HomeMy WebLinkAbout06-24-2013 PLANNING & COMMUNITY DEVELOPMENT COMMITTEE AGENDA
Planning and Community Development
June 24, 2013 - 5:00 PM
Annex Conference Room 2
AGENDA
I.CALL TO ORDER
A.Roll Call
B.Announcements
C.Agenda Modifications
II.CONSENT AGENDA
A. Approval of Minutes - June 10, 2013 Draft Minutes* (Tate)
III.DISCUSSION ITEMS
A. Auburn School District Impact Fees* (Coleman)
B. Ordinance No. 6468* (Chamberlain)
The proposal amends Title 18, Zoning, of the Auburn City Code related to Section
18.04.360, amending the definition of "Family".
C. Ordinance No. 6469* (Tate)
Ordinance 6469 – 2012 International Building Code
D. 2013 Comprehensive Plan Amendments* (Dixon)
See attached memo.
E. City of Auburn Floodplain Management* (Andersen)
This is the third of four briefings to the Committee regarding floodplain management in the
City of Auburn. Staff will summarize the City of Auburn’s flood risk mapping, flood control,
and flood response preparedness.
F. Discussion of ACC 18.21.010(F) Lot Averaging Zoning Code* (Dixon)
See attached memo.
G. Director's Report (Tate)
For discussion only.
H. PCDC Matrix* (Tate)
For discussion only.
IV.ADJOURNMENT
Agendas and minutes are available to the public at the City Clerk's Office, on the City website
(http://www.auburnwa.gov), and via e-mail. Complete agenda packets are available for review at the
City Clerk's Office.
*Denotes attachments included in the agenda packet.
Page 1 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
Approval of Minutes - June 10, 2013 Draft Minutes
Date:
June 13, 2013
Department:
Planning and Development
Attachments:
June 10, 2013 Draft Minutes
Budget Impact:
$0
Administrative Recommendation:
Planning and Community Development Committee to approve the minutes of the June
10, 2013 Planning and Community Development Committee meeting.
Background Summary:
See attached minutes.
Reviewed by Council Committees:
Councilmember:Backus Staff:Tate
Meeting Date:June 24, 2013 Item Number:CA.A
AUBURN * MORE THAN YOU IMAGINEDCA.A Page 2 of 108
Planning and Community
Development
June 10, 2013 - 5:00 PM
Annex Conference Room 2
MINUTES
I. CALL TO ORDER
Chair Nancy Backus called the meeting to order at 5:00 p.m. in Annex
Conference Room 2 located on the second floor of One Main Professional
Plaza, One East main Street, Auburn, Washington.
A. Roll Call
Chair Nancy Backus, Vice-Chair John Holman and Member Largo
Wales were present. Also present were Planning and Development
Interim Director Jeff Tate, Finance Director Shelley Coleman, Planning
Manager Elizabeth Chamberlain, Economic Development Manager
Doug Lein, and Planning Secretary Tina Kriss.
Members of the audience present were: Scot Pondelick, Thomas
Sauers, Susie Hauck, Dwight Hauck, Ed Bosch, Rudy Terry, Joyce
Terry, Claude Da Corsi, Nicole Petrino-Salter, and Robert Whale of
the Auburn Reporter.
B. Announcements
C. Agenda Modifications
There were no agenda modifications.
II. CONSENT AGENDA
A. Approval of Minutes - May 28, 2013 (Tate)
Vice-Chair Holman moved and member Wales seconded to approve
the May 28, 2013 minutes as written.
Motion carried unanimously. 3-0
III. DISCUSSION ITEMS
A. Ordinance No. 6462 (Coleman)
An Ordinance of the City Council of the City of Auburn, Washington, amending
Ordinance No. 6432, the 2013-2014 Biennial Budget Ordinance, as amended by
Ordinance No. 6456, authorizing an amendment to the City of Auburn 2013-2014
Budget as set forth in Schedule “A” and Schedule “B".
Page 1 of 5
CA.A Page 3 of 108
Finance Director Shelley Coleman stated Ordinance No. 6462 is the
second budget amendment for the 2013-2014 biennium. The fund
balance adjustments adjusts city-wide 2013 budgeted beginning fund
balances to reflect actual ending balances as of the end of 2012.
Director Coleman stated the union labor agreement with the Police
Guild has been settled and the amendment modifies the Police
Department budget to reflect the fiscal impact. The contingency for
the remaining increases in labor through the year 2014 has also been
set aside.
The Full Time Employee Additions and Changes, Median
Maintenance, Project Funding, Revenue Adjustments and other
miscellaneous adjustments were reviewed. Committee asked Director
Coleman to provide information as to how the tree replacement on the
B Street Plaza was funded through the Auburn Downtown Association,
Director Coleman will provide that information to Committee.
B. Economic Development Update (Lein)
Staff to provide an update on economic development plans and
activities.
Economic Development Manager Doug Lein provided a handout to
update the Committee on the City's Economic Development plans and
activities.
Last year at this time 145 single family residential permits were issued
with a construction value of $32,622,060.70; compared to 207 this
year with a construction value $45,087,718.08. Last year at this time
96 commercial permits were issued with a construction value of
$12,629,399.50; this year 134 permits have been issued with a
construction value of $92,350,952.03.
In the first quarter of 2013 the City had 73 new business licenses
issued compared to 49 to date in 2012. Sales tax revenue in 2013
was $3,476,821.07 compared to $3,057,226.99 in 2012. Committee
and staff reviewed the current projects in process and those ready to
go forward. Committee discussed the business assistance and
retention program and the networking program, 3no Networking.
Economic Manager Lein reviewed the new strategies the City will be
implementing as we move into the 2nd half of 2013.
C. Mixed Use Development Stardards - C-1, Light Commercial Zone
(Tate/Chamberlain)
Review current regulations within the C-1, Light Commercial Zone for
mixed-use development and discuss potential flexibilities.
Interim Planning and Development Director Jeff Tate reported that Page 2 of 5
CA.A Page 4 of 108
Auburn City Code, Chapter 18.26, establishes the zoning standards
for the C-1 Light Commercial Zoning designation. The C-1 standards
list "Mixed Use" as a permitted use. The way the C-1 zone is
structured is that developers need to fill 50 percent of the cumulative
building ground floor square footage comprised of one or more
commercial retail, entertainment or office uses that are permitted
outright or conditionally. The viability of filling these spaces with
tenants in the current economy or due to the lack of a localized market
demand within specific areas of the City raises questions by private
developers as to the viability of meeting the standards.
Council adopted Ordinance No. 6435 last year which redefined the
Mixed Use standards in the C-3 Heavy Commercial zone. With the
support and guidance of the Committee staff would like to prepare
some ideas for a more flexible mixed-use development standards in
the C-1 Light Commercial zone. Committee concurred that providing a
more flexible, viable mixed-use development standard would have the
potential of creating a more viable mixed use activity.
Committee stated, with the traffic and access issues to downtown from
the Lea Hill area it would be difficult to support higher density
without these improvements. Interim Director Tate explained a future
discussion regarding density, growth, and services needs to take place
in concert with the City’s Comprehensive Plan discussions to enable
higher density in these areas.
Committee and staff discussed the City of Kent island within the Lea
Hill area and what has been approved by Kent for that area. The
Committee asked what the property is zoned. Staff did not know and
would get the answer for Committee.
Committee is supportive of staff bringing this item back for
discussion. Staff will report back to Committee with some ideas for
consideration.
D. Economic Development Strategy Areas (Tate/Chamberlain)
Discuss a range of options related to building height, multi-family
development, and other uses within the Economic Development
Strategy Areas that will assist staff as we begin the major
comprehensive plan update work.
Planning Manager Elizabeth Chamberlain provided background
information on the concept of Economic Development Strategy Areas
which was introduced in 2005. In 2010 two additional strategy areas
were added and in 2012 the planning horizon was revised to 50-years
and the strategy areas goals were further articulated.
As part of the 2012 Comprehensive Plan Amendments, the City
Page 3 of 5
CA.A Page 5 of 108
Council approved the broad concepts and a map for the Economic
Development Strategy Areas.
As the City begins working on the major Comprehensive Plan update,
staff would like to discuss the idea of utilizing form based codes with
some or all of the Economic Development Strategy areas designated
by the Council. Form based codes are not prescriptive and do not
follow conventional zoning (separation of uses). Currently the City
operates under a zoning code that provides a separation of uses, with
form based zoning the standards dictate what the area should look
like, basing the regulations on design elements (height, mass, scale of
development).
The Committee asked if the idea is similar to the Manufacturing Village
previously discussed before Committee, staff agreed. Staff explained
that some of the strategy areas could have a different vision, changing
the design elements and standards, what works along Auburn Way
North may not be appropriate for Lea Hill.
The Committee stated form based zoning is consistent with the
direction many communities are moving and the market is currently
supportive of the concept. Committee is supportive of further exploring
the concept of form based code and using them within a specific area
of the Economic Development Strategy Area to start with. Staff also
asked Committee to consider, for a future discussion, if they would be
willing to open the height restrictions within certain strategy areas.
E. Director's Report (Tate)
Interim Director Tate stated a Temporary Certificate of Occupancy will
be issued tomorrow for the HSCA (Hospital Central Services
Cooperative, Inc.) laundry facility. The grand opening is schedule for
Tuesday, June 25, 2013.
On Tuesday, June 18, 2013 the Planning Commission will hold a
public hearing on the Auburn City Code Amendments to Title 15 (The
Building Code) and the amendments to Title 18, Zoning of Auburn City
Code related to Section 18.04.360 amending the definition of "family".
F. PCDC Matrix (Tate)
There were no changes or additions requested.
IV. ADJOURNMENT
There being no further business to come before the Planning and
Community Development Committee, the meeting was adjourned at 6:24
p.m.
Page 4 of 5
CA.A Page 6 of 108
DATED THIS ______________ day of _______________________, 2013.
_____________________________________
Nancy Backus - Chair
_____________________________________
Tina Kriss - Planning Secretary
Page 5 of 5
CA.A Page 7 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
Auburn School District Impact Fees
Date:
June 17, 2013
Department:
Finance
Attachments:
Auburn School District Impact Fees
Annual Report
Budget Impact:
$0
Administrative Recommendation:
Background Summary:
Auburn School District Impact Fees annual report for fiscal year ending August 31, 2012.
Reviewed by Council Committees:
Finance, Planning And Community Development
Councilmember:Staff:Coleman
Meeting Date:June 24, 2013 Item Number:DI.A
AUBURN * MORE THAN YOU IMAGINEDDI.A Page 8 of 108
a
SCHOOL'DISTRICT
ENpAOE.• EDUCATE.• EMPOWER
Received
APR 18.2013
COA F(nence Dept.April 15, 2013
Ms.Bhelley Colenian
Finance Director
City of Auburn
25 VJest Main
Auburn, WA 98001
DeAr Ms. Coleman:
P usuant to our interlocal agreement on iriipact fees, we are submitting the annual report for
the fiscal year ending August 31,2012. !f you have any questions about this report or
require additional information,please call Toni Lally at 253-931-4926.
Sincerel ,
M' hael N m
puty Su ri endent for
Business an perations
Attachment
James P. Fugate Adminlstrallon Building 915 FouAh StreetNE Aubum,WA 98002-4499 253-931-4900
DI.A Page 9 of 108
AUBURN SCHOOL DISTRICT 408
IMPACT FEE ACCOUNT-CITY OF AUBURN
BE6INNINO BALANCE AS OF SEPTEMBER 1,2011 E0.00
MONTH AMOUNT AMOUNT INTEREBT ACCOUNT
RECEIVED COLLECTED DISBURSED EARNED BALANCE
September 73,718.25 0.00 73,718.2fi
October 76,503.79 33.53 $150,256.57
November 58,096.00 62.05 $208,413.63
Decembar 39,544.81 84.51 $248,042.95
January 21,944.00 111.04 $270,097.98
Febiva_ry 52,081.50 119.75 $322,279.24
March 145,323.50 1b7.14 $467,759.88
Aprll S 142,386.00 5210.98 $610,366.86
Mdy 156,038.50 5272.47 $768,687.83
June 131,328.33 295.93 $898,290.09
July 8384.48 $888,874.57
August 138,829.84 418.49 $1,037,921.00
TO7AlS 1,035,T72.62 $ 52,148.38
TOTAL IMPACT REVENUES AND INTEREST FOR TNE YEAR ENDED AUOUST S1,2012 51,037,927.00
EXPENDITURES
PROJECT DESCRIPTION AMOUNT
Purchaso of properly tor Aubum Nigh School Reconatructlon 1,037,921.00.
TOTAI EXPENDITURES FOR THE YEAR ENDED AUOVST 31,2012 S 1,037,921.00
ENOIN6 BALANCE AS 10F AUGUST 31,2012
DI.A Page 10 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
Ordinance No. 6468
Date:
June 20, 2013
Department:
Planning and Development
Attachments:
Ordinance No. 6468
Staff Report and Exhibits to Planning
Commission
Exhibit 7 to Staff Report
Budget Impact:
$0
Administrative Recommendation:
For discussion only. However, if the Committee is ready to make a recommendation staff
would request the item be moved to action.
Background Summary:
Over the last several months a number of residents who live in the single family
residential communities that are located nearby Green River Community College
(GRCC) have expressed concern that they are observing a spike in rental homes in their
neighborhood that are occupied by students of GRCC.
Their concerns include:
Parking Impacts
Unpermitted conversion of garages to living space
Overcrowding of single family homes with too many occupants
Lack of proper solid waste management
Noise Impacts
As a first phase and interim measure to address student/rental housing, the Planning
and Development Department is proposing an amendment to Auburn City Code, Section
18.04.360, the definition of family. The code amendment would strike “or a group of
eight or fewer residents who are not related by blood or marriage” from the definition.
The proposed code change will make rental housing to only non-related persons not
permitted. Existing rentals that met the definition of family and have a valid rental
housing business license prior any code change, would be considered a legal non-
conforming use. The Planning Commission held a public hearing on June 18, 2013 and
received testimony from staff and the public. There were three members of public that
provided comments and one written letter submitted to the Planning Commission. The
comments received at the public hearing supported the proposed code amendment and
AUBURN * MORE THAN YOU IMAGINEDDI.B Page 11 of 108
spoke favorably of the process but urged the City to address the concerns previously
raised by the community (as noted above). The written comment letter received
supported rental housing but making sure the owner/landlord took responsibility for the
rental property and followed the rules/regulations of the City. The Planning Commission
recommended approval of the proposed code amendment as presented by staff with a 4-
2 vote.
Reviewed by Council Committees:
Finance, Planning And Community Development Other: Planning Commission, Legal
Councilmember:Backus Staff:Chamberlain
Meeting Date:June 24, 2013 Item Number:DI.B
AUBURN * MORE THAN YOU IMAGINEDDI.B Page 12 of 108
---------------------------------
Ordinance No. 6468
June 19, 2013
Page 1 of 3
ORDINANCE NO. 6 4 6 8
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF AUBURN, WASHINGTON, AMENDING SECTION
18.04.360 OF THE AUBURN CITY CODE RELATING TO
THE DEFINITION OF FAMILY
WHEREAS, the current provisions of the Auburn City Code provide various
definitions related to zoning and zoning uses throughout the City; and
WHEREAS, there is currently an inconsistency between the definition of family
and other related terms such as boardinghouse – per ACC 18.04.180; and
WHEREAS, in order to clarify the definitions and address the inconsistency
between the terms as they are currently written in the City Code, it is appropriate to
amend the definition of family to make it consistent with the definitions otherwise; and
WHEREAS, following proper public notice, the Planning Commission considered
the proposed code amendments at a public hearing on June 18, 2013; and
WHEREAS, the Planning and Community Development Committee reviewed the
Planning Commission’s recommendation at their June 24, 2013 meeting; and
WHEREAS, the 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 June 3, 2013; and
WHEREAS, pursuant to RCW 36.70A.106, the proposed zoning code
amendments were sent to the Washington State Department of Commerce, Growth
Management Services, and other state agencies as required with expedited review
requested and acknowledgment received on June 6, 2013; and
DI.B Page 13 of 108
---------------------------------
Ordinance No. 6468
June 19, 2013
Page 2 of 3
WHEREAS, no comments regarding the proposed zoning code amendments
have been received from the Department of Commerce or other state agencies; and
WHEREAS, the Auburn City Council finds that the proposed amendments
provide clarification to the subdivision title and comply with recent changes to state law.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. Amendment to City Code. That section 18.04.360 of the
Auburn City Code be and the same hereby is amended to read as follows:
18.04.360 Family.
“Family” means a person living alone, or two or more persons related by blood or
marriage, customarily living together as a single housekeeping unit and using common
cooking facilities, as distinguished from a group occupying a hotel, club, boardinghouse
or lodginghouse. For the purposes of this definition, minors living with a parent shall not
be counted as part of the maximum number of residents. (Ord. 6245 § 3, 2009; Ord.
4229 § 2, 1987.)
Section 2. Implementation. The Mayor is hereby authorized to implement
such administrative procedures as may be necessary to carry out the directions of this
legislation.
Section 3. Severability. The provisions of this ordinance are declared
to be separate and severable. The invalidity of any clause, sentence, paragraph,
subdivision, section or portion of this ordinance, or the invalidity of the application
thereof to any person or circumstance shall not affect the validity of the remainder of
this ordinance, or the validity of its application to other persons or circumstances.
DI.B Page 14 of 108
---------------------------------
Ordinance No. 6468
June 19, 2013
Page 3 of 3
Section 4. 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: ____________________
CITY OF AUBURN
______________________________
PETER B. LEWIS
MAYOR
ATTEST:
_________________________
Danielle E. Daskam, City Clerk
APPROVED AS TO FORM:
_________________________
Daniel B. Heid, City Attorney
Published: _________________
DI.B Page 15 of 108
DI.B Page 16 of 108
DI.B Page 17 of 108
DI.B Page 18 of 108
DI.B Page 19 of 108
DI.B Page 20 of 108
DI.B Page 21 of 108
DI.B Page 22 of 108
DI.B Page 23 of 108
DI.B Page 24 of 108
DI.B Page 25 of 108
DI.B Page 26 of 108
DI.B Page 27 of 108
DI.B Page 28 of 108
DI.B Page 29 of 108
DI.B Page 30 of 108
DI.B Page 31 of 108
DI.B Page 32 of 108
DI.B Page 33 of 108
DI.B Page 34 of 108
DI.B Page 35 of 108
DI.B Page 36 of 108
DI.B Page 37 of 108
DI.B Page 38 of 108
DI.B Page 39 of 108
DI.B Page 40 of 108
From:Jeff Tate
To:Elizabeth Chamberlain
Subject:FW: Follow Up Item From May 21st Community Meeting at Green River Community College
Date:Monday, June 17, 2013 12:47:32 PM
From: Robert Kent DeWitt [mailto:kent.dewitt@gmail.com]
Sent: Monday, June 17, 2013 11:11 AM
To: Jeff Tate
Subject: Re: Follow Up Item From May 21st Community Meeting at Green River Community College
Good morning Mr. Tate,
Sorry for not get this done earlier.
A little about me first:
I am Robert Kent DeWitt, retired fire chief and former Asst. State Fire Marshal. I have a
Bachelors degree in Fire Command Administration but, more importantly, I have an AA
degree in Real Estate, which gives me some perspective on the issues related to residential
real estate here in my community.
I have a home in the Rainier Ridge development on Leah Hill. I purchased it about 10 years
ago, close to GRCC so my daughter could attend. I started renting rooms out to other
students while she was here so that she wouldn't be alone if I was off traveling (which I do a
lot of as I am retired).
I have continued to rent rooms to students because I am gone more than I am here and it
keeps the home occupied, which protects my property rather than being vacant and
uninsurable. I have had many international students over the years....some from Hong Kong,
mainland China, Taiwan, Viet Nam, Indonesia, Korea, California (?), and a few others that I
can't recall at the moment.
My house is a 4 bedroom rambler and I usually rent two rooms but have rented all of them on
occasion, depending on my plans for being here or not. I have also had ongoing maid service
to clean common areas as the students aren't big on cleaning other's messes. My yard is
professionally maintained as well. This protects my investment and keeps the neighbors
happy too.
I am familiar with various codes and have even been responsible for certain programs like
weed abatement requirements for maintenance of residential property. I am also aware of
building codes and requirements for habitable spaces. Both of these areas are generally
already in existing codes enforced by cities.
As a foreign traveler, I have visited over 23 countries around the world, many of them 3rd
world. Many cultures do not share the luxury of having a private bedroom for each person. In
my experience, the norm would be a shared room, sometimes entire families sharing one
sleeping room. I certainly do not advocate that but it is important to note what is relevant to
others.
DI.B Page 41 of 108
I recently attended an informational meeting at GRCC where issues of concern to neighbors
were discussed. Some of my neighbors seemed upset and, perhaps a little racist, as to their
concerns about students living in their midst. They talked about cars being parked and about
speeding cars as well. The few times I have seen speeders here, they were not students but
others who live here. I was almost hit once when I pulled onto 318th Way from 126th by a
car doing about 40. I made a hand signal for him to slow down and he came racing back to
ask what I was complaining about. I told him the speed limit was 25 and he insisted it was 35
though he was doing about 40+. I digress!
I think that as a responsible homeowner (landlord?) living here that I have the right to rent
out individual rooms to students. I am filling part of a huge need for housing. The
neighborhood is evolving as it does in every other college neighborhood. There are already
sufficient rules and codes dealing with yard maintenance (nuisance abatement), garages being
converted to living space (building code and fire codes), on street parking, speeding, etc. We
DO NOT need more rules, just enforcement of those already in existence.
The tricky part of the issue is probably in the area of number of occupants to occupy a
bedroom. For the sake of my property, I usually limit one person to each of the regular
bedrooms. However, I have in the past rented a room to a student with a baby, who shared
the same bedroom. I have also rented out the master bedroom to a couple (married but what
difference?). In this day and age of marriage for same sex couples and for same sex couples
to live together as a couple, how in the world do you expect to regulate that and why would
you want to?
From a truly pragmatic point of view, I think it is the home owner who should decide how
many people he rents his property to, not the government. Government can and should
regulate that the property be maintained in a clean and safe manner. As a homeowner, I know
that the wear and tear on a property is significantly increased when the number of people in
residence increases. But that is my problem, not the city's problem.
So regulate and enforce rules about smoke detectors, emergency lights, yard maintenance,
parking regulations (don't block driveways, etc.). But we do not need government telling us
how many people can be in our homes. Common sense and economic conditions will dictate
this. If my neighbors are truly concerned, then they should realize that their properties' value
is determined by their highest and best use, and that that use is changing. GRCC is growing
as is the entire world. Things have changed in this neighborhood and given the proximity to
GRCC, it is going to become more reliant on the availability as a student housing option.
The campus apartments currently charge about $700 per student to live in a 4 bedroom
apartment. My home is only a couple blocks away and I charge $550. Theoretically I could
bring in $2,200 per month if I didn't maintain space for myself. That leaves a lot of room for
maintenance and management as well as potential profit. There are waiting lists for the
apartments and I have never had problems with renting out rooms, usually renting to kids
who are friends of the ones who are graduating and moving on. Homes such as mine are
necessary for the college to function as an international school.
As an added note, I declare the income I receive by renting out rooms. Someone at the school
once told me that there was an IRS ruling that said I didn't have to claim it as income. That
didn't seem to make sense so I continue to claim on my taxes. If others are not, then perhaps
there is a need to evaluate this "exclusion" as a means of controlling the potential growth of
DI.B Page 42 of 108
rentals here in this neighborhood. But if my neighbors think that they can regulate room
rentals out of existence, then they should rethink their goals and realize that the economics of
it will dictate that this is no longer a simple neighborhood that will remain a cluster of
families living in isolation. The best use of the homes in this neighborhood is for auxiliary
student housing and that will be the future. Investors are going to buy our homes, not young
families. The values will be higher as a result and that should bode well for the existing
owners too.
I am sorry that I can not be there on the 18th. I will be visiting friends in Port Angeles and
then spending a few days in Oregon. However, I am willing to attend future meetings to
answer any questions you may have of me (subject to my travels of course) and you may also
feel free to call me at as well on my cell phone: . (I would prefer to not publish
my phone number in case my thoughts might provoke others to harass me though I would
gladly defend my opinions publicly at any time.
Thank you for the opportunity to be considered on this issue.
Robert Kent DeWitt
On Tue, Jun 4, 2013 at 11:24 AM, Jeff Tate <jtate@auburnwa.gov > wrote:
Mr. Dewitt,
I apologize that the scheduling change creates a conflict. Written comments would be very
helpful. Perhaps we can schedule a phone call as well so that we can go over your comments
in advance of the June 18th meeting? That way, I can do the best job I can to present them to
the Planning Commission. Additionally, this first action is limited to revising the definition
of family so that we don’t have a gap in our code that allows up to 8 non-family members to
live together as a single housekeeping unit. Removing this language will help code
enforcement take action on properties that are loaded with renters who have no relation to
each other. I hope that you see this as a good first step for the City to take while we discuss
the next steps/actions.
I would be happy to make myself available for a phone call in the next two weeks, however I
think it would be most productive if you prepared your comments first so that I have a chance
to read them and we can have a little deeper conversation about how to get you plugged in
and to make sure you are able to influence the process.
Jeff Tate
From: Robert Kent DeWitt [mailto:kent.dewitt@gmail.com ]
Sent: Tuesday, June 04, 2013 8:47 AM
To: Jeff Tate
Subject: Re: Follow Up Item From May 21st Community Meeting at Green River
Community College
Jeff, I am disappointed that the meeting was changed. I had planned to be there tonight but
will be in Port Angeles on the 18th. I will try to put some of my concerns in writing and
DI.B Page 43 of 108
email to you before then if they can be presented to the hearing.
On Jun 4, 2013 8:20 AM, "Jeff Tate" <jtate@auburnwa.gov > wrote:
Good morning Lea Hill residents,
I wanted to provide an update to one of the subjects that we discussed on May 21st. During
the meeting I stated that the City's Planning Commission would be holding a public hearing
on June 4th to consider an amendment to City code which effects the number of non-family
members that can occupy a single home. I mentioned this item because it has an impact on
the authorities we have for addressing issues that spring up with some of the rental houses
throughout town. Modifying the definition of family would be the first item in a series of
potential code changes that works towards creating a more definable and manageable rental
housing program.
The purpose of this email is to inform those who are interested in this subject that tonight’s
meeting has been rescheduled to the evening of Tuesday, June 18th at 6:30 pm. There were
several other items on the agenda that are also rescheduled to June 18th .
I apologize for any inconvenience that this may create and hope that this email reaches you
before you make the trip to City Hall.
Jeff Tate
Interim Director of Planning and Development
The information contained in this electronic communication is personal, privileged and/or
confidential information intended only for the use of the individual(s) or entity(ies) to which
it has been addressed. If you read this communication and are not the intended recipient, you
are hereby notified that any dissemination, distribution or copying of this communication,
other than delivery to the intended recipient is strictly prohibited. If you have received this
communication in error, please immediately notify the sender by reply e-mail. Thank you.
The information contained in this electronic communication is personal, privileged and/or
confidential information intended only for the use of the individual(s) or entity(ies) to which
it has been addressed. If you read this communication and are not the intended recipient, you
are hereby notified that any dissemination, distribution or copying of this communication,
other than delivery to the intended recipient is strictly prohibited. If you have received this
communication in error, please immediately notify the sender by reply e-mail. Thank you.
--
DI.B Page 44 of 108
R. Kent DeWitt
kent.dewitt@gmail.com
DI.B Page 45 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
Ordinance No. 6469
Date:
June 20, 2013
Department:
Planning and Development
Attachments:
Draft Code Changes
Budget Impact:
$0
Administrative Recommendation:
Planning and Community Development Committee to recommend to full City Council
approval of the Planning Commissions recommendation of adoption of amendments to
Title 15 of the Auburn City Code as outlined in Ordinance 6469
Background Summary:
Every 3 years the International Code Council updates all volumes of the International
Building Code which includes the International Residential Code, International Plumbing
and Mechanical Codes, International Fire Code, and International Property Maintenance
Codes. Pursuant to Chapter 19.27 RCW, the Washington State Building Code Council is
provided the authority to amend and adopt the International Code series which then
becomes the state building code under which all jurisdictions are required to implement.
Once the State Building Code Council releases its amendments local jurisdictions have
an opportunity to make local amendments provided they are more restrictive than the
International Codes and/or the State amendments (RCW 19.27.040). Title 15 of the
Auburn City Code includes a number of Chapters that make up the City's building
code. The Planning Commission held a public hearing on June 18, 2013 and after
deliberation and further modification of the staff recommendation, recommended
approval of amendments to Title 15 ACC.
Reviewed by Council Committees:
Finance, Planning And Community Development
Councilmember:Backus Staff:Tate
Meeting Date:June 24, 2013 Item Number:DI.C
AUBURN * MORE THAN YOU IMAGINEDDI.C Page 46 of 108
Chapter 15.06
INTERNATIONAL CODES1
Sections:
15.06.010 International codes adopted.
15.06.020 Conflicts between codes.
15.06.030 Repealed.
15.06.040 Penalties and enforcement.
15.06.050 Documents to be filed and available for public inspection.
15.06.010 International codes adopted.
There is adopted by reference, upon the effective date of the ordinance codified in this
chapter and upon filing with the city clerk one copy thereof, the following described
chapters of the Washington Administrative Code, International Codes and standards,
and Uniform Plumbing Code and standards together with appendix chapters,
amendments, deletions and additions as set forth in this section or in the appropriate
chapters in this code.
A. The 20092012 Edition of the International Building Code, as adopted and hereafter
amended by the State Building Code Council in Chapter 51-50 WAC, as published by
the International Code Council, is adopted by reference with amendments, deletions
and additions thereto as provided in Chapter 15.08A ACC, Building Code.
B. International Residential Code Adopted. The 20092012 Edition of the International
Residential Code, as adopted and hereafter amended by the State Building Code
Council in Chapter 51-51 WAC, as published by the International Code Council,
Chapter 11, “Energy Efficiency,” and Chapters 25 through 42, “Plumbing and Electrical,”
is adopted with the following amendments:
1. Appendix Chapter G, “Swimming Pools, Spas and Hot Tubs,” is hereby
adopted.
C. International Mechanical Code Adopted. The 20092012 Edition of the International
Mechanical Code, as adopted and hereafter amended by the State Building Code
Council in Chapter 51-52 WAC, as published by the International Code Council, is
adopted.
D. International Fire Code Adopted. The 20092012 Edition of the International Fire
Code, as adopted and hereafter amended by the State Building Code Council in
Chapter 51-54 WAC, as published by the International Code Council by reference with
amendments, deletions and additions thereto as provided in Chapter 15.36A ACC, Fire
Code.
E. National Fuel Gas Code (NFPA 54) Adopted. The 20092012 Edition of ANSI Z223.1/
NFPA 54 National Fuel Gas Code, as adopted and hereafter amended by the State
Building Code Council in Chapter 51-52 WAC, as published by NFPA, is adopted.
DI.C Page 47 of 108
F. Liquefied Petroleum Gas Code (NFPA 58) Adopted. The 20042012 Edition of the
Liquefied Petroleum Gas Code, as adopted and hereafter amended by the State
Building Code Council in Chapter 51-52 WAC, as published by NFPA, is adopted.
G. International Fuel Gas Code Adopted. The 20092012 Edition of the International
Fuel Gas Code, as adopted and hereafter amended by the State Building Code Council
in Chapter 51-52 WAC, as published by the International Code Council, is adopted.
H. Uniform Plumbing Code Adopted. The 2009 Edition of the Uniform Plumbing Code,
as adopted and hereafter amended by the State Building Code Council in Chapters 51-
56 and 51-57 WAC, as published by the International Code Council, Chapter 12, “Fuel
Piping,” Chapter 15, “Firestop Protection,” and those requirements of the Uniform
Plumbing Code relating to venting and combustion air of fuel-fired appliances as found
in Chapter 5 and those portions of the code addressing building sewers, is adopted with
the following amendments:
1. Appendix Chapter A, “Recommended Rules for Sizing the Water Supply System”;
and
2. Appendix Chapter B, “Explanatory Notes on Combination Waste and Vent Systems”;
and
3. Appendix Chapter I, “Installation Standards”; and
4. Appendix Chapter H, “Grease Interceptors”; and
5. Appendix Chapter L, “Alternate Plumbing Systems,” excluding Sections L5 through
L7 and “Lawn Sprinkler Head” from Table 6-4 of Appendix L, are hereby adopted.
I. The most current Washington State Energy Code as established under Chapter
19.27A RCW (most recently amended in 2012). The Washington State Energy Code, as
adopted and hereafter amended by the State Building Code Council in Chapter 51-11
WAC, is adopted.
J. International Property Management Code Adopted. The 20092012 Edition of the
International Property Management Code, as published by the International Code
Council, excluding Chapter 1, Section 111, “Means of Appeal,” is hereby adopted. (Ord.
6310 § 1, 2010; Ord. 6104 § 1, 2007; Ord. 5874 § 3, 2004; Ord. 5184 § 2, 1998; Ord.
4754 § 2, 1995; Ord. 4566 § 5 (Exh. A), 1992.)
15.06.020 Conflicts between codes.
In case of conflict between codes enumerated in ACC 15.06.010(A) through (J), the first
named code shall govern over those following; except where, in any specific case,
different sections of these codes specify different materials, methods of construction or
other requirements, the most restrictive shall govern; and where there is a conflict
between a general requirement and a specific requirement, the specific requirement
DI.C Page 48 of 108
shall be applicable. (Ord. 5874 § 3, 2004; Ord. 5184 § 2, 1998; Ord. 4754 § 2, 1995;
Ord. 4566 § 5 (Exh. A), 1992.)
15.06.030 Exceptions.
Repealed by Ord. 5874. (Ord. 5184 § 2, 1998; Ord. 4754 § 2, 1995; Ord. 4566 § 5 (Exh.
A), 1992.)
15.06.040 Penalties and enforcement.
A. Unless specifically directed or assigned otherwise, violations of or failures to comply
with any of the codes adopted by this chapter shall be prosecutable in the Auburn
municipal court.
B. Unless a different city penalty is specifically provided for a violation of or failure to
comply with any of the codes adopted by this chapter, violations of and failures to
comply with the requirements of the codes adopted by this chapter shall constitute
offenses of the same description, class and category of offense as is indicated in the
adopted code. The penalty for any such offense identified or identifiable as a
misdemeanor for which no penalty is specifically provided shall be punishable by
imprisonment in the appropriate city or county jail for a period of up to 90 days and a
fine of up to $1,000, or by both such fine and imprisonment. The penalty for any such
offense identified or identifiable as a gross misdemeanor for which no penalty is
specifically provided shall be punishable by imprisonment in the appropriate city or
county jail for a period of up to one year and a fine of up to $5,000, or by both such fine
and imprisonment. The penalty for any such offense identified or identifiable as an
infraction for which no penalty is specifically provided shall be punishable in accordance
with ACC 1.25.050.
C. The penalty provisions hereof are in addition to other enforcement and remedy
provisions of the codes adopted by this chapter and of the chapters of this title. (Ord.
5874 § 3, 2004; Ord. 5683 § 38, 2002.)
15.06.050 Documents to be filed and available for public inspection.
The codes, appendices, and standards set forth in this chapter shall be filed with the city
clerk and a copy made available for use and examination by the public, pursuant to
RCW 35A.12.140. (Ord. 5874 § 3, 2004.)
DI.C Page 49 of 108
Chapter 15.07
CONSTRUCTION ADMINISTRATIVE CODE
Sections:
15.07.010 General.
15.07.020 Applicability.
15.07.030 Enforcement agency.
15.07.040 Repealed.
15.07.050 Permits.
15.07.060 Use of consultants.
15.07.070 Repealed.
15.07.080 Fees.
15.07.090 Inspections.
15.07.100 Certificate of occupancy.
15.07.110 Maintenance.
15.07.120 Repealed.
15.07.130 Appeals – Hearing examiner.
15.07.140 Repealed.
15.07.150 Repealed.
15.07.160 Unsafe structures and equipment.
15.07.010 General.
A. Title. These regulations shall be known as the Construction Administrative Code of
the city of Auburn.
B. Scope. The provisions of this code shall apply to the administration of the technical
codes as adopted by the state of Washington and as listed:
a. 2009 2012 International Building Code – Chapter 51-50 WAC;
b. 2009 2012 International Residential Code – Chapter 51-51 WAC;
c. 2009 2012 International Mechanical Code – Chapter 51-52 WAC;
d. 2012 National Fuel Gas Code (NFPA 54) – Chapter 51-52 WAC;
e. 2012 Liquefied Petroleum Gas Code (NFPA 58) – Chapter 51-52 WAC;
f. 2009 2012 International Fuel Gas Code – Chapter 51-52 WAC;
g. 2009 2012 International Fire Code – Chapter 51-54 WAC;
h. 2009 2012 Uniform Plumbing Code – Chapters 51-56 and 51-57 WAC;
i. 2009 2010 National Electrical Code (NEC) – Chapters 19.28 RCW and 296-46B
WAC.
DI.C Page 50 of 108
j. The most current Washington State Energy Code as established under Chapter
19.27A RCW (most recently amended in 2012). The Washington State Energy Code,
as adopted and hereafter amended by the State Building Code Council in Chapter
51-11 WAC, is adopted.
k.2012 International Green Construction Code. The mandatory measures of this code
will be used if the applicant opts to use green construction technology.
2. Exceptions. The provisions of this code shall not apply to work located primarily in a
public way, public utility towers and poles and hydraulic flood control structures.
3. Definitions. For the purpose of this chapter, certain terms, phrases, words and their
derivatives shall have the meanings set forth in this subsection. Where terms are not
defined, they shall have their ordinary accepted meanings within the context with which
they are used. Webster’s Third International Dictionary of the English Language,
Unabridged latest edition, shall be considered as providing ordinary accepted
meanings. Words used in the singular include the plural and the plural the singular.
Words used in the masculine gender include the feminine and the feminine the
masculine; provided, that any reference to “fire department” in this title or the codes
adopted hereunder shall be understood to include the Valley Regional Fire Authority.
(Ord. 6310 § 2, 2010; Ord. 6104 § 2, 2007; Ord. 5874 § 4(101), 2004.)
15.07.020 Applicability.
A. General. Where, in any specific case, different sections of this code specify different
materials, methods of construction or other requirements, the most restrictive shall
govern except that the hierarchy of the codes named in Chapter 19.27 RCW shall
govern. Where there is a conflict between a general requirement and a specific
requirement, the specific requirement shall be applicable.
B. Other Laws. The provisions of this code shall not be deemed to nullify any provisions
of local, state or federal law.
C. Application of References. References to chapter or section numbers, or to
provisions not specifically identified by number, shall be construed to refer to such
chapter, section or provision of this code.
D. Referenced Codes and Standards. The codes and standards referenced in this code
shall be considered part of the requirements of this code to the prescribed extent of
each such reference. Where differences occur between provisions of this code and
referenced codes and standards, the provisions of this code shall apply.
E. Partial Invalidity. In the event that any part or provision of this code is held to be
illegal or void, this shall not have the effect of making void or illegal any of the other
parts or provisions. (Ord. 6310 § 3, 2010; Ord. 6104 § 3, 2007; Ord. 5874 § 4(102),
2004.)
DI.C Page 51 of 108
15.07.030 Enforcement agency.
Section 103 of Chapter 1 of the 2012 International Building Code is hereby amended to
read:
A. Section 103.1 Creation of enforcement agency. The Planning and Development
Department, Building Division is hereby created and the official in charge thereof shall
be known as the building official.
A. Building Official. The official in charge of the building division shall be known as the
building official. (Ord. 5874 § 4(103), 2004.)
15.07.040 Duties and powers of code officials.
Repealed by Ord. 6310. (Ord. 5874 § 4(104), 2004.)
15.07.050 Permits.
A. Application for Permit. Applicants shall file an application in writing on a form
furnished by the building department for that purpose. Applications determined by the
building official to be in compliance with this section shall be deemed as complete. Such
application shall:
1. Identify and describe the work to be covered by the permit for which application is
made.
2. Describe the land on which the proposed work is to be done by legal description,
street address or similar description that will readily identify and definitely locate the
proposed building or work.
3. Indicate the use and occupancy for which the proposed work is intended.
4. Be accompanied by construction documents and other information as required in this
code.
5. State the valuation of the proposed work.
6. Be signed by the applicant, or the applicant’s authorized agent.
7. Give such other data and information as required by the building official.
8. In addition to information in subsections (A)(1) through (7) of this section, applications
for permits governing construction projects costing $5,000 or more shall also contain the
following information:
DI.C Page 52 of 108
a. The legal description, or the tax parcel number assigned pursuant to RCW 84.40.160,
and the street address if available, and may include any other identification of the
construction site by the prime contractor;
b. The property owner’s name, address, and phone number;
c. The prime contractor’s business name, address, phone number, current state
contractor registration number; and
d. Either:
i. The name, address, and phone number of the office of the lender administering the
interim construction financing, if any; or
ii. The name and address of the firm that has issued a payment bond, if any, on behalf
of the prime contractor for the protection of the owner, if the bond is for an amount not
less than 50 percent of the total amount of the construction project;
e. The information required on the building permit application by subsection (A)(8)(a)
through (d) of this section shall be set forth on the building permit document which is
issued to the owner, and on the inspection record card which shall be posted at the
construction site;
f. The information required by subsection (A)(8) of this section and information supplied
by the applicant after the permit is issued under subsection (A)(8)(g) of this section shall
be kept on record in the office where building permits are issued and made available to
any person on request. If a copy is requested, a reasonable charge may be made;
g. If any of the information required by subsection (A)(8) of this section is not available
at the time the application is submitted, the applicant shall note what information is not
available. The unavailability of that information shall not cause the application to be
deemed incomplete for the purposes of vesting under this section. However, the
applicant shall provide the remaining information as soon as the applicant can
reasonably obtain such information. (Ord. 6310 § 4, 2010; Ord. 6266 § 1, 2009; Ord.
6104 § 4, 2007; Ord. 5874 § 4(105), 2004.)
15.07.060 Use of consultants.
Whenever review of a building permit application requires retention by this jurisdiction
for professional consulting services, the applicant shall reimburse this jurisdiction the
cost of such professional consulting services. This fee shall be in addition to the normal
plan review and building permit fees. This jurisdiction may require the applicant to
deposit an amount with this jurisdiction estimated in the discretion of the building official
to be sufficient to cover anticipated costs to retaining professional consultant services
and to ensure reimbursement for such costs. (Ord. 6310 § 5, 2010; Ord. 5874 § 4(106),
2004.)
DI.C Page 53 of 108
15.07.070 Temporary structures and uses.
Repealed by Ord. 6310. (Ord. 5874 § 4(107), 2004.)
15.07.080 Fees.
A. Work Performed Without A Permit
1. An investigation fee, in addition to the permit fee, may be collected. The
investigation fee shall be equal to either the amount of the permit fee required by this
code or the cost of the labor to perform the investigation. The payment of such
investigation fee shall not exempt any person from compliance with all other provisions
of this code nor from any penalty prescribed by law.
BA. Plan Review Fees.
1. When submittal documents are required by ACC 15.07.050, a plan review fee shall
be paid at the time of submitting the submittal documents for plan review. The building
official and/or the fire code official may have the option to charge a deposit in lieu of the
full plan review fee, if the full amount is not known at the time. Any plan review deposit
shall be applied toward the total plan review fee owed. The actual permit fees and
related plan review fee shall be determined upon completion of the plan review and the
balance owing shall be paid at the time of permit issuance. The plan review fee shall be
a separate fee from the permit fees specified in this section and are in addition to the
permit fees. When submittal documents are incomplete or changed so as to require
additional plan review or when the project involves deferred submittal items as defined
in IBC Section 107.3.4.2, an additional plan review fee shall be charged at the rate
shown in the fee code established by the jurisdiction.
2. Registered Plan Program. When plans are submitted under the jurisdiction’s
“registered plan program,” a plan review fee shall be paid at the time of application for a
registered plan. The building official may have the option to charge a partial deposit, in
lieu of the full plan review fee. All portions of fees paid as a deposit amount shall be
applied to the total plan review fees owed. The applicant shall be required to pay the
balance of amount owed for the plan review. Valuations used to compute the permit
fees shall include all options submitted with a registered plan. When a registered plan
consists of a number of plan options that can produce any number of similar but
different buildings, the building official may charge plan review fees based on each
different building configuration. Plan review fees shall be paid for at the time of
application for a building permit. The building official may have the option to charge a
partial deposit, in lieu of the full plan review fee. All portions of fees paid as a deposit
amount shall be applied to the total plan review fees owed. The applicant shall be
required to pay the balance of the amount owed for the plan review. The plan review
fees specified in this subsection are separate fees from the permit fees specified in the
fee code, and are in addition to the permit fees.
DI.C Page 54 of 108
B. Performance Bonds. Prior to the issuance of a demolition permit, the applicant or
agent shall post a cash bond with the building department in the amount of $300.00,
which sum shall be refundable upon inspection and final approval. However, if a
permanent bond is on file with the finance director, the applicant or agent shall post a
cash bond in the amount of $200.00.
C. Refunds
1. Before Permit Issuance: The building official may authorize refunding of not more
than 80 percent of the plan review fee paid when an application for a permit for which a
plan review fee has been paid is withdrawn or canceled before any plan reviewing is
done. The building official shall not authorize refunding of any fee paid except on written
application filed by the original permittee not later than 180 days after the date of
application.
2. After Permit Issuance: The building official may authorize refunding of any fee paid
hereunder, which was erroneously paid or collected. The building official may authorize
refunding of not more than 80 percent of the permit fee paid when no work has been
done under a permit issued in accordance with this code except that no refunds will be
processed for permits 360 days from date of expiration where no work has been done.
15.07.090 Inspections.
The city will conduct inspections as prescribed in the latest adopted copy of the
International Building Code with the exceptions as noted below:
A. IMC/UPC/GAS/NEC Rough-In Inspection. Rough-in mechanical, gas piping,
plumbing and electrical shall be inspected when the rough-in work is complete and
under test. No connections to primary utilities shall be made until the rough-in work is
inspected and approved.
B. Flashing and Exterior Weather Barrier Inspection. Flashing and exterior weather
barrier inspections shall be made after all materials have been installed, but prior to any
of the work being covered.
C. Energy Efficiency Inspection.
1. Envelope.
a. Wall Insulation Inspection. To be made after all wall insulation and air vapor retarder
sheet or film materials are in place, but before any wall covering is placed.
b. Glazing Inspection. To be made after glazing materials are installed in the building.
DI.C Page 55 of 108
c. Exterior Roofing Insulation. To be made after the installation of the roof insulation, but
before concealment.
d. Slab/Floor Insulation. To be made after the installation of the slab/floor insulation, but
before concealment.
D. Special Inspections. In addition to the inspections specified above, the building
official is authorized to make or require special inspections above the requirements as
stated in Chapter 17 for any type of work related to the technical codes by an approved
agency at no cost to the jurisdiction. (Ord. 6310 § 7, 2010; Ord. 6104 § 6, 2007; Ord.
5874 § 4(109), 2004.)
15.07.100 Certificate of Occupancy
Section 111 of Chapter 1 of the 2012 Building Code is hereby amended to read:
A. EXCEPTION: Certificates of occupancy are not required for work exempt from
permits under Section 105.2 or for R-3 and U occupancies.
B. The Building Official is authorized under ACC 12.66.080 to evaluate the condition of
public improvements that service and/or are adjacent to the lot upon which the building
has been constructed. If the building activity has damaged adjacent public sidewalks,
landscaping, streets or utilities the Building Official is authorized to withhold final
inspection approval until the facilities are corrected. The Building Official with the City
Engineer approval may accept a guarantee of repair under special circumstances as
determind the city.
15.07.110 Maintenance.
A. Maintenance of Safeguards. Whenever or wherever any device, equipment, system,
condition, arrangement, level of protection, or any other feature is required for
compliance with the provisions of this code, or otherwise installed, such device,
equipment, system, condition, arrangement, level of protection, or other feature shall
thereafter be continuously maintained in accordance with this code and applicable
referenced standards. Such device, equipment, system, condition, arrangement, level of
protection, or any other feature shall be maintained in accordance with IFC Sections
107.1 through 107.6. (Ord. 5874 § 4(111), 2004.)
15.07.120 Service utilities.
Repealed by Ord. 6310. (Ord. 5874 § 4(112), 2004.)
15.07.130 Appeals – Hearing examiner.
In order to hear and decide appeals of orders, decisions or determinations made by the
building official or fire code official relative to the application and interpretation of this
code, there shall be and is hereby created a board of appeals consisting of the city of
Auburn’s appointed hearing examiner.
DI.C Page 56 of 108
A. Appeal to Hearing Examiner.
1. Appointment and Term. In order to hear and decide appeals of orders, decisions or
determinations made by the building official relative to the application and interpretation
of this code, except as provided in Chapter 70.92 RCW, a hearing examiner shall be
appointed by the mayor as provided elsewhere in this code.
2. Duties. The examiner shall conduct an appeal hearing as provided herein, enter
findings of fact and conclusions of law based upon those facts and a decision which is
final action subject to appeal as provided herein.
3. Conflict of Interest. The examiner shall not conduct or participate in any hearing or
decision in which the examiner has a direct or indirect personal interest which might
exert such influence upon the examiner that might interfere with his decision-making
process. Any actual or potential conflict of interest shall be disclosed by the hearing
examiner to the parties immediately upon discovery of such conflict. Participants in the
hearing process have the right, insofar as possible, to have the examiner free from
personal interest or pre-hearing contacts on issues considered by him/her. It is
recognized that there is a countervailing public right to free access to public officials on
any matter. If such personal or pre-hearing interest contact impairs the examiner’s
ability to act on the matter, the hearing examiner shall state and shall abstain therefrom
to the end that the proceeding is fair and has the appearance of fairness, unless all
parties agree in writing to have the matter heard by said examiner. If all parties do not
agree and the hearing examiner must abstain, the mayor shall be notified and the
mayor shall appoint a hearing examiner pro tem to sit in the hearing examiner’s stead.
4. Freedom from Improper Influence. No council member, city official, or any other
person shall attempt to interfere with or improperly influence the examiner or examiner
pro tempore in the performance of his/her designated duties.
5. Duties of the Examiner – Applications and Decisions. For cases and actions as
prescribed by ordinance, the examiner shall receive and examine available information,
conduct public hearings, prepare a record thereof, and enter findings of fact,
conclusions based upon those facts, and a decision. As provided herein, such decision
is final action subject to appeal as provided herein.
6. Application of Appeal and Filing Fee.
a. Form of Appeal. Any person receiving a decision or determination made by the
building official relative to the application and interpretation of this code may appeal
such determination or decision under this code by paying the filing fee as set forth in the
city of Auburn fee schedule and filing at the office of the building official a written
application of appeal containing:
i. A heading in the words: “Before the Hearing Examiner of the City of Auburn.”
DI.C Page 57 of 108
ii. A caption reading: “Appeal of Building Official or Fire Code Official Decision or
Determination,” giving the names of all appellants participating in the appeal.
iii. A brief statement setting forth the legal interest of each of the appellants in the
building or the land involved in the determination or decision.
iv. A brief statement in ordinary and concise language of the specific action protested,
together with any material facts claimed to support the contentions of the appellant.
v. A brief statement in ordinary and concise language of the relief sought and the
reasons why it is claimed the protested action should be reversed, modified or
otherwise set aside.
vi. The signatures of all parties named as appellants and their official mailing addresses.
vii. The verification (by declaration under penalty of perjury) of at least one appellant as
to the truth of the matters stated in the appeal.
7. Processing Application of Appeal. Upon receipt of any application of appeal filed
pursuant to this section together with the filing fee in the amount as set forth in the city
of Auburn fee schedule, the building official or fire code official shall, within two working
days of receipt of an application, determine whether the application is complete. If
complete, the application shall be accepted. If not complete, the building official or fire
code official shall request that the applicant provide additional information as necessary
to complete the application. The applicant shall be advised of the date of acceptance of
the application.
8. Scheduling and Noticing Appeal for Hearing. As soon as practicable after acceptance
of the written application of appeal, the examiner shall fix a date, time and place for the
hearing of the appeal. Such date shall be not less than 10 days nor more than 90 days
from the date the application of appeal was filed with the building official or fire code
official. Written notice of the time and place of the hearing shall be given at least 10
days prior to the date of the hearing to each appellant by the examiner either by causing
a copy of such notice to be delivered to the appellant personally or by mailing a copy
thereof, postage prepaid, addressed to the appellant at his address shown on the
appeal.
9. Effect of Failure to Appeal. Failure of any person to file an appeal in accordance with
provisions of this section shall constitute a waiver of any right to an administrative
hearing and adjudication of the building official’s or fire code official’s decisions or
determinations.
10. Scope of Hearing on Appeal. Only those matters or issues specifically raised by the
appellant shall be considered in the hearing of the appeal.
11. Hearing Procedures.
DI.C Page 58 of 108
a. Record. A record of the entire proceedings shall be made by tape recording or by any
other means of permanent recording determined to be appropriate by the examiner.
b. Reporting. The proceedings at the hearing shall also be reported by a phonographic
reporter if requested by any party thereto. A transcript of the proceedings shall be made
available to all parties upon request and upon payment of the fee prescribed therefor.
Such fees may be established by the examiner, but shall in no event be greater than the
cost involved.
c. Continuances. The examiner may grant continuances for good cause shown.
d. Oaths – Certification. In any proceedings under this section, the examiner has the
power to administer oaths and affirmations and to certify to official acts.
e. Reasonable Dispatch. The examiner shall proceed with reasonable dispatch to
conclude any matter before it. Due regard shall be shown for the convenience and
necessity of any parties or their representatives.
f. Notice of Hearing. The notice to appellant shall be substantially in the following form,
but may include other information: “You are hereby notified that a hearing will be held
before (name of hearing examiner) at _________________ on the ___ day of _______,
20__ at the hour of ____, upon the notice and order served upon you. You may be
present at the hearing. You may present any relevant evidence and will be given full
opportunity to cross-examine all witnesses testifying against you. You may request the
issuance of subpoenas to compel the attendance of witnesses and the production of
books, documents or other things by filing an affidavit therefor with (name of hearing
examiner).”
g. Subpoenas.
i. The examiner may issue subpoenas for the attendance of witnesses or the production
of other evidence at a hearing upon the written demand of any party. The issuance and
service of such subpoena shall be obtained upon the filing of an affidavit therefor which
states the name and address of the proposed witness; specifies the exact things sought
to be produced and the materiality thereof in detail to the issues involved; and states
that the witness has the desired things in his possession or under his control. A
subpoena need not be issued when the affidavit is defective in any particular.
ii. Penalties. Any person who refuses without lawful excuse to attend any hearing or to
produce material evidence in his possession or under his control as required by any
subpoena served upon such person as provided for herein shall be guilty of a
misdemeanor punishable as provided in ACC 1.24.010.
h. Conduct of Hearing.
DI.C Page 59 of 108
i. Rules. Hearings need not be conducted according to the technical rules relating to
evidence and witnesses.
ii. Oral Evidence. Oral evidence shall be taken only on oath or affirmation.
iii. Hearsay Evidence. Hearsay evidence may be used for the purpose of supplementing
or explaining any direct evidence, but shall not be sufficient in itself to support a finding
unless it would be admissible over objection in civil actions in courts of competent
jurisdiction in this state.
iv. Admissibility of Evidence. Any relevant evidence shall be admitted if it is the type of
evidence on which responsible persons are accustomed to rely in the conduct of serious
affairs, regardless of the existence of any common law or statutory rule which might
make improper the admission of such evidence over objection in civil actions in courts
of competent jurisdiction in this state.
v. Exclusion of Evidence. Irrelevant and unduly repetitious evidence shall be excluded.
vi. Rights of Parties. Each party shall have these rights among others:
(A) To call and examine witnesses on any matter relevant to the issues of the hearing;
(B) To introduce documentary and physical evidence;
(C) To cross-examine opposing witnesses on any matter relevant to the issues of the
hearing;
(D) To impeach any witness regardless of which party first called him to testify;
(E) To rebut the evidence against him;
(F) To represent himself or to be represented by anyone of his choice who is lawfully
permitted to do so.
vii. Official Notice.
(A) What May Be Noticed. In reaching a decision, official notice may be taken, either
before or after submission of the case for decision, of any fact which may be judicially
noticed by the courts of this state or official records of departments and ordinances of
the city.
(B) Parties to Be Notified. Parties present at the hearing shall be informed of the matters
to be noticed, and these matters shall be noted in the record, referred to therein, or
appended thereto.
DI.C Page 60 of 108
(C) Opportunity to Refute. Parties present at the hearing shall be given a reasonable
opportunity, on request, to refute the official noticed matters by evidence or by written or
oral presentation of authority, the manner of such refutation to be determined by the
hearing examiner.
(D) Inspection of the Premises. The hearing examiner may inspect any building or
premises involved in the appeal during the course of the hearing; provided, that (1)
notice of such inspection shall be given to the parties before the inspection is made, (2)
the parties are given an opportunity to be present during the inspection, and (3) or the
hearing examiner shall state for the record upon completion of the inspection the
material facts observed and the conclusions drawn therefrom. Each party then shall
have a right to rebut or explain the matters so stated by the hearing examiner.
viii. Limitation of Testimony. The examiner has the right to limit the time a witness may
testify.
12. Form and Effective Date of Decision. The decision shall be in writing and shall
contain findings of fact, conclusions of law, a determination of the issues presented, and
the requirements to be complied with. A copy of the decision shall be delivered to the
appellant personally or sent to him by certified mail, postage prepaid, return receipt
requested. The effective date of the decision shall be as stated therein.
13. Rights Granted – Right to Appeal. Nothing in this section shall be construed as
granting any right of judicial review which does not previously exist in law. The decision
of the examiner or examiner pro tem shall be final and exclusive. A writ of review must
be sought in the superior court of King or Pierce County, if at all, by an aggrieved party
or person.
14. Limitations of Authority. The examiner shall have no authority relative to
interpretation of the administrative provisions of this code or the technical codes nor
shall the examiner be empowered to waive requirements of this code or the technical
codes. (Ord. 6104 § 7, 2007; Ord. 5874 § 4, 2004.)
15.07.140 Violations.
Repealed by Ord. 6310. (Ord. 5874 § 4(114), 2004.)
15.07.150 Stop work order.
Repealed by Ord. 6310. (Ord. 5874 § 4(115), 2004.)
15.07.160 Unsafe structures and equipment.
A. Evacuation. The fire code official or the building official in charge of an incident shall
be authorized to order the immediate evacuation of any occupied building deemed
unsafe when such building has hazardous conditions that present imminent danger to
building occupants. Persons so notified shall immediately leave the structure or
premises and shall not enter or re-enter until authorized to do so by the fire code official
DI.C Page 61 of 108
or the building official in charge of the incident. (Ord. 6310 § 9, 2010; Ord. 6104 § 8,
2007; Ord. 5874 § 4(116), 2004.)
DI.C Page 62 of 108
Chapter 15.08A
BUILDING CODE
Sections:
15.08A.011 Adoption of International Building Code.
15.08A.021 Appendices adopted.
15.08A.031 Section 501.2 amended – Premises identification.
15.08A.041 Section 516 added – Recyclable materials and solid waste storage.
15.08A.051 Section 903.1 amended – General.
15.08A.061 Repealed.
15.08A.071 Section 3408.1 amended – Conformance.
15.08A.011 Adoption of International Building Code.
The 2009 2012 International Building Code as adopted and hereafter amended by the
State Building Code Council, and included in Chapter 51-50 WAC, is adopted as the
building code of the city; provided, that the amendments, deletions and additions thereto
as provided in this chapter shall govern over the published provisions of the
International Building Code. (Ord. 6310 § 10, 2010; Ord. 6104 § 9, 2007; Ord. 5874 § 6,
2004.)
15.08A.021 Appendices adopted.
International Building Code Appendix Chapter A, Employee qualifications, Appendix
Chapter E, “Supplementary Accessibility Requirements,” Appendix Chapter H, “Signs,”
Appendix Chapter J, “Grading,” and Appendix Chapter M, “2009 2012 International
Existing Building Code,” are hereby adopted. (Ord. 6310 § 11, 2010; Ord. 6104 § 10,
2007; Ord. 5874 § 6, 2004.)
15.08A.031 Section 501.2 amended – Premises identification.
International Building Code Section 501.2 is amended to read as follows:
Premises identification. Approved numbers or addresses shall be provided as required
by ACC Chapter 15.52.
(Ord. 5874 § 6, 2004.)
15.08A.041 Section 516 added – Recyclable materials and solid waste storage.
A new Section 516 and Table No. 5-F are added to Chapter 5 of the International
Building Code to read as follows:
A. Recyclable Materials and Solid Waste Storage.
1. For the purpose of this section, the following definition shall apply: Recycled Materials
means those solid wastes that are separated for recycling or reuse, such as papers,
metals and glass.
DI.C Page 63 of 108
2. All new buildings shall provide space in accordance with Table No. 5-F for the
storage of recycled materials and solid waste; EXCEPTION: Group R, Division 3 and
Group U Occupancies.
3. The storage area shall be designed to meet the needs of the occupancy, efficiency of
pick-up, and shall be available to occupants and haulers.
4. Storage and Handling of Recyclables and Solid Waste shall comply with the 2003
Edition of the International Fire Code, Chapter 3, Section 304.
TABLE NO. 5-F – RECYCLABLE MATERIALS AND SOLID WASTE STORAGE AREA
REQUIREMENT
OCCUPANCY AREA REQUIREMENTS
OFFICE 2 SF Per 1,000 SF of Gross Floor Area
RETAIL 5 SF Per 1,000 SF of Gross Floor Area
WHOLESALE
WAREHOUSE
INDUSTRIAL 3 SF Per 1,000 SF of Gross Floor Area
EDUCATIONAL
INSTITUTIONAL 2 SF Per 1,000 SF of Gross Floor Area
RESIDENTIAL Min. 12 SF Plus 1.5 SF Per Unit; One Collection Area Per 30 Units
located within 200 feet.
(Ord. 5874 § 6, 2004.)
15.08A.051 Section 903.1 amended – General.
International Building Code Section 903.1 is amended to read as follows:
Section 903.1 General. Fire extinguishing systems required in this code shall be
installed in accordance with the requirements of this section. See Auburn City Code
15.38A.
Fire hose threads used in connection with fire-extinguishing systems shall be national
standard hose thread or as approved by the fire department.
The location of fire department hose connections shall be approved by the fire
department.
DI.C Page 64 of 108
In buildings used for high-piled combustible storage, fire protection shall be in
accordance with the Fire Code.
(Ord. 5874 § 6, 2004.)
15.08A.061 Section 1704.12 amended – Exterior insulation and finish systems.
Repealed by Ord. 6310. (Ord. 5874 § 6, 2004.)
15.08A.071 Section 3408.1 amended – Conformance.
International Building Code Section 3408.1 is amended to read as follows:
Section 3408.1 Conformance. Buildings or structures moved into or within the
jurisdiction shall comply with the provisions of this code, the International Residential
Code (WAC 51-51), the International Mechanical Code (WAC 51-52), the International
Fire Code (WAC 51-54), the Uniform Plumbing Code and Standards (WAC 51-56 and
51-57), the Washington State Energy Code (WAC 51-11) and the Washington State
Ventilation and Indoor Air Quality Code (WAC 51-13) for new buildings or structures.
Exception: Group R-3 buildings or structures are not required to comply if:
1. The original occupancy classification is not changed, and
2. The original building is not substantially remodeled or rehabilitated.
For the purposes of this section a building shall be considered substantially remodeled
when the costs of remodeling exceed 60 percent of the value of the building exclusive of
the costs relating to preparation, construction, demolition or renovation of foundations.
Structures moved into or within the jurisdiction shall comply with the provisions of this
code for new structures. Prior to issuance of a permit to move a structure into the
jurisdiction, the applicant shall provide a performance bond to the City Treasurer for an
amount to be determined by the City Council. Structures moved into the jurisdiction
shall be completed within 90 days.
(Ord. 5874 § 6, 2004.)
DI.C Page 65 of 108
Chapter 15.36A
FIRE CODE
Sections:
15.36A.011 Adoption.
15.36A.021 Repealed.
15.36A.031 Fire service features.
15.36A.041 Sections 903 and 2305 amended – Housekeeping and maintenance.
15.36A.051 Repealed.
15.36A.061 Repealed.
15.36A.071 Violation – Penalty.
15.36A.081 Definitions.
15.36A.091 Fire alarm and detection systems.
15.36A.011 Adoption.
The International Fire Code, 2009 2012 Edition, as published by the International Code
Council, as amended in Chapter 51-54 WAC, effective July 1, 2010, together with
amendments, additions, and deletions adopted in this chapter, including Appendix B,
“Fire Flow Requirements for Buildings,” Appendix C, “Fire Hydrant Locations and
Distribution,” Appendix D, “Fire Apparatus Access Roads,” and Appendix E, “Hazard
Categories.” Chapter 15.38A ACC and this chapter shall be controlling within the
jurisdiction of the city. The manufacture, storage, handling, sale, and use of fireworks
shall be governed by Chapter 70.77 RCW and by Chapter 212-17 WAC and Chapter
8.24 ACC, Fireworks, consistent with Chapter 212-17 WAC. (Ord. 6310 § 13, 2010;
Ord. 6104 § 11, 2007; Ord. 5874 § 10, 2004.)
15.36A.021 Section 108 amended – Appeals.
Repealed by Ord. 6310. (Ord. 5874 § 10, 2004.)
15.36A.031 Fire service features.
Chapter 5 of the International Fire Code, entitled “Fire Service Features,” is adopted
with the following amendments:
A. Fire Apparatus Access Roads – Marking. Section 503 of the International Fire Code,
entitled “Fire Apparatus Access Roads,” is amended by adding the following subsection:
Sec. 503.3 Marking. Fire apparatus access roads shall be marked whenever necessary
to maintain the unobstructed minimum required width of roadways. Subject to the fire
code official’s prior written approval, marked fire apparatus access roads, or “fire lanes”
as defined in section 502.1 of the code, may be established or relocated at the time of
plan review, pre-construction site inspection, and/or post construction site inspection as
well as any time during the life of the occupancy. Only those fire apparatus access
roads established by the fire code official can utilize yellow marking paint and the term
“fire lane.” Fire lanes shall be marked as directed by the fire code official in accordance
with ACC 10.36.175.
DI.C Page 66 of 108
B. Fire Apparatus Access Roads – Marking. Section 503 of the International Fire Code,
entitled “Fire Apparatus Access Roads,” is amended by adding the following subsection:
Sec. 503.3.1 Alternate materials and methods. The fire code official may modify, on a
case-by-case basis, any of the marking provisions in this subsection 503.3 where
practical difficulties exist. Modification requests shall be submitted in writing to the fire
code official setting forth a suggested alternative.
C. Fire Protection Water Supplies – Where Required. Section 507 of the International
Fire Code, entitled “Fire Protection Water Supplies,” is amended by substituting
subsection 507.5.1 with the following:
Sec. 507.5.1 Where required. All buildings or structures shall be located so that there is
at least 1 hydrant within 150 feet, and no portion of the building or structure is more than
300 feet from a hydrant, as measured by an approved route.
D. Clear Space Around Hydrants. Section 507 of the International Fire Code, entitled
“Clear Space Around Hydrants,” is amended by substituting subsection 507.5.5 with the
following:
Sec. 507.5.5 Clear space around hydrants. A 5-foot clear space shall be maintained
around the circumference of fire hydrants except as otherwise required or approved.
(Ord. 6310 § 14, 2010; Ord. 5874 § 10, 2004.)
15.36A.041 Sections 903 and 2305 amended – Housekeeping and maintenance.
A. Automatic Sprinkler Systems – Speculative Use Warehouses. Section 903 of the
International Fire Code, entitled “Automatic Sprinkler Systems,” is amended by adding
the following new subsections 903.2.9.3 and 903.7:
Sec. 903.2.9.3. Speculative use warehouses. Where the occupant, tenant, or use of the
building or storage commodity has not been determined or it is otherwise a speculative
use warehouse or building, the automatic sprinkler system shall be designed and
installed in accordance with the following:
1. The design area shall be not less than 2,000 square feet.
2. The density shall be not less than that for class IV non-encapsulated commodities on
wood pallets, with no solid, slatted, or wire mesh shelving, and with aisles that are 8 feet
or more in width and up to 20 feet in height.
3. Sprinkler piping that is 4 inches and larger in width shall be used and the structural
engineer of record shall provide written verification approving of the point and dead
loads.
DI.C Page 67 of 108
Sec. 903.7. Automatic sprinkler riser rooms. All automatic sprinkler system risers shall
be located in a dedicated room with an exterior door, lighting and heat. This requirement
shall include any NFPA 13, 13R and 13D systems which serve more than one (1)
dwelling unit or unit of occupancies.
EXCEPTION: 13D single family dwellings or Townhomes defined within the IRC.
B. International Fire Code Section 2305 is amended to read as follows:
2305.6.1 – Signage.
Facilities designed in accordance with this section shall include the appropriate signage
(as shown below) and shall be properly posted.
Example of approved signage required for use of Section 2305.6.1, as amended:
1. This sign must be posted prior to building being fixtured and occupied.
2. Mount signs at 50'0" O.C. on all walls starting 25'0" from any exterior corner; also on
two sides of each column.
3. Signage required on end of racks, if installed.
4. In accordance with the International Fire Code as amended.
(Ord. 6310 § 15, 2010; Ord. 6104 § 12, 2007; Ord. 5874 § 10, 2004.)
15.36A.051 Chapter 14 amended – Fire safety during construction and demolition.
Repealed by Ord. 6104. (Ord. 5874 § 10, 2004.)
15.36A.061 Appendix B – Fire flow requirements for buildings.
Repealed by Ord. 6310. (Ord. 5874 § 10, 2004.)
15.36A.071 Violation – Penalty.
Any person who violates any of the provisions of the fire code or appendices adopted in
Chapter 15.38A ACC and/or this chapter or fails to comply therewith, or who violates or
DI.C Page 68 of 108
fails to comply with any order made thereunder, or who builds in violation of any
detailed statement of specifications or plans submitted and approved thereunder, or any
certificate or permit issued thereunder, and from which no appeal has been taken, or
who fails to comply with such an order as affirmed or modified by the fire chief or by a
court of competent jurisdiction, within the time fixed therein, is severally for each and
every such violation and noncompliance respectively guilty of a misdemeanor,
punishable by a jail term not to exceed 90 days and/or a fine not to exceed $1,000. The
imposition of one penalty for any violation shall not excuse the violation or permit it to
continue, and all such persons shall be required to correct or remedy such violations or
defects within reasonable time; and when not otherwise specified, each 10 days that
prohibited conditions are maintained constitutes a separate offense. (Ord. 5874 § 10,
2004.)
15.36A.081 Definitions.
“Addressable” means the capability of a fire alarm system and associated devices that
have discrete identification so that system devices can have their status individually
identified within the fire alarm system.
“Common use” means interior or exterior circulation paths, rooms, spaces or elements
that are not available for public use and are made available for the shared use or two or
more people.
“Employee work area” means all or any portion of a space used only by employees and
only for work purposes. Corridors, toilet rooms, kitchenettes, conference rooms and
break rooms are not employee work areas.
“Public use areas” means interior or exterior rooms or spaces that are made available to
the general public. (Ord. 6104 § 13, 2007.)
15.36A.091 Fire alarm and detection systems.
A. International Fire Code Chapter 9 is amended to read as follows:
907.1.3 Equipment. Equipment systems and their components shall be listed and
approved for the purposes for which they were installed. All new systems shall be
addressable. Each device shall have its own address and annunciate individual device
addresses at a UL Central Station.
907.1.4 Fire Detection Systems. In addition to any requirement of 907.2 or 907.3, all
occupancies exceeding 5,000 square feet gross floor area shall be required to provide
an approved automatic fire detection system. Fire walls as defined in 15.38A.011(A)
shall not be considered to separate a building to enable deletion of the required fire
detection system.
EXCEPTIONS:
1. Group “U” Occupancies.
DI.C Page 69 of 108
2. Occupancies protected throughout by an approved monitored automatic sprinkler
system may delete heat and smoke detectors from the system.
3. One and Two Family residences.
907.6.2.3 Visible Alarms. Visible alarm notification shall be provided in accordance with
Sections 907.6.2.3.1 through 907.6.2.3.4.
EXCEPTIONS:
1. Visible alarm notification shall not be required in non-public accessible storage areas
in S1 and S2 occupancies or other approved areas.
907.6.2.3.1 Public and Common Areas. Visible and audible alarm notification
appliances shall be provided in public and common areas as defined in Section
15.36A.081.
907.6.2.3.2 Employee Work Areas. Visible and audible alarm notification appliances
shall be provided in employee work areas as defined in Section 15.36A.081.
B. For purposes of this chapter, a “fire wall,” “fire barrier,” or “horizontal assembly” shall
not be considered to separate a building so as to avoid the required automatic fire alarm
and detection system. A building shall have a minimum distance of five feet from any
point of the building to any point of another building and from the property line in order
to be considered a separate building. (Ord. 6310 § 16, 2010; Ord. 6104 § 14, 2007.)
DI.C Page 70 of 108
Chapter 15.38A
FIRE PROTECTION REQUIREMENTS
Sections:
15.38A.011 Repealed.
15.38A.021 General.
15.38A.031 Standards.
15.38A.041 Application.
15.38A.051 Automatic sprinkler systems – Speculative use warehouses.
15.38A.011 Definitions.
Repealed by Ord. 6310. (Ord. 5874 § 12, 2004.)
15.38A.021 General.
A. Automatic fire extinguishing systems shall be installed in accordance with this
chapter or as approved by both the building official and fire code official.
B. Fire hose threads used in connection with automatic fire extinguishing systems shall
be national standard hose threads or as approved by the fire code official.
C. The location of fire department hose connections shall be located within 50 feet of
and no closer than five feet of an approved water supply and the connection shall be
located on the same side of the fire access roadway as the approved water supply and
must be approved by the fire code official.
D. Buildings used for high piled combustible storage shall comply with the fire protection
requirements of the fire code and Chapter 15.36A ACC.
E. For additional provisions on special hazards see the fire code and building code for
requirements. (Ord. 6310 § 17, 2010; Ord. 5874 § 12, 2004.)
15.38A.031 Standards.
Automatic fire extinguishing systems shall comply with the building and fire code
standards. (Ord. 5874 § 12, 2004.)
15.38A.041 Application.
An automatic fire extinguishing system shall be installed and maintained in an operable
condition as specified in this chapter in the following locations:
A. All buildings that do not have adequate fire flow or do not have adequate emergency
fire vehicle access as required in the fire code and as determined by the fire code
official.
B. All buildings except those classed as Group R, Division 3 and Group U, when:
DI.C Page 71 of 108
1. The building has more than 10,000 square feet of floor area, or is higher than 30 feet,
or requires more than 2,500 gallons per minute of fire flow in accordance with
International Fire Code Appendix B.
C. All buildings that contain more than 8,000 square feet of Group A occupancies and
in:
1. All A-2 assembly rooms used primarily for entertaining occupants who are consuming
alcoholic or nonalcoholic beverages or dining in unseparated areas where the total floor
area is more than 5,000 square feet. For uses to be considered separated, the
separation shall not be less than a one-hour occupancy separation as defined in the
building code.
2. All enclosed usable space below or over a stairway in Group A, Divisions 1, 2, 3, 4
and 5 occupancies.
3. All amusement buildings except those that are both less than 1,000 square feet of
floor area and have an exit travel distance from any point that is less than 50 feet.
4. Areas under roof and gridiron, in the tie and fly galleries, and in all places behind the
proscenium wall of stages; over and within the permanent platforms that are more than
500 square feet in area; and in dressing rooms, workshops and storerooms accessory
to such stages or platforms, with the exceptions noted below.
Exceptions:
a. Sprinklers are not required for stages 1,000 square feet (92.9 m2) or less in area and
50 feet (15,240 mm) or less in height where curtains, scenery or other combustible
hangings are not retractable vertically. Combustible hangings shall be limited to a single
main curtain, borders, legs and a single backdrop.
b. Under stage areas less than four feet (1,219 mm) in clear height used exclusively for
chair or table storage and lined on the inside with five-eighths-inch (16 mm) Type X
gypsum wallboard or an approved equal.
D. Additions, Alterations and Repairs. For the purpose of this chapter, any alteration or
repair which changes the character of the occupancy or use, and which increases the
fire or life safety or structural hazards, shall comply with the requirements of this chapter
and:
1. Any additions that increase the floor area of a building shall require that the entire
building comply with this chapter; and
2. These determinations shall be made by the building official and the fire code official.
DI.C Page 72 of 108
E. For purposes of this chapter, a “fire wall,” “fire barrier,” or “horizontal assembly” shall
not be considered to separate a building so as to avoid the required automatic fire
extinguishing system. A building shall have a minimum distance of five feet from any
point of the building to any point of another building and from the property line in order
to be considered a separate building.
F. Plans. In addition to the requirements in the building and fire codes, all plans for
automatic fire extinguishing systems, including sprinkler system underground piping,
shall bear the stamp and signature of a Washington State professional engineer who is
registered as qualified in fire protection engineering, or registered as a certified sprinkler
contractor through the Washington State Fire Marshal’s Office, or as approved by the
fire code official.
G. Conflict. In case of conflict between the requirements contained in Chapter 15.08A
ACC and this chapter, the requirements of this chapter shall govern and prevail. (Ord.
6310 § 18, 2010; Ord. 5874 § 12, 2004.)
15.38A.051 Automatic sprinkler systems – Speculative use warehouses.
Section 903 of the International Fire Code, entitled “Automatic Sprinkler Systems,” is
amended by adding the following new subsection 903.2.9.3:
Sec. 903.2.9.3 Speculative use warehouses. Where the occupant, tenant, or use of the
building or storage commodity has not been determined or it is otherwise a speculative
use warehouse or building, the automatic sprinkler system shall be designed and
installed in accordance with the following:
1. The design area shall be not less than 2,000 square feet.
2. The density shall be not less than that for class IV non-encapsulated commodities on
wood pallets, with no solid, slatted, or wire mesh shelving, and with aisles that are 8 feet
or more in width and up to 20 feet in height.
3. Sprinkler piping that is 4 inches and larger in width shall be used and the structural
engineer of record shall provide written verification approving of the point and dead
loads.
(Ord. 6310 § 19, 2010; Ord. 5874 § 12, 2004.)
DI.C Page 73 of 108
Chapter 15.40
SMOKE DETECTORS
Sections:
15.40.010 Application and scope.
15.40.020 Definitions.
15.40.030 Conformance with nationally accepted standards.
15.40.040 Primary power supply.
15.40.050 Repealed.
15.40.060 Repealed.
15.40.070 Installation.
15.40.080 Maintenance.
15.40.090 Violation – Penalty.
15.40.010 Application and scope.
All Group R Occupancies sold, leased, let or rented in the city of Auburn shall have
installed therein smoke detectors pursuant the provisions of this chapter. (Ord. 4270 §
1, 1988.)
15.40.020 Definitions.
For the purpose of this chapter, the words set out in this section shall have the following
meanings:
A. “Combination photoelectric/ionization detector” means a smoke detection device
containing both an ionization and a photoelectric element.
B. Factory Built Housing. For the purpose of these rules, “factory built housing” is
considered as any structure designed primarily for human occupancy other than a
mobile home, the structure of any room of which is either entirely or substantially
prefabricated or assembled at a place other than a building site, and which is subject to
regulation by the Washington Department of Labor and Industries pursuant to RCW
43.22.450 through 43.22.490.
C. Group R Occupancies. “Group R occupancies” shall have the following meanings:
1. Group R, Division 1 of the International Building Code, guest rooms and dwelling
units, i.e., hotels, motels, apartments and condominiums;
2. Group R, Division 3 of the International Building Code, dwelling units, i.e., duplexes,
single-family dwellings and lodging houses;
3. Mobile home dwelling units.
D. “Ionization detector” means a smoke detector device which activates in response to
invisible particles created by combustion. Sensitive to open flame fire.
DI.C Page 74 of 108
E. Mobile Home. For the purpose of these rules, a “mobile home” is considered as a
factory-assembled structure or structures assembled with the necessary service
connections and made so as to be readily movable as a unit or units on its (their) own
running gear and designed to be used as a dwelling unit without a permanent
foundation, and which is subject to regulation by the Washington Department of Labor
and Industries pursuant to RCW 43.22.340 through 43.22.434.
F. “Smoke detection device” means a self-contained alarm for detecting visible or
invisible particles of combustion, which consists of an assembly of electrical
components including a smoke chamber, alarm sounding appliance, and provision for
connection to a power supply source, either by splice leads or a cord and plug
arrangement or containing integral batteries. A supplemental heat detector may be
included as part of the appliance. Terminals may be included for connection to a
remote, audible signaling appliance or accessory. An integral transmitter may also be
included to energize a remote audible signaling appliance. The smoke detection device
may be of the photoelectric and/or ionization type. (Ord. 6310 § 20, 2010; Ord. 4270 §
2, 1988.)
15.40.030 Conformance with nationally accepted standards.
All smoke detection devices shall be designed and manufactured in conformance with
the requirements of Underwriters Laboratories, Inc. Standard UL 217 and shall be
approved or listed for the purposes for which they are intended. (Ord. 6310 § 21, 2010;
Ord. 4270 § 3, 1988.)
15.40.040 Primary power supply.
A. The primary power supply of a smoke detection device shall be a commercial light
and power source normally available in the dwelling unit. Connection to a commercial
power and light source shall be in the form of permanent wiring to terminals or leads in
a separate wiring compartment having provisions for the connection of a conduit, metal
clad or nonmetallic sheathed cable, by means of a power supply cord and attachment-
plug cap, or by means of a separate power supply.
B. Wiring shall be permanent and without a disconnecting switch other than those
required for over current protection.
C. Exception. Smoke detectors may be battery operated when installed in existing
buildings built prior to January 1, 1981, or in buildings without commercial power, or in
buildings which undergo alterations, repairs or additions regulated by subsection D of
this section.
D. When the valuation of an addition or repair to a Group R Occupancy exceeds
$1,000, or when one or more sleeping rooms are added or created in existing Group R
Occupancies, the entire building shall be provided with smoke detectors located as
required for new Group R Occupancies. (Ord. 4270 § 4, 1988.)
15.40.050 Number of smoke detector devices required.
DI.C Page 75 of 108
Repealed by Ord. 6310. (Ord. 4270 § 5, 1988.)
15.40.060 Location of detection devices.
Repealed by Ord. 6310. (Ord. 4270 § 6, 1988.)
15.40.070 Installation.
A. It is the responsibility of the builder or manufacturer of each new building, mobile
home or factory built housing to install smoke detection devices within each dwelling
unit.
B. It is the responsibility of the owner of each existing building, mobile home or factory
built housing to install smoke detection devices within each dwelling unit occupied by
persons other than the owner.
C. It is the responsibility of the owner of each new or existing building, mobile home or
factory built housing, containing dwelling units occupied by persons other than the
owner, to inspect and test all smoke detection devices at the time of vacancy and make
the necessary repairs or replacements to insure that the smoke detection devices are
operational prior to reoccupancy, and to instruct the occupants of the purpose,
operation and maintenance of the smoke detection device(s). (Ord. 4270 § 7, 1988.)
15.40.080 Maintenance.
It is the responsibility of the occupant of all new or existing dwelling units, owned by
other than the occupant, to maintain and test all smoke detection devices installed
within the dwelling unit by the owner. Actual costs of maintenance, repair or
replacement of smoke detection devices shall be as agreed beforehand by the occupant
and owner. However, failure of the owner to abide by the terms of any such agreement
does not relieve the occupant of the responsibility to maintain the smoke detection
devices in a fully operational condition at all times. Failure to do so can subject the
occupant to the penalty provisions stated in ACC 15.40.090. (Ord. 4270 § 8, 1988.)
15.40.090 Violation – Penalty.
A violation of any of the provisions of this chapter shall be a civil infraction, punishable
in accordance with ACC 1.25.050. (Ord. 5683 § 37, 2002; Ord. 4270 § 9, 1988.)
DI.C Page 76 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
2013 Comprehensive Plan Amendments
Date:
June 20, 2013
Department:
Planning and Development
Attachments:
Memorandum
Docket
Draft Schedule
Budget Impact:
$0
Administrative Recommendation:
For discussion only.
Background Summary:
See attached.
Reviewed by Council Committees:
Planning And Community Development
Councilmember:Backus Staff:Dixon
Meeting Date:June 24, 2013 Item Number:DI.D
AUBURN * MORE THAN YOU IMAGINEDDI.D Page 77 of 108
It
e
m
P
a
g
e
(
s
)
A
r
e
a
t
o
b
e
c
h
a
n
g
e
d
C
h
a
n
g
e
R
e
a
s
o
n
P
r
o
s
C
o
n
s
C
o
mments
P/
T
#
1
Au
b
u
r
n
S
c
h
o
o
l
Di
s
t
r
i
c
t
C
a
p
i
t
a
l
Fa
c
i
l
i
t
i
e
s
P
l
a
n
Ch
a
p
t
e
r
5
,
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
(I
n
c
o
r
p
o
r
a
t
e
d
b
y
re
f
e
r
e
n
c
e
)
N/
A
In
c
o
r
p
o
r
a
t
e
u
p
d
a
t
e
d
in
f
o
r
m
a
t
i
o
n
Reflect new projects and
re
m
o
v
e
p
r
o
j
e
c
t
s
t
h
a
t
h
a
v
e
be
e
n
c
o
m
p
l
e
t
e
d
a
s
w
e
l
l
a
s
up
d
a
t
e
d
i
n
f
o
r
m
a
t
i
o
n
re
l
a
t
e
d
t
o
d
e
v
e
l
o
p
m
e
n
t
ac
t
i
v
i
t
y
a
n
d
p
r
o
j
e
c
t
i
o
n
o
f
st
u
d
e
n
t
l
e
v
e
l
s
.
None
CI
T
Y
-
I
N
I
T
I
A
T
E
D
TE
X
T
A
M
E
N
D
M
E
N
T
S
20
1
3
C
O
M
P
R
E
H
E
N
S
I
V
E
P
L
A
N
A
M
E
N
D
M
E
N
T
D
O
C
K
E
T
P/
T
#
2
Di
e
r
i
n
g
e
r
Sc
h
o
o
l
D
i
s
t
r
i
c
t
Ca
p
i
t
a
l
Fa
c
i
l
i
t
i
e
s
P
l
a
n
Ch
a
p
t
e
r
5
,
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
(I
n
c
o
r
p
o
r
a
t
e
d
b
y
re
f
e
r
e
n
c
e
)
N/
A
In
c
o
r
p
o
r
a
t
e
u
p
d
a
t
e
d
in
f
o
r
m
a
t
i
o
n
Reflect new projects and
re
m
o
v
e
p
r
o
j
e
c
t
s
t
h
a
t
h
a
v
e
be
e
n
c
o
m
p
l
e
t
e
d
a
s
w
e
l
l
a
s
up
d
a
t
e
d
i
n
f
o
r
m
a
t
i
o
n
re
l
a
t
e
d
t
o
d
e
v
e
l
o
p
m
e
n
t
ac
t
i
v
i
t
y
a
n
d
p
r
o
j
e
c
t
i
o
n
o
f
st
u
d
e
n
t
l
e
v
e
l
s
.
None
P/
T
#
3
Fe
d
e
r
a
l
W
a
y
Sc
h
o
o
l
D
i
s
t
r
i
c
t
Ca
p
i
t
a
l
Fa
c
i
l
i
t
i
e
s
P
l
a
n
Ch
a
p
t
e
r
5
,
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
(I
n
c
o
r
p
o
r
a
t
e
d
b
y
re
f
e
r
e
n
c
e
)
N/
A
In
c
o
r
p
o
r
a
t
e
u
p
d
a
t
e
d
in
f
o
r
m
a
t
i
o
n
Reflect new projects and
re
m
o
v
e
p
r
o
j
e
c
t
s
t
h
a
t
h
a
v
e
be
e
n
c
o
m
p
l
e
t
e
d
a
s
w
e
l
l
a
s
up
d
a
t
e
d
i
n
f
o
r
m
a
t
i
o
n
re
l
a
t
e
d
t
o
d
e
v
e
l
o
p
m
e
n
t
an
d
p
r
o
j
e
c
t
i
o
n
o
f
s
t
u
d
e
n
t
le
v
e
l
s
.
None
Ke
n
t
S
c
h
o
o
l
Ch
a
p
t
e
r
5
,
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
Reflect new projects and
re
m
o
v
e
p
r
o
j
e
c
t
s
t
h
a
t
h
a
v
e
be
e
n
c
o
m
p
l
e
t
e
d
a
s
w
e
l
l
a
s
P/
T
#
4
Ke
n
t
S
c
h
o
o
l
Di
s
t
r
i
c
t
C
a
p
i
t
a
l
Fa
c
i
l
i
t
i
e
s
P
l
a
n
Ch
a
p
t
e
r
5
,
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
(I
n
c
o
r
p
o
r
a
t
e
d
b
y
re
f
e
r
e
n
c
e
)
N/
A
In
c
o
r
p
o
r
a
t
e
u
p
d
a
t
e
d
in
f
o
r
m
a
t
i
o
n
be
e
n
c
o
m
p
l
e
t
e
d
a
s
w
e
l
l
a
s
up
d
a
t
e
d
i
n
f
o
r
m
a
t
i
o
n
re
l
a
t
e
d
t
o
d
e
v
e
l
o
p
m
e
n
t
ac
t
i
v
i
t
y
a
n
d
p
r
o
j
e
c
t
i
o
n
o
f
st
u
d
e
n
t
l
e
v
e
l
s
.
None
6/
2
0
/
2
0
1
3
1
DI.D Page 78 of 108
P/
T
#
5
CO
A
C
a
p
i
t
a
l
Fa
c
i
l
i
t
i
e
s
P
l
a
n
Ch
a
p
t
e
r
5
,
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
(I
n
c
o
r
p
o
r
a
t
e
d
b
y
r
e
f
e
r
e
n
c
e
)
Mi
s
c
e
l
l
a
n
e
o
u
s
a
m
e
n
d
m
e
n
t
s
In
c
o
r
p
o
r
a
t
e
u
p
d
a
t
e
d
in
f
o
r
m
a
t
i
o
n
Add new projects to the CFP and remove projects
th
a
t
h
a
v
e
b
e
e
n
c
o
m
p
l
e
t
e
d
.
Remain current. NoneFinance Dept originates with assistance for all other city Depts.
It
e
m
Pa
g
e
Ar
e
a
t
o
b
e
c
h
a
n
g
e
d
Ch
a
n
g
e
Re
a
s
o
n
ProsConsComments
CP
A
1
3
-
00
0
2
Ma
p
1
4
.
1
,
C
o
m
p
r
e
h
e
n
s
i
v
e
Re
q
u
e
s
t
b
y
t
w
o
a
d
j
a
c
e
n
t
pr
o
p
e
r
t
y
o
w
n
e
r
s
l
o
c
a
t
e
d
a
t
t
h
e
NW
c
o
r
n
e
r
o
f
3
7
t
h
S
T
N
W
an
d
W
V
a
l
l
e
y
H
W
Y
f
o
r
a
Ap
p
l
i
c
a
n
t
s
s
e
e
k
t
o
c
h
a
n
g
e
de
s
i
g
n
a
t
i
o
n
s
o
f
t
h
e
i
r
co
n
t
i
g
u
o
u
s
p
a
r
c
e
l
s
f
r
o
m
'H
e
a
v
y
C
o
m
m
e
r
c
i
a
l
'
t
o
'
L
i
g
h
t
To be
PR
I
V
A
T
E
L
Y
-
I
N
I
T
I
A
T
E
D
MA
P
A
M
E
N
D
M
E
N
T
S
Ma
p
S
e
c
t
i
o
n
Ma
p
1
4
.
1
,
C
o
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
M
a
p
an
d
W
V
a
l
l
e
y
H
W
Y
f
o
r
a
Co
m
p
.
P
l
a
n
a
n
d
R
e
z
o
n
e
o
f
ap
p
r
o
x
i
m
a
t
e
l
y
2
.
1
0
a
c
r
e
s
f
o
r
fu
t
u
r
e
p
o
t
e
n
t
i
a
l
d
e
v
e
l
o
p
m
e
n
t
.
'H
e
a
v
y
C
o
m
m
e
r
c
i
a
l
'
t
o
'
L
i
g
h
t
In
d
u
s
t
r
i
a
l
'
t
o
e
l
i
m
i
n
a
t
e
s
p
l
i
t
de
s
i
g
n
a
t
i
o
n
s
o
f
e
a
c
h
p
a
r
c
e
l
an
d
t
o
a
c
c
o
m
m
o
d
a
t
e
f
u
t
u
r
e
de
v
e
l
o
p
m
e
n
t
.
To be determined To be determined
6/
2
0
/
2
0
1
3
2
DI.D Page 79 of 108
CP
M
#
Po
t
e
n
t
i
a
l
c
h
a
n
g
e
Re
a
s
o
n
Pr
o
s
Co
n
s
Comments
CP
M
#
Po
t
e
n
t
i
a
l
c
h
a
n
g
e
Re
a
s
o
n
Pr
o
s
Co
n
s
Comments
CI
T
Y
I
N
I
T
I
A
T
E
D
M
A
P
A
M
E
N
D
M
E
N
T
S
PR
I
V
A
T
E
I
N
I
T
I
A
T
E
D
M
A
P
A
M
E
N
D
M
E
N
T
S
6/
2
0
/
2
0
1
3
3
6/
2
0
/
2
0
1
3
3
DI.D Page 80 of 108
Ci
t
y
o
f
A
u
b
u
r
n
20
1
3
C
o
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
A
m
e
n
d
m
e
n
t
S
c
h
e
d
u
l
e
DR
A
F
T
Pa
g
e
1
o
f
1
6
/
2
0
/
2
0
1
3
6-7-13
6-24-13
7-2-13 or
7-
1
6
-
1
3
8-6-13
9-4-13
10
-8-13
10
-14
-13
11
-5-13
11
-12-13
11
-18-13 11-25-13 12-2-13 12-2-13
S
t
a
f
f
P
C
D
C
P
C
P
C
P
C
P
C
P
C
D
C
P
C
P
C
D
C
P
W
C
P
C
D
C
P
W
C
CC
Gr
o
u
p
1
•
C
i
t
y
i
n
i
t
i
a
t
e
d
t
e
x
t
am
e
n
d
m
e
n
t
s
•
P
r
i
v
a
t
e
i
n
i
t
i
a
t
e
d
m
a
p
am
e
n
d
m
e
n
t
s
Pr
i
v
a
t
e
in
i
t
i
a
t
e
d
am
e
n
d
m
e
n
t
s
ap
p
l
i
c
a
t
i
o
n
s
du
e
Fi
n
a
l
Di
r
e
c
t
i
o
n
on
D
o
c
k
e
t
St
u
d
y
Se
s
s
i
o
n
Di
s
c
u
s
s
if
ne
e
d
e
d
Pu
b
l
i
c
He
a
r
i
n
g
Pu
b
l
i
c
He
a
r
i
n
g
co
n
t
i
n
u
e
d
i
f
ne
e
d
e
d
Di
s
c
u
s
s
if
ne
e
d
e
d
Di
s
c
u
s
s
/
R
e
c
o
m
m
e
n
d
a
t
i
o
n
i
f
ne
e
d
e
d
PC
D
C
Di
s
c
u
s
s
i
o
n
Di
s
c
u
s
s
i
o
n
P
C
D
C
Recommendation to Council Discussion if needed Council Action
Gr
o
u
p
2
•
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
Pl
a
n
Pr
i
v
a
t
e
in
i
t
i
a
t
e
d
am
e
n
d
m
e
n
t
s
ap
p
l
i
c
a
t
i
o
n
s
du
e
Fi
n
a
l
Di
r
e
c
t
i
o
n
on
D
o
c
k
e
t
N/
A
S
t
u
d
y
Se
s
s
i
o
n
N/
A
Pu
b
l
i
c
He
a
r
i
n
g
Di
s
c
u
s
s
if
ne
e
d
e
d
Di
s
c
u
s
s
/
R
e
c
o
m
m
e
n
d
a
t
i
o
n
i
f
ne
e
d
e
d
PC
D
C
Di
s
c
u
s
s
i
o
n
Di
s
c
u
s
s
i
o
n
P
C
D
C
Recommendation to Council Discussion if needed Council Action
DI.D Page 81 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
City of Auburn Floodplain Management
Date:
June 20, 2013
Department:
Planning and Development
Attachments:
Memorandum
Map
Budget Impact:
$0
Administrative Recommendation:
For discussion only.
Background Summary:
See attached memorandum.
Reviewed by Council Committees:
Planning And Community Development
Councilmember:Backus Staff:Andersen
Meeting Date:June 24, 2013 Item Number:DI.E
AUBURN * MORE THAN YOU IMAGINEDDI.E Page 82 of 108
Memorandum
DATE: June 20, 2013
TO: Auburn City Council Planning and Community Development Committee:
Deputy Mayor Nancy Backus, Chair
Councilmember John Holman, Vice Chair
Councilmember Largo Wales
FROM: Chris Andersen, CFM, Environmental Services Manager
CC: Peter B. Lewis, Mayor
Jeff Tate, Interim Director, Planning and Development Department
Dennis Dowdy, P.E., Public Works Director
Sarah Miller, Emergency Preparedness Manager
SUBJECT: Floodplain Management Briefing #3: Flood Risk Mapping in Auburn
Introduction
This discussion of flood risk mapping in Auburn is the third briefing to the Planning and
Community Development Committee (PCDC) in a series of scheduled briefings regarding City
of Auburn floodplain management activities. At the PCDC meeting on April 22, 2013, staff
provided an initial overview of recent local and national issues that have influenced or affected
the City’s floodplain management activities over the last several years, and some anticipated
developments that are expected to affect City floodplain management activities in the future. In a
second briefing on May 13, 2013, staff briefed the Committee about the National Flood
Insurance Program (NFIP), including the existing level of costs and coverage for flood insurance
policies held by property owners within Auburn, and the City’s participation in the Community
Rating System (CRS) program.
The table on the following pages summarizes the information presented at each of the previous
briefings. The ‘Items Discussed’ column in the table will be updated after each briefing to
summarize the information presented to date. Blanks indicate that information for that topic will
be provided in a scheduled future briefing.
DI.E Page 83 of 108
2
Planning and Community Development Committee Floodplain Management Briefing Series
Meeting Date Briefing Topic Items Discussed
Briefing #1
Held on
April 22, 2013
Recent and anticipated
future developments
affecting floodplain
management in Auburn,
and general overview of
future briefings.
• 2007 - Issuance of new preliminary flood hazard maps by
FEMA, City of Auburn appealed and submitted own study.
• 2008 - Issuance of a biological opinion document (Bi-Op)
by the National Marine Fisheries Services (NMFS)
regarding.
• 2009 - City enacted floodplain development moratorium
pending implementation of Bi-Op requirements.
• 2009 - Damage to Howard Hanson Dam from winter storm
flows and City deployment of temporary flood measures.
• 2010 - City adoption of FEMA model ordinance for
floodplain development, City’s 2009 floodplain
moratorium repealed.
• 2011 - FEMA’s mapping update effort placed on hold
nationally, pending adoption of policy on treatment of
unaccredited levees.
• 2012 - Biggert-Waters Flood Insurance Reform Act signed
into law, requires NFIP to be financially self-supporting.
• 2013 Community Rating System (CRS) major program
revision at national level.
• Future - FEMA mapping updates to resume in Auburn
upon FEMA adoption of national mapping policy for
unaccredited levees.
Briefing #2
Held on
May 13, 2013
Flood Insurance in Auburn,
the NFIP and CRS
programs
• NFIP created in 1968 to mitigate future flood losses
through community-enforced building, and land use
management ordinances.
• Auburn joined NFIP in 1974.
• Three basic elements of the NFIP: Mapping, Insurance,
and Regulations.
• Mapping: First Flood Hazard Boundary Maps for City
issued by FEMA in 1974; First Flood Insurance Rate Maps
(FIRMs) based on a Flood Insurance Study (FIS) issued in
1981.
• Insurance: Flood insurance premiums based on degree of
flood protection provided; covers all “floods”, not just
declared disasters, policies take effect 30 days after
issuance.
• Regulations: NFIP administered nationally by FEMA, by
the Department of Ecology for Washington State, and the
Auburn Floodplain Administrator (Planning Director or
designee) at the City level. Minimum City requirements
established by federal regulations (44 CFR Part 60).
• Currently, there are just over 900 flood insurance policies
in effect in the City; most of these (95%) insure property
DI.E Page 84 of 108
3
that is not located in mapped flood hazard areas.
• Biggert Waters Flood Insurance Reform Act passed in
2012 now requires the NFIP to be financially self-
supporting; as a result premiums for many policy holders
are expected to increase over the next several years.
• Community Rating System (CRS) is a point-based
incentive program that rewards communities that exceed
minimum requirements with lower flood insurance
premiums.
• Auburn is currently rated as a Class 5 CRS community,
which provides a 25% discount on flood insurance
premiums in mapped flood hazard areas.
• CRS program was substantially revised in early 2013,
changing the scoring system, creditable activities, and
documentation requirements for receiving CRS credit.
• The next City of Auburn CRS evaluation is in 2014.
Briefing #3
Scheduled for
June 24, 2013
Flood risk mapping
Briefing #4
Scheduled for
July 22, 2013
Flood control and flood
response
Briefing #5
Flood risk management,
land use, and floodplain
policy
DI.E Page 85 of 108
4
I. FEMA Flood Insurance Rate Maps (FIRMs)
To determine what the flood hazards are for an area, FEMA performs an engineering study
called a Flood Insurance Study (FIS). Basic information provided in the FIS includes:
• A description of the study area
• The methods used to conduct hydrologic and hydraulic analyses
• Hydrologic/hydraulic data, (i.e. projected flood elevations, flood velocities, and other data)
• A series of flood profiles established for selected cross sections in the floodplain
• A summary of FIS revisions to date
The results of the FIS are shown on a series of Flood Insurance Rate Maps (FIRMs). The FIRMs
serve as FEMA’s official map that identifies flood hazard areas and the risk premium zones
within a community. Basic information shown on the FIRMs includes:
• Boundaries of Special Flood Hazard Areas (SFHAs)
• Boundaries of Regulatory Floodways
• Base Flood Elevations (BFEs) and insurance risk zones
The example flood map below shows how these features are depicted on a FIRM.
DI.E Page 86 of 108
5
Some explanation about some of the key features on the FIRMs:
• The Base Flood – This is represented by the shaded area on the flood map on the
previous page. The base flood is the one-percent annual chance flood. The one-percent
annual chance flood is the flood that has a one-percent (one out of 100) chance of
occurring in any given year. The base flood, which is also informally referred to as the
100-year flood, is the national standard used by the NFIP and all federal agencies for the
purposes of requiring the purchase of flood insurance and regulating new development. A
further discussion of how base flood relates to occurrence probability is provided below.
• Special Flood Hazard Area (SFHA) - The land area covered by the floodwaters of the
base flood is called the Special Flood Hazard Area (SFHA). Again this is the shaded area
on the flood map on the previous page. The SFHA is the area where the NFIP’s
floodplain management regulations must be enforced by the community as a condition of
participation in the NFIP and the area where the mandatory flood insurance purchase
requirement applies.
• Base Flood Elevation (BFE) – Depicted as “EL 52” in several areas on the flood map on
the previous page. The calculated elevation to which floodwater is anticipated to rise
during the base flood. In this example, 52 feet above a specific datum that has been
established relative to sea level.
• Floodplain – Simply stated, the floodplain is the area inundated by a flood. When talking
about FEMA or City of Auburn flood hazard maps, this term is typically synonymous
DI.E Page 87 of 108
6
with SFHA and/or the “100-year Floodplain”. Again, this is the gray area on the map
again.
• Floodway – This area is depicted on the example flood map on page 4 of this memo as
the cross hatched area in the SFHA. The floodway is the stream channel and that portion
of the adjacent floodplain that must remain open to permit passage of the base flood.
Floodwaters generally are deepest and swiftest in the floodway, and anything in this area
is in the greatest danger during a flood.
DI.E Page 88 of 108
7
II. City of Auburn Regulatory Floodplain Map
For purposes of administering the City’s Flood Hazard Area regulations found in Chapter 15.68
of the Auburn City Code, the City has adopted a Regulatory Floodplain Map. The City’s
Regulatory Floodplain map shows the SFHA and Floodway areas that appear on FEMA’s
FIRMs. In addition, it also shows information that is required for the City to implement the
floodplain development and land use management provisions of the FEMA Model Ordinance
and National Marine Fisheries Service (NMFS) biological opinion issued for the NFIP in 2008.
A copy of the City’s Regulatory Floodplain map is included at the end of this memorandum.
Additional information shown on the City’s map includes the Riparian Habitat Zone (RHZ), and
the mapped Channel Migration Area (CMA).
The Riparian Habitat Zone (RHZ) refers to rivers and streams and their adjacent land areas that
are likely to support aquatic and riparian habitat. The RHZ (red lines shown on attached City
floodplain map) includes the water body and adjacent lands, measured perpendicularly from the
ordinary high water point on both sides of the stream. The width of the RHZ, ranges from 150-
250 feet on each side of the stream, and is based on dimensions specified in the FEMA Model
Ordinance for each stream type. The RHZ is not the same as a “buffer” established under the
City’s Critical Area requirements, but rather is a zone where additional analysis for potential
adverse impacts to fish, wildlife, or water quality is required, and where additional conditions or
restrictions on development may be established.
Channel Migration Areas (CMAs) are those areas within the lateral extent of likely stream
channel movement due to stream bank destabilization and erosion, rapid stream incision,
aggradation, avulsions, and shifts in location of stream channels. CMA’s are only shown on the
City’s Floodplain Map where stream channel migration studies have been conducted, and stream
channel migration zones have been previously mapped. The only CMA shown on the City’s
floodplain map (yellow hatched lines on the attached map) at present is for portions of the Green
River, and is based on a channel migration study published by King County in 1993. King
County is currently performing a channel migration study for the White River.
III. FEMA’s National Mapping Update
The FEMA Flood Insurance Studies and FIRMs for the City of Auburn were adopted in 1995 for
the King County portion of the City, and in 1987 for the Pierce County portion of the City.
FEMA is currently in the process of conducting a multi-year national flood risk mapping update
project. As part of the project, new flood studies are being conducted and the older paper map
products are being replaced with updated Digital Flood Insurance Rate Maps (DFIRMs).
FEMA has started the mapping update process in the City of Auburn. New floodplain studies
have been performed and new preliminary draft maps have been issued for public review as
initial steps in the process to adopt new maps. However, FEMA has subsequently placed the
mapping update process in Auburn (and many other communities across the county) on hold,
pending the development and adoption of a new national policy on the way levees and other
flood protection structures are considered by the flood models used to develop the maps. At issue
is that the current approach does not provide any recognition of flood protection benefits of
DI.E Page 89 of 108
8
levees that do not meet FEMA’s levee accreditation requirements. Because of this, many
communities felt that the flood control benefits of functional levees were not being recognized
and therefore that the level of flood risk was being overstated by the new maps. As a result,
many communities felt that the area that would be subject to mandatory flood insurance purchase
requirements was too large. This issue affects the City of Auburn, as the City does not have any
accredited levees on the Green or White Rivers.
Based on information provided by FEMA to date, FEMA’s adoption of a new national flood risk
mapping policy could still be one or more years into the future. Upon adoption of that policy, it
is further expected that any modeling done previously under the old approach would likely need
to be re-conducted using the new approach. After that, new preliminary revised maps would be
re-issued for public review, and the federal flood map adoption process would then be
completed.
IV. Site-specific Map Amendments
In addition to community wide flood mapping updates initiated by FEMA, the City of Auburn
and private property owners also have the opportunity to initiate site-specific map amendments.
Typically, these are amendments for a small-area or single property. There are several processes
and documents used for this type map amendment, and which is used typically depends on the
circumstances of the property/area, or the reason a map amendment is being requested. The more
common site specific amendment types include:
• LOMA (Letter of Map Amendment) – A letter of map amendment is typically used to
correct a previously issued FIRM. Errors on a FIRM can occur for a variety of reasons,
but typically happen because of the problem of accurately locating the floodplain
boundary on a topographic map. For example, more detailed ground elevation data can be
used to amend a FIRM to show a property that is higher than the BFE to be outside the
SFHA.
• LOMR (Letter of Map Revision) - A letter of map revision is typically used to change the
firm as a result of new floodway/floodplain boundary data that is available, new flood
data, or a scientifically-based challenge to flood elevations.
• LOMR-F (Letter of Map Revision due to the placement of fill) – Similar to a LOMR,
except this is specifically associated with new topographic elevation data associated with
the placement of fill in the floodplain since the current map was adopted.
It should be noted that FEMA does not make map changes based on proposed development or
land modification, but will issue a conditional letter of map change (referred to as a CLOMA,
CLOMR, or CLOMR-F) based on proposed plans. The conditional letter indicates the FEMA has
reviewed the proposed project and has determined that when it is completed it will qualify for a
map change via one of the amendment types (i.e. LOMA, LOMR, LOMR-F, etc.), however the
property owner will still need to submit the appropriate application after the project has been
constructed.
DI.E Page 90 of 108
9
Briefing # 4: July 22, 2013
The next briefing to the PCDC is scheduled for July 22, 2013. At that briefing, staff will provide
an overview of the City’s flood control and flood event preparation and response activities.
Floodplain Acronyms and Abbreviations
ACC Auburn City Code
Biggert-Waters Biggert-Waters Flood Insurance Reform Act of 2012
Bi-Op Biological Opinion issued by NMFS in 2008 for NFIP
CFR Code of Federal Regulations
CLOMA Conditional Letter of Map Amendment
CLOMR Conditional Letter of Map Revision
CLOMR-F Conditional Letter of Map Revision due to the placement of new Fill
CMA Channel Migration Area
CRS Community Rating System
Corps US Army Corps of Engineers
ESA Endangered Species Act
FDP Floodplain Development Permit
FEMA Federal Emergency Management Agency
FHBM Flood Hazard Boundary Map
FIRM Flood Insurance Rate Map
FIS Flood Insurance Study
ISO Insurance Services Office
LOMA Letter of Map Amendment
LOMR Letter of Map Revision
LOMR-F Letter of Map Revision due to the placement of new Fill
NFIP National Flood Insurance Program
NMFS National Marine Fisheries Service
PCDC Auburn City Council Planning and Community Development Committee
PDD City of Auburn Planning and Development Department
RHZ Riparian Habitat Zone
SFHA Special Flood Hazard Area
DI.E Page 91 of 108
TS18
TS18
TS167
TS167
A ST SEC ST SW
B ST NW
I ST NE
AUBURN WAY S
M ST SE
AUBURN WAY N
51ST AVE S
124TH AVE SE
R ST SE
WEST VALLEY HWY N
132ND AVE SE
C ST NW
W MAIN ST E M AIN ST
29TH ST SE
112TH AVE SE
41ST ST S E
KERSEY WAY SE
SE 312TH ST
8T H ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
LAKEL
A
N
D
H
I
L
L
S
W
A
Y
S
E
D
S
T
NW
4T H ST SE
15TH ST NW
A ST NE
L A K E TAPPS PKWY SE
WEST VALLEY HWY S
LEA HIL L R D S E
EMERALD DOWNS DR NW
37TH ST NE
S 316TH ST
S 277TH ST
321ST ST S
D ST NE
P
E
A
S
L
E
Y
C
A
N
Y
O
N
R
D S
EA
S
T VAL
L
EY
HW
Y
S
E
HARVEY RD NE
RIVERWALK DR SE
15T H ST NE
15T H ST SW
BOU NDARY BLV D SW
AUBURN-BLACK DIAMOND RD SE
A ST NW
AUBURN AVE NE
TERRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS HWY E
O ST SW
S E 3 0 4 T H S T
17T H ST SE
6TH ST SE
3 R D S T SW
10TH ST NE
13 2 N D W AY SE16TH ST NW
SE 320TH ST
A ST SE
R ST SE
S 277TH ST
124TH AVE SE
PEASLEY C A NYON RD S
AUBURN-BLACK DIAMOND RD SE
Maps generally depict regulatory floodplain boundaries in the Cityof Auburn. All boundaries are approximate and are subjectto change with additional data. Maps do not include critical areasor shoreline data. Please note for mapping and reference purposessome data is shown beyond Auburn City Limits; however,City of Auburn Regulatory Floodplain does not extend toareas outside the City. Information shown is for general reference purposes only and does not necessarily representexact geographic or cartographic data as mapped. Actual Regulatory Floodplain boundaries will be determined by City of Auburn Ordinance #6295, associated City Code sections, and FEMA guidance documents.
¬Map ID: 3433Printed On: 04/12/10
City of Auburn Regulatory Floodplain
0 800 1,600 2,400 3,200 4,000
FEET
Auburn City Limits
Parcels
Streams
FLOODWAY
Riparian Habitat Zone (RHZ)
Channel Migration Area (CMA)
FEMA 100 Year Floodplain
Regulatory Floodplain: The Regulatory Floodplain is composed of the Special Flood Hazard Area and the Protected Area asshown below.
Special Flood Hazard Area (SFHA)
Protected Are as
1. FEMA 100 Year Floodplain and Floodway: FEMA Flood Insurance Rate Maps (1987 Pierce County, 1995 King County)2. Riparian Habitat Zone: City of Auburn Ordinance #6295 (2010) 3. Channel Migration Area: King County Green RiverChannel Migration Zone Study (1993) and City of Auburn Ordinance #6295 (2010)
Data Source:
Noter:
i
DI.E Page 92 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
Discussion of ACC 18.21.010(F) Lot Averaging Zoning Code
Date:
June 20, 2013
Department:
Planning and Development
Attachments:
Memorandum
Budget Impact:
$0
Administrative Recommendation:
For discussion only.
Background Summary:
Discuss the application of this code provision to different areas of the city. This provision
allows a subdivision proposal to not meet the 35,000 square foot lot size minimum of the
R1, zoning district when certain standards are met
Reviewed by Council Committees:
Planning And Community Development
Councilmember:Backus Staff:Dixon
Meeting Date:June 24, 2013 Item Number:DI.F
AUBURN * MORE THAN YOU IMAGINEDDI.F Page 93 of 108
MEMORANDUM
TO: Councilmember Nancy Backus, Chair, Planning and Community
Development Committee
Councilmember John Holman, Vice Chair, Planning and Community
Development Committee
Councilmember Largo Wales, Planning and Community Development
Committee
CC: Mayor Lewis
Jeff Tate, Interim Director Planning and Development Department
FROM: Jeff Dixon, Principal Planner, Planning and Development Department
DATE: June 20, 2013
RE: Discussion of Existing Code Provision ACC 18.21.010(F) related to “Lot
Averaging”
Background:
In 2009 as part of a major overhaul of the zoning code by Ordinance No. 6245 the
city adopted zoning code provisions that allow for “Lot Averaging”. The purposes
of this code provision was to allow the subdivision of land (short plats-which are
four or fewer lots, or formal plats-which are more than four lots) that is zoned “R1,
Residential - One Dwelling Unit Per Acre” into lots that are smaller than the
minimum lot size of 35,000 square feet specified by this R1 zoning district. The
subdivision must meet certain requirements.
In short, this code section provides:
• The site proposed for subdivision must contain a significant amount of non-
buildable area due to critical or environmentally sensitive land (steep slopes,
wetlands, streams or similar features) that are in the public’s interest to
maintain as “open space”. However, “significant amount” is not defined.
• At least 50% of the subdivision must be permanently preserved as “open
space”. Critical areas (i.e., steep slopes, wetlands) can count towards
meeting the 50 % requirement.
• Maintenance of the “open space” tract or easement shall be the
responsibility of the property owner and/or a homeowners' association.
DI.F Page 94 of 108
• A native growth protection easement or similar device shall be recorded with
the final plat or short plat that perpetually protects the nonbuildable areas.
The preservation device may allow for the limited removal of vegetation and
passive use.
• The number of allowable lots in a subdivision shall be determined by
multiplying the total number of acres by one. Fractions shall be rounded to
the nearest whole number with one-half being rounded up. This preserves
the one lot per acre density standard.
• The minimum size of any lot created shall be 8,000 square feet. For lots
less than 35,000 square feet, the minimum lot width shall be a minimum of
50 feet (The standard of the R-5 zone (Chapter 18.07 ACC)). All other
applicable development standards related to the R-1 zone will continue to
apply.
• Lots within the subdivision shall be configured to provide continuity of open
space within the subdivision and, where possible, with open space on
adjoining parcels.
• Any preliminary plat, final plat or short plat shall illustrate the building area
for each lot (where the house, accessory structures, and parking areas shall
be constructed). Any future construction will be limited to the identified
building area.
This lot averaging code provision was partly instituted to apply to areas of the city
that were also designated as the “Urban Separator Overlay” but is not exclusively
limited to these areas. The urban separator is a concept originating from the King
County county-wide planning policies and that was applied to properties prior to
their annexation into the City of Auburn where lower density and larger amount of
open space is mandated to serve as transitions between municipal jurisdictions.
The City accepted and instituted the urban separator in the city's comprehensive
plan, as prescribed in the interlocal agreement between the city and King County
approved under City of Auburn Resolution No. 4113 and identified on the city of
Auburn comprehensive land use map. (See Attachment A – Excerpts of
Comprehensive Plan related to “Urban Separators”)
DI.F Page 95 of 108
The Lot averaging provisions are required to be used when subdividing R1 zoned
properties that are also located within the area designated as “urban separator
overlay” and are optional to be applied to other properties that are zoned R1 and
not located within the urban separator mapped properties. This conclusion is
based on the wording that says:
“The following regulations shall apply in situations where lot averaging is
permitted or required: . . . “ (Emphasis added)
However, the lot averaging provisions are found in subsection “F” of the main
section ACC 18.21.010 titled “Lea Hill Overlay”. So, by the context of the
subheading to the main code section heading, it appears as if the lot averaging
provision is only meant to apply to areas of the city that are also designated as the
“Lea Hill Overlay” (See Attachment B – Excerpt of Auburn City Code Section
18.21, “Overlays”). As a result of this context, Staff seeks clarification from the
Committee, if this is the legislative intent.
Issue:
The City has received in inquiry on behalf of a property owner located on the West
Hill of Auburn about whether the code section ACC 18.21.101.F “Lot Averaging”
could be used to subdivide the property. This property on West Hill is not within
the Lea Hill Overlay and the context of the code headings to main heading appears
to indicate the lot averaging provision does not apply.
Questions:
1. The city has received in inquiry on behalf of a property owner located on the
west hill of Auburn about whether the code section ACC 18.21.101.F “Lot
Averaging” could be used to subdivide the property however the context of the
code subheading to main heading appears to indicate it does not apply. Is this
correct?
2. Should the Planning Director interpret this code section ACC 18.21.101.F “Lot
Averaging” as applying to all areas of the city zoned R1, Residential - One
Dwelling Unit Per Acre”?
3. Should staff docket this code section ACC 18.21.101.F “Lot Averaging” for a
future code amendment to clarify that it applies to all areas of the city zoned R1,
Residential - One Dwelling Unit Per Acre”?
DI.F Page 96 of 108
Attachment A – Excerpts of the City’s Comprehensive Plan
related to “Urban Separators”)
Chapter 3 – “Land Use”
In the following discussion of the goals and objectives on “Urban Form” it says:
“GOAL 6. URBAN FORM
To establish an orderly urban form which separates uses on the basis of
their functional relationship to the community, and which reinforces the
identity of the community.”
While at page 3-12 it provides:
“Objective 6.4 Maintain low-density “urban separators” areas
which protect environmentally sensitive areas and create open space
corridors within and between urban areas, consistent with the King County
Countywide Planning Policies.
Policy:
LU-12 The City shall maintain urban separators in the Lea Hill area as
designated by King County. “
--------------------------------------------------------------------------------------------------------------
Chapter 14 – “Comprehensive Plan Map”
In the discussion about implementation of the “single family Residential
comprehensive plan designation, at page 14-4 it provides:
“R-1: Permits one dwelling unit per net acre. This zone is primarily applied
to areas designated as urban separators under the King County Countywide
Planning Policies where rezones from existing densities (typically one unit
per acre) are not allowed for a 20 year period and/or to areas with
significant environmental constraints. It may also be applied in limited
instances to areas where greater densities are limited by environmental
constraints.”
DI.F Page 97 of 108
Also in Chapter 14 at page 14-23 it provides:
“Urban Separators -Urban separators are areas designated for low-density
uses in the King County Countywide Planning Policies. They are intended to
be “permanent low-density lands which protect adjacent resource lands,
Rural Areas, and environmentally sensitive areas and create open space
corridors within and between Urban Areas which provide environmental,
visual, recreational and wildlife benefits.” There are two primary areas of
urban separators within the Lea Hill portion of the City of Auburn, which the
City is obligated to maintain (and not redesignate) until at least the year
2022, pursuant to the Countywide Planning Policies and an annexation
agreement with King County. Urban separators are deemed to be both a
regional as well as local concern and no modifications to development
regulations governing their use may be made without King County review
and concurrence. Therefore, the areas designated as “urban separator” on
the Comprehensive Land Use map, will be zoned for densities not to exceed
one dwelling unit per acre, with lot clustering being required if a subdivision
of land is proposed. “
DI.F Page 98 of 108
Attachment B – Excerpt of Auburn City Code Section 18.21, “Overlays”
DI.F Page 99 of 108
DI.F Page 100 of 108
DI.F Page 101 of 108
DI.F Page 102 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
Director's Report
Date:
June 20, 2013
Department:
Planning and Development
Attachments:
No Attachments Available
Budget Impact:
$0
Administrative Recommendation:
Background Summary:
Reviewed by Council Committees:
Planning And Community Development
Councilmember:Backus Staff:Tate
Meeting Date:June 24, 2013 Item Number:DI.G
AUBURN * MORE THAN YOU IMAGINEDDI.G Page 103 of 108
AGENDA BILL APPROVAL FORM
Agenda Subject:
PCDC Matrix
Date:
June 20, 2013
Department:
Planning and Development
Attachments:
Matrix
Budget Impact:
$0
Administrative Recommendation:
Background Summary:
See attached matrix.
Reviewed by Council Committees:
Planning And Community Development
Councilmember:Backus Staff:Tate
Meeting Date:June 24, 2013 Item Number:DI.H
AUBURN * MORE THAN YOU IMAGINEDDI.H Page 104 of 108
PC
D
C
W
o
r
k
P
l
a
n
M
a
t
r
i
x
–
J
u
n
e
2
4
,
2
0
1
3
Pl
e
a
s
e
N
o
t
e
:
N
e
w
a
d
d
i
t
i
o
n
s
u
n
d
e
r
l
i
n
e
d
,
d
e
l
e
t
i
o
n
s
r
e
mo
v
e
d
.
Ju
n
e
2
4
,
2
0
1
3
LA
N
D
U
S
E
C
O
D
E
S
/
P
O
L
I
C
I
E
S
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
1
•
M
u
c
k
l
e
s
h
o
o
t
T
r
i
b
e
TB
D
C
h
a
m
b
e
r
l
a
i
n
St
a
f
f
t
o
s
t
a
y
i
n
t
o
u
c
h
w
i
t
h
P
l
a
n
n
i
n
g
D
e
p
t
.
a
n
d
k
e
e
p
coordination &
co
m
m
u
n
i
c
a
t
i
o
n
o
p
e
n
w
i
t
h
T
r
i
b
e
.
T
h
e
C
i
t
y
m
e
t
w
i
t
h
t
he Muckleshoot Tribe
Ma
r
c
h
2
6
,
2
0
1
2
.
2
Co
d
e
A
m
e
n
d
m
e
n
t
s
•
S
h
a
r
e
d
S
t
u
d
e
n
t
R
e
n
t
a
l
Ho
u
s
i
n
g
TB
D
C
h
a
m
b
e
r
l
a
i
n
St
a
f
f
m
e
t
w
i
t
h
C
o
m
m
i
t
t
e
e
2
/
1
1
/
1
3
t
o
d
i
s
c
u
s
s
s
t
u
d
e
n
t
rental housing surrounding
Gr
e
e
n
R
i
v
e
r
C
o
m
m
u
n
i
t
y
C
a
m
p
u
s
.
S
t
a
f
f
m
e
t
w
i
t
h
C
o
m
m
i
ttee on 4/22/13 to
co
n
t
i
n
u
e
d
i
s
c
u
s
s
i
o
n
o
n
a
S
t
u
d
e
n
t
H
o
u
s
i
n
g
A
d
v
i
s
o
r
y
B
oard, public outreach, and
on
g
o
i
n
g
m
e
e
t
i
n
g
s
w
i
t
h
G
r
e
e
n
R
i
v
e
r
C
o
m
m
u
n
i
t
y
C
a
m
p
u
s
regarding student
ho
u
s
i
n
g
.
N
e
x
t
s
t
e
p
s
p
u
b
l
i
c
o
u
t
r
e
a
c
h
.
•
C
l
u
s
t
e
r
S
u
b
d
i
v
i
s
i
o
n
20
1
3
Ch
a
m
b
e
r
l
a
i
n
S
t
a
f
f
t
o
p
r
e
p
a
r
e
d
r
a
f
t
r
e
g
u
l
a
t
i
o
n
s
f
o
r
th
e
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
t
o
r
e
v
i
e
w
.
•
C
o
t
t
a
g
e
H
o
u
s
i
n
g
20
1
3
C
h
a
m
b
e
r
l
a
i
n
S
t
a
f
f
t
o
p
r
e
p
a
r
e
d
r
a
f
t
r
e
g
u
l
a
t
i
o
n
s
f
o
r
t
h
e
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
t
o
r
e
v
i
e
w
.
•
C
e
l
l
T
o
w
e
r
s
TB
D
Ch
a
m
b
e
r
l
a
i
n
Re
v
i
e
w
e
d
b
y
P
C
D
C
o
n
9
/
1
0
/
1
2
a
n
d
c
o
d
e
d
i
s
c
u
s
s
e
d
a
t
P
lanning Commission on
10
/
2
/
1
2
.
S
t
a
f
f
t
o
r
e
t
u
r
n
t
o
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
w
i
th more information to
di
s
c
u
s
s
o
n
c
e
l
l
t
o
w
e
r
p
r
o
p
o
s
e
d
c
o
d
e
c
h
a
n
g
e
s
.
•
E
n
v
i
r
o
n
m
e
n
t
a
l
P
a
r
k
D
i
s
t
r
i
c
t
20
1
3
An
d
e
r
s
e
n
C
o
d
e
c
o
n
c
e
p
t
s
a
n
d
i
d
e
a
s
t
o
b
e
d
e
v
e
l
o
p
e
d
b
a
se
d
o
n
C
o
u
n
c
i
l
r
e
t
r
e
a
t
d
i
r
e
c
t
i
o
n
.
•
A
g
r
i
t
o
u
r
i
s
m
TB
D
Ch
a
m
b
e
r
l
a
i
n
St
a
f
f
t
o
b
r
i
n
g
b
a
c
k
o
n
c
e
t
h
e
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
h
a
s reviewed and made their
re
c
o
m
m
e
n
d
a
t
i
o
n
.
3
Ur
b
a
n
C
e
n
t
e
r
•
H
e
a
l
t
h
c
a
r
e
D
i
s
t
r
i
c
t
O
v
e
r
l
a
y
20
1
3
Ch
a
m
b
e
r
l
a
i
n
S
t
a
f
f
t
o
d
e
v
e
l
o
p
w
o
r
k
p
l
a
n
.
•
T
A
D
A
Sp
r
i
n
g
2
0
1
4
C
h
a
m
b
e
r
l
a
i
n
Th
e
A
u
b
u
r
n
D
o
w
n
t
o
w
n
A
s
s
o
c
i
a
t
i
o
n
p
r
o
v
i
d
e
d
a
n
u
p
d
a
t
e
at the 3/25/13 meeting
an
d
w
i
l
l
r
e
t
u
r
n
i
n
t
h
e
s
p
r
i
n
g
o
f
2
0
1
4
f
o
r
t
h
e
i
r
a
n
n
ual update.
DI.H Page 105 of 108
Ju
n
e
2
4
,
2
0
1
3
Page 2
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
•
A
m
t
r
a
k
TB
D
M
a
y
o
r
L
e
w
i
s
Ci
t
y
t
r
a
c
k
i
n
g
p
o
t
e
n
t
i
a
l
s
t
a
t
i
o
n
s
t
o
p
s
e
x
p
a
n
s
i
o
n
s
t
u
dy by Amtrak. Public Works
st
a
f
f
p
r
o
v
i
d
e
d
a
n
u
p
d
a
t
e
a
t
t
h
e
C
o
m
m
i
t
t
e
e
’
s
3
/
2
5
/
1
3
meeting, the WSDOT
st
a
t
i
o
n
s
t
o
p
e
x
p
a
n
s
i
o
n
f
e
a
s
i
b
i
l
i
t
y
s
t
u
d
y
i
s
e
x
p
e
c
t
e
d to be complete in June,
20
1
3
.
C
o
u
n
c
i
l
p
a
s
s
e
d
R
e
s
o
l
u
t
i
o
n
N
o
.
4
9
4
9
s
u
p
p
o
r
t
i
n
g an Amtrak stop in
Au
b
u
r
n
.
•
D
o
w
n
t
o
w
n
P
a
r
k
i
n
g
Ma
n
a
g
e
m
e
n
t
P
l
a
n
Au
g
u
s
t
2
0
1
3
C
h
a
m
b
e
r
l
a
i
n
Pa
r
k
i
n
g
i
n
v
e
n
t
o
r
y
c
o
m
p
l
e
t
e
,
p
u
b
l
i
c
s
u
r
v
e
y
c
o
m
p
l
e
t
e
d
and data compilation
be
i
n
g
c
o
n
d
u
c
t
e
d
.
S
t
a
f
f
r
e
v
i
e
w
e
d
t
h
e
d
r
a
f
t
T
a
b
l
e
o
f
Contents with Committee on
10
/
0
8
/
1
2
.
4
H
i
s
t
o
r
i
c
P
r
e
s
e
r
v
a
t
i
o
n
S
t
r
a
t
e
g
i
e
s
20
1
3
Ch
a
m
b
e
r
l
a
i
n
S
t
a
f
f
w
i
l
l
f
o
r
m
u
l
a
t
e
a
s
t
r
a
t
e
g
y
a
c
t
i
o
n
pl
a
n
a
n
d
b
r
i
n
g
b
a
c
k
t
o
C
o
m
m
i
t
t
e
e
.
5
St
r
a
t
e
g
y
A
r
e
a
s
f
o
r
Po
p
u
l
a
t
i
o
n
/
B
u
s
i
n
e
s
s
/
E
m
p
l
o
y
m
e
n
t
20
1
3
Ch
a
m
b
e
r
l
a
i
n
C
o
d
e
c
o
n
c
e
p
t
s
a
n
d
i
d
e
a
s
t
o
b
e
d
e
v
e
l
o
p
e
d
b
a
s
e
d
o
n
C
o
u
n
c
i
l
r
e
t
r
e
a
t
d
i
r
e
c
t
i
o
n
.
6
P
e
d
e
s
t
r
i
a
n
K
i
o
s
k
s
T
B
D
C
h
a
m
b
e
r
l
a
i
n
Fu
n
d
i
n
g
o
p
t
i
o
n
s
a
n
d
i
d
e
a
s
t
o
c
o
n
s
t
r
u
c
t
a
n
d
i
n
s
t
a
l
l
the remaining 6 pedestrian
ki
o
s
k
s
d
o
w
n
t
o
w
n
.
C
o
m
m
i
t
t
e
e
t
o
o
k
a
c
t
i
o
n
o
n
1
/
2
8
/
1
3
and recommended
Co
u
n
c
i
l
a
p
p
r
o
v
a
l
f
o
r
t
h
e
c
o
n
s
t
r
u
c
t
i
o
n
a
n
d
i
n
s
t
a
l
l
a
t
ion of three kiosks.
EN
V
I
R
O
N
M
E
N
T
A
L
7
A
u
b
u
r
n
E
n
v
i
r
o
n
m
e
n
t
a
l
P
a
r
k
A
s
N
e
e
d
e
d
A
n
d
e
r
s
e
n
S
t
a
f
f
i
s
c
o
o
r
d
i
n
a
t
i
n
g
w
i
t
h
W
S
D
O
T
o
n
P
h
a
s
e
I
I
a
c
q
u
i
s
i
t
i
o
n opportunities.
PA
R
K
S
,
A
R
T
S
&
R
E
C
R
E
A
T
I
O
N
8
L
e
a
H
i
l
l
/
G
r
e
e
n
R
i
v
e
r
C
C
P
a
r
k
T
B
D
F
a
b
e
r
Un
d
e
r
C
o
n
s
t
r
u
c
t
i
o
n
(
5
4
%
c
o
m
p
l
e
t
e
)
.
N
o
v
e
m
b
e
r
s
u
s
p
e
n
s
ion (weather).
Co
n
s
t
r
u
c
t
i
o
n
r
e
s
t
a
r
t
s
o
n
4
/
2
/
1
3
.
G
e
n
e
r
a
l
C
o
n
s
t
r
u
c
t
ion anticipated being
co
m
p
l
e
t
e
o
n
6
/
1
/
1
3
w
i
t
h
C
i
t
y
I
m
p
r
o
v
e
m
e
n
t
s
c
o
m
p
l
e
t
e
d
6/30/13. Park to open
06
/
3
0
/
1
3
.
CO
M
M
U
N
I
T
Y
S
E
R
V
I
C
E
S
D
I
V
I
S
I
O
N
9
B
u
i
l
d
i
n
g
C
o
m
m
u
n
i
t
y
TB
D
Hu
r
s
h
PC
D
C
r
e
q
u
e
s
t
e
d
u
p
d
a
t
e
a
t
a
f
u
t
u
r
e
m
e
e
t
i
n
g
;
b
r
i
e
f
i
n
g
to be scheduled.
10
H
u
m
a
n
S
e
r
v
i
c
e
s
C
e
n
t
e
r
O
n
g
o
i
n
g
H
u
r
s
h
U
p
d
a
t
e
s
p
r
o
v
id
e
d
a
s
n
e
e
d
e
d
o
r
r
e
q
u
e
s
t
e
d
.
11
Un
i
f
y
c
o
m
m
u
n
i
t
i
e
s
t
h
r
o
u
g
h
ce
n
t
r
a
l
i
z
e
d
c
o
m
m
u
n
i
c
a
t
i
o
n
a
n
d
ou
t
r
e
a
c
h
TB
D
H
u
r
s
h
C
o
m
m
u
n
i
t
y
S
e
r
v
i
c
e
s
t
o
g
i
v
e
a
n
n
u
a
l
u
p
d
a
t
e
s
.
DI.H Page 106 of 108
Ju
n
e
2
4
,
2
0
1
3
Page 3
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
BO
A
R
D
S
,
C
O
M
M
I
S
S
I
O
N
S
&
H
E
A
R
I
N
G
E
X
A
M
I
N
E
R
12
A
r
t
s
C
o
m
m
i
s
s
i
o
n
F
a
l
l
2
0
1
3
F
a
b
e
r
J
o
i
n
t
m
e
e
t
i
n
g
h
e
ld
o
n
1
1
/
2
6
/
1
2
w
i
t
h
P
C
D
C
.
13
H
u
m
a
n
S
e
r
v
i
c
e
s
C
o
m
m
i
t
t
e
e
F
a
l
l
2
0
1
3
H
u
r
s
h
J
o
i
n
t
m
ee
t
i
n
g
h
e
l
d
9
/
2
4
/
1
2
.
14
H
e
a
r
i
n
g
E
x
a
m
i
n
e
r
F
a
l
l
2
0
1
3
D
i
x
o
n
He
a
r
i
n
g
E
x
a
m
i
n
e
r
a
t
t
e
n
d
e
d
1
1
/
2
6
/
1
2
m
e
e
t
i
n
g
f
o
r
a
n
n
u
al briefing with the
Co
m
m
i
t
t
e
e
.
15
P
a
r
k
s
&
R
e
c
r
e
a
t
i
o
n
B
o
a
r
d
J
u
l
y
2
2
2
0
1
3
F
a
b
e
r
A
n
n
u
al
u
p
d
a
t
e
o
c
c
u
r
r
e
d
6
/
1
1
/
1
2
w
i
t
h
P
C
D
C
.
16
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
A
u
g
u
s
t
2
0
1
3
C
h
a
m
b
e
r
l
a
i
n
Co
m
m
i
t
t
e
e
w
i
l
l
h
o
l
d
a
j
o
i
n
t
m
e
e
t
i
n
g
e
v
e
r
y
s
i
x
m
o
n
t
h
s with Planning
Co
m
m
i
s
s
i
o
n
.
T
h
e
n
e
x
t
m
e
e
t
i
n
g
w
i
l
l
b
e
h
e
l
d
8
/
2
0
1
3
.
17
T
r
a
n
s
p
o
r
t
a
t
i
o
n
,
T
r
a
n
s
i
t
,
a
n
d
T
r
a
i
l
s
S
p
r
i
n
g
2
0
1
4
Th
o
r
d
a
r
s
o
n
A
n
n
u
a
l
u
p
d
a
t
e
o
c
c
u
r
r
e
d
o
n
5
/
2
8
/
1
3
w
i
t
h
P
CD
C
.
18
U
r
b
a
n
T
r
e
e
B
o
a
r
d
F
a
l
l
2
0
1
3
F
a
b
e
r
A
n
n
u
a
l
u
p
d
a
t
e
o
cc
u
r
r
e
d
1
0
/
2
2
/
1
2
w
i
t
h
P
C
D
C
.
CO
M
P
R
E
H
E
N
S
I
V
E
P
L
A
N
/
C
A
P
I
T
A
L
F
A
C
I
L
I
T
I
E
S
P
L
A
N
N
I
N
G
(
L
o
n
g
R
a
n
g
e
P
l
a
n
n
i
n
g
)
19
C
o
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
U
p
d
a
t
e
T
B
D
C
h
a
m
b
e
r
l
a
i
n
20
1
3
–
2
0
1
4
A
u
b
u
r
n
C
o
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
u
p
d
a
t
e
.
M
a
j
o
r update of the
co
m
p
r
e
h
e
n
s
i
v
e
p
l
a
n
f
o
r
t
h
e
n
e
x
t
2
0
y
e
a
r
s
+
.
20
W
a
t
e
r
,
S
e
w
e
r
,
S
t
o
r
m
Sc
o
p
e
:
U
p
d
a
t
e
t
o
t
h
e
W
a
t
e
r
,
Se
w
e
r
,
a
n
d
S
t
o
r
m
Co
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
s
i
n
c
o
n
c
e
r
t
wi
t
h
t
h
e
C
o
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
Up
d
a
t
e
p
r
o
j
e
c
t
.
On
-
g
o
i
n
g
P
u
b
l
i
c
W
o
r
k
s
Up
d
a
t
e
t
o
t
h
e
t
h
r
e
e
u
t
i
l
i
t
y
c
o
m
p
r
e
h
e
n
s
i
v
e
p
l
a
n
s
a
s
the City updates its
co
m
p
r
e
h
e
n
s
i
v
e
p
l
a
n
.
21
Tr
a
n
s
p
o
r
t
a
t
i
o
n
P
l
a
n
n
i
n
g
Sc
o
p
e
:
L
o
n
g
-
t
e
r
m
p
l
a
n
n
i
n
g
f
o
r
th
e
i
n
t
e
r
r
e
l
a
t
i
o
n
s
h
i
p
b
e
t
w
e
e
n
la
n
d
u
s
e
a
n
d
t
r
a
n
s
p
o
r
t
a
t
i
o
n
in
f
r
a
s
t
r
u
c
t
u
r
e
.
On
-
g
o
i
n
g
P
a
r
a
Co
m
p
r
e
h
e
n
s
i
v
e
T
r
a
n
s
p
o
r
t
a
t
i
o
n
U
p
d
a
t
e
a
d
o
p
t
e
d
b
y
C
i
t
y
Council in 2009.
Co
m
p
r
e
h
e
n
s
i
v
e
T
r
a
n
s
p
o
r
t
a
t
i
o
n
P
l
a
n
U
p
d
a
t
e
i
n
c
o
n
c
e
r
t
with the Comprehensive
Pl
a
n
U
p
d
a
t
e
P
r
o
j
e
c
t
.
DI.H Page 107 of 108
Ju
n
e
2
4
,
2
0
1
3
Page 4
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
22
Tr
a
n
s
p
o
r
t
a
t
i
o
n
I
m
p
r
o
v
e
m
e
n
t
Pr
o
g
r
a
m
(
T
I
P
)
Sc
o
p
e
:
6
-
y
e
a
r
t
r
a
n
s
p
o
r
t
a
t
i
o
n
im
p
r
o
v
e
m
e
n
t
p
r
o
g
r
a
m
t
h
a
t
i
s
up
d
a
t
e
d
a
n
n
u
a
l
l
y
i
d
e
n
t
i
f
y
i
n
g
tr
a
n
s
p
o
r
t
a
t
i
o
n
r
e
l
a
t
e
d
c
a
p
i
t
a
l
pr
o
j
e
c
t
s
20
1
4
Pa
r
a
Re
s
o
l
u
t
i
o
n
N
o
.
4
9
3
7
,
t
h
e
2
0
1
4
-
2
0
1
9
T
r
a
n
s
p
o
r
t
a
t
i
o
n
I
mprovement Program
(T
I
P
)
w
i
l
l
g
o
b
e
f
o
r
e
C
i
t
y
C
o
u
n
c
i
l
J
u
n
e
1
7
,
2
0
1
3
f
o
r
approval.
23
Ca
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
P
l
a
n
Sc
o
p
e
:
6
-
y
e
a
r
c
a
p
i
t
a
l
f
a
c
i
l
i
t
i
e
s
pl
a
n
f
o
r
t
h
e
C
i
t
y
’
s
p
u
b
l
i
c
fa
c
i
l
i
t
i
e
s
/
u
t
i
l
i
t
i
e
s
On
-
g
o
i
n
g
F
i
n
a
n
c
e
Up
d
a
t
e
d
a
n
n
u
a
l
l
y
a
s
n
e
e
d
e
d
a
s
p
a
r
t
o
f
t
h
e
c
o
m
p
r
e
h
e
n
sive plan update
pr
o
c
e
s
s
.
T
h
e
2
0
1
3
-
2
0
1
8
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
P
l
a
n
a
p
p
roved by the City Council
12
/
1
7
/
1
2
.
OT
H
E
R
24
E
c
o
n
o
m
i
c
D
e
v
e
l
o
p
m
e
n
t
U
p
d
a
t
e
s
A
s
N
e
e
d
e
d
M
a
y
o
r
F
u
t
ur
e
b
r
i
e
f
i
n
g
s
t
o
b
e
p
r
o
v
i
d
e
d
a
s
n
e
e
d
e
d
.
DI.H Page 108 of 108