HomeMy WebLinkAbout09-26-2016 CITY COUNCIL STUDY SESSION AGENDACity Council Study Session
September 26, 2016 - 5:30 PM
City Hall Annex - 1 East Main Street
AGENDA
Watch the meeting LIVE!
Watch the meeting video
Meeting videos are not available until 72
hours after the meeting has concluded.
I. CALL TO ORDER
A. Roll Call
II. ANNOUNCEMENTS, REPORTS, AND PRESENTATIONS
III. AGENDA ITEMS FOR COUNCIL DISCUSSION
A. Auburn Arts and Cultural Center Update (10 Minute Presentation &10 Minute
Q&A) (Faber)
B. Parks and Recreation Board Annual Update (10 Minute Presentation & 5 Minute
Q&A) (Faber)
C. Arts Commission Annual Update (10 Minute Presentation & 5 Minute Q&A)
(Faber)
D. Urban Tree Board Annual Update (10 Minute Presentation & 5 Minute Q&A)
(Faber)
E. Cemetery Board Annual Update (10 Minute Presentation & 5 Minute Q&A)
(Faber)
F. White River Historical Society Board Annual Update (10 Minute Presentation & 5
Minute Q&A) (Faber)
G. 2017-2018 Human Services Funding (20 Minute Presentation & 20 Minute
Q&A)* (Hinman)
2017-2018 Human Services Funding Recommendations
H. Ordinance No. 6617 (20 Minute Presentation & 20 Minute Q&A)* (Snyder)
An Ordinance of the City Council of the City of Auburn, Washington, creating
new sections 13.48.245, 13.48.246, 13.48.247 and 13.48.425 of the City Code,
and amending sections 12.04.010, 13.41.010, 13.41.050, 13.48.005, 13.48.010,
13.48.110, 13.48.180, 13.48.225, 13.48.230, 13.48.240, 13.48.250, 13.48.420,
13.48.440, 15.74.010, 15.74.020, 15.74.050, 17.02.030, 17.09.050, 17.09.070,
17.10.020, 17.10.070, 17.10.120, 17.12.010, 17.26.010, 17.26.030, 18.50.010
and 18.50.040 of the City Code relating to Low Impact Development
IV. ADJOURNMENT
Page 1 of 50
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 2 of 50
AGENDA BILL APPROVAL FORM
Agenda Subject:
2017-2018 Human Services Funding (20 Minute
Presentation & 20 Minute Q&A)
Date:
September 21, 2016
Department:
Administration
Attachments:
Human Services Funds
Budget Impact:
$0
Administrative Recommendation:
For discussion.
Background Summary:
Human Services funds are 1% of the City's General Fund that are designated for the
biennial, competitive human services fund application cycle and other supportive
programs in Auburn. The application process opens in the spring prior to the new
contract 2-year cycle; applicants are given six weeks to submit a completed
application. After evaluating all submissions the Human Services Committee selects
programs and provides recommendations based on how much the programs
requested, their applications, the needs the programs meet in the Auburn
community and the amount of funds available through the general fund.
Reviewed by Council Committees:
Councilmember: Staff:Hinman
Meeting Date:September 26, 2016 Item Number:DI.G
AUBURN * MORE THAN YOU IMAGINEDDI.G Page 3 of 50
Human Services Funds
Human Services funds are 1%of the City's General Fund (see comparative funding chart on page 5) that goes
to the biennial, competitive human services fund application cycle and other supportive service programs in
Auburn. Funds are awarded to programs of nonprofit organizations, not the entire organization.This means
that organizations can apply multiple times depending on how many programs they want to have funded.The
funds must benefit Auburn residents and have to align with the City's areas of focus which include:
poverty reduction
child abuse and neglect
domestic violence and sexual assault
health care
Applications open in the spring prior to the new contract year and applicants are given six weeks to submit a
completed application.Applications require:
full organizational and program descriptions
budgets for both the organization and the program
proof of 501c3 status
a financial summary including a management letter
number of Auburn residents served
narrative on how the program will benefit our community
All completed applications are submitted to the City's Human Services Committee and evaluated using a rating
tool.After evaluating all applications the committee carefully selects which programs they want to fund for the
next two years.This year 70 programs applied for funding and 46 were selected to be funded.Applications that
need further explanation are asked to provide an oral presentation to the committee.Applicants are not required
to provide the presentation;however it is an opportunity to provide clarity to any answers that were not made
clear to the committee as well as meet new applicants.Presentations are 15 minutes with 5 minutes allowed for
a brief overview of the organization and the program and 10 minutes for questions by committee members.
After all oral presentations are completed the Human Services Committee evaluates all applications and
provides recommendations based on how much the program requested,their application,the need the program
is meeting in Auburn's community and the amount of funds available through the general fund.
Recommendations of funds awarded are also based on the capacity of the organization and the relationship the
organization has with Auburn. For example,if an organization only has one paid staff and two volunteers to
provide their program's services they may receive an award of$2,000-$5,000.Anything larger would increase
their expectation to serve and overwhelm them and set them up for failure. For newly funded applicants the
committee has a general rule of recommending$5,000 or less.The committee will then use the two year cycle
to evaluate the program and its benefit to Auburn and see if during the next application cycle the program can
be considered for an increased amount of funding. All recommendations are submitted to City Council for
approval.
In 2016 the City of Auburn Human Services Committee implemented new strategies to better organize and
streamline how they determine recommendations for Human Services Funding.During their committee retreat
they agreed to sign conflict of interest forms for any committee member who might have a relationship with
DI.G Page 4 of 50
an applicant and reintroduced oral presentations to the application process.The committee also conducted 10
site visits of organizations who have received funding.
During the 2017-18 funding cycle the committee plans to increase the amount of sites visited.The changes and
improvements implemented by the committee have made the application process more efficient and timely
ensuring enough time to invest into each individual application as well as careful and meticulous evaluation of
how each program contributes to the overall health and wellness of Auburn and its residents.
Community Development Block Grant Funds(CDBG)
The City of Auburn receives Community Development Block Grant(CDBG) funds each year to support our
community while maintaining a focus on our most vulnerable, underserved and at risk residents. Programs
awarded CDBG public service dollars are primarily given to organizations that have a capacity to meet the
reporting requirements of HUD.
CDBG funds awarded during the biennial human services application are only given to programs or projects
that are considered public services under HUD's definition. Public services are direct services to individuals
that include but are not limited to:
employment training
health care
education programs
child care and services for homeless persons
Public service awarded funds cannot exceed 15%of the total CDBG amount awarded to the City.Public service
needs are determined by demographic information,needs assessments,employment rates,citizen reporting and
consultations with partnering organizations.The City of Auburn's current breakdown of CDBG funds is:
Housing Repair$250,000 (48%)
Program Administration$100,000(20%)
Public Services$77,500 (15%)
Economic Development$40,000(8%)
Youth and Young Adults$51,664 (9%)
DI.G Page 5 of 50
Agency/Program Recommendation Request 15-16 Funding
deuoler necridialitalta
2. Auburn Pretnan Aid 5,500 5,500 5,000
3. Auburn Res site 10,000 20,000 10,000
4.Auburn Youth Resources:Dro s-In 30,000 85,000 85,000
5. Birth to Three Develo mental Center 15,000 15,000 10,000
cholic Comm i}_; S i f.= • Emer i;<71-r- 411116_11.1111 alkill.M.11
7. Catholic Community Services: I TOME 16,500 16,500 15,000
8.Catholic Community Services: Katherine's House and Rita's House 5,500 5,500 5,000
9. Catholic Community Services: Chore Services 6,000 10,000 3,0011
11.Children's Home Socie -:Auburn Famil Resource Center 30,000 20,000
12.Children's Thera 'Center:S.ecial Needs 10,800 10,800 10,000
13.Christ Communi Free Clinic 15,000 20,000 20,000
14.Communities in Schools:Students in Need 8,000 20,000 5,000
15.Conse'o Counse' : &Referral Service:DV Communi -Advocac 10,000 20,000 10,000
16.Cour. e360: Ern.lo ment Services Continuum 5,000 8,000 8,000
17.Crisis Clinic:Crisis Line 1,000 7,500 1,000
18.Crisis Clinic:Kin• County 2-1-1 5,000 15,000 1,000
19.Crisis Clinic: Teenl.ink 2,500 4,500 1,000
LIE 9 nt •Adv.ry 111F Al_
21.DAWN:Housin 10,000 10,00(1 9,000
r;on t
t ____ .Y.y6'1tumi__Y 5,0(-)"13.675 it
24. International Communi ,1-Iealth Services:Dental f milmi 10,538 u
25.King Bar A- Io Bo•,.,; - lit i i -.71111=r--- --.-
26. Kin' Coun Sexual Assault Resource Center. Corn rehensive Sexual Assault Services 22,500 24,525 22,500
27. Multi-Service Center: Shelter&Transitional Housin:8,000 8,000 8,000
28.Orion: Em lo'ment Services 20,000 28,000 15,000
29.Pediatric Interim Care Center.Interim Care of D -Ex.osed Infants 12,000 12,000 10,000
30.Seattle-Kin: Coun De.t.of Public Health: SKC Mobile Medical Van 12,000 12,000 10,000
x,,.,-3(,15
DI.G Page 6 of 50
Agency/Program Recommendation Request 15-16 Funding
31.SoundGenerations:Meals on Wheels 7,000 7,910 7,000
32.Sound Generations:Volunteer Trans* ortation 5,000 24,310 5,000
Fund Mental uld&Fa`10,
Sound Mental Health:Low Income Counseling
35.Sound Mental Health: PATI 1 1 Iomeless Outreach
y
7,500 10,000 5,000
36.South King Council of Human Services:Capacity Building 7,000 10,000 5,000
37. SKC St. Vincent de Paul Stores: Emer_en Services 15,000 20,000 10,000
38.St. Ste hen House 10,!11
39. *Hie Auburn Food Rank 35,000 40,000 35,000
40.`I'r_echousc: Graduation Succe MU
41. Ukrainian Community Center of Washington:Refugee Assistance 7,500 15,000 7,500
42. Ukrainian Community Center of Washington: Crisis Family Intervention Program(CFIP) 5,000 15,000 5,000
43.YWCA Seattle-King-Snohomish:Children's Domestic Violence 5,000 5,000 5,000
44.YWCA Seattle-King-Snohomish: Domestic Violence 20,000 20,000 20,000
45.YWCA Seattle-King-Snohomish:Auburn Transitional Housing 14,000 14,000 14,000
46.YWCA Seattle-King-Snohomish: Emergency Housing 4,000 4,000 4,000
Total 452,300 $718,306
Other programs funded with Human Services GF funds:
Agency Program Amount 15-16 Funding
COA-Senior Center Salad Bar 5,000 4,500
COA-Parks Get Up&Get Out 16,000 16,000
COA -Community Services Nei=hborhood Matchin=Grants 15,000 15,000
COA-Communi Services . Ho e s
Auburn Valley YNIC.A Communi Learning Centers 10,000 20,000
Auburn Valley YMCA/AS Before School Pa 30,000
SKHHI s.. 0
The Auburn Food Bank Emergency Housing Vouchers 15,000 15,000
The Auburn Food Bank Inclement Weather Shelter Partnership 5,000 5,000
Total 131,000
TOTAL GENERAL FUND DOLLARS 583,300
TOTAL GENERAL FUND DOLLARS:$574,300
DI.G Page 7 of 50
Comparative Human Services Funding in South King County(2015-2016 numbers)
Auburn 775,000
1%of GF;also approx. $90,000 for direct service delivery)
Burien 275,000
1.25%of GF;had previously been at 1%;the extra.25%or$55,000 is to address
homelessness)
Covington $126,500
Covington's Comp Plan recommends 2%of their budget,but they're probably closer to
1%in actual funding)
Federal Way $587,164
no formula)
Kent 890,000
7.33/resident)
Renton 562,000
no formula;$30,000 of which is used for either the parallel funding process,capacity
building for agencies,or critical services/TBD)
SeaTac 517,000
1.5%of GF;also$8,800 for direct services)
Tukwila 365,170
no formula)
Note:Some cities use percentage formulas or cost per resident;some reflect staffing;some include other direct services, etc: -but not
all
DI.G Page 8 of 50
AGENDA BILL APPROVAL FORM
Agenda Subject:
Ordinance No. 6617 (20 Minute Presentation & 20 Minute
Q&A)
Date:
September 20, 2016
Department:
CD & PW
Attachments:
Ordinance No. 6617
Budget Impact:
$0
Administrative Recommendation:
For discussion only.
Background Summary:
Ordinance No. 6617 authorizes modifications in the City of Auburn’s municipal code to
make Low Impact Development (LID) principles and best management practices
(BMPs) the preferred and commonly-used approach to new development,
redevelopment, and construction site activities. These changes are in accordance with
the requirements of the City’s National Pollutant Discharge Elimination System
(NPDES) Western Washington Phase II Municipal Stormwater Permit.
Discussions were held with the Planning Commission on June 21, July 19, and August
16, 2016, along with public hearings conducted on July 19 and August 16. Public
comment was received by King Snohomish Master Builders Association, Pierce
County Master Builders Association, and Puget Soundkeepers. On August 16, 2016
the Planning Commission deliberated and voted on a recommendation to adopt the
proposed modifications to Auburn City Code, as summarized below:
ACC 12.04 Public Works Construction
• Recommend revisions to 12.04.010 B(2) to establish the 2014 Department of
Ecology Stormwater Management Manual for Western Washington (DOE
SWMMWW)
https://fortress.wa.gov/ecy/publications/summarypages/1410055.html,
and Supplemental Manual for use within the City of Auburn, as the City’s
Surface Water Management Manual (SWMM).
A presentation to the City Council on the DOE SWMMWW and the Supplemental
Manual is scheduled for the October 10, 2016 study session.
AUBURN * MORE THAN YOU IMAGINEDDI.H Page 9 of 50
ACC 13.41 Utility Systems Development Charge
• Recommend that the System Development Charge (SDC) credit for the use of
LID in 13.41.050 (B) is eliminated. Current City Code provides a System
Development Charge (SDC) credit of up to 70% to encourage the use of LID.
Since consideration of LID is shifting from voluntary to mandatory beginning in
2017, this is no longer needed.
• Recommend removal of LID definition in 13.41.010 (E); the term is eliminated
from this chapter with the revision above, and is defined adequately in other
chapters.
ACC 13.48 Storm Drainage Utility
• Recommend revision of Purpose in 13.48.005 to better describe the goals of the
Storm Utility, including: regulatory compliance; protection of property and
surface water bodies; and provisions for maintenance, planning, collection of
utility rates, and enforcement.
• Recommend modifying 13.48.005 C from “promote LID...as appropriate” to
“require LID…where feasible”.
• Recommend revision and adding definitions in 13.48.010 relative to LID and the
update of the City’s SWMM.
• Recommend adding to 13.48.180 to provide authority to establish necessary
recorded instrument that defines location of required storm BMPs and
maintenance obligations.
• Recommend revisions to 13.48.225 to conform with updates to Ecology’s
Minimum Requirements and require the use of LID principles and BMPs per the
DOE SWMMWW.
• Recommend revision to 13.48.230 B to change “impervious” to “hard” surfaces
to match new DOE definitions and requirements.
• Recommend adding section 13.48.425 Low Impact Development in Ground
Water Protection Areas to protect ground water sources of drinking water in
Ground Water Protection Zones defined in ACC 16.10.080 by not allowing the
use of LID infiltration facilities that collect runoff from pollution-generating
surfaces without also including enhanced treatment.
• Recommend adding sections 13.48.245 Permit – Application,13.48.246Permit
– Approval, and 13.48.247Permit - Revocation to establish code requirements
for storm drainage permits.
ACC 15.74 Land Clearing, Filling and Grading
• Recommend revision of Intent in 15.74.010 to require implementation of LID
principles for land clearing, filling, and grading activities.
AUBURN * MORE THAN YOU IMAGINEDDI.H Page 10 of 50
•Recommend revision of Scope in 15.74.020 to require that all land disturbing
activities meet the provisions of ACC 13.48, including meeting standard LID
requirements where applicable.
• Recommend revision of Exemptions in 15.74.050 to clarify that other sections of
the Auburn City Code will still apply to activities exempted from the requirements
of this specific chapter.
ACC 17.02 General Provisions
• Recommend revision of Purpose in 17.02.030 to incorporate consideration of
LID principles into subdivision layouts.
ACC 17.09 Short Subdivisions
• Recommend revision of 17.09.050 D(2) and K to include consideration of LID
principles in storm drainage/site grading plans for short subdivisions and
addition of requirement to notify individual property owners of location,
responsibilities, and requirements related to LID stormwater management
facilities.
ACC 17.10 Preliminary Subdivisions
• Recommend addition of 17.10.020 D(4e.i) and (4e.ii) to require identification of
location and maintenance responsibilities for proposed LID facilities in
preliminary plat applications.
• Recommend addition of 17.10.070 H to include consideration of LID principles in
preliminary plat findings of fact.
ACC 17.12 Final Subdivisions
• Recommend addition of 17.12.010 D(17) to require notification of individual
property owners and/or associations of the location, responsibilities, and
requirements associated with LID and stormwater management facilities in final
plat documents.
ACC 17.26 Cluster Subdivisions
• Recommend revision of Purpose in 17.26.010 to include consideration of
clustering as a LID technique.
• Recommend revision of 17.26.030B to allow flexibility in minimum lot size, width,
and area to allow maximizing density when LID facilities are designated.
• Recommend revision of 17.26.030 D(5) and (6) to restrict future variances to
setbacks and lot coverage limits when cluster developments are approved, and
eliminate restriction to lot width in cluster subdivisions.
AUBURN * MORE THAN YOU IMAGINEDDI.H Page 11 of 50
•Recommend revision to 17.26.030 D(7a), (7d), and (7e) to allow for LID facilities
in existing common space requirements and the use of LID principles in open
space layout.
ACC 18.50 Landscaping and Screening
• Recommend expanding Intent in 18.50.010 to include LID principle of using
landscaping to disconnect impervious surfaces.
• Recommend expanding Applicability in 18.50.020 to specifically exclude single-
family and duplex units on existing lots located within subdivisions.
• Recommend adding 18.50.040 A(5) to allow LID facilities to be included in
minimum landscaping requirements.
• Recommend revision to Notes for Table 18.50.040(A) to include preference for
the LID design principles of preserving native coniferous vegetation and planting
of native plant species.
• Recommend revision to 18.50.040 C(1), (1a), and (1c) to include LID principles
in Landscape Design.
• Recommend revision to 18.50.040 C(4) to allow the use of bumper blocks in
parking lot landscaping when used as part of a LID design.
Reviewed by Council Committees:
Councilmember: Staff:Snyder
Meeting Date:September 26, 2016 Item Number:DI.H
AUBURN * MORE THAN YOU IMAGINEDDI.H Page 12 of 50
ORDINANCE NO. 6 6 1 7
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, CREATING NEW SECTIONS
13.48.245, 13.48.246, 13.48.247 AND 13.48.425 OF THE CITY
CODE, AND AMENDING SECTIONS 12.04.010, 13.41.010,
13.41.050, 13.48.005, 13.48.010, 13.48.110, 13.48.180, 13.48.225,
13.48.230, 13.48.240, 13.48.250, 13.48.420, 13.48.440, 15.74.010,
15.74.020, 15.74.050, 17.02.030, 17.09.050, 17.09.070, 17.10.020,
17.10.070, 17.10.120, 17.12.010, 17.26.010, 17.26.030, 18.50.010
AND 18.50.040 OF THE CITY CODE RELATING TO LOW
IMPACT DEVELOPMENT
WHEREAS, in connection with its storm drainage programs, the City of Auburn,
Washington, has a National Pollutant Discharge Elimination System (NPDES) Western
Washington Phase II Municipal Stormwater Permit ("Permit");and
WHEREAS, the requirements of this Permit include meeting requirements
mandated by the Washington State Department of Ecology (DOE) to make Low Impact
Development (LID) principles and best management practices (BMPs) the preferred and
commonly-used approach to new development, redevelopment, and construction site
activities; and
WHEREAS, LID includes land planning and engineering design approaches
intended to reduce stormwater runoff by using on-site natural features and distributed
stormwater management practices to mimic pre-disturbance hydrologic processes and
protect water quality; and
WHEREAS, the NPDES Permit specifically requires the City of Auburn to comply
with Special Condition S5.C.4.a by implementing an ordinance or other enforceable
mechanism to address runoff from new development, redevelopment, and construction
Ordinance No. 6617
September 20, 2016
Page 1DI.H Page 13 of 50
site activities that includes the minimum requirements, thresholds, and definitions in
Appendix 1 of the City's Permit; and
WHEREAS, the City can demonstrate that its criteria and requirements will
protect water quality, reduce the discharge of pollutants to the Maximum Extent
Practicable (MEP), and satisfy State of Washington All Known, Available, And
Reasonable Treatment (AKART) requirements by adopting DOE's Stormwater
Management Manual for Western Washington (DOE SWMMWW); and
WHEREAS, this requirement can be met by amending Section 12.04.010.B2 of
the Auburn City Code (ACC), establishing the 2014 DOE SWMMWW and City of
Auburn Supplemental Manual as the City's Surface Water Management Manual
SWMM); and
WHEREAS, the NPDES Permit specifically requires the City of Auburn to comply
with Special Condition S5.C.4.f.i, which requires the City to review, revise and make
effective its local development related codes, rules, standards, or other enforceable
documents to incorporate and require LID principles and BMPs no later than December
31, 2016, where such revisions make LID the preferred and commonly-used approach
to sitedevelopment by minimizing impervious surfaces, native vegetation loss, and
stormwater runoff in all types of development situations; and
WHEREAS, the City has conducted a thorough review and revision gap analysis
process of its local development related codes, rules, standards, or other enforceable
documents, as outlined in the document "Integrating LID into Local Codes: A Guidebook
for Local Governments" (Puget Sound Partnership, 2012), the results of which have
Ordinance No. 6617
September 20, 2016
Page 2DI.H Page 14 of 50
been documented in a series of spreadsheets covering the Guidebooks main topics,
including following:
Site Planning and Assessment;
Healthy Soils;
Landscaping,
Native Vegetation and Street Landscaping;
Hard and Impervious Surfaces;
Bulk and Dimensional Considerations;
Clearing and Grading;
Streets and Roads;
Parking;
Design Guidelines and Standards;
Stormwater Management and Maintenance;
Subdivision and Planned Unit Development; and
Critical Areas and Shoreline Management;
and
WHEREAS, it is appropriate to incorporate these considerations into the City's
annual stormwater report to be submitted to DOE by March 31, 2017, as required in
Special Condition S5.C.4.f.ii; and
WHEREAS, it is also appropriate for the City to meet its NPDES Permit Special
Conditions by revising and updating the provisions of the pertinent sections of the City
Code.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. New Section to City Code. That a new Section 13.48.245 of the
Auburn City Code be, and the same hereby is created to read as follows:
13.48.245 Permit-Application.
Any owner or authorized agent who intends to initiate a new development or
redevelopment project involving the activities in ACC 13.48.240 shall first make an application to
the city and obtain the required permit for the work. Applications shall be prepared by a
professional civil engineer licensed by the state of Washington and shall conform to the city's
design standards and SWMM per Chapter 12.04. The city engineer shall have the authority to
accept an application not prepared by a licensed professional civil engineer if the city engineer
Ordinance No. 6617
September 20, 2016
Page 3DI.H Page 15 of 50
determines the scope of the project is such that a detailed set of plans is not required. An
application for a storm drainage permit shall be applied for, and where possible, processed
concurrently with any other necessary permits orapprovals.
Section 2. New Section to City Code. That a new Section 13.48.246 of the
Auburn City Code be, and the same hereby is created to read as follows;
13.48.246 Permit— Approval.
The city engineer shall have the authority to approve, modify, approve with conditions, or
deny the permit in accordance with the intended purposes of ACC 13.48.005. The city engineer
shall also have the authority to determine the time frame when the new development or
redevelopment project shall commence, when the project is to be completed, designated haul
routes, seasonal and weather restrictions, and hours of operation.
Section 3. New Section to City Code. That a new Section 13.48.247 of the
Auburn City Code be, and the same hereby is created to read as follows:
13.48:247 Permit— Revocation.
Failure of the property owner and/or permittee to comply with any or all of the provisions
of this chapter or any or all provisions of a storm drainage permit, including, but not limited to,
the Stormwater Site Plan and the Operations and Maintenance Plan may cause the city
engineer to revoke the permit. If the permit is revoked, all operations shall cease until such time
that the noncompliance is corrected.
Section 4. New Section to.City Code. That a new Section 13.48.425 of the
Auburn City Code be, and the same hereby is created to read as follows:
13.48.425 Low Impact Development in Ground Water Protection Areas.
The city of Auburn has designated Ground Water Protection Areas (also known as
Zones") in conformance with the requirements of Section 16.10.080.(F) of the city code. To
protect ground water sources of supply, LID facilities that include infiltration of runoff from
pollution-generating surfaces shall not be allowed without enhanced treatment within Ground
Water Protection Zones 1 and.2.
Section 5. Amendment to City Code. That Section 12.04.010 of the Auburn
City Code be and the same hereby is amended to read as follows:
12.04.010 Adoption of engineering construction standards and engineering design
standards.
A. Adopted — Engineering Construction Standards. The engineering construction
standards include the following documents and manuals which are herein referred to as the
engineering construction standards" and are adopted by reference:
1. The Standard Plans (M21-01) for Road, Bridge, and Municipal Construction prepared
by the Washington State Department of Transportation, the latest publication and amendments
Ordinance No. 6617
September 20, 2016
Page 4DI.H Page 16 of 50
thereto, as determined appropriate for city infrastructure by the city engineer and for
conformance with adopted city engineering design standards.
2. The Standard Specifications for Road, Bridge and Municipal Construction, the latest
English) edition publication and amendments thereto as issued by the Washington State
Department of Transportation as supplemented and amended through special provisions by the
city engineer for specific construction applications and for conformance with adopted city
engineering design standards.
3. The City of Auburn Engineering Standard Details, a manual of specific plans or
drawings developed and adopted by the city of Auburn department of public works which show
frequently recurring components of work that have been standardized for repetitive use, as
supplemented and amended by the city engineer for specific construction applications and for
conformance with adopted city engineering design standards.
B. Adopted — Engineering Design Standards. The engineering design standards as
approved, supplemented and amended by the city engineer for specific design applications and
in consultation with the city council on policy issues or broad citywide implications shall include
the following documents and manuals which are herein referred to as the "engineering design
standards" and are adopted by reference:
1. A manual of specific engineering design requirements which shows frequently
recurring public transportation and utility infrastructure standards.
2. The City of Auburn Surface Water Management Manual (SWMM) which is the 2008
2014 Department of Ecology
Stormwater Management Manual .for Western Washington and its Supplemental Manual, for
Use in the city Of Auburn. The SWMM is a manual of speck requirements related to storm
drainage management.
C. Adopted — Highway Access Management. Chapter 468-52 WAC, Highway Access
Management—Access Control Classification System and Standards, and amendments thereto,
with the exception of WAC 468-52-060 and 468-52-070, is adopted by reference with the
following amendments:.
1. All references to the "Department" shall be changed to "city of Auburn."
2. All references to Chapter 468-51 WAC or sections thereof shall be changed to "City of
Auburn Engineering Design Standards." (Ord. 6532 § 14, 2014; Ord. 6283 § 1, 2009; Ord. 6258
1, 2009; Ord. 6157 § 1, 2008; Ord. 5042 § 1 (Exh. B), 1998.)
Section 6. Amendment to City Code. That Section 13.41.010 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.41.010 Definitions.
As used in this chapter, unless the context otherwise requires:
A. "Capacity facilities" includes but is not limited to:
1. Water system infrastructure including: water sources, treatment facilities, interties,
pump stations, pressure reducing stations, standby generators, reservoirs, distribution, and
transmission mains and appurtenances needed for distribution, fire protection and pressure.
2. Sanitary sewer system infrastructure including: lift stations, standby generators, force
mains; conveyance lines and appurtenances needed to collect and transport sewage for
treatment and disposal or to eliminate a storm and sanitary sewer cross connection.
3. Storm drainage system infrastructure including: pump stations, standby generators,
storage facilities, water quality facilities, stream, creek or river improvements and conveyance
lines needed to collect, transport and dispose of storm drainage, eliminate storm and sanitary
Ordinance No. 6617
September 20, 2016
Page 5DI.H Page 17 of 50
sewer cross connections, eliminate storm and surface water flooding and water quality
problems, and treatment and disposal facilities.
SiDerfee-ealeslatierir Parcel, non-single-family" means any parcel of developed land other
than single-family or two-family (duplex) residential-
C. "Utility systems development charge" is a charge imposed on new customers,
or existing customers revising use of their property, in recognition of the previous investment
of the city and its customers in the utility systems.
Ord. 6391 § 1, 2011; Ord. 6341 § 1, 2011; Ord. 6283 § 2,
2009; Ord. 5801 § 1, 2003; Ord. 4830 § 1, 1996; Ord. 4479 § 2, 1990; Ord. 3510 § 2, 1980.)
Section 7. Amendment to.City_Code.. That Section 13.41.050 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.41.050 Credits.
All system development charge credits shall be documented in writing as negotiated
between the land developer and the city engineer.
A:if a developer provides a capacity facility that benefits other properties as identified
within the appropriate utility comprehensive plan, a systems development charge credit may be
granted under the provisions of this chapter.
Ord. 6391 § 1, 2011; Ord. 6341 § 1, 2011; Ord. 5801 §
1, 2003; Ord. 4830 § 1, 1996; Ord. 4479 § 2, 1990; Ord. 3510 § 5, 1980.)
Section 8. Amendment to City Code. That Section 13.48.005 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.005 Purpose.
The city has determined that a storm drainage utility and associated regulations will
Ordinance No. 6617
September 20, 2016
Page 6DI.H Page 18 of 50
are necessary to protect the public health, safety, and general
welfare of the citizens of Auburn; promote sound development policies and construction
procedures which respect and preserve the city's natural resources; and prevent the creation of
public nuisances that would occur without such utility and.regulations..The purpose of the storm
drainage utility is to:
A. Maintain the city's compliance with the National.Pollutant Discharge Elimination
System (NPDES) Western Washirigton Phase II Municipal Stormwater Permit;
B. Maintain the city's compliance with federal flood insurance programs;
C. Require the integration of Low Impact Development policies, procedures, and
BMPs into the city's stormwater infrastructure where feasible;
D. Control and prevent the flooding of property, both public and private;
E. Manage uncontrolled volume increase, rate, or contaminated load of runoff;
F.Maintain and protect existing water resources such as creeks, streams, rivers,
ponds, lakes, groundwater, and other water bodies;
G. Maintain and protect water used for contact recreation, aquatic habitat, and
aesthetic quality.
H. Provide for the planning, security, design, construction, use, maintenance, repair
and inspection of the storrh and surface water system;
I.Protect the functions and values of critical areas as required under the State's
Growth Management Act and Shoreline Management Act;
J.Provide for enforcement of The provisions of this code, the engineering
construction standards and the engineering design standards per ACC 12.04, and related citi.
manuals and code provisions;
K. Establish rates and charges that provide a method of payment of all or any part
of the cost and expense of maintaining and operating stormwater control facilities; all or any part
of the cost and expense of planning, designing, establishing, acquiring, developing, constructing
and improving stormwater control facilities; or all or any portion of any issue of general
obligation or revenue bonds issued for such purpose. (Ord. 6251 § 1, 2009; Ord. 5853 § 1,
2004; Ord. 5212 § 1 (Exh. J), 1999; Ord. 4776 § 1, 1995.)
Section 9. Amendment to City_Code. That Section 13.48.010 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.010 Definitions.
The following words when used in this chapter shall have the following meanings. Where
ambiguity exists, technical words or phrases shall be interpreted in accordance with the city's
surface water management manual; nontechnical words or phrases will be given their dictionary
meaning.
Ordinance No. 6617
September 20, 2016
Page 7DI.H Page 19 of 50
A. "Base rate" means the monthly charge for service from the storm drainage utility to
recover costs incurred by the utility such as administrative, billing and collection.
B. "Best management practices(BMPs)" means the schedules of activities, prohibitions
of practices, maintenance procedures and structural and/or managerial practices that, when
used singly or in combination, prevent or reduce the release of pollutants and other adverse
impacts to waters of Washington State.
C. "Charge in lieu of assessment" means a charge made by the city on property which
has not previously participated in the cost of a public storm drainage line directly serving the
property.
Connection" means the connection
of all storm drainage disposal lines and flow from contributing surface_area from all development
on a property to a public or private storm drainage.system.
E. "Detention" means the temporary storage of storm and surface water runoff with
provisions for the controlled off-site surface release of the stored water.
F. "Director" means the director of community development and public works director of
the city of Auburn Or designee.
G. "Emerging technology" means water quality treatment technologies that are currently
being evaluated for performance.
H. "Engineering construction standards and engineering design standards" means the
requirements adopted under Chapter 12.04 ACC for storm drainage, sanitary sewer,
transportation, and water facility design and.construction.
I. "Equivalent service unit (ESU)" means a configuration of development or impervious
surfaces estimated to contribute an amount of runoff to the city's storm drainage system which
is approximately equal to that created by the average single-family residential parcel. One ESU
is equal to 2,600 square feet of impervious surface area or any portion thereof.
J. "Hard Surface" means an impervious surface, a permeable pavement, or a vegetated
roof.
K "Illicit connection" means any manmade conveyance that is connected to a municipal
separate storm sewer without a permit, excluding roof drains and other similar type connections.
Examples include sanitary sewer connections, floor drains, channels, pipelines, conduits, inlets,
or outlets that are connected directly to the municipal separate storm sewer system.
4L. "Illicit discharge" means any discharge to a municipal separate storm sewer that is
not composed entirely of storm water except discharges pursuant to a NPDES permit (other
than the NPDES permit for discharges from the municipal separate storm sewer) and
discharges resulting from firefighting activities.
KM. "Impervious surface" means a hard surface area that either prevents or retards the
entry of water into the soil mantle as under natural conditions prior to development. Impervious
surface-also.means.A-a hard surface area which causes water to run off in greater quantities or
at an increased rate of flow from the flow under natural conditions prior to development.
Common impervious surfaces include, but are not limited to, roof tops, walkways, patios,
driveways, parking lots, storage areas, standard Portland cement concrete (PCC) or asphalt
cement 'concrete (AC) paving, gravel roads, packed earthen materials, and oiled macadam or
other surfaces which similarly impede the natural infiltration of storm water. Open, uncovered,
retention/detention facilities shall not be considered as impervious surfaces for the purpose of
determining whether the thresholds for application of minimum requirements are exceeded.
Open, uncovered retention/detention facilities shall be considered impervious surfaces for
purposes of runoff modeling.
Ordinance No. 6617
September 20, 2016
Page 8DI.H Page 20 of 50
IN. "Land disturbing activity" means any activity that results in movement of earth, or a
change in the existing soil cover (both vegetative and nonvegetative) and/or the existing soil
topography. Land disturbing activities include, but are not limited to, clearing, grading, filling,
and excavation. Compaction that is associated with stabilization of structures and road
construction shall also be considered land disturbing activity. Vegetation maintenance practices
are not considered land disturbing activity.
AAO. "Low impact development (LID)" means a storm water management and land
development strategy applied at the parcel and subdivision scale that emphasizes conservation
and use of on-site natural features integrated with engineered, small-scale hydrologic controls to
more closely mimic predevelopment hydrologic functions.
NP. "National Pollutant Discharge Elimination System (NPDES)" means the national
program for issuing, modifying, revoking, and reissuing, terminating, monitoring, and enforcing
permits, and imposing and enforcing pretreatment requirements, under Sections 307, 402, 318,
and 405 of the federal Clean Water Act, for the discharge of pollutants to surface waters of the
state from point sources. These permits are referred to as NPDES permits and in Washington
State are administered by the Department of Ecology.
GQ. "New development" means land disturbing activities, including Class IV — general
forest practices that are conversions from timber land to other uses; structural development,
including construction or installation of a building or other structure; creation of impewieus-hard
surfaces; and subdivision, short subdivision and binding site plans, as defined and applied in
Chapter 58.17 RCW. Projects meeting the definition of redevelopment shall not be considered
new development.
PR. "Parcel" means the smallest separately segregated unit or plot of land having an
identified owner, boundaries, and surface area which is documented for tax purpose and given
a tax lot number by the appropriate county assessor for the county in which the parcel is sited.
QS. "Parcel, developed" means any parcel which has been altered by grading or filling of
the ground surface, or by construction of any improvements or other impewieus-hard surface.
RT. "Parcel, non-single-family" means any parcel of developed land other than single-
family or two-family (duplex) residential.
SU. "Parcel, single-family residential" means any parcel of land having on it a single
detached dwelling unit which is designed for occupancy by one family or a similar group of
people.
Pt. "Parcel, two-family (duplex) residential" means any parcel of developed land having
one duplex (two-family dwelling) per lot.
UW. "Parcel, undeveloped" means any parcel which has not been altered from its
natural state by grading or filling of the ground surface, or by construction of any improvements
or impervious-hard.surfaces.
X. 'Redevelopment' means, on a site that is already substantially developed (i.e., has 35
percent or more of existing hard surface coverage), the creation or addition of hard surfaces; the
expansion of a building footprint or addition or replacement of a structure; structural
development including construction, installation or expansion of a building or other structure:
replacement of hard surface that is not part of a routine maintenance activity; and land
disturbing activities.
VY. "Retention" means the storage of storm and surface water runoff with no provisions
for off-site surface release of the stored water other than by evaporations and-infiltration, and low
impact development strategies.
Ordinance No. 6617
September 20, 2016
Page 9DI.H Page 21 of 50
XZ. "Runoff' means water that travels across the land surfaces and discharges to water
bodies either directly or through a collection and conveyance system. See also "Storm water."
YAA. "Source control BMP" means a structure or operation that is intended to prevent
pollutants from coming into contact with storm water through physical separation of areas or
careful management of activities that are sources of pollutants. Source control BMPs can be
divided into two types. Structural source control BMPs are physical, structural, or mechanical
devices or facilities that are intended to prevent pollutants from entering storm water.
Operational source control BMPs are nonstructural practices that prevent or reduce pollutants
from entering the storm water.
Z . "Storm drainage facility" means any natural stream/creek or constructed
component of Auburn's storm drainage system.or other storm drainage system.
AACC. "Storm drainage system" means the total system of storm drainage facilities as
described in ACC 13.48.030.
ADD. "Storm water" means runoff during and following precipitation and snowmelt
events, including surface runoff and drainage.
GGEE. "SWMM" as referred to in this chapter means the City of Auburn Surface Water
Management Manual - -'- •
as adopted in chapter 12.04 of the city code.
DOFF. "Utility" means the city storm drainage utility created by the ordinance codified in
this chapter.
EGG. "Watercourse" means a channel, either natural or manmade, in which a flow of
water occurs, either continuously or intermittently.
FFHH. "Water quality treatment" means an engineered and approved facility to remove
contaminants in the existing flow regime of storm water generated from a developed parcel
pursuant to applicable design standards in place at the time of approval. (Ord. 6283 § 3, 2009;
Ord. 6251 § 2, 2009; Ord. 5853 § 1, 2004; Ord..5530§ 1, 2001; Ord. 5359 § 1, 2000; Ord. 5293
2, 1999; Ord. 5212 § 1 (Exh. J), 1999; Ord. 5146 § 1, 1998; Ord. 4492 §4, 1991.)
Section 10. Amendment to City Code. That Section 13.48.110 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.110 Measurement of impervious area.
The city shall determine the number of square feet of impervious surface in all non-
single-family parcels, excluding undeveloped parcels, and the total surface area of each such
I parcel of real property, using the amount of impervious surface providedby.the applicant, the
best available source data as obtained through the records of the appropriate county assessor
for the county in which the parcel is sited, aerial photographic methods, or applicable
engineering drawings. Within the limits of the source data, accuracy to two-tenths of an
equivalent service unit will be made. Impervious surface created incidental to a lot line
adjustment to separate an undeveloped parcel from a developed parcel and which results in
impervious surface less than two-tenths of an equivalent service unit upon the undeveloped
parcel shall not be subject to a storm drainage charge. (Ord. 5853 § 1, 2004; Ord. 5530 § 1,
2001; Ord. 5293 § 2, 1999; Ord. 5212 § 1 (Exh. J), 1999; Ord. 4492 §4, 1991.)
Ordinance No. 6617
September 20, 2016
Page 10DI.H Page 22 of 50
Section 11. Amendment to City Code. That Section 13.48.180 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.180 Inspection and compliance with storm drainage requirements.
A. The City shall have the authority to establish the necessary recorded instrument that
identifies required stormbestmanagement practices, location, and maintenance obligations.
B. Duly authorized personnel of the city shall have free access to private property at
hours subject to the provisions of ACC 1.20.010 for the purpose of inspecting private storm
drainage systems, the manner in which they are being used, and the satisfactory compliance
with the provisions of this article..
BC. Any property, where the existing storm drainage facilities were constructed per
approved construction plans, found to be in nonconformance with such plans, shall be required
to correct all such nonconformances as directed by the city. If, after proper notice, the property
owner does not comply with set requirements as directed by the city, then the city shall have the
authority to correct such nonconformances and bill the property owner for all reasonable costs.
Any delinquent payments shall constitute a lien as fixed by ACC 13.06.300.
GD. Inspections of storm water treatment and flow control facilities shall be performed by
the city at a frequency to comply with the Western Washington Phase II Municipal Stormwater
NPDES Permit.
GE. New residential developments that are part of a larger common plan of development
or sale shall be inspected every six months during the period of heaviest house construction
i.e., one to two years following subdivision approval or until 50 percent of build-out is achieved)
to identify maintenance needs and enforce compliance with the maintenance standards as
needed. (Ord. 6283 § 4, 2009; Ord. 5853 § 1, 2004; Ord. 5212 § 1 (Exh. J), 1999; Ord. 4492 §
4, 1991.)
Section 12. Amendment to City Code. That Section 13.48.225 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.225 Drainage standards— Review and approval.
All development shall meet all applicable general and design requirements in
accordance with the city of Auburn engineering design and construction standards and, for
purposes of that portion of the standards set forth in the City of Auburn Surface Water
Management Manual, the following provisions shall apply:
A. Pursuantto the Western Washington Phase II Municipal Stormwater NPDES Permit
issued by the Department of Ecology, the city has implemented a storm water management
program that requires the use of City of Auburn Surface Water Management Manual, hereinafter
referred to as the "SWMM."
B. The following activities that discharge to the storm drains, either directly or indirectly,
are regulated through the storm water management program under this chapter:
1. Existing discharges and land uses that discharge to the storm drains, either directly or
indirectly.
2. New development and redevelopment.
3. Storm water maintenance activities.
C. Requirements for Existing Discharges and Land Uses. If the city engineer determines
that the discharges from an existing drainage control facility cause or contribute to an illicit
Ordinance No. 6617
September 20, 2016
Page 11DI.H Page 23 of 50
discharge, a threat to public health and safety, or a violation of the city's municipal storm water
NPDES permit or this chapter, the city engineer shall require the responsible party to implement
and maintain operational BMPs in accordance with Volume IV of the SWMM. If the city engineer
determines that the discharges causing or contributing to the problem cannot be adequately
addressed by operational BMPs, the city engineer may require the responsible party to
undertake more stringent or additional BMPs, which may include structural BMPs or other
actions necessary to cease causing or contributing to the problem or violation.
D. Minimum Requirements for New Development and Redevelopment. New
development and redevelopment activities that are required to obtain city permits and shall
comply with the following minimum requirements, in accordance with the city's municipal storm
water NPDES permit and in accordance with the thresholds and requirements in the SWMM:
1. Preparation of a Storm Water Site Plan. All projects shall prepare a stormwater site
plan for review and approval by the city engineer or his/her designeethat.. identifies and
describes how all storm water generated from a development activity will be managed on site.
Stormwater Site Plans.shall.be designedin accordance with Volume I, Chapter 3 of the SWMM.
Exception: Existinq single family and duplex lots are exemptfrom thisrequirementwhen all of
the following criteria are met
a.The lot is locatedwithin_a subdivision that was approved under stormwater
requlatioris in effect between January 1, 1987 and December 31, 2016, and
b.The lot can connect to an existing centralized stormwater management system
originally designed tocollect stormwater generated from the entire lot (e.q. house, driveway,
patios, yard, etc.).
2. Preparation of a Construction Storm Water Pollution Prevention Plan for Erosion and
Sediment Control. This plan shall be designed to comply with the requirements and purposes of
the SWMM, this section, any other applicable sections of ACC Titles 15, 16, 17 and 18, and any
departmental guidelines promulgated by the city engineer. The plan shall be designed,
submitted and implemented to address the following:
a. Mark clearing limits;
b. Establish construction access routes and controls;
c. Control flow rates;
d. Install sediment controls;
e. Stabilize soils;
f. Protect slopes;
g. Protect storm drain inlets;
h. Stabilize channels and outlets;
i. Control pollutants;
j. Control dewatering;
k. Maintain BMPs; and
I. Manage the project.
m. Protect LID BMPs
3. Source Control of Pollutants. Source control BMPs shall be selected, designed,
applied and maintained in accordance with the SWMM and any departmental guidelines
promulgated by the city engineer.
4. Preservation of Natural Drainage Systems. Natural discharges from the site shall be
maintained, shall occur at the natural location to the maximum extent practicable, and must not
cause a significant adverse impact downstream or down gradient.
5. On-Site Storm Water Management. Where appropriate, projects shall employ on-site
storm water management BMPs to infiltrate, disperse, and retain storm water runoff on site to
the maximum extent feasible without causing flooding, erosion, water quality or groundwater
impacts. The city eflssurages—requires the use of low impact development (LID) principles and
Ordinance No. 6617
September 20, 2016
Page 12DI.H Page 24 of 50
BMPs using the project thresholds, standards, and requirements presented in the SWMM to
meet this minimum requirement. The city may-allow-shall require low impact development (LID)
designed in accordance with the SWMM, and 2005 Low InipactTechnical Cuidance manual for
such-Bh4Rs.
6. Runoff Treatment. All projects that meet the thresholds for runoff treatment in Volume
I of the SWMM shall provide water quality treatment in accordance with the SWMM. The useof
emerging technologies for storm water treatment will be considered in accordance with Volume
V of the SWMM.
7. Flow Control (Detention). All projects that meet the thresholds for flow control in
Volume I of the SWMM shall provide flow control in accordance with the SWMM. Additionally, all
projects shall address the need to provide water quality controls according to the design criteria
as determined by the city engineer. The requirement for storm water detention will also be
determined by pipe capacity and storm water discharge location, as provided in the SWMM.
8. Wetlands. Discharges to wetlands shall maintain the hydrologic conditions,
hydrophytic vegetation, and substrate characteristics necessary to support existing and
designed functions. Documentation shall be provided that identifies the methodology and data
that supports these conclusions. The methodology shall be consistent with the most current
accepted Washington State Department of Ecology standards. Wetland areas are also
regulated by Chapter 16.10 ACC, Critical Areas.
9. Operations and Maintenance. An operation and maintenance (O&M) manual
consistent with city engineering design and construction standards shall be provided for all
proposed storm water facilities, and the BMPs and party (or parties) responsible for operation
and maintenance shall be identified. A copy of the O&M manual shall be retained on site or
within reasonable access to the site and shall be transferred with the property to the new owner.
10. Off-Site Analysis and Mitigation.All projects shall include an analysis of off-site water
quality and quantity impacts resulting from the project and shall mitigate these impacts if
necessary. The analysis shall extend a minimum of one-fourth of a mile downstream from the
project. The city engineer may require that the analysis shall extend further if deemed
necessary. The existing or potential impacts to be evaluated and mitigated under this section
shall include, but are not limited to:
a. Impacts on conveyance system capacity;
b. Localized flooding;
c. Aquatic habitat (wetlands) impacts;
d. Erosion impacts, including landslide hazards;
e. Stream bank and channel erosion;and
f. Impacts to known water quality or erosion problems.
11. Geographic Specific Requirements. Projects may be subject to equivalent or more
stringent minimum requirements for erosion control, source control, treatment, wetlands
protection, and operation and maintenance, and alternative requirements for flow control as a
result of location, in accordance with Volume I of the SWMM. (Ord. 6283 § 6, 2009; Ord. 5853 §
1, 2004.)
Section 13. Amendment to City Code. That Section 13.48.230 of the Auburn
City Code be and the same hereby is amended to read as follows:
Ordinance No. 6617
September 20, 2016
Page 13DI.H Page 25 of 50
13.48.230 Connections.
A. Required Connections. All non-single-family residential building permits shall be
subject to a mandatory connection to a public storm drainage system where the development
has the potential to negatively impact public or private property or receiving waters as
determined by the city or whenever an existing public system is available adjacent to the site or
where the public system is required to be constructed adjacent to the property as a condition of
development.
B. Existing Connections. Properties that apply for a building permit to make an addition,
alteration or repairs that have 2,000 square feet or more of new or new plus replaced
impervious-hard surfaces or land disturbing activity of 7,000 square feet or more must comply
with the applicable Minimum Requirements for Redevelopment as given in Volume I of the
SWMM. All redevelopment shall be required to comply with Minimum Requirement No. 2
Construction Storm Water Pollution Prevention). All redevelopment that exceeds these
thresholds shall be required to comply with additional Minimum Requirements as given in
Volume I of the SWMM. (Ord. 6283 § 8, 2009; Ord. 6015§ 1, 2006; Ord. 5853 § 1, 2004; Ord.
5530 § 1, 2001; Ord. 5212 § 1 (Exh. J), 1999; Ord. 4492 § 4, 1991.)
Section 14. Amendment to City.Code. That Section 13.48.240 of the Auburn
City Code be and the same hereby is amended to read as follows:
1348.240 Storm Drainage Permit —
Requirements.
A. It is unlawful for any person to construct or connect to a public or private storm
drainage system without first obtaining a written permit to do so from the city.
B. It is unlawful for any person to repair or replace either a private or public storm
drainage system without first obtaining a written permit to do so from the city, unless such repair
or replacement constitutes an emergency.
C. Storm drainage permit types and categories shall bedetermined administratively by
the city. A storm drainage permit shall be required for the following activities:
1. Addition or replacement of_hard surfaces;
2. Land disturbing activities;
3. Development and use of property that creates a direct or indirect need for storm
drainage facilities;
4. Connection to any storm drainage system;
5. Modification of any storm drainage system;
6. Any activities within a critical area and associated buffers;
7. Any other activities as determined by the city engineer to have animpact on-the
storm drainage system. (Ord. 5853§ 1, 2004; Ord. 5212 § 1 (Exh. J), 1999; Ord.
4492 § 4, 1991.)
Section 15. Amendment to City Code. That Section 13.48.250 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.250 Permit—Term.
Applications for storm permits that have been issued but notcompleted shall be valid for
365 days. All permits issued under the provisions of this chapter shall be valid for a period of
365 days after the date of permit issuance. Permits may be extended by the city, in 180-day
Ordinance No. 6617
September 20, 2016
Page 14DI.H Page 26 of 50
increments, if an extension is applied for prior to the expiration of the permit. If the time
extension is not requested prior to the expiration of the permit, a new permit is required and an
additional fee equal to one-half the original permit shall be charged. (Ord. 6283 § 9, 2009; Ord.
5853 § 1, 2004; Ord. 5212 § 1 (Exh. J), 1999; Ord. 4492 § 4, 1991.)
Section 16. Amendment to City Code. That Section 13.48.420 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.420 Flood hazard areas- Floodplain development permits.
The city is authorized and directed to monitor and control all new development within
flood hazard areas in conformance with the requirements of Chapter 15.68 ACC. A permit
application shall be required for all such development within this area. The city shall either issue
or deny such permit upon review of the application and shall have the authority to require all
reasonable mitigating measures deemed necessary due to the development. The Gest-fee for
the floodplain development permit application shall be as set in the city of Auburn fee schedule.
Ord. 6295 § 13, 2010; Ord. 5853 § 1, 2004; Ord. 5819 § 7, 2004; Ord. 5212 § 1 (Exh. J), 1999;
Ord. 4492 § 4, 1991.)
Section 17. Amendment to City Code. That Section 13.48.440 of the Auburn
City Code be and the same hereby is amended to read as follows:
13.48.440 Maintenance responsibility.
A. Private Maintenance Responsibility. The maintenance and operation of private storm
drainage systems shall be the responsibility of the property owner. It shall be the responsibility
of the developer to make arrangements with the occupants or owners of the subject property for
assumption of operation and maintenance in a manner subject to the approval of the city or in
accordance with the operations and maintenance program prepared for the property's storm
drainage facilities.. The city may inspect the facilities in order to ensure continued use of the
facilities for the purposes for which they were built and in accordance with these arrangements.
Failure to maintain the facilities in accordance with the maintenance standards listed in Volume
1 Appendix-0-ef-the SWMM shall be considered a violation, enforceable in accordance with
Chapter 1.25 ACC.
B. B. Public Maintenance Responsibility. The city shall be responsible for the
maintenance and operation of all public storm drainage facilities located within the public
easements and rights-of-way following the completion of a successful maintenance period and
the acceptance of such facilities by the city. The maintenance shall be performed in accordance
with the standards listed in the SWMM. (Ord. 6283 § 12, 2009; Ord.
5853 § 1, 2004; Ord. 5212 § 1 (Exh. J), 1999; Ord. 4492 § 4, 1991.)
Section 18. Amendment to City Code. That Section 15.74.010 of the Auburn
City Code be and the same hereby is amended to read as follows:
15.74.010 Intent
The intent of this chapter is to regulate all land disturbing activities on all properties, and
ensure reasonable mitigation is provided as necessary to:
Ordinance No. 6617
September 20, 2016
Page 15DI.H Page 27 of 50
A. Prevent creation of public nuisance situations, promote the public health, safety and
general welfare of the citizens of Auburn;
B. Preserve, maintain and enhance the city's physical and aesthetic character by
controlling the removal of significant trees and ground cover on undeveloped and
underdeveloped properties;
C. Encourage building and site planning practices that are consistent with the city's
natural topographical and vegetation features in a manner which provides for the reasonable
development and enjoyment, to include preservation and enhancement of views, of the
property;
D. Preserve the city of Aubum's water courses and drainage patterns; minimize surface
and ground water quality degradation; control sedimentation in creeks, streams, rivers, ponds,
lakes, wetlands, and other surface water resources;
E. Protect adjacent and downstream properties from the impacts associated with
changes to the property being disturbed;
F. Ensure the safety and stability of public facilities;
G. Preclude the disturbance or removal of vegetation in advance of the city's evaluation
of a development proposal;
H. Implement the policies of the city's comprehensive plan.
I. Maintain compliance with the Department of Ecology Phase II Municipal Stormwater
Permit and require implementation of Low Impact Development principles as described in the
Cities-SWMMand defined in Chapter 13.48 ACC. (Ord. 6146 § 1, 2007; Ord. 4861 § 1, 1996;
Ord. 4775 § 1, 1995; Ord. 4266 § 1, 1988.)
Section 19. Amendment to_City.Code. That Section 15.74.020 of the Auburn
City Code be and the same hereby is amended to read as follows:
15.74.020 Scope.
This chapter shall regulate all land disturbing activities and the removal of trees, shrubs,
and/or ground cover. All land disturbing activities are subiect to the provisions of chapter 13.48
of the city code. Land disturbing activities proposed within critical areas and/or land subject to
shoreline management jurisdiction shall be subject to Chapters 16.10 and 16.08 ACC,
respectively, and the procedural requirements of this chapter. (Ord. 6146 § 1, 2007; Ord. 4861 §
1, 1996; Ord. 426.6 § 1, 198.8.)
Section 20. Amendment to City Code. That Section 15.74.050 of the Auburn
City Code be and the same hereby is amended to read as follows:
15.74.050 Exemptions.'
The following are exempt from the requirements of this chapter:
A. Removal of dead or diseased trees, shrubs, or ground cover.
B. Clearing and grading associated with continuous agricultural uses, excluding timber
cutting not otherwise exempted.
C. Clearing and grading not to exceed 6,999 square feet of area within individual lots, for
the purpose of the construction of a single-family home or duplex, provided a building permit
Note: This section identifies exceptions internal to this chapter. The listed exceptions set forth herein do not
preclude the application of requirements of other chapters of the city code thereto.
Ordinance No. 6617
September 20, 2016
Page 16DI.H Page 28 of 50
has been issued by the city prior to commencing the clearing and grading activities and
construction of the structure starts within 90 days of commencing clearing and grading activities.
D. The removal of up to six trees per lot within any 12-month period, or for lots greater
than one acre, up to six trees per acre within any 12-month period, with fractional acres of one-
half acre or more considered to be a whole acre.
E. Clearing and grading for the construction and maintenance of public facilities as
approved by the city engineer to include water, sanitary sewer, streets, highways, storm
drainage and related facilities.
F. Removal of trees, shrubs, and ground cover in emergency situations involving
immediate danger to life or property.
G. Routine landscape maintenance and minor repair.
H. Removal of trees and vegetation consistent with an approved surface mining permit.
I. Removal of a tree from property zoned residential that endangers a permanent
structure by being closer to the structure than the distance from the base of the tree to its top,
regardless of whether the tree is located on the same property as the structure.
J. Upon approval of the city engineer or his/her designee, excavations of less than five
feet in vertical depth and/or fills less than eight inches of vertical depth on any portion of a site
and involving the deposit or displacement of not more than a total of 500 cubic yards of material
during any 24-month period.
K. Upon approval of the city engineer or his/her designee, the temporary stockpiling of
less than 500 cubic yards, combined, of topsoils, crushed rock, sawdust, mulch, bark, chips, or
similar materials on a lot, tract, or parcel of land for a period not to exceed 12 months; provided,
that the stockpile has adequate coverage to prevent erosion.
L. Upon approval of the city engineer or his/her designee, the broadcasting of less than
500 cubic yards of topsoil, peat, sawdust, mulch, bark, chips, or solid nutrients used for
landscaping or soil conditioning on a lot, tract or parcel of land during any 24-month period,
provided the finished depth does not increase the grade from the existing grade by more than
eight inches.
M. Upon approval of the city engineer or his/her designee, the temporary stockpiling of
organic or inorganic materials used in an approved construction project, provided the use,
location, duration, and extent of the stockpile was disclosed through the environmental or
development review process. In no case shall a temporary stockpile remain beyond a 24-month
period.
N. The creation of impervious surfaces which have a surface area less than 2,000
square feet.
O. Emergency temporary sandbagging, diking, ditching, filling or similar work during or
after periods of extreme weather conditions when done to protect life or property, provided such
measures do not adversely impact adjacent properties or public facilities.
An exemption from clearing, filling, and grading permit requirements does not exempt a
property owner from the policies, criteria, and standards contained in this chapter or other
applicable local, state, or federal regulations or permit requirements.
The property owner is responsible to ensure that clearing of any trees that are within
striking distance of a structure or have the potential to cause damage to others is performed by
a licensed and bonded contractor. (Ord. 6283 § 14, 2009; Ord. 6146 § 1, 2007; Ord. 4861 § 1,
1996; Ord. 4266§ 1, 1988.)
Section 21. Amendment to City Code. That Section 17.02.030 of the Auburn
City Code be and the same hereby is amended to read as follows:
Ordinance No. 6617
September 20, 2016
Page 17DI.H Page 29 of 50
17.02.030 Purpose.
The purpose of this title is to regulate the division of land lying within the corporate limits
of the city, and to promote the public health, safety and general welfare and prevent or abate
public nuisances in accordance with standards established by the state and the city, and to:
A. Prevent the overcrowding of land;
B. Promote safe and convenient travel by the public on streets and highways;
C. Promote the effective use of land;
D. Provide for adequate light and air;
E. Facilitate adequate provision for water, sewerage, storm drainage, parks and
recreational areas, sites for schools and school grounds, and other public requirements;
F. Identify, preserve, and utilize native soils and/or vegetation for the purposes of
reducing stormwater discharges, promoting groundwater infiltration, and implementing the use
of stormwater low impact development techniques;
G. Provide for proper ingress and egress;
6H. Provide for the expeditious review and approval of proposed land divisions which
comply with this title, the Auburn zoning ordinance, other city plans, policies and land use
controls, and Chapter 58.17 RCW;
M . Adequately provide for the housing and commercial needs of the citizens of the state
and city;
1J. Require uniform monumenting of land divisions and conveyance by accurate legal
description;
JK. Implement the goals, objectives and policies of the Auburn comprehensive plan.
Ord. 6239 § 1, 2009; Ord. 4772 § 1, 1995; Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
Section 22.. Amendment to City Code. That Section 17.09.050 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.09.050 Development requirements.
A. Lot Area and Dimensions. Each lot created by short subdivision shall contain
sufficient square footage and lot dimensions to meet the requirements of ACC Title 18. Each lot
to be served by an on-site sewage disposal system shall be a minimum of 15,000 square feet in
area and shall also meet the minimum lot area requirements of the county department of health
rules and regulations. Land contained in access easements, tracts or panhandles shall not be
included in lot area or lot dimension calculations for the purposes of this section.
B. Every lot within a short subdivision shall be capable of being reasonably served
by public or private sewage disposal, water, storm drainage facilities and streets. The city will
not approve a short subdivision for which a building permit cannot be issued because Of
insufficient infrastructure.
C. Conformance with Adopted Plans. Street, water, sewer and storm drainage facilities
adjacent to or within the short subdivision shall be in conformance with adopted city ordinances,
standards and policies. Easements for utilities recommended by such plans shall be provided to
the city, with the exact location of such easements to be determined by the city engineer.
D. Floods, Flood Control and Storm Drainage.
1. Where any portion of the proposed short subdivision lies within an area of special
flood hazard or regulatory floodway, conformance with adopted city flood hazard area
ordinances, standards and policies shall be required.
2. A conceptual storm drainage/site grading plan shall be required to be submitted, as
I part of the preliminary short subdivision application, unless waived by the city engineer where
Ordinance No. 6617
September 20, 2016
Page 18DI.H Page 30 of 50
there is no arounddisturbing activity. Lot configuration, street and utility layouts, and building
envelopes shall be designed in a manner that identifies, preserves, and utilizes native..soils
and/or vegetation that are integrated into a stormwater low impact development facility,
consistent with. the City's _adopted stormwater management manual. A conceptual storm
drainage/grading plan shall be provided that identifies natural resources and the.existing natural
conditions.
3. The proposed subdivision should have one or more new lots in the regulatory
floodplain set aside for open space use through deed restriction, easement, subdivision
covenant, or donation to a public agency. The density of the development in the portion of the
development outside the regulatory floodplain may be increased in accordance with applicable
land use and subdivision regulations.
4. If a parcel has a buildable site outside the regulatory floodplain, it shall not be
subdivided to create a new lot, tract, or parcel within a binding site plan that does not have a
buildable site outside the regulatory floodplain. This provision does not apply to lots set aside
from development and preserved as open space.
E. Adjacent Streets. When any public street lying adjacent to the property being short
subdivided has insufficient width or for any other reason does not conform to minimum street
standards, in accordance with the city design and construction standards, sufficient additional
right-of-way shall be dedicated to the city and appropriate improvements shall be made by the
subdivider to conform the abutting half of the street to such standards consistent with Chapter
12.64A ACC. Deferral of such improvement requirements shall be in conformance with the city
of Auburn design and construction standards.
F. Access.
1.. All short subdivisions shall border on an opened, constructed and maintained public
street. All lots within a short subdivision shall either border on an opened, constructed and
maintained public street or shall be served by a private street, access easement, tract or
panhandle having direct access to such a public street. Where private streets and access
easements are provided, they shall be improved or guaranteed to the city of Auburn and be in
conformance with the city of Auburn design and construction standards.
2. All private streets, access easements and panhandles shall be capable of meeting
the fire access requirements of Chapter 15.36A ACC and the development standards of
Chapters 17:14 and 18.31 ACC, in addition to any other requirements of this title, including, but
not limited to, an adequate surface for access and minimum turnaround requirements on dead-
1 end streets or access easements as specified by the fire department-agency.
3. All proposals shall ensure that all buildable lots shall have at least one access road
connected to land outside the regulatory floodplain with the surface of the road at or above the
floodprotection elevation{FPE) as defined in the city code.
G. Dedication of Streets. Dedication of a public street or streets may be required,
whenever the city engineer finds that cone or more of the following conditions applies:
1. The general alignment of a proposed private street, access easement or panhandle
follows the general alignment of a future arterial as shown in the comprehensive plan; or
2. The general alignment of a proposed private street, access easement or panhandle
can be reasonably modified to provide a desirable through-connection between two or more
existing or planned public streets or arterials; or
3. A public street would be necessary to provide adequate access to adjacent property
not subject to the proposed short subdivision.
H. Nonmotorized Requirements. In addition to any frontage improvement requirements
and compliance with the city's comprehensive transportation plan, sidewalks and other planning
features that assure safe walking conditions for students who walk to and from school shall be
considered.
Ordinance No. 6617
September 20, 2016
Page 19DI.H Page 31 of 50
I. Fire Hydrants. All lots within a short subdivision shall be capable of being served by
a fire hydrant as required by Chapter 13.16 ACC. Property zoned RC, residential conservancy,
may be exempt, provided the requirements of ACC 13.16.030 are met.
J. The final recorded subdivision plat shall include a notice that part of the property is in
the special flood hazard area (SFHA) as defined in the city code, riparian habitat zone and/or
channel migration area, as appropriate.
Section 23. Amendment to City Code. That Section 17.09.070 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.09.070 Final short subdivision approval.
A. Timeframe for Final Short Subdivision Approval. A final short subdivision meeting all
requirements of this title and the conditions and requirements of the written decision granting
preliminary short subdivision approval shall be submitted to the Auburn planning and
development department within the timeframes specified in ACC 17.09.110, unless otherwise
extended by thedirector or designee.
B. Procedures. Final short subdivision applications shall be processed as a Type II land
use action..
C. Application. An application for final short subdivision approval meeting all
requirements of Chapter 58.17 RCW and this title shall be submitted to the department of
planning and development accompanied by the following:
1. Application materials consistent with the requirements of ACC 17.02.065.
2. A copy of the approved preliminary short subdivision.
3. A final short subdivision drawing meeting the requirements of Chapter 58.17 RCW,
including certifications, dedications, and title reports;
4. Agency recommendations pursuant to RCW 58.17.150;
5. A recordable survey and surveyors signature meeting the requirements of Chapter
58.09 RCW and RCW 58.17.250. The map and legal descriptions included in the application for
final short subdivision shall be prepared and certified by a professional land surveyor licensed in
the state of Washington in a format acceptable to the city of Auburn and the Survey Recording
Act.
6. A title insurance report, not older than 30 days prior to the date of application,
confirming that the title of the land in the proposed subdivision is vested in the name of the
owners whose signatures appear on the final short subdivision's certificate.
7. Computation data for all lots, streets and easements located within the plat.
8. Failure of an applicant to submit all required application materials shall be considered
a lack of compliance with this section, and the director or designee may withhold the application
from further consideration until such time as the application is complete.
9. Declaration blocks shall be provided for the original tract owner, surveyor, approving
governmental agencies, and recording certification, in a manner as prescribed by the director.
10. Proof of the date of last legal segregation of the parcel of land to be short
subdivided, if deemed necessary by the planning director.
11. Copy of restrictions, if any, to be imposed upon the use of the land. Such restrictions
must be recorded simultaneously with the short subdivision.
12. In any short subdivision where lots are served or to be served by a private road, the
subdivider shall furnish a copy of such further covenants or documents that will result in:
Ordinance No. 6617
September 20, 2016
Page 20DI.H Page 32 of 50
a. Each lot owner having access thereto and having responsibility for maintenance of
any private road contained within the short subdivision in such a condition as to allow free
access for emergency vehicles;
b. Such covenants or documents shall obligate any seller to give actual notice to any
prospective purchaser of the method of maintenance of the private road, which notice shall be
caused to be included in any deeds or contracts relating to such sale and such covenants or
documents shall be recorded simultaneously with the short subdivision.
D. Preparation. The final short subdivision shall be prepared by a professional land
surveyor licensed by the state of Washington. The preparer shall, by placing his or her signature
and stamp upon the face of the final short subdivision, certify that the final short subdivision is a
true and correct representation of the land actually surveyed by the preparer, that the existing
monuments shown thereon exist as located and that all dimensional and geodetic details are
correct.
E. Scale and Format. The final plat shall be drawn with reproducible ink on Mylar
measuring 18 inches by 24 inches in size, with a one-inch border on one edge and a one-half-
inch border for the other three edges for projects in King County and measuring 18 inches by 24
inches with a two-inch border on the left edge and a one-half-inch border for the other three
edges for projects in Pierce County. The final short subdivision shall be accurate, legible and
drawn to an engineering (decimal) scale of 100 feet or fewer to the inch. If more than one sheet
is required, an index sheet showing the entire subdivision with street and highway names and
block numbers (if any) shall be provided. Each sheet, including the index sheet, shall be of the
above-specified size. All signatures or certifications appearing on a final short subdivision shall
be in reproducible black ink.
F. Final Short Subdivision Contents. A final short subdivision drawing shall contain the
following information:
1. The name of the short subdivision, if applicable;
2. Legal description of the property being subdivided;
3. Numeric scale, graphic scale, basis of bearings and date of preparation of the final
short subdivision;
4. The boundary line of the short subdivision, referenced to city datum in accordance
with city design and construction standards and based on an accurate traverse, with angular
and linear dimensions and bearings;
5. The exact location, width and assigned name of all streets, alleys and other public
ways within and adjacent to the short subdivision;
6. A table depicting the assigned address for each lot within the short subdivision;
7. The exact location, width and purpose of all easements and dedications for rights-of-
way provided for public and private services and utilities;
8. True courses and distances to the nearest established street lines, or section or
quarter section comer monuments which shall accurately locate the short subdivision;
9. Municipal, township, county or section lines accurately tied to the lines of the plat by
distances and courses;
10. All lot and block numbers and lines, with accurate dimensions in feet and hundredths
of feet;
11. The radii, internal angles, points of curvature, tangent bearings and lengths of all
arcs;
12. The accurate location of each permanent control monument. One such monument
shall be located at each and every controlling corner on the boundaries of the parcel of land
being subdivided; at each street centerline intersection, each point of curvature (PC), each point
of tangency (PT), and each point of reverse curve (PRC); and at each intersection of a street
centerline with a plat boundary;
Ordinance No. 6617
September 20, 2016
Page 21DI.H Page 33 of 50
13. All plat meander lines or reference lines along bodies of water shall be established
above, but not farther than 20 feet from, the high water line of such body;
14. Accurate outlines and legal descriptions of any areas to be dedicated or reserved for
public use, with the purposes of such dedication or reservation and any limitations indicated
thereon and in the dedication;
15. Accurate outlines of any areas to be reserved by deed covenant for common use of
owners of property within the subdivision, together with the purposes of such reservation;
16. Any restrictions or conditions on the lots or tracts within the short subdivision, as
required by the director, or at the discretion of the property owner;
17. The final_ recorded subdivision plat shall include a notice to individual property
owners and/or the home owner's association of the location, responsibilities, and requirements
associated with stormwater low impact development and management facilities.
18. A signed certification stating that the short subdivision has been made with the free
consent, and in accordance with the desires, of the owner or owners. If the short subdivision
includes a dedication, the certificate or a separate written instrument shall contain the dedication
of all streets and other areas to the public, any individual or individuals, religious society or
societies, or to any corporation, public or private, as shown on the plat, and a waiver of all
Sims for damages against any governmental authority which may be occasioned to the
adjacent land by the established construction, drainage or maintenance of said street or other
areas so dedicated. Such certificate or instrument shall be signed and acknowledged before a
notary public by all parties having any interest in the lands subdivided. An offer of dedication
may include a waiver of right of direct access to any street from any property. Such waiver may
be required by the city engineer as a condition of approval. Roads not dedicated to the public
must be clearly marked on the face of the plat. Any dedication, donation or grant as shown on
the face of the plat shall be considered as a quit claim deed to the said donee or grantee for use
for the purpose intended by the donation or grant. At the discretion of the city engineer,
conveyances of right-of-way may be required to be by statutory warranty deed. The acceptance
of right-of-way by the city shall not obligate the city to improve or develop the lands in the right-
of-way;
4819. Forms for the appropriate certifications of the city engineer and planning director,
as follows:
CITY ENGINEER'S CERTIFICATE
I hereby certify that this short plat is in compliance with the certificate of improvements
issued pursuant to ACC 17.14.015, and is consistent with all applicable City improvement
standards and requirements in force on the date of preliminary short plat approval, this
day of 20_
Auburn City Engineer
PLANNING DIRECTOR'S CERTIFICATE
I hereby certify on this day of 20 , that this final plat is in
substantial conformance with the preliminary plat and any conditions attached thereto, which
preliminary short plat was approved on the day of 20_
Auburn Planning Director
Ordinance No. 6617
September 20, 2016
Page 22DI.H Page 34 of 50
4.920..A form for the approval of the applicable county (King/Pierce) assessor, as follows
or as required by the applicable county, if different
ASSESSOR'S APPROVAL
Examined and approved this day of 20_
County Assessor
Deputy County Assessor
Account.number
2021. A form for the certificate of the applicable county recorder (King/Pierce), as follows
or as required by the applicable county, if different:
RECORDING CERTIFICATE
Filed for record at the request of the City of Auburn this day of
20_ at minutes past M., and recorded in Volume of Plats, page
Records of(King or Pierce) County, Washington.
County Recording Number
Manager
Superintendent of Records
2422. Any additional pertinent information as required at the discretion of the city
engineer or planning director.
G. Decision-Making Criteria for Final Short Subdivision Approval. The following criteria
shall be used by the director or designee in consideration of final short subdivision approval:
1. Whether conditions imposed when the preliminary short subdivision was approved
have been met;
2. The completion of the required improvements or their financial guarantee in
conformance with Chapter 17.14 ACC;
3. Whether the final short subdivision is in conformance with the city's zoning regulations
and all other applicable land use regulations;
4. The director or designee shall not approve a final short subdivision until he or she
determines that it conforms to the approved preliminary short subdivision and any conditions
and restrictions imposed at time of preliminary approval. (Ord. 6418 § 3, 2012; Ord. 6287 § 2,
2010; Ord. 6239 § 1, 2009.)
Ordinance No. 6617
September 20, 2016
Page 23DI.H Page 35 of 50
Section 24. Amendment to City Code. That Section 17.10.020 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.10.020 Application, submittal and contents.
A Application. In addition to the requirements for a completed application as provided
in ACC Title 14, an application for subdivision approval shall include:
1. Application requirements found in ACC 17.02.065;
2. A preliminary plat meeting the requirements of RCW 58.17.160 for a preliminary
subdivision;
3. A neighborhood circulation plan meeting the requirements of Chapter 17.16 ACC
and RCW 58.17.110(2)for safe walking paths for students;
4. Where any lot is proposed to be served by an on-site sewage disposal system,
results of preliminary percolation tests for each such proposed lot, conducted under the county
department of health rules and regulations;
5. A conceptual utility/site grading plan and/or methodology prepared in accordance
with the city's comprehensive plans, standards or ordinance requirements. The conceptual
utility/site grading plan shall include adequate horizontal and vertical information to ensure that
utilities can be constructed consistentwith the preliminary plat layout;
6. The location of other utilities other than those provided by the city;
7. The application shall include a transportation site plan for streets, pedestrian, and
bike facilities. The site plan shall include adequate horizontal and vertical information to ensure
the transportation facilities can be constructed consistent with the preliminary plat layout;
8. A title report, with liability for errors not to exceed the assessed value of the lots on
the date of application. The title report shall be issued no more than 30 days prior to the
application date;
9. Copy of restrictions, if any, to be imposed upon the use of the land. Such restrictions
must be recorded simultaneously with the subdivision.
B. Preparation. The preliminary plat or short plat shall be prepared by a professional
engineer or professional land surveyor registered or licensed by the state of Washington. The
preparer shall, by placing his or her signature and stamp upon the face of the plat, certify that all
information is portrayed accurately and that the proposed subdivision or short subdivision
complies with the standards and requirements of this title, the Auburn zoning ordinance and any
other applicable land use and development controls.
C. Scale and Format. The preliminary plat shall be drawn with reproducible black ink on
Mylar. All geographic information portrayed by the preliminary plat shall be accurate, legible,
and drawn to an engineering (decimal) scale.
D. Preliminary Plat Contents. A preliminary plat shall provide the following information:
1. General Information. The following information shall appear on each sheet of a
preliminary plat or short plat:
a. The name of the proposed subdivision, together with the words "preliminary plat";
b. The name and address of the applicant;
c. The name, address, stamp and signature of the professional engineer or
professional land surveyor who prepared the preliminary plat or short plat;
d. Numeric scale, graphic scale, true north point and date of preparation;
e. A form for the endorsement of the planning director, as follows:
APPROVED BY RESOLUTION OF THE CITY COUNCIL ON (Date)
Ordinance No. 6617
September 20, 2016
Page 24DI.H Page 36 of 50
Director, Planning and Development Dept.
Date
f. Legal description of preliminary plat.
2. Existing Geographic Features. Existing geographic features, as detailed in city
application requirements, shall be drawn lightly in relation to proposed geographic features.
3. Proposed Geographic Features. Proposed geographic features, as detailed in city
application requirements, shall be shown.
4. Additional Information. The following additional information shall be shown on the
face of the preliminary plat:
a. For proposed subdivisions involving residential land uses, a table providing the
following information for each distinct residential area:
i Proposed land use (e.g., single-family, duplex, multifamily);
ii. Number of dwelling units;
iii. Gross acreage;
iv. Existing zoning designation;
v. Proposed zoning designation;
vi. Approximate area of smallest lot;
b. Proposed source of domestic water supply;
c. Proposed sewage disposal system;
d. Typical street cross section(s);
e. Proposed storm drainage system;
i. Identificationofthelocation and_tvpe.of.any stormwater Low Impact Development or
management facilities;
ii. Identification of whether the responsible party for operation and maintenance of a
stormwater Low Impact Development facility-located onprivateproperty is the private property
owner, a homeowners association, or the City;
f. For preliminary plats that are related to a planned unit development (PUD), the
following information shall also be provided:
i. The ordinance and contract of the PUD rezone if previously done;
ii. The location of perimeter walls and fences on the boundary of the PUD and an
indication of the height and materials;
iii. The location and size of any entrance signs;
iv. A landscaping plan;
v. My covenants not previously approved. (Ord. 6418 § 5, 2012: Ord. 6287 § 2, 2010;
Ord. 6239 § 1, 2009; Ord. 5170 § 1, 1998;Ord. 5140 § 1, 1998; Ord. 4840 § 1, 1996; Ord. 4296
2, 1988. Formerly 17.06.020.)
Section 25.. Amendment to City Code. That Section 17.10.070 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.10.070 Findings of fact.
Preliminary plats shall only be approved if findings of fad are drawn to support the
following:
Ordinance No. 6617
September 20, 2016
Page 25DI.H Page 37 of 50
A. Adequate provisions are made for the public health, safety and general welfare and
for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary
wastes, parks, playgrounds and schools;
B. Conformance of the proposed subdivision to the general purposes of the
comprehensive plan;
C. Conformance of the proposed subdivision to the general purposes of any other
applicable policies or plans which have been adopted by the city council;
D. Conformance of the proposed subdivision to the general purposes of this title, as
enumerated in ACC 17.02.030;
E. Conformance of the proposed subdivision to the Auburn zoning ordinance and any
other applicable planning or engineering standards and specifications as adopted by the city, or
as modified and approved as part of a previously approved PUD;
F. The potential environmental impacts of the proposed subdivision are mitigated such
that the preliminary plat will not have an unacceptable adverse effect upon the quality of the
environment;
G. Adequate provisions are made so the preliminary plat will prevent or abate public
nuisances.
H. Lot configuration, street and utility layouts, and building envelopes shall be designed
in a manner that identifies, preserves, and utilizes native soils and/or vegetation that are
integrated into a low impact development facility, consistent with the City's adopted stormwater
management manual. (Ord. 6239 § 1, 2009; Ord. 5140 § 1, 1998; Ord. 4840 § 1, 1996; Ord.
4772 § 1, 1995; Ord. 4296 § 2, 1988. Formerly 17.06.070.)
Section 26. Amendment to City Code. That Section 17.10.120 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.10.120 Development standards for panhandle lot access and private access tracts.
1. The maximum length of a panhandle lot access within the R-5, R-7, R-10, R-16, R-20,
and RO zones and residential PUDs shall be 150 feet. When there are unique physical
limitations of the property including but not limited to steep slopes, significantvegetation, or
sensitive environmental areas that would be impacted less if a longer panhandle length were
provided, then the planning director may allow additional length. The planning-director may also
allow for additional length if there is an existing intervening parcel of the property (that has a lot
depth greater than 150 feet) between the proposed panhandle lot and the abutting street. There
shall be no limitation of length within the other zoning districts of the city.
2. All residential and nonresidential panhandle accesses shall meet the standards of the
city of Auburn engineering, design and construction standards manual.
3. If two panhandle accesses within the same plat abut each other, then one common
paved driveway, spanning both panhandles, may be provided as part of the two panhandles.
The pavement width of the driveway shall be determined using the same methodology as
subsection (A)(2) of this section.
4. Not more than two panhandle accesses within the same plat may abut each other.
Alternatively, a separate access tract shall be required in lieu of more than two separate
panhandle accesses. The separate access tract shall meet the requirements of subsection B of
this section.
B. Private Access Tracts and/or Easements.
1. Private access tracts and/or easements will be allowed when it is physically
impractical to provide a lot with direct access to a public street due to unique physical limitations
Ordinance No. 6617
September 20, 2016
Page 26DI.H Page 38 of 50
of the property, including but not limited to steep slopes, significant vegetation, or sensitive
environmental areas. If the lot abuts an arterial, an access tract may also be allowed to provide
an alternate access to the lot if it is impractical to provide for another public street due to the
aforementioned physical limitations. The use of access tracts cannot preclude or hinder the
alignment of future public streets that would otherwise serve the area.
2. Access tracts can only be created through a plat process pursuant to Chapter 17.09
ACC and this chapter. Ownership and maintenance responsibilities will also be determined as
part of the plat process.
3. The maximum number of lots to be served by one access tract shall be six. If a lot
abuts an access tract and a public street, then the front lot line shall be oriented to the public.
4. All access tracts and/or easements must connect to a public street and the maximum
length shall be 150 feet as measured from the edge of the public street right-of-way. Additional
length may be allowed if the unique physical limitations of the property including but not limited
to steep slopes, significant vegetation, or sensitive environmental areas would be impacted less
if additional length were provided. The access tract shall not allow for through vehicle access.
5. Private access tracts and/or easements shall meet city of Auburn design and
construction standards.
C. Emergency Access Provisions. Irrespective of the requirements of this section,
additional provisions may be required if needed to provide for adequate emergency access as
determined by the Auburn fire marshal. The additional provisions may include but not be limited
to providing for turnarounds, additional access tract width, fire hydrants or sprinklering of the
building. (Ord. 6239 § 1, 2009.)
Section 27. Amendment to City Code. That Section 17.12.010 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.12.010 Application submittal and contents.
A. Application. An application for final subdivision approval meeting all requirements of
Chapter 58.17 RCW and this title shall be submitted to the planning department, accompanied
by the following:
1. Application materials consistent with the requirements of ACC 17.02.065;
2. A copy of the approved preliminary plat;
3. A final plat meeting the requirements of Chapter 58.17 RCW, including certifications,
dedications, and title reports;
4. Agency recommendations pursuant to RCW 58.17.150;
5. A recordable survey and surveyor's signature meeting the requirements of Chapter
58.09 RCW and RCW 58.17.250;
6. Proposed list of public improvements that will be incomplete at the time of final plat
approval and the associated cost to complete the work. The list shall be used to determine the
financial security required as part of the final plat review process. The engineer's certification is
required prior to setting the date for consideration by the city council for final plat approval. The
engineer's certification will not be issued until the requirements of ACC 17.14.010 have been
met.
B. Preparation. The final plat shall be prepared by a professional land surveyor licensed
by the state of Washington. The preparer shall, by placing his or her signature and stamp upon
the face of the plat, certify that the plat is a true and correct representation of the land actually
surveyed by the preparer, that the existing monuments shown thereon exist as located and that
all dimensional and geodetic details are correct.
Ordinance No. 6617
September 20, 2016
Page 27DI.H Page 39 of 50
C. Scale and Format. The final plat shall be drawn with reproducible ink on Mylar
measuring 18 inches by 24 inches in size, with a one-inch border on one edge and a one-half-
inch border for the other three edges for projects in King County and measuring 18 inches by 24
inches with a two-inch border on the left edge and a one-half-inch border for the other three
edges for projects in Pierce County. The final plat shall be accurate, legible and drawn to an
engineering (decimal) scale of 100 feet or fewer to the inch. If more than one sheet is required,
an index sheet showing the entire subdivision with street and highway names and block
numbers (if any) shall be provided. Each sheet, including the index sheet, shall be of the above-
specified size. All signatures or certifications appearing on a final plat shall be in reproducible
black ink.
D. Final Plat Contents. A final plat shall contain the following information:
1. The name of the subdivision;
2. Legal description of the property being subdivided;
3. Numeric scale, graphic scale, true north point and date of preparation of the final plat;
4. The boundary line of the plat, referenced to city datum in accordance with the city
design and construction standards and based on an accurate traverse, with angular and linear
dimensions and bearings;
5. The exact location, width and assigned name of all streets, alleys and other public
ways within and adjacent to the subdivision;
6. A table depicting the assigned address for each lot within the subdivision;
7. The exact location, width and purpose of all easements and dedications for rights-of-
way provided for public and private services and utilities;
8. True courses and distances to the nearest established street lines, or section or
quarter section corner monuments which shall accurately locate the subdivision;
9. Municipal, township, county or section lines accurately tied to the lines of the plat by
distances and courses;
10. All lot and block numbers and lines, with accurate dimensions in feet and hundredths
of feet;
11. The radii, internal angles, points of curvature, tangent bearings and lengths of all
arcs;
12. The accurate location of each permanent control monument. One such monument
shall be located at each and every controlling corner on the boundaries of the parcel of land
being subdivided; at each street centerline intersection, each point of curvature (PC), each point
of tangency (PT), and each point of reverse curve (PRC); and at each intersection of a street
centerline with a plat boundary;
13. All plat meander lines or reference lines along bodies of water shall be established
above, but not farther than 20 feet from, the high water line of such body;
14. Accurate outlines and legal descriptions of any areas to be dedicated or reserved for
public use, with the purposes of such dedication or reservation and any limitations indicated
thereon and in the dedication;
15. Accurate outlines of any areas to be reserved by deed covenant for common use of
owners of property within the subdivision, together with the purposes of such reservation;
16. Any restrictions or conditions on the lots or tracts within the subdivision, as required
by the hearing examiner, or at the discretion of the property owner;
17. The final recorded subdivision plat shall include a notice to the individual property
owners and/or the homeowner's association_of the location, responsibilities, and requirements
associated with stormwater low impact development and management facilities;
18..The name and seal of the licensed land surveyor responsible for preparation of the
final plat, and a signed certification on the platby said surveyor to the effect that it is a true and
Ordinance No. 6617
September 20, 2016
Page 28DI.H Page 40 of 50
correct representation of the land actually surveyed by him or her, that the existing monuments
shown thereon exist as located and that all dimensional and geodetic details are correct;
4-819. A signed certification stating that the subdivision has been made with the free
consent, and in accordance with the desires, of the owner or owners. If the plat includes a
dedication, the certificate or a separate written instrument shall contain the dedication of all
streets and other areas to the public, any individual or individuals, religious society or societies,
or to any corporation, public or private, as shown on the plat, and a waiver of all claims for
damages against any governmental authority which may be occasioned to the adjacent land by
the established construction, drainage or maintenance of said streetor other areas so
dedicated. Such certificate or instrument shall be signed and acknowledged before a notary
public by all parties having any interestin the lands subdivided. An offer of dedication may
include a waiver of right of direct access to any street from any property. Such waiver may be
required by the city engineer as a condition of approval. Roads not dedicated to the public must
be clearly marked on the face of the plat. Any dedication, donation or grant as shown on the
face of the plat shall be considered as a quit claim deed to the said donee or grantee for use for
the purpose intended by the donation or grant. At the discretion of the city engineer
conveyances of right-of-way may be required to be by statutory warranty deed. The acceptance
of right-of-way by the city shall not obligate the city to improve or develop the lands in the right-
of-way;
4-820. Forms for the appropriate certifications of the finance director, city engineer and
planning director, as follows:
FINANCE DIRECTOR'S CERTIFICATE
I hereby certify that there are no delinquent special assessments for which the property
subject to this subdivision may be liable to the city, and that all special assessments on any
property herein contained dedicated as streets, alleys or for any other public use have been
duly paid, satisfied or discharged, this day of 20_
Auburn Director of Finance
CITY ENGINEER'S CERTIFICATE
I hereby certify that this final plat is in compliance with the certificate of improvements
issued pursuant to ACC 17.14.015, and is consistent with all applicable City improvement
standards and requirements in force on the date of preliminary plat approval, this day of
20_
Auburn City Engineer
PLANNING DIRECTOR'S CERTIFICATE
I hereby certify on this day of 20 , that this final plat is in
substantial conformance with the preliminary plat and any conditions attached thereto, which
preliminary plat was approved by Resolution Number of the Auburn City Council on the
day of 20 , or by the Decision of the Hearing Examiner for the City
of Auburn dated the day of 20_
Ordinance No. 6617
September 20, 2016
Page 29DI.H Page 41 of 50
Auburn Planning Director
2021. A form for the approval of the mayor, pursuant to ACC 17.12.030, as follows:
APPROVAL
Examined and approved this day of 20_, pursuant to City
Ordinance Number adopted by the Auburn City Council on the day of
20_
Mayor
ATTEST:
Auburn City Clerk
2422. A form for the certificate of the applicable (King/Pierce) county finance division, as
follows, or as required by the applicable county, if different:
FINANCE DIVISION CERTIFICATE
I hereby certify that all property taxes are paid, that there are no delinquent special
assessments certified to this office for collection, and that all special assessments certified to
this office for collection on any of the property herein contained dedicated as streets, alleys or
for other public use are paid in full this—day of 20_
Manager
Deputy
2223. A form for the approval of the applicable (King/Pierce) county assessor, as
follows, or as required by the applicable county, if different:
ASSESSOR'S APPROVAL
Examined and approved this day of 20_
County Assessor
Deputy County Assessor
Ordinance No. 6617
September 20, 2016
Page 30DI.H Page 42 of 50
Account number
2324. A form for the certificate of the applicable (King/Pierce) county recorder, as
follows, or as required by the applicable county, if different:
RECORDING CERTIFICATE
Filed for record at the request of the City of Auburn this day of
20_ at minutes past M., and recorded in Volume of Plats, page
Records of(King or Pierce) County, Washington.
County Recording Number
Manager
Superintendent of Records
2425. Any additional pertinent inforrhation as required at the discretion of the city
engineer or planning director. (Ord. 6239 § 1, 2009; Ord. 6186 § 7, 2008; Ord. 6061 § 1, 2006;
Ord..5170 § 1, 1998; Ord. 4296 § 2, 198.8. Formerly 17.10.010.)
Section 28. Amendment to City Code. That Section 17.26.010 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.26.010 Purpose.
The purpose of this chapter is to provide for the clustering of lots within a subdivision
onto a portion of the site, while maintaining the underlying allowable density. Clustering allows
development to occur at an appropriate density for infrastructure services -alse and
protections of environmentally sensitive areas = - -- _ - - - -
Clusterina also allows for preservation of native vegetation and native soils that are optimal for
implementing stormwater low impactdevelopment techniques. (Ord. 6239 § 1, 2009.)
Section 29. Amendment to. Citv_Code. That Section 17.26.030 of the Auburn
City Code be and the same hereby is amended to read as follows:
17.26.030 Requirements.
A. All subdivisions and short subdivisions in the R-1 zoning district shall be required to
be clustered pursuant to this section when the property is located wholly or partially within an
urban separator as designated on the city of Auburn comprehensive land Use plan map..
B. Cluster subdivisions and short subdivisions shall be subject to the development
standards outlined in Chapter 18.07 ACC, as modified by Chapter 18.21 ACC. However,
flexibility will be applied to.minimum_lot size, lot width, and lot area in order to ensure that the
applicant is able to maximize density when designating areas as open space and stormwater
low impact development facilities. • _-= -
Ordinance No. 6617
September 20, 2016
Page 31DI.H Page 43 of 50
C. Applicants for cluster subdivisions shall demonstrate compliance to all applicable
engineering designstandards and construction standards for the city of Auburn.
D. The provisions of this title, as well as other applicable portions of the Auburn City
Code, shall apply unless specifically exempted. In addition, the following standards shall apply
to clustered subdivisions or short subdivisions:
1. Location. The cluster residential development shall be required in the R-1 zoning
district within urban separator areas.
2. Permitted Uses. Permitted uses in cluster residential developments shall be
consistent with Chapter 18.07 ACC, as modified by Chapter 18.21 ACC. In no case shall zero
lot line development be permitted in a cluster subdivision.
3. Minimum Area. No minimum area is established for a cluster residential development.
4. Permitted Density. The maximum number of dwelling units permitted in a cluster
development shall be no greater than the number of dwelling units allowed pursuant to Chapter
18.07 ACC, as modified by Chapter 18.21 ACC.
5. Lot Size. The lot area of individual building lots within a cluster subdivision or short
subdivision shall be no less than that provided for in Chapter 18.07 ACC, as modified by
Chapter 18.21 ACC. New lots created by any subdivision or short subdivision action shall be
clustered in groups not exceeding eight units. There may be more than one cluster per project.
Separation between cluster groups shall be a minimum of 120 feet. Once a.clusterresidential
developmentis approved and recorded, future variance to setbacks or lot coverage limits will
not be allowed.
Chapter 18.21 ACC.
76. Other Development Standards. Development standards other than lot size and lot
width shall be the same as are required by Chapter 18.07 ACC, as modified by Chapter 18.21
ACC.
87. Common Open Space.
a..Amount Required. The common open space in a cluster subdivision or short
subdivision shall be a minimum of 50 percent of the parcel, and may include critical areas and
their buffersand stormwater low impact development facilities.
b. Nonconstrained Areas Defined. For purposes of this section, the nonconstrained area
of the parcel is defined as all areas of the parcel, minus critical areas, as defined in Chapter
16.10 ACC as currently and hereinafter amended, and buffers.
c. Buildable Area. After accounting for the 50 percent open space requirement, the
remainder of the nonconstrained area of theparcel shall be the buildable area of the parcel.
d. Layout of Common Open Space. The common open space tracts created by
clustering shall be located and configured in the manner that best preserves and protects native
vegetation and native soils that are identified as supporting vegetated stormwater_low.impact
development _techniques, connects and increases protective buffers for environmentally
sensitive areas, connects and protects area wildlife habitat, creates connectivity between the
open space provided by the clustering and other adjacent open spaces as well as existing or
planned public parks and trails, and maintains scenic vistas.
e. Future Development Prohibited. Future development of the common open space shall
be prohibited. Except as specified on recorded documents creating the common open space, all
common open space resulting from lot clustering shall not be altered or disturbed in a manner
that degrades adjacent environmentally sensitive areas, rural areas, agricultural areas, or
resource lands; impairs scenic vistas and the connectivity between the open space provided by
the clustered development and adjacent open spaces; degrades wildlife habitat; degrades or
impairs native vegetation and/or-native soils that have been identified as supporting vegetated
Ordinance No. 6617
September 20, 2016
Page 32DI.H Page 44 of 50
stormwater low impact development techniques, or impairs the recreational benefits enjoyed by
the residents of the development.
f. Conveyance of Common Open Space. Such common open spaces shall be conveyed
to residents of the development, conveyed to a homeowners' association for the benefit of the
residents of the development, or conveyed to the city with the city's consent and approval. (Ord.
6239 § 1, 2009.)
Section 30. Amendment to City Code. That Section 18.50.010 of the Auburn
City Code be and the same hereby is amended to read as follows:
18.50.010 Intent.
The intent of this chapter is to provide minimum landscaping and screening
requirements in order to maintain and protect property values, to enhance the city's
appearance, to visually unify the city and its neighborhoods, to improve the character of certain
areas of the city, to reduce erosion and storm water runoff, to interrupt expanses of impervious
surfaces, to reduce CO2 emissions, improve air quality, and to maintain or replace existing
vegetation and to prevent and abate public nuisances. (Ord. 6387 § 1, 2011; Ord. 4914 § 1,
1996; Ord. 4773 § 1, 1995; Ord. 4229 § 2, 1987.)
Section 31. Amendment to City.Code. That Section 18.50.040 of the Auburn
City Code be and the same hereby is amended to read as follows:
18.50.040 Landscape development standards.
A. General Location for Landscape Improvements. Landscaping shall be provided in the
following locations for all types of development, unless the city determines that the required
landscape is not necessary to fulfill the purposes of this chapter.
1. Perimeter Areas. All areas that abut a street or residential property shall be
landscaped in compliance with this chapter, except where occupied by a primary building, walk
or driveway. Minimum landscape areas are listed in Tables 18.50.040(A) and (B).
2. Unused Areas. All areas of a multifamily or nonresidential project site not intended for
a specific use (including areas planned for future phases of a phased development) shall be
landscaped with existing natural vegetation, native grasses or similar.
3. Parking/Loading Areas. Parking lots, and where loading areas are visible from a
public street, shall be landscaped in compliance with this chapter.
4. Outdoor Storage Areas, Recreational Vehicle Parking, and Refuse Areas. All outdoor
storage areas, recreational vehicle parking, and refuse areas, when visible from adjoining
properties or public streets, shall be landscaped in compliance with this chapter.
5. Stormwater Low Impact Development.(LID) Facilities. Areas of vegetation planted in
stormwater LID facilities (not permanently inundated or ponded areas) and for which.there_is a
city-approved maintenance plan as prescribed in the City's Engineerihq De§iqn Standards
Manual shall count towards the minimum land scape.coveraoe areas outlined in subsection B
below.
B. Landscape Area Requirements by Zones. Minimum landscape area requirements are
listed below by zones consistent with ACC 18.02.070.
Table 18.50.040(A) Minimum Landscape Requirements by Zoning District
Ordinance No. 6617
September 20, 2016
Page 33DI.H Page 45 of 50
Minimum Landscape Planter Width—Perimeter
Minimum Areas
Landscape Abutting Residential
Zones Coverage' Abutting Street' Property
Residential Zones
RC, R-1, R-5, and R-7
N/A N/A N/AResidentialZones4
R-10, R-16 and R-20
20% 6 ft. 10 ft.ZonesS
Nonresidential Zones
C-2 10% 0 ft. 6 ft.
C-1, C-N 10% 6 ft. 10 ft.
C-3, I, P-1 15% 6 ft. 10 ft.
EP 10% 10 ft. 10 ft.
BP 15% 10 ft. 10 ft.
M-1 10% 10 ft. 10 ft.
M-2 10% 10 ft. 25 ft.
other
R06/RO-H6 N/A N/A N/A
DUG' N/A N/A N/A
Notes:
1. Minimum landscape coverage required is the minimum percentage of net lot area
that must be maintained with a vegetated pervious surface. Vegetated bioretention cells or
water quality treatment swales (not permanently inundated or ponded areas) may be included in
the required landscape coverage percentage. Preferenceshall first be given to retention of
areas of existing native coniferous vegetation. For sites that do not have .existing .native.
coniferous vegetation, landscape coverage can be achieved through planting Of native species.
2. Listed planter widths shall be located entirely on private property.
3. The minimum landscape planter abutting a street may be reduced in size using the
provision contained in ACC 18.50.080, Alternative landscaping plan. The reduced landscape
planter shall have an average width of the requirement contained in Table 18.50.040(A).
4. Landscaping shall only be required in conjunction with an administrative or
conditional use permit. The type and amount of landscaping shall be determined at that time the
administrative or conditional use permit is approved.
5. Refer to ACC 18.31.200, Multifamily development and mixed-use development
design standards and procedures, for additional requirements.
6. Landscaping within the RO/RO-H zone is not required unless site development
includes the demolition of existing structure(s) together with new construction. Under this
scenario the minimum landscape requirements of the C-1 zone shall be met.
Ordinance No. 6617
September 20, 2016
Page 34DI.H Page 46 of 50
7. Landscaping within the DUC zone shall be provided as defined in the Downtown
Urban Center Design Standards; see reference to ACC 18.29.070.
C. Landscape Design and Planting Requirements. Landscape design and construction
for new development or redevelopment shall be compatible with the surrounding urban and
natural environment. Landscape plantings shall comply with the plant type, size, and spacing
provisions listed below.
1. Landscape Design. Landscaping shall be designed as an integral part of the overall
site plan with the purpose of enhancing building design, public views and spaces, supporting
stormwater low.impact development facilities, and providing buffers, transitions, and screening.
a. All required planting areas shall be covered with a mixture of trees, shrubs, and
groundcover plants. Sodded lawn (not seed) may be substituted for some but not all of shrubs
or groundcover plants. If sodded lawn is used it cannot cover more than 20 percent of the site
and those portions of the lawn area must be served by an automatic irrigation system.
b: Planting design shall have focal points at project entries, plaza areas, and other areas
of interest using distinct planting and/orlandscape features.
c. As appropriate, building and site design shall include the use of landscaping against
buildings to visually break up expanses of wall, soften appearance, and create visual interest
through the use of planting areas, wall planters, hanging gardens, and/or raised planters. Loose
rock, gravel, decorative rock or stoneshall not exceed 20 percent of the planting area.
2. Plant Types. Landscape planting shall be compatible with the character and climate of
the Pacific Northwest and complement the architectural design of structures on the site.
a. Native Landscaping. Landscaping materials installed shall include species native to
the Puget Sound lowland region of the Pacific Northwest or noninvasive species that have
adapted to the climactic conditions of the region in the following minimum amounts:
i. Fifty percent of trees.
ii. Fifty percent of groundcover and shrubs.
b. Trees. Trees planted within 10 feet of a public street, sidewalk, paved trail, or walkway
shall be a deep-rooted species and shall be separated from hardscapes by a root barrier to
prevent physical damage to public improvements.
3. Planting Size and Spacing. In order to balance both an immediate effect of a
landscape installation and to allow sustained growth of planting materials, minimum plant
material sizes and plant spacing are as follows:
a. Trees. Trees shall be a minimum of one and one-half inches in diameter breast height
dbh) at the time of planting. Evergreen trees shall be a minimum of four to six feet in height at
the timeof planting and may includeeither broadleaf or conifer. Tree spacing within the
perimeter planters along streets and abutting residential property shall be planted no further
apart on center than the mature diameter of the proposed species.
b. Shrubs. Shrubs shall be a minimum of 18 inches in height, or two-gallon size
containers, at the time of planting.
c. Groundcover. Groundcover means low evergreen or deciduous plantings and shall be
planted from either four-inch pot with 12-inch spacing or one-gallon pot with 18-inch spacing.
Alternative spacing of particular species may be approved by the city if documentation
concerning the effectiveness of the groundcover is submitted with the landscape plan.
d. Additional Spacing Provisions.
i. Tree size and spacing at installation shall be increased by the city where needed to
ensure visual access for vehicles and pedestrians and provide clear vision at street, access
tracts and driveway intersections (sight distance triangles).
ii. Trees or shrubs with a full-grown height equal to or greater than 30 inches shall not be
planted in any sight distance triangle. Sight distance triangles are determined in conformance
with the city of Auburn engineering design standards, Chapter 10.
Ordinance No. 6617
September 20, 2016
Page 35DI.H Page 47 of 50
iii. A minimum distance of 15 feet is required from the mature diameter of trees and the
center of street light standards.
4. Landscaping Requirements for Parking Areas.
a. General Parking Lot Landscaping Standards.
i. All parking lot landscape areas shall be protected with vertical or extruded concrete
curbs, or equivalent barriers. Buumpor Tire.blocks shall not be used as a substitute for curbing
and boundary around the landscaped area unless they are integral to a stormwater LID facility
design as approved by the City Engineer or his/her designee.
ii. All parking lot landscaping must be located between parking stalls, at the end of rows
of parking, or between the end of rows of stalls and the property line.
iii. The maximum distance between any parking stall and required parking area
landscaping shall be no more than 50 feet.
iv. Shrubs, groundcover or lawn shall be planted to cover each parking lot planting area
using the planting size and spacing requirements specific in subsection (C)(3) of this section. All
groundcover shall have a mature height of not more than 24 inches.
v. Modifications to protect drainage features, easements, or utility facilities may be
allowed. Modifications that reduce landscape area or plant material shall be made up elsewhere
on-site, if possible.
vi. The requirements of this section shall not apply to parking garages or to display areas
for automotive and equipment sales and rentals that are specifically designed, approved and
constructed for the display purpose and that do not reduce required landscape areas.
b..Specific Parking Lot Landscaping Standards.
Table 18.50.040(B)Specific Parking Lot Landscaping Standards
Landscaped Area Planting Area Plantings Required
Required Design
Requirements
12 parking No requirement
stalls or
less
13—75 7% of surface parking Minimum planter Trees shall be provided at the rate of
parking stalls (exclusive of width: 6 feet a minimum of one per planter and/or
stalls circulation)one per 100 square feet of planter.
76 parking 10% of surface parking Minimum planter Trees shall be provided at the rate of
stalls or stalls (exclusive of width: 6 feet a minimum of one per planter and/or
more circulation)one per 100 square feet of planter.
5. Landscaping for Outdoor Storage Areas, Recreational Vehicle Parking and Refuse
Areas.
a. Outdoor storage areas and recreational vehicle parking areas must be screened from
view from adjacent streets and from all residentially zoned land by a minimum six-foot-wide
landscape buffer. This landscape buffer shall contain evergreen trees or tall shrubs, a minimum
of six feet in height at the time of planting, which will provide a 100 percent sight-obscuring
screen within three years from the time of planting is required; or a combination of evergreen
trees or deciduous trees, planted 20 feet on center with no more than 30 percent being
deciduous and backed by a 100 percent sight-obscuring fence. In addition to the trees, shrubs
shall be planted at four-foot spacing, in all directions, and groundcover provided.
Ordinance No. 6617
September 20, 2016
Page 36DI.H Page 48 of 50
b. Outdoor storage areas abutting the Interurban Trail (regardless of the zoning of the
Interurban Trail) and other future trails connecting to the Interurban Trail shall have a minimum
10-foot-wide landscape buffer containing the planting materials specified in subsection (C)(5)(a)
of this section.
c. Trash containers, dumpsters, trash compactors, and recycling bins associated with
multiplex, multi-unit residential, and nonresidential uses must be screened from public view on
all sides with a solid fence, wall, or gate constructed of cedar, redwood, masonry, or other
similar building material reflecting the overall design of the site, and be appropriately
landscaped (e.g., climbing vines, arborvitae, etc.).
6. Irrigation.. No portion of any landscaped area shall be located further away than 50
feet from a source of water adequate to irrigate the landscaping. The source of water may be a
manual (hose connection) or an automatic irrigation system. (Ord. 6387 § 1, 2011; Ord. 4914 §
1, 1996;Ord. 4304 § 1(34), (35), 1988; Ord. 4229 § 2, 1987.)
Section 32. Implementation. The Mayor is hereby authorized to implement
such administrative procedures as may be necessary to carry out the directions of this
legislation.
Section 33.. .Severability. The provisions of this ordinance are declared
to be separate and severable. The invalidity of any clause, sentence, paragraph, 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.
Section 34. Effective date. This Ordinance shall be in full force and effect
on December 31, 2016, and five days after its passage, approval and publication as
provided by law.
INTRODUCED:
PASSED:
APPROVED:
CITY OF AUBURN
NANCY BACKUS, MAYOR
Ordinance No. 6617
September 20, 2016
Page 37DI.H Page 49 of 50
ATTEST:
Danielle E. Daskam, City Clerk
APP" Ell ASTooFORM:
D. ' e B. Heid, ' Ate' :I'
Published:
Ordinance No. 6617
September 20, 2016
Page 38DI.H Page 50 of 50