HomeMy WebLinkAboutITEM VIII-A-4.~_ ~' `
CITY OF
AU~~7R.N
~ WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Zoning Code Amendments (Amending Auburn City Date: December 11, 2007
Code Chapter 18.04 and Section 18.52.020) relating to off-street parking
re uirements for senior livin facilities ZOA07-0003
Department: Planning, Attachments: Ordinance No. 6140 Budget Impact: NA
Buildin and Communit
Administrative Recommendation: Cit Council to introduce and ado t Ordinance No. 6140..
Background Summary:
In July 2007 the Planning and Community Development Committee (PCDC) discussed the City's off-
street parking requirements for senior housing. Staff researched parking requirements for these types of
uses in other jurisdictions. Auburn's senior housing parking requirement is substantially lower than what
is required for general multifamily housing. The PCD Committee requested staff prepare a draft code
amendment. The proposal amends Auburn City Code (ACC) Chapters 18.04 and 18.52 related to
parking requirements for senior living facilities citywide. In summary, the proposal would:
^ Increase the per residential unit parking requirement for senior housing.
^ Add requirements for both employee and visitor parking for senior housing.
^ Allow for a different rate of required residential unit parking for senior housing, depending upon
proximity to public transit, community services, parks, and shopping centers.
^ Increase the parking requirement for nursing home employees.
^ Add a per unit and employee parking requirement for and definition of assisted living facility.
On November 7, 2007 the Planning Commission held a public hearing on the amendments to off-street
parking requirements for senior living facilities. One individual testified on the proposed amendments;
asking if the code changes would affect adult family homes. Staff informed the individual and the
Commission that adult family homes would not be affected by these zoning code amendments, as adult
family homes are treated the same as single family residences under the code.
At the November 7, 2007, meeting the Planning Commission made a recommendation to the City Council
for adoption of the proposed code amendments with modifications that have since been incorporated in
conjunction with the Planning & Community Development Committee's recommendations (from their
meeting on November 26, 2007).
L1217-2 03.4.2.1.2
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
^ Information Services
Action:
Committee Approval: ^Yes ^No
Council Approval: ^Yes ^No Call for Public Hearing _/_/_
Referred to Until _/_/_
Tabled Until _/_/_
Councilmember: Norman Staff: Baker
Meetin Date: December 17, 2007 Item Number: VIII.A.4
Aj,T$LjRN ~ MORE THAN YOU IMAGINED
Agenda Subject: Ordinance No. 6140
Date: December 17, 2007
FINDINGS OF FACT:
1. Title 18 of the Auburn City Code (ACC), related to zoning, includes Chapter 18.04 entitled
"Definitions" and Chapter 18.52 entitled "Off-Street Parking and Loading".
2. Parking requirements are categorized by use and contained in ACC Section 18.52.020, which states,
"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 ACC
for specific requirements for that zone."
The code amendments have citywide application to senior apartments, nursing homes, and assisted
living facilities. The proposal is to amend development standards to increase the amount of required
parking for senior living facilities. The change is proposed to better meet the needs of the community
and prevent "underparked" facilities. Over time, the number of types of elderly and retirement
housing is likely to grow as more specific niches and preferences for types of care are found.
Amending the standards will ensure adequate parking is available for residents, guests, and
employees. Currently Auburn has a very minimal parking requirement for senior housing. The
proposal would make the city's parking requirements more consistent with other surrounding cities.
4. Auburn has the lowest senior housing parking requirement of the jurisdictions listed below. For
example, cities such as Sumner and Port Townsend require at least 1 space/unit, while Auburn
requires 0.25 spaces per unit. The City of Redmond lists a minimum requirement but leaves the final
decision up to the Code Administrator for determining what will be required parking for senior housing
projects. The following table contains parking code requirements in surrounding jurisdictions:
Jurisdiction Use Required Off-Street Parking
(per unit)
___
Kin Count Senior citizen assisted a artment .5 s ace
Cit of Kent Low income senior housin .5 s ace
Cit of Sumner Senior or retirement a artment 1 s ace
Cit of Port Townsend Senior/disabled a artment 1.25 s aces
City of Redmond Senior housing .5-2 spaces as determined by the
Code Administrator
City of Puyallup Retirement apartment
Affordable retirement a artment .5 space
.75 s ace
5. The table below illustrates the existing code requirements and proposed modifications:
Use Required Off-Street Parking Proposed Code Amendment
Senior housing 1 space/4 units 1 space/residential unit*;
1 space/employee/employee shift;
1 space/5 units for visitor parking;
"May be reduced by 20% if facility is within 500'
of public transit, community services, parks, and
shopping centers as determined by the Planning
Director.
Nursing home 1 space/2 employees; 1 space/employee/employee shift;
1 s ace/3 beds 1 s ace/3 beds no chan e
Assisted livin Not addressed in code Definition added;
Page 2 of 4
Agenda Subject: Ordinance No. 6140
Date: December 17, 2007
facility 1 space/2 units;
1 space/2 employees
6. Existing legally established businesses that do not conform to the revised parking standards would be
allowed to continue as non-conforming uses with respect to the parking aspect of their operation.
Existing facilities' parking facilities would not have to change unless a major expansion or remodel is
done. The revised regulations will primarily effect new development.
7. The proposal is in accordance with the goals, policies and objectives of the Comprehensive Plan.
The code amendments are supported by the City of Auburn Comprehensive Transportation Plan
(ACTP). The plan's parking objective is, "to ensure adequate coordination of parking needs with
traffic and development needs". Associated supportive policies TR-38, 39, and 40 are as follows:
"TR-38: New developments should provide adequate off-street parking to meet their needs.
TR-39: Develop and maintain regulations, which foster a balance between meeting the need for
public parking and ensuring developers provide adequate parking to meet the demand generated by
new development.
TR-40: In certain cases, such as in the Urban Center and in areas with high pedestrian and transit
use, it may be appropriate to reduce the developer parking obligation to achieve other community
benefits or employ innovative parking strategies such as the use of "park & walk" lots, where people
could park their vehicles and walk to nearby destinations." (Page 5-7 ACTP).
A component of the amendment allows for a different rate of required parking for senior housing,
depending upon proximity to public transit, community services, parks, and shopping centers. A
developer may reduce the per unit parking requirement by 20% if the project is within 500 feet of
these facilities, as determined by the Planning Director.
8. A final SEPA Determination of Non-Significance (DNS) was issued on the proposed code
amendments (attached) on November 16, 2007. No appeals were filed.
9. On October 17, 2007, notice of the proposed code amendments was provided to the Washington
State Department of Community, Trade and Economic Development and other State agencies,
pursuant to RCW 36.70A.106. The City of Auburn was granted expedited review on November 6,
2007 in accordance with state law, RCW 36.70A.106. No comments were received from any agency.
10. On November 7, 2007 the Planning Commission held a public hearing on the amendments to off-
street parking requirements for senior living facilities. One individual testified on the proposed
amendments; asking if the code changes would affect adult family homes. Staff informed the
individual and the Commission that adult family homes would not be affected by these zoning code
amendments, as adult family homes are treated the same as single family residences under the code.
11. At the November 7, 2007, meeting the Planning Commission made a recommendation to the City
Council for adoption of the proposed code amendments with modifications that have since been
incorporated in conjunction with the Planning & Community Development Committee's
recommendations (from their meeting on November 26, 2007). The Planning Commission
recommended the following changes:
On page 3 of the ordinance under Section 18.52.020.A.7-change "2 blocks" to "500 feet" (which
is approximately 2 blocks downtown) in order to have a more defined distance.
On page 4 of the ordinance under Section 18.52.020.D.1-increase the requirement for nursing
home employee parking from "one space for each two employees" to "one parking space for each
employee per employee shift"; also do not change the requirement of "one space for each three
beds" to "one space for each four beds".
Page 3 of 4
Agenda Subject: Ordinance No. 6140
Date: December 17, 2007
12. The Planning Commission also requested that the City Council be informed of the number of
employees at nursing homes and assisted living facilities within the city. After the Planning
Commission public hearing, staff contacted several facilities and found approximately 100 employees
per nursing home and on average 45 employees per assisted living facility. This information supports
the Commission's recommendation to increase the required off-street parking for nursing homes.
Page 4 of 4
ORDINANCE NO. 6140
AN ORDINANCE OF THE CITY OF AUBURN,
WASHINGTON, CREATING NEW SECTION 18.04.125
OF THE AUBURN CITY CODE AND, AMENDING
SECTION 18.52.020 OF THE AUBURN CITY CODE,
RELATING TO THE PARKING REQUIREMENTS FOR
SENIOR LIVING FACILITIES
WHEREAS, from time to time, amendments to the City of Auburn zoning
code are appropriate, in order to update and better reflect the current
development needs and standards of the City; and
WHEREAS, a need has been identified to address concerns over the
parking requirements for senior living facilities; and
WHEREAS, .presently, the City's parking code requirements are minimal
for senior living facilities; and
WHEREAS, increasing the required parking will better meet the needs of
the community; and
WHEREAS, following proper public notice, the City of Auburn Planning
Commission held a public hearing on November 7, 2007, on proposed code
amendments regarding parking requirements for senior living facilities; and
WHEREAS, after fully considering the testimony and information
presented at the public hearing, on November 7, 2007, 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
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Ordinance No. 6140
November 30, 2007
Page 1 of 6
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 November 16, 2007;
and
WHEREAS, the City Council finds that the proposal was received by State
agencies for the 60-day review period on October 17, 2007 and the City of
Auburn was granted expedited review on November 6, 2007, also in accordance
with state law, RCW 36.70A.106.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section One NEW SECTION ADDED TO CITY CODE. That a
new Section 18.04.125 of the Auburn City Code (Definitions) is created to read
as .follows:
18.04.125 Assisted living facility.
"Assisted living facility" means a combination of housing, supportive services,
personalized assistance, and health care designed to respond to the individual needs of
those who need help with activities of daily living. An establishment with a central or
private kitchen, dining, recreational, and other facilities, with separate bedrooms or living
quarters, where the emphasis of the facility remains residential.
Section Two AMENDMENT TO CITY CODE. That Section
18.52.020 of the Auburn City Code, entitled "Required off-street parking -
Minimum standards," regarding parking requirements, 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. Parking requirements in downtown are eligible for a reduction pursuant to ACC
18.52.030(A).
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
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Ordinance No. 6140
November 30, 2007
Page 2 of 6
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,
:one parking
space for each #e~~dwelling units,
}~rov+ded-pius ane parking space far each emplayee~er employee shift;
plus one parking space for each five units for visitor parking. 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. Required parking
residenfiial unit may be reduced b~20 percent if the facility is within
500 feet of public transit, community services, parks, and shopping
centersl as determined by the Planning Director.
8. Assisted living facility: one parking space per two units, plus one parking
space for each two employees.
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 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;
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Ordinance No. 6140
November 30, 2007
Page 3 of 6
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;
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
#we-employees per empio~ee shift, 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;
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Ordinance No. 6140
November 30, 2007
Page 4 of 6
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;
. 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 Three 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,
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Ordinance No. 6140
November 30, 2007
Page 5 of 6
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 Four IMPLEMENTATION. The Mayor is hereby authorized
to implement such administrative procedures as may be necessary to carry out
the directions of this legislation.
Section Five 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:
ATTEST:
Danielle E. Daskam, City Clerk
APPBc6VED,~S~61 FORM:
B. Hel~d,.~ity Attorney
PUBLISH:
PETER B. LEWIS
MAYOR
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Ordinance No. 6140
November 30, 2007
Page 6 of 6