HomeMy WebLinkAboutITEM VIII-A-1CITY OF ~-~.
AUBURN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject Date: January 10, 2007
Ordinance 6071, amending various sections of Title 18 (Zoning) Auburn
City Code and adding an additional chapter thereto (Chapter 18.29),
Downtown Urban Center District.
Department: Planning Attachments: Ordinance 6071 Budget Impact: None
Administrative Recommendation:
City Council introduce and adopt Ordinance No. 6071.
Background Summary: Over the past year, the Planning staff, Planning Commission and Planning and
Community Development Committee of the City Council have spent many hours developing a new zone.
district to replace the existing C2 Central Business District Zone. A special committee worked with an
outside consultant (Mark Hinshaw of LMN Architects) to develop a draft proposal. Mr. Hinshaw also met
with the Planning Commission and PCD Gommittee on several occasions.
The draft Downtown Urban Center zone (DUC) is intended to replace the existing C2 Central Business
District and will be accompanied by a companion area-wide rezoning action to reclassify all G2
properties to the new DUC zone. The DUC zone will allow any type of land use, except for those
specifically prohibited. Greater building heights and sizes will be encouraged, with minimum FAR (Floor
Area Ratio) and building height requirements to ensure a denser urban environment in the downtown. A
variety of incentives are included to allow for increases in FAR and building height and to create a higher
quality urban environment.
Minimum parking requirements will generally be lowered in recognition of a more pedestrian-friendly
environment and the availability of mass transit, including commuter rail service. A limit to allowable
surface parking lots will also be established to encourage the development of structured parking.
Companion Design Standards (to be adopted by the PCD Committee) will be adopted to address
building and site design, landscaping and signage issues.
The Planning Commission hosted a public open house in August 2006 and later conducted a public
hearing in September 2006, after which it recommended approval of the new zone district.
L-0116-6 03.4.1.1
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
i ®Public Works ^ Human Resources
Action:
Committee Approval: ®Yes ^No
Council Approval: ^Yes ^No Call for Public Hearing _/_/_
Referred to until _/_/_
Tabled until _/_/_
Councilmember: Norman Staff: Davolio
Meetin Date: Januar 16, 2007 Item Number: VIII.A.1
AtTBURl~11 MC7~E THAN YC~U [MAGINED
ORDINANCE NO. 6071
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, AMENDING SECTIONS 18.06.010,
18.48.10.0, 18.50.050 and 18.56.040 OF THE AUBURN CITY
CODE AND CREATING NEW SECTIONS 18.04.235, 18.04.425,
18.04.525, 18.04.595 AND 18.04.892 OF THE AUBURN CITY
CODE, AND A NEW CHAPTER 18.29 OF THE AUBURN CITY
CODE, RELATING TO THE DOWNTOWN URBAN CENTER
DISTRICT
WHEREAS, from time to time, amendments to the City of Auburn zoning code
are appropriate, in order to update and better reflect the current goals and direction
of the City; and
WHEREAS, in May 2001, the City of Auburn adopted the Downtown Plan as
an element of the Auburn Comprehensive Plan to encourage higher intensity
development within the downtown area of Auburn; and
WHEREAS, in 2004, the City of Auburn's downtown was also recognized as a
designated Urban Center by the Puget Sound Regional Council and by King County;
and
WHEREAS, Urban Centers are intended to be locations within the region
where growth is encouraged to occur at an intensity that can support high capacity
transit and provide a focal point for housing, commerce and community; and
WHEREAS, Sound Transit provides commuter rail service to downtown
Auburn; and
WHEREAS, the existing C2 Central Business District Zone does not provide
all of the desired features to encourage development in the downtown urban center;
and
WHEREAS, the incorporation of the Downtown Urban Center District requires
minor reference changes to other sections of the zoning code; and
Ordinance No. 6071 1
January 16, 2007
Page 1 of 14
WHEREAS, following public notice the City of Auburn Planning Commission
held a public hearing on September 6, 2006, on proposed code amendments
regarding the establishment of the Downtown. Urban Center zoning district; and
WHEREAS, after fully considering the testimony and information presented at
the public hearing, on September 6, 2006, the Planning Commission made its
recommendations for code amendments to the City of Auburn City Council; and
WHEREAS, the City Council has reviewed and considered the Planning
Commission recommendations; and
WHEREAS, environmental review on the proposal has been completed in
accordance with the requirements of the State Environmental Policy Act (SEPA) with
a final determination of non-significance (DNS) issued on August 22, 2006; and
WHEREAS, the City Council finds that the proposal was received by State
agencies for the required 60-day review period in accordance. with state law, RCW
36.70A.106, and that no comments were received.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section One. AMENDMENT TO CITY CODE. That Section 18.06.010
of the Auburn City Code (Districts and maps) is amended to read as follows:
18.06.010 Districts designated.
A. The city is divided into the following classes of districts:
1. R-R, rural residential district (four acres per lot);
2. R-S, one-family residential district (35,000 square feet per lot);
3. R-1,one-family residential district (8,000 square feet per lot);
4. R-2, one-family residential district (6,000 square feet per lot);
5. R-3, one- and two-family residential district;
6. R-4, multiple-family residential district;
7. R-MHP, manufactured home park district;
8. R-O, residential office district and RO-H, residential office-hospital
district;
Ordinance No. 6071 2
January 16, 2007
Page 2 of 14
9. C-N, neighborhood shopping district;
10. C-1, light commercial district;
11. C-2, central business district;
12. C-3, heavy commercial district;
13. M-1, light industrial district;
14. M-2, heavy industrial district;
15. BP, business park district;
16. LF, airport landing field district;
17. P-1, public use district;
18. UNC, unclassified use district;
19. I, institutional use district;
20. LH, Lea Hill district:
a. LHRS, one-family residential district;
b. LHR1,nne-family residential district;
c. LHR2, one-family residential district;
d. LHR3, one- and two-family residential district;
e. LHR4, multiple-family residential district;
f. LHRMHP, manufactured home park district;
g. LHC1, light commercial district;
h. LHP1, public use district;
i. LHI, institutional district;
21. EP, environmental park district;
22. DUC Downtown Urban Center district.
B. The districts set out in subsection A of this section
the designa tions, locations, and boundaries thereof as set forth a
zoning map . (Ord. 5354 § 2, 2000; Ord. 4229 § 2, 1987.)
are established as
~d indicated on the
Section Two. AMENDMENT TO CITY CODE. That Section 18.48.020
Supplemental Development Standards is amended to read as follows:
18.48.020 Fences.
A. Height Regulations. The minimum or maximum height requirements as
stipulated throughout this chapter shall be considered to be met if the height of the
fence is within six percent of the height required. The height of the fence shall be
determined from the existing, established grade on the property.
1. The following regulations shall apply in the R-S, LHRS, R-1, LHR1, R-2,
LHR2, R-3, LHR3, R-4, LHR4, R-MHP, LHRMHP, R0, RO-H, I, LHI, CN, C-1, LHC1,
C-2, and DUC districts:
a. Fences may be constructed to a height not to exceed the following in each of
the required setback areas, as regulated per each zone, or as modified by subsection
B of this section:.....
Ordinance No. 6071 3
January 16, 2007
Page3of14
Section Three. AMENDMENT TO CITY CODE. That Section 18.48.100
of the Auburn City Code (Supplemental Development Standards) is amended to read
as follows:
18.48.100 Wireless communications facilities siting standards.
The following siting standards are intended to guide the location and
development of wireless communications facilities (WCF) as defined by ACC
18.04.912 but not including microcells. The siting of microcells shall be in accordance
with the definition of microcells found in ACC 18:04.912 (G).
A. Separation between Facilities.
1. New, Freestanding Primary Support Structures.
a. The minimum separation, i.e., distance, between a proposed monopole
(that is 75 feet or less in height) and any other existing primary support structure, of
any height, shall be the height of the proposed monopole, including antenna,
multiplied by a factor of 10.
b. The minimum separation, i.e., distance, between a proposed monopole
(that is more than 75 feet in height, or lattice towers of any height) and any other
existing primary support structure, of any height, shall be the height of the proposed
monopole, including antenna, multiplied by a factor of 20.
2. The distance between primary support structures shall be measured by
following a straight line, without regard to intervening buildings, from the base of one
support structure to the base of the other support structure(s).
3. A primary support structure would be considered "existing" if a
conditional use permit or administrative use permit has been issued and is still valid
for sites which have not been built upon.
B. Co-location Requirements.
1. For monopoles that are more than 75 feet in height and lattice towers of
any height (Type 3-B facilities), the owner of the property shall execute and provide
evidence of a nonexc-usive lease with the carrier that allows for other carriers to
place antenna on the structure.
2. Any application for a Type 3-B facility shall include technical justification
that an existing Type 3-B facility with a nonexclusive lease could not be used instead
of constructing a new tower.
C. Height.
1. Unless otherwise provided for, the height of any primary support
structure and/or antenna shall not~exceed the height limitations of the zoning district.
2. The maximum height of any primary support structure shall not exceed
120 feet.
3. There shall be no variances allowed to the height limitations.
4. The carrier shall provide evidence that the Federal Aviation
Administration (FAA) has approved the location of a primary support structure relative
to the Auburn Municipal Airport.
Ordinance No, 6071 4
January 16, 2007
Page 4 of 14
5. Unless otherwise .restricted by this section, building- or structure-
mounted antenna may extend a maximum of 15 feet above the maximum height
permitted for structures within the zone.
6. Antenna, that are mounted on structures that do not otherwise have a
height restriction, may be allowed to increase the overall height of the structure by no
more than 10 percent of the height of the structure unless additional approvals are
obtained.
D. Setbacks.
1. All equipment shelters, cabinets, support structures or other above-
ground facilities shall meet the setback requirements of the zone in which located
except as follows: All equipment shelters, cabinets, or other above-ground facilities
used to support primary support structures shall be set back the same distance
required of the primary support structure. All equipment shelters, cabinets, or other
above-ground facilities within a nonresidential zone shall be set back a minimum of
50 feet from any adjacent "R" zone.
2. The minimum distance from any primary support structure, of any
height, to any residentially zoned parcel of property shall be a distance equal to the
overall height of the primary support structure (including antennas] multiplied by a
factor of two.
3. Where possible, roof-mounted antenna and equipment shelters and/or
cabinets are to be placed towards the center of the building, or away from public
views. Equipment shelters and/or cabinets shall be screened by a parapet or similar
architectural feature.
E. Fencing and Landscaping.
1. Fencing. Fencing is required to enclose all above-ground support
equipment that is associated with primary support structures. Fencing will be 100
percent sight-obscuring as defined in ACC 18.48.020(C)(2), if visible from public
right-of-way or less intense zoning district. Equipment shelters and/or cabinets shall
be enclosed by fencing a minimum of six feet in height.
2. Landscaping.
a. Where above-ground support equipment is visible from public right-of-
way, a minimum width of five feet of Type II landscaping as defined in ACC.
18.50.040 will be .provided on the exterior of the enclosing fence in order to
effectively screen the equipment from the public right-of-way.
b. Where facilities are visible from adjacent residential uses, a minimum
width of five feet of Type I landscaping as defined in ACC 18.50.040 will be provided
on the exterior of the enclosing fence in order to effectively screen the equipment
from the adjacent residential uses.
c. Existing on-site vegetation may be used to meet the landscape
requirements if approved by the planning director.
F. Aesthetics.
1. In order to minimize any potential, negative aesthetic impacts from new
primary support structures including protecting views to and from residential
neighborhoods, mitigation may be required to blend the facilities in with the adjacent
development or environs. Typical solutions for the support structure might include: an
Ordinance No. 6071 5
January 16, 2007
Page 5 of 14
extension of the building, a component of a sign- structure, disguising the facility as a
tree, planting of tall trees, moving the location of the facility, painting or texturing the
facility, etc.
2. Building- or roof-mounted antenna will be painted or textured to "blend"
with the adjacent surfaces.
3. No lettering, symbols, images or trademarks large enough to be legible
to occupants of vehicular traffic on any adjacent street shall be placed on or affixed to
any part of the WCF, unless required by the FCC or FAA.
4. Except as specifically required by the FAA (but must be approved by
the city), freestanding primary support structures shall be painted a color that best
allows them to blend into the surroundings. The use of grays, blues and greens might
be appropriate; however, each application shall be evaluated individually.
G. Lighting.
1. Freestanding support structures shall not be artificially lighted, unless
required by the FAA or other applicable authority. Any proposed lighting shall be
submitted at the time of the initial application. Any lighting must be reviewed and
approved by the city.
2. Security lighting used to light the equipment facility shall be directed
downward, shielded and kept within the boundaries of the site.
H. Abandoned Facilities.
1. Any WCF which is not utilized for a period of nine months or more will
be considered "abandoned."
2. Any WCF which falls into a state of disrepair as determined by the
planning director will be considered "abandoned."
3. Any WCF considered to be "abandoned" must be removed completely
within 90 days from the date of notification by the city's code enforcement personnel.
The code enforcement personnel may extend the 90-day period should a valid
application for use of the facility be submitted to the city.
I. Noise. For the purposes of this section, WCF will be considered a Class
B, commercial, noise source pursuant to WAC 173-60-040.
J. Supplemental Information Required for Applications. In addition to the
information that is otherwise required for an application for a permit for a WCF, the
following is also required:
1. Fora new primary support structure and related equipment, the
applicant shall provide the carrier's master network plan for the city showing the
carrier's existing WCF locations and narrative explaining the potential WCF locations
over the next year, if known. The applicant shall also provide technical justification
supporting the need for the height of the primary support structure and why a shorter
support structure could not be utilized. Any application for a Type 3-B facility shall
provide technical justification as to why a Type 3-A facility could not be utilized
instead to adequately serve the Auburn community.
2. Narrative description of the facility including whether there is capacity of
the proposed structure for more antennas, methods for minimizing visual impacts of
the facilities, etc.
3. A color swatch for the proposed primary support structure.
Ordinance No. 6071 6
January 16, 2007
Page 6 of 14
4. Photographs or similar illustrations that show a reasonable likeness of
the proposed facility including the antenna arrays and above-ground support
equipment.
K. Zoning Districts in Which WCF Are Permitted. The following table
illustrates which zoning districts the types of facilities, as defined by ACC
18.04.912(J), are allowed. in and which permits are required. Microcells, as defined
by ACC 18.04.912 (G), are allowed only in residential zones and shall be permitted
outright pursuant to the provisions of ACC 18.04.912(G).
Type of Permit Required
Zoning District Permitted Outright Administrative Use Permit Conditional Use Permit
All Zones 1-D 1-D1 1-D2
RO-H 1-A 1-B 1-C
C-N 1-A 1-B 1-C
C-1, LHC1 1-A 1-B 1-C
C-2, DUC 1-A 1-B 1-C
C-3 1-B, 2-A 1-C, 2-B, 3-A 3-B
M-1, EP 1-B, 2-A 1-C, 2-B, 3-A 3-B
M-2 1-B, 2-A 1-C, 2-B, 3-A 3-B
P-1, LHP1 1-B, 2-A 1-C, 2-B 3-A3
I, LHI 1-A 1-B 1-C
LF 1-A 1-B 1-C
1 Allowance for the WCF to extend to a height of 20 percent of the supporting
structure.
2 Allowance for the WCF to extend to a height of 30 percent of the supporting
structure.
3 The maximum height allowed, including antennas, is 45 feet.
L. Exemptions.
1. Unless otherwise provided for, the following are exempt from the
provisions of this section:
a. Microcells as defined by ACC 18.04.912(G).
b. Mobile testing .facilities/equipment used to test network .limitations. The
facilities/equipment shall not be at any one location for more than 14 days and shall
otherwise meet the requirements of any other ordinance, regulation or code
provision.
2. The following is exempt from the provisions of subsection A of this
section, Separation between facilities:
a. Emergency communication systems operated by a local public agency
responsible for providing emergency services. (Ord. 5645 § 1, 2002; Ord. 5342 § 2,
2000; Ord. 5020 § 1, 1997,)
Ordinance No. 6071 7
January 16, 2007
Page 7 of 14
Section Three. AMENDMENT TO CITY CODE. That Section 18.52.020
of the Auburn City Code (Off-Street Parking and Loading) is amended to read as
follows:
18.52.020 Required off-street parking -Minimum standards.
The number of off-street parking spaces shall be determined for each principal use of
the land, building, or structure. For ancillary uses to the principal use, required
parking shall be calculated the same as for the principal use, or as otherwise
provided for in this chapter.
.The following standards are applicable in all
zoning districts except the DUC zone; refer to chapter 18.29 for specific requirements
for that zone.
A. Residential.
1. Single-family: one parking space per two bedroom dwelling, two parking
spaces per three or more bedroom dwelling;
2. Two-family (duplex): one and one-half parking spaces per one bedroom
and two bedroom living units, two parking spaces per three or more bedroom living
units;
3. Multifamily: one and one-half parking spaces per one bedroom and two
bedroom units, two parking spaces per three or more bedroom units, for
developments in excess of 50 dwelling units, one screened space for each 10
dwelling units shall be provided for recreational vehicles;
4. Mobile homes: one parking space per one bedroom and two bedroom
units, two parking spaces per three or more bedroom units. Within mobile home
parks, parking space shall not be allowed within required setbacks; recreation and
laundry areas shall provide off-street parking spaces equal to one per each 10 mobile
home sites within the development;
5. Boardinghouses and lodginghouses: one parking space for the
proprietor plus one space per sleeping room for boarders and/or lodging use plus
one additional space for each four persons employed on the premises;
6. Fraternities, sororities, and dormitories: one parking space for each four
beds;
7. Multifamily dwellings, for the elderly, operated under contract with a
public agency or subsidized under a state, local or federal program: one parking
space for each four dwelling units, a minimum of four spaces shall be provided. A
binding legal agreement must be executed guaranteeing that the dwellings will be
used exclusively for this use. The agreement shall be approved by the city attorney
and recorded at the appropriate King County office, for properties located in King
County, or recorded at the appropriate Pierce County office, for properties located in
Pierce County.
B. Commercial Activities.
1. Auto, boat, or recreational vehicle sales or leasing, new or used: one
space per 5,000 square feet of outdoor sales area, one space per 1,000 square feet
of showroom and services facilities, and one space per each 250 square feet of office
area, but in no case shall there be less than six spaces provided. The outdoor sales
Ordinance No. 6071 8
January 16, 2007
Page 8 of 14
area shall be paved in accordance with ACC 18.52.050(A) and landscaped in
accordance with ACC 18.50.060(H) (1);
2. Repealed by Ord. 5777;
3. Food retail stores and markets: one parking space per 200 square feet
of gross floor area, a minimum of six parking spaces shall be provided;
4. Mini-marts and self-service gas stations: one parking space per 200
square feet of gross floor area in addition to pump island spaces;
5. Health and physical fitness clubs: one space per 100 square feet of
gross floor area;
6. Laundry, self-service: one parking space per four washing machines, a
minimum of five parking spaces shall be provided;
7. Manufactured home sales lots: one space per 5,000 square feet of
outdoor sales area, and one space per 250 square feet of office area;
8. Mortuaries or funeral homes: one parking space per four seats in the
assembly area, computed as seven square feet of floor area per seat;
9. Motels, motor hotels and hotels: one and one-quarter parking spaces
per sleeping unit;
10. Motorcycle and other small engine vehicle sales and service: one space
for each 400 square feet of gross floor area of the building and one space for each
1,000 square feet of outdoor sales area. The outdoor sales area shall be paved in
accordance with ACC 18.52.050(A) and landscaped in accordance with ACC
18.50.060(H)(1);
11. Motor vehicle repair and services: one parking space per 400 square
feet of gross floor area, a minimum of three spaces shall be provided;
12. Offices, including professional and business, banks and related
activities: one space per 300 square feet of gross floor area. Up to 400 square feet of
unfinished basement floor area used exclusively for storage may be excluded from
the parking requirement. Unfinished basement floor area is defined as any floor level,
below the first story of a building, which floor level is not provided sufficient light,
ventilation, exit facilities, or sanitary facilities, as required for any legal occupancy
classification. (See subsection D of this section for doctor's offices, and clinics, etc.);
13. Personal service shops: one parking space per 400 square feet of
gross floor area, a minimum of two shall be provided;
14. Restaurants, nightclubs, taverns and lounges: one space per 100
square feet of gross floor area;
15. Shopping centers: one parking space per 250 square feet of gross
leasable floor area;
16. Video arcades: within a range of one space per three video machines
and one space per one machine as may be determined appropriate by the planning
director, considering availability of existing parking, the nature of related business,
and expected clientele of the arcade;
17. Other retail establishments, including but not limited to appliances,
bakeries, dry cleaning, furniture stores, hardware stores, household equipment
service shops, clothing or shoe repair shops: one parking space per 500 square feet
of gross floor area;
Ordinance No. 6071 9
January 16, 2007
Page 9 of 14
18. Private lodges., with. no overnight boarding facilities: one parking space
'per 100 square feet of gross floor area.
C. Industrial and Manufacturing Activities.
1. Manufacturing, research and testing laboratories, creameries, bottling
establishments, bakeries, canneries, printing, and engraving shops: one parking
space per 1,000 square feet of gross floor area;
2. Warehouse and storage:
Building Size Parking Requirements
Up to 20,000 sq. ft. 1 per 2,000 sq. ft.
(3 minimum)
20,001 to 100,000 sq. ft. 1 per 2,500 sq. ft.
(10 minimum)
100,000 sq. ft. and up 1 per 3,000 sq. ft.
(40 minimum)
3. Uncovered outdoor storage areas, which are incidental and subordinate
to a principal use that otherwise meets the parking requirements, need not provide
additional parking;
4. Office space shall provide parking as required for offices.
D. Medical Facilities.
1. Convalescent, nursing and health institutions: one parking space for
each two employees, plus one space for each three beds;
2. Hospitals: two. parking spaces for each bed, plus parking for
nonhospital space computed as determined elsewhere in this section;
3. Medical, dental, and other doctors offices: one space per 200 square
feet of gross floor area.
E. Public Assembly and Recreation.
1. Assembly halls, auditoriums, stadiums, sports arenas, and community
clubs: one parking space per three fixed seats; where fixed seats consist of pews or
benches, the seating capacity shall be computed upon not less than 18 linear inches
of pew or bench length per seat. Where movable chairs are provided, each seven
square feet of the floor area to be occupied by such chairs shall be considered as a
seat;
2. Bowling alleys: five spaces per bowling lane, additional parking for food
and beverage on same premises shall be required as per subsection (B)(14) of this
section and for spectator or assembly seating as per subsection (E)(1) of this section;
3. Churches: one parking space per five seats, in computing seating
capacity and requirements for assembly area without seats, use requirements as set
forth for assembly halls per subsection (E)(1) of this section;
4. Dance halls: one parking space per 100 square feet of gross floor area;
5. Libraries and museums: one parking space per 250 square feet of
gross floor area;
6. Miniature and/or indoor golf: one parking space per hole;
Ordinance No, 6071 10
January 16, 2007
Page 10 of 14
7. Parks: as determined by the planning director and/or hearing examiner
on an individual basis;
8. Skating rinks: one parking space per 400 square feet of gross floor
area.
F. Educational Activities.
1. Elementary and junior high schools: one and one-half parking spaces
for each classroom or teaching station;
2. High schools: one parking space for each employee, plus one parking
space for each eight students;
3. School auditoriums, stadiums and sports arenas: see requirements as
set forth in subsection (E)(1) of this section;
4. Colleges and universities: upon review by planning director and hearing
examiner;
5. Nursery schools and daycare centers; one parking space for each
employee plus loading and unloading areas;
6. Business and/or .beauty schools: one parking space per 200 square feet
of gross floor area.
G. Other Uses. For uses not specifically identified in this chapter, parking shall be
provided as specified. for the use which, in the opinion of the planning director, is
most similar to the use under consideration. (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.)
Section Four. AMENDMENT TO CITY CODE. .That Section
18.52.030of the Auburn City Code (Off-street Parking and Loading) is amended to
read as follows:
18.52.030 Reductions of the quantity of required parking.
Except within the DUC zone, reductions of the quantity of required parking may be
allowed based upon the following provisions and the project location as shown in the
following table:
C-2 Zone Citywide
Waiver of parking requirement for change of use or if addition is smaller than 25% of
floor area (ACC 18.52.010(A)(1)and (2))
Yes No
Waiver of parking requirement for change of use or additions if five or less spaces
(ACC 18.52.010(8)(3) and (4))
N/A Yes
25% reduction of required parking (ACC 18.52.030(A) (1)(a)), with an additional 15%
reduction (for a total of 40%) if located within a specified area
(ACC18.52.030(A)(1)(b)) Yes No
Ordinance No. 6071 11
January 16, 2007
Page 11 of 14
Multifamily residential use -One space per dwelling unit (ACC 18.52.030(A)(2))
Yes No
Joint use of parking (ACC 18.52.030(8))
No Yes
Mixed occupancies and shared uses (ACC 18.52.030(C))
No Yes.
Reduced parking demand study (ACC 18.52.030(D))
Yes Yes
Valet parking (ACC 18.52.030 (E))
Yes Yes
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Section Five. AMENDMENT TO CITY CODE. That a new Section
18.52.070 of the Auburn City Cade (Off-street Parking and Loading) is amended to
read as follows:
18.52.070 Off-street parking lots -Location.
Ordinance No. 6071 12
January 16, 2007
Page 12 of 14
The following provisions shall apply in all zoning districts except the DUC zone•
A. Single-family dwellings: required parking shall be located on the same lot as
the building it is to serve.
B. Multifamily dwellings: required parking may be on a contiguous lot in the same
zone if located within a walking distance of 500 feet of dwelling units. The lot shall be
legally encumbered by an easement or other appropriate means to ensure
continuous use of the parking facilities. Documentation shall require review and
approval of the city attorney.
C. Other uses: may be in areas other than on the premises if the required amount
of parking area is set aside far a particular use in such a lot, and such area is located
within a walking distance of 500 feet from the premises and is in the same zone as
the use. The lot or area to be utilized shall be legally encumbered by an easement or
other appropriate means to ensure continuous use of the parking facilities.
Documentation shall require review and approval of the city attorney.
D. Whenever required parking facilities are located off-site, sidewalks, or an
approved pedestrian facility, shall be provided connecting the satellite parking facility
to the development being served. If lighting is provided, it shall be hooded, shielded,
directed downward and not exceed one-half foot-candle at the property line.
E. A permit may be issued by the hearing examiner pursuant to the hearing
requirements of ACC 18.70.040 whenever parking is to be located at a walking
distance greater than 500 feet from the use, or whenever parking for a use in a
commercial or industrial zone is to be located in a residential zone if it is found that:
1. The required parking cannot be provided as required in subsections B
and C of this section;
2. There is adequate access provided between the parking area and the
use;
3. The character of the adjoining land uses would not be disrupted by the
increased pedestrian and vehicular traffic;
4. The design and configuration of the parking area is compatible with
adjacent uses.
F. The planning director may authorize parking for a use to be located in a
different zone (except as provided for in ACC 18.52.070(E)) if the director makes the
same findings as listed in ACC 18.52.070(E). (Ord. 4949 § 1, 1997; Ord. 4304. §
1(42), 1988; Ord. 4229 § 2, 1987.)
Section Six. NEW SECTION ADDED TO CITY CODE. That a new
Chapter 18.29 of the Auburn City Code (Downtown Urban Center Zone) is created as
shown in Exhibit "A" attached hereto.
Section Seven. CONSTITUTIONALITY OR INVALIDITY. If any section,
subsection, sentence, clause, phrase or portion of this Ordinance, is for any reason
Ordinance No. 6071 13
January 16, 2007
Page 13 of 14
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 Eight. IMPLEMENTATION. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out the
directions of this legislation.
Section Nine. Effective Date. This Ordinance shall take effect and be in
force five days from and after its passage, approval, and publication as provided by
law.
INTRODUCED:
PASSED:
APPROVED:
PETER B. LEWIS
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
DI B. He
City Attorney
PUBLISH:
Ordinance No. 6071 14
January 16, 2007
Page 14 of 14
ORDINANCE 6071
EXHIBIT "A"
CHAPTER 18.29
DUC -DOWNTOWN URBAN CENTER ZONE
Sections:
18.29.010 Intent.
18.29.020 Scope.
18.29.030 Process.
18.29.040 Use Limitations.
18.29.050 Development Standards.
18.29.060 Definitions.
18.29.070 Design Standards.
18.29.010 Intent.
The Downtown Urban Center zone is intended to create a distinct and strong identity for
Downtown Auburn by establishing land use and design standards for review of
development proposals within the core area of the City of Auburn's designated Urban
Center, in order to implement the City of Auburn Downtown Plan and the goals, policies
and objectives of the Auburn Comprehensive Plan. This zone is intended to produce a
concentration and mixture of commercial, office, medical, retail, residential and civic
uses within the Downtown area; to encourage private and public investment, attract
shoppers and visitors, and appeal to existing and new residents; to provide a
development pattern that supports pedestrian movement, bicycles and use of public
transit; and to provide opportunities to increase the City's tax base, thereby helping to
fund public improvements and public services.
18.29.020 Scope.
A. The Downtown Urban Center zone may be applied to any property designated
as "Downtown" on the Auburn Comprehensive Plan map.
B. Site plan and building design review and approval shall be required for all public
and private development activities requiring permits within the Downtown Urban
Center Zane unless exempted under Section 1$.29.020(C). The Planning,
Building and Community Director is given the authority to require building design
and site plans consistent with the design standards contained or referenced
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ORDINANCE 6071
EXHIBIT "A"
herein and to require revisions as necessary in order to ensure development is
consistent with the purpose of this chapter.
C. The following activities, as determined by the Director, shall be exempt from the
provisions of this Chapter:
1. Interior alterations that do not alter the exterior appearance of a structure or
modify an existing site condition;
2. Site and exterior alterations that do not exceed 25% of the assessed valuation of
the property (building or land) per the most recent county records;
3. Buildings additions that are less than ten percent (10%) of the existing floor area
of the existing building(s). Any cumulative floor area increase (from the adoption
date of this chapter) that totals more than 10% shall not be exempt; unless the
Director determines compliance with these standards would be unfeasible and/or
unreasonable;
4. Normal or routine building and site maintenance/repair that is exempt from permit
requirements;
5. Any remodeling or expansion of existing single family residences with no change
in use or addition of dwelling units involved.
18.29.030 Process.
A. Compliance with all development and design standards contained or referenced
herein shall occur in conjunction with any required permit process. The Director shall
provide appropriate forms that shall accompany a permit application. The Director may
approve, approve with conditions, or deny a building or site development permit
application to ensure compliance with these standards. Any decision regarding a permit
application shall be set forth in writing and contain findings of fact and conclusions that
support the decision made.
B. The decision of the Director shall be final unless the applicant or any affected
party appeals the decision to the Hearing Examiner. All appeals shall be in accordance
with Auburn City Code section 18.70.050 (B-E).
18.29.040 Definitions.
These words shall have the following meanings for the purposes of this chapter:
A. "Canopy" means a cover over a sidewalk providing protection from the rain,
which is constructed of durable, permanent materials.
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ORDINANCE 6071
EXHIBIT "A"
B. "Director" means the director of the Auburn Department of Planning, Building and
Community.
C. "Green roof" means a roof designed with principles of environmental
sustainability, involving the use of vegetation and storm water collection and cleaning. It
may or may not be accessible.
D. "Health club" means a use that offers exercise and recreational activities for
tenants and/or the general public, either with or without a fee.
E. "Parking, below grade" means any portion of structure containing parking that is
located below the average finished grade around a building.
F. "Parking, structured" means parking contained within an enclosed building,
designed to appear like it is part of the larger building complex, or a freestanding
structure devoted exclusively to above-grade parking.
G. "Performing space" means any interior or exterior area designated for live
performing and entertainment.
H, "Public art" means any form of painting, mural, mosaic, sculpture, or other work
of art, so long as it can be appraised as a work of art and its value as such documented,
displayed on the. exterior of a building, at or near the pedestrian entrance, or on a public
plaza, and visible to users of the public right-of-way at all times.
I. "Public meeting rooms" means a space that can be used by the general public
and having a capacity of at least 50 people. It may operate under a reservation or
nominal fee system and must be easily accessible from a lobby or plaza.
J. "Public plaza" means an open space that is visible and accessible to the public at
all times, predominantly open to the sky, and for use principally by people, as opposed
to merely a setting for the building.
K. "Street level retail" means uses providing goods and services, including food and
drink, adjacent to, visible from, and directly accessible from the public sidewalk.
L. "Water feature" means a fountain, cascade, stream, fall, pond of water, or
combination thereof, that serves as a focal point, located outside of a building, publicly
visible and accessible, and active during daylight hours.
18.29.050 Use Limitations.
Hereafter, all buildings, structures or properties may be used for any use, unless
specifically prohibited herein. Ground floor retail, restaurants and/or office use is
Pg. 3 of 11
ORDINANCE 6071
EXHIBIT "A"
required for all building frontages facing Main St. All uses shall be subject to review and
approval by the Director, The following uses are prohibited:
A. Sexually oriented businesses as defined in ACC 18.74.
B. Taverns.
C. All industrial uses as defined in the North American Industrial Classification
System (1997 edition), categories 48-49 (transportation), 31-33 (manufacturing) and 42
(wholesale).
D. Outdoor storage of materials and equipment (except during active construction
projects).
E. New automobile maintenance and repair businesses.
F. Work release facilities; secure community transition facilities.
G. Wrecking yards.
H. Solid waste transfer stations.
I. Car washes.
J. New gasoline stations.
K. Street-level ministorage.
L. Outdoor sales of vehicles, boats or equipment.
M. Drive-in/drive-through facilities with direct vehicular driveway access onto Main
Street.
N. Other uses may be prohibited by the Director if the use is determined to be
inconsistent with the intent of this zone or is of the same general character of the other
prohibited uses listed in this section.
18.29.055 Uses/activities requiring permit.
The following uses/activities may be permitted when a conditional use permit has been
issued pursuant to the provisions of Chapter 18.64:
A. Expansions of existing automobile maintenance and repair businesses.
B. Expansions of existing gasoline stations.
C. Animal daycare businesses that feature outdoor exercise areas and/or kennels,
D. Expansion or alteration of any existing structure not exempted under 18.29.020.C
that does not result in a FAR of 0.75 or greater.
E. Any development project that seeks to deviate from any development standard
listed in 18.29.060.
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ORDINANCE 6071
EXHIBIT "A"
18.29.060 Development Standards
A. Minimum lot area: none.
B. Minimum lot width: none.
C. Minimum lot depth: none.
D. Floor Area Ratio. Floor Area Ratio is the cumulative amount of floor area within a
building as a multiple of the lot area.
Floor Area Ratio (FAR)
For properties abutting the south side of Main St. and to the south.
Basic Allowable "As of Right" Maximum Allowable with Bonuses
Non-
Residential4 Residential4 Non-
Residential Residential 3 Combined 2
1.0 2.0 1.5 3.5 5.0
Properties abutting the north side of Main Street and to the north "
Basic Allowable "As of Right" Maximum Allowable with Bonuses
Non-
Residential4 Residential4 Non-
Residential Residential 3 Combined z
3.0 2.0 4.0 3.5 5.0
1. Floor area is measured to the inside face of exterior walls. The following shall be
excluded from floor area calculation:
A. All space below finished grade.
B. Space dedicated to structured parking.
C. Space Used for any bonus feature listed in 18.29.060.E.
2. Allowable FAR for non-residential and residential uses may be added together
within a project, for a combined total.
3. Hotels, nursing homes, assisted living centers, etc. shall be considered residential
for the purpose of calculating FAR.
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ORDINANCE 6071
EXHIBIT "A"
E
4. Minimum required FAR is 0.75; basic allowable FAR is 1.0.
~ ~,k ~t.~~ r,~ rt ,~s~
Bonus Features Allowing Increased Floor Area Ratio
,~
,~~,.r,
Pg. 6 of 11
ORDINANCE 6071
EXHIBIT "A"
Feature Additional Gross Floor Area for each
Feature
Street Level Retail 100 sf of floor area for each linear foot of
retail frontage
Restaurant 100 sf of floor area for each linear foot of
restaurant frontage
Public Plaza 5 sf of floor area for each sf of plaza
Widening Public Sidewalk 4 sf of floor area for each sf of sidewalk
made available for public use
Canopy 4 sf of floor area for each sf of canopy
Day Care 4 sf of floor area for each sf of day care
Health Club 2 sf of floor area for each sf of health club
Performing Space 2 sf of floor area for each sf of performing
space
Public Meeting Room 5 sf of floor area for each sf of meeting room
Public Art (Arts Commission approval 10 sf of floor area for each $100 of valuation
required)
Water Feature 10 sf of floor area for each $100 of valuation
Structured Parking 0.5 sf of floor area for each sf of required
parking above grade
Below Grade Parking 1 sf of floor area for each sf of required
parking below grade (including half-level
plate below grade)
Green Roof 2 sf of floor area for each sf of green roof
Public Restrooms 10 sf of floor area for each sf of public
restroom
Contribution to a public park or cultural 10 sf of floor are for each $100 of
facility such as a library, museum or theatre contribution towards acquisition or
within 0.5 miles of the DUC zone; also, any development. This can be used to exceed
project including a performance or both maximum FAR and maximum building
entertainment.venue is eligible for these height by up to 25%.
bonuses, based upon the value of
construction.
Development of open space such as open 5 sf of floor area for each sf of open space
roof decks, balconies, lanais ar parts of the
building and improved for outdoor living;
including .rooftop daycare play areas, dog
walkin areas, etc.
ORDINANCE 6071
EXHIBIT "A"
An applicant may be required to provide a legally binding agreement or easement to
ensure any of the above features is maintained over the life of the project.
F. Maximum Building Height. Maximum building height within the DUC zone shall
be 75 feet, unless bonus height is permitted per (E) above.
1. If retail uses occupy the ground floor, the minimum height for that floor shall be 14
ft.
2. Mechanical penthouses, stair/elevator overruns, and antennae may be excluded
from building height calculation provided they extend no more than 20 feet above the
roof deck.
3. Maximum building height may be increased by up to 20% if the top is designed as
a non-habitable, architectural element. This element may extend above the
increased height limit.
G. Minimum Building Height. The minimum height for any new structure within the
DUC zone shall be two stories for the full extent of the building footprint.
H. Parking Ratios
The following parking standards shall apply within the DUC zone in lieu of any
standard noted in ACC 18.52.020 or provision of ACC 18.52.030.
Use Type Minimum required Maximum allowed for
surface arkin lots
Retail 2 stalls / 1000 nsf 4 stalls / 1000 nsf
.Office 2 stalls / 1000 nsf 4 stalls / 1000 nsf
Residential 1 stall per dwelling unit 2 per dwelling unit
Restaurant 0.5 stall per 4 seats 1 stall per 4 seats
nsf =net square feet
1. Parking requirements for uses not listed shall be determined by a study of parking
demand for that use, as prepared by a qualified professional and as accepted by the
Director.
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ORDINANCE 6071
EXHIBIT "A"
2. Retail and restaurant uses less than 3000 in nsf in area shall be exempt from
parking requirements.
3. Uses sharing a common parking facility may reduce the required number of stalls
by 25%.
4. Required parking may be located off site, so long as it is: a) located within the
DUC zone, b) is within 1000 feet of the property, c) is connected to the property by
streets improved with sidewalks or walkways, and d) is tied to the site by a
contractual agreement reviewed and approved by the City Attorney that is filed with
the City and Deed of Record at the County.
5. On-street parking. that is located directly adjacent to a development site may be
used to satisfy minimum parking requirements and shall not be included in
determining maximum surface parking allowances.
6. Dedicated offsite parking provided within a parking structure may be used to
provide FAR bonuses for a project on a separate site, provided the parking structure
is located consistent with this chapter.
7. The maximum standards noted in the table above may be exceeded if alf stalls
above the maximum limit are provided within a parking structure.
8. Compliance with these standards is not required for a change of use within an
existing building or whenever there is an expansion of an existing building or a new
building replaces an existing building that does not increase the floor area by more
than 25%.
9. In lieu of providing the minimum parking required by this section, an applicant may
request to pay for each required parking stall into a special fund that will be used to
provide and upgrade municipal parking to serve the DUC zone. The per stall fee
shall be as specified in the City's fee schedule.
H. Signs
The design of all signs shall be in conformance with the design standards
referenced in ACC 18.29.070. Allowable types, numbers and sizes of signs shall be as
follows:
Pg. 9 of 11
ORDINANCE 6071
EXHIBIT "A"
1. Freestanding: Not allowed, except for monument signs as described within
the "Downtown Auburn Design Standards;" no more than one per street frontage;
maximum size: 64 sq. ft., calculated at a rate of one (1) square foot of sign area per
lineal foot of site frontage; minimum entitlement shall be 32 sq. ft; maximum height: 5 ft.
2. Wall signs: maximum area of 150 sq. ft. per building facade, calculated at a
rate of one (1) square foot of sign area for every lineal foot of fagade; minimum
entitlement shall be 16 sq. ft.
3. Suspended signs attached under a marquee or canopy: one double-faced
sign, no greater than three (3) sq. ft. per face allowed for each building entrance;
maximum clearance above grade: 8 ft.
4. Portable Signs. Except for Main St. frontages, one portable sign may be
allowed for each business entrance, not to exceed one portable sign per building
frontage, subject to the following:
a. May be placed within public right-of-way subject to the guidelines
provided by the director in consultation with the city engineer such that sign does not
interfere with pedestrian or vehicular traffic and conforms to the requirements of the
Americans with Disabilities Act.
b. May not exceed 36 inches in height and 30 inches in width and be limited
to two faces.
c. May be displayed during business hours only.
d. Must be constructed of either wood or another sturdy material to ensure
stability in the wind.
e. May not move, spin, flash, or otherwise be animated.
f. Shall meet applicable supplemental design requirements of the Auburn
Downtown Association.
I. Landscaping.
Landscaping shall be provided as defined in the Downtown Auburn Design
Standards.
18.29.070 Design Standards.
Adopted by reference are the "Downtown Auburn Design Standards," a copy of which
shall be maintained by the City Clerk. This documen# contains standards for
development of the built environment in the DUC zone. The Director shall have the
authority to apply the standards to specific development proposals. These standards
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ORDINANCE 6071
EXHIBIT "A"
may be amended upon approval by the Planning and Community Development
Committee of the Auburn City Council.
Pg. 11 of 11