HomeMy WebLinkAbout07-05-2017 Planning Commission AgendaPLANNING COMMISSION MEETING
July 5, 2017
AGENDA
I.CALL TO ORDER – 7:00 p.m., Council Chambers
A.ROLL CALL/ESTABLISHMENT OF QUORUM
B. PLEDGE OF ALLEGIANCE
II.APROVAL OF MINUTES
A.June 6, 2017
III.PUBLIC COMMENT
Comment from the audience on any item not listed on the agenda for discussion or public
hearing.
IV.PUBLIC HEARING
A.Open Space Zoning Code Amendments* (Teague)
Summary: Proposed amendments to Auburn City Code Chapter 18.02 General
Provision, Chapter 18.35 Special Purpose Zones, and the City’s Comprehensive
Zoning Map to establish an Open Space zoning district that will implement the Open
Space Land Use Designation, as provided in the City of Auburn's Comprehensive
Plan and Comprehensive Plan Map.
V.OTHER BUSINESS
A.Annual Comprehensive Plan Amendment Docket Discussion - Private map
amendment application received * (Dixon)
Summary: Provide brief introductory discussion of the single private map amendment
application received.
VI.COMMUNITY DEVELOPMENT REPORT
Update on Community Development Services activities.
VII.ADJOURNMENT
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DRAFT
PLANNING COMMISSION
June 6, 2017
MINUTES
I.CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. in the Council Chambers
located on the first floor of Auburn City Hall, 25 West Main Street, Auburn, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Judi Roland, Commissioner
Mason, Commissioner Lee, Commissioner Stephens, Commissioner Shin,
Commissioner Moutzouris, and Commissioner Smith. Commissioner Copple was
excused.
Staff present included: Assistant City Attorney Jessica Leiser; Karen Stewart of
Valley Regional Fire Authority, Assistant Director of Community Development
Services Jeff Tate; and Planning Administrative Assistant Tina Kriss.
Members of the public present: Kirk Edwards, Phillip Dawdy, James Sloop, and
David Osgood.
b.) PLEDGE OF ALLEGENCE
II.APPROVAL OF MINUTES
A.May 2, 2017
Commissioner Mason moved and Commissioner Moutzouris seconded to approve
the minutes from the May 2, 2017 meeting as written.
MOTION CARRIED UNANIMOUSLY. 5-0
Commissioner Shin and Lee abstained from voting as they were not present at the
May 2, 2017 meeting. Vice-Chair Copple was excused.
III.PUBLIC COMMENT
There was no public present for comments.
IV.PUBLIC HEARING
A.Proposed Ordinance No. 6642, Regulations of Marijuana related Businesses
and Cooperatives within the City of Auburn
Assistant Director Tate provided the staff report on proposed Ordinance No. 6642.
Chair Roland opened the public hearing on Ordinance No. 6642 at 7:11 p.m and
invited the public forward for testimony.
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Philip Dawdy
Mr. Dawdy stated he represents KF Industries. KF Industries holds the fourth (4th)
retail license issued by the Washington State Liquor and Cannabis Board (LCB) to
operate a retail marijuana store in the City of Auburn.
Mr. Dawdy discussed the moratorium under Ordinance No. 6613 and the impact on
the opening of operations of a retail marijuana store at 404 Auburn Way South. Mr.
Dawdy explained the improvements made to the site at 404 Auburn Way South,
stated that they continue to pay rent but have not been able to open the store due to
the moratorium.
Mr. Dawdy provided a signed document from folks living near the location of the
fourth retail licensee who indicate they are in favor of having a retail marijuana store
located at 404 Auburn Way South. Mr. Dawdy urged the Planning Commission to
make a recommendation that would favor the fourth licensee, KF Industries, to open
their retail store in Auburn.
David Osgood
Mr. Osgood stated he is the attorney for KF Industries. Mr. Osgood spoke with
regards to the history of the three currently operating retail marijuana stores in
Auburn.
Mr. Osgood discussed his concerns over legal issues if KF Industries is not allowed
to open the fourth retail store with the LCB license for the Auburn location. Mr.
Osgood stated KF Industries has been waiting in good faith for two years.
Kirk Edwards
Mr. Edwards stated he is the fourth license retail marijuana store license holder in
Auburn. Mr. Edwards stated that KF Industries and their representatives have been
cooperating with the city for 2 years. Mr. Edwards reported the improvements and
ongoing cost of the site at 404 Auburn Way South. He explained his frustration that
within the proposed ordinance a fourth licensee was not recommended to operate
within the city.
Mr. Edwards discussed the resident signatures received in support of the opening
Marijuana Depot in their neighborhood. He discussed legal concerns over the
impact if the fourth retail store is not allowed to open. Mr. Edwards explained the
past conditions of the site at 404 Auburn Way South and the improvements made by
KF Industries which improved the building and the surrounding homeless issues.
Mr. Edwards asks the Planning Commission to make a recommendation to City
Council to allow the fourth retail licensee, KF Industries, to operate in the City of
Auburn. He asked the Commission to also create zoning that would benefit the
opening at the location at 404 Auburn Way South.
James Sloop
Mr. Sloop stated he has been a consultant in the marijuana industry for 16 years. He
discussed the benefits to folks who use medical marijuana and rely upon it for safe
access. Mr. Sloop urged the city to allow the opening of more stores as this assists
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with price control, safe access, and meeting the needs of those with medical issues.
Limiting the opening of more stores increases the demand on the streets which
create more violence and less price control.
Mr. Sloop discussed the need to provide outreach programs to educate the public.
Mr. Sloop encourages the city to begin providing outreach and education programs
for the public.
With no other public present for public testimony, Chair Roland closed the public
hearing at 7:29 p.m. on proposed Ordinance No. 6642. The Commission
deliberated.
Commissioner Stephens asked if the location at 404 Auburn Way South would allow
a retail marijuana outlet/store as proposed in the ordinance. Staff explained that the
store would be in the Downtown Urban Center (DUC) zone, and under Section
18.29.050 of the proposed ordinance, all marijuana related businesses and
marijuana cooperatives uses are prohibited.
Commissioner Stephens moved and Commissioner Mason seconded to recommend
moving proposed Ordinance No. 6642 forward to City Council with the following
amendments. Provide a ½ mile separation / ¼ mile separation requirement (option
2), provide a zoning appeals process for locations that are not currently in a allowed
zone, and include four (4) as the maximum number of marijuana retail businesses
permitted in Auburn.
Assistant City Attorney Leiser discussed the option of providing a zoning appeal
process as part of the recommendation. She cautioned the Commission to consider
that including an appeals process may produce spot zoning and a better approach
may be to consider including specific zones. Assistant Director Tate discussed using
the conditional use process as an option for opening additional locations.
Commissioner Stephens moved and Commissioner Mason seconded to amend the
motion on the floor, striking the language “provide a zoning appeals process for
potential locations that are not currently in a proposed zone”.
The Commission and staff discussed the proposed language within Section
18.59.020 of the proposed ordinance, maximum number of marijuana retail
businesses. A discussion was held regarding the proposed zoning and reduction of
retail licenses allowed if a business ceases to legally operate within the city.
Commissioner Stephens moved and Commissioner Mason seconded to strike
language from the primary motion, “provide a zoning appeals process for locations
that are not currently in a allowed zone regarding a zoning appeal process”.
The Commission agreed that a zoning appeals process should not be included.
Commissioner Mason moved and Commissioner Smith seconded to amend the
motion and strike 18.59.020 Subsection B. under Maximum number of marijuana
retail businesses to proposed Ordinance No. 6642.
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Chair Roland asked for a vote of the amendment to the motion on the floor to strike
18.59.020 Subsection B., Maximum Number of marijuana retail businesses in
Ordinance No. 6642.
The motion to amend was passed 7-0
Chair Roland asked for a vote of the main motion to move staff’s proposed
Ordinance No. 6642 forward to City Council with the following amendments. Provide
a ½ mile separation requirement / 1/4 mile separation (option 2), strike 18.59.020
Subsection B., Maximum number of marijuana retail businesses, and include four (4)
as the maximum number of marijuana retail businesses permitted in Auburn.
The motion was approved. 6-1 Commissioner Lee voted no.
V. OTHER BUSINESS
No other items were brought forward for discussion.
VI. COMMUNITY DEVELOPMENT REPORT
Assistant Director Tate reported that a recent inquiry was made regarding training
opportunities for the Planning Commission. He encouraged the Commissioners to bring
forward any opportunity they have an interest in so that staff can review it.
Staff distributed and discussed the Monthly Development Activity Snapshot through May
31, 2017 and the Recommended Potential Code Changes Matrix for 2017 Action.
Staff reported that the next Planning Commission meeting will be held July 5th, 2017.
ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:22 p.m.
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Memorandum
TO: Judi Roland, Chair, Planning Commission
Ron Copple, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Alexandria Teague, Planner II, Community Development Services
With support by Lisa Grueter, BERK Consulting
DATE: June26, 2017
RE: City File Nos.: ZOA16-0009 and SEP17-0010 – Amending Auburn City Code Chapter 18.02
(General Provisions), Chapter 18.35 (Special Purpose Zones), and the Comprehensive Zoning
Map
PROPOSAL: Text Amendments to Auburn City Code Chapter 18.02 (General Provisions), Chapter 18.35
(Special Purpose Zones), and Map amendment to the Zoning Map to establish an Open Space zoning
district that will implement the “Open Space” land use designation, as provided in the City of Auburn's
Comprehensive Plan and Comprehensive Land Use Map.
FINDINGS OF FACT:
1. Under Ordinance No. 6584, the City of Auburn adopted a new Comprehensive Plan at the end of
2015 that includes a new land use map designation of “Open Space”.
2. Under the existing comprehensive plan document structure, each Comprehensive Plan land use
designation is implemented by at least one zoning district (zone) that addresses the allowed uses
and the zoning development standards. Currently, there is no implementing Open Space zone in
the Auburn City Code.
3. Implementation of the “Open Space” comprehensive plan designation, has been discussed with
the Planning Commission previously. The Planning Commission has reviewed four
memorandums regarding the creation of an Open Space zone as follows:
a. On December 6, 2016, the Planning Commission reviewed the first memorandum titled,
“Open Space Zone: Background, Options, and Recommendations”. This memorandum
provided background and analysis of the City of Auburn’s Open Space land use designation,
and some issues and options for implementing the Open Space zone, including examples of
other jurisdictions’ open space zoning code language.
b. On January 4, 2017, the Planning Commission reviewed the second memorandum titled
“Open Space Zone: Supplemental Responses to Planning Commission Questions”. This
memorandum included the general difference between the Comprehensive Plan land use
designations and zoning districts, and further described the ownership and number of parcels
currently designated “open space”.
c. On March 7, 2017 the Planning Commission reviewed the third memorandum titled “Open
Space Zone: Proposed Code”. This memorandum provided a discussion on the text
amendment including an intent statement, allowed uses, and zoning development standards
for the Open Space zone.
d. On April 4, 2017 the Planning Commission reviewed the fourth memorandum titled “Open
Space Zone: Supplemental Materials”. This memorandum provided information regarding the
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acreage of all privately owned (non-governmental agency) parcels, former and current land
use designation of the parcels owned by the Muckleshoot Indian Tribe (MIT) and within the
MIT reservation boundary, and the former and current land use designation of privately
owned parcels.
4. Pursuant to RCW 36.70A the proposed code language was transmitted to the Washington State
Department of Commerce on April 20, 2017. The transmittal initiated the 60-day state agency
review period. The 60-day state agency comment period expired on June 19, 2017. The City did
not receive any state agency comments.
5. A State Environmental Policy Act (SEPA) non-project environmental checklist was prepared that
evaluates the environmental impacts of the proposed amendments to Auburn City Code Chapter
18.02 General Provisions, Chapter 18.35 Special Purpose Zones, and the Comprehensive Zoning
Map. The SEPA determination of non-significance (DNS) was issued on June 13, 2017. Pursuant to
Auburn City Code Title 14 the following methods of noticing for the Planning Commission public
hearing were conducted:
a. The combined SEPA DNS and notice of public hearing was published in the Seattle Times
on June 13, 2017.
b. The SEPA DNS and notice of public hearing was mailed on June 13, 2017 to all affected
property owners (owners of properties currently designated open space).
6. The combined SEPA DNS and notice of public hearing publication established a 15-day SEPA public
comment period which expired at 5:00 PM on June 28, 2017. The combined public notification
provided public comment opportunity under both SEPA (City project file no. SEP17-0010) and the
zoning amendment (City file no. ZOA16-0009). As of the date of writing of this report, staff has
received two public comments the comment letters are included as Attachment F.
7. Title 18 of the Auburn City Code (ACC) includes Chapter 18.68, (Amendments), which addresses
the procedures for amendments to Title 18 Zoning and the Comprehensive Zoning Map.
STAFF RECOMMENDATION: Attached for the Planning Commission’s consideration is the draft code
language, amending Auburn City Code Chapter 18.02, (General Provisions) and Chapter 18.35, (Special
Purpose Zones), and amending the Comprehensive Zoning Map. Staff recommends the Commission
recommend approval of the amendments, as proposed, to the City Council.
CURRENT ACTION: To assist the Planning Commission in their consideration of the proposed
amendments to Auburn City Code Chapter 18.02 (General Provisions), Chapter 18.35 (Special Purpose
Zones), the Comprehensive Zoning Map, staff is providing the following summarized information. Items
1 through 4, below are summarized information from previous presentations and meetings. The 5th item
of information while it has been discussed before, has not been presented as a map.
Item 1 depicts the proposed text change to show “Open Space” among the list of established
zones in the City’s zoning code.
Item 2 is the proposed text change of the open space intent statement of the zoning district.
Item 3 summarizes the text change in table format of all proposed uses, both allowed and
prohibited.
Items 4 shows the text change of the zoning development standards, which consist of the required
setbacks, height, site coverage, for the Open Space zone.
Item 5 shows an excerpted Comprehensive Zoning Map, depicting the current zoning classification
of parcels designated as “Open Space” by the comprehensive plan map and that would be
changed to the “OS, Open Space” zoning district by the proposed action.
The full text of the changes follows as the attachments.
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Item 1. Add Open Space Zone to list of Established Zones - Chapter 18.02 GENERAL PROVISIONS
This item amends Chapter 18.02, (General Provisions) to established open space as a zone within the
Zoning Code (Title 18).
18.02.070 Establishment of zones.
A. The city is divided into the following classes of zones:
1. RC, residential conservancy zone (one dwelling unit per four acres);
2. R-1, residential zone (one dwelling unit per acre);
3. R-5, residential zone (five dwelling units per acre);
4. R-7, residential zone (seven dwelling units per acre);
5. R-10, residential zone (10 dwelling units per acre);
6. R-16, residential zone (16 dwelling units per acre);
7. R-20, residential zone (20 dwelling units per acre);
8. RMHC, manufactured/mobile home community zone;
9. RO, residential office zone and RO-H, residential office-hospital zone;
10. C-N, neighborhood shopping zone;
11. C-1, light commercial zone;
12. C-2, central business zone;
13. C-3, heavy commercial zone;
14. M-1, light industrial zone;
15. M-2, heavy industrial zone;
16. BP, business park zone;
17. LF, airport landing field zone;
18. P-1, public use zone;
19. UNC, unclassified use zone;
20. I, institutional use zone;
21. EP, environmental park zone;
22. DUC, downtown urban center zone.
23. OS, open space zone.
Item 2. Proposed Open Space Zone Intent Statement - Chapter 18.35 SPECIAL PURPOSE ZONES
Within Auburn City Code Title 18 – Zoning (the Zoning Code) an intent statement is provided for each
zoning district. The purpose of an intent statement is described in Auburn City Code Section 18.02.070
“Establishment of zones”:
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“C. The intent statement for each zone set forth in this title shall be used to guide the application
of the zones to all lands in the city of Auburn. The intent statements shall guide interpretation
and application of land use regulations within the zones, and any change to the range of allowed
uses within each zone through amendment to this title.”
The intent statement for each zoning district must be consistent with the overall description of its
corresponding land use designation.
Exhibit 1. Open Space Comprehensive Plan Description and Open Space Zone Intent
Comprehensive Plan Open Space Description
as adopted in the 2015 Comprehensive Plan
Proposed Open Space Zone Intent Statement
This category shall be applied to areas which are
owned by a public entity and managed in a largely
undeveloped character. It includes parks,
watersheds, shoreline areas, significant wildlife
habitats, storm drainage ponds, utility corridors
with public access, and areas with significant
development restrictions.
The OS zone is intended to provide for land uses
that tend to be managed in a largely undeveloped
character, including passive parks, watersheds,
natural and urban conservancy shoreline areas,
significant wildlife habitats, large stormwater
detention ponds or floodplain ponds, utility
corridors with public access, and areas with
significant development restrictions. Park lands
included in the Open Space zone tends to be
predominately passive in character and with
relatively fewer developed facilities than parks
included in the Institutional zone. Private sites
containing significant critical areas or areas of
shorelines may be included.
Item 3. Proposed Open Space Zone Uses - Chapter 18.35 SPECIAL PURPOSE ZONES
Each zoning district features a table of allowed uses which establishes whether a specific use is allowed in
a zone and whether that use is allowed as a permitted, administrative, or conditional use. A table of
allowed uses also indicates which uses are prohibited. The range of allowed uses must be consistent with
the intent statement of that zoning district.
The allowed uses include those that are generally lower in intensity. All uses, including both allowed and
prohibited uses are excerpted and summarized below.
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Exhibit 2. Summary of Allowed and Prohibited Uses
Allowed Prohibited*
Permitted
Municipal parks and playgrounds
Campgrounds
One detached single family dwelling
Home occupations
Home based day care
Other uses determined consistent with intent of
zone and other uses permitted
Animal shelter, public
Recreational vehicle parks, private
Cemetery, public
Cemetery, private
College, university, public
Commercial recreation facility – Indoor
Conference/convention facility
Private school – specialized
education/training (for profit)
Public schools (K-12) and related facilities
Religious institutions, lot size less than
one acre
Religious institutions, lot size more than
one acre
Studio – Art, dance, martial arts, music,
etc.
Duplex
Live/work, work/live unit
Multiple-family dwellings, stand-alone
Nursing home, assisted living facility
Senior housing
Restaurant, cafe, coffee shop, excluding
drive-through facilities
Banking and related financial institutions,
excluding drive-through facilities
Medical services – Clinic or urgent care
Mortuary, funeral home, crematorium
Personal service shops
Pharmacies
Administrative
Library, museum
Meeting facility, public or private
Utility facilities, substations, utility transmission or
distribution line
Daycare, including mini daycare, daycare
center, preschools or nursery schools
Conditional
Government facilities
Commercial recreation facility – Outdoor
Item 4. Proposed Development Standards - Chapter 18.35 SPECIAL PURPOSE ZONES
The aforementioned allowed uses are subject to zoning development standards. Zoning development
standards are specified for each zoning district, and commonly prescribe the required setbacks, height,
site coverage, building layout, and site design.
The proposed zoning development standards for the Open Space zone focus on limiting the intensity of
uses in terms of height, coverage, and impervious area given the intent of the zone for environmentally
sensitive or passive uses:
Maximum structure height: 35 feet
Setbacks:
o Front: 20 feet
o Side – Interior: 5 feet
o Side – Corner: 10 feet
o Rear: 25 feet
Maximum lot coverage (e.g. by buildings): 5%
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Maximum impervious area: 10% hard surface (e.g. roofs and pavement)
Item 5. Excerpted Comprehensive Zoning Map
The map below depicts the current zoning classification of parcels designated “Open Space” by the
comprehensive plan map and that would be changed to the “OS, Open Space” zoning district by the
proposed action. An excerpt of the intent statement for each zone shown below is included in Attachment
D. By amending the Comprehensive Zoning Map, with the exception of three parcels currently zoned:
“DUC, Downtown Urban Center ”, the zoning of the parcels shown below, will be changed to “OS, Open
Space” to align with the Open Space land use designation. The proposed amendment to the
Comprehensive Zoning Map is included in Attachment B.
Note: As previously discussed with the Planning Commission, the City may change the land use
designation, and subsequently change the zone, of some parcels that are currently inappropriately
designated open space (e.g. cemeteries and some active and “monument” parks). Modifying the land use
designation of the aforementioned parcels would occur as part of the City’s annual amendment cycle,
which allows for amendments to the Comprehensive Plan Map, and is not further addressed here.
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OPEN SPACE ZONE: PROPOSED AMENDMENTS
June 2017 7
Page 12 of 43
ATTACHMENTS:
A – Draft Open Space Zone Code Language
B – Amendment to the Comprehensive Zoning Map
C – Excerpt of Key Definitions from Auburn City Code
D – Excerpt of Zoning District Intent Statements from Auburn City Code
E – Updated Parcel Ownership and Acreage Information
F—Received Public Comments
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ATTACHMENT A – Draft Open Space Zone Code Language
Chapter 18.02
GENERAL PROVISIONS
Sections:
18.02.010 Short title.
18.02.020 Authority to adopt code.
18.02.030 Purpose.
18.02.040 Applicability.
18.02.050 Minimum requirements.
18.02.060 Rules for administrative interpretations.
18.02.065 Methods of calculating density.
18.02.070 Establishment of zones.
18.02.080 Zoning map.
18.02.090 Zone boundary interpretation.
18.02.100 Zoning for annexed land.
18.02.110 Zoning for property influenced by Auburn Municipal Airport.
18.02.120 Permitted land uses established.
18.02.130 Neighborhood review meeting.
18.02.070 Establishment of zones.
A. The city is divided into the following classes of zones:
1. RC, residential conservancy zone (one dwelling unit per four acres);
2. R-1, residential zone (one dwelling unit per acre);
3. R-5, residential zone (five dwelling units per acre);
4. R-7, residential zone (seven dwelling units per acre);
5. R-10, residential zone (10 dwelling units per acre);
6. R-16, residential zone (16 dwelling units per acre);
7. R-20, residential zone (20 dwelling units per acre);
8. RMHC, manufactured/mobile home community zone;
9. RO, residential office zone and RO-H, residential office-hospital zone;
10. C-N, neighborhood shopping zone;
11. C-1, light commercial zone;
12. C-2, central business zone;
13. C-3, heavy commercial zone;
14. M-1, light industrial zone;
15. M-2, heavy industrial zone;
16. BP, business park zone;
17. LF, airport landing field zone;
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18. P-1, public use zone;
19. UNC, unclassified use zone;
20. I, institutional use zone;
21. EP, environmental park zone;
22. DUC, downtown urban center zone.
23. OS, open space zone.
B. The zones set out in subsection A of this section are established as the designations, locations, and
boundaries thereof as set forth and indicated on the zoning map.
C. The intent statement for each zone set forth in this title shall be used to guide the application of
the zones to all lands in the city of Auburn. The intent statements shall guide interpretation and
application of land use regulations within the zones, and any change to the range of allowed uses within
each zone through amendment to this title.
Chapter 18.35
SPECIAL PURPOSE ZONES
Sections:
18.35.010 Purpose.
18.35.020 Intent of special purpose zones.
18.35.030 Uses.
18.35.040 Development standards.
18.35.050 Additional development standards for both the RO and RO-H zones.
18.35.010 Purpose.
This chapter lists the land uses that may be allowed within the residential office, residential office-hospital,
public use, institutional, and open space zones established by ACC 18.02.070 (Establishment of zones),
determines the type of land use approval required for each use, and provides basic development
standards for site layout and building size.
18.35.020 Intent of special purpose zones.
A. General. This section describes the intent for each of the city’s special purpose zones. These intent
statements may be used to guide the interpretation of the regulations associated with each zone.
B. RO and RO-H Residential Office and Residential Office-Hospital Zone. The RO and RO-H is intended
primarily to accommodate small-scale business and professional offices, medical and dental clinics, and
banks and similar financial institutions at locations where they are compatible with residential uses. Some
retail and personal services may be permitted if supplemental to the other uses allowed in the zone.
This zone is intended for those areas that are in transition from residential to commercial uses along
arterials or near the hospital. Conversion of residential uses to commercial uses is geared towards
encouraging adaptive re-use of existing single-family structures that continue to appear in accord with the
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single-family residential character. The RO-H designation is to be used exclusively for the hospital area,
located in the vicinity of 2nd Street NE and Auburn Avenue, and is intended to be used for medical and
related uses and those uses compatible with the medical community.
C. P-1 Public Use Zone. The P-1 zone is intended to provide for the appropriate location and
development of public uses that serve the cultural, educational, recreational, and public service needs of
the community.
D. I Institutional Zone. The I zone is intended to provide an area wherein educational, governmental,
theological, recreational, cultural and other public and quasi-public uses may be allowed to develop. It is
further intended these areas be significant in scope which will allow a combination of uses which may not
be permitted outright within other zones. This district is not intended to include those smaller or
singular public uses which are consistent with and permitted in other zones.
E. OS Open Space Zone. The OS zone is intended to provide for land uses that tend to be managed in a
largely undeveloped character, including passive parks, watersheds, natural and urban conservancy
shoreline areas, significant wildlife habitats, large stormwater detention ponds or floodplain ponds, utility
corridors with public access, and areas with s ignificant development restrictions. Park lands included in
the Open Space zone tends to be predominately passive in character and with relatively fewer developed
facilities than parks included in the Institutional zone. Private sites containing critical areas or shorelines
may be included.
18.35.030 Uses.
A. General Permit Requirements. Table 18.35.030 identifies the uses of land allowed in each special
purpose zone and the planning permit required to establish each use.
B. Requirements for Certain Specific Land Uses. Where the last column in Table 18.35.030 (“Standards
for Specific Land Uses”) includes a 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 18.35.030 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 Designations
Standards for
Specific Land Uses
RO RO-H P-1 I OS
PUBLIC
Animal shelter, public X X P X X
Government facilities, this excludes
offices and related uses that are
permitted outright
A A P P C
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Table 18.35.030 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 Designations
Standards for
Specific Land Uses
RO RO-H P-1 I OS
Municipal parks and playgrounds P P P P P
RECREATION, EDUCATION AND PUBLIC ASSEMBLY
Campgrounds and recreational vehicle
parks, private
X X X P P
Recreational vehicle parks, private X X X P X
Cemetery, public X X P A X
Cemetery, private X X X A X
College, university, public X X A A X
Commercial recreation facility – Indoor X X X P X
Commercial recreation facility –
Outdoor
X X X A C ACC 18.57.025(A)
Conference/convention facility X X X A X
Library, museum X X P P A
Meeting facility, public or private A A P P A
Private school – specialized
education/training (for profit)
P P X P X
Public schools (K-12) and related
facilities
X X P P X
Religious institutions, lot size less than
one acre
A P X P X
Religious institutions, lot size more than
one acre
C A X P X
Studio – Art, dance, martial arts, music,
etc.
P X X X X
RESIDENTIAL
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Table 18.35.030 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 Designations
Standards for
Specific Land Uses
RO RO-H P-1 I OS
Duplex P (1) X X A X
Home occupation P P X P P Chapter 18.60 ACC
Live/work, work/live unit A P X A X
Multiple-family dwellings, stand-alone P (2) A (3) X A X
One detached single-family dwelling P X X X P (5)
Nursing home, assisted living facility A A X P X
Senior housing A A X A X
RETAIL
Restaurant, cafe, coffee shop,
excluding drive-through facilities
A A P A X
SERVICES
Banking and related financial
institutions, excluding drive-through
facilities (4)
P P X X X
Daycare, including mini
daycare, daycare
center, preschools or nursery schools
A P X P A
Home-based daycare P P X P P
Medical services – Clinic or urgent care
(4)
P P X X X
Mortuary, funeral home, crematorium X P X X X
Professional offices P P X A A
Personal service shops P P X X X
Pharmacies X P X X X
Page 18 of 43
Table 18.35.030 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 Designations
Standards for
Specific Land Uses
RO RO-H P-1 I OS
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Utility facilities, substations, utility
transmission or distribution line
X X X X A See
ACC 18.02.040(E)
OTHER USES THAT ARE NOT LISTED
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.
P P P P P
Notes:
1. Duplexes, 3,600 square feet of lot area per dwelling unit is required.
2. Multifamily dwellings; provided, that 2,400 square feet of lot area is provided for each dwelling unit.
3. Multifamily dwellings; provided 1,200 square feet of lot area is provided for each dwelling unit.
4. Permitted within a public college or university as an amenity or service provided to students. A stand -
alone bank or medical services/clinic is not permitted.
5. One single-family detached dwelling unit per existing legal lot. No residential subdivisions permitted in
the open space zone.
18.35.040 Development standards.
Hereafter, no use shall be conducted and no building, structure and appurtenance shall be erected,
relocated, remodeled, reconstructed, altered or enlarged unless in compliance with the requirements in
Table 18.35.040 (RO, RO-H, P-1, I, OS Zone Development Standards) and in compliance with the
provisions of this title, and then only after securing all permits and approvals required hereby. These
standards may be modified through either an administrative variance or variance, subject to the
procedures of Chapter 18.70 ACC.
Page 19 of 43
Table 18.35.040 RO, RO-H, P-1, I Zone Development Standards
Development Feature Requirement by Zones
RO
Residentia
l Office
RO-H
Residential
Office-Hospital
P-1
Public
Use
I
Institutional
OS Open
Space
Minimum lot area 7,200 sf None None 6,000 sf None
Minimum lot width, depth 50 ft, 80 ft None None 60 ft, 80 ft None
Maximum lot coverage 55 percent
(1)
None None 35 percent 5 percent
Maximum impervious area NA NA NA NA 10 percent (7)
Setbacks Minimum setbacks required for primary structures. See ACC 18.31.070 for
exceptions to these requirements.
Front 20 ft (2) 10 ft 20 ft 20 ft 20 ft
Side – Interior 5 ft None 5 ft (4) 5 ft 5 ft
Side – Corner 10 ft 10 ft 10 ft 10 ft 10 ft
Rear 25 ft (3) None 25 ft 25 ft 25 ft
Accessory structure(s) See note
(5) below
NA NA See note (5)
below
Height limit Maximum allowable height of structures. See ACC 18.31.030 (Height
limitations – Exceptions) for height limit exceptions.
Maximum height 35 ft 65 ft 45 ft 45 ft (6) 35 ft
Fences and hedges See Chapter 18.31 ACC
Landscaping See Chapter 18.50 ACC
Parking See Chapter 18.52 ACC
Signs See Chapter 18.56 ACC
Lighting See Chapter 18.55 ACC
Nonconforming structures, land
and uses
See Chapter 18.54 ACC
Notes:
1. New single-family residential or conversions of single-family residences to commercial uses with
additions greater than a total or cumulative area of 200 square feet on the property since the adoption
of Ordinance No. 6231, then the maximum lot coverage is 35 percent.
2. New single-family residential or conversions of single-family residences to commercial uses with
additions of 200 square feet or less, then the front yard setback is 10 feet.
Page 20 of 43
3. New single-family residential or conversions of single-family residences to commercial uses with
additions of 200 square feet or less, then the rear yard setback is 15 feet.
4. A 25-foot setback is required when adjacent to a residential zone.
5. Accessory structures shall meet all the required setbacks of the zone with the exception that the rear
yard setback may be reduced to five feet; provided, that any structure with a vehicle entrance from a
street (public or private) or public alley shall be set back a minimum of 20 feet.
6. Maximum building height for residential dwellings: 30 feet. Accessory buildings to residential dwellings:
16 feet.
7. Maximum impervious area includes all hard surfaces per Auburn City Code 13.48.010(J).
18.35.050 Additional development standards for both the RO and RO-H zones.
A. All uses shall be conducted entirely within an enclosed structure, except noncommercial municipal
automobile parking facilities in the RO-H zone.
B. There shall be no outside storage of materials allowed.
C. Refuse cans, containers or dumpsters shall be screened from the view of adjoining properties.
D. No on-site hazardous substance processing and handling, or hazardous waste treatment and storage
facilities, shall be permitted, unless clearly incidental and secondary to a permitted use. On-site
hazardous waste treatment and storage facilities shall be subject to the state siting criteria
(Chapter 70.105 RCW).
E. Any new construction, including additions and alterations, within the RO district shall utilize similar bulk,
scale, and architectural and landscape elements of the existing site structure or those of the
neighborhood in which the property is located. A site plan and building elevation plans shall be prepared
by the applicant which address compliance with the requirements as outlined in this subsection. The
plans shall be approved by the planning director or designee prior to the issuance of any building permits.
The planning director and the public works director or designees may deviate from the development
standards under ACC 18.35.040 up to 10 percent, for example, reduce rear yard setback by one and one-
half feet, to address unusual circumstances for conversions of single-family residential uses to
nonresidential uses.
Page 21 of 43
OPEN SPACE ZONE: PROPOSED AMENDMENTS
June 2017 17
ATTACHMENT B – Amendment to the Comprehensive Zoning Map
Page 22 of 43
ATTACHMENT C – Excerpt of Key Definitions from Auburn City Code
18.04.025 Administrative use.
“Administrative use” means a use permitted in a zone only after review and approval by the planning director
or designee. Administrative uses are those which typically have some potential for impacts to neighboring
properties, but which may be permitted within a zone following review by the city to establish conditions
mitigating impacts of the use and to assure compatibility with other uses in the zone.
18.04.200 Building height.
“Height of building” means the vertical distance measured from the finished grade to the highest point of
the roof for flat roofs, to the deck line of mansard roofs, and to the mean height between eaves and ridge
for gable, hip and gambrel roofs. If a structure has none of the above features then the height shall be
measured from the finished grade to the highest portion of the structure. See Figure 18.04.200. (Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
18.04.260 Conditional use.
“Conditional use” means a use permitted in a zone only after review and approval by the hearing examiner.
Conditional uses are such that they may be compatible only on certain conditions in specific locations in a
zone, or if the site is regulated in a certain manner in order to achieve the purposes of this title.
18.04.310 Development standards.
“Development standards” means regulations pertaining to setbacks, landscaping, height, site coverage,
signs, building layout, site design and related features of land use.
18.04.550 Lot coverage.
“Lot coverage” means that percentage of the plot or lot area covered by all buildings including
accessory buildings and uses. Coverage is determined by measuring along a horizontal plane from the
Page 23 of 43
outermost edge of eaves, cornices, overhangs, or areas covered by a weathertight roof. The first two feet
of an eave overhang will, however, not be used in the lot coverage calculation. See Figure 18.04.550.
18.04.696 Permitted use.
“Permitted use” means a land use that is allowed outright within a zone.
18.04.752 Prohibited use.
“Prohibited use” means any use which is not specifically enumerated or interpreted by the city as allowable
in that zone. Any use not specifically listed as a permitted, administrative, conditional, or accessory use is
prohibited, except those determined to be unclassified and permitted by the planning director pursuant to
ACC 18.02.120(C)(6). Any prohibited use is illegal.
18.04.497 Impervious surface.
“Impervious surface” means a hard surface area which either prevents or retards the entry of water into the
soil mantle as under natural conditions prior to development. A hard surface which causes water to run off
the surface in greater quantities or at an increased rate of flow from the flow present under natural conditions
prior to development.
18.04.810 Setback.
“Setback” means the distance between a lot line and the corresponding parallel setback line.
13.48.010(J) Hard surface.
“Hard Surface” means an impervious surface, a permeable pavement, or a vegetated roof.
Page 24 of 43
ATTACHMENT D – Excerpt of Zoning District Intent Statements from Auburn City Code
C-3, Heavy Commercial Zone. The intent of the C-3 zone is to allow for medium to high intensity uses
consisting of a wide range of retail, commercial, entertainment, office, services, and professional uses. This
zone is intended to accommodate uses which are oriented to automobiles either as a mode or target of the
commercial service while fostering a pedestrian orientation. The uses allowed can include outside activities,
display, fabrication or service features when not the predominant portion of the use. The uses enumerated
in this classification have potential for impacts to surrounding properties and street systems than those
uses permitted in the more restrictive commercial classifications.
DUC Downtown Urban Center District. The downtown urban center zone is intended to create a distinct
and strong identity for downtown Auburn by establishing land use and design standards for review of
development proposals within the core area of the city of Auburn’s designated urb an center, in order to
implement the city of Auburn downtown plan and the goals, policies and objectives of the Auburn
comprehensive plan. This zone is intended to produce a concentration and mixture of commercial, office,
medical, retail, residential and civic uses within the downtown area; to encourage private and public
investment, attract shoppers and visitors, and appeal to existing and new residents; to provide a
development pattern that supports pedestrian movement, bicycles and use of public transit ; and to provide
opportunities to increase the city’s tax base, thereby helping to fund public improvements and public
services.
EP, Environmental Park Zone. The environmental park district is intended to allow uses in proximity to
the Auburn Environmental Park that benefit from that location and will complement the park and its
environmental focus. Uses allowed in this zone will focus upon medical, biotech and “green” technologies
including energy conservation, engineering, water quality and similar uses . Other uses complementary to
and supporting these uses are also allowed. Incorporation of sustainable design and green building
practices will be a primary aspect of this zone. The construction of leadership in energy and environmental
design (LEED) and built green certified buildings is encouraged and built green will be required for multiple -
family dwellings. The city recognizes that much of the property in this zone was developed under earlier
standards, so the goals of the district will be realized over a period of time as properties are redeveloped.
I Institutional Zone. The I zone is intended to provide an area wherein educational, governmental,
theological, recreational, cultural and other public and quasi-public uses may be allowed to develop. It is
further intended these areas be significant in scope which will allow a combination of uses which may not
be permitted outright within other zones. This district is not intended to include those smaller or singular
public uses which are consistent with and permitted in other zones.
M-1, Light Industrial Zone. The intent of the M-1 zone is to accommodate a variety of industrial,
commercial, and limited residential uses in an industrial park environment, to preserve land primarily for
Page 25 of 43
light industrial and commercial uses, to implement the economic goals of the comprehensive plan and to
provide a greater flexibility within the zoning regulations for those uses which are non -nuisance in terms of
air and water pollution, noise, vibration, glare or odor. The light industrial/commercial character of this zone
is intended to address the way in which industrial and commercial uses are carried out rather than the
actual types of products made.
The character of this zone will limit the type of primary activities whi ch may be conducted outside of
enclosed buildings to outdoor displays and sales. Uses which are not customarily conducted indoors or
involve hazardous materials are considered heavy industrial uses under this title and are not appropriate
for the M-1 zone. An essential aspect of this zone is the need to maintain a quality of development that
attracts rather than discourages further investment in light industrial and commercial development.
Consequently, site activities which could distract from the visual q uality of development of those areas,
such as outdoor storage, should be strictly regulated within this zone.
M-2, Heavy Industrial Zone. The M-2 zone is intended to accommodate a broad range of manufacturing
and industrial uses. Permitted activity may vary from medium to higher intensity uses that involve the
manufacture, fabrication, assembly, or processing of raw and/or finished materials. Heavy industrial uses
should not be located near residential development.
PLANNED UNIT DEVELOPMENT DISTRICT (PUD). The purpose of a planned unit development (PUD)
district is to offer enhanced flexibility to develop a site through innovative and alternative development
standards. A PUD district also allows for a greater range of residential development scenarios, provides for
internal transfers of density, and may result in more dwelling units than may be realized by using the existing
development standards. In exchange for this enhanced flexibility, the city will require the PUD to result in a
significantly higher quality development, generate more public benefit and be a more sensitive proposal
than would have been the case with the use of standard zoning or subdivision procedures.
PLANNED UNIT DEVELOPMENT DISTRICT (PUD) – Lakeland Hills South. The comprehensive plan
provides the Lakeland Hills South special area plan is intended to be consistent with the conditions of
approval of the Lakeland Hills South PDD (Pierce County Hearings Examiner Case No. Z15 -90/UP9-70)
as amended. The conditions of approval which remain applicable are attached to Ordinance No. 5092 as
Exhibit A and incorporated herein by reference. Auburn has accepted the Lakeland Hills South PUD as an
approved PUD. Therefore, this purpose section shall apply to minor and major amendments to the Lakeland
Hills South PUD.
P-1 Public Use Zone. The P-1 zone is intended to provide for the appropriate location and development
of public uses that serve the cultural, educational, recreational, and public service needs of the community.
Page 26 of 43
RC Residential Conservancy Zone – One Dwelling Unit per Four Acres. The RC residential
conservancy zone is intended primarily to provide for low-intensity single-family residential uses with
characteristics of an agricultural environment; provided, that the agricultural uses are secondary to the
single-family uses. These areas allow for a lifestyle similar to that of rural areas that includes allowance of
farm animals and streets without sidewalks. This zone is intended to protect areas with significant
environmental constraints or values from impacts typically associa ted with urban levels of development
while allowing low-intensity development designed to minimize impacts on the natural environmental
features designated for conservation.
Public improvements required within the RC zone will be less than is normally re quired for the higher
intensity residential zones within the city.
This zone shall only be applied in areas designated as residential conservancy on the comprehensive plan.
This zone shall allow one dwelling unit per four acres minimum lot area.
R-MHC Manufactured/Mobile Home Community Zone. The intent of the R-MHC manufactured/mobile
home community zone is to provide a residential zone of single -family manufactured homes exclusively
within a planned community. It is further intended that the R -MHC zone shall only be prescribed in those
areas that are bordered on, contain physical features, or shall be planned and designed as part of a larger
development incorporating other housing types in a manner which limits further expansion into adjacent
areas.
R-5 Residential Zone – Five Dwelling Units per Acre. The R-5 single-family residential zones are
intended to create a living environment of optimum standards for single-family dwellings. It is further
intended to achieve development densities of four to five dwelling units per net acre. This zone will provide
for the development of single-family detached dwellings and for such accessory uses as are related,
incidental and not detrimental to the single-family residential environment.
R-7 Residential Zone – Seven Dwelling Units per Acre. The R-7 single-family residential zones are
intended to create a living environment of optimum standards for single-family dwellings. It is further
intended to achieve development densities of five to seven dwelling units per n et acre. This zone will provide
for the development of single-family detached dwellings and for such accessory uses as are related,
incidental and not detrimental to the residential environment.
UNC Unclassified Use District. The purpose and objective of the UNC classification is to regulate the use
of land in generally undeveloped areas or in areas not otherwise zoned following annexation thereof to the
city so as to prevent the uncontrolled intrusion of business, industrial and similar uses which would b e in
conflict or incompatible with existing or planned future land uses established by the comprehensive plan.
Page 27 of 43
Those areas previously annexed to the city for which no city zoning classification has been fixed or
determined by ordinance are zoned UNC, unclassified use district. Unclassified zoned property shall
assume the R-1 standards for permitted uses and development standards.
Page 28 of 43
ATTACHMENT E – Updated Parcel Ownership and Acreage Information
Ownership
Based on a closer review of parcels through the preparation of property notices for the hearing, we have
updated the type and count of properties to be zoned Open Space. The overall results are similar to prior
information provided to the Planning Commission for the January 4, 2017 and April 4, 2017 Pla nning
Commission meetings. The City of Auburn owns most of the properties to be designated Open Space.
Open Space Properties by Use and Ownership
Property Use, if
Known City of Auburn King County Muckleshoot Indian Tribe Northwest Pipeline Olympic Pipeline (Private) Port of Seattle Puget Sound Energy Tacoma Water WA State CHERNY ANDREW+ELENA SEGALE PROPERTIES LLC LAKELAND COMMONS II LLC EDGEVIEW DIVISION 1 Riverfront Subdivision Tracts Plat-Open Space 0 0 0 0 0 0 0 0 0 0 0 1 3 1
Plat-Waterbody 0 0 0 0 0 0 0 0 0 0 0 0 0 5
Private-Mine-
Waterbody
0 0 0 0 0 0 0 0 0 0 3 0 0 0
Private-
Waterbody
0 0 0 0 0 0 0 0 0 1 0 0 0 0
Public-Cemetery 8 0 1 0 0 0 0 0 0 0 0 0 0 0
Public-Critical
Area
17 2 0 0 0 0 0 0 1 0 0 0 0 0
Public-House 1 0 0 0 0 0 0 0 0 0 0 0 0 0
Public-Park 7 0 0 0 0 0 0 0 0 0 0 0 0 0
Public-ROW 2 0 0 0 0 0 0 0 0 0 0 0 0 1
Public-Tribal 0 0 9 0 0 0 0 0 0 0 0 0 0 0
Public-Tribal-
Cemetery
0 0 1 0 0 0 0 0 0 0 0 0 0 0
Public-UGA 5 1 0 0 0 0 0 0 0 0 0 0 0 0
Public-
Unspecified
78 3 1 0 0 1 0 0 0 0 0 0 0 0
Public-Utility 3 0 0 0 0 0 0 7 0 0 0 0 0 0
Public-Vacant 23 0 0 0 0 0 0 0 1 0 0 0 0 0
Utility-Private 0 0 0 6 2 0 5 2 0 0 0 0 0 0
Utility-Private-
Critical Area
0 0 0 0 0 0 1 0 0 0 0 0 0 0
Utility-Private-
ROW
0 0 0 0 0 0 6 0 0 0 1 0 0 0
Total 14
4
6 12 6 2 1 12 9 2 1 4 1 3 7
Page 29 of 43
Updated Charts
Charts depicting the ownership of the parcels designated Open Space were presented to the Planning
Commission during the April 4, 2017 Planning Commission meeting. The charts highlight particular
properties in tribal, utility, and private ownership. Based on a closer review of parcels through the
preparation of property notices for the hearing, we have updated the type and count of properties to be
zoned Open Space.
Note: In the April 4, 2017 Planning Comm ission requested to know the ownership of the “Other Public” or
Muckleshoot Indian Tribe (MIT) owned parcels. The parcels in the Muckleshoot Indian Tribe column below
are either owned by the tribe or by the US Government per the King County King County As sessor’s
website.
Page 30 of 43
Page 31 of 43
Page 32 of 43
ATTACHMENT F – Received Public
Comments
Page 33 of 43
Exhibit F
Page 34 of 43
City of Auburn Community Development & Public Works Department Attn: Alexandria Teague 25 West Main Auburn, WA 98002-6200 Dear Alexandria, Thank you for meeting with me to explain the process for amending the 2015 Comprehensive Plan, specifically as it pertains to the updated Institutional and Open Space land use designations. Based on the Parks, Recreation and Open Space Plan adopted in 2015, Parks staff is generally supportive that most of the City’s park properties fit with the definition of these two land use designations. Once exception to this is that it does not appear that there is any reference to agricultural uses in Table 18.35.030 (Permitted, Administrative, Conditional and Prohibited Uses by Zone) for either of the land use designations. Mary Olson Farm has an element of agricultural use that compliments the programming at the farm. Per our discussions, there are currently a number of properties that the Parks Department believes to be inappropriately designated as Open Space. Parks staff has provided land use designation recommendations for each property in the City’s parkland inventory, which is based on land use intensities and recreational uses for each individual property. I would be happy to present the recommendations of the Parks Department for Open Space and Institutional land use designations to the Planning Commission and/or City Council. Please let me know if it is necessary for me to present this information. Sincerely,
Jamie Kelly Park Planning and Development Manager
Page 35 of 43
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Ron Copple, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Jeff Dixon, Planning Services Manager, Comm. Development & Public Works Dept.
Thaniel Gouk, Senior Planner, Comm. Development & Public Works Dept.
DATE: June 22, 2017
RE: Discussion Topic: 2017 Annual Comprehensive Plan Amendments - Private Map
Amendment Request
Background:
Annually the City amends its Comprehensive Plan (“Comp Plan”). These are the “annual
amendments” that the City considers routinely each year as distinguished from the “major
update” of the Comp Plan that was adopted at the end of 2015. There are two types of
amendments:
A. Map; and
B. Text.
In addition, there are two sources for these annual amendments:
1. City-initiated amendments which are typically items that Staff, Planning Commission, or
the City Council have identified as items or issues that should be addressed in the next
Comp Plan Amendment cycle; and,
2. Private-initiated amendments which are in response to applications that are submitted.
For the 2017 Comp Plan Amendment cycle, one private map amendment application
was submitted.
The purpose of this agenda item is to inform the Planning Commission of the one private-
initiated amendment application that was submitted by the June 9th deadline. Any City-initiated
amendments will be brought forth at future meetings along with additional information on the
private amendment.
Private-Initiated Amendment:
Nexus Youth & Family (formerly, Auburn Youth Resources) has submitted a Comp Plan
Amendment to change the Comp Plan map designation of 3 parcels from “Single-Family” with a
“Residential Transition Overlay” to “Light Commercial”. Nexus has also submitted an
Page 36 of 43
associated Rezone application to change the zoning classification of these same 3 parcels from
“R-7, Residential” to “C-1, Light Commercial”. The 3 parcels total approximately 0.72 acres and
are located on the west side of ‘H’ St. SE, west of Les Gove Park and the Senior Center.
Again, this discussion topic is to provide an introductory overview of the private application
received and that will be part of the “docket” of annual Comp Plan amendments. Additional
information and discussion points will be presented to the Planning Commission at a future
meeting.
Change in Procedure – Ordinance No. 6655:
Current city code requires all Comprehensive Plan map changes to be considered by the
Planning Commission; as a recommendation, and by the City Council; as a final action (ACC
14.22). In a similar process, it also requires that all rezones (zoning map amendments) be
considered by the Hearing Examiner and City Council (ACC 18.68). On June 19, 2017 the City
Council adopted Ordinance No. 6655 changing the city code and eliminating the need for the
Hearing Examiner to consider a zoning map amendment when it is a companion action to a
Comprehensive Plan map amendment. Instead, Ordinance No. 6655 allows the Planning
Commission and the City Council to consider both map changes (Comp Plan and Zoning),
concurrently. The Ordinance is effective June 27, 2017. The change allows for greater
efficiency through reduced processing timeframe.
Subject 3 parcels:
Attachments: Proposed Comp. Plan Amendment Map
Proposed Zoning Map Amendment Map
Ordinance No. 6655
Page 37 of 43
10TH PL SE FSTSEH ST SE9TH ST SE
DEALSWAYSEA
U
B
U
R
N
W
A
Y
S
LES GOVECOMMUNITYCAMPUS
Information shown is for general reference purposes only and does not necessarily represent exact geographic or cartographic data as mapped. The City of Auburn makes no warranty as to its accuracy.
¬Map ID: 4881Printed On: 08/20/13
2017 Proposed Comprehensive Plan Amendment Map
0 40 80 120 160 200
FEETFST SE10TH PL SE H ST SE9TH ST SE
DEALSWAYSEA
U
B
U
R
N
W
A
Y
S
LES GOVECOMMUNITYCAMPUS
Heavy Commercial
Institutional
Light Commercial
Residential Transition
Residential Transition Overlay
Single Family
Existing Land Use
Proposed Land Use
Auburn City Limits
Parcels
EXISTING
PROPOSED
Page 38 of 43
FSTSE10TH PL SE H ST SE9TH ST SE
DEALSWAYSEA
U
B
U
R
N
W
A
Y
S
LES GOVECOMMUNITYCAMPUS
Information shown is for general reference purposes only and does not necessarily represent exact geographic or cartographic data as mapped. The City of Auburn makes no warranty as to its accuracy.
¬Map ID: 4882Printed On: 08/20/13
2017 Proposed Zoning Plan Amendment Map
0 40 80 120 160 200
FEET
10TH PL SE FSTSEH ST SE9TH ST SE
DEALSWAYSEA
U
B
U
R
N
W
A
Y
S
LES GOVECOMMUNITYCAMPUS
C3 Heavy Commercial District
I Institutional Use District
C1 Light Commercial District
R7 Residential 7 DU/Acre
Existing Zoning
Proposed Zoning
Auburn City Limits
Parcels
EXISTING
PROPOSED
Page 39 of 43
ORDIfVAfVCE iVO. 6 6 5 5
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, AMENDING SECTIONS 18.68.030
AND 18.68.040, OF THE CITY CODE, RELATING TO
PROCEDURES USED IN THE CONSIDERATION OF
REQUESTS TO REZONE LAND CONCURRENT WITH A
REQUEST TO AMEND THE COMPREHENSIVE PLAN LAND
USE MAP
WHEREAS, the City Council has an ongoing interest to simplify permit and land
use decision making, lower City and customer costs, and to take advantage of enhanced
efficiencies; and,
WHEREAS, while the City Council strives to implement simplifications and
efficiency enhancements, modifications should not sacrifice quality of decision making or
public input opportunities; and,
WHEREAS, the current structure of City Code precludes the ability of a
Comprehensive Plan land use map amendment and a rezone to be considered
concurrently; and,
WHEREAS, the current process requires a Comprehensive Plan land use map
amendment to first be considered by the Planning Commission who then makes a
recommendation to the City Council; and,
WHEREAS, the current process requires that the subsequent modificafion to the
zoning map occurs after the Comprehensive Plan Iand use map amendment is approved
and must first be considered by the Hearing Examiner who then makes a
recommendation to the City Council; and,
WHEREAS, because of the linear nature of the ct rrent process, the City Council
finds that there are cost savings and efficiencies that can be realized by the applican#,
city staff, and the public; and,
Ordinance No. 6655
June 1, 2017
Page 1 of 4
Page 40 of 43
WHEREAS, because both a Comprehensive Plan land use map amendment and
a rezone are final decisions made under ordinance action by City Council there are
efficiencies and clarity that can be achieved if both actions can be considered
eoncurrently; and,
WHEREAS, pursuant to ACC 18:68.020.B amendments to the text of Title 18 that
are purely administrative or procedural do not require a public hearing, nor do they require
preliminary review or recommendations of the planning commission.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. Amendment to Citv Code. That Section 18.68.030.B of the Auburn
City Code be and the same hereby is amended to read as follows:
B. Zoning Map Amendments.
1: Rezones Initiated by an Applicant Other Than City. All applications for a
rezone shall be reviewed by the planning director prior to the scheduling of a
public hearing. After review of the application, the director shall determine which
of the following two processes should occur to properly hear the rezone:
a. If the rezone is consistent with the comprehensive plan, then the
hearing examiner shall conduct a public hearing on the rezone and
make a recommendation to the city council pursuant to ACC 2.46.170;
b. If the rezone is in conflict with the comprehensive plan, orthere are
no policies that relate to the rezone, or the policies are not complete,
then a comprehensive plan map amendment
e"^ "^r~~ :;hall also be reauired. The planning
commission shall conduct a publ'ic hearing on the comprehensive plan
ma amendment and the rezone concurrently and make a
recommendation to the city council;
Ordinance No. 6655
June 1, 2017
Page 2 of 4
Page 41 of 43
Section.2. Amendment to Citv Code. That Section 18.68.040.B of the Auburn
City Code be and the same hereby is amended to read as follows:
B. Zoning Map Amendments.
1. Rezones Initiated by an Applicant Other Than City.
a. Hearing Examiner. Notice of a public hearing shall be given at least
10 days prior to the public hearing and in accordance with ACC
14.07.040.
b. PlanninA Commission._ Rezones that are considered concurrent
with a comprehensive plan land use map amendment shall provide
at.a minimum, notice of public hearing bv publication in a
newspaper or qeneral circulation at least 10 davs prior to the public
hearinq. Additionally, notice shall be provided in accordance with
ACC 14.07.040
Section 4. Imulementation. The Mayor is hereby authorized to implement
such administrative procedures as may be necessary to carry out the directions of this
legislation.
Section 5. Severabilitv. 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#he validity
of its application to other persons or circumstances.
Section 6. Effective date. This Ordinance shall take effect and be in force
five days from and after its passage, approval and publication as provided by law.
Ordinance No. 6655
June 1, 2017
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INTRODUCED: UN 19 ZOil
PASSED: JUN 1 2017
APPROVED:UN_19 20f7
CITY OF AUBURN
ATTEST:NA CY B US, MAYOR
Danielle E. Daskam, City Clerk
APPR{3VED AS TO FO
f
s
D niel B. eid, City Attorney
Published: t(o%-+o i 7 c.i,--t-'.'"`'
sdJ
Orclinance No. 6655
June 1, 2017
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