HomeMy WebLinkAboutII.A Code Update Project
crrx oF Memorandum
WASHINGTON
;
TO: Planning and Community Development Committee
FROM: Kevin Snyder, AICP, Assistant Director
CC Cindy Baker, AICP, Director
Jeff Dixon, Principal Planner
Elizabeth Chamberlain, AICP, Principal Planner
Chris Andersen, Senior Planner
DATE: March 4, 2009
SUBJECT: DISCUSSION: Concepts for Residential Density Based Development Standards and
Permitted Uses
At the Committee's special meeting on March 5, 2009, staff will present information and concepts on
establishing a density based residential classification system and updating the list of permitted uses in the
City of Auburn. The following is a summary of the information being provided for the March Sth meeting:
• Permitted Uses Table for Existing Residential Zoning Designations
• Development Standards for Existing Residential Zoning Designations
• Residential Designations (Existing & Proposed) Conversion Table
• Permitted Uses Table for Proposed Residential Zoning Designations
• Development Standards for Proposed Residential Zoning Designations
• Pages 3-13 and 3-14 of adopted City of Auburn Comprehensive Plan pertaining to Residential
Densities
Please note that the land uses in the Permitted Uses Table for Proposed Residential Zoning Designations
were drawn from the currently adopted list of permitted uses in Title 18 (Zoning) together with new land
uses identified by staff and highlighted with underlining (i.e. word). To improve efficiency and avoid the
repetition of the same concept among the different zoning designations, staff combined and/or re-ordered
some of the currently listed land uses. In addition, staff will have graphical information on different
housing types found in the City of Auburn as well as in other communities.
Staff will present the thoughts and ideas behind the proposed permitted uses and development standards.
A particular point for the Committee to be aware of is that the proposed densities have been developed
based on the currently adopted density provisions specified in the adopted Comprehensive Plan. These
density provisions are described in the attachment from the adopted Comprehensive Plan.
During the Committee's discussion of the potential draft amendments at its March Sth special meeting,
staff would like to discuss the following questions:
1. What are the Committee's ideas and perceptions for the Permitted Uses Table for Proposed
Residential Zoning Designations?
2. What are the Committee's ideas and perceptions for the Development Standards for Proposed
Residential Zoning Designations?
3. The implementation of a density based classification system will likely require the allocation of
density from the current multi-family oriented zoning designations (R-3, R4) to the proposed multi-
family zoning designations (RM-10, RM-16-RM-20). Staff s preliminary analysis shows that the
densities for the R-3 and R-4 zoning designations average 12 units and 18 units respectively. These
densities closely approximate the densities identified for the proposed RM-10 and RM-20 zoning
designations. Based on this, the City could either allocate density among the three proposed multi-
family zoning designations or could allocate density only among the RM-10 and RM-20 and hold the
RM-16 for future density allocation through future initiated rezoning efforts. What are the
Committee's thoughts on this matter?
4. Is the Committee comfortable with staff proceeding forward and further developing the density based
approach in the updated regulatory text currently under production or does the Committee have
additional questions or information needs that it wants staff to research and report back on at its next
meeting?
2
CONCEPTUAL FOR DISCUSS/ON PURPOSES ONLY
Permitted Uses Table - EXISTING Residential Zoning Designations
P= Permitted C= Conditional Use X= Not Permitted N/A = Not Applicable
Existing Land Uses Existing Zoning Designations
R•R R-S R-1 R-2 R-3 R-4
Accessory uses to include residential garage, guest cottage, recreation room, tool
shed, noncommercial greenhouse, swimming pool, private stable, barn, pen, coop
or similar structure P N/A N/A N/A N/A N/A
Accessory uses to include residential garage, guest cottage, recreation room, tool
shed, noncommercial greenhouse, swimming pool
N/A P P P P P
Agricultural type uses are permitted provided they are incidental and secondary to
the single-family use:
Agriculfural crops and open field growing P X X X X X
Bams, silos and related structures P X X X X X
Greenhouses P X X X X X
Livestock, fowl and rabbits may be kept by the resident on the P X X X X X
premises; provided there shall not be more than one horse, cow,
donkey or other large animal, or iour small animals such as sheep,
goats or swine, or 12 poultry, rabbits or similar size animals per each
acre of enclosed usable pasture or roaming area
Pasturing and grazing P X X X X X
Public and private stables P X X X X X
Roadside stands, for the sale of agricultural products raised on the P X X X X X
premises. The stand cannot exceed 300 square feet in area and must
meet the applicable setback requirements
Boardinghouses (with three or more boarders) X X X C C X
Civic, social and fraternal clubs X X X X X C
Commercial horse riding and bridle trails C C X X X X
Daycare limited to a mini daycare center. Daycare center, preschool or nursery X C C C C C
schools may also be permitted but must be located on an arterial
Duplexes, 3,600 square feet of lot area per dwelling unit is required X X X X X P
Duplexes, more than one per lot X X X X C X
Duplexes, provided 6,000 square feet of lot area is provided for each dwelling unit X X X C X X
Fish hatcheries C X X X X X
Foster care homes X X X C C C
Government facilities X C C C C C
Group residence facilities X X X X C C
Home based daycare P P P P P P
Hospitals (except animals) X X X X X C
Keeping of livestock (excluding goats and swine), fowl and rabbits; provided, that N/A P X X X X
there shall not be more than one horse, cow, donkey or other large animal, or four
small animals such as sheep, or 12 poultry, rabbits, or similar size animals per
each acre of enclosed usable pasture or roaming area. This acreage requirement
is in addition to the minimum lot size requirements of this zone
PB&C DEPARTMENT 03-05-09 1
CONCEPTUAL FOR DISCUSSION PURPOSES ONLY
Existing Land Uses Existing Zoning Designations
R-R R-S R-1 R-2 R-3 R-4
Keeping of not more than four household pets, which can be kept in the N/A P P P P P
home. This limit shall not include birds, fish or suckling young of pets which at
all times are kept inside a fully enclosed building
Keeping of not more than six household pets. This limit shall not include birds, P P X X X X
fish or suckling young of pets
Living quarters for employees, which are not accessory structures C X X X X X
Multiple-family dwellings X X X X X P
Multiple family dwellings; provided, that 3,600 square feet of lot area is X X X X C N/A
provided for each dwelling unit, and is limited to four dwelling units per
structure
Multiple family dwellings; provided, that 6,000 square feet of lot area is X X X C N/A N/A
provided for each dwelling unit, and is limited to no more than four dwelling
units per structure. For developments of 10 dwelling units or more, no more
than 40 percent of the development may be devoted to multiple family
dwellings. The number of multiple dwellings may be further reduced, or not
allowed at all, if it is determined there is already a concentration of multiple
family dwellings in the area
Municipal parks and playgrounds X P P P P P
Museums X X X C C X
Neighborhood recreational buildings and facilities owned and managed by the C C C C X X
neighborhood homeowners' association
Nursing homes X X X C C C
One detached single-family dwelling, not to exceed one dwelling on any lot, P N/A N/A N/A P N/A
together with accessory uses to include residential garage, guest cottage,
recreation room, tool shed, or swimming pool
One detached single-family dwelling, not to exceed one dwelling on any lot N/A P P P N/A P
One detached single-family dwelling, not to exceed one single-family dwelling N/A N/A N/A N/A P N/A
per lot. If only a single-family dweiling exists on a lot on the effective date of
the ordinance codified in this title, an additional dwelling unit may be attached
to and made a paR of the existing building, provided all requirements of this
title are met
One duplex (two-family dwelling) not to exceed one duplex per lot X XX X N/A P N/A
Private country clubs and golf courses, excluding driving ranges X C C X X X
Professional offices X X X C C C
Religious institutions X C C C C C
Renting of rooms, for lodging purposes only, to accommodate not more than X X X P P X
two persons in addition to the immediate family
Supportive housing, subject to the provisions of ACC 18.18.050(C) X X X X X P
Transmitting towers C X X X X X
Utility substations C C C C C C
Watersheds P X X X X X
PB&C DEPARTMENT 03-05-09 2
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CONCEPTUAL FOR DISCUSSION PURPOSES ONLY
Permitted Uses Table - PROPOSED Residential Zoning Designations
P= Permitted C= Conditional Use X= Not Permitted
Proposed Land Uses Proposed Zoning Designations
R-C RS-1 RS-5 RS•7 RM•10 RM-16 RM-20
Accessory dwelling units P P P P X' X2 X3
Accessory uses and structures normal and incidental to one or more aermitted
principal uses P P P P P P i
Agricultural type uses are permifted provided they are incidental and secondary to
the single-family use:
Agricultural crops and open field growing P X X X X X X
Bams, silos and related strucfures P X X X X X X
Greenhouses P X X X X X X
Keepina of livestock (excludinq qoats and swine), fowl and rabbits: P P X X X X X
provided, that there shall not be more than one horse, cow, donkev or
other larae animal, or four small animals such as sheen, or 12 noultrv.
rabbits, or similar size animals per each acre of enclosed usable
pasture or roaminq area. This acreaae repuirement is in addition to the
minimum lot size reauiremenfs of the zone
Pasturing and grazing P X X X X X X
Public and private stables P X X X X X X
Roadside stands, for the sale of agricultural products raised on the p X X X X X X
premises. The stand cannot exceed 300 square feet in area and must
meet the applicable setback requirements
Boardinghouses (with three or more boarders) X X X X C C C
Civic, social and fraternal clubs X X X X C C C
Commercial horse riding and bridle trails C C X X X X X
Cottage housinq X X X X P P P
Daycare limited to a mini daycare center. Daycare center, preschool or nursery X C C C C C C
schools may also be permifted but must be located on an aRerial
Duolexes, orovided that minimum lot size of zoninq desianation is met and subiect X X C P P X X
to compliance with Chapter XXX (Infill Residential Standardsl
Existing buildings subiect to Chapter 18.54 (Non-Conformina Structures. Land and P P P P P P P
Uses
Familv dav care centers as regulated by RCW 35.63.185 and throuah receiot of P P P P P P P
aoaroved CiN business license
Fish hatcheries C X X X X X X
Foster care homes X X C C C C C
'An accessory dwelling unit may be permifted with an existing single-family residence pursuant to ACC 18.48.120
2 An accessory dwelling unit may be permifted with an e)(sting single-family residence pursuant to ACC 18.48.120
3 An accessory dwelling unit may be permifted with an existing single-family residence pursuant to ACC 18.48.120
PB&C DEPARTMENT 03-05-09 1
CONCEPTUAL FOR DISCUSSION PURPOSES ONLY
Proposed Land Uses Proposed Zoning Designations
R•C RS•1 RS-5 RS-7 RM-10 RM-16 RM-20
Four-Plex Structures X X X X P P X
Gardens and non-commercial qreenhouses P P P P P P P
Garaqes and caroorts p p p p p p p
Government facilities X C C C C C C
Group residence facilities X X X X X C C
Guest houses not includina accessorv dwellinq units P P X X X X X
Home occupations subiect to compliance with Chapter 18.60 of Auburn City Code P P P P P P P
Hospitals (except animals) X X X X X C C
Keeping of not more than six household pets. This limit shall not include birds, fish P P P P X X X
or suckling young of pets
Living quarters for employees, which are not accessory structures C X X X X X X
Mixed Use Develoament X X X X C P P
Multiple-family dwellings X X X X P P P
Municipal parks and playgrounds X P P P P P P
Museums X X C C C C C
Neighborhood recreational buildings and facilities owned and managed by the C C C C C C C
neighborhood homeowners' association
Nursing homes X X X X C C C
Private country clubs and golf courses, excluding driving ranges X X C C X X X
Privately owned and operated aarks and olavarounds X P P P P P P
Professional offices, included as paR of mixed use development and not X X X X C C C
determined to be a home occuaation
Religious institutions X C C C C C C
Renting of rooms, for lodging purposes only, to accommodate not more than two X X P P X X X
persons in addition to the immediate family
Residential care facilities such as nursina homes, assisted livinq facilities. X X X X C C C
convalescent homes, continuina care retirement facilities
Sinale-familv detached dwellinqs, new P P P P X X X
Supportive housing, subject to the provisions of ACC 18.XXXX X X X X X P P
Swimminq pools, tennis courts and similar outdoor recreation uses p p p p P P P
Townhouses(attached) X X' X X P P P
Transmitting towers C X X X X X X
Tri-Plex Structures X X X X P P X
Utility substations C C C C C C C
PB&C DEPARTMENT 03-05-09 2
DRAFT CONCEPTUAL FOR DISCUSSION PURPOSES ONLY
Development Standards for PROPOSED Residential Zoning Designations
RC RS-1 RS-5 RS-7 RM-10 RM-16 RM-20
Minimum lot area 4 acres 35,000 8,000 s.£ 6,000 s.f. 4,300 s.£ 2,700 s.£ 2,200 s.f.
s.f.
Maximum density 1 1 5 7 10 16 20
(units per gross acre)
Minimum density 1 1 4 5 8 12 15
(units per net acre)*
Minimum lot width 125 125 60 50 20 20 20
(feet)
Minimum Residence Minimum Minimum Minimum Minimum Minimum Minimum Minimum
setbacks front yard 35 35 10 10 10' 10' 10"
(feet)
Garage 20 20 20 20 20 20 20
(minimu
m)
I Side yard 10 10 5 5 5 5 5
I Street 35 20 10 10 10 10 10
side yard
Rear yard 35 35 20 20 20 20 20
Minimum distance 20 20 10 10 10 10 10
between principal
buildings (feet)
Maximum lot coverage 35 35 40 50 60 70 70
Maximum height (feet) 35 35 35 35 45 45 50
Minimum front yard N/A N/A 51 5 10 10 10
landscape strip (feet)
Minimum side yard N/A N/A 5 5 10 10 10
landscape strip (feet)
Minimum landscaped N/A N/A N/A N/A 20 20 20
open space
*Net acres shall be based on the total area of the site minus public and/or-private streets rights-of-way,
stormwater facilities, and land voluntarily or required to be set aside for parks, open space or
environmental protection. For purposes of representation only, a 25% reduction in land available for
development has been assumed.
Version 1 03-05-09 PB&C DEPARTMENT
Land Use
Objective 7.1. To establish a system of residential densities that accommodates a range
of housing choices appropriate for the city.
Policies:
LU-13 The City should promote the provision, preservation and
maintenance of adequate housing for the city's residents by
encouraging a balanced mix of housing types and values
appropriate to the income levels and lifestyles of area residents.
Auburn has always been willing to accept its "fair share" of
low and moderate cost housing opportunities. However, this
has translated into a great disparity in Puget Sound
communities with cities such as Auburn receiving more of
these types of housing than other comparable communities.
This has had impacts in terms of the costs of ineeting human
service needs as well as some poorly maintained multifamily
properties which have caused a variety of problems. Auburn
will work to insure that housing units are equitably distributed
across the region in terms of both physical location and cost.
LU-14 Residential densities in areas designated " residential
conservancy", which represent areas that have environmental
constraints and which promote protection of City water
sources, should be no greater than 1 dwelling unit per 4 acres
until such time public facilities are available.
LU-15 The area designated "residential conservancy" allows for a
lifestyle similar to that of rural areas since the lower density
established protects the critical areas such as the City's Coal
Creek Springs watershed. A rural lifestyle generally includes
allowance of farm animals, streets not urban in character (e.g.
no sidewalks, street lights), and limited agricultural type uses.
LU-16 Residential densities within designated "urban separators"
should be no greater than 1 dwelling unit per acre. Clustering
of allowed density onto a portion of a site should be favorably
considered.
LU-17 Residential densities in areas designated for single family
residential use should be no greater than 6 units per acre.
These areas should be served with good transit availability (1/4
mile or less to a route with at least half hour service).
Accessory dwelling units should be permitted to allow
increased densities. The bulk of the single family residential
community should be developed at a density of between 4 and
6 dwelling units per acre.
Page 3-13
Amended 2008
Land Use
LU-18 Residential densities in areas designated for multiple family development should not exceed 20 units per acre. Multiple
family densities should generally decrease with proximity to
single family areas. Multiple family densities may exceed 20
units per acre provided they are within walking distance ofl/4
mile from regional transit facilities or are targeted to
populations not requiring outdoor recreation areas and having
low private automobile usage (e.g. nursing homes). These
targeted developments should be located in close proximity to
shopping, medical and public transportation services.
Objective 7.2. To designate land for the development of new single family homes.
Policies:
LU-19 In applying the land use designations of the Comprehensive
Plan, first consideration shall be given to designating an area
for single family residential use.
LU-20 Most of the undeveloped areas of the Community Serving Area
of the city (see Map 3.2) shall be reserved for single family
dwellings. The ability to buffer the area from incompatible
land uses and heavily traveled arterials or highways should be
considered in designating currently undeveloped areas for
future single family use. Such buffering can be accomplished
by taking advantage of topographic variations and other natural
features, requiring expanded setbacks along arterials, by
orienting lots and houses away from arterials, by designating
moderate density multiple family areas as transitional areas,
and by other means.
Objective 7.3. To promote the development of quality single family neighborhoods
which relate the design and types of residential areas to important natural
and manmade features.
Policies:
LU-21 Residential development should be related to topography,
circulation, and other amenities, as guided by policies of this
Plan.
LU-22 Residential development should be discouraged in poorly
drained areas.
Page 3-14
Amended 2008
Policy Questions
Flexible Development Alternatives Criteria
for Mixed-Use Development Projects
Revised and Amended 31412009
1. The mixed-use project rating approach illustrated uses a point system requiring a
score of 100 points or more to be able to use the Flexible Development
Alternatives process. How should the City handle "near misses" and
reapplications?
2. What other desired features, amenities, and/or public benefits should be included
as mandatory (Tier I) requirements? What additional criteria should be included
as selective (Tier II) features using the point system?
3. For what additional development standards should flexible development
alternatives be established if above eligibility criteria are met? Which
development standards should not allow for flexible development alternatives?
4. Is the Committee comfortable with staff moving forward with preparation of a
draft Flexible Development Alternatives chapter to the zoning code addressing all
development types using the illustrated approach? Does the Committee have
additional questions or information needs at this time?
March 2, 2009 Page 1 of 1
DXAFT - Concept Example
City of Auburn
Flexible Development Alternatives
Eligibility Rating Instrument
for
Mixed-use Development Proposals
Per the Planning and Community Development Committee's request, staff has prepared
this rating matrix as an example of how public benefit criteria could be used to evaluate
mixed-use development proposals to determine eligibility for Flexible Development
Alternatives. The Draft rating matrix has been revised to incorporate review comments
received from Committee members at the special meeting of the Committee on 212612009.
General
The City of Auburn Flexible Development Alternatives process is intended to allow
greater flexibility and creativity to develop a site through an alternative development
review process and alternative development standards. In exchange for the enhanced
flexibility offered by this process, the City requires that the proposed development must
result in a significantly higher quality of design, generate more public benefit, and be
more environmentally sensitive than would have been the case with the use of standard
zoning or subdivision procedures.
Purpose of Rating Instrument
This rating instrument is intended to be used by City of Auburn to determine whether a
mixed-use development proposal meets the City's minimum requirements to be eligible
for review under the Flexible Development Alternatives approval process.
Applicabilitv of Rating Instrument
For the purposes of this rating instrument, a"mixed-use development" is defined as a
single unified development that incorporates the planned integration of two or more
different land uses consisting of some combination of office, light industrial, hotel, retail,
public entertainment and public uses, and/or housing. Mixed-use projects may be
vertically oriented in one or more buildings, or geographically distributed on a common
site.
Eligibility for Flexible Development Alternatives
A development proposal must meet all of the requirements of Tier 1, and the minimum
scoring requirements of Tier II to be eligible for review under the Flexible Development
Alternatives process as outlined in ACC 18.48.xxx.
March 4, 2009 Page 1 of 11
DRAFT - Concept Example
Tier I. Minimum Requirements
A. Minimum Site Requirements (all requirements of this section must be met):
1. Location. The site of the proposed project must be located entirely within one
or more of the following zoning districts: C1, C2, C3, CN, RO, RO-H, M1.
2. Lot Configuration. The tract(s) of land for which the project is proposed shall
be contiguous with sufficient width and depth to accommodate the proposed
use.
3. Ownership/control. All land included for the purpose of the development shall
be owned by or be under the complete control of the applicant for such
proposal, whether the applicant be an individual, partnership, corporation,
group, or agency.
4. Proximity to a Multi-Modal Transportation Corridor. The site of the proposed
development shall be located a maximum of one quarter mile from a multi-
modal transportation corridor within the City of Auburn. The proposed
development shall provide vehicular, transit, bicycle or pedestrian
transportation access to the comdor.
5. Proximity to Public Street System. The site of the proposed development shall
abut one or more public streets having a current functional street classification
of Principal Arterial, Minor Arterial, Residential Collector, or Non-
Residential Collector as designated by the Auburn Comprehensive
Transportation Plan.
B. Minimum Requirements for Proposed Development (all requirements of this
section must be met):
1. Development Type. Project must constitute a"mixed-use development" as
defined above.
2. Consistency with purpose and intent of flexible development alternative
regulations. Applicant must demonstrate that the proposed development is
consistent with the purpose and intent of the City's Flexible Development
Alternatives regulations as provided in ACC 18.48.010.
3. Consistency with Auburn City Code. The proposed development shall be
consistent with all other requirements of the Auburn City Code.
4. Consistency with Comprehensive Plan. Applicant must demonstrate that the
proposed development is consistent with the goals, objectives, and policies of
the City of Auburn Comprehensive Plan.
March 4, 2009 Page 2 of 11
DRAFT - Concept Example
5. Arrangement of uses. No residential use may occupy more than 75 percent of
the first floor of a building with two or more uses.
Tier II. Flexible Development Alternatives Scoring Matrix for Miaced-Use
Development
Mixed-use development projects must: a) score at least 100 points total by
providing any combination of features or amenities from the below matrix; and b)
score points in any 3 or more of Categories 1 through 9, to be eligible for review
under the Flexible Development Alternatives process.
(Eligibility criteria would be codified in Chapter 18.48 ACC)
FeatureBenefit Points Possible Points
Earned
Category 1- Sustainability
a. Project design incorporates the use of one ; 5 points per technique up to a:
or more of the following low impact maximum of 25 points
development (LID) techniques consistent with i
the 2005 Puget Sound Partnership Low Impact ;
Development Technical Guidance Manual:
bioretention, soil amendment, permeable
paving, vegetated roofs, minimal excavation
foundations, rooftop rainwater collection.
_ t............................................................................................................
b. Residential portion of project (all LEED: 15 points for
residential units) meets the design certification, add the following '
requirements for one or more of the following ; points for applicable design
LEED Certifications: level: 5 points for Silver, 10
o LEED Homes points for Gold, 15 points for `
o LEED Neighborhood Platinum
o Built Green Single Family Homes ; Built Green single family and :
o Built Green Multi-Family ; multi family: 10 points for 4-
o Built Green Community ; star design level, 15 points for
5-star design level
Built Green Community: 10 '
; points for 2-star design level, ;
15 points for 3-star design
_ _i...__.............................................
c. Non-residential portion of project (all ; 15 points for certification, add :
non-residential buildings, structures, or the following points for
spaces) meets the design requirements for one : applicable design level: 5
or more of the following LEED Certifications: ; points for Silver, 10 points for :
o LEED Core and Shell Gold, 15 points for Platinum
o LEED New Construction
o LEED Commercial Interiors
o LEED Retail
_
d. Project buildings and structures are ; 5 points, plus 1 point for each ;
constructed with at least 10% post-consumer ; two .ercentage points in i
March 4, 2009 Page 3 of 11
DRAFT - Concept Example
_
content/recycled materials. excess of 10%; up to a
maximum of 10 points
: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
e. Project implements a construction 5 points
recycling program approved by the City of
Auburn Building Division for construction,
demolition and deconstruction projects that
achieves a 90% landfill diversion rate
_
f. Project design incorporates one or more 5 points, plus one point for
water conservation and management features each type of water
(i.e. low-flow toilets, Energy Star rated conservation/management
dishwashers and clothes washing machines, feature
drip irrigation system, etc.).
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~ . . . . . . . . . . . . . . . . . . . . . . . . .
g. Project design incorporates one or more 5 points, plus one point for
energy conservation/efficiency features (i.e. each type of energy
orienting buildings for passive cooling and ` conservation/efficiency feature ;
optimal use of natural lighting, high efficiency ;
lighting with occupancy sensors for common
areas, Energy Star rated appliances, use of
solar panels, etc.)
_
h. Applicant has provided an assessment of ; 10 points
projecYs carbon footprint prepared by a
qualified consultant as defined in ACC
18.04.xxx.
Category 2- Urban Design
a. Project incorporates "public art" features 5 points
that reflect the community's values, history,
economy or people in accordance with the
City of Auburn Comprehensive Plan ;
_ _
b. Project does not contain fences, walls or 5 points
other barriers that limit or block access by
bicyclists, in accordance with the City of
Auburn,Comprehensive Plan
_
.
c. Project involves the voluntary
5 points + 1 point for every 25
undergrounding of existing above ground feet of frontage up to a
utilities in accordance with the City of Auburn : maacimum of 10 points
Comprehensive Plan _ ;
_ ........................i.....................
d. Project incorporates beautification of a 10 points
designated primary travel corridor (pursuant
to the adopted City Transportation Plan) in
accordance with the City of Aubum
Com~rehensive Plan
_
e. Project incorporates transit friendly 5 points + 1 point per non-
design features such as rear or side yard repeated design feature up to a:
parking, wider sidewalks, street furniture, and ; maximum of 15 points
building awnings in accordance with the City
of.Auburn Com~rehensive Plan ;
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . _
. . . . . . . . . . . . . . . : . .
.
Additional Benefits to be added
March 4, 2009 Page 4 of 11
DRAFT - Concept Example
Category 3- Community Cohesion and Neighborhood Safety
a. Project incorporates Crime Prevention 5 points, plus 1 point for each '
through Environmental Design principles. CPTED technique
incor
_porated in desi.~n ---i
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
b. Project design incorporates features or 5 points
design elements to minimizes interfaces
between pedestrians and vehicular traffic (i.e. '
elevated walkway, de-linking walkways and
streets, etc.). ;
c. Project design provides for well defined 5 points
neighborhood gateways and
community/common open spaces.
i........................... ....................._C......................
d. Project provides secure and observable 5 points
play spaces for children.
_
e. Project provides for outdoor 3 points
seating/gathering areas for passive social
activities (i.e. reading, conversing, or playing
chess, etc.)
Additional Benefits to be added
Category 4- Housing
a. Senior Housing - Project creates or 2 points per senior housing
rehabilitates a minimum of ten percent or two unit up to a maximum of 15
units (whichever is greater) of proposed points
housing meeting the definition of `senior
housing' as provided in ACC 18.04.xxx
..........................._..............................................._..................................................:......................................_._....................................................................._......................._i......_.............................................................
b. Special Needs Housing - Project creates 2 points per senior housing
or rehabilitates a minimum of ten percent or ; unit up to a maximum of 15
two units (whichever is greater) of proposed points
housing meeting the definition of `special
needs housing' as provided in ACC 18.04.xxx '
_.__........_..._....................._........................................................i........._......................
c. Rehabilitation - Project rehabilitates one 2 points per rehabilitated
or more existing housing units. Rehabilitation housing unit, to a maximum of ;
must meet the definition of Housing 50 pts
Rehabilitation as defined in ACC 18.04.xxx.
d. Housing Variety - Project creates or 2 points per max of housing
rehabilitates units representing two or more type up to a maximum of 10 ;
housing types as defined by ACC 18.04.xxJC. points
_
Additional Benefits to be added
March 4, 2009 Page 5 of 11
DRAFT - Concept Example
Category 5- Open Space and Recreation
a. Projects incorporating residential units
provide for individual unit private open space 3 points
area through the provision of a balcony,
covered porch or similar architectural feature.
_
b. Projects incorporating residential units
provide for common open space area adjacent ? 5 points
to the mixed use building(s) that equates to
250 square feet of common open space per
unit or 10% of the total gross site area,
whichever is greater.
_ . _.i...................................................................
c. Project creates a neighborhood park, trail, 2 points for each 0.25-acre of :
or other public recreational amenity as listed area or 200 linear feet of trail
in ACC 18.acx.xxx not otherwise required by up to a maximum of 15 points :
City development regulations.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
d. Project provides one or more common 5 points, plus 1 point for each
gardening spaces or community "Pea Patch" areas 250 square feet of gardening ;
for residents of the development or surrounding space.
neighborhood.
Category 6- Natural Resources Protection
a. Project retains and provides a"superior 15 points
level of protection and or enhancement" as
defined in ACC 18.04.1clcJC for sensitive
natural features on site, including: wetlands,
surface waters, geological hazardous areas,
sensitive plant and animal species, etc.
_
b. The project design demonstrates a ; 15 points
"superior level of protection and or
enhancemenP' as defined in ACC 18.04.xxx
for elements of the environment, including: air ;
quality, water quality, natural topography,
native vegetation, etc.
c. The project design demonstrates a 15 points
"superior level of mitigatiod' as defined in
ACC 18.04.xxx for impacts associated with
the proposed development (or abatement of
existing environmental conditions in the
neighborhood) such as noise, light and glare,
odors, vibration, etc..
Additional Benefits to be added
..............................................................................................................................................i...............
March 4, 2009 Page 6 of 11
DRAFT - Concept Example
Category 7- CulturaUHistoric
a. Project preserves a site, structure or 25 points
feature of cultural or historic significance as
defined in ACC 18.04.xcJC.
ti......
b. Project restores or enhances a site, 40 points
structure or feature of cultural or historic
significance as defined in ACC 18.04.xxlc.
_
c. Project is located in any district 15 points
designated in accordance with the City of
Auburn Historic Preservation Code, Chapter
15.76 ACC, or any other district designated by ;
City of Auburn ordinance or resolution
intended to preserve, protect, enhance, and/or '
perpetuate those sites, buildings, districts,
structures or objects which possess notable
features or reflect significant elements of
Auburn's, the county's, state's and nation's
cultural, aesthetic, social, economic, political, ;
architectural, ethnic, archaeological,
engineering, historic, or other heritage.
Applicant must demonstrate that project
design advances the stated intent of the district ;
designation.
Category 8- Transportation and Mobility
a. Project demonstrates coordination with 15 points
local and regional transit agencies and
includes new transit facilities or features.
_
b. Project design includes non-motorized 5 points for each feature, up to :
transportation features and amenities as a maximum of 25
defined in ACC 18.04.xxx not otherwise
required under by the City code (i.e.
pedestrian walkways, multi-use paths, bicycle s
racks/lockable storage, connections with other :
locaUregional trails, walkways, paths, etc.).
c. Project improves the public street(s) 25 points
adjacent to the project site using a"Complete
Streets" design to provide accommodation for ;
pedestrians, bicyclists, transit riders, and
persons of all abilities, where such
improvements are not otherwise required by
City development regulations.
_ ..............................................t............................................................................................................................
d. Project design includes one or more 5 points for each feature, up to
Transportation Demand Management features : a maacimum of 15
as defined in ACC 18.04.xxx (i.e. preferential '
parking for high-occupancy vehicles,
improved access for transit vehicles, etc.).
e. Project provides for one or more 5 points for each alternative, ;
transportation alternatives as defined by ACC up to a maximum of 15
18.04.xxx (i.e. car share, bike share, etc.).
March 4, 2009 Page 7 of 11
DRAFT - Concept Example
Category 9- Economic Development
a. Project creates or retains a minimum of ; 2 points per job created up to a;
10 permanent family wage jobs as defined by ; maximum of 50
ACC 18.04.xxx
_ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : _
b. Project creates or retains a minimum of 4 points per job created up to a;
10 permanent higher wage jobs as defined by ; maximum of 50
ACC 18.04.xxx
_ ......t..........
c. Project provides one or more 3 points per neighborhood
neighborhood services listed in ACC service up to a maximum of
18.xx.xxlc 15 points
c. Project revitalizes depreciated and/or 10 points
obsolete commercial or industrial sites
incorporating modern design standards and
providing tax revenue producing commercial
uses in accordance with the City of Auburn
Comprehensive Plan.
Design Innovation Bonus
a. Project demonstrates a high degree of 10 points
innovation by providing one or more design
features not listed elsewhere in this rating
instrument or otherwise required by City
development regulations that promote(s)
sustainability, energy/water conservation or
efficiency, community cohesion,
neighborhood safety, adaptive re-use of
existing development, or enhanced
transportation circulation/mobility.
Total Points for Proposal Number of
(Mixed-use projects must provide features or amenities from 3 or Categories:
more of the above categories and score at least 100 points to
qualify for the Flexible Development Alternatives process)
Total Points:
Project is (circle one): Eligible / Not Eligible for review under the City of
Auburn Flexible Development Alternatives process.
Reviewer (Print): Title:
Reviewer (Sign): Date:
March 4, 2009 Page 8 of 11
DRAFT - Concept Example
EXAMPLES of Potential Flexible Development Alternatives
for Mixed-Use Development
(Flexible development standards would be codified in Chapter 18.48 ACC)
A. General Flexible Develo ment Standards
Permit Review Process
• Expedited Permitting Process - 90 Days or less.• Flexible Development
projects authorized under Chapter 18.48 ACC shall receive expedited permit
review for City development permits associated with the project. For such
development permits, the City shall strive to limit the City's processing time to
not more than 90 days after receipt of a complete permit application.
Engineering Design Standards
• Alternative Design Standards: Flexible Development projects authorized under
Chapter 18.48 ACC shall be eligible to deviate from the City of Auburn
Engineering Design Standards, provided that the City Engineer has determined
that the proposed design: 1) Meets or exceeds the technical requirements
otherwise required by the Engineering Design Standards, 2) is consistent with
the City Comprehensive Plan and applicable capital facilities and
comprehensive utility plans, and 3) is consistent with the purpose and intent of
the Flexible Development regulations under Chapter 18.48 ACC.
Lot Dimensions
• Alternative dimensional requirements: Lot area, lot frontage and width, and
yard setback requirements otherwise required under Title 18 ACC shall not
apply to individual lots within a Flexible Development authorized under
Chapter 18.48 ACC, provided that the Director has approved the proposed
alternative lot dimensions for the development, subject to the following
limitations:
■ Lots having primary frontage on a street other than a street created by
the development shall not have reduced frontage or front yard
setbacks unless the Director deternunes that doing so improves
consistency of building spacing and bulk with the character of the
existing vicinity; and
■ At least fifty percent (50%) of the required frontage and side and rear
yard setbacks for the district shall be maintained in the development.
Landscaping
• Alternative parking lot landscaping requirements: Parking lot landscaping
type, location, frontage, and area requirements under ACC 18.50.060(H) shall
not apply to off-street parking areas in a flexible development authorized under
Chapter 18.48 ACC, provided that the Director has approved an alternative
landscape design for the development, subject to the following limitations:
■ Total proposed parking lot landscape area is greater than or equal to
parking lot landscape area required under ACC 18.50.060(H); and
■ No sight-obscuring plants will be allowed whenever safe sight
clearance is necessary for ingress and egress from a public street.
March 4, 2009 Page 9 of 11
DRAFT - Concept Example
B. Feature-s ecific Flexible Develo ment Standards
Open Space- Density Bonus
• Bonus lots: As an open space incentive, the project may be allowed an increase
in residential lots over the base number of lots otherwise allowed, using the
following calculations: A number of bonus lots may be awarded equal to the
base number times a percentage that equals one-half the percentage of open
space set aside in excess of the minimum required, up to a maximum bonus
limit of 10% of the base number. For example, a 10% bonus increase above the
base number of lots is allowed if open space set aside is 20% or more higher
than the minimum required. Fractions of 0.5 lots or more shall be rounded up,
and others rounded down.
Off Street Parking
• Alternative minimum off-street parking requirements: Development projects
that incorporate shared parking areas for two or more non-residential principal
uses may reduce the total number of off-street parking spaces otherwise
required for those uses under ACC.18.52.xxx by 25 percent.
Off Street Parking
• Alternative minimum of.J`-street parking requirements: Development projects
that incorporate any of the following features as part of the residential and/or
non-residential portions of the development may reduce the number of off-
street pazking spaces otherwise required under ACC 18.52.xxx for thadthose
portion(s) of the development by 25 percent; developments also providing for
shared parking for two or more non-residential principal uses may reduce the
number of non-residential off-street parking spaces otherwise required under
ACC.18.52.xxx by 35 percent:
■ Transit stops;
■ Improved access for transit vehicles;
■ Alternative transportation elements (i.e. car share, bicycle parking
facilities, etc.); and
■ Connections with other locaUregional trails, walkways, paths, etc.
March 4, 2009 Page 10 of 11
DRAFT - Concept Example
Acronyms Used in this Document
ACC - Auburn City Code
BUILT GREEN - A national green home building program with third party verification,
local, parent organizations for the program in Auburn include the Master Builders
Association of King and Snohomish Counties, and the Master Builders
Association of Pierce County
DUC - Downtown Urban Center, a City of Auburn zoning district
LEED - Leadership in Energy and Environmental Design, a national green building program
with third party certification administered by the U.S. Green Building Council (USGBC)
LID - Low Impact Development
USGBC - U.S. Green Building Council
March 4, 2009 Page 11 of 11