HomeMy WebLinkAbout10-04-2016 PLANNING COMMISSION MEETINGThe City of Auburn Planning Commission is an eight member advisory body that provides recommendations to the
Auburn City Council on the preparation of and amendments to land use plans and related codes such as zoning.
Planning Commissioners are appointed by the Mayor and confirmed by the City Council.
Actions taken by the Planning Commission are not final decisions; they are in the form of recommendations to the
City Council who must ultimately make the final decision.
PLANNING COMMISSION MEETING
October 4, 2016
AGENDA
I. CALL TO ORDER – 7:00 p.m., Annex Conference Room 2 located at 1 East Main
Street, Auburn, Washington
A. ROLL CALL/ESTABLISHMENT OF QUORUM
B. PLEDGE OF ALLEGIANCE
II. APROVAL OF MINUTES
A. August 16, 2016
III. PUBLIC COMMENT
Comment from the audience on any item not listed on the agenda for discussion or public
hearing.
IV. PUBLIC HEARING
No cases are being scheduled for public hearing.
V. OTHER BUSINESS
A. Proposed Code Amendment – Amending the Allowed Residential Uses within
the C-1, Light Commercial Zoning District * (Gouk)
Summary: Proposed Code Amendment first discussion on amending the allowed
residential uses within the C-1, Light Commercial Zoning District.
B. 2016 Comprehensive Plan Amendments* (Dixon)
Summary: Review the 2016 Comprehensive Plan Amendments that include the City
initiated amendments.
VI. COMMUNITY DEVELOPMENT REPORT
Update on Community Development activities.
VII. ADJOURNMENT
DRAFT
PLANNING COMMISSION
August 16, 2016
MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. in Annex Conference Room 2
located at 1 East Main Street, Auburn, Washington.
In response to the Chair’s question if there are announcements or agenda modifications,
staff reported the following agenda modification: Item V.A., Proposed Ordinance No.
6600, Setbacks for Chicken Coops, Runs, Etc., under OTHER BUSINESS is being
moved to IV.B. under PUBLIC HEARING. Staff explained this item has been noticed for
this evening as a public hearing.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Roland, Vice-Chair Copple,
Commissioner Mason, Commissioner Stephens, Commissioner Moutzouris, and
Commissioner Smith. Commissioners Lee and Shin are excused.
Staff present included: City Attorney Dan Heid, Assistant Director of Community
Development Jeff Tate, Planning Services Manager Jeff Dixon, Senior Planner Thaniel
Gouk, Utilities Engineering Manager Lisa Tobin, Utilities Civil Engineer Shannon
Howard, and Planning Administrative Assistant Tina Kriss.
Members of the public present: Shirley Chittenden
b.) PLEDGE OF ALLEGENCE
II. APPROVAL OF MINUTES
A. July 19, 2016
Commissioner Copple moved and Commissioner Stephens seconded to approve the
July 19, 2016 minutes as written.
MOTION CARRIED UNANIMOUSLY. 6-0
III. PUBLIC COMMENT
There were no public comments on any item not listed on the agenda for discussion or
public hearing.
IV. PUBLIC HEARING
A. Stormwater Low Impact Development Code Update (ACC Title 12, 13, 15, 17,
and 18)
Assistant Director of Community Development Tate provided letters from the
King/Snohomish Master Builders Association and the Pierce County Master Builders
Association that were received today. Staff provided time for the Commission
Members to read through the letters.
PLANNING COMMISSION MEETING MINUTES August 16, 2016
Page 2
Utilities Civil Engineer Shannon Howard reviewed the additional code amendments
to Chapters 15.74.010, “Intent” and 15.74.020 “Scope”. Staff pointed out that on
Page A-34 a small addition was added to Chapter 15.74.050, “Exemptions”, in order
to clarify that certain actions may be exempt from the requirements of Chapter
15.74.050 (pointing out that other sections of Auburn City Code may apply).
The Commission and staff discussed the public comments received during the public
hearings July 19th and August 16th and the responses provided in the memorandum
regarding the Stormwater LID draft code amendments. Staff believes the City,
through the LID draft code amendments will have satisfied the requirements.
A discussion was held regarding storm drains and maintenance. Staff explained the
City is responsible for maintaining storm drain ponds within the right-of-way.
Chair Roland opened the public hearing on Stormwater Low Impact Development
Code Updates (ACC Titles 12, 13, 15, 17, and 18) at 7:03 p.m.
Staff reviewed the compliance process and the policy approaches by the City to
implement the proposed LID requirements and regulations for developers. Staff
explained that it will be important that the review process is thorough and staff
reviews for LID feasibility.
The Commission and staff discussed ground water disturbances due to geological
changes. Staff explained that the city is working on a LID infeasibility map to identify
where stormwater LID techniques are not likely to be able to be feasible based on
site characteristics or would require greater scrutiny for review. Staff emphasized
that a key evaluation that needs to be performed for the projects is a geotechnical
assessment by a licensed geotechnical engineer which will provide information for
potential off-site impacts.
Chair Roland invited the public to come forward for public testimony on the Low
Impact Development Code Updates (ACC Titles 12, 13, 15, 17, and 18).
With no public present for comment for the proposed Low Impact Development Code
Updates, Chair Roland closed the public hearing at 7:33 p.m. With no further
questions from the Commission, the Commission deliberated.
Commissioner Copple moved, Moutzouris seconded to move forward the Low
Impact Development Code Updates, ACC Titles 12, 13, 15, 17, and 18, to City
Council for approval.
MOTION APPROVED. 6-0
B. Proposed Ordinance No. 6600, Setbacks for Chicken Coops, Runs, Etc.
Senior Planner Thaniel Gouk provided background information on Ordinance No.
6600, and various regulatory options for setbacks. He reviewed a diagram of several
setback options. The Commission and staff discussed the city’s current setbacks
which are the same as for detached “accessory structures” and the setbacks of other
jurisdictions.
PLANNING COMMISSION MEETING MINUTES August 16, 2016
Page 3
Chair Roland opened the public hearing at 7:43 p.m. on proposed Ordinance No.
6600, revisions pertaining to setbacks for chicken coops, runs, etc.
Shirley Chittenden, 1440 22nd Street South, Auburn.
Audience member Chittenden expressed her appreciation for the 5-foot setback
proposed in Ordinance No. 6600 that went before Council. She stated that this has
been a grueling and frustrating process to go through for something that doesn’t
seem like it should take a year to go through. She explained that citizens rely on the
City to help maintain the dignity of neighborhoods that are older and do not have
Homeowners Associations.
Audience Member Chittenden stated she believes the proposed setback option of 10
feet is a standard setback for other jurisdictions which allows folks to have the
chickens and also prevents the neighbor from feeling their living conditions have
been impacted. She also emphasized that her living conditions are deteriorating
because her neighbors do not maintain their chicken coop. She asked the
Commission to consider the requirement of a 10-foot setbacks.
With no other public present for testimony, Chair Roland closed the public hearing on
Proposed Ordinance No. 6600 at 7:46 p.m.
The Commission and staff discussed if the setback prevents fowl from running free
within the setback and limits them to a defined area. Staff clarified, the setback
would limit the fowl to the specific area minus the setback. City Attorney Heid
pointed out that the language is specific to the structures and areas for domestic
fowl. Senior Planner Gouk provided a review of the definition.
Commissioner Smith moved and Commissioner Copple seconded moving forward
proposed Ordinance No. 6600, with a 10-foot setback, to City Council for approval.
MOTION APPROVED. 4-2
V. OTHER BUSINESS
No Other Business items were brought forward for discussion.
VI. COMMUNITY DEVELOPMENT REPORT
Assistant Director Tate reviewed the Planning Commission meeting schedule,
the next meeting will be held October 4, 2016. The November 8th meeting will be
moved over to November 9, 2016 due to the date conflict with the general
election.
Staff reported that City Council approved Ordinance No. 6615, relating to the
property maintenance and Nuisance Abatement code, on August 15, 2016.
Ordinance No. 6611, amending Section 17.14.005 (relating to Civil Plan
Preparation, Submittal and Approval) and Ordinance No. 6612, amending
Section 14.22.020 (relating to requirements for updating the Comprehensive
Plan) were approved by Council August 15th, 2016.
PLANNING COMMISSION MEETING MINUTES August 16, 2016
Page 4
At 8:26 p.m. Commission Members toured the lobby area of the Permit Center
with Assistant Director Tate and City Attorney Heid. Historical photos
highlighting Auburn’s social, ethnic, economic, and cultural diversity of folks who
have lived, worked, and played in Auburn have been placed within the Lobby.
Two wall coverings were also placed in the Permit Center which integrated the
value statements contained in the recently adopted City of Auburn 2015
Comprehensive Plan.
VII. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:40 p.m.
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Ron Copple, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Thaniel Gouk, Senior Planner, Community Development & Public Works Dept.
DATE: September 27, 2016
RE: Proposed Code Amendment First Discussion – Amending the Allowed Residential
Uses within the C-1, Light Commercial Zoning District
Background:
On December 7, 2015, the City Council enacted a 1-year Moratorium prohibiting the residential
uses allowed within the C-1, Light Commercial zoning district (See Exhibit 1, Resolution No.
5187). The affected types of residential uses included in the Moratorium are caretaker
apartments, live/work units, multi-family buildings (stand-alone or as part of a mixed-use
project), nursing homes and assisted living facilities, and senior housing. Neither the Moratorium
nor the proposed Code amendments would impact existing single-family homes, existing or
previously permitted uses, or transient-style uses (i.e. hotels, motels). “New” single-family
residential uses were not allowed in the C-1 zoning district even before the Moratorium. The
Moratorium was put in place in response to a few larger multiple-family and senior housing
residential projects that were in the permitting process and proposed on C-1 zoned properties in
different areas of the City. Since these projects had already applications that were considered
“complete”, the projects were not affected by the Moratorium and allowed to continue. The
purpose of the Moratorium is to allow the Planning Commission and City Council to further
examine whether these types of residential uses are consistent with the intent of the C-1, Light
Commercial zone.
The C-1 zone exists to act as a transition between higher- and lower-intensity land uses, serving
as a zone that allows commercial uses that are generally compatible with, or consistent with, the
development patterns of adjacent residential uses. The stated intent of the classification, per
ACC 18.23.020 is:
“The C-1 zone is intended for lower intensity commercial adjacent to residential
neighborhoods. This zone generally serves as a transition zone between higher and
lower intensity land uses, providing retail and professional services. This zone
represents the primary commercial designation for small- to moderate-scale commercial
activities compatible by having similar performance standards and should be developed
in a manner which is consistent with and attracts pedestrian-oriented activities. This
Page 2 of 20
zone encourages leisure shopping and provides amenities conducive to attracting
shoppers and pedestrians.”
The purpose of the code amendments is to relieve the time-limited Moratorium and to make
code changes to ensure that residential uses allowed in the C1, zoning district are appropriate.
The proposed amendments will also limit the conversion of C-1, Light Commercial land to
residential uses; therefore, creating a greater distinction between zoning districts. The Planning
Commission is tasked with determining which of the “residential” uses are suitable for the C-1
zone; Staff has provided some recommendations in the Discussion below.
A public notice indicating that changes were proposed for the residential uses within the C-1
zone was mailed out to every property owner within the C-1 zone, as well as notification to local
and State agencies, and published in the Seattle Times.
Discussion:
ACC Table 18.23.030 lists the six types of residential uses that are allowed in the C-1, Light
Commercial zone, and whether they are outright permitted (P), conditionally permitted (C),
administratively permitted (A), or prohibited (X).
Following is a discussion of each type of use (definitions for each are in Exhibit 2), and if any
changes are proposed.
1. Caretaker apartment. This is an accessory housing unit (P) for an otherwise, permitted,
nonresidential uses; for example, an on-site apartment for the on-site manager of a mini-
storage facility. This type of use is not proposed to be prohibited since the use remains
primarily nonresidential, such as commercial, and the residential use is secondary and
does not diminish the opportunities for commercial development, rather they are often a
necessary function for many non-residential developments.
2. Live-work and work-live units. This type of use (P) is where the land use consists of both
a dwelling unit along with a distinct area set aside for working within the unit. This type of
use is proposed to be prohibited as they are similar to that of multi-family units (a group
of attached units) and thus not compatible with the C-1 zone. (As an aside, the
difference between “Live-work” and “Work-live units” is the proportion of each
component.)
3. Multiple-family dwellings as part of a mixed-use development. Mixed-use developments
generally consist of residential and commercial uses in combination and this
combination (P) can be vertical (e.g. residential above commercial) or horizontal (e.g.
different uses spread across a site). These types of developments also have some
additional requirements (see “18.57.030 Residential” on Exhibit 2). This use is proposed
for prohibition as multi-family residential buildings are inconsistent with the C-1 zone
intent as they would not be considered “…small- to moderate-scale commercial
Page 3 of 20
activities…”. Prohibition of these uses also requires a corresponding deletion of text in
the Supplement Development Standards and is highlighted in green, below.
4. Multiple-family dwellings, stand-alone. Stand-alone multi-family developments (X) are
not currently allowed in the C-1 zone, are proposed to continue to be prohibited, and no
changes to this are suitable at this time.
5. Nursing Home, Assisted Living Facility. These uses (P) are congregate care facilities
with employees that care for those who are unable live on their own and require at least
some assistance for daily living and activities. These uses are considered commercial in
nature and are not proposed for prohibition.
6. Senior housing. This type of use (A) is age-restricted multi-family independent living
residential buildings. This use is most similar to multiple family residential and proposed
for prohibition as they are inconsistent with the C-1 zone intent.
Conclusion:
A Public Hearing before the Planning Commission is scheduled for November 8, 2016. Staff is
looking for direction from the Planning Commission as to which uses should be outright
permitted, conditionally, administratively permitted, or prohibited.
The proposed amendments (in strikeout – underline format) are as follows (portions are
highlighted for ease of use):
18.23.030 Uses.
A. General Permit Requirements. Table 18.23.030 identifies the uses of land allowed in
each commercial and industrial zone and the land use approval process required to
establish each use.
B. Requirements for Certain Specific Land Uses. Where the last column in Table
18.23.030 (“Standards for Specific Land Uses”) includes a reference to a code
section number, the referenced section determines other requirements and standards
applicable to the use regardless of whether it is permitted outright or requires an
administrative or conditional use permit.
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USEs BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land
Uses C-
N
C-
1
C-
2
C-
3
C-
4
M-
1 EP M-
2
INDUSTRIAL, MANUFACTURING AND PROCESSING, WHOLESALING
Building contractor, light X X X P X P X P
Building contractor, heavy X X X X X A X P
Manufacturing, assembling and packaging – Light
intensity
X X X P X P P P ACC 18.31.180
Page 4 of 20
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USEs BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land
Uses C-
N
C-
1
C-
2
C-
3
C-
4
M-
1 EP M-
2
Manufacturing, assembling and packaging – Medium
intensity
X X X A X P A P ACC 18.31.180
Manufacturing, assembling and packaging – Heavy
intensity
X X X X X X X A ACC 18.31.180
Outdoor storage, incidental to principal
permitted use on property
X X X P X P P P ACC
18.57.020(A)
Storage – Personal household storage facility
(mini-storage)
X P X P X P X P ACC
18.57.020(B)
Warehousing and distribution X X X X X P P C ACC
18.57.020(C)
Warehousing and distribution, bonded and located
within a designated foreign trade zone
X X X P X P P P
Wholesaling with on-site retail as an incidental
use (coffee, bakery, e.g.)
X X X P X P P P
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USEs
Commercial recreation facility, indoor X P P P P P P A
Commercial recreation facility, outdoor X X X A X P A A ACC
18.57.025(A)
Conference/convention facility X X A A X A X X
Library, museum X A A A X A P X
Meeting facility, public or private A P P P X A P A
Movie theater, except drive-in X P P P P X X X
Private school – Specialized education/training
(for profit)
A A P P P P P P
Religious institutions, lot size less than one
acre
A P P P A A A A
Religious institutions, lot size more than one
acre
C P P P A A A A
Sexually oriented businesses X X X P X P X P Chapter 18.74
ACC
Sports and entertainment assembly facility X X A A X A X A
Studio – Art, dance, martial arts, music, etc. P P P P P P A A
RESIDENTIAL
Caretaker apartment X P P P X P P P
Live/work or work/live unit X P
X
P P P P P X
Multiple-family dwellings as part of a mixed-use
development
X P
X
P P P P P X ACC
18.57.030(A)
Page 5 of 20
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USEs BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land
Uses C-
N
C-
1
C-
2
C-
3
C-
4
M-
1 EP M-
2
Multiple-family dwellings, stand-alone X X X X X X X X ACC
18.57.030(B)
Nursing home, assisted living facility X P P P C X X X
Senior housing X A
X
A A X X X X
RETAIL
Building and landscape materials sales X X X P X P X P ACC
18.57.035(A)
Construction and heavy equipment sales and rental X X X X X A X P
Convenience store A A P P X P P P
Drive-through espresso stands A A A P A P A A
Drive-through facility, including banks and
restaurants
A A A P P P X P ACC 18.52.040
Entertainment, commercial X A P P X A X A
Groceries, specialty food stores P P P P P P P X ACC
18.57.035(B)
Nursery X X X P A P X P ACC
18.57.035(C)
Outdoor displays and sales associated with a
permitted use (auto/vehicle sales not included in
this category)
P P P P P P P P ACC
18.57.035(D)
Restaurant, cafe, coffee shop P P P P P P P P
Retail
Community retail establishment A P P P P P X P
Neighborhood retail establishment P P P P P P X P
Regional retail establishment X X X P P P X A
Tasting room P P P P P P P P
Tavern P P X P P P X A
Wine production facility, small craft distillery,
small craft brewery
A P P P P P P P
SERVICES
Animal daycare (excluding kennels and animal
boarding)
A A A P A P X P ACC
18.57.040(A)
Animal sales and services (excluding kennels and
veterinary clinics)
P P P P P P X P ACC
18.57.040(B)
Banking and related financial institutions,
excluding drive-through facilities
P P P P P P P P
Page 6 of 20
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USEs BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land
Uses C-
N
C-
1
C-
2
C-
3
C-
4
M-
1 EP M-
2
Catering service P P P P A P A P
Daycare, including mini daycare, daycare center,
preschools or nursery schools
A P P P P P P X
Dry cleaning and laundry service (personal) P P P P P P P P
Equipment rental and leasing X X X P X P X P
Kennel, animal boarding X X X A X A X A ACC
18.57.040(C)
Government facilities, this excludes offices and
related uses that are permitted outright
A A A A A A A A
Hospital X P P P X P X P
Lodging – Hotel or motel X P P P P A P A
Medical – Dental clinic P P P P P P X X
Mortuary, funeral home, crematorium A P X P X P X X
Personal service shops P P P P P P X X
Pharmacies P P P P P X X X
Print and copy shop P P P P P P X X
Printing and publishing (of books, newspaper and
other printed matter)
X A P P P P P P
Professional offices P P P P P P P P
Repair service – Equipment, appliances X A P P P P X P ACC
18.57.040(D)
Veterinary clinic, animal hospital A P P P P P X X
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Ambulance, taxi, and specialized transportation
facility
X X X A X P X P
Broadcasting studio X P X P X P X P
Heliport X X X C X C X C
Motor freight terminal 1 X X X X X X X X See Footnote
No. 1
Parking facility, public or commercial, surface X P P P P P P X
Parking facility, public or commercial,
structured
X P P P P P P X
Towing storage yard X X X X X A X P ACC
18.57.045(A)
Utility transmission or distribution line or
substation
A A A A A A A A
Page 7 of 20
Table 18.23.030 Permitted, Administrative, Conditional and Prohibited Uses by Zone
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USEs BY ZONE P – Permitted
C – Conditional
A – Administrative
X – Prohibited
LAND USE
Zoning Designation Standards for
Specific Land
Uses C-
N
C-
1
C-
2
C-
3
C-
4
M-
1 EP M-
2
Wireless communication facility (WCF) – – – – – – – – ACC
18.04.912,
18.31.100
VEHICLE SALES AND SERVICES
Automobile washes (automatic, full or self-
service)
X A X P P P X P ACC
18.57.050(A)
Auto parts sales with installation services X A A P P P X P
Auto/vehicle sales and rental X A X P X P X P ACC
18.57.050(B)
Fueling station X A A P P P X P ACC
18.57.050(C)
Mobile home, boat, or RV sales X X X P X P X P
Vehicle services – Repair/body work X X A P X P X P ACC
18.57.050(D)
OTHER
Any commercial use abutting a residential zone
which has hours of operations outside of the
following: Sunday: 9:00 a.m. to 10:00 p.m. or
Monday – Saturday: 7:00 a.m. to 10:00 p.m.
A A A A A A A A
Other uses may be permitted by the planning
director or designee if the use is determined to
be consistent with the intent of the zone and is
of the same general character of the uses
permitted. See ACC 18.02.120(C)(6), Unclassified
Uses.
P P P P P P P P
1 Any motor freight terminal, as defined by ACC 18.04.635, in existence as of the
effective date of the ordinance codified in this section, is an outright permitted use
in the M-1 and M-2 zone. Any maintenance, alterations and additions to an existing
motor freight terminal which are consistent with ACC 18.23.040, Development standards,
are allowed.
18.57.030 Residential.
A. Multiple-Family Dwellings as Part of a Mixed-Use Development.
1. C-1 Zone. Multiple-family dwelling as part of a mixed-use development is
allowed; provided, that compliance to all of the following is demonstrated:
a. Multiple-family dwellings shall only occur concurrent with or subsequent
to the development and construction of nonresidential components of the
mixed-use development;
b. Applications for mixed-use development inclusive of multiple-family
residential dwellings shall include transportation and traffic analyses
appropriate to the type and scale of the proposed development based on
the concurrent determination of the planning director and city engineer.
The planning director and city engineer may require the analysis to
address, including, but not limited to, a.m. or p.m. traffic impacts;
and/or area circulation planning for motorized and nonmotorized modes of
Page 8 of 20
travel and connectivity; and/or transportation demand management (TDM)
strategies;
c. Applications for the mixed-use development inclusive of multifamily
residential dwellings shall include written and plan information
demonstrating compliance to applicable design standards for mixed-use
development contained in the city of Auburn multifamily and mixed-use
design standards;
d. Applications for the mixed-use development inclusive of multifamily
residential dwellings shall comply, as applicable, with the neighborhood
review meeting requirements of ACC 18.02.130 (Neighborhood review
meeting);
e. Mixed-use development comprised of a maximum of one building on a
development site shall have 50 percent of the ground floor comprised of
one or more commercial retail, entertainment or office uses that are
permitted outright or conditionally; provided, that uses normal and
incidental to the building, including, but not limited to, interior
entrance areas, elevators and associated waiting areas, mechanical rooms,
and garbage/recycling areas, may be allowed on the ground floor, except
that non-street frontage vehicle garages located on the ground floor
together with all other normal and incidental uses shall occupy a maximum
of 50 percent of the ground floor space; or
f. Mixed-use development that is geographically distributed on a development
site amongst two buildings shall have a minimum of 25 percent of the
cumulative building ground floor square footage comprised of one or more
commercial retail, entertainment or office uses that are permitted
outright or conditionally; or
g. Mixed-use development that has more than two buildings shall have a
minimum percentage of the cumulative building ground floor square footage
comprised of one or more commercial retail, entertainment, or office uses
that are permitted outright or conditionally as follows:
i. For three buildings, 20 percent of the cumulative building ground
floor square footage.
ii. ii. For four buildings, 15 percent of the cumulative building
ground floor square footage.
iii. iii. For five or more buildings, 10 percent of the cumulative
building ground floor square footage.
h. A project proponent may select to set aside a nonresidential building
pad(s), meeting the percentage requirements above, for future
development, provided that the site plan for the development must
identify the general location for the building(s), associated parking
areas, drive aisles, landscaping areas, and utility locations. During the
interim period that the nonresidential site(s) remains undeveloped, it
must be maintained as a landscaped area meeting the requirements of
Chapter 18.50 ACC.
2. C-2 Zone. Multiple-family dwellings are permitted as part of a mixed-use
development provided they are:
a. Located in a multi-story building the ground floor of which must contain
a permitted use listed in Table 18.23.030, “Permitted, Administrative,
Conditional and Prohibited Uses by Zone.” No density limitations shall
apply.
3. C-3 Zone. Multiple-family dwellings are permitted as part of a mixed-use
development provided 1,200 square feet of lot area is provided for each
dwelling unit.
4. C-4 Zone. Multiple-family dwellings are permitted provided they are:
a. Located in a multi-story building and the ground floor must contain a
permitted use or combination of uses, other than parking facility.
b. An exception to this ground floor commercial requirement is allowed for
uses accessory to the upper story residential at a rate of 1,500 square
feet of area per upper story of residential. The ground floor areas
accessory to the upper story residential may include, but are not limited
to, entry space, lobby, hallway, mail areas. The 1,500 square feet of
upper floor area does not include exiting required to meet applicable
building and fire codes.
Page 9 of 20
5. M-1 Zone. Multiple-family dwellings are permitted as part of a mixed-use
development, provided they are:
a. Located in a multi-story building the ground floor of which must contain
one of the retail or service uses listed in Table 18.23.030, “Permitted,
Administrative, Conditional and Prohibited Uses by Zone.” The ground
floor may contain entrance and lobby areas which serve the dwellings.
i. B. Multiple-Family Dwellings, Stand-Alone.
1. C-3 Zone. Multiple-family dwellings are permitted provided:
a. One thousand two hundred square feet of lot area is provided for each
dwelling unit; and
b. The multiple-family development is arranged in the following manner based
on its orientation to a public roadway (Scenarios 1 through 4):
2. EP Zone. Multiple-family dwellings are permitted provided:
a. The multiple-family development incorporates sustainable design and green
building practices and qualifies to be built green certified.
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EXHIBIT 1
C-1 MORATORIUM RESOLUTION
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EXHIBIT 2
CITY CODE EXCERPTS - DEFINITIONS
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18.04.235.1 Caretaker apartment.
“Caretaker apartment” means an accessory housing unit that is permitted in association with a
commercial or industrial use where no residential dwelling exists, for the express purpose of
providing a housing unit for on-site security or operations personnel.
18.04.527 Live/work unit.
“Live/work unit” means an integrated housing unit and working space, occupied and utilized by
a single household in a structure, either single dwelling or multi-unit dwelling, that has been
designed or structurally modified to accommodate joint residential occupancy and work activity,
and which includes:
A. A complete dwelling unit; and
B. Working space reserved for and regularly used by one or more occupants of the dwelling
unit.
The difference between a live/work unit and a work/live unit (defined in ACC 18.04.913) is that
the “work” component of a live/work unit is secondary to its residential use, and may include
only commercial activities and pursuits that are compatible with the character of a quiet
residential environment, while the work component of a work/live unit is the primary use, to
which the residential component is secondary.
18.04.913 Work/live unit.
“Work/live unit” means an integrated housing unit and working space, occupied and utilized by
a single household in a structure, either single dwelling or multi-unit dwelling, that has been
designed or structurally modified to accommodate joint residential occupancy and work activity,
and which includes:
A. A complete dwelling unit; and
B. Working space reserved for and regularly used by one or more occupants of the dwelling
unit.
The difference between a work/live unit and a live/work unit (defined in ACC 18.04.527) is that
the “work” component of a work/live unit is primary use, to which the residential use is
secondary, while the work component of a live/work unit is secondary to its residential use, and
may include only commercial activities and pursuits that are compatible with the character of a
quiet residential environment.
18.04.340 Dwellings, types of.
“Types of dwellings” means:
A. Dwelling, Single-Family. “Single-family dwelling” means a detached building designed
exclusively for occupancy by one family or communal residence and containing one
dwelling unit that is permanently attached to the ground. A manufactured home may be
considered a single-family dwelling if sited per ACC 18.31.050.
B. Dwelling, Two-Family (Duplex). “Two-family dwelling” or “duplex” means a building
designed exclusively for occupancy by two families or communal residence living
independently of each other, and containing two dwelling units.
C. Dwelling, Multiple-Family. “Multiple-family dwelling” means a building designed for
occupancy by three or more families or communal residence living independently of
each other, and containing three or more dwelling units.
D. Dwelling, Townhouse. “Townhouse dwelling” means a building designed exclusively for
occupancy by one family or communal residence, occupying space from the ground to
the roof and not lying vertically under or over adjacent units, and attached to one or
more other dwelling units by common walls.
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18.04.625 Mixed-use development.
“Mixed-use development” means a single unified development that incorporates the planned
integration of two or more different land uses consisting of some combination of office, light
industrial, hotel, retail, entertainment, public uses, and residential uses. Mixed-use development
may be vertically oriented in one or more buildings, or geographically distributed on a
development site. When geographically distributed, the different uses may be constructed
concurrently or in separate phases, and should incorporate common and/or complementary
features and/or elements such as pedestrian walkways, access driveways, parking areas,
architectural themes, or other techniques that provide integration between uses on the site.
18.04.660 Nursing home.
“Nursing home,” “rest home,” “convalescent home,” “guest home” and “home for the aged”
mean a home operated similarly to a boardinghouse but not restricted to any number of guests
or guest rooms, the operator of which is licensed by the state or county to give special care and
cure to his or her charges, and in which nursing, dietary and other personal services are
furnished to convalescents, invalids and aged persons, and in which homes are performed no
surgery, maternity or any other primary treatments such as customarily provided in hospitals,
and in which no persons are kept or served who normally would be admitted to a mental
hospital or to a group residence facility. This definition does not include group residence
facilities as defined in this title. A nursing home is not a communal residence.
18.04.125 Assisted living facility.
“Assisted living facility” means a combination of housing, supportive services, personalized
assistance, and health care designed to respond to the individual needs of those who need help
with activities of daily living. An establishment with a central or private kitchen, dining,
recreational, and other facilities, with separate bedrooms or living quarters, where the emphasis
of the facility remains residential. An assisted living facility is not a communal residence.
18.04.809 Senior housing.
“Senior housing” refers to housing stock, whether rental or occupant-owned, that specifically
caters to residents aged 55 years and older, either through age requirements or through the
provision of specialized care, such as nursing or dietary and personal care. This definition shall
include, at a minimum, all facilities that qualify as housing for older persons under the Fair
Housing Act.
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Memorandum
To: Judi Roland, Chair, Planning Commission
Ron Copple, Vice Chair, Planning Commission
Planning Commissioners
From: Jeff Dixon, Planning Services Manager
CC: Jeff Tate, Assistant Community Development Director
Date: October 26, 2016
Re: Discussion Topic: Finalization of the Docket of 2016 Annual Comprehensive
Plan Amendments
BACKGROUND
Annually the City amends its Comprehensive Plan. These are the “annual amendments”
that the city considers routinely each year as distinguished from the “major update” of the
Comprehensive Plan that was completed by the Planning Commission at the end of
2015.
There are two sources for these “annual amendments”; the City processes “city –
initiated amendments” in response to items that are “docketed” (text or map). The city
also includes “private–initiated amendments” in response to applications that are
submitted. The City advertised the deadline for submittal of the applications using the
following methods:
Publication of a legal notice in the newspaper
Posting notice on the city website
Sending an announcement to a prepared list of interested parties by regular mail
Private-initiated Comprehensive Plan amendment applications (text or map) were
accepted by the City of Auburn until Friday, June 3, 2016, this year.
In response to the public notification of the time limit for submittal of applications this
year, the City did not receive any applications. However, there are three applications
that were received last year in 2015. All these of these were private – initiated
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comprehensive plan map amendments. These were delayed and not completed in 2015
in order to allow time to complete the required SEPA processing for each of these, as
required under state law. Also, the City is prohibited under state law from amending (City
Council action) it’s Comprehensive Plan more than once a year, except in very limited
circumstances.
Staff introduced and discussed the items that had been docketed for consideration
based on the applications received in year 2015. An introduction to each was provided
by staff at the March 7, 2016 Planning Commission regular meeting.
At the October 4, 2016 Planning Commission meeting staff would like to discuss:
final docketed items that are ready for Planning Commission consideration;
the processing status of each of these docketed items; and
discuss the anticipated schedule leading to conducting a planning commission
public hearing.
DISCUSSION
The docket will consist of the following Text and Map Amendments.
1. Annual Comprehensive Plan Text Amendments
P/T #1 – Auburn School District 2016-2022 Capital Facilities Plan
P/T #2 – Dieringer School District Capital Facilities Plan 2017-2022
P/T #3 – Federal Way School District 2017 Capital Facilities Plan
P/T #4 – Kent School District 2016/2017 – 2021/2022 Capital Facilities Plan
P/T #5 – City of Auburn 2017-2022 Capital Facilities Plan
Status: The City has received copies of the 4 school district capital facilities plans and
City’s Capital Facilities Plan for adoption by reference as part of the city’s
Comprehensive Plan. Also the environmental review process has been completed by
each of the School District’s for their individual plans. The environmental review decision
has been issued and is pending for the City’s Capital Facilities Plan. This amendment
will be scheduled for Planning Commission consideration.
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2. Annual Comprehensive Plan Map Amendments
CPM #1- Request to amend the map designation of 4 parcels under the
same ownership totaling approx. 5.9 acres from the current designation of
“Light Commercial” and “Heavy Commercial” to “Light Industrial”. The
properties are vacant, contain existing single family residences, or have
modular buildings. The properties are located on the east side of East
Valley Highway (A ST SE) in the 54XX-56XX block (between Lakeland Hills
Boulevard and Lake Tapps Parkway)
Status: The Planning Commission already conducted the public hearing on this request
on June 21, 2016 and provided a recommendation for “approval”. No further action by
the Planning Commission is required. This item continues to be listed as part of the
docket since it will move with the other amendments for consideration by City Council
towards the end of the year.
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CPM#2- Request to amend the map designation of a 2.27-acre parcel from the
current designation of “Single Family Residential" to “Commercial”. The vacant
property is located northwest of the intersection of Lake Tapps Parkway SE and
182nd Avenue E (east of Lakeland Hills South area, at the southeast corner of the
city).
Status: The environmental review decision has been completed. This amendment will
be scheduled for Planning Commission consideration.
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CPM#3- Request to amend the map designation of an 8-acre parcel from
the current designation of “Single Family Residential “to “Moderate Density
Residential”. The vacant property is located northwest of the intersection
of Lake Tapps Parkway SE and 182nd Avenue E (east of Lakeland Hills
South area, at the southeast corner of the city).
Status: The Applicant has withdrawn this applicant request. No Planning Commission
action is required as a result.
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CPM#4 - Change the Comprehensive plan land use designation of up to
approx. 135 acres of land owned by the United States Government and
managed by the General Services Administration (GSA). This change is
proposed in anticipation of GSA’s stated intent to reconfigure their current
facility, which will likely result in a reduced need for land and the possible
disposal (sale) of a portion of the approx. 135 acres. Also, being changed
are two adjacent parcels owned by the City; an approx. 8.04-acre parcel
containing a fire station and an approx. 1.56-acre vacant parcel that
provides vehicle access to C ST SW for the city parcel. The
Comprehensive Plan land use designation is being changed to “Heavy
Commercial” to facilitate higher and better uses than the current “Light
Industrial” designation and zoning of “C3, Heavy Commercial”’. The
approximately 135 acres of land owned by the US Government and
managed by the General Services Administration (GSA) is generally
located at southwest corner of C ST SW and 15th ST SW
Status: The environmental review decision is pending. This amendment will be
scheduled for Planning Commission consideration.
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