HomeMy WebLinkAboutItem VIII-A-3CITY OF
WASHINGTON
AGENDA BILL APPROVAL FORM
A.qenda Subiect Date:
ZOA03-0006 (Ordinance No. 5799) November 10, 2003
Department: Planning Attachments: Budget Impact:
Ordinance No. 5799; Planning
Commission Public Hearing PowerPoint
Presentation Materials
Administrative Recommendation:
City Council introduce and adopt Ordinance No. 5799.
Back.qround Summary:
Auburn City Code (ACC) Section 18.48.070 entitled "Yards" provides for exemptions to certain Zoning
Code yard (setback) requirements. This includes, as examples, exemption allowances for uncovered
decks and porches, bay windows, chimneys, eaves and other structural features. ACC Sectiion 18.48.070
also has provisions for reductions in setbacks based on other certain situations. For example, ACC
18.48.070(C) allows for reduced side yard setbacks for certain lots that are non-conforming with respect
to lot width.
The attached ordinance proposes to amend to ACC Section 18.48.070. What the proposed amendment
recognizes is that, in instances where a lot is characterized by a steep topography, there should be an
allowance for a decreased front yard setback.
More specifically, the proposed code amendment would allow single-family residential development on
lots with steep slopes to move the single-family dwelling closer to the front property line. Among other
items, allowing flexibility for siting a single family dwelling closer to the front lot line helps retain natural
features that might otherwise be disturbed if the house had to be sited deeper into the lot.
The proposed ordinance provides for a twenty (20) percent reduction in the required front yard setback
requirement provided that the applicant can demonstrate that the topography of the lot equals or exceeds
fifteen (15) percent, as measured from the rear and front property lines.
L1117-5 O3.1 ANX03-0002, 03.8, O3.4.2.1.2 ZOA03-0005
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
[] Arts Commission COUNCIL COMMITTEES: [] Building [] M&O
[] Airport [] Finance [] Cemetery [] Mayor
[] Hearing Examiner [] Municipal Serv. [] Finance [] Parks
[] Human Services [] Planning & CD [] Fire [] Planning
[] Park Board []Public Works [] Legal [] Police
[] Planning Comm. [] Other [] Public Works [] Human Resources
Action:
Committee Approval: []Yes []No
Council Approval: []Yes []No Call for Public Hearing /
Referred to Until / /
Tabled Until / !
Councilmember: Borden Staff: Krauss
Meeting Date: November 17, 2003 Item Number: VIII.A.3
AUBURN · MORE THAN YOU IMAGINED
A,qenda Subject
ZOA03-0006 (Ordinance No. 5799)
Date:
November 10, 2003
The RR (Rural Residential) zone is specifically excluded from this provision because it has a four-acre
minimum lot size requirement. Applying an average slope criteria to a four acre lot can be misleading
since, unlike smaller platted lots, the RR zone lot size alone provides greater opportunities for siting a
house without adversely affecting natural features on the property.
Examples of how this provision affect increase setbacks in typical City zoning districts that feature single
family homes is as follows:
RS 35' 28'
R1 25' 20'
R2 20' 16'
R3 20' 16'
R4 20' 16'
RO 20' 16'
In addition, another proposed amendment to ACC 18.48.070 adds a front yard projection for covered but
unenclosed porches. The proposed ordinance would allow a five (5) foot projection for covered porches
and platforms into the required front yard setback if:
a) The porch/platform is unenclosed; and,
b) The porch/platform does not exceed more than 50 percent of the width of the front of
the house.
Presently, there are no setback exemptions for covered porches, whether enclosed or unenclosed.
Under the existing Zoning Code, a covered porch must meet the setback requirements of the, main house.
(Presently, uncovered porches or platforms can project six (6) feet into the required front yard if located
on the main floor of the house). The proposed code amendment would allow reasonable opportunities for
property owners to design covered, unenclosed porches/platforms for their single-family homes.
On November 5, 2003 the Planning Commission held a public hearing on the proposed amendment and
recommended approval to the City Council.
On November 10, 2003, the Planning and Community Development Committee recommended approval
to the City Council.
COUNCIL~ZOA03-6 PCDC
Ll117-5
Page 2 of 2
ORDINANCE NO. 5799
AN ORDINANCE OF THE CITY OF AUBURN, WASHINGTON,
AMENDING AUBURN CITY CODE TITLE 18 ENTITLED "ZONING" TO
PROVIDE FOR. CERTAIN EXEMPTIONS TO THE YARD
REQUIREMENTS OF AUBURN CITY CODE SECTION 18.48.070 TO
BETTER REFLECT CURRENT DEVELOPMENT NEEDS OF THE
CITY
WHEREAS, from time to time amendments to the City of Auburn zoning code
are appropriate to update and better reflect the current development needs of the
City; and,
WHEREAS, a need has been identified to better address setback
requirements for single family development on lots with significant slopes; and,
WHEREAS, the City of Auburn Planning Commission held a public hearing on
the amendment and made a recommendation to City Council.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Adoption. Auburn City Code Section 18.48.070 entitled "Yards" is
hereby amended as follows:
8.48.070 Yards.
The following may project from a building into a required yard setback:
1. Fireplace structures, bay windows, garden windows, enclosed stair landings,
closets, framed fireplace shafts, wireless communications facilities or similar projections not
wider than eight feet measured in the general direction of the wall of which it is a part: 18
inches into any yard;
2. Porches and platforms.
a_.) Uncovered porches and platforms which do not extend above the floor level of
the first floor: 18 inches into side yards and six feet into the front yard and rear yard;
provided, that may extend three feet into the side yard when they do not ,exceed 18
inches in height above the finished grade;
b) Covered but unenclosed porches and platforms which do not extend
above the floor level of the first floor and which are no wider than fifty (50)
percent of the building's frontal;e: five (5) feet into the front yard.
3. Planting boxes or masonry planter not exceeding 42 inches in heighll may
intrude into any yard;
4. Eaves shall not protrude more than 24 inches into any minimum required yard;
Ordinance No. 5799
November 12, 2003
Page 1
5. Awnings, canopies, marquees and similar structures designed to primarily
protect pedestrians from the weather elements. They shall be attached to and supported
entirely by the building. The maximum projection shall be seven feet from the building.
ACC 18.48.070(A)(5) is also intended to allow these types of structures to project over public
right-of-way. The maximum projection is still limited to seven feet and must comply with the
Uniform Building Code (UBC) and Uniform Fire Code (UFC), and the requirements of the city
engineer.
B. Special Front Yard Depth. If buildings existing on July 6, 1964, occupy 50 percent or
more of the frontage in any block, and are on one side of the street, then the depth of the
front yard required by this title shall be disregarded on that side of the street in such block,
and in lieu thereof the depth of front yard required on each lot therein shall be not less than
average depth of the front yards existing on July 6, 1964. This shall apply to residentially
zoned property only.
C. Side Yard Width Reductions. In R2, R3, and R4 districts, where there exist,,; a lot or
tract of land on which it is possible to construct a single-family dwelling, and the lot or tract
has width of less than 40 feet, then the required side yard width may be reduced to three
feet. The street side yard width may not be reduced.
D. Lots with Si;Inificant Slopes. To encoura;le the preservation of natural features
on lots with si;Inificant slopes~ platted residential lots with an averafle slope of fifteen
(15) percent or more may reduce the front yard setback by up to twenty (20) percent;
provided however~ that all structures must comply with applicable sight distance
trianflle requirements. This provision shall only apply to lots developed for a sinflle-
family residence but shall not apply to property zoned RR (Rural Residential)..
For the purposes of this section~ the averafle slope shall be measured by takin;I the
difference between the avera¢~e elevations of the rear and the front lot liqes. This
provision is not intended to waive any other requirements of ~ieo-technical reports or
studies that may be necessary to ensure the suitability of a lot for development.
Development under this provision may also implement the yard exemptions identified
in ACC 18.48.070(1 ) throuah ¢5).
Section 2. Constitutionality or Invalidity. If any section, subsection,
sentence, clause, phrase or portion of this Ordinance, is for any reason held invalid
or unconstitutional by any Court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision, and such holding shall not
affect the validity of the remaining portions thereof.
Section 3. Implementation. The Mayor is hereby authorized to implement
such administrative procedures as may be necessary to carry out the directions of
this legislation.
Ordinance No. 5799
November 12, 2003
Page 2
Section 4. Effective Date. This Ordinance shalltake effectandbeinforce
fivedaysfrom andafferitspassage, approval, andpublicationasprovidedbylaw.
INTRODUCED:
PASSED:
APPROVED:
ATTEST:
PETER B. LEWIS
MAYOR
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
CityA ~;neyl'~ //'' ~ ~
Ordinance No. 5799
November 12, 2003
Page 3