HomeMy WebLinkAbout06-08-2015 CITY COUNCIL STUDY SESSION AGENDA PACKETAlityrB
URN
WASHINGTON
City Council Study Session
June 8, 2015 - 5:30 PM
Auburn City Hall
AGENDA
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I. CALL TO ORDER
A. Roll Call
II. ANNOUNCEMENTS, REPORTS, AND PRESENTATIONS
III. AGENDA ITEMS FOR COUNCIL DISCUSSION
A. Public Works Project No. CP1412 - Auburn Community and Youth Center
Project - 15 Minute Presentation / 15 Minute Q & A* (Sweeting)
B. Recreational Vehicles as Dwelling Units - 15 Minute Presentation / 15
Minute Q & A* (Tate)
Review and discuss Auburn City Code (ACC) Chapters 18.07 and 18.46A
relating to Recreational Vehicles (RV) and Temporary Use Permits associated
with Recreational Vehicles
IV. OTHER DISCUSSION ITEMS
V. 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 13
DI.A
AuBuRN ITY Cdr •
wAs - IENGTo
AGENDA BILL APPROVAL FORM
Agenda Subject: Date:
Public Works Project No. CP1412 - Auburn Community and June 1, 2015
Youth Center Project - 15 Minute Presentation / 15 Minute Q
&A
Department:
CD & PW
Attachments:
Project Summary
Administrative Recommendation:
Budget Impact:
$0
CP1412 Auburn Community and Teen Center Project, Final Design.
Background Summary:
This project will design and construct a community and youth center at the north end
of the Les Gove Community Campus. The community and youth center will provide
approximately 21,000 square feet of building space to be used for educational,
cultural, and social activities. Emphasis will be made on creating spaces that will
attract teens and encourage cross - generational interactions with the existing
neighboring Senior Center. The community and youth center will be created by
renovating the City's existing Parks, Recreation and Arts Administration Building
(approximately 7,300 square feet) and adding approximately 13,700 square feet of
new building space.
The project design is complete and the construction contract will be advertised for bids
starting June 9th. The project team will present a summary of the final design at the
Study Session.
Reviewed by Council Committees:
Councilmember:
Staff: Sweeting
Meeting Date: June 8, 2015 Item Number: DI.A
AUBURN * MORE THAN YOU IMAGINED Page 2 of 13
AUBURN COMMUNITY AND YOUTH CENTER
PROJECT SUMMARY - UPDATE
June 8, 2015
PROJECT DESCRIPTION
This project will design and construct a community and youth center at the north end of the Les
Gove Community Campus. The community and youth center will provide approximately 21,000
square feet of building space to be used for educational, cultural, and social activities. Emphasis
will be made on creating spaces that will attract teens and encourage cross - generational
interactions with the existing neighboring Senior Center. The community and youth center will be
created by renovating the City's existing Parks, Recreation and Arts Administration Building
(approximately 7,300 square feet) and adding approximately 13,700 square feet of new building
space.
ENGAGEMENT and OUTREACH (recently completed and upcoming)
February 10, 2015 — Community Groups Meeting, discussed project with specific community
groups.
February 23, 2015- City Council Study Session, present schematic design
• February to August — Public engagement through Internet, virtual open house, social media
April 13, 2015 — City Council Study Session, provide project update
• June 2015 — City Council Study Session, provide project update
• August 2015 — City Council Meeting, Award Construction Contract
• August 2015 — Community Meeting after project award to discuss construction schedule and
impacts and building design /programming.
• August 2015 to June 2016 — Public engagement through Internet and social media.
PROJECT SCHEDULE (project is currently on- schedule)
Design and Permitting
Bidding and Award
Construction
Grand Opening
November 2014 —June 2015
June 2015 —July 2015
August 2015 —June 2016
June 2016
PROJECT BUDGET (Project is currently within budget)
Design and Permitting
Construction, Furniture, Commissioning
Project Contingency
Total
$1.9 million
$6.7 million
$0.4 million
$9.0 million
CURRENT STATUS
The project design is complete and the construction contract will be advertised for bids starting June
9th
DI.A Page 3 of 13
DI.A
AuBuRN ITY CAF �
\VASHENG`Or,
AGENDA BILL APPROVAL FORM
Agenda Subject: Date:
Recreational Vehicles as Dwelling Units - 15 Minute June 1, 2015
Presentation / 15 Minute Q & A
Department: Attachments:
Planning and Development Memorandum
Attachment A
Administrative Recommendation:
Background Summary:
See the attached Memorandum.
Reviewed by Council Committees:
Councilmember:
Meeting Date: June 8, 2015
Budget Impact:
$0
Staff: Tate
Item Number: DI.A
AUBURN * MORE THAN YOU IMAGINED Page 4 of 13
CITY OF
AUBURN
* WASHINGTON
MEMORANDUM
TO: Mayor Backus and City Council Members
FROM: Jeff Tate, Assistant Director of Community Development
DATE: June 3, 2015
RE: Recreational Vehicles as Dwelling Units
Background
On a somewhat routine basis City Code Enforcement receives inquiries and /or complaints
regarding people who are living in a Recreational Vehicle (RV). A typical inquiry directed to
Code Enforcement is that an RV has been placed within a residential neighborhood where the
occupant of a single family home has allowed the RV to be parked on their property and
occupied by another family, friend, or renters to reside within the unit for an extended period of
months.
While Auburn City Code (ACC) provides definitions, permitting requirements and development
regulations for RV parks it does not provide guidance on how RV living should be regulated
outside of RV parks. Most cities establish regulations that describe the permitting requirements,
circumstances, and durations under which living within an RV is allowed. Additionally, most
cities do not permit living within an RV outside of an RV park in perpetuity. A common
allowance for temporary RV living is where a property owner is building a permanent residence
and the owner desires to live on site during the construction activity.
Other Jurisdictions
Kent — An RV may be used as a dwelling unit on a temporary basis that does not exceed 90
days and provided the use of the RV is consistent with the underlying zone. This means that
Kent allows an RV to be used for temporary living quarters in residential and mixed use zones
for up to 90 days and that they prohibit an RV as a dwelling unit in commercial and industrial
zones. Requires obtaining a Temporary Use Permit from City.
Federal Way — Living within an RV outside of an approved RV park is not permitted.
Puyallup — RV's may be used for temporary lodging on the site of an active construction project
but for no longer than 6 months. Requires that the owner obtain a temporary use permit in
order to place the RV and allow it to be used as temporary lodging.
Renton — Living within an RV outside of an approved RV park is not permitted.
Tacoma — Living within an RV outside of an approved RV park is not permitted.
DI.A Page 5 of 13
Discussion
Staff proposes to add clarifying language to Chapter 18.07 that prohibits living within an RV in
any residential zone unless it is located within an approved RV park. As noted in Attachment A,
staff also included automobiles and boats as prohibited types of residences. This addition is
proposed because Code Enforcement has experienced situations where someone is living in a
van or boat that is sitting on a trailer.
Staff also proposes to add language to Chapter 18.46A, the temporary use section of Auburn
City Code that provides for an allowance that a property owner can obtain a Temporary Use
Permit to live in an RV for a period of 6 months during construction of a permanent residence.
The draft language also states that a single 6 month extension can be granted in the event the
permanent residence has not been finished.
There are times where Auburn Code Enforcement visits a property and finds that someone has
out of town visitors that are staying in an RV that is parked on site. These types of visits tend to
last no more than a few days and very rarely more than a month. When Code Enforcement
learns of this situation the policy has been to inform the property owner that it is not the intent of
the residential zoning designation to allow RV living but that they will revisit the property in a few
weeks to verify that the RV has moved on. This interaction is verbal and occurs without any
written notification unless they find the RV is still there. Staff suggests that the City continue
with this type of policy rather than codifying standards that create an inflexible box to work
within.
Staff presented the attached draft code amendments to the Planning Commission on June 2,
2015 as a discussion item. Staff did not present the materials as part of a public hearing or
make a request that the Planning Commission make a decision. The following points of
discussion were raised during their meeting by individual Commission members (e.g. they do
not necessarily represent majority or minority sentiment):
• It was suggested that if RV(s) are located on private residential properties it is
appropriate to allow friends or family to live within those units in order reduce
homelessness. Staff responded by indicating that surrounding neighbors perceive RV
living on adjacent lots as degrading their property values and it has been our observation
that other types of undesirable activity accompanies these situations.
• If the City were to require a permit for placement of a RV on a residential lot the
inspection should be focused on making sure that the occupants are living within a safe
and healthy environment and not on whether there is an impact to the surrounding
residential neighbors. Staff responded to this comment by indicating that we do not
have any standards to utilize in this type of inspection. Recreational Vehicles are not
regulated under the International Building Code which is the set of rules that govern
occupancy limits, utility connections, structural integrity, etc. It would therefore be
difficult to make a life /safety determination in these scenarios.
Questions:
1. Is it appropriate to make amendments to the draft proposal that would allow for limited or
unlimited living within an RV on a residential lot?
2. Are there other considerations that should be included the draft proposal before a formal
draft is transmitted to Planning Commission for public hearing?
DI.A Page 6 of 13
ATTACHMENT A
18.04.330 Dwelling.
"Dwelling" means a building designed exclusively for residential purposes for occupancy by a person, family, or
unrelated group with one or more rooms for living and sleeping purposes, containing kitchen facilities and
rooms with internal accessibility, including single - family, two - family, multiple - family dwellings, and townhouse
dwellings but not including Recreational Vehicles, or hotels or motel units without kitchens
18.07.020 Uses.
Table 18.07.020
Permitted Use Table — Residential Zoning Designations
P = Permitted A = Administrative C = Conditional Use X = Not Permitted
Land Uses
Zoning Designations
RC
R -1
R -5
R -7
R -10
R -16
R -20
A. Residential Uses.
Accessory dwelling units
P
P
P
P
X'
X'
X'
Accessory use, residential
P
P
P
P
P
P
P
Adult family home
P
P
P
P
P
P
P
Bed and breakfast
P
P
P
P
P
P
P
Communal residence four or less individuals
P
P
P
P
P
P
P
Duplexes; provided, that minimum lot size of
zoning designation is met and subject to
compliance with Chapter 18.25 ACC (Infill
Residential Development Standards)
X
X
A
P
P
P
X
Foster care homes
P
P
P
P
P
P
P
Group residence facilities (7 or more
residents)
X
X
X
X
C
C
C
Group residence facilities (6 or fewer
residents)
P
P
P
P
P
P
P
Keeping household pets'
Pz
Pz
Pz
Pz
Pz
Pz
Pz
Multiple - family dwellings
X
X
X
X
A
P
P
DI.A
Page 7 of 13
Table 18.07.020
Permitted Use Table — Residential Zoning Designations
P = Permitted A = Administrative C = Conditional Use X = Not Permitted
Land Uses
Zoning Designations
RC
R -1
R -5
R -7
R -10
R -16
R -20
Neighborhood recreational buildings and
facilities owned and managed by the
neighborhood homeowners' association
A6
A6
A6
A6
A6
P
P
Recreational vehicles, that are not part of
X
—
X
—
X
—
X
—
X
—
X
—
X
—
an approved recreational vehicle park,
and boats, automobiles, and other
vehicles used as a dwelling unit
Renting of rooms, for lodging purposes only,
to accommodate not more than two persons
in addition to the family or owner occupied
unit'
P
P
P
P
P
P
P
Residential care facilities including but not
limited to assisted living facilities,
convalescent homes, continuing care
retirement facilities
P
P
X
X
A
P
P
Single- family detached dwellings, new
P
P
P
P
P
P
X
Supportive housing, subject to the
provisions of ACC 18.31.160
X
X
X
X
X
P
P
Swimming pools, tennis courts and similar
outdoor recreation uses only accessory to
residential or park uses
P
P
P
P
P
P
P
Townhouses (attached)
X
X
X
X
P
P
P
B. Commercial Uses.
Commercial horse riding and bridle trails
A
X
X
X
X
X
X
Commercial retail, included as part of
mixed -use development and not a home
occupation in compliance with Chapter
18.60 ACC
X
X
X
X
A
A
A
Daycare, limited to a mini daycare center.
Daycare center, preschool or nursery school
X
A
A
A
A
A
A
1 An owner occupant that rents to more than two persons but no more than four persons is required to obtain a
City of Auburn Rental Housing Business License and shall meet the standards of the International Property
Maintenance Code.
DI.A
Page 8 of 13
Table 18.07.020
Permitted Use Table — Residential Zoning Designations
P = Permitted A = Administrative C = Conditional Use X = Not Permitted
Land Uses
Zoning Designations
RC
R -1
R -5
R -7
R -10
R -16
R -20
may also be permitted but must be located
on an arterial
Home -based daycare as regulated by RCW
35.63.185 and through receipt of approved
city business license
P
P
P
P
P
P
P
Home occupations subject to compliance
with Chapter 18.60 ACC
P
P
P
P
P
P
P
Mixed -use development'
X
X
X
X
P
P
P
Nursing homes
X
X
X
X
C
C
C
Private country clubs and golf courses,
excluding driving ranges
X
X
C
C
C
X
X
Privately owned and operated parks and
playgrounds and not homeowners'
association -owned recreational area
X
A
A
A
A
P
P
Professional offices, included as part of
mixed -use development and not a home
occupation in compliance with Chapter
18.60 ACC
X
X
X
X
A
A
A
C. Resource Uses.
Agricultural enterprise:'
When 50 percent, or more, of the total site
area is dedicated to active agricultural
production during the growing season, and
with 52 or less special events per calendar
year
A'
X
X
X
X
X
X
When less than 50 percent of the total site
area is dedicated to active agricultural
production during the growing season, or
with more than 52 special events per
calendar year
C'
X
X
X
X
X
X
Agricultural type uses are permitted
provided they are incidental and secondary
to the single - family use:
Agricultural crops and open field growing
P
X
X
X
X
X
X
DI.A
Page 9 of 13
Table 18.07.020
Permitted Use Table — Residential Zoning Designations
P = Permitted A = Administrative C = Conditional Use X = Not Permitted
Land Uses
Zoning Designations
RC
R -1
R -5
R -7
R -10
R -16
R -20
(commercial)
Barns, silos and related structures
P
X
X
X
X
X
X
Commercial greenhouses
P
X
X
X
X
X
X
Pasturing and grazing'
P
X
X
X
X
X
X
Public and private stables'
P
X
X
X
X
X
X
Roadside stands, for the sale of agricultural
products raised on the premises. The stand
cannot exceed 300 square feet in area and
must meet the applicable setback
requirements
P
X
X
X
X
X
X
Fish hatcheries
C
X
X
X
X
X
X
D. Government, Institutional, and Utility Uses.
Civic, social and fraternal clubs
X
X
X
X
A
A
A
Government facilities
A
A
A
A
A
A
A
Hospitals (except animal hospitals)
X
X
X
X
X
C
C
Municipal parks and playgrounds
A
P
P
P
P
P
P
Museums
X
X
X
X
A
A
A
Religious institutions, less than one acre lot
size
A
A
A
A
A
A
A
Religious institutions, one acre or larger lot
size
C
C
C
C
C
C
C
Transmitting towers
C
C
C
C
C
C
C
Type 1 -D Wireless Communication Facility
(see ACC 18.04.912(J))
P
P
P
P
P
P
P
Utility facilities and substations
C5
C5
C5
C5
C5
C5
C5
1. An accessory dwelling unit may be permitted with an exis ing single - family residence pursuant to ACC 18.31.120.
2. Please see the supplemental development standards for animals in ACC 18.31.220.
DI.A
Page 10 of 13
3. Individual uses that make up a mixed -use development must be permitted within the zone. If a use making up part
of a mixed -use development requires an administrative or conditional use permit, the individual use must apply for
and receive the administrative or conditional use approval, as applicable.
4. Proximity of pasture or livestock roaming area to wells, surface waters, and aquifer recharge zones is regulated by
the King or Pierce County board of health, and property owners shall comply with the provisions of the King County
board of health code.
5. Excludes all public and private utility facilities addressed under ACC 18.02.040(E).
6. Administrative use permit not required when approved as part of a subdivision or binding site plan.
18.46A.070 General and specific temporary use permits.
A. General Type I Temporary Use Permits. In accordance with ACC 18.46A.030, the planning director or
designee may approve the following general Type I temporary uses and structures:
1. For all zoning districts:
a. Temporary use of land to conduct nonprofit events of up to six calendar days or less, where the
events are of a kind not typically used by the sponsor at the location or site of the event;
b. Temporary parking facilities for private uses for four weeks or less per year;
c. Temporary fencing for public or private uses for four weeks or less per year;
d. Temporary use of privately owned property for temporary offices, construction trailers, materials
storage, equipment storage or vehicle parking essential to and only in conjunction with the
construction or building of public buildings, structures, road, or utility improvements.
2. For residential zoning districts:
a. Temporary modular sales and leasing offices for on -site residential development properties;
b. Placement of tents, canopies, or membrane structures for zero to two weeks per year that meet
setbacks of the underlying zone;
c. Placement of portable moving and storage containers for no greater than three weeks per year;
d. On -site temporary caretaker trailers for private or nonprofit residential construction;
e. On -site temporary construction trailers and offices and storage areas for construction materials
and equipment for private or nonprofit residential construction;
DI.A Page 11 of 13
f. Special events such as a community block party, neighborhood parade or similar event involving
multiple properties and causing temporary impacts to public rights -of -way or potential increased need
for public services.
g. Living within a recreational vehicle on a property when a building permit to construct a permanent
dwelling unit has been issued and construction activity remains active.
3. For nonresidential zoning districts:
a. Commercial carnivals, circuses and shows;
b. Temporary sales and leasing offices for on -site commercial or industrial development properties;
c. On -site temporary construction trailers and offices and storage areas for construction materials
and equipment for commercial, industrial or institutional construction;
d. On -site temporary caretaker trailers for commercial, industrial or institutional construction sites;
e. Temporary changes of uses and associated temporary structures for four weeks or less per year;
f. Temporary mobile sales for the sale of plants, flowers, books, crafts, produce, beverages, food,
and other similar items in a single location for no more than two hours per day;
g. Placement of commercial storage containers for no more than three weeks per year;
h. Special events such as a weekend sales event or outdoor concert causing temporary impacts to
public rights -of -way or potential increased need for public services;
i. Holiday - related seasonal sales lots along with their associated temporary structures subject to
compliance with the following:
i. Applicant demonstrates written proof of property owner permission for use of the subject
property;
ii. Adequate off - street parking is provided;
iii. The use will not interfere with adequate vision clearance, as governed by the city of Auburn
engineering design standards, as amended;
DI.A Page 12 of 13
iv. The use will not obstruct pedestrian access on public rights -of -way;
v. Signage shall comply with the city's signage regulations;
vi. Compliance to conditions required by the building official and fire marshal for minimum
building, fire and life safety codes;
vii. Adequate provisions for trash disposal and sanitary facilities are provided.
j. Agricultural seasonal sale of produce subject to compliance with the following:
i. Demonstrates written proof of property owner permission for use of the subject property;
ii. Adequate off - street parking is provided;
iii. The use will not interfere with adequate vision clearance, as governed by the city of Auburn
engineering design standards, as amended;
iv. The use will not obstruct pedestrian access on public rights -of -way;
v. Signage shall comply with the city's signage regulations;
vi. Compliance to conditions required by the building official and fire marshal for minimum
building, fire and life safety codes;
vii. Adequate provisions for trash disposal and sanitary facilities are provided.
DI.A Page 13 of 13