.m. Other uses maybe permitted by the planning P P P P P 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 18.04.635in 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 The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.23.030, Uses Page 11 of 11 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. 3 Any standalone live/work units or standalone work/live units vested prior to the effective date of the ordinance codified in this chapter are outright permitted uses. 4 Co -living housing, ,provided in this zone shall not be required to provide a mixed -use component. (Ord. 6977 § 1 (Exh. A), 2025; Ord. 6959 § 1 (Exh. A), 2024, 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 6983, passed July 21, 2025. Chapter 18.31 ACC, Supplemental Development Standards Page 1 of 1 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 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 Repealed. 18.31.130 Communal residence standards. 18.31.140 Gated residential subdivisions. 18.31.150 Secure community transition facilities. 18.31.160 Supplemental standards for transitional housing, permanent supportive housing, indoor emergency shelters, and indoor emergency housing. 18.31.161 Supplemental standards for co -living housing. 18.31.165 Homeless encampment hosted by a religious organization. 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 6992, and legislation passed August 18, 2025. ACC 18.31.161, Supplemental standards for co -living housing Page 1 of 2 18.31 161 Supplemental standards for co -living housing. A General Standards Co -living housing allowed pursuant to ACC 18.07.020 and 18.23.030 shall comply with the development standards of the underlyingzone. one. B. Co -living housing is exempt from the following: 1. Containing room dimensional standards larger than that required by the state and/or international building code including dwelling unit size sleeping unit size, room area, and habitable space: 2. Providing a mix of unit sizes or number of bedrooms; 3. Including other uses or containing a mixed -use component; 4. Providing off-street parking within one-half mile walking distance of a major transit stop: 5. Providing more than 0.25 off-street parking spaces per sleeping unit; 6. Containing standards for that are more restrictive than those that are required for other types of multifamily residential uses in the same zone; and 7. Receiving a density calculation that exceeds one quarter or 0.25 of a dwelling unit per sleeping unit. C. Nothing in this section shall be construed to preclude co -living housing developments from participating in affordable housing incentive programs under RCW 36.70A.540. D. Co living housing shall only require a review, notice or public meeting for co -living housing that is required for other types of residential uses in the same location unless otherwise required by state law including but not limited to shoreline regulations. The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.31.161, Supplemental standards for co -living housing Page 2 of 2 E. Co -living housing shall not be used as short-term rental units rented for a period of less than 30 days. The Auburn City Code is current through Ordinance 6983, passed July 21, 2025. ACC 18.52.020, Number of off-street parking spaces required Page 1 of 6 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 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. The Auburn City Code is current through Ordinance 6992, and legislation passed August 18, 2025. ACC 18.52,020, Number of off-street parking spaces required Page 2 of 6 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 Land Use Type: Unit of Measure: Required Parking Rate (spaces per unit of measure):6 Residential Categories 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 0.50 Mobile home dwellings' Dwelling unit 2.00 Assisted living facilities and senior housing Per unit 0.00 Permanent supportive housing, transitional housing, emergency housing, and emergency shelters Per unit 0.00 Group living (includes boardinghouse) 4 bedrooms 1.00 Co -living houSinif 1 Sleeping Unit 0.25 Commercial Categories The Auburn City Code is current through Ordinance 6992, and legislation passed August 18, 2025. ACC 18,52.020, Number of off-street parking spaces required Page 3 of 6 Land Use Type: Unit of Measure: Required Parking Rate (spaces per unit of measure):6 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 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 4.00 4 Office Categories Business and professional offices 1,000 square feet of floor area 2.00 The Auburn City Code is current through Ordinance 6992, and legislation passed August 18, 2025. ACC 18.52.020, Number of off-street parking spaces required Page 4 of 6 Land Use Type: Unit of Measure: Required Parking Rate (spaces per unit of measure):6 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 Storage - Personal storage/mini-storage facilities 1,000 square feet of floor areal 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 The Auburn City Code is current through Ordinance 6992, and legislation passed August 18, 2025. ACC 18.52.020, Number of off-street parking spaces required Page 5 of 6 Land Use Type: Unit of Measure: Required Parking Rate (spaces per unit of measure):6 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 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. The Auburn City Code is current through Ordinance 6992, and legislation passed August 18, 2025. ACC 18.52.020, Number of off-street parking spaces required Page 6 of 6 6 If the rate ends in .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. 7 Off-street parking shall not be required within one-half mile walking distance of a major transit stop as defined by RCW 36.70A.535(11)(b) (Ord. 6977 § 1, 2025; 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 6992, and legislation passed August 18, 2025.