HomeMy WebLinkAbout10-23-2024 AgendaPlanning Commission Meeting
October 23, 2024 - 6:30 P M
Special Meeting - City Hall Council
Chambers
A GE NDA
I .P UB L I C PART I C IPAT IO N
A .P ublic P articipation I nformation
The City of A uburn S pecial Planning Commission Meeting scheduled for Wednesday,
October 23, 2024, at 6:30 p.m., will be held in-person and virtually. To attend the
meeting virtually, please click one of the links below, or call into the meeting at one of
the phone numbers listed:
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I I .C AL L T O O RD E R
A .RO L L C AL L/E S TAB L I S HM E NT O F Q UO RUM
B .P L E D G E O F AL L E G I ANC E
I I I .P UB L I C C O M M E NT
Comment from the audience on any proposal for action by the Commission. I f the comment
is related to an action subsequently listed here as a public hearing, the comment should be
provided at the time of the public hearing.
I V.AP P RO VAL O F M INUT E S
A .S eptember 17, 2024 Minutes from the P lanning Commission Meeting
V.P UB L I C HE ARI NG S
Page 1 of 1253
A .P roposed Amendments to Title 18 (Teague)
P lanning Commission deliberation and action on the proposed changes to Title 18
Zoning, and Title 17 to implement the P eriodic Comprehensive P lan Update.
B .A nnual A mendments (Clark)
S taff to present annual amendments to the Comprehensive P lan. Planning
Commission deliberation and action on the annual amendments.
V I .AD J O URNM E NT
The City of Auburn Planning Commission is a seven 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, other than approvals or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the city council which must ultimately make the final decision.
Page 2 of 1253
AGENDA BILL APPROVAL FORM
Agenda Subject:
September 17, 2024 Minutes from the Planning Commission
Meeting
Date:
October 10, 2024
Department:
Community Development
Attachments:
September 17, 2024 Draft Minutes
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:Teague
Meeting Date:October 23, 2024 Item Number:
Page 3 of 1253
Planning Commission Meeting
September 17, 2024 - 6:30 P M
City Hall Council Chambers
MINUT E S
I .P UB L I C PART I C IPAT IO N
A .P ublic P articipation I nformation
The City of A uburn P lanning Commission Meeting was held in person and
virtually.
I I .C AL L T O O RD E R
Chair J udi Roland called the meeting to order at 6:33 p.m. in the Council
Chambers of Auburn City Hall, 25 West Main Street.
A .RO L L C AL L/E S TAB L I S HM E NT O F Q UO RUM
Commissioners present: Chair J udi Roland, Vice Chair P hillip S tephens,
J ulie Berry, K ent Sprague, Aaron VanderPol, and Lynn Walters.
Commissioner W illiam S tewart was excused.
S taff members present: P lanning S ervices Manager A lexandria Teague,
P arks P lanning and Development Manger Thaniel Gouk, Sewer Utility
E ngineer B ob Elwell, Utilities Engineering Manager Ryan Vondrak, City
Clerk S hawn Campbell, and Acting Deputy City Clerk Gerri B lackwell. City
A ttorney J ason W halen attended the meeting virtually via Zoom.
B .P L E D G E O F AL L E G I ANC E
Chair Roland led those in attendance in the P ledge of A llegiance.
I I I .P UB L I C C O M M E NT
There was no public comment.
I V.AP P RO VAL O F M INUT E S
A .J uly 16, 2024 Minutes from the P lanning Commission Meeting
Commissioner Sprague moved and Commissioner VanderPol seconded
to approve the J uly 16, 2024 P lanning Commission Meeting Minutes.
MO T I O N C A R R I E D UNA NI MO US LY. 6-0
Page 1 of 3Page 4 of 1253
V.I NT RO D UC T I O N
A .P resentation Overview (Teague)
B rief overview of upcoming Element Presentations and Public Hearing schedule.
Manager Teague provided the Commission a brief overview of the agenda
items, including the S ewer S ystems P lan, and the Parks, Recreation and
Open Space P lan (P R O S ) meeting presentations. She discussed Senate
B ill (S B) 5290 Code Update, upcoming P ublic Hearing date for Title 14
(October 8, 2024), and follow up discussion date (October 8, 2024) of the
Middle Housing Code Update. S he informed the commission that on
October 23, 2024, there will be a Middle Housing Code Public Hearing and
action on Package 2, a Public Hearing on the A nnual A mendment School
Capital Facilities P lan, and a Public Hearing on the Middle Housing Code.
V I .O T HE R B US I NE S S
A .S ewer S ystems P lan (Elwell)
P lanning Commission deliberation and action on the proposed changes to the Sewer
S ystem P lan, which is incorporated by reference in the Utilities E lement.
E ngineer E lwell presented the Sewer Systems Plan development
progress and milestones. He discussed the comments provided by the
Department of Ecology (D O E), King County, and reviewed the approval
process involving the P lanning Commission, City Council, and Washington
S tate.
The Commissioners discussed unsewered/septic areas, and A gency
comments.
Vice Chair Stephens moved and Commissioner VanderP ol seconded to
accept the changes into the Utilities E lement.
MO T I O N C A R R I E D UNA NI MO US LY. 6-0
B .P arks and Recreation P RO S Plan (Gouk)
S taff presentation to the P R O S Plan.
Manager Gouk presented the 2024 P R O S Plan. He stated the P R O S
P lan has been presented to the Park Board and their recommendation is to
bring it forward to the Planning Commission. He discussed public
outreach, possible S tate and Federal grants and their requirements, P R O S
P lan core changes, pickleball popularity, inclusive playgrounds, L evels of
S ervice (L O S ) based on population growth, Goals & Policies, the Capital
I mprovement P rogram, and P ark I mpact Fees to A uburn and nearby cities.
Manager Teague advised the P ublic Hearing on the P R O S P lan will be on
October 8, 2024.
Commissioners discussed public comments about P arks and their needs,
Page 2 of 3Page 5 of 1253
growth rate percentages, inclusivity and demographics, park benches,
Cedar L anes P ark improvements, smaller park options, and construction
funding.
V I I .C O M M UNIT Y D E V E L O P M E NT RE P O RT
Manager Teague provided an update on the Auburn Avenue T heater
demolition.
The Commissioners discussed the marquee sign, saving bricks from the
Theater, the projected timeline for roadwork at R street near K ersey,
potential new middle school locations, Sound Transit parking lot
construction near City Hall, and the agenda for the October 8, 2024 and
October 23, 2024 P lanning Commission meetings.
V I I I .AD J O URNM E NT
There being no further business to come before the P lanning Commission,
the meeting was adjourned at 7:30 p.m.
A P P R O V E D this 23rd day of October, 2024.
_____________________ ____________________________
J UD I R O L A ND, C HA I R Gerri B lackwell, A cting Deputy City Clerk
The City of Auburn Planning Commission is a seven 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, other than approvals or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the city council which must ultimately make the final decision.
Page 3 of 3Page 6 of 1253
AGENDA BILL APPROVAL FORM
Agenda Subject:
Proposed Amendments to Title 18 (Teague)
Date:
October 10, 2024
Department:
Community Development
Attachments:
Staff Report
Exhibit 1 - Title 18 Text Amendment (s trikeout-
underline vers ion)
Exhibit 2 - Title 14 and 17 Text Amendment
(strikeout-underline version)
Exhibit 3 - Title 18 Text Amendment (clean
vers ion)
Exhibit 4 - Title 14 and 17 Text Amendment (clean
vers ion)
Presentation
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Planning Commission to deliberate and take action to recommend to City Council approval of
the text amendment (code update) related to the 2024 Periodic Comprehensive Plan Update;
specifically chapters 14.22 Comprehensive Plan, 17.01 User Guide, 17.04 Definitions, 17.12
Final Subdivisions, 17.14 Improvement Requirements – Subdivisions, 17.27 (New) Unit Lot
Subdivisions, 18.02 General Provisions, 18.04 Definitions, 18.07 Residential Zones, 18.09
R-MHC Manufactured/Mobile Home Community Zone, 18.21 Overlays, 18.23 Commercial
And Industrial Zones, 18.25 (New) Middle Development Standards, 18.29 Duc Downtown
Urban Center District, 18.31 Supplemental Development Standards, 18.32 (New) Accessory
Dwelling Units, 18.35 Special Purpose Zones, 18.49 Flexible Development Alternatives,
18.50 Landscaping and Screening, 18.52 Off-Street Parking and Loading, 18.55 Outdoor
Lighting, 18.56 Signs, and 18.57 Standards for Specific Land Uses.
Background for Motion:
Background Summary:
See attached Planning Commission Staff Report.
Rev iewed by Council Committees:
Councilmember:Staff:Alexandria Teague
Meeting Date:October 23, 2024 Item Number:PH.1
Page 7 of 1253
Page 8 of 1253
PLANNING COMMISSION
STAFF REPORT
TO: Judi Roland, Chair, Planning Commission
Planning Commission Members
FROM: Alexandria D. Teague, Planning Services Manager
Department of Community Development
DATE: October 10, 2024
AGENDA SUBJECT: City File No. ZOA24-0002 – Text Amendment Related to 2024
Periodic Comprehensive Plan Update (Titles 14, 17, and 18)
PROPOSAL: Text amendment (zoning code update) to implement the goals, policies, and
strategies identified in the draft Periodic Comprehensive Plan Elements.
FINDINGS OF FACT:
Background Summary:
1. Each city and county in Washington state is required to conduct a periodic update of its
comprehensive plan and development regulations per RCW 36.70A.130 (The Growth
Management Act or GMA).
2. RCW 36.70A.70 describes required and optional Elements of the Comprehensive Plan. The
Plan shall be an internally consistent document, and all elements shall be consistent with a
future land use map.
3. RCW 36.70A.140 indicates that a comprehensive plan shall be adopted and amended with
public participation. Auburn City Code (ACC) 14.22.030 required early and continuous public
participation in the comprehensive plan process.
4. Auburn City Code (ACC) 14.22.010 provides a description of the purpose of the
comprehensive plan. The city of Auburn comprehensive plan establishes the principles,
goals, objectives and policies guiding future development of the city in compliance with
Chapter 36.70A RCW, the Washington State Growth Management Act. The purpose of this
chapter is to establish procedures and review criteria for amending the comprehensive plan
and to provide provisions for public participation in the planning process.
5. Per ACC 18.68.030(B) A “Zoning Text Amendment” is an application to change the text of
ACC Title 18. This type of application or initiation shall be processed as a legislative
nonproject decision, consistent with ACC 14.03.060. Public notice shall be provided
consistent with ACC Title 14.
6. Staff has proposed text changes to several chapters of Auburn’s city code to implement the
goals, policies, and strategies identified in the draft Periodic Comprehensive Plan Elements.
7. Most of the text changes are related to the Land Use Element and Housing Element and are
required to comply with new state law and are necessary to implement concepts such as
middle housing, accessory dwelling units, and unit lot subdivisions.
Page 9 of 1253
Staff Member: Teague Date: October 10, 2024
Page 2 of 3
8. The substantial text changes are included in the following chapters of City Code: 18.02
General Provisions, 18.04 Definitions, 18.07 Residential Zones, 18.23 Commercial and
Industrial Zones, 18.25 (New) Middle Development Standards, 18.29 DUC Downtown Urban
Center District, 18.32 (New) Accessory Dwelling Units, 18.50 Landscaping and Screening,
18.52 Off-Street Parking and Loading, 17.04 Definitions, and 17.27 (New) Unit Lot
Subdivisions.
9. The proposed text amendment (zoning code update) has been discussed with the Planning
Commission previously at a regular meeting on October 8th, 2024. At the October 8th
meeting staff introduced the text amendment to the Planning Commission.
Procedural Steps:
10. Pursuant to Revised Code of Washington (RCW) 36.70A, the text amendment was
transmitted to the Washington State Department of Commerce on September 23, 2024. The
60-day notice period ends November 11, 2024.
11. The City issued a Notice of Availability for the 2024 Periodic Comprehensive Plan Draft
Environmental Impact Statement (DEIS) for a 30-day public comment period (WAC 197-11-
455) on May 20, 2024 (City File No. SEP24-0004).
12. Agencies, affected tribes, and members of the public were invited to comment on the
proposed contents of the DEIS. Comments were accepted from through 5 p.m. 5:00 PM
PST on June 19, 2024.
13. ACC 14.22.100 outlines the public hearing requirements by planning commission.
Amendments to the Periodic Comprehensive Plan generally comply with “area-wide”
requirements.
A. The planning commission shall hold at least one public hearing on all proposed
amendments to the comprehensive plan. Notice of such public hearing shall be given
pursuant to Chapter 1.27 ACC and, at a minimum, include the following:
1. For site-specific plan map amendments:
a. Notice shall be published once in the official newspaper of the city not
less than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within a radius of 300 feet of the proposed map amendment request, not
less than 10 calendar days prior to the public hearing;
2. For area-wide plan map amendments:
a. Notice shall be published once in the official newspaper of the city not
less than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within the area subject to the proposed amendment;
c. Notice shall be posted in at least two conspicuous locations in the area
subject to the proposed amendment not less than 10 calendar days prior
to the date of the public hearing.
B. Notwithstanding the above, the director may expand the minimum noticing provisions
noted above as deemed necessary.
C. Planning Commission Recommendation. The planning commission shall conduct a
public hearing on all potential comprehensive plan amendments and shall make and
Page 10 of 1253
Staff Member: Teague Date: October 10, 2024
Page 3 of 3
forward a recommendation on each to the city council. The planning commission
shall adopt written findings and make a recommendation consistent with those
findings to the city council.
D. The city council, if it elects to amend the comprehensive plan, shall adopt written
findings and adopt said amendments by ordinance.
E. State Review. All comprehensive plan amendments considered by the planning
commission shall be forwarded for state agency review consistent with RCW
36.70A.106.
F. Any appeal of an amendment to the comprehensive plan shall be made in
accordance with Chapter 36.70A RCW.”
14. A Notice of Public Hearing (NOH) was issued on October 12, 2024. Pursuant to ACC
14.22.100, the following methods of noticing for the Planning Commission public hearing
were conducted:
a. The NOH was published in the Seattle Times on October 12, 2021.
b. The NOH was posted in two general public locations (City Hall and City Annex).
c. The NOH was posted on City’s Public Land Use Notice webpage.
STAFF RECOMMENDATION: Planning Commission to deliberate and take action to
recommend to City Council approval of the text amendment (code update) related to the 2024
Periodic Comprehensive Plan Update; specifically chapters 14.22 Comprehensive Plan, 17.01
User Guide, 17.04 Definitions, 17.12 Final Subdivisions, 17.14 Improvement Requirements –
Subdivisions, 17.27 (New) Unit Lot Subdivisions, 18.02 General Provisions, 18.04 Definitions,
18.07 Residential Zones, 18.09 R-MHC Manufactured/Mobile Home Community Zone, 18.21
Overlays, 18.23 Commercial And Industrial Zones, 18.25 (New) Middle Development
Standards, 18.29 Duc Downtown Urban Center District, 18.31 Supplemental Development
Standards, 18.32 (New) Accessory Dwelling Units, 18.35 Special Purpose Zones, 18.49 Flexible
Development Alternatives, 18.50 Landscaping and Screening, 18.52 Off-Street Parking and
Loading, 18.55 Outdoor Lighting, 18.56 Signs, and 18.57 Standards for Specific Land Uses.
EXHIBITS:
Exhibit 1 – Title 18 Text Amendment (strikeout-underline version)
Exhibit 2 – Title 14 and 17 Text Amendment (strikeout-underline version)
Exhibit 3 – Title 18 Text Amendment (clean version)
Exhibit 4 – Title 14 and 17 Text Amendment (clean version)
Page 11 of 1253
Chapter 18.02 ACC, General Provisions Page 1 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
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.
18.02.067 Units allowed per lot.
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.
18.02.010 Short title.
This title shall be known as “the comprehensive zoning ordinance” of the city, which shall
constitute Title 18 of the Auburn City Code and shall hereafter be referred to as “this title.” (Ord.
6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.02.020 Authority to adopt code.
A. The city of Auburn comprehensive zoning ordinance is adopted by city of Auburn ordinance,
pursuant to Article XI, Section 11 of the Washington State Constitution, the State Growth
Management Act, RCW Title 35A, Optional Municipal Code, and Chapter 36.70B RCW. In
accordance with ACC 1.04.060.
Exhibit 1
Page 12 of 1253
Chapter 18.02 ACC, General Provisions Page 2 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
B. Notwithstanding any provisions otherwise, this title does not permit or allow any action, use
or conduct which is in violation of or prohibited by any state or federal laws, regulations or
codes. Any action, use or conduct which is prohibited by state or federal law is prohibited
hereby. It is provided, however, that the provisions of this subsection B do not apply to any
person or persons who has/have a valid, lawful license issued by the state of Washington to
produce, process or sell marijuana, marijuana concentrates, usable marijuana and/or
marijuana-infused products and is acting in full conformity with the requirements of the state
of Washington related to such license pursuant to RCW 69.50.301 through 69.50.369, and WAC
314-55-005 through 314-55-540. In such instances, the state of Washington, not the city, is the
permitting and licensing entity. It is provided, however, that this provision does not preclude
the city from taking enforcement action in instances where conduct or activity that is licensed
or permitted under RCW 69.50.301 through 69.50.369, and WAC 314-55-005 through 314-55-
540 occurs within the city of Auburn but is not in compliance with or violates the requirements
of such state licensing or permitting. For the purposes of this section only, the provisions of
RCW 69.50.325 through 69.50.369, and WAC 314-55-515 through 314-55-535 are hereby
adopted by reference and incorporated herein. (Ord. 6525 § 5, 2014; Ord. 6416 § 4, 2012; Ord.
6245 § 2, 2009.)
18.02.030 Purpose.
A. The purpose of this title is to implement the city’s comprehensive plan. This title will be used
to further the growth and development of the city consistent with the adopted comprehensive
plan and its implementing elements. This title will also further the purpose of promoting the
health, safety, morals, convenience, comfort, prosperity, and general welfare of the city’s
population and to prevent and abate public nuisances.
B. The specific zones and regulations set out in this title are designed to:
1. Provide adequate public facilities and services, including utilities, roads, schools, and
parks in conjunction with development;
2. Provide housing with essential light, air, privacy, and open space;
3. Facilitate the safe and efficient movement of traffic on the city’s streets;
4. Stabilize and enhance property values;
Page 13 of 1253
Chapter 18.02 ACC, General Provisions Page 3 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
5. Facilitate adequate provisions for doing public and private business and thereby
safeguard the community’s economic structure upon which the prosperity and welfare of
all depends; and
6. Through such achievements, help ensure the safety and security of home life, foster
good citizenship, and create and preserve a more healthful, serviceable and attractive
municipality and environment in which to live.
C. To most effectively accomplish these purposes, this title divides the city into zones wherein
the location, height and use of buildings, the use of land, the size of setback areas and other
open space, and the provision of off-street parking and loading are regulated and restricted in
accordance with the comprehensive plan for the city. These zones and regulations are deemed
necessary and are made with reasonable consideration, among other things, as to the
character of each zone and its particular suitability for specific uses, the need for such uses, the
common rights and interests of all within the zone as well as those of the general public, and
with the view of conserving and encouraging the most appropriate use of land throughout the
city and to prevent and abate public nuisances. (Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord.
4773 § 1, 1995; Ord. 4229 § 2, 1987. Formerly 18.02.020.)
18.02.040 Applicability.
A. The provisions of this title shall apply to both public and private use of land within the
corporate limits of the city.
B. 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 provisions of this title, and then only after securing all permits and approvals required
hereby. It shall be unlawful to build or use any building or structure or to use premises in the
city for any purpose or use other than the uses listed as being permitted in the zone in which
such building, land, or premises is located.
C. Any building, structure or use lawfully existing at the time of passage of this title, although
not in compliance herewith, may continue as provided in Chapter 18.54 ACC.
D. No division of land shall occur unless in compliance with the provisions of this title and ACC
Title 17, Land Adjustments and Divisions.
Page 14 of 1253
Chapter 18.02 ACC, General Provisions Page 4 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
E. This title is not intended to regulate the public ways as defined in ACC 20.02.020. (Ord. 6799
§ 3 (Exh. C), 2020; Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord. 4773 § 1, 1995; Ord. 4229 § 2,
1987. Formerly 18.02.030.)
18.02.050 Minimum requirements.
A. In interpretation and application, the requirements set forth in this title shall be considered
the minimum requirements necessary to accomplish the purpose of this title.
B. It is not the intent of this title to interfere with, abrogate or annul any easements, covenants
or other agreements between private parties. However, where this title imposes a greater
restriction upon the use of land and/or buildings or in general requires higher standards than
other ordinances, rules, or private agreements, the provisions of this title shall govern. (Ord.
6245 § 2, 2009.)
18.02.060 Rules for administrative interpretations.
A. The planning director shall be authorized to interpret the meaning of words, phrases and
sentences which relate to the determining of uses permitted in the various zones, approval or
disapproval of development plans, or other related zoning actions. Any interpretations
regarding implementation of this title shall be made in accordance with the intent or purpose
statement of the specific regulation and the comprehensive plan. Life, safety and public health
regulations are assumed to prevail over all other regulations.
B. The planning director may authorize uses in a zone other than those which are listed, if the
planning director determines the use is consistent with the intent of the zone and is of the
same general character of the uses permitted within the zone. Further guidance on
administrative interpretations of land uses can be found in ACC 18.02.120.
C. Administrative interpretations may be appealed to the hearing examiner as prescribed in
Chapter 18.70 ACC.
D. Administrative interpretations made by the planning director shall be documented, made
available for public review, and docketed for inclusion to this title, when consistent with the title
format and level of detail required. The city shall incorporate administrative interpretations
Page 15 of 1253
Chapter 18.02 ACC, General Provisions Page 5 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
upon approval of the legislative authority. (Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord. 4229
§ 2, 1987. Formerly 18.02.040.)
18.02.065 Methods of calculating density.
For subdivision purposes, Tthe permitted numberpermitted number of dwelling units or lots
shall be determined as follows:
A. Gross Site Area. The gross site area shall be used to calculate both the minimum and
maximum number of allowed dwelling units or lots.
1. When calculations result in a fraction, the fraction shall be rounded to the nearest
whole number as follows:
a. Fractions of one-half or above shall be rounded up; and
b. Fractions below one-half shall be rounded down.
2. Calculating Base Density. Base density is calculated by multiplying the gross site area by
the upper limit of units or lots allowed within the zone. For example, in the R-5 zone, where
the density range allows up to five dwelling units per acre:
4.3 acres gross site area x 5 units per acre = 21.5 (rounded up to 22)
32. Calculating Minimum Density. Minimum density is calculated by multiplying the gross
site area by the minimum units or lots per acre lower limit of units or lots allowed within
the zone. For example, in the R-25 zone, 7 units or lots per acre are allowed: where the
density range allows as few as four dwelling units per acre:
4.3 acres gross site area x 4 7 units per acre = 17.230.1 (rounded down to 3017)
43. Each lot shall meet the requirements established in Chapter 18.07 ACC for lot area,
dimensions, setbacks, and other development standards.
54. Where a proposed area for subdivision cannot meet the minimum density due to
encumbrance by critical areas, critical area buffers, or other similar types of features that
preclude development, the applicant may seek to deviate from the minimum density which
will be reviewed as an administrative decision as part of the subdivision application. If the
Page 16 of 1253
Chapter 18.02 ACC, General Provisions Page 6 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
applicant seeks a variance from the development standards in Chapter 18.07 ACC the
variance shall be processed utilizing the provisions of ACC 18.70.010. Alterations of a
critical area or its buffer shall be processed in accordance with Chapter 16.10 ACC.
Compliance with the density requirements of the underlying zone shall not be used as
justification for alteration of a critical area.
B. The minimum density requirements shall not apply to short plats that are processed under
Chapter 17.09 ACC.
C. Bonus density, where applicable, shall be computed by adding the bonus units authorized
by Chapter 18.25 or 18.49 ACC to the base units computed under this section. (Ord. 6661 § 1,
2018; Ord. 6245 § 2, 2009.)
18.02.067 Units allowed per lot.
A. Applicability. The standards in this section apply to all residential uses in residential and
mixed-use zones.
B. Units. For the purposes of this section, “units” refer to dwelling units, including accessory
dwelling units (ADUs).
C. Base units allowed per lot. All lots in residential zones greater than 1,000 sf in area may be
developed with up to the number of units shown in 18.07.030(D)(1) when in compliance with all
other relevant standards of this chapter and ACC 18.25. Example: If 4 units are the base units
on a given lot, and a fourplex has been developed, no ADUs may be added.
D. Middle Housing Base units per lot allowed with transit or affordability bonus. Unit bonuses specific
to middle housing are required to comply with RCW 36.70A.635.
1. All lots in residential zones may be developed with up to the number of middle
housing units shown in 18.07.030(D)(2) under the following conditions:
a. The lot is within one-quarter mile of a major transit stop (as defined in ACC
18.04.597), or
b. At least two units on the lot are affordable housing meeting the requirements
of subsections (D)(2) through (D)(6) below.
Note: Bonus units for (a) and (b) above are not cumulative. Single-unit detached housing
lots are not eligible for bonuses and are not allowed as a component of the bonus
development. .
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
2. To qualify for additional units under the affordable housing provisions, applicant shall
commit to renting or selling the required number of units as affordable housing.
3. Dwelling units that qualify as affordable housing shall have costs, including utilities
other than telephone, that do not exceed 30 percent of the monthly income of a
household whose income does not exceed the following percentages of median
household income adjusted for household size, for the county where the household is
located, as reported by the United States Department of Housing and Urban
Development:
a. Rental housing: 60 percent.
b. Owner-occupied housing: 80 percent.
4. The units shall be maintained as affordable for a term of at least 50 years, and the
property shall satisfy that commitment and all required affordability and income
eligibility conditions.
5. The applicant shall record a covenant or deed restriction that ensures the continuing
rental or ownership of units subject to these affordability requirements consistent with
the conditions in chapter 84.14 RCW for a period of no less than 50 years. The covenant
or deed restriction must address the following:
a. How affordability will be defined, managed, and controlled under scenarios for
both ownership and rental housing. The covenant must commit to renting or
selling the required number of units as affordable housing and, for rental units,
ensure the continuing rental of units consistent with Chapter 84.14 RCW.
b. Criteria and policies to maintain public benefit if the property is converted to a
use other than that which continues to provide for permanently affordable
housing.
6. The units dedicated as affordable housing shall:
a. Be provided in a range of sizes comparable to other units in the development.
b. The number of bedrooms in affordable units shall be in the same proportion
as the number of bedrooms in units within the entire development.
c. Generally, be distributed throughout the development and have substantially
the same functionality as the other units in the development.
E. Lot area per unit above base allowance. Additional units beyond what is allowed under
18.25.040(A) are allowed based on lot area above the minimum lot size threshold. One
additional unit is allowed above the base for each interval of the value shown in 18.07.030(D)(3)
up to the maximum number of units per lot (18.07.030)(D)(4), except for courtyard housing. For
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Chapter 18.02 ACC, General Provisions Page 8 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
example: a lot with an area of 5,650 sf in the R-2 zone may have one additional unit above the
base of four because it is 1,250 ft larger than the minimum lot size.
F. Maximum units per lot.
1. Except for courtyard housing, the total number of units shall not exceed the value
listed in 18.07.030)(D)(4).
2. The maximum number of units for courtyard housing is two times the number of
units listed in 18.07.030)(D)(4).
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 one unit per acre zone (one dwelling unit per acre);
3. R-52, residential low zone (five dwelling units per acre);
4. R-7, residential zone (seven dwelling units per acre);
45. R-310, residential moderate zone (10 dwelling units per acre);
6. R-16, residential zone (16 dwelling units per acre);
57. R-420, residential high zone (20 dwelling units per acre);
68. R-MHC, manufactured/mobile home community zone;
79. ROF, residential flexoffice zone, and RO-H, residential office-hospital zone;
8. R-NM, residential neighborhood mixed-use zone
10. C-N, neighborhood shopping zone;
911. C-1, light commercial zone;
12. C-2, central business zone;
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Chapter 18.02 ACC, General Provisions Page 9 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
130. C-32, heavy commercial zone;
14. C-4, mixed-use commercial zone;
115. M-1, light industrial zone;
126. M-2, heavy industrial zone;
173. LF, airport landing field zone;
184. P-1, public use zone;
195. UNC, unclassified use zone;
1620. I, institutional use zone;
1721. DUC, downtown urban center – 125 districtzone;
18. DUC, downtown urban center - 75 District
19. DUC, downtown urban center - 55 District
20. DUC, neighborhood residential district
21. DUC, health and wellness district
22. DUC, residential-flex district
23. DUC, light commercial district
24. DUC, heavy commercial district
25. DUC, light industrial district
226. 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
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Chapter 18.02 ACC, General Provisions Page 10 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
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. (Ord. 6885 § 1 (Exh. A),
2022; Ord. 6677 § 1, 2018; Ord. 6245 § 2, 2009.)
18.02.080 Zoning map.
A. “Zoning map,” as used in this title, is that certain map, three copies of which are on file in
the office of the city clerk, labeled “Comprehensive Zoning Map of the city of Auburn,
Washington,” dated June 1, 1987, and adopted by Ordinance No. 4230 and signed by the mayor
and city clerk, along with all amendments thereto. The types of zoning map amendments are
listed in ACC 18.68.030(A).
B. Current copies of the zoning map are available for examination and/or purchase at the
community development department. The zoning map is adopted and made a part of the
comprehensive zoning ordinance, with the most current amended copy serving as the official
zoning map. (Ord. 6779 § 2, 2020; Ord. 6287 § 2, 2010; Ord. 6245 § 2, 2009.)
18.02.090 Zone boundary interpretation.
Where uncertainty exists as to the boundaries of zones as shown on the official zoning map,
the following rules shall apply:
A. Boundaries indicated as approximately following the center lines of streets, highways, or
alleys shall be construed to follow such lines;
B. Boundaries indicated as approximately following platted lot lines shall be construed as
following such lot lines;
C. Boundaries indicated as approximately following city limits shall be construed as following
city limits;
D. Boundaries indicated as following railroad lines shall be construed as to be midway
between the main tracks;
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Chapter 18.02 ACC, General Provisions Page 11 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
E. Boundaries indicated as parallel to or extensions of features indicated in subsections A
through D of this section shall be so construed. Distances not specifically indicated on the
official zoning map shall be determined by the scale of the map;
F. Where physical or cultural features existing on the ground are at a variance with those
shown on the official zoning map, or in other circumstances not covered by subsections A
through E of this section, the planning director shall interpret the zone boundaries;
G. When the city vacates a street or alley, the vacated property will be zoned consistent with
the adjacent property it is being vacated to. (Ord. 6245 § 2, 2009.)
18.02.100 Zoning for annexed land.
Prior to any parcel of land being annexed to the city, the property may be zoned consistent with
the rezone requirements of this title and the comprehensive plan may be amended if
necessary.
Application for the rezone and any necessary amendment may be done simultaneously with
the request for annexation.
For property that is not assigned a zone classification by the city of Auburn at annexation, the
property shall assume the UNC unclassified use designation upon annexation.
In such case, the planning director shall initiate an application to rezone from the UNC
unclassified use designation to a zone compatible with the comprehensive plan within six
months of the date of annexation. (Ord. 6245 § 2, 2009; Ord. 5354 § 2, 2000; Ord. 5026 § 1,
1997; Ord. 4229 § 2, 1987. Formerly 18.02.050.)
18.02.110 Zoning for property influenced by Auburn Municipal Airport.
Refer to Chapter 18.38 ACC to determine if property will be required to comply with additional
regulations that are associated with the airport. (Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997.
Formerly 18.02.060.)
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Chapter 18.02 ACC, General Provisions Page 12 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
18.02.120 Permitted land uses established.
A. Categories of Uses Established. Chapters 18.07 through 18.44 ACC establish permitted,
administrative, conditional, and prohibited uses, by zone, for all properties within the Auburn
city limits. All principal uses in a given zone are one of four types:
1. Permitted use (see ACC 18.04.696);
2. Administrative use (see ACC 18.04.025);
3. Conditional use (see ACC 18.04.260);
4. Prohibited use (see ACC 18.04.752).
Uses which are incidental and customary to a principal use may be considered an accessory use
as defined in ACC 18.04.020.
Uses not specifically identified as principal uses or determined to be an accessory use shall be
classified utilizing the procedures outlined in subsection (C)(6) of this section.
B. Zoning Use Tables Established for Residential Zones. The zone use tables in ACC 18.07.020
and 18.09.020 establish whether a specific use is permitted in a zone and whether the use is
allowed as a permitted, administrative, conditional, or prohibited use. The zone is located on
the horizontal row and the specific use is located on the vertical column of these tables.
C. Interpretation of Zone Use Tables.
1. Legend. The following letters have the following meanings when they appear in the box
at the intersection of the column and the row on the zone use tables:
Symbol Description
P Permitted Use
A Administrative Use
C Conditional Use
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Chapter 18.02 ACC, General Provisions Page 13 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Symbol Description
X Prohibited Use
2. Other Requirements Applicable. The above uses are subject to the other application
requirements, citywide property development standards, and applicable overlay district
regulations specified in the zoning code, the project review procedures specified in ACC
Title 14, the building and construction standards of ACC Title 15, the environmental review
procedures and regulations specified in ACC Title 16, and the regulations for the division of
land in ACC Title 17.
3. Additional Use-Related Conditions. If a number also appears at the intersection of the
column and the row, the use is also subject to the additional requirements as listed in the
corresponding endnote immediately following the use table in the specified code chapter.
All applicable requirements shall govern a use whether specifically identified in the zone
chapter or not.
4. Accessory Use Interpretation. The planning director or designee may determine if a use
that is not specifically described as accessory is permitted as an accessory to a principal use
in a zone. Upon inquiry by an applicant, an administrative interpretation shall be made by
the planning director or designee to determine if a proposed use is allowed as an accessory
use within the zone utilizing the purpose and intent of the zone, comprehensive plan policy
guidance, and the definition of accessory use contained in Chapter 18.04 ACC.
5. Prohibited Uses. If an “X” appears in the box at the intersection of the column and the
row, the use is prohibited in that zone. Similarly, if a use is listed in one zone use table but
not another zone use table, it shall be considered prohibited in the zone use table in which
it is not listed. For example, a use listed in the industrial zone use table of Chapter 18.16
ACC, but not listed in the residential zone use table of Chapter 18.07 ACC, shall be
considered prohibited in the residential zones listed in Chapter 18.07 ACC even though the
land use does not appear with an “X” in the use table.
6. Unclassified Uses. Upon inquiry by an applicant, an administrative interpretation shall be
made by the planning director or designee to determine if a proposed use not specifically
listed in any zone use table is allowed within a specific zone utilizing the criteria in this
subsection. Should an interpretation be made that a proposed, unlisted use not be allowed
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Chapter 18.02 ACC, General Provisions Page 14 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
in a specific zone, the planning director or designee shall indicate which zones, if any, do
permit the use.
a. Criteria for Unclassified Uses. In order to make a determination that an unclassified
use is permitted, administratively permitted, conditionally permitted, or accessory, the
planning director or designee must find that the use is:
i. In keeping with the intent of the zone, and consistent with Auburn
comprehensive plan policies; and
ii. Similar in nature to, and no more intense than, specifically listed permitted,
conditional or accessory uses; and
iii. Consistent with subsection (C)(4) of this section, if determined to be
permissible as an accessory use. (Ord. 6269 § 1, 2009; Ord. 6245 § 2, 2009.)
18.02.130 Neighborhood review meeting.
A. Purpose. The purpose of the neighborhood review meeting is for a developer/applicant of a
proposed project to hold a meeting with surrounding and adjacent neighboring residents,
property owners, homeowners’ associations, residents and businesses (hereinafter collectively
referred to as “neighbors”) prior to submitting an application to the city. The neighbors would
have an early opportunity to become familiar with either a residential subdivision, multifamily
or mixed development proposal of a certain size and scale early in the development review
process and to identify any associated issues. The neighborhood review meeting is intended to
assist in producing applications that are responsive to neighborhood concerns, and to reduce
the likelihood of delays and appeals. The city expects an applicant to take into consideration the
reasonable concerns and recommendations of the neighbors and other interested persons
when preparing an application.
B. Applicability. A neighborhood review meeting shall be required for the following types of
new land use application in any applicable zoning district within the city:
1. A residential subdivision project comprising 40 or more lots or units; or
2. A multifamily residential project comprising 40 or more units; or
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Chapter 18.02 ACC, General Provisions Page 15 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
3. A mixed-use development project comprising 40 or more units.
C. Time Frames.
1. Prior to submittal of an application, an applicant shall provide an opportunity to meet
with neighboring residents, property owners, homeowners’ associations, residents and
businesses (hereinafter collectively referred to as “neighbors”) within the city-specified
notice radius to review the proposal.
2. The applicant shall not be required to hold more than one neighborhood review
meeting.
D. Procedures.
1. The applicant shall select the meeting time and place. The starting time selected shall
be limited to a weekday evening after 6:00 p.m. or a weekend at any reasonable time and
shall not occur on a federally recognized holiday. The meeting shall be held at a location
open to the public and in compliance with the Americans with Disabilities Act. The public
meeting shall be held within the Auburn city limits, at a location no further than two miles
from the project site, unless an alternate meeting location is approved by the planning
director. A sign at least 22 inches by 28 inches in size with minimum two-inch lettering shall
be placed at the main entrance of the building where the meeting will take place at least
one hour prior to the meeting. Such sign will announce the meeting purpose, that the
meeting is open to the public and that interested persons are invited to attend. This sign
shall be removed upon conclusion of the meeting by the applicant.
2. The applicant shall send by regular mail a written notice announcing the neighborhood
review meeting to the director of the city of Auburn planning and development department
and property owners within 300 feet of the property(ies) involved in the development
review application. The notice shall include the date, time and location of the meeting and
briefly discuss the nature and location of the proposal. The notice shall be mailed not less
than 20 calendar days prior to the meeting date. The mailing list shall be obtained by the
applicant and based on the most recent property tax assessment rolls of the King County
department of assessments or the Pierce County assessor-treasurer’s office, whichever is
applicable.
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Chapter 18.02 ACC, General Provisions Page 16 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
3. Not less than 20 calendar days prior to the neighborhood review meeting, the applicant
shall post a notice on the property which is the subject of the proposed application. The
notice shall be posted at the property in a visible and accessible location. The notice shall
state that the site may be subject to a proposed development and shall set forth the name
of the applicant and a telephone number where the applicant or applicant’s contact person
can be reached for additional information. The site shall remain posted until the conclusion
of the neighborhood review meeting. The city will not be responsible for posting of any
signs.
4. The sign at the building entrance under subsection (D)(1) of this section, the notices
sent by mail under subsection (D)(2) of this section and the site posting under subsection
(D)(3) of this section shall each contain the following statement:
The intent of this meeting is to facilitate an early informal discussion between the
project developer and the neighbors regarding the project. While required by the
City of Auburn, this meeting is not conducted by the City of Auburn and is in
addition to any future hearings or public comment opportunities available under
city development review processes.
5. At the neighborhood review meeting, the applicant shall describe the proposed
application to persons in attendance. The attendees may identify any issues that they
believe should be addressed in the application and recommend that those issues be
submitted for city consideration and analysis.
6. The applicant shall prepare and make available the following materials for review and
discussion at the public meeting:
a. Total number of dwelling units/lots expected to be built;
b. Conceptual site plan/plat layout showing buildings, road layout, landscape, parking,
topography and open space areas, and adjacent properties; and
c. Aerial photograph showing the subject property and adjacent properties.
7. At the neighborhood review meeting, a sign-in sheet shall be distributed to all meeting
attendees that specifies the date, time and location of the neighborhood review meeting
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Chapter 18.02 ACC, General Provisions Page 17 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
and asks for the name, address, phone number and electronic mail address of each
meeting attendee.
8. At the neighborhood review meeting, the applicant shall take notes of the discussion on
the proposed application for eventual submittal to the city.
E. Submittal Requirements. The applicant shall submit the following information with the
submittal of a development application:
1. A copy of the notice provided to surrounding property owners within 300 feet of the
proposed development site.
2. A copy of the mailing list used to send out meeting notices.
3. A written statement containing the information posted on the property.
4. An affidavit of mailing and posting notices.
5. A copy of the meeting sign-in sheet.
6. Copies of written materials and eight-and-one-half-inch by 11-inch size plans presented
at the neighborhood review meeting.
7. Notes of the meeting including a summary of oral and written comments received.
8. If responses to the meeting notice were not received by the applicant and no one
attended the neighborhood review meeting or persons in attendance made no comments,
the applicant shall submit evidence as indicated above, with the notes reflecting the
absence of comment, attendance, or both.
F. Notice.
1. All property owners who receive notice of the neighborhood review meeting shall be
eligible to receive a copy of the written city decision for the development proposal.
2. All neighbors receiving notice of or attending the neighborhood review meeting shall be
eligible to receive a copy of the written city decision for the development proposal through
a request made to the city.
G. Consideration. The city shall consider as part of the development review process the
concerns and issues raised by the neighbors and applicant at the neighborhood review
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Chapter 18.02 ACC, General Provisions Page 18 of 18
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
meeting, including any agreed-upon solutions or resolutions to outstanding issues or areas of
contention. The city, however, shall not be bound in its decision-making by any agreements or
understandings made between the neighbors and applicants. Nothing in this section shall be
construed to delegate design or project review decision-making authority to the participants in
the public meeting.
H. City Involvement. The neighborhood review meeting is intended to be a developer-
neighborhood interaction. City staff are not required to attend and/or participate in
neighborhood review meetings. There will be other official opportunities for residents and
neighbors to make comment during the development review process that would follow the
neighborhood review meeting. The director of the planning and development department or
designee shall be notified a minimum of seven calendar days prior to the scheduled date of the
neighborhood review meeting. Any city staff attendance at a neighborhood review meeting is
for informational purposes only, does not represent the city’s position on the merits of the
development proposal and does not constitute an approval or denial of an application, now or
submitted in the future. (Ord. 6287 § 2, 2010; Ord. 6245 § 2, 2009.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
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Chapter 18.04 ACC, Definitions Page 1 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Chapter 18.04
DEFINITIONS
Sections:
18.04.010 General definitions.
18.04.018 Accessory dwelling unit.
18.04.019 Accessible electric vehicle charging station.
18.04.020 Accessory use.
18.04.021 Accessory use, manufactured home community.
18.04.022 Repealed.
18.04.023 Accessory use, residential.
18.04.024 Repealed.
18.04.025 Administrative use.
18.04.027 Repealed.
18.04.030 Repealed.
18.04.031 Adult family home.
18.04.032 Repealed.
18.04.035 Agricultural enterprise.
18.04.036 Agricultural store.
18.04.039 Aircraft operations.
18.04.040 Airport, heliport or aircraft landing field.
18.04.050 Airport elevation.
18.04.060 Airport hazard.
18.04.070 Airport landing area.
18.04.072 Airport manager.
18.04.080 Airport reference point.
18.04.090 Alley.
18.04.100 Amusement device, mechanical.
18.04.105 Animal shelter, public.
18.04.110 Apartment.
18.04.115 Apiary.
18.04.120 Arcade.
18.04.125 Assisted living facility.
18.04.130 Automobile repair.
18.04.140 Repealed.
18.04.150 Automobile wrecking.
18.04.160 Automobile wrecking yard.
18.04.170 Automobile, trailer, equipment sales area.
18.04.171 Battery charging station.
18.04.172 Battery electric vehicle (bev).
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Chapter 18.04 ACC, Definitions Page 2 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.173 Battery exchange station.
18.04.175 Bed and breakfast.
18.04.180 Repealed.
18.04.185 Repealed.
18.04.190 Building.
18.04.192 Building and landscape materials sales.
18.04.194 Building contractor, heavy.
18.04.195 Building contractor, light.
18.04.200 Building height.
18.04.210 Building, main.
18.04.220 Repealed.
18.04.230 Building site.
18.04.235 Built green.
18.04.235.1 Caretaker apartment.
18.04.236 Charging levels.
18.04.237 Chicken coop.
18.04.238 Chicken run.
18.04.240 Commercial use.
18.04.245 Commercial vehicle.
18.04.246 Commercial recreation facility, indoor.
18.04.247 Commercial recreation facility, outdoor.
18.04.248 Community retail establishment.
18.04.249 Communal residence.
18.04.250 Comprehensive plan.
18.04.260 Conditional use.
18.04.265 Condominium.
18.04.270 Conforming use.
18.04.280 Repealed.
18.04.282 Convenience store.
18.04.283 Crematorium.
18.04.285 Dangerous waste.
18.04.290 Daycare center, nursery school, preschool.
18.04.294 Designated accessible space.
18.04.295 Designated facility zone.
18.04.300 Density.
18.04.301 Density, base.
18.04.302 Density bonus.
18.04.303 Density, minimum.
18.04.310 Development standards.
18.04.318 Dripline.
18.04.320 Repealed.
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Chapter 18.04 ACC, Definitions Page 3 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.325 Domestic fowl and poultry.
18.04.330 Dwelling.
18.04.340 Dwellings, types of.
18.04.350 Dwelling unit.
18.04.351 Electric scooters and motorcycles.
18.04.352 Electric vehicle.
18.04.353 Electric vehicle charging station.
18.04.354 Electric vehicle charging station – Restricted.
18.04.355 Extremely hazardous waste.
18.04.356 Electric vehicle charging station – Public.
18.04.357 Electric vehicle infrastructure.
18.04.358 Electric vehicle parking space.
18.04.359 Emergency Housing
18.04.360 Emergency Shelter
18.04.36159 Entertainment, commercial.
18.04.3620 Family.
18.04.365 FAR Part 77 surfaces.
18.04.370 Fence.
18.04.371 Fence, opacity.
18.04.372 Fence, screened.
18.04.373 Fence, visibility.
18.04.374 Fence, 100 percent sight-obscuring.
18.04.376 Retaining wall.
18.04.380 Floor area.
18.04.390 Foster care home.
18.04.395 Fueling station.
18.04.400 Garage or carport, residential.
18.04.410 Garage, commercial.
18.04.411 Golf course.
18.04.412 Governmental facilities.
18.04.420 Grade.
18.04.425 Green building practices.
18.04.430 Gross floor area.
18.04.440 Group residence facility.
18.04.445 Growth center.
18.04.450 Guest cottage.
18.04.452 Hazardous material.
18.04.453 Hazardous substance.
18.04.454 Hazardous substance processing or handling.
18.04.455 Hazardous waste.
18.04.456 Hazardous waste storage.
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Chapter 18.04 ACC, Definitions Page 4 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.457 Hazardous waste treatment.
18.04.458 Hazardous waste treatment and storage facility, off-site.
18.04.459 Hazardous waste treatment and storage facility, on-site.
18.04.460 Home occupation.
18.04.465 Homeless encampment.
18.04.466 Horse riding, commercial.
18.04.470 Hospital.
18.04.480 Hospital or clinic, small animal.
18.04.485 Host agency.
18.04.490 Hotel.
18.04.495 Household pet.
18.04.496 Housing rehabilitation.
18.04.497 Impervious surface.
18.04.498 Incidental.
18.04.499 Intensity.
18.04.500 Junkyard.
18.04.510 Kennel.
18.04.515 Kitchen.
18.04.520 Landscaping.
18.04.522 Reserved.
18.04.523 Large domestic animal.
18.04.525 Leadership in energy and environmental design (leed).
18.04.527 Live/work unit.
18.04.530 Lot.
18.04.540 Lot area.
18.04.550 Lot coverage.
18.04.560 Lot dimensions.
18.04.570 Lot lines.
18.04.580 Lot of record.
18.04.590 Lot types.
18.04.595 Low impact development.
18.04.597 Major transit stop
18.04.600 Manufactured home.
18.04.610 Manufactured home community.
18.04.612 Manufacturing, assembling and packaging – Heavy intensity.
18.04.614 Manufacturing, assembling and packaging – Light intensity.
18.04.616 Manufacturing, assembling and packaging – Medium intensity.
18.04.617 Medium domestic animal.
18.04.619 Medium-speed electric vehicle.
18.04.620 Medical-dental clinic.
18.04.621 Middle housing
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Chapter 18.04 ACC, Definitions Page 5 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.622 Miniature goat.
18.04.623 Microbrewery or a small craft brewery.
18.04.625 Mixed-use development.
18.04.630 Mobile home.
18.04.635 Motor freight terminal.
18.04.640 Motel.
18.04.641 Multimodal transportation corridor.
18.04.642 Municipal park.
18.04.643 Museum.
18.04.643.1 Neighborhood electric vehicle.
18.04.644 Neighborhood recreation buildings.
18.04.644.1 Neighborhood retail establishment.
18.04.645 Neighborhood services.
18.04.648 Net density.
18.04.649 Nonelectric vehicle.
18.04.650 Nonconforming use.
18.04.660 Nursing home.
18.04.670 Occupancy.
18.04.672 Outdoor sales.
18.04.676 Outdoor storage.
18.04.676.1 Overlay zone.
18.04.677 Owner occupied unit.
18.04.678 Repealed.
18.04.680 Parking area.
18.04.690 Parking space or stall.
18.04.692 Parking structure.
18.04.694 Permanent supportive housing.
18.04.696 Permitted use.
18.04.700 Person.
18.04.710 Personal service shop.
18.04.730 Planning commission.
18.04.740 Planning director.
18.04.741 Plug-in hybrid electric vehicle (PHEV).
18.04.742 Potbelly pig.
18.04.744 Prerelease facility.
18.04.745 Print and copy shop.
18.04.746 Private country clubs and golf courses, excluding driving ranges.
18.04.748 Privately owned and operated parks and playgrounds.
18.04.750 Professional offices.
18.04.752 Prohibited use.
18.04.754 Public art.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.756 Public recreational amenity.
18.04.760 Public use.
18.04.770 Quasi-public use.
18.04.779 Rapid charging station.
18.04.780 Recreational vehicle, camping trailer, travel trailer, motor home and truck camper.
18.04.790 Recreational vehicle park.
18.04.791 Regional retail establishment.
18.04.792 Religious institution.
18.04.794 Renting of rooms.
18.04.796 Repair services – Equipment, appliances.
18.04.800 Residence.
18.04.804 Restaurant, full-service.
18.04.805 Right-of-way.
18.04.806 Schools, elementary and middle/junior high.
18.04.807 Schools, secondary or high school.
18.04.808 Secure community transition facility.
18.04.809 Senior housing.
18.04.810 Setback.
18.04.811 Setback area.
18.04.812 Setback, front.
18.04.813 Setback, rear.
18.04.814 Setback, side.
18.04.815 Setback line.
18.04.816 Shop.
18.04.818 Shopping center.
18.04.820 Sign.
18.04.821 Site.
18.04.822 Site area.
18.04.823 Small domestic animal.
18.04.824 Social and service organizations.
18.04.825 Solid waste.
18.04.826 Solid waste processing facility.
18.04.827 Special events.
18.04.828 Sponsoring agency.
18.04.829 Store.
18.04.830 Repealed.
18.04.835 Special needs housing.
18.04.840 Repealed.
18.04.850 Reserved.
18.04.855 Small craft distillery.
18.04.860 Story.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.870 Street, private.
18.04.880 Street, public.
18.04.890 Structure.
18.04.891 Supportive housing.
18.04.892 Sustainable design.
18.04.894 Tasting room.
18.04.895 Tavern.
18.04.896 Transmitting tower.
18.04.897 Unclassified use.
18.04.900 Use.
18.04.901 Utility facilities and substations.
18.04.910 Variance.
18.04.911 Walking distance.
18.04.91211 Wine production facility.
18.04.9121.1 Winery.
18.04.912 Wireless communications.
18.04.913 Work/live unit.
18.04.914 Work release facility.
18.04.920 Yard.
18.04.930 Yard, front.
18.04.940 Yard, rear.
18.04.950 Yard, side.
18.04.954 Youth community support facility.
18.04.960 Zone.
18.04.1001 Child care center.
18.04.1005 Marijuana or marihuana.
18.04.1007 Marijuana cooperative.
18.04.1009 Marijuana-infused products.
18.04.1011 Marijuana processor.
18.04.1013 Marijuana producer.
18.04.1015 Marijuana related business.
18.04.1017 Marijuana retailer.
18.04.1019 Marijuana researcher.
18.04.1021 Marijuana transporter.
18.04.1023 Public or private park.
18.04.1025 Public or private playground.
18.04.1027 Public or private recreational center.
18.04.1029 Public transit center.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.010 General definitions.
Except where specifically defined in this chapter, all words used in this title shall carry their customary
meanings. Words used in the present tense include the future, and the plural includes the singular, the word
“shall” is always mandatory, the word “may” denotes a use of discretion in making a decision, and the words
“used” or “occupied” shall be considered as though followed by the words “or intended, arranged or designed
to be used or occupied.” (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.018 Accessory dwelling unit.
An “accessory dwelling unit” is a self-contained residential unit that is accessory to a single-family
homesingle-unit detached housing or middle housing units located on individually owned lots, where the
accessory dwelling unit is located on the same lot. An accessory dwelling unit has its own bathroom, kitchen
facilities, living and sleeping areas, though it can share other features with the single-family homeprimary unit
including the yard, parking, storage or laundry facilities. The accessory dwelling unit may be attached or
detached to the single-unit detached housing or middle housing unit(s). An accessory dwelling unit excludes
accessory residential uses as defined in ACC 18.04.023. (Ord. 6245 § 3, 2009; Ord. 5399 § 1, 2000.)
18.04.019 Accessible electric vehicle charging station.
“Accessible electric vehicle charging station” means an electric vehicle charging station where the battery
charging station equipment is located within accessible reach of a barrier-free access aisle (minimum 44-inch
width) and the electric vehicle. (Ord. 6365 § 1, 2011.)
18.04.020 Accessory use.
“Accessory use” means a use, a building or structure, part of a building or other structure, which is subordinate
to and the use of which is incidental to that of the main building, structure or use on the same lot, including a
residential garage. If an accessory building is attached to the main building by a common wall or roof, such
accessory building shall be considered a part of the main building. Parking areas will not be considered an
accessory use under this definition. See related definitions for “Accessory use, manufactured home
community” and “Accessory use, residential.” (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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Chapter 18.04 ACC, Definitions Page 9 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.021 Accessory use, manufactured home community.
“Manufactured home community accessory use” is a subordinate use which supports the principal
manufactured home community use without displacing it. Manufactured home community accessory uses
include but are not limited to recreation facilities, clubhouses, park offices, and utility rooms to serve the
residents of the park only. (Ord. 6245 § 3, 2009.)
18.04.022 Adult book and video establishment. Repealed by Ord. 5835.
18.04.023 Accessory use, residential.
“Residential accessory use” means a subordinate use which supports the principal residential use without
displacing it. The accessory residential use is typically located on the same lot occupied by the principal
residential use. Residential accessory uses include residential garage, guest cottage, recreation room, tool shed,
swimming pool, noncommercial greenhouse, private stable, barn, pen, coop, or similar structure. This use
excludes accessory dwelling units, as defined in ACC 18.04.018, and manufactured home community
accessory uses. (Ord. 6245 § 3, 2009.)
18.04.024 Adult entertainment establishment. Repealed by Ord. 5835.
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. (Ord. 6269 § 27, 2009.)
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Chapter 18.04 ACC, Definitions Page 10 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.027 Adult entertainment. Repealed by Ord. 5835.
18.04.030 Adult motion picture theater. Repealed by Ord. 5835.
18.04.031 Adult family home.
“Adult family home” means a residential home licensed by the state in which a person or persons provide
personal care, special care, room, and board to more than one but not more than six adults who are not related
by blood or marriage to the person or persons providing the services. Adult family homes are not communal
residences. (Ord. 6560 § 1, 2015; Ord. 6245 § 3, 2009.)
18.04.032 Adult uses. Repealed by Ord. 5835.
18.04.035 Agricultural enterprise.
“Agricultural enterprise” means a business enterprise which is engaged in, or related to, farming or agricultural
production and other businesses and services supporting and promoting agriculture practices and the practice
of locally and regionally grown foods. The term shall include the following:
A. “Agritourism” means a business enterprise activity that includes operation of a working farm or any
agricultural or horticultural operation that, while not an exclusive function, is open to the public on a seasonal
basis for enjoyment, recreation, personal entertainment, or education.
B. “Agricultural entertainment” means any event or activity that allows for recreation, entertainment,
education and tourism associated with agricultural activities. (Ord. 6363 § 1, 2011.)
18.04.036 Agricultural store.
“Agricultural store” means a retail food establishment, housed in a permanent structure, whose primary
economic activity is the sale of local and regional agricultural products directly to consumers. An agricultural
store may also include the sale of sundries, prepackaged food, bottled or canned beverages and freshly
prepared food and beverages for consumption on site. (Ord. 6363 § 1, 2011.)
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Chapter 18.04 ACC, Definitions Page 11 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.039 Aircraft operations.
“Aircraft operations” means the movement of aircraft operating in the airport traffic pattern or within sight of
the airport. A landing or takeoff is one operation. An aircraft that takes off and then lands creates two aircraft
operations. (Ord. 6838 § 1 (Exh. A), 2021.)
18.04.040 Airport, heliport or aircraft landing field.
“Airport,” “heliport,” or “aircraft landing field” means any runway, landing area or other facility whether
publicly or privately owned or operated, and which is designed, used or intended to be used either by public
carriers or by private aircraft for landing and taking off of aircraft. This definition includes all necessary
taxiways, aircraft storage and tie-down areas, hangars and other necessary buildings and open spaces. This
definition does not include manufacturing, servicing or testing facilities located in the vicinity of any landing
area associated with the manufacturing or testing of commercial or military aircraft or activities associated
therewith. (Ord. 6838 § 1 (Exh. A), 2021; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.050 Airport elevation.
“Airport elevation” means the established elevation of the highest point on the usable landing area. (Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
18.04.060 Airport hazard.
“Airport hazard” means any structure, tree or use of land which obstructs the airspace required for, or is
otherwise hazardous to, the flight of aircraft in landing or taking off at the airport. (Ord. 6245 § 3, 2009; Ord.
4229 § 2, 1987.)
18.04.070 Airport landing area.
“Airport landing area” means the area of the airport used for the landing, taking off or taxiing of aircraft. (Ord.
6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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Chapter 18.04 ACC, Definitions Page 12 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.072 Airport manager.
Airport Manager. See definition in Chapter 12.56 ACC. (Ord. 6838 § 1 (Exh. A), 2021.)
18.04.080 Airport reference point.
“Airport reference point” means the point established as the approximate geographic center of the airport
landing area and so designated. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.090 Alley.
“Alley” means a public travel way or other public right-of-way under the jurisdiction and control of the city
and not designated for general travel and used primarily as a means of access to the rear of residential and/or
business establishments. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.100 Amusement device, mechanical.
“Mechanical amusement device” means any machine which, upon the insertion of a coin, slug, token, plate,
disk, monetary bill or credit card, may be operated by the public generally for use as a game, entertainment or
amusement, whether or not registering a score. It includes such devices as marble machines, pinball machines,
skill ball, mechanical grab machines, video games and all games, operations or transactions similar thereto
under whatever name they may be indicated to specify. “Mechanical amusement device” does not include pool
tables. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.105 Animal shelter, public.
“Animal shelter, public” means a facility that is used to temporarily house or contain stray, homeless,
abandoned or unwanted animals. The facility must be owned, operated, or maintained by one or more of the
following: an animal care and control agency; humane society, or society for the prevention of cruelty to
animals registered under Chapter 16.52 RCW, or another nonprofit organization devoted to the welfare,
protection, and humane treatment of animals, when such society or organization is then under contract with an
animal care and control agency. An animal shelter, public may provide supporting services, including medical
care. (Ord. 6407 § 2, 2012.)
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Chapter 18.04 ACC, Definitions Page 13 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.1100 Apartment Bbuilding.
“Apartment Building” means:
(a) A building containing seven or more attached dwelling units, including a building containing nonresidential
units if the building also contains seven or more attached dwelling units, but excluding the following classes of
buildings:
(i) Hotels and motels;
(ii) Dormitories;
(iii) Care facilities;
(iv) Floating homes;
(v) Middle Housing
(vi) A building that contains attached dwelling units that are each located on a single platted lot;
(vi) A building in which all of the dwelling units are held under one ownership and is subject to a
recorded irrevocable sale prohibition covenant;
(viii) A building with six or fewer units that is no more than three stories; and
(iv) A building with six or fewer units that is no more than three stories so long as one story is utilized
for parking, either above or below ground, or retail space.
18.04.115 Apiary.
“Apiary” (“apiaries”) means a place where honey bees (Apis mellifera) are kept; a collection of beehives.
“Beekeeping” is included under this definition. (Ord. 6600 § 1, 2016.)
18.04.120 Arcade.
“Arcade” means an entertainment venue featuring primarily video games, simulators, and/or other amusement
devices where persons under 21 years of age are not restricted. (Ord. 6642 § 14, 2017; Ord. 6245 § 3, 2009;
Ord. 4229 § 2, 1987.)
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. (Ord. 6560 § 2, 2015; Ord. 6245 § 3, 2009; Ord. 6140 § 1, 2007.)
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Chapter 18.04 ACC, Definitions Page 14 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.130 Automobile repair.
“Automobile repair” includes fixing, incidental body or fender work, painting, and upholstering, engine tune-
up, adjusting lights, installation/repair of electrical or electronic components, brakes, supplying and installing
replacement parts to passenger vehicles and trucks. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.140 Automobile service station. Repealed by Ord. 6433.
18.04.150 Automobile wrecking.
“Automobile wrecking” means the dismantling or disassembling of used motor vehicles or trailers, the storage,
sale or dumping of dismantled, obsolete, or wrecked vehicles or their parts, and the towing of such vehicles or
parts in connection with such activity. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.160 Automobile wrecking yard.
“Automobile wrecking yard” means any premises devoted to automobile wrecking. (Ord. 6245 § 3, 2009; Ord.
4229 § 2, 1987.)
18.04.170 Automobile, trailer, equipment sales area.
“Automobile, trailer and equipment sales area” means an open area, other than a street or alley, used for the
display, sale or rental of new or used automobiles, trucks, trailers or other equipment. (Ord. 6245 § 3, 2009;
Ord. 4229 § 2, 1987.)
18.04.171 Battery charging station.
“Battery charging station” means an electrical component assembly or cluster of component assemblies
designed specifically to charge batteries within electric vehicles, which meet or exceed any standards, codes,
and regulations set forth by Chapter 19.28 RCW and consistent with rules adopted under RCW 19.27.540.
(Ord. 6365 § 1, 2011.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.172 Battery electric vehicle (bev).
“Battery electric vehicle (BEV)” means any vehicle that operates exclusively on electrical energy from an off-
board source that is stored in the vehicle’s batteries, and produces zero tailpipe emissions or pollution when
stationary or operating. (Ord. 6365 § 1, 2011.)
18.04.173 Battery exchange station.
“Battery exchange station” means a fully automated facility that will enable an electric vehicle with a
swappable battery to enter a drive lane and exchange the depleted battery with a fully charged battery through
a fully automated process, which meets or exceeds any standards, codes, and regulations set forth by Chapter
19.27 RCW and consistent with rules adopted under RCW 19.27.540. (Ord. 6365 § 1, 2011.)
18.04.175 Bed and breakfast.
“Bed and breakfast” means a residential home maintained by an on-premises owner that provides no more than
six guest rooms which are used, rented, or hired out to guests to be occupied for sleeping purposes, and which
may also offer communal dining services. (Ord. 6245 § 3, 2009.)
18.04.180 Boardinghouse. Repealed by Ord. 6477.
18.04.185 Brew pub. Repealed by Ord. 6368.
18.04.190 Building.
“Building” means any structure having a roof supported by columns or walls used or intended to be used for
the shelter or enclosure of persons, animals or property of any kind. (Ord. 6245 § 3, 2009; Ord. 4229 § 2,
1987.)
18.04.192 Building and landscape materials sales.
“Building and landscape material sales” means a retail or wholesale establishment selling hardware, lumber
and other large building materials, plant materials, and other landscaping materials. (Ord. 6433 § 3, 2012.)
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Chapter 18.04 ACC, Definitions Page 16 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.194 Building contractor, heavy.
“Building contractor, heavy” means businesses relating to the heavy construction trades including but not
limited to: excavation work, highway and street construction; heavy construction, masonry and concrete work
and water well drilling. These types of businesses generally have heavy equipment that may be stored outside.
(Ord. 6433 § 4, 2012.)
18.04.195 Building contractor, light.
“Building contractor, light” means businesses relating to the building trades including but not limited to:
plumbing, heating, air conditioning; painting, paperhanging and decorating; electrical; carpentry and flooring;
roofing and sheet metal. These types of businesses generally do not have heavy equipment or building
materials stored outside. (Ord. 6433 § 5, 2012.)
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.)
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Chapter 18.04 ACC, Definitions Page 17 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.210 Building, main.
“Main building” means the principal building or buildings on a lot or building site designed or used to
accommodate the primary use to which the premises are devoted. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.220 Building official. Repealed by Ord. 6245.
18.04.230 Building site.
“Building site” means a parcel of land assigned to a use, to a main building, or to a main building and its
accessory buildings, together with all yards and open spaces required by this title. (Ord. 6245 § 3, 2009; Ord.
4229 § 2, 1987.)
18.04.235 Built green.
“Built green” means an environmental building program locally administered by the Master Builders
Association of King and Snohomish Counties which provides rating systems which quantify environmentally
friendly building practices for remodeling and new residential construction. The construction must qualify for
a minimum number of points in order to be certified as “built green.” Each building receives a one – to five-
star rating based on the builder’s ability to meet the sustainable design standards. (Ord. 6245 § 3, 2009; Ord.
6036 § 5, 2006.)
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. (Ord. 6433 § 6, 2012.)
18.04.236 Charging levels.
“Charging levels” means the standardized indicators of electrical force, or voltage, at which an electric
vehicle’s battery is recharged. The terms “1,” “2,” and “3” are the most common EV charging levels, and
include the following specifications:
A. Level 1 is considered slow charging.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
B. Level 2 is considered medium charging.
C. Level 3 is considered fast or rapid charging. (Ord. 6365 § 1, 2011.)
18.04.237 Chicken coop.
“Chicken coop” means a building for housing and weather protection for domestic fowl. The chicken coop is
treated as an accessory structure. (Ord. 6600 § 2, 2016.)
18.04.238 Chicken run.
“Chicken run” or “chicken pen” means an area enclosed by fencing or netting which may or may not be
connected to a coop within which domestic fowl can move about freely within a limited portion of the property
or site. (Ord. 6600 § 3, 2016.)
18.04.240 Commercial use.
“Commercial use” shall mean any activity or use of land which involves the buying, selling, processing or
improving of things not produced on the land and having financial gain as the primary aim of the activity or
use; whether or not such activity or use be for hire or on account of the buyer, seller, processor, or improver.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.245 Commercial vehicle.
“Commercial vehicle” means semi-truck tractors and/or semi-trailers (over 26,001 pounds gross vehicle weight
rating) used in any commercial enterprise. (Ord. 6245 § 3, 2009; Ord. 6019 § 1, 2006.)
18.04.246 Commercial recreation facility, indoor.
“Commercial recreation facility, indoor” means a private for-profit or nonprofit establishment offering
recreation or providing entertainment or games of skill to the general public for a fee or charge and wholly
enclosed in the building. Typical uses include athletic and health club, pool or billiard hall, indoor swimming
pool, bowling alley, skating rink or climbing gyms. (Ord. 6433 § 7, 2012.)
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Chapter 18.04 ACC, Definitions Page 19 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.247 Commercial recreation facility, outdoor.
“Commercial recreation facility, outdoor” means a private for-profit or nonprofit establishment offering
recreation or providing entertainment or games of skill to the general public for a fee or charge where any
portion of the activity takes place in the open, excluding public parks. Typical uses include: racetracks;
miniature golf; skateboard park; swimming and wading, therapeutic facilities; and tennis, handball, basketball
courts; batting cages, trampoline facilities. (Ord. 6433 § 8, 2012.)
18.04.248 Community retail establishment.
“Community retail establishment” means stores, shops and businesses either individually or in a shared space
setting serving a geographic area of the city that engage in merchandise sales. (Ord. 6433 § 9, 2012.)
18.04.249 Communal residence.
“Communal residence” is a business operated out of a single residential home without an owner occupant
residing therein, where the residential home, or portions thereof, is/are rented to more than one individual
through separate, unrelated lease or rental agreements. The fact that the individuals rent the residence or a
portion thereof through separate, unrelated lease or rental agreements shall be prima facie evidence that the
individuals are unrelated and do not meet the definition of “family” per ACC 18.04.360. Adult family homes,
foster care homes, group residence facilities, special needs housing, and supportive housing are not communal
residences. (Ord. 6560 § 3, 2015; Ord. 6477 § 10, 2013.)
18.04.250 Comprehensive plan.
“Comprehensive plan” means the comprehensive plan for the Auburn planning area, as now constituted, or
hereafter amended, or its successor. (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. (Ord. 6245 § 3,
2009; Ord. 6185 § 1, 2008; Ord. 4229 § 2, 1987.)
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Chapter 18.04 ACC, Definitions Page 20 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.265 Condominium.
“Condominium” means a form of ownership in which individuals purchase and own individual units in a
multi-unit complex and jointly own and share financial responsibility for certain common areas. Residential
condominiums in Middle Housing and multifamily buildings differ from apartments in that each unit is
individually owned, and any land in the project is owned in common by all householders. (Ord. 6245 § 3,
2009.)
18.04.270 Conforming use.
“Conforming use” means an activity the nature and type of which is permitted in the zone in which the
property on which it is established is located. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.280 Contract rezone. Repealed by Ord. 6245.
18.04.282 Convenience store.
“Convenience store” means a small retail establishment that offers convenience goods for sale, such as
prepackaged food items, beverages, tobacco, personal care items, and other household goods and often
characterized by 24 hours a day operations. These stores can be part of a fueling station or an independent
facility. (Ord. 6433 § 10, 2012.)
18.04.283 Crematorium.
“Crematorium” means a facility for the burning of corpses, human or animal, to ashes either as a principal use
or as an accessory use. Crematoriums do not include establishments where incinerators are used to dispose of
toxic or hazardous materials, infectious materials or narcotics. (Ord. 6433 § 11, 2012.)
18.04.285 Dangerous waste.
“Dangerous waste” means those solid wastes designated in WAC 173-303-070 through 173-303-103 as
dangerous waste. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
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Chapter 18.04 ACC, Definitions Page 21 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.290 Daycare center, nursery school, preschool.
“Daycare center,” “nursery school,” or “preschool” means any type of group daycare programs, for children or
adults, including nursery schools for children under minimum age for education in public schools, parent
cooperative nursery schools, playgroups for preschool children, covering afterschool care for school children,
and programs which provide organized learning and education experiences, provided such establishments are
licensed by the state and conducted in accordance with state requirements. For the purpose of this title the
following shall also apply to daycare center, nursery schools or preschools:
A. “Babysitting care” means a dwelling which provides occasional custodial care to children, for periods of
less than 24 hours, who do not reside within the residence of the person providing the care. Babysitting care is
not necessarily provided in exchange for compensation.
B. “Home based daycare” means a licensed daycare that regularly provides daycare for not more than 12
children or adults in the provider’s home in the family living quarters, for periods of less than 24 hours.
C. “Mini daycare center” means a place, other than the home of the provider, which provides regular
custodial care for one to 12 children, for periods of less than 24 hours.
D. “Daycare center” means a place, other than the home of the provider, which provides regular custodial
care for 12 or more children, for periods of less than 24 hours.
E. “Preschool/nursery school” means a place, other than the home of the provider, which provides regular
custodial care and/or organized learning and educational experiences for children. (Ord. 6245 § 3, 2009; Ord.
4705 § 2, 1994; Ord. 4229 § 2, 1987.)
18.04.294 Designated accessible space.
“Designated accessible space” means a required accessible parking space designated for the exclusive use of
parking vehicles with a state disabled parking permit, in accordance with WAC 51-50-005, the International
Building Code requirements for barrier-free accessibility. (Ord. 6365 § 1, 2011.)
18.04.295 Designated facility zone.
“Designated facility zone” means a zone in which hazardous waste treatment and storage facilities are allowed
uses, subject to the state siting criteria designated in Chapter 70.105 RCW. (Ord. 6245 § 3, 2009; Ord. 4294
§ 2, 1988.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.300 Density.
“Density” is a measure of population, housing units, or building area related to land area, and is expressed as a
ratio, e.g., units per acre or square feet of lot area per unit one dwelling unit per acre. See ACC 18.02.065 for
the methodology for calculating density. (Ord. 6661 § 2, 2018; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.301 Density, base.
“Base density” refers to the greatest number of dwelling units allowed without application of the bonus density
provisions of Chapter 18.25 or 18.49 ACC per land area in a specific zone expressed as a ratio. For example, in
a zone with a maximum density of four units per acre, the maximum number of housing units allowed on a
one-quarter-acre lot is one unit. (Ord. 6245 § 3, 2009.)
18.04.302 Density bonus.
“Density bonus” refers to residential units allowed in excess of the base density of a particular zone. Density
bonuses may be granted to residential developers within a certain distance of a high capacity transit stop,
inclusion of affordable housing, or in exchange for recognized public benefits pursuant to Chapter 18.02 and
Chapter 18.25 or 18.49 ACC. (Ord. 6245 § 3, 2009.)
18.04.303 Density, minimum.
“Minimum density” refers to the least number of dwelling units or lots allowed per land area in a specific zone,
expressed as a ratio. For example, in a zone with a minimum density of 12 units per acre, development of a
two-acre lot would require a minimum of 24 units. (Ord. 6245 § 3, 2009.)
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. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.318 Dripline.
“Dripline” means an area encircling the base of a tree, the minimum extent of which is delineated by a vertical
line extending from the outer limit of a tree’s branch tips down to the ground. (Ord. 6387 § 2, 2011.)
18.04.320 District. Repealed by Ord. 6245.
18.04.325 Domestic fowl and poultry.
“Domestic fowl and poultry” includes all species of chickens, turkeys, geese, ducks, pigeons or other fowl or
poultry of similar size and character. Roosters and peafowl are not included in this definition and are not
permitted. (Ord. 6600 § 6, 2016; Ord. 6369 § 5, 2011.)
18.04.330 Dwelling.
“Dwelling” means a building designed exclusively for residential purposes for occupancy by a person, family,
or unrelated group with one or more rooms for living and sleeping purposes, containing kitchen facilities and
rooms with internal accessibility, including single-familysingle-unit detached housing, middle housing,
apartments, two-family, multiple-family dwellings, and townhouse dwelling, and accessory dwelling units,s
but not including recreational vehicles, or hotels or motel units without kitchens. (Ord. 6565 § 1, 2015; Ord.
6477 § 3, 2013; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.340 Dwellings, types of.
“Types of dwellings” means:
A. Dwelling, Single-FamilySingle-Unit Detached. “Single-unit detached” dwellingfamily dwelling” means a
detached building, not connected to another 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-familysingle-unit detached dwelling if sited per ACC
18.31.050. This dwelling-type was previously called “Single Family” and is synonymous with “Single-unit
detached housing”.
B. Dwelling, 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,
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and containing two dwelling units.Middle Housing. “Middle Housing” dwellings” includes the following
housing types:
13. “Townhouse” means a detached structurebuildings that contains threewo or more attached single-
family dwelling units that extend from foundation to roof and that have a yard or public way on not
less than two sides, each with its own front and rear access to the outside.
2. “Duplex” means a detached structure consisting of two individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
3. “Triplex” means a detached structure consisting of three individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
4. “Fourplex” means a detached structure consisting of four individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
5. “Fiveplex” means a detached structure consisting of five individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
6. “Sixplex” means a detached structure consisting of six individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
732. “Stacked flat” , means dwelling units in a residential building of no more than three stories on a
lot in which each floor may be separately rented or owned. Duplexes and triplexes may be arranged as
stacked flats.
3. “Townhouse” means buildings that contain two or more attached single-family dwelling units that
extend from foundation to roof and that have a yard or public way on not less than two sides.
844. “Cottage housing”, means residential units on a lot with a common open space that either: (a) Is
owned in common; or (b) has units owned as condominium units with property owned in common and
a minimum of 20 percent of the lot size as open space. Courtyard housing standards in 18.25.050
apply to cottage housing. This definition of cottage housing does not apply to “guest cottages” of ACC
18.04.450.
59. "Courtyard apartments”. means a residential structure consisting of multiple attached side-by-
side and/or stacked dwelling units oriented around a yard or court on two or three sides.
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C. Dwelling, Multiple-FamilyApartment. “Multiple-family dwellingApartment” means a building means a
building designed for occupancy by three seven or more families or communal residences living independently
of each other, andeach other and containing seventhree or more dwelling units. Apartment units may be
located in a mixed-use development. This dwelling-type was previously called “Multiple-Family” dwellings.
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. (Ord. 6477 § 4,
2013; Ord. 6245 § 3, 2009; Ord. 6162 § 1, 2008; Ord. 4229 § 2, 1987.)
18.04.350 Dwelling unit.
“Dwelling unit” means one or more rooms designed for or occupied by one family or communal residence for
living or sleeping purposes and containing kitchen facilities. All rooms comprising a dwelling unit shall have
access through an interior door to other parts of the dwelling unit. An efficiency apartment, also known as a
studio apartment, constitutes a dwelling unit within the meaning of this title. (Ord. 6477 § 5, 2013; Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
18.04.351 Electric scooters and motorcycles.
“Electric scooters and motorcycles” means any two – or three-wheel vehicle or scooter or motorcycle under
state law that operates exclusively on electrical energy from an off-board source that is stored in the vehicle’s
batteries and produces zero emissions or pollution when stationary or operating. (Ord. 6365 § 1, 2011.)
18.04.352 Electric vehicle.
“Electric vehicle” means any vehicle that operates, either partially or exclusively, on electrical energy from the
grid, or an off-board source, that is stored on-board for motive purpose. “Electric vehicle” includes: (1) a
battery electric vehicle; (2) a plug-in hybrid electric vehicle; (3) a neighborhood electric vehicle; and (4) a
medium-speed electric vehicle. (Ord. 6365 § 1, 2011.)
18.04.353 Electric vehicle charging station.
“Electric vehicle charging station” means a public or private parking space that is served by battery charging
station equipment that has as its primary purpose the transfer of electric energy (by conductive or inductive
means) to a battery or other energy storage device in an electric vehicle. An electric vehicle charging station
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equipped with Level 1 or Level 2 charging equipment is permitted outright as an accessory use to any principal
use. (Ord. 6365 § 1, 2011.)
18.04.354 Electric vehicle charging station – Restricted.
“Electric vehicle charging station – restricted” means an electric vehicle charging station that is (1) privately
owned and restricted access (e.g., single-family home, executive parking, designated employee parking) or (2)
publicly owned and restricted (e.g., fleet parking with no access to the general public). (Ord. 6365 § 1, 2011.)
18.04.355 Extremely hazardous waste.
“Extremely hazardous waste” means those solid wastes designated in WAC 173-303-070 through 173-303-103
as extremely hazardous waste. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.356 Electric vehicle charging station – Public.
“Electric vehicle charging station – public” means an electric vehicle charging station that is (1) publicly
owned and publicly available (e.g., park and ride parking, public library parking lot, on-street parking) or (2)
privately owned and publicly available (e.g., shopping center parking, nonreserved parking in multifamily
parking lots). (Ord. 6365 § 1, 2011.)
18.04.357 Electric vehicle infrastructure.
“Electric vehicle infrastructure” means structures, machinery, and equipment necessary and integral to support
an electric vehicle, including battery charging stations, rapid charging stations, and battery exchange stations.
(Ord. 6365 § 1, 2011.)
18.04.358 Electric vehicle parking space.
“Electric vehicle parking space” means any marked parking space that identifies the use to be exclusively for
the parking of an electric vehicle. (Ord. 6365 § 1, 2011.)
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18.04.359 Emergency Housing
“Emergency housing” means temporary indoor accommodations for individuals or families who are homeless
or at imminent risk of becoming homeless that is intended to address the basic health, food, clothing, and
personal hygiene needs of individuals or families. Emergency housing may or may not require occupants to
enter into a lease or an occupancy agreement.
18.04.360 Emergency Shelter
“Emergency shelter” means a facility that provides a temporary shelter for individuals or families who are
currently homeless. Emergency shelter may not require occupants to enter into a lease or an occupancy
agreement. Emergency shelter facilities may include day and warming centers that do not provide overnight
accommodations.
18.04.36159 Entertainment, commercial.
“Entertainment, commercial” means spectator entertainment for commercial purposes. This use includes
theaters, concert halls, nightclubs, or comedy clubs, but does not include cabarets, licensed under ACC
5.20.130(B), and adult entertainment, licensed under Chapter 5.30 ACC. (Ord. 6433 § 12, 2012.)
18.04.3620 Family.
“Family” means a person living alone, two or more persons related by blood or marriage, or any other
analogous family union recognized under federal and/or state statute, as distinguished from a group occupying
a hotel, club, or communal residence. For the purposes of this definition, minors living with a parent shall not
be counted as part of the maximum number of residents. The purpose of defining family is to assist in the
regulation of occupancy standards within dwelling units and to define different types of structures; it is not
intended to interfere with the civil rights of individuals who establish relationships under the terms of state and
federal laws. (Ord. 6477 § 6, 2013; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.365 FAR Part 77 surfaces.
FAR Part 77 Surfaces. The Federal Aviation Administration’s Federal Aviation Regulations (FAR) Part 77
surfaces are the imaginary airspace surfaces established with any relation to each runway of an airport. There
are five types of surfaces: (A) primary, (B) approach, (C) transitional, (D) horizontal, and (E) conical. These
surfaces are above and around airports and require protection from potential obstructions that might interfere
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with airport traffic and potentially create a safety risk to aircraft occupants and persons on the ground. An
object or structure with an elevation higher than the FAR Part 77 surface elevation is considered to penetrate
the FAR Part 77 surfaces and constitutes an obstruction to navigable airspace. “Navigable airspace” is defined
by the FAA pursuant to CFR Title 14, Part 77, imaginary surfaces. (Ord. 6838 § 1 (Exh. A), 2021.)
18.04.370 Fence.
“Fence” means a masonry wall or a barrier generally composed of posts connected by boards, rails, panels, or
wire for the purpose of enclosing space, functional areas, or separating parcels of land. The term “fence” does
not include retaining walls or rockeries when a separate structure. The term also does not include hedges, trees,
or other natural growth. (Ord. 6884 § 1 (Exh. 1), 2022; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.371 Fence, opacity.
“Fence opacity” is the degree to which light or views are blocked. Opacity is measured perpendicular to the
fence for each fence section between supports.
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(Ord. 6884 § 1 (Exh. 1), 2022.)
18.04.372 Fence, screened.
“Screened fence” means a fence that is between 70 to 100 percent opaque, and provides a high degree of visual
buffering between two areas. A screened fence may consist of wood, vinyl, or metal. A chain link fence
interwoven with slats in every row or available space is considered a screened fence. (Ord. 6884 § 1 (Exh. 1),
2022; Ord. 6245 § 3, 2009.)
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18.04.373 Fence, visibility.
A fence that is 50 percent or less opaque is generally considered to provide visibility. (Ord. 6884 § 1 (Exh. 1),
2022.)
18.04.374 Fence, 100 percent sight-obscuring.
“One hundred percent sight-obscuring fence” means a fence that is 100 percent opaque, completely obstructs
view between two areas or completely obstructs view between two adjoining uses. A sight-obscuring fence
shall be constructed of solid wood, metal, concrete, or other appropriate material which totally conceals the
subject use from adjoining uses. (Ord. 6884 § 1 (Exh. 1), 2022; Ord. 6245 § 3, 2009.)
18.04.376 Retaining wall.
“Retaining wall” means a structure designed and constructed to hold soil, earth, or like material in place, or to
resist lateral pressure of materials to create or maintain a change in ground elevation. Such walls can be of
various types including gravity, cantilevered, anchored, or piling walls and can be comprised of various
materials including concrete, stone, or masonry units. The term “retaining wall” does not include fences. (Ord.
6884 § 1 (Exh. 1), 2022.)
18.04.380 Floor area.
“Floor area” means total floor area within the walls of all buildings on a lot or building site, except for the
spaces therein devoted to vents, shafts and light courts and except for the area devoted exclusively to loading
and unloading facilities and to parking of motor vehicles. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.390 Foster care home.
“Foster care home” means a home which provides regular care for up to four developmentally disabled adults,
or up to four adults who are recipients of state or federal financial assistance services, or up to four foster
children under the age of 18, or up to three expectant mothers in a residential structure of the person or persons
under whose direct care and supervision the people are placed. A foster care home is not a communal
residence. (Ord. 6560 § 4, 2015; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.395 Fueling station.
“Fueling station” means a retail business selling gasoline or other motor vehicle fuels primarily to passenger
vehicles. Includes alternative fuels and recharging facilities which are commercial facilities offering motor
vehicle fuels not customarily offered by commercial refueling stations (e.g., liquid propane gas) as well as
equipment to recharge electric powered vehicles. This classification includes customary incidental activities
when performed in conjunction with the sale of fuel, such as vehicle maintenance and repair, vehicle washing,
and electric vehicle battery swap-out, but excludes body and fender work or repair of heavy trucks or vehicles.
(Ord. 6433 § 13, 2012.)
18.04.400 Garage or carport, residential.
“Residential garage or carport” means a building or a portion of a building principally used for vehicular
equipment such as automobiles, boats, etc., in which only motor vehicles used by the tenants of the building or
buildings on the premises are stored or kept. (Ord. 6245 § 3, 2009; Ord. 4304 § 1(1), 1988; Ord. 4229 § 2,
1987.)
18.04.410 Garage, commercial.
“Commercial garage” means any garage not a residential garage, and which is used for storage, repair, rental,
servicing or supplying of gasoline or oil to motor vehicles. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.411 Golf course.
See ACC 18.04.746, Private country clubs and golf courses, excluding driving ranges. (Ord. 6245 § 3, 2009.)
18.04.412 Governmental facilities.
“Governmental facilities” means facilities of any unit of city, county, state, federal, or special district
government. Types of facilities include community centers, vehicle and driver licensing offices, public works
maintenance and operations facilities, courts of law, school support facilities, and other types of city, county,
state, school district, special district, or federal facilities. This definition excludes jails, municipal parks, transit
facilities, sewage treatment plants, schools, municipally owned airports, libraries, and utility facilities and
substations as defined in this chapter. (Ord. 6245 § 3, 2009.)
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18.04.420 Grade.
“Grade” means the average of the finished ground level at the center of all exterior walls of a building. In case
walls are within five feet of a public sidewalk, alley or other public way, the grade shall be the elevation of the
sidewalk, alley or public way. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.425 Green building practices.
“Green building practices” (as defined by the U.S. Green Building Council, Leadership in Energy and
Environmental Design [LEED] Program) means practices that conserve resources, use recycled content
materials, maximize energy efficiency, and otherwise consider environmental, economic, and social benefits in
the design and construction of a building project. See ACC 18.04.525 for more information on LEED. (Ord.
6245 § 3, 2009; Ord. 6036 § 6, 2006.)
18.04.430 Gross floor area.
“Gross floor area” includes all floor area within the exterior walls of the building including area in halls,
storage, and partitions, but excluding furnace and similar utility space used solely to maintain the building for
occupancy. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.440 Group residence facility.
“Group residence facility” means a facility licensed by the state and operated with full-time supervision for
housing resident persons who, by reason of their mental or physical disability, addiction to drugs or alcohol, or
family and social adjustment problems, require a transitional nonmedical treatment program for rehabilitation
and social readjustment. For the purposes of this title, a nonmedical treatment program consists of counseling,
vocational guidance, training, group therapy and other similar rehabilitative services but does not include drug
and/or alcohol detoxification. Monitoring the taking of prescription medication shall be permitted. The use of
medication by any resident shall be incidental to that person’s residence in the facility and shall not be a
criterion for residence in the facility. This definition does not include residential dwellings which meet all
other requirements of this title, that provide programs related to this definition or which provide services of a
nursing home as defined by ACC 18.04.660. A group residence facility is not a communal residence. (Ord.
6560 § 5, 2015; Ord. 6245 § 3, 2009; Ord. 4590 § 2 (Exh. A), 1992; Ord. 4304 § 1(2), 1988; Ord. 4229 § 2,
1987.)
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18.04.445 Growth Center
“Growth Centers” are walkable, pedestrian-oriented, compact, areas of the city and are the basis for achieving
neighborhoods where residents can meet more of their everyday needs within an easy walk of their home.
They are complete neighborhoods with commercial development (grocery stores, restaurants, markets, shops,
etc.), housing options, a variety of employment types, open space and parks, and other public gathering places.
They are located adjacent to the public transit network. Growth Centers allow for a mix of commercial and
residential uses in vertical or horizontal configurations, with the central core of a Growth Center.
18.04.450 Guest cottage.
“Guest cottage” means an accessory, detached building with bathroom, living and sleeping areas without
any kitchen facilities designed for and used to house transient visitors or nonpaying guests of the occupants of
the main dwelling. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.452 Hazardous material.
“Hazardous material” means a substance or materials in a quantity or form that may pose an unreasonable risk
to health, safety or property when stored, transported or used in commerce. For specific definitions of
hazardous materials see Code of Federal Regulations, Title 49, as amended; the International Fire Code, as
amended; and the Valley Regional Fire Authority General Hazardous Materials Guidelines, as amended. (Ord.
6245 § 3, 2009; Ord. 4294 § 2, 1988; Ord. 4229 § 2, 1987.)
18.04.453 Hazardous substance.
“Hazardous substance” means any liquid, solid, gas or sludge, including any material, substance, product,
commodity or waste, regardless of quantity, that exhibits any of the characteristics or criteria of hazardous
waste as defined by Chapter 713-303 WAC. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.454 Hazardous substance processing or handling.
“Hazardous waste processing or handling” means the use, storage, manufacture, production or other land use
activity involving hazardous substances. Hazardous substances processing and handling activities do not
include individually packaged household consumer products or quantities of hazardous substances of less than
five gallons in volume per container. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
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18.04.455 Hazardous waste.
“Hazardous waste” means and includes all dangerous (see ACC 18.04.285) and extremely hazardous waste
(see ACC 18.04.355). (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.456 Hazardous waste storage.
“Hazardous waste storage” means the holding of hazardous waste for a temporary period. Accumulation of
waste on the site of generation is not storage as long as the storage complies with applicable requirements of
Chapter 173-303 WAC. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.457 Hazardous waste treatment.
“Hazardous waste treatment” means the physical, chemical or biological processing of dangerous waste to
make such wastes nondangerous or less dangerous, safer for transport, or amenable for energy or material
resource recovery. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.458 Hazardous waste treatment and storage facility, off-site.
“Off-site hazardous waste treatment and storage facility” means the treatment and storage of hazardous wastes
from generators on properties other than that on which the off-site facility is located. (Ord. 6245 § 3, 2009;
Ord. 4294 § 2, 1988.)
18.04.459 Hazardous waste treatment and storage facility, on-site.
“On-site hazardous waste treatment and storage facility” means the treatment and storage of hazardous wastes
generated on the same site. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.460 Home occupation.
“Home occupation” means any activity undertaken for gain or profit and carried on in a dwelling, or building
accessory to a dwelling. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.465 Homeless encampment.
“Homeless encampment” means an emergency homeless encampment hosted by a church or other
organization, which provides temporary housing to homeless persons. (Ord. 6245 § 3, 2009; Ord. 6014 § 2,
2006.)
18.04.466 Horse riding, commercial.
“Commercial horse riding” means a land use established for the purpose of providing equestrian trails or other
facilities for riding and keeping horses for a fee. This use includes bridle trails. (Ord. 6245 § 3, 2009.)
18.04.470 Hospital.
“Hospital” means an institution specializing in giving clinical, temporary and emergency services of a medical
or surgical nature to human patients and which is licensed by state law to provide facilities including overnight
accommodations and services in surgery, obstetrics and general medical practice. This definition does not
include small animal hospitals or clinics, or veterinary clinics, as defined in ACC 18.04.480. (Ord. 6245 § 3,
2009; Ord. 4229 § 2, 1987.)
18.04.480 Hospital or clinic, small animal.
“Small animal hospital or clinic” means an establishment in which veterinary medical services and/or clipping,
bathing and similar services are rendered to dogs, cats and other small animals and domestic pets, not
including kennels. This definition does not include hospitals as defined in ACC 18.04.470. (Ord. 6245 § 3,
2009; Ord. 4304 § 1(3), 1988; Ord. 4229 § 2, 1987.)
18.04.485 Host agency.
“Host agency” means the owner of the property, being a religious institution or other organization, that joins a
sponsoring agency in an application for a temporary use permit for providing basic services and support to
homeless encampment residents, such as hot meals, coordination of other needed donations and services, etc.
(Ord. 6245 § 3, 2009; Ord. 6014 § 3, 2006.)
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18.04.490 Hotel.
“Hotel” means any building containing six or more guest rooms intended or designed to be used, or which are
used, rented, or hired out to be occupied, or which are occupied for sleeping purposes by guests, and includes
additional amenities such as banquet halls and meeting facilities. Hotels include but are not limited to motels
and extended stay hotel accommodations. Hotels do not include renting of rooms, boardinghouses, or bed and
breakfast accommodations. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.495 Household pet.
Recodified to ACC 18.04.823by Ord. 6600. (Ord. 6369 § 1, 2011; Ord. 6245 § 3, 2009; Ord. 5777 § 1, 2003;
Ord. 4229 § 2, 1987. Formerly 18.04.720.)
18.04.496 Housing rehabilitation.
“Housing rehabilitation” means the renovation of an existing housing unit for the purpose of preserving
existing housing stock, often as a means to provide affordable housing within an established residential
neighborhood. See Chapter 18.49 ACC. (Ord. 6245 § 3, 2009.)
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. (Ord. 6245 § 3, 2009.)
18.04.498 Incidental.
“Incidental” means reasonably related, as determined by the planning director. One use is incidental to another
when it is reasonably related to another (i.e., a garage is incidental to the single-family dwelling unit). (Ord.
6245 § 3, 2009.)
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18.04.499 Intensity.
“Intensity” refers to the level of development or activity on a site, in terms of both the nature of uses and the
concentration of those uses as indicated by residential density (dwelling units per acre) or floor area ratio. For
example, a site with a mixed-use complex with a commercial retail component and a high density multifamily
residential component would display a higher level of intensity than the same sized property with a low
density, single-family residential development. (Ord. 6245 § 3, 2009.)
18.04.500 Junkyard.
“Junkyard” includes automobile wrecking yards and salvage yards or any premises devoted wholly or in part
to the storage, buying or selling of, or otherwise handling or dealing in, old rags, sacks, bottles, cans, papers,
metal, rubber or other articles commonly known as junk. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.510 Kennel.
“Kennel” means a place where four or more adult dogs or cats or any combination thereof are kept, whether by
owners of the dogs or cats or by persons providing facilities and care, whether or not for compensation, but not
including a small animal hospital or clinic. An “adult dog or cat” is one of either sex, altered or unaltered, that
has reached the age of four months. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.515 Kitchen.
“Kitchen” means any room or portion of a room designed to be used for cooking or the preparation of food,
having a kitchen-type sink and provisions available for an installed gas or electric stove or range. (Ord. 6245
§ 3, 2009; Ord. 4304 § 1(4), 1988.)
18.04.520 Landscaping.
“Landscaping” means vegetative cover including shrubs, trees, flowers, seeded lawn or sod, ivy and other
similar plant material. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.522 Reserved.
Reserved. (Ord. 6245 § 3, 2009; Ord. 5354 § 2, 2000.)
18.04.523 Large domestic animal.
“Large domestic animal” means horses, ponies, donkeys, cows, standard size goats, llamas, oxen, standard size
pigs, and other similar sized animals. (Ord. 6600 § 4, 2016.)
18.04.525 Leadership in energy and environmental design (leed).
“Leadership in energy and environmental design (LEED)” means a national standard for developing high-
performance, sustainable buildings. (Ord. 6245 § 3, 2009; Ord. 6036 § 7, 2006.)
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:and includes a
complete dwelling unit and working space reserved for and regularly used by one or more occupants of the
dwelling unit. Within a live/work unit the “work” component of a live/work unit is secondary to its residential
use. Live/work units are allowed within mixed-use developments.
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. (Ord. 6433
§ 14, 2012.)
18.04.530 Lot.
“Lot” is defined in ACC 17.04.200. (Ord. 6245 § 3, 2009; Ord. 5170 § 1, 1998; Ord. 4229 § 2, 1987.)
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18.04.540 Lot area.
“Lot area” means the total horizontal area within the boundary lines of a lot; however, the area contained in
access easements, tracts or panhandles shall not be included in the lot area or any other lot size computation.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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 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.
(Ord. 6245 § 3, 2009; Ord. 4705 § 2, 1994; Ord. 4229 § 2, 1987.)
18.04.560 Lot dimensions.
A. “Lot depth” means:
1. If the front and rear lines are parallel, the shortest distance between such lines;
2. If the front and rear lines are not parallel, the distance between the midpoint of the front lot line and
the midpoint of the rear lot line. See Figure 18.04.560(A).
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B. “Lot width” means the horizontal distance between the lot side lines measured at right angles to the line
comprising the depth of the lot at a point midway between the lot front line and the lot rear line. See Figure
18.04.560(B).
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.570 Lot lines.
“Lot lines” means the lines bounding the lot. For purposes of establishing a setback line for a lot, “lot lines”
shall also mean the limits of a private street, when such a street is located on the lot. See Figures 18.04.570(A)
and (B).
A. Front Lot Line.
1. For an interior lot, the front lot line shall be that lot line which abuts the street right-of-way.
2. For a corner lot, the front lot line shall be that lot line which abuts a street right-of-way and bests
conforms to the pattern of existing site development and/or the pattern of adjacent development, as
determined by the planning director.
3. For a through lot, the front lot line shall be that lot line which abuts a nonarterial street or from which
primary access is provided.
B. Rear Lot Line. The line opposite, most distant and most parallel with the front lot line. For a biangular or
gore-shaped lot, a line 10 feet in length within the lot and farthest removed from the front lot line and at right
angles to the line comprising the depth of the lot shall be used as the rear lot line.
C. Side Lot Line. All lot lines which do not qualify as a rear or front lot line.
D. Panhandle Lot Lines. For a panhandle lot, the lot lines shall be approved by the planning director. The lot
lines shall be most consistent with the adjoining lot lines and shall take into consideration any unique physical
characteristics of the property.
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Figure 18.04.570(A). Lot Lines
Figure 18.04.570(B). Lot Dimensions and Lot Lines for Gore-Shaped Lots
(Ord. 6245 § 3, 2009; Ord. 6031 § 1, 2006; Ord. 4503 § 1, 1991; Ord. 4229 § 2, 1987.)
18.04.580 Lot of record.
“Lot of record” is defined in ACC 17.04.220. (Ord. 6245 § 3, 2009; Ord. 5170 § 1, 1998; Ord. 4503 § 1, 1991;
Ord. 4229 § 2, 1987.)
18.04.590 Lot types.
A. “Corner lot” means a lot situated at the intersection of two or more streets.
B. “Interior lot” means a lot that is neither a corner or through lot.
C. “Through lot” means a lot other than a corner lot which abuts two streets.
D. “Panhandle lot” means a lot accessed from the abutting street by a narrow corridor of land within the same
lot.
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The area within the panhandle access shall not be included in any lot size calculation including lot area, lot
width, lot depth or lot coverage.
No buildings shall be erected within the panhandle access.
See ACC 17.10.120 for development standards for panhandle lots. See Figure 18.04.590.
Figure 18.04.590. Lot Types
(Ord. 6245 § 3, 2009; Ord. 5543 § 1, 2001; Ord. 4503 § 1, 1991; Ord. 4229 § 2, 1987.)
18.04.595 Low impact development.
“Low impact development” means a stormwater management and land development strategy that emphasizes
conservation and use of on-site natural features integrated with engineered, small-scale hydrologic controls to
more closely mimic pre-development hydrology. The goal is to prevent measurable harm to streams, lakes,
wetlands, and other natural aquatic systems from commercial, residential or industrial development sites. (Ord.
6245 § 3, 2009; Ord. 6036 § 8, 2006.)
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18.04.597 Major transit stop.
A “major transit stop” means:
(a) A stop on a high capacity transportation system funded or expanded under the provisions of
chapter 81.104 RCW;
(b) Commuter rail stops;
(c) Stops on rail or fixed guideway systems; or
(d) Stops on bus rapid transit routes.
18.04.600 Manufactured home.
“Manufactured home” means a single-family dwelling which:
A. Is comprised of at least two fully enclosed parallel sections each of not less than 12 feet wide by 36 feet
long;
B. Was originally constructed with and now has a composition or wood shake or shingle, coated metal, or
similar roof of nominal 3:12 pitch; and
C. Has exterior siding similar in appearance to siding materials commonly used on site-built single-family
homes built in accordance with the International Building Code (IBC).
This definition does not include a mobile home as defined by ACC 18.04.630 or a recreational vehicle as
defined by ACC 18.04.780. A manufactured home may be considered a single-family dwelling if sited per
ACC 18.31.050. (Ord. 6245 § 3, 2009; Ord. 6162 § 2, 2008; Ord. 4350 § 2, 1989; Ord. 4229 § 2, 1987.)
18.04.610 Manufactured home community.
“Manufactured home community” means an area of not less than five acres designed to accommodate
individual manufactured homes within the approved community boundaries. (Ord. 6245 § 3, 2009; Ord. 4229
§ 2, 1987.)
18.04.612 Manufacturing, assembling and packaging – Heavy intensity.
“Manufacturing, assembling and packaging – heavy intensity” means a facility accommodating manufacturing
processes that involve and/or produce basic metals, building materials, chemicals, fabricated metals, paper
products, machinery, textiles, and/or transportation equipment, where the intensity, scale, and/or characteristics
of operation and materials used have the potential to result in externalities or effects on surrounding land uses
or the community. Examples of heavy intensity manufacturing uses include, but are not limited to, chemical
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products manufacturing, paving and roofing materials manufacturing and glass products manufacturing. (Ord.
6433 § 15, 2012.)
18.04.614 Manufacturing, assembling and packaging – Light intensity.
“Manufacturing, assembling and packaging – light intensity” means a facility accommodating manufacturing
processes involving and/or producing: apparel; food and beverage products; electronic, optical, and
instrumentation products; ice; jewelry; and musical instruments. Light manufacturing also includes other
establishments engaged in the assembly, fabrication, and conversion of already processed raw materials into
products, where the intensity, scale, and/or characteristics of operation and materials used are unlikely to result
in externalities or effects on surrounding land uses or the community because they can be controlled within the
building. Examples of light intensity manufacturing uses include, but are not limited to, clothing and fabric
product manufacturing and food and beverage products. (Ord. 6433 § 16, 2012.)
18.04.616 Manufacturing, assembling and packaging – Medium intensity.
“Manufacturing, assembling and packaging – medium intensity” means a facility accommodating
manufacturing processes that involve and/or produce building materials, fabricated metal products, machinery,
and/or transportation equipment, where the intensity, scale, and/or characteristics of operation and materials
used are greater than those classified under “Manufacturing, assembling and packaging – light intensity,” but
where externalities or effects on surrounding land uses or the community can typically be reduced or avoided
when appropriately located and developed. Examples of medium intensity manufacturing uses include lumber
and wood product manufacturing and stone and cut stone product manufacturing. (Ord. 6433 § 17, 2012.)
18.04.617 Medium domestic animal.
“Medium domestic animal” means potbelly pigs, miniature goats, miniature horses, and other similar sized
animals that are larger than a small domestic animal and smaller than a large domestic animal. (Ord. 6600 § 5,
2016.)
18.04.619 Medium-speed electric vehicle.
“Medium-speed electric vehicle” means a self-propelled, electrically powered four-wheeled motor vehicle,
equipped with a roll cage or crush-proof body design, whose speed attainable in one mile is more than 25 miles
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per hour but not more than 35 miles per hour and otherwise meets or exceeds the federal regulations set forth
in 49 CFR 571.500. (Ord. 6365 § 1, 2011.)
18.04.620 Medical-dental clinic.
“Medical-dental clinic” means an establishment for treatment of outpatients, and providing no overnight care
for patients. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.621 Middle Housing.
"Middle housing" means buildings that are compatible in scale, form, and character with single-unit detached
dwellings and contain two or more attached, stacked, or clustered homes including duplexes, triplexes,
fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments, cottage housing, and
accessory dwelling units.
18.04.622 Miniature goat.
“Miniature goats” include species of goats commonly known as pygmy (Capra hircus hircus pygmy) or
Nigerian dwarf (Capra hircus hircus nigerian dwarf). (Ord. 6600 § 7, 2016; Ord. 6369 § 6, 2011.)
18.04.623 Microbrewery or a small craft brewery.
“Microbrewery or a small craft brewery” means a production facility that manufactures beer. A microbrewery
may sell beer of its own production at retail for on – and off-premises consumption, and may act as a
distributor for beer of its own production. (Ord. 6368 § 2, 2011.)
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, along with residential uses. Mixed-use development may be vertically oriented in
one or more buildings, or horizontally distributed on a development site. When horizontally distributed, the
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different uses may be constructed concurrently and 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. (Ord. 6644 § 1,
2017; Ord. 6253 § 2, 2009.)
18.04.630 Mobile home.
“Mobile home” means a factory-constructed residential unit with its own independent sanitary facilities, that is
intended for year-round occupancy, and is composed of one or more major components which are mobile in
that they can be supported by wheels attached to their own integral frame or structure and towed by an
attachment to that frame or structure over the public highway under license or by special permit. This
definition does not include a manufactured home as defined by ACC 18.04.600 or a recreational vehicle as
defined by ACC 18.04.780. (Ord. 6245 § 3, 2009; Ord. 6162 § 3, 2008; Ord. 4350 § 2, 1989; Ord. 4229 § 2,
1987.)
18.04.635 Motor freight terminal.
“Motor freight terminal” means a facility with more than one dock per 5,000 square feet of warehouse, storage,
or related use and used for either (A) the loading, unloading, dispensing, receiving, interchanging, gathering, or
otherwise physically handling freight for shipment or (B) any other location at which freight is exchanged by
motor carriers between vehicles. This includes but is not limited to cross-dock operations and does not include
a package delivery service. Excludes buildings with six or fewer loading docks. (Ord. 6433 § 18, 2012.)
18.04.640 Motel.
“Motel” or “motor hotel” means a group of buildings containing individual sleeping or living units, designed
for use by automobile tourists or transients, with garage attached or parking space conveniently located to each
unit. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.641 Multimodal transportation corridor.
“Multimodal transportation corridor” refers to a transportation route that accommodates and contains facilities
for more than a single form or mode of transportation. Multimodal corridors provide opportunities for travel by
automobile, transit, and nonmotorized transportation and include relevant infrastructure improvements, such as
dedicated bicycle lanes, sidewalks, and transit stations and shelters. (Ord. 6245 § 3, 2009.)
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18.04.642 Municipal park.
“Municipal park” means a parcel or tract of land provided by a unit of government to meet the active and/or
passive recreational needs of people. This definition includes associated playgrounds and active recreation
areas. (Ord. 6245 § 3, 2009.)
18.04.643 Museum.
“Museum” is a cultural facility established and used for the education and enjoyment of the public through
exhibits and displays of historical, cultural, or other related subjects. (Ord. 6245 § 3, 2009.)
18.04.643.1 Neighborhood electric vehicle.
“Neighborhood electric vehicle” means a self-propelled, electrically powered four-wheeled motor vehicle
whose speed attainable in one mile is more than 20 miles per hour and not more than 25 miles per hour and
conforms to federal regulations under 49 CFR 571.500. (Ord. 6433 § 1, 2012; Ord. 6365 § 1, 2011. Formerly
18.04.643A.)
Code reviser’s note: Ordinance 6365 adds these provisions as Section 18.04.643. The section has been
renumbered to avoid duplication of numbering.
18.04.644 Neighborhood recreation buildings.
“Neighborhood recreation buildings” means facilities owned and managed by a neighborhood homeowners’
association for recreational and community gatherings. (Ord. 6245 § 3, 2009.)
18.04.644.1 Neighborhood retail establishment.
“Neighborhood retail establishment” means stores and shops serving the immediate surrounding neighborhood
in which they are located, including but not limited to a beauty shop, laundry and dry cleaning, sales of retail
goods and such others of a similar nature. (Ord. 6433 § 19, 2012.)
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18.04.645 Neighborhood services.
“Neighborhood services” as listed herein are intended to include commercial establishments that provide goods
and services that are considered to be basic to the needs of a local neighborhood, and the provision of which
would typically be primarily within the local market area. For the purposes of Chapter 18.49 ACC,
neighborhood services establishments include: bakery and pastry shops (products made must be sold at retail
on the premises); produce markets; retail grocery stores; delicatessens, restaurants or sandwich shops, limited
to a seating area of 25 seats; hardware stores; retail banks or bank branches; pharmacies; daycare facilities; or
other services subject to the approval of the planning director. See Chapter 18.49 ACC. (Ord. 6245 § 3, 2009.)
18.04.648 Net density.
“Net density” is a measure of the net site area as defined in ACC 18.02.065. (Ord. 6245 § 3, 2009.)
18.04.649 Nonelectric vehicle.
“Nonelectric vehicle” means any motor vehicle that does not meet the definition of “electric vehicle.” (Ord.
6365 § 1, 2011.)
18.04.650 Nonconforming use.
“Nonconforming use” means a use which when commenced, complied with use regulations applicable at the
time when such use was commenced, and which does not conform to the existing use regulations of the zone
where the use is now being conducted or carried on. The term “nonconforming use” shall be applicable to uses
of buildings, structures, and land. This definition does not include those uses existing in the zone, prior to the
adoption of this title, which would now require an administrative or conditional use permit to operate in the
zone. Any expansion of the space, volume or area of the use would then require an administrative or
conditional use permit as this title may require. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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 their 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
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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. (Ord. 6560 § 6, 2015; Ord. 6245 § 3, 2009; Ord. 4304 § 1(5),
1988; Ord. 4229 § 2, 1987.)
18.04.670 Occupancy.
“Occupancy” means the purpose for which a building is used or intended to be used. The term shall also
include the building or room housing such use. Change of occupancy is not intended to include change of
tenants or proprietors. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.672 Outdoor sales.
“Outdoor sales” means an open area used for the display, sale, or rental of goods and/or materials that are
actively marketed and readily available for general public consumption. This does not include storage areas of
materials that are sold elsewhere on the premises or junkyards as defined by ACC 18.04.500. (Ord. 6245 § 3,
2009; Ord. 4229 § 2, 1987.)
18.04.676 Outdoor storage.
“Outdoor storage” means the keeping of materials, supplies, equipment, machinery and vehicles which are not
currently licensed or capable to operate on public streets or highways, in an open, uncovered yard or nonwalled
buildings. This definition includes junkyards as defined by ACC 18.04.500, but excludes outdoor sales as
defined by ACC 18.04.672. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.676.1 Overlay zone.
“Overlay zone” is supplemental to the underlying zoning district and may establish additional or stricter
standards and criteria for properties in addition to those of the underlying zoning district. (Ord. 6838 § 1 (Exh.
A), 2021.)
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18.04.677 Owner occupied unit.
“Owner occupied unit” means a dwelling unit in which the owner resides on a regular, permanent basis. (Ord.
6477 § 11, 2013.)
18.04.678 Panoram or peepshow. Repealed by Ord. 5835.
18.04.680 Parking area.
“Parking area” includes an off-street parking area together with driveways and the access to a public street.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.690 Parking space or stall.
A. parking space” is any off-street space intended for the use of vehicular parking with ingress or egress to
the space which is easily identifiable. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.692 Parking structure.
“Parking structure” means a single or multi-level structure intended for the use of vehicular parking, as
opposed to an uncovered surface parking lot. This definition includes both stand-alone parking garages and
structured parking as incorporated into a building, the primary purpose of which is not parking (i.e., rooftop or
basement parking areas). (Ord. 6245 § 3, 2009.)
18.04.694 Permanent Supportive Housing.
“Permanent Supportive Housing” is subsidized, leased housing with no limit on length of stay that prioritizes
people who need comprehensive support services to retain tenancy and utilizes admissions practices designed
to use lower barriers to entry than would be typical for other subsidized or unsubsidized rental housing,
especially related to rental history, criminal history, and personal behaviors. Permanent supportive housing is
paired with on-site or off-site voluntary services designed to support a person living with a complex and
disabling behavioral health or physical health condition who was experiencing homelessness or was at
imminent risk of homelessness prior to moving into housing to retain their housing and be a successful tenant
in a housing arrangement, improve the resident's health status, and connect the resident of the housing with
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community-based health care, treatment, or employment services. Permanent supportive housing is subject to
all of the rights and responsibilities defined in chapter 59.18 RCW.
18.04.696 Permitted use.
“Permitted use” means a land use that is allowed outright within a zone. (Ord. 6245 § 3, 2009.)
18.04.700 Person.
“Person” means natural person, joint venture, joint stock company, partnership, association, club, company,
corporation, business, trust, organization, or the manager, lessee, agent, servant, officer or employee of any of
them. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.710 Personal service shop.
“Personal service shop” means premises devoted to hair styling, cutting or permanents, manicurists, custom
tailoring, and similar related uses. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.730 Planning commission.
“Planning commission” means that body created by Chapter 2.45 ACC. (Ord. 6245 § 3, 2009; Ord. 4229 § 2,
1987.)
18.04.740 Planning director.
“Planning director” means the director of the Auburn department of planning and development, or its
successor, unless otherwise specified. (Ord. 6287 § 2, 2010; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.741 Plug-in hybrid electric vehicle (PHEV).
“Plug-in hybrid electric vehicle (PHEV)” means an electric vehicle that (1) contains an internal combustion
engine and also allows power to be delivered to drive wheels by an electric motor; (2) charges its battery
primarily by connecting to the grid or other off-board electrical source; (3) may additionally be able to sustain
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battery charge using an on-board internal-combustion-driven generator; and (4) has the ability to travel
powered by electricity. (Ord. 6365 § 1, 2011.)
18.04.742 Potbelly pig.
Miniature “potbelly pigs” are that type of swine commonly known as Vietnamese, Chinese, or Asian potbelly
pig (Sus scrofa bittatus). (Ord. 6369 § 7, 2011.)
18.04.744 Prerelease facility.
“Prerelease facility” has the same meaning as “work release facility” for the purposes of this title. See ACC
18.04.914. (Ord. 6245 § 3, 2009; Ord. 4590 § 3 (Exh. B), 1992.)
18.04.745 Print and copy shop.
“Print and copy shop” means a facility for the custom reproduction of written or graphic materials on a custom
order basis for individuals or businesses. Typical processes include, but are not limited to, photocopying,
blueprint, facsimile sending and receiving, and including offset printing. (Ord. 6433 § 20, 2012.)
18.04.746 Private country clubs and golf courses, excluding driving ranges.
“Private country club and golf course, excluding driving range” means an area designed and used for playing
golf, including all accessory uses incidental to the operation of the facility. This definition may include private
country clubs or golf courses open to the general public. This definition excludes other outdoor recreational
facilities such as driving ranges, municipal parks, or commercial horse riding and bridle trails. (Ord. 6245 § 3,
2009.)
18.04.748 Privately owned and operated parks and playgrounds.
“Privately owned and operated park and playground” means a parcel or tract of land provided by a private
entity to meet the active and/or passive recreational needs of people. This definition includes associated
playgrounds and active recreation areas. This use excludes municipal parks. (Ord. 6245 § 3, 2009.)
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18.04.750 Professional offices.
“Professional offices” means offices maintained and used as places of business conducted by persons
engagedprofessionals including in health services for human beings, such as doctors and dentists, and by
engineers, attorneys, realtors, architects, accountants, clerical, and other recognized general office and medical
occupations. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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. (Ord. 6269 § 2, 2009; Ord. 6245 § 3, 2009.)
18.04.754 Public art.
“Public art” refers to works of art, regardless of medium, that are primarily designed for, and presented in, the
public domain, including work displayed in common areas of publicly accessible buildings. (Ord. 6245 § 3,
2009.)
18.04.756 Public recreational amenity.
“Public recreational amenity” is any recreational facility that is incorporated into a development for public use
including but not limited to children’s playgrounds, tennis, basketball, or other sport courts or fields. (Ord.
6245 § 3, 2009.)
18.04.760 Public use.
“Public use” means a use operated exclusively by a public body, such use having the purpose of serving the
public health, safety, or general welfare, and including uses such as public schools, parks, playgrounds, and
administrative and service facilities. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.770 Quasi-public use.
“Quasi-public use” means a use operated by a private nonprofit educational, religious, recreational, charitable,
or medical institution having the purpose primarily of serving the general public, and including uses such as
churches, private schools and universities, community, youth and senior citizen recreational facilities, private
hospitals, and the like. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.779 Rapid charging station.
“Rapid charging station” means an industrial grade electrical outlet that allows for faster recharging of electric
vehicle batteries through higher power levels and that meets or exceeds any standards, codes, and regulations
set forth by Chapter 19.28 RCW and consistent with rules adopted under RCW 19.27.540. (Ord. 6365 § 1,
2011.)
18.04.780 Recreational vehicle, camping trailer, travel trailer, motor home and truck camper.
“Recreational vehicle,” “camping trailer,” “travel trailer,” “motor home” and “truck camper” mean vehicular-
type units primarily designed as temporary living quarters for recreational, camping or travel use, with or
without motive power, being of such size or weight as not to require a special highway movement permit and
licensed by the state as a recreational vehicle. (Ord. 6245 § 3, 2009; Ord. 4350 § 2, 1989; Ord. 4229 § 2,
1987.)
18.04.790 Recreational vehicle park.
“Recreational vehicle park” means a parcel of land designed and improved to accommodate two or more
recreational vehicles on a temporary basis. Spaces are typically rented for overnight use, not to exceed 120
days. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.791 Regional retail establishment.
“Regional retail establishment” means a large-scale retail establishment intended to serve customers within and
outside the city. A regional retailer may accommodate a wide range of retail commodities (e.g., apparel and
accessories, consumer electronics, hardware, building materials, sporting goods and automotive supplies).
(Ord. 6433 § 21, 2012.)
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18.04.792 Religious institution.
“Religious institution” means an establishment that provides religious worship, religious services or religious
ceremonies as its principal use with the sanctuary or principal place of worship contained within a principal
building. Incidental and accessory uses that include chapels or subordinate places of worship, school rooms,
daycares, classrooms, kitchens, library rooms or reading rooms, recreation halls or offices are permitted in the
principal building or in separate buildings. Caretaker’s quarters or living quarters for employees are also
permissible as an accessory use. The following incidental and accessory uses to a religious institution are not
permitted unless allowed under a valid temporary use permit issued pursuant to ACC 18.46A.070: (A)
facilities for training of religious orders; (B) nonemployee rooms for rent, boarding rooms or similar facilities;
or (C) public showers or other public health services. (Ord. 6245 § 3, 2009; Ord. 6014 § 1, 2006; Ord. 5550
§ 1, 2001.)
18.04.794 Renting of rooms.
“Renting of rooms” means the provision of rooms for lodging purposes to not more than two persons in
addition to the owner occupied unit, and/or family who lives in the residence. (Ord. 6477 § 7, 2013; Ord. 6245
§ 3, 2009.)
18.04.796 Repair services – Equipment, appliances.
“Repair services – equipment, appliances” means repair of products, not to include vehicles or heavy
equipment. These uses include consumer repair services for individuals and households for items such as
household appliances, musical instruments, cameras, household electronic equipment, and similar uses. (Ord.
6433 § 22, 2012.)
18.04.800 Residence.
“Residence” means a building or structure, or portion thereof, which is designed for and used to provide a
place of abode for human beings, but not including hotels or motel units having no kitchens. The term
“residence” includes the term “residential” as referring to the type of, or intended use of a building or a
structure. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.804 Restaurant, full-service.
“Full-service restaurant” means a public eating place that is used, maintained, advertised and held out to the
public as a place that has a full dinner and/or lunch menu serving full course meals, daily prepared in its own
kitchen, that are typically served at a table or counter. Food prepared to go or for take-out is allowed as an
accessory use as long as the same menu and kitchen are used as for the full-service restaurant. This definition
excludes fast food, drive-in types of restaurants, which have characteristics including but not limited to a drive-
through window, counter-only service and no waiters or waitresses.
A. full-service restaurant may serve alcoholic beverages that are incidental and complementary to the serving
of food. A full-service restaurant may contain a lounge where the primary function is the sale, serving and
consumption of alcoholic beverages, but the size of this lounge may not exceed 30 percent of the total gross
floor area of the establishment. Any eating place that serves alcoholic beverages and does not meet the
requirements of this definition will be considered a tavern as defined by ACC 18.04.895. (Ord. 6245 § 3, 2009;
Ord. 5382 § 1, 2000. Formerly 18.04.805.)
18.04.805 Right-of-way.
“Right-of-way” is property in which the city has any form of ownership or title and which is held for public
purposes as provided for under ACC Title 12 and the city design and construction standards. (Ord. 6245 § 3,
2009.)
18.04.806 Schools, elementary and middle/junior high.
“Schools, elementary and middle/junior high” are institutions of learning offering instruction in the several
branches of learning and study required by the education code of the state of Washington in grades
kindergarten through nine, including associated meeting rooms, auditoriums and athletic facilities. (Ord. 6245
§ 3, 2009.)
18.04.807 Schools, secondary or high school.
“Schools, secondary or high school” are institutions of learning offering instruction in the several branches of
learning and study required by the education code of the state of Washington in grades nine through 12,
including associated meeting rooms, auditoriums and athletic facilities. (Ord. 6245 § 3, 2009.)
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18.04.808 Secure community transition facility.
“Secure community transition facility” means a residential facility for persons civilly committed under Chapter
71.09 RCW, Sexually Violent Predators, who are conditionally released under said chapter to a less restrictive
alternative (to total confinement or imprisonment). A secure community transition facility has supervision and
security, and either provides or ensures the provision of sex offender treatment services. Secure community
transition facilities include but are not limited to the facilities established pursuant to RCW 71.09.250 and any
community-based facilities established under this chapter and operated by or under contract with the
Washington State Department of Social and Health Services. (Ord. 6245 § 3, 2009; Ord. 5690 § 3, 2002.)
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. (Ord. 6245 § 3, 2009.)
18.04.810 Setback.
“Setback” means the distance between a lot line and the corresponding parallel setback line. (Ord. 6245 § 3,
2009.)
18.04.811 Setback area.
“Setback area” means that area of a lot bounded on opposite sides by a lot line and the corresponding setback
line that is unoccupied and unobstructed from the ground upward unless specifically permitted in this title. See
Figure 18.04.811.
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(Ord. 6245 § 3, 2009.)
18.04.812 Setback, front.
“Front setback” means the distance between a front lot line and the corresponding parallel setback line. (Ord.
6245 § 3, 2009.)
18.04.813 Setback, rear.
“Rear setback” means the distance between a rear lot line and the corresponding parallel setback line. (Ord.
6245 § 3, 2009.)
18.04.814 Setback, side.
“Side setback” means the distance between a side lot line and the corresponding parallel setback line. (Ord.
6245 § 3, 2009.)
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18.04.815 Setback line.
“Setback line” means a line which defines a setback as required by this title, which is parallel to but other than
a lot line, between which no building, structure, or portion thereof shall be permitted, erected, constructed, or
placed unless specifically permitted by this title. (Ord. 6245 § 3, 2009.)
18.04.816 Shop.
“Shop” means a small retail establishment or a department in a large one offering a specified line of goods or
services. (Ord. 6433 § 23, 2012.)
18.04.818 Shopping center.
“Shopping center” means a series of unified commercial establishments which provide retail, business,
entertainment or professional services, share the same parking facilities and contain in excess of 100,000
square feet of gross floor area. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987. Formerly 18.04.810.)
18.04.820 Sign.
“Sign” means any visual communication device, structure, or fixture which is visible from any right-of-way
intended to aid the business establishment in question in promoting the sale of a product, goods or service
using graphics, symbols or written copy. It shall be restricted solely to graphics, symbols or written copy that
is meant to be used in the aforementioned way. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.821 Site.
“Site” is an area comprised of one or more legally created lots or parcels used for a development proposal in
order to calculate compliance with the standards and regulations of this title. (Ord. 6245 § 3, 2009.)
18.04.822 Site area.
“Site area” is the total horizontal area of a project site. (Ord. 6245 § 3, 2009.)
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18.04.823 Small domestic animal.
“Small domestic animal” means a domesticated animal of ordinary species that lives, or is commonly known
to be capable of living, within the confines of a residence such as dogs, cats, common rabbits, ferrets, or other
similar sized animals. Other indoor animals weighing less than 10 pounds, such as, but not limited to, caged
birds, small rodents, fish, and nonvenomous reptiles or amphibians, and not kept for commercial purposes, are
not regulated under this title. Any endangered or exotic species are prohibited. (Ord. 6600 § 8, 2016; Ord.
6369 § 1, 2011; Ord. 6245 § 3, 2009; Ord. 5777 § 1, 2003; Ord. 4229 § 2, 1987. Formerly 18.04.495.)
18.04.824 Social and service organizations.
“Social and service organizations” refers to incorporated or unincorporated nongovernmental or private
associations of persons organized for social, education, literary or charitable purposes. This definition also
includes community meeting halls, philanthropic institutions, private clubs, fraternal or nonprofit
organizations, and social service organizations. This definition excludes religious institutions and government
facilities. (Ord. 6245 § 3, 2009.)
18.04.825 Solid waste.
“Solid waste” means all putrescible and nonputrescible solid and semisolid wastes including, but not limited
to, garbage, rubbish, ashes, industrial wastes, swill, demolition and construction wastes, abandoned vehicles or
parts thereof, and discarded commodities. (Ord. 6245 § 3, 2009; Ord. 4262 § 1, 1988. Formerly 18.04.023.)
18.04.826 Solid waste processing facility.
“Solid waste processing facility” means the management, collection, transportation, temporary storage,
treatment, utilization, and processing of solid wastes by means of pyrolysis, refuse-derived fuel, or mass
incineration within an enclosed structure. These processes may include source separation and recovery of
recyclable materials from solid wastes, the recovery of energy resources from such wastes or the conversion of
the energy in such wastes to more useful forms or combinations thereof. This definition refers to citywide or
regional scale operations and does not include solid waste handling which is accessory to an individual
principal use. (Ord. 6245 § 3, 2009; Ord. 4262 § 1, 1988. Formerly 18.04.025.)
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18.04.827 Special events.
“Special events” means incidental use of a facility, which use is otherwise allowed or permitted in the zoning
district, as a venue for hire for social gatherings. Special events do not include marketing or promotional
events that are part of the normal operation of an agricultural enterprise or winery and directly related to
products sourced from that operation. (Ord. 6363 § 1, 2011.)
18.04.828 Sponsoring agency.
“Sponsoring agency” means an organization that joins in an application with a host agency for a temporary use
permit and assumes responsibility for providing basic services and support to homeless encampment residents,
such as hot meals, coordination of other needed donations and services, etc. (Ord. 6245 § 3, 2009; Ord. 6014
§ 4, 2006.)
18.04.829 Store.
“Store” means a business establishment where usually diversified goods are kept for retail sale. (Ord. 6433
§ 24, 2012.)
18.04.830 Specified anatomical areas. Repealed by Ord. 5835.
18.04.835 Special needs housing.
“Special needs housing” is housing that meets the definition of nursing home, group home, or other housing
that meets the needs of special populations that need assistance or special accommodation in housing. See
Chapter 18.49 ACC. Special needs housing is not a communal residence. (Ord. 6560 § 7, 2015; Ord. 6245 § 3,
2009.)
18.04.840 Specified sexual activities. Repealed by Ord. 5835.
18.04.850 Reserved.
Reserved. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.855 Small craft distillery.
“Small craft distillery” means a production facility that manufactures distilled spirits that can contract distilled
spirits for, and sell distilled spirits to, holders of distillery licenses, manufacturer’s licenses and grower’s
licenses. (Ord. 6368 § 3, 2011.)
18.04.860 Story.
“Story” means that portion of a building, included between the surface of any floor and the surface of the floor
next above it, or if there is no floor above it, then the space between the floor and the ceiling next above it. If
the finished floor level directly above a usable or unused under-floor space is more than six feet above grade as
defined in this chapter for more than 50 percent of the total perimeter or is more than 12 feet above grade as
defined in this chapter at any point, such usable or unused underfloor space shall be considered as a story.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.870 Street, private.
“Private street” means any street which is not a public street. For the purposes of this title a private street will
be considered as being a public street for determining setback provisions only. Driveways which are not part of
an easement, tract, alley or street shall not be considered a street. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.880 Street, public.
“Public street” is defined in ACC 17.04.370. (Ord. 6245 § 3, 2009; Ord. 4304 § 1(6), 1988; Ord. 4229 § 2,
1987.)
18.04.890 Structure.
“Structure” is that which is built or constructed, an edifice or building of any kind, or any piece of work
artificially built up or composed of parts joined together in some definite manner, except benches, statuary,
planter boxes less than 42 inches in height, and fences 72 inches or under in height, or paved areas. (Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.891 Supportive housing.
“Supportive housing” means a multiple-family dwelling owned or sponsored by a nonprofit corporation or
government entity, designed for occupancy by individual adults that are either (A) homeless or at risk of
homelessness; (B) are experiencing a disability that presents barriers to employment and housing stability; or
(C) generally require structured supportive services to be successful living in the community; is permitted at a
greater unit density than otherwise allowed within a particular zone; and is intended to provide long-term,
rather than transitional, housing. Long-term housing is approximately longer than two years, whereas
transitional housing is no more than two years. Supportive housing is not a communal residence. (Ord. 6560
§ 8, 2015; Ord. 6245 § 3, 2009; Ord. 6167 § 1, 2008.)
18.04.892 Sustainable design.
“Sustainable design” means design in which the impact of a building on the environment will be minimal over
the lifetime of that building. Structures should incorporate the principles of energy and resource efficiency,
practical applications of waste reduction and pollution prevention, good indoor air quality and natural light to
promote occupant health and productivity, and transportation efficiency in design and construction, during use
and reuse. (Ord. 6245 § 3, 2009; Ord. 6036 § 9, 2006.)
18.04.894 Tasting room.
“Tasting room” means a location separate from, or on the same site as, the production/manufacturing site, that
allows customers to taste samples of wine, beer, or other alcoholic beverage and has a state of Washington
issued liquor license to operate a tasting room. In addition to sampling of alcoholic beverages, a tasting room
may include retail sales for off-premises consumption. (Ord. 6368 § 4, 2011; Ord. 6363 § 1, 2011.)
18.04.895 Tavern.
“Tavern” means an establishment operated primarily for the sale of wine, beer or other alcoholic beverages
that may or may not include the service of food as an accessory use. (Ord. 6245 § 3, 2009; Ord. 5382 § 1,
2000.)
18.04.896 Transmitting tower.
“Transmitting tower” means any freestanding structure whose primary purpose is the transmission and/or
reception of radio signals for personal or hobby purposes. (Ord. 6245 § 3, 2009.)
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18.04.897 Unclassified use.
“Unclassified use” means a land use which does not appear in a list of permitted, conditionally permitted, or
accessory uses, but which is interpreted by the planning director as similar to a listed permitted, conditionally
permitted or accessory use, and not otherwise prohibited, pursuant to ACC 18.02.120. (Ord. 6245 § 3, 2009.)
18.04.900 Use.
“Use” means an activity or purpose for which land or premises or a building thereon is designed, arranged,
intended, or for which it is occupied or maintained, let or leased. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.901 Utility facilities and substations.
“Utility facility and substation” is any utility facility or substation that is not included in ACC 18.02.040(E).
(Ord. 6245 § 3, 2009.)
18.04.910 Variance.
“Variance” means an adjustment in the application of the specific regulations of this title to a particular piece
of property. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.911 Walking distance.
“Walking distance” means an area without physical space impediments for a walkable pathway without ADA
obstruction..
18.04.912.1 Wine production facility.
“Wine production facility” means a production facility that manufactures wine. A wine production facility may
sell wine of its own production at retail for on – and off-premises consumption, and may act as a distributor for
wine of its own production. (Ord. 6368 § 5, 2011.)
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18.04.9112.1 Winery.
“Winery” means a facility licensed as a domestic winery under RCW 66.04.010 where fruit or other
ingredients are processed (i.e., crushed, fermented, blended, aged, and/or stored, bottled) and may include as
incidental and/or accessory to the principal use a tasting room, food and beverage service, places of
public/private assembly and/or retail sales area. (Ord. 6433 § 2, 2012; Ord. 6363 § 1, 2011. Formerly
18.04.911A.)
Code reviser’s note: Ordinance 6363 adds these provisions as Section 18.04.911. The section has been
renumbered to avoid duplication of numbering.
18.04.912 Wireless communications.
A. “Alternative tower structure” means manmade trees, clock towers, bell steeples, light poles, buildings, and
similar alternative design mounting structures that are compatible with the natural setting and surrounding
structures, and camouflage or conceal the presence of antennas or towers so as to make them architecturally
compatible with the surrounding area pursuant to this title. This term also includes any antenna or antenna
array attached to an alternative tower structure. A stand-alone pole that that accommodates small wireless
facilities is considered an alternative tower structure to the extent it meets the concealment standards of this
code.
B. “Antenna” means any device used to transmit and/or receive radio or electromagnetic waves such as, but
not limited to, panel antennas, reflecting discs, microwave dishes, whip antennas, directional and
nondirectional antennas consisting of one or more elements, multiple antenna configurations, or other similar
devices and configurations, and exterior apparatus designed for telephone, radio, or television communications
through the sending and/or receiving of wireless communications signals.
C. “Attached wireless communications facility” means a wireless communications facility that is affixed to an
existing structure other than a tower. Examples of attached wireless communications facilities include antennas
affixed to or erected upon existing buildings, water tanks, or other existing structures or replacement structures
(such as in the case of a replacement stadium/ballfield light pole or a parking lot light standard).
D. “Base station” means the structure or equipment at a fixed location that enables wireless communications,
licensed or authorized by the FCC, between user equipment and a communications network. By way of
example, a building, ballfield structure or a utility pole becomes a base station once wireless facilities are
permitted and attached. The term does not encompass a wireless communications tower as defined in this title
or any equipment associated with a wireless communications tower.
E. “Concealment” or “concealment design techniques” means that a wireless communications facility is
concealed or utilizes concealment when any measures are used in the design and siting of wireless
communications facilities intended to make the facility look like something other than a wireless tower or base
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station. For example, a wireless communications facility site utilizes concealment design techniques when it
(1) is integrated in an outdoor fixture such as a flagpole, or (2) uses a design which mimics and is consistent
with the nearby natural or architectural features (such as an artificial tree), or (3) is incorporated into
(including, without limitation, being attached to the exterior of such facilities and painted to match it, such as a
belvedere or a dormer), or replaces existing permitted facilities (including, without limitation, freestanding
light standards) so that the presence of the wireless communications facility is not readily apparent. The terms
do not include fencing and landscape screening that is used to enhance visual compatibility at ground level.
F. “Carrier” means a company providing wireless communications services, also referred to as a wireless
service provider.
G. “Co-location” means: (1) mounting or installing a WCF on a preexisting structure, and/or (2) modifying a
structure for the purpose of mounting or installing a WCF on that structure. Provided that, for purposes of
eligible facilities requests, “co-location” means the mounting or installation of transmission equipment on an
eligible support structure for the purpose of transmitting and/or receiving radio frequency signals for
communications purposes.
H. “Eligible facilities request (EFR)” means any request for modification of an existing wireless
communications tower or base station that was previously authorized by the local permitting jurisdiction and
that does not substantially change, as defined in this section, the physical dimensions of such wireless
communications tower or base station from the original authorization involving: (1) co-location of new
transmission equipment, (2) removal of transmission equipment, or (3) replacement of transmission
equipment.
I. “Eligible support structure means an existing wireless communications tower or base station as defined in
this title and that has proposed alterations that meet the standards of an eligible facilities request.
J. “Equipment facility” means a structure used to contain ancillary equipment for a WCF which may include
cabinets, shelters, an addition to an existing structure, pedestals and other similar structures.
K. “Emergency wireless communications facility (EWCF)” means any structure not entirely within an
enclosed building or vehicle, including antennas, guy wires, microwave dishes or horns, structures or towers to
support receiving and/or transmitting devices, accessory buildings, i.e., equipment storage buildings, energy
power generating housing, and the leased or owned property surrounding the wireless communications tower
and any access or utility easements, that is used for the transmission or reception of electromagnetic waves for
emergency communication purposes, operated by a local public agency responsible for providing emergency
services.
L. “Existing” means a constructed tower or base station if it has been reviewed and approved under the
applicable zoning or siting process, or under another state or local regulatory review process; provided, that a
tower that has not been reviewed and approved because it was not in a zoned area when it was built, but was
lawfully constructed, is existing for purposes of this definition.
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M. “Microcells” are small wireless facilities consisting of an antenna that is either: (1) no more than four feet
in height and with an area of not more than 580 square inches; or (2) if a tubular antenna, no more than four
inches in diameter and no more than six feet in height.
N. “Monopole” means a single, freestanding pole-type structure supporting one or more antennas.
O. “Separation” means minimum distance required by city regulation between the base of towers.
P. “Site” for purposes of this chapter means, for wireless communications towers other than wireless
communications towers in the public way, the current boundaries of the leased or owned property surrounding
the wireless communications tower and any access or utility easements currently related to the site, and, for
other eligible support structures, further restricted to that area in proximity to the structure and to other
transmission equipment already deployed on the ground. The current boundaries of a site are the boundaries
that existed as of the date that the original support structure or a modification to that structure was last
reviewed and approved by a state or local government, if the approval of the modification occurred prior to
February 22, 2012, or otherwise outside of the Spectrum Act’s Section 6409(a) process.
Q. “Small wireless facilities” shall mean the definition contained in Chapter 20.14 ACC, including
microcells, and may be permitted either within or outside of the public way, in accordance with applicable law.
R. “Substantial change” for purposes of this chapter means a modification that alters the physical dimensions
of an eligible support structure if, after the modification, the structure meets any of the following criteria:
1. For towers other than towers in the public way, it increases the height of the tower by more than 10
percent or by the height of one additional antenna array with separation from the top of nearest existing
antenna to the bottom of the new antenna, not to exceed 20 feet, whichever is greater; for other eligible
support structures, it increases the height of the structure by more than 10 percent or more than 10 feet,
whichever is greater;
2. For towers other than towers in the public way, it involves adding an appurtenance to the body of the
tower that would protrude from the edge of the tower more than 20 feet, or more than the width of the
tower structure at the level of the appurtenance, whichever is greater; for other eligible support structures,
it involves adding an appurtenance to the body of the structure that would protrude from the edge of the
structure by more than six feet;
3. For any eligible support structure, it involves installation of more than the standard number of new
equipment cabinets for the technology involved, but not to exceed four cabinets; or, for base stations, it
involves installation of any new equipment cabinets on the ground if there are no preexisting ground
cabinets associated with the structure, or else involves installation of ground cabinets that are more than
10 percent larger in height or overall volume than any other ground cabinets associated with the structure;
4. It entails any excavation or deployment outside the current site as that term is defined in this section
except that, for towers other than towers in the public way, it entails any excavation or deployment of
transmission equipment outside of the current site by more than 30 feet in any direction. The site
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boundary from which the 30 feet is measured excludes any access or utility easements currently related to
the site;
5. It would defeat the concealment elements of the eligible support structure; or
6. It does not comply with conditions associated with the original approval of the construction or
modification of the eligible support structure or base station equipment, unless noncompliance is only in a
manner that would exceed the thresholds identified in subsections (R)(1) through (4) of this section.
For purposes of determining whether a substantial change exists, changes in height are measured from the
original support structure as it existed at the time the first eligible facilities request was approved for that
structure in cases where facilities are or will be separated horizontally; in other circumstances, changes in
height are measured from the dimensions of the wireless communications tower or base station, inclusive of
originally approved appurtenances and any modifications that were approved prior to February 22, 2012.
S. “Support structure” means a structure designed to support WCFs including, but not limited to, towers,
alternative tower structures, replacement poles, and other freestanding self-supporting pole structures.
T. “Toll” and “tolling” mean to delay, suspend or hold off on the imposition of a deadline, statute of
limitations or time limit.
U. “Tower” means any structure that is designed and constructed primarily for the purpose of supporting one
or more antennas for telephone, radio, and similar communication purposes, including self-supporting lattice
towers, guyed towers, or monopole towers. The term includes radio and television transmission towers,
microwave towers, common-carrier towers, cellular telephone towers, alternative tower structures, and the like.
The term includes the structure and any support thereto.
V. “Wireless communications” means the provision of any personal wireless service, as defined in the
Telecommunications Act of 1996, as amended, or wireless information services provided to the public or to
such classes of users as to be effectively available directly to the public via licensed or unlicensed frequencies;
or wireless utility monitoring and control services.
W. “Wireless communications facility (WCF)” means a facility used to provide personal wireless services as
defined at 47 U.S.C. Section 332(c)(7)(C); or wireless information services provided to the public or to such
classes of users as to be effectively available directly to the public via licensed or unlicensed frequencies; or
wireless utility monitoring and control services. A WCF does not include a facility entirely enclosed within a
permitted building where the installation does not require a modification of the exterior of the building; nor
does it include an accessory wireless communications antenna, used for serving that building only and that is
otherwise permitted under other provisions of the ACC. A WCF includes an antenna or antennas, including,
without limitation, directional, omni-directional and parabolic antennas, support equipment, alternative tower
structures, and wireless communications towers. It does not include the support structure to which the WCF or
its components are attached if the use of such structures for WCFs is not the primary use. The term does not
include mobile transmitting devices used by wireless service subscribers, such as vehicle or hand-held radios
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
or telephones and their associated transmitting antennas, nor does it include other facilities specifically
exempted from the coverage of this title. (Ord. 6799 § 4 (Exh. D), 2020; Ord. 6716 § 1 (Exh. A), 2019; Ord.
6245 § 3, 2009; Ord. 5777 § 1, 2003; Ord. 5645 § 1, 2002; Ord. 5020 § 1, 1997.)
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:includes a
complete dwelling unit and working space reserved for and regularly used by one or more occupants of the
dwelling unit. Within a work/live unit the “work” component is the primary use, to which the residential use is
secondary. While the work component of a live/work unit is secondary to its residential use. Work/live units
are allowed within mixed-use developments.
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. (Ord. 6433 § 25, 2012.)
18.04.914 Work release facility.
“Work release facility” means a residential alternative to imprisonment, including work/training release and
prerelease programs which are under the supervision of a court, federal, state or local agency. This definition
excludes at-home electronic surveillance. (Ord. 6245 § 3, 2009; Ord. 4590 § 4 (Exh. C), 1992.)
18.04.920 Yard.
See ACC 18.04.811, Setback area. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.930 Yard, front.
See ACC 18.04.812, Setback, front. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
Page 99 of 1253
Chapter 18.04 ACC, Definitions Page 71 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.940 Yard, rear.
See ACC 18.04.813, Setback, rear. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.950 Yard, side.
See ACC 18.04.814, Setback, side. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.954 Youth community support facility.
“Youth community support facility” means a building, or a group of buildings within a campus setting, owned
and operated by a nonprofit corporation or government entity that provides supportive services to children and
young adults (under the age of 26) and families (with a child or young adult under the age of 26), who are
homeless, at risk of homelessness, at risk of exploitation, experiencing a disability that presents barriers to
employment and housing stability; or generally require structured supportive services to be successful living in
the community; by providing counseling and case management, transitional housing (housing for no more than
two years), temporary housing (i.e., limited to overnight stay), and daytime drop-in services (e.g., meals,
showers, counseling, etc.). This definition does not include facilities providing housing for criminal justice,
parole, or probation programs. Youth community support facilities are not stand-alone “supportive housing” or
“communal residences.” (Ord. 6688 § 1 (Exh. 1), 2018.)
18.04.960 Zone.
“Zone” means an area accurately defined as to boundaries and location on an official map to which a uniform
set of regulations applies controlling the types and intensities of land uses, as set forth in this title. (Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
18.04.1001 Child care center.
“Child care center” means an entity that regularly provides child day care and early learning services for a
group of children for periods of less than 24 hours licensed by the Washington State Department of Early
Learning under Chapter 170-295 WAC. (Ord. 6642 § 15, 2017.)
Page 100 of 1253
Chapter 18.04 ACC, Definitions Page 72 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.1005 Marijuana or marihuana.
“Marijuana” or “marihuana” means all parts of the plant Cannabis, whether growing or not, with a THC
concentration greater than 0.3 percent on a dry weight basis; the seeds thereof; the resin extracted from any
part of the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its
seeds or resin. The term does not include the mature stalks of the plant, fiber produced from the stalks, oil or
cake made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or
preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized seed
of the plant which is incapable of germination. (Ord. 6642 § 16, 2017.)
18.04.1007 Marijuana cooperative.
“Marijuana cooperative” means up to four qualifying patients, as defined by RCW 69.51A.010(19), who share
responsibility for acquiring and supplying the resources needed to produce and process marijuana, including
tetrahydrocannabinols or cannabimimetic agents, only for the medical use of members of the cooperative and
not for profit. (Ord. 6642 § 17, 2017.)
18.04.1009 Marijuana-infused products.
“Marijuana-infused products” means products that contain marijuana or marijuana extracts and are intended
for human use. The term “marijuana-infused products” does not include usable marijuana. (Ord. 6642 § 18,
2017.)
18.04.1011 Marijuana processor.
“Marijuana processor” means any person or entity licensed by the Washington State Liquor and Cannabis
Board to process, package, and label marijuana concentrates, including tetrahydrocannabinols or
cannabimimetic agents, in accordance with the provisions of Chapters 65.50 and 69.51A RCW and Chapter
314-55 WAC. (Ord. 6642 § 19, 2017.)
18.04.1013 Marijuana producer.
“Marijuana producer” means any person or entity licensed by the Washington State Liquor and Cannabis
Board to produce marijuana, including tetrahydrocannabinols or cannabimimetic agents, for wholesale to
marijuana processors and other marijuana producers pursuant to RCW 69.50.325. (Ord. 6642 § 20, 2017.)
Page 101 of 1253
Chapter 18.04 ACC, Definitions Page 73 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.1015 Marijuana related business.
“Marijuana related business” means a person or entity engaged in for-profit activity that includes the
possession, cultivation, production, processing, distribution, dispensation, or sale of tetrahydrocannabinols or
cannabimimetic agents, as defined by the Controlled Substances Act, codified at 21 USC Section 812,
including marijuana retailers, marijuana processors, and marijuana producers, as defined herein. (Ord. 6642
§ 21, 2017.)
18.04.1017 Marijuana retailer.
“Marijuana retailer” means any person or entity established for the purpose of making marijuana concentrates,
usable marijuana and marijuana-infused products, including tetrahydrocannabinols or cannabimimetic agents,
available for sale to adults aged 21 and over. (Ord. 6642 § 22, 2017.)
18.04.1019 Marijuana researcher.
“Marijuana researcher” is a position licensed by the Washington State Liquor and Cannabis Board that permits
a licensee to produce, process, and possess marijuana for the limited research purposes set forth in RCW
69.50.372. (Ord. 6642 § 23, 2017.)
18.04.1021 Marijuana transporter.
“Marijuana transporter” is a position licensed by the Washington State Liquor and Cannabis Board pursuant to
WAC 314-55-310 that allows a licensee to physically transport or deliver marijuana, marijuana concentrates,
and marijuana-infused products between licensed marijuana businesses within Washington State. (Ord. 6642
§ 24, 2017.)
18.04.1023 Public or private park.
“Public or private park” means an area of land for the enjoyment of the public or private parties, having
facilities for rest and/or recreation, such as a baseball diamond or basketball court, owned and/or managed by a
private for-profit entity, a nonprofit entity, a homeowners’ association, city, county, state, federal government,
sovereign nation or metropolitan park district. Public park does not include trails. (Ord. 6642 § 25, 2017.)
Page 102 of 1253
Chapter 18.04 ACC, Definitions Page 74 of 74
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.1025 Public or private playground.
“Public or private playground” means a public or private outdoor recreation area for children, usually equipped
with swings, slides, and other playground equipment, owned and/or managed by a private business, a nonprofit
entity, city, county, state, or federal government or sovereign nation. (Ord. 6642 § 26, 2017.)
18.04.1027 Public or private recreational center.
“Public or private recreation center or facility” means a supervised center that provides a broad range of
activities and events intended primarily for use by persons under 21 years of age, owned and/or managed by a
private business, charitable nonprofit organization, sovereign nation, city, county, state, or federal government.
(Ord. 6642 § 27, 2017.)
18.04.1029 Public transit center.
“Public transit center” means a facility located outside of the public right-of-way that is owned and managed
by a transit agency or city, county, state, or federal government for the express purpose of staging people and
vehicles where several bus or other transit routes converge. They serve as efficient hubs to allow bus riders
from various locations to assemble at a central point to take advantage of express trips or other route to route
transfers. (Ord. 6642 § 28, 2017.)
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should contact the
city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Code Publishing Company, A General Code Company
Page 103 of 1253
Chapter 18.07 ACC, Residential Zones Page 1 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Chapter 18.07
RESIDENTIAL ZONES
Sections:
18.07.010 Intent.
18.07.020 Uses.
18.07.030 Development standards.
18.07.010 Intent.
A. General. This section describes the intent for each of the city’s residential zones. These
intent statements may be used to guide the interpretation of the regulations associated with
each zone.
B. RC Residential Conservancy Zone. – One Dwelling Unit per Four Acres.
The 1. 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 associated with urban levels
of development while allowing low-intensity development designed to minimize impacts
on the natural environmental features designated for conservation.
2. Public improvements required within the RC zone will be less than is normally
required for the higher intensity residential zones within the city and are not subject to
the city’s complete streets policies.
3. 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.
C. R-1 Residential Zone. – One Dwelling Unit per Acre.
Page 104 of 1253
Chapter 18.07 ACC, Residential Zones Page 2 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
1. The intent of the R-1 residential zone is to provide areas for estate-type residential
development on large lots in areas that are intended to create an open space
separation between existing urban areas that are unique from each other and where
limited public utilities and transportation infrastructure are present. . This zone would
normally be located in the areas particularly suited for such development.
Appropriate development standards required of other urban areas shall be required to
serve this zone.
2. R-1 implements the Neighborhood Residential One comprehensive plan land use
designation.
D. R-2 Residential Low Zone.
1. The R-2 Residential Low zone is intended lower intensity residential development
consisting of single-unit detached houses, townhouse, duplex, triplex, fourplex, two-
story stacked flats, courtyard apartments, cottage housing on lot sizes typical of
suburban and urban development. This residential zone allows flexibility in the types
and densities of housing permitted while at the same time maintaining a desirable
family living environment by establishing minimum usable open spaces, maximum
impervious coverage, and maximum units per lot area with the character and scale of
traditional single-unit detached neighborhoods.
2. A related consideration of this zone is to provide a transition between low-intensity
residential development areas and higher- and lower-intensity designations. Small-scale,
community-based commercial development that provides services to the local
neighborhood will be considered through the administrative use permit process.
3. R-2 implements the Neighborhood Residential Two comprehensive plan land use
designation.
E. R-3 Residential Moderate Zone.
1. The intent of the R-3 Residential Moderate zone is to allow all residential and
commercial types and uses provided in the R-2 Residential zone, while allowing
additional intensity through allowing stacked flats up to three stories, fiveplexes, and
sixplexes. Single-unit detached houses are not permitted in the R-3 zone. Apartment
buildings and Mixed-Use development consisting of no more than 20 units and 3-stories
Page 105 of 1253
Chapter 18.07 ACC, Residential Zones Page 3 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
per lot is permitted. Supportive Housing and residential care developments are
permitted in this zone to provide additional needed housing options but must still
adhere to the residential density and unit limitations established within this category.
Small-scale commercial development providing services to the area is encouraged in this
zone and implemented through the administrative use permit process.
2. R-3 implements the Neighborhood Residential Two comprehensive plan land use
designation.
F. R-4 Residential High Zone.
1. The R-4 Residential High zone is intended to maximize residential density
opportunities and is further intended as a residential zone primarily of Middle Housing
and multiple-story apartment and mixed-use development. This zone is characterized by
a more active living environment near transit, urban services and commercial uses. The
R-4 Residential zone allows for all uses allowed in the R-3 zone, plus apartment and
mixed-use development of more than 20 units and 3-stories per lot is permitted. Small-
scale commercial development providing services to the area is encouraged in this zone
and implemented through the administrative use permit process.
2. R-4 implements the Neighborhood Residential Three comprehensive plan land use
designation.
G. R-NM Residential Neighborhood Mixed-Use Zone.
1. The intent of the R-NM Residential Mixed-Use zone is to provide a flexible approach
that achieves a mix of dense residential development and light commercial uses in
either a vertical or horizontal configuration. Within this zone there will be a mix of retail,
office, middle housing, and multi-story residential uses, with attractive design and
accessible spaces for people to live, work, and visit. This zoning designation is served
primarily by a combination of transit, pedestrian, and/or bicycle facilities allowing people
to access amenities without needing a personal vehicle. Uses and densities allowed
within this zone will be consistent with the uses permitted in the C-1 Light Commercial
and the densities of the R4 - Residential High zone. New development and
redevelopment will incorporate a mix of residential and commercial uses. In addition,
parks and open spaces are encouraged and may be permitted through the
administrative use permit process.
Page 106 of 1253
Chapter 18.07 ACC, Residential Zones Page 4 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
2. Street-level development is encouraged to be retail or higher traffic local businesses
or offices, and residential is encouraged on the upper levels of buildings. This zoning
district should walkable and bikeable to neighborhood commercial services and transit
facilities and have a high level of street activation and amenities.
H. R-F – Residential Flex Zone.
1. The R-F Residential-Flex zone is intended primarily to accommodate small-scale
business and professional offices, medical and dental clinics, salons and other personal
services, eating and drinking establishments, and banks and similar financial institutions
at locations where they are compatible with residential uses. Accessory retail 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 corridors
serving lower density residential land uses. Conversion of residential uses to commercial
uses is geared towards encouraging adaptive reuse of existing single-unit structures that
continue to appear in accord with the single-unit residential character. New
development in the RF – Residential-Flex zone should not exceed two-stories or
footprint that is designed to maintain a character and a scale smaller than the R-NM
Residential Mixed-use Residential zone.
Page 107 of 1253
Chapter 18.07 ACC, Residential Zones Page 5 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
D. 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.
E. 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 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 residential environment.
F. R-10 Residential Zone – 10 Dwelling Units per Acre. The R-10 residential zones are intended
to permit some increase in population density in those areas to which this
classification applies by permitting single-family dwellings and duplexes on a
minimum size lot while at the same time, by means of the standards and
requirements set forth in this chapter, maintaining a desirable family living
environment by establishing minimum lot areas, yards and open spaces. A
related consideration is to provide a transition between single-family areas and
other intensive designations or activities which reduce the suitability for single-
family uses.
G. R-16 Residential Zone – 16 Dwelling Units per Acre. The R-16 zone is intended to provide for
medium density multiple-family residential development as designated in the
comprehensive plan, and is further intended as a residential zone of single,
duplex and multiple-family residences, except as specifically provided
elsewhere in this chapter.
Page 108 of 1253
Chapter 18.07 ACC, Residential Zones Page 6 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
H. R-20 Residential Zone – 20 Dwelling Units per Acre. The R-20 zone is intended to provide for
multiple-family residential development and is further intended as a residential
zone primarily of multiple-family residences, except as specifically provided
elsewhere in this chapter. A related consideration is to make it possible to
more efficiently and economically design and install all physical public service
facilities in terms of size and capacity to adequately and permanently meet
needs resulting from a defined intensity of land use.
I. Except as specifically provided in the city code, no business or commercial use shall be
allowed in a residential district of the city that does not have a city of Auburn
business license. (Ord. 6525 § 6, 2014; Ord. 6245 § 5, 2009.)
18.07.020 Uses.
Table 18.07.020. Permitted Use Table – Residential Zones
P = Permitted A = Administrative C = Conditional Use X = Not Permitted
Land Uses Zoning Designations
RC R-1 R-25 R-37 R-
410
R-
NM16
R-
F20
A. Residential Uses.
Accessory dwelling units subject to the
provisions contains in Chapter 18.32
P1 P1 P1 P1 PX1 PX1 XP1
Accessory use, residential P P P P P P P
Adult family home P P P P P P1 P
Apartments (7 units or more) X X X P11 P P X
Bed and breakfast or short-term rentals P P P P P XP P
Page 109 of 1253
Chapter 18.07 ACC, Residential Zones Page 7 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Caretaker apartment X X X X X P X
Communal residence four or less
individuals
P P P P P XP P
Duplexes; provided, that minimum lot size
of zoning designation is met and subject to
compliance with Chapter 18.25 ACC (Infill
Residential Development Standards)
X X A P P P X
Foster care homes P P P P P XP P
Group residence facilities (7 or more
residents)
X X X PX PC PC PC
Group residence facilities (6 or fewer
residents)
P P P P P P P
Keeping of animals4 P2 P2 P2 P2 P2 P2 P2
Multiple-family dwellingsMiddle housing
subject to the provisions in Chapter 18.25
(2 to 6 units)
PX XP XP XP AP PP PP
Neighborhood recreational buildings and
facilities owned and managed by the
neighborhood homeowners’ association
A6 A6 A6 A6 A6 P P
Use as dwelling units of (1) recreational
vehicles that are not part of an approved
recreational vehicle park, (2) boats, (3)
automobiles, and (4) other vehicles
X X X X X X X
Renting of rooms, for lodging purposes
only, to accommodate not more than two
persons in addition to the family or owner
occupied unit8
P P P P P P P
Page 110 of 1253
Chapter 18.07 ACC, Residential Zones Page 8 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Residential care facilities including but not
limited to assisted living facilities,
convalescent homes, continuing care
retirement facilities
P P XP XP AP P P
Single-unitfamily detached dwellings, new P P P PX PX PX P
Supportive housing, subject to the
provisions of ACC 18.31.160
X X X PX XP P P
Swimming pools, tennis courts and similar
outdoor recreation uses only accessory to
residential or park uses
P P P P P P P
Townhouses (attached) X X X X P P P
B. Commercial Uses.
Commercial horse riding and bridle trails A X X X X X X
Commercial recreation facility, indoor X X X X P P X
Commercial retail establishment, included
as part of mixed-use development and not
a home occupation in compliance with
Chapter 18.60 ACC
XX XX AX AX PA PA AA
Convenience store X X X X P P X
Daycare, limited to a mini daycare center.
Daycare center, preschool or nursery
school may also be permitted but must be
located on an arterial
X PA AP AP AP AP AP
Grocery or specialty food store X X X A P P A
Home-based daycare as regulated by RCW
35.63.185 and through receipt of
P P P P P P P
Page 111 of 1253
Chapter 18.07 ACC, Residential Zones Page 9 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
approved city business license
Home occupations subject to compliance
with Chapter 18.60 ACC
P P P P P P P
Marijuana cooperative X X X X X X X
Marijuana processor X X X X X X X
Marijuana producer X X X X X X X
Marijuana related business X X X X X X X
Marijuana researcher X X X X X X X
Marijuana retailer X X X X X X X
Marijuana transporter business X X X X X X X
Mixed-use development3, 10 X X X PX P P P
Personal service shop X X A P P P P
Nursing homes X X X X C C C
Private country clubs and golf courses,
excluding driving ranges
X X C C C X X
Privately owned and operated parks and
playgrounds and not homeowners’
association-owned recreational area
X A A A A P P
Professional offices, included as part of
mixed-use development and not a home
occupation in compliance with Chapter
18.60 ACC
X X AX XA AP9 AP AP
Restaurant, café, or coffee shop X X A A P P A
Neighborhood retail establishment X X A A P P P
Page 112 of 1253
Chapter 18.07 ACC, Residential Zones Page 10 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
C. Resource Uses.
Agricultural enterprise:7
When 50 percent, or more, of the total site
area is dedicated to active agricultural
production during the growing season,
and with 52 or less special events per
calendar year
A7 X X X X X X
When less than 50 percent of the total site
area is dedicated to active agricultural
production during the growing season, or
with more than 52 special events per
calendar year
C7 X X X X X X
Agricultural type uses are permitted
provided they are incidental and
secondary to the single-family use:
Agricultural crops and open field growing
(commercial)
P X X X X X X
Barns, silos and related structures P X X X X X X
Commercial greenhouses P X X X X X X
Pasturing and grazing4 P X X X X X X
Public and private stables4 P X X X X X X
Roadside stands, for the sale of
agricultural products raised on the
premises. The stand cannot exceed 300
square feet in area and must meet the
applicable setback requirements
P X X X X X X
Fish hatcheries C X X X X X X
Page 113 of 1253
Chapter 18.07 ACC, Residential Zones Page 11 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
D. Government, Institutional, and Utility Uses.
Civic, social and fraternal clubs X X X X A A A
Government facilities A A A A A A A
Hospitals (except animal hospitals) X X X X X C C
Municipal parks and playgrounds A P P P P P P
Museums X X X X A A A
Religious institutions, less than one acre
lot size
A A A A A A A
Religious institutions, one acre or larger lot
size
C C C C C C C
Transmitting towers C C C C C C C
Type 1-D wireless communications facility
(see ACC 18.04.912(W) and ACC 18.31.100)
P P P P P P P
Eligible facilities request (EFR) (wireless
communications facility – See ACC
18.04.912(H))
P P P P P P P
Utility facilities and substations C5 C5 C5 C5 C5 C5 C5
Small wireless facilities (ACC 18.04.912(Q)) P P P P P P P
1 An accessory dwelling unit may be permitted with an existing single-family residence
pursuant to ACC 18.31.120.
2 Please see the supplemental development standards for animals in ACC 18.31.220.
3 Individual uses that make up a mixed-use development must be permitted within the zone.
If a use making up part of a mixed-use development requires an administrative or conditional
use permit, the individual use must apply for and receive the administrative or conditional use
approval, as applicable.
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Chapter 18.07 ACC, Residential Zones Page 12 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
4 Proximity of pasture or livestock roaming area to wells, surface waters, and aquifer recharge
zones is regulated by the King or Pierce County board of health, and property owners shall
comply with the provisions of the board of health code.
5 Excludes all public and private utility facilities addressed under ACC 18.02.040(E).
6 Administrative use permit not required when approved as part of a subdivision or binding
site plan.
7 Agricultural enterprise uses are subject to supplemental development standards under ACC
18.31.210, Agricultural enterprises development standards.
8 An owner occupant that rents to more than two persons but no more than four persons is
required to obtain a city of Auburn rental housing business license and shall meet the
standards of the International Property Maintenance Code.
9 As component of Mixed-use developments and/or office ground floor uses permitted up to
5,000 square feet.
10 Commercial uses permitted outright, or allowed administratively or conditionally in this
table may be allowed as part of mixed-use development.
11 Apartment buildings and Mixed-use development consisting of no more than 20 units and
3-stories per lot is permitted.
(Ord. 6799 § 5 (Exh. E), 2020; Ord. 6642 § 4, 2017; Ord. 6600 § 9, 2016; Ord. 6565 § 2, 2015; Ord.
6560 § 9, 2015; Ord. 6477 § 8, 2013; Ord. 6369 § 2, 2011; Ord. 6363 § 3, 2011; Ord. 6269 § 3,
2009; Ord. 6245 § 5, 2009.)
18.07.030 Development standards.
Table 18.07.030. Residential Development Standards
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Chapter 18.07 ACC, Residential Zones Page 13 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Standard RC R-1 R-25 R-37 R-410 R-NM16 R-F20
A Base
density
(units per
net acre)
0.25 1 5 7 10 16 20
A
B
Minimum
density,
units or
lots per
acre (lot
area per
unitunits
per net
acre)1, 5, 6
0.25
(174,00
0 sf of
lot area
per
unit)
1
(43,500 sf
of lot
area per
unit)
47
(6,222 sf
lot area
per unit)
512
(3,630 sf
lot area
per unit)
8 16
(2,723 sf
lot area
per unit)
1230
(1,452 sf
lot area
per unit)
157
(6,222 sf
lot area
per unit)
B
C
Minimum
lot area per
dwelling
unit size
(square
feet) 8
174,240
174,000
35,00043,
500
4,5004,40
0
4,3002,70
0
2,0002,20
0
2,0002,20
0
2,0004,40
0
C
D
Minimum
lot width
(feet)2, 5, 8
125 125 5040 20 for
interior
lots; 35
for
exterior
lots40
20 for
interior
lots; 35
for
exterior
lots
20 for
interior
lots; 35
for
exterior
lots
20 for
interior
lots; 35
for
exterior
lots40
D Units
allowed
1 Base units
allowed
4 4 4 4 4 4 4
Page 116 of 1253
Chapter 18.07 ACC, Residential Zones Page 14 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
per lot7
2 Base units
per lot
allowed
with transit
or
affordabilit
y bonus7
6 6 6 6 6 6 6
3 Lot area
per unit
above base
(B1 or B2
as
applicable)
allowance
(square
feet)7
X X 1,250 750 N/A N/A 1,250
4 Maximum
units per
lot7
6 6 6 20 N/A N/A 6
E Minimum
setbacks
(feet)2,3
1 Residence
front
setback3
35 35 10 10 10 10 10
2 Garage
(minimum
front
setback
required
20 20 20 20 20 20 20 unless
alley-
loaded
then 15
provided
Page 117 of 1253
Chapter 18.07 ACC, Residential Zones Page 15 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
from street
access)3
there are
20 feet
from any
garage
3 Setback to
any
property
line for
barns,
stables, or
similar
structures
for
enclosure
of large
domestic
animals
For other
animals,
see the
supplemen
tal
developme
nt
standards
for animals
in ACC
18.31.220
75 X X X X X X
4 Setback to
any
property
line for any
35 X X X X X X
Page 118 of 1253
Chapter 18.07 ACC, Residential Zones Page 16 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
corral,
exercise
yard, or
arena for
large
domestic
animals
For other
animals,
see the
supplemen
tal
developme
nt
standards
for animals
in ACC
18.31.220
5 Interior
side
setback
20 10 5 5 5 5 5
6 Street side
setback3
In all
zones, 20
feet
minimum
street side
setback
required
from street
35 20 10 10 10 10 10
Page 119 of 1253
Chapter 18.07 ACC, Residential Zones Page 17 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
access.
7 Rear
setback3
35 2035 1520 1520 1020 1020 1520
8 Rear
setback,
detached
structure3, 9
In all
zones, 20
feet
minimum
street side
setback
required
from street
access.In
all zones,
20 feet for
structure
with
vehicular
entrance
oriented
toward
street or
public
alley3
15 15 10 5 5 5 105
F Maximum
lot
coverage
(%)
25 35 40 50 60 70 70
Page 120 of 1253
Chapter 18.07 ACC, Residential Zones Page 18 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
F
G
Maximum
impervious
area (%)
25 50 6575 7580 N/A90 N/A90 N/A75
G
H
Maximum
building
height
(feet)
35 35 35 4535 4575 4575 5045
HI Maximum
height of
accessory
buildings
and
structures
354 35 2416 2416 2416 24N/A 24N/A
IJ Minimum
front
setback
area
landscape
strip (feet)
N/A N/A N/A5 5 10 10 10N/A
JK Minimum
side
setback
area
landscape
strip (feet)
N/A N/A 5N/A 5 10 10 10N/A
KL Minimum
landscaped
open space
(%)
N/A N/A N/A See
Chapter
18.50
ACC
See
Chapter
18.50
ACCN/A
See
Chapter
18.50
ACC20
See
Chapter
18.50
ACC20
20N/A
1 See ACC 18.02.065 for calculating density.
Page 121 of 1253
Chapter 18.07 ACC, Residential Zones Page 19 of 19
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
2 All minimum lot widths, setbacks, and landscaping strips are subject to demonstration to the
satisfaction of the city engineer that all required utility infrastructure, access requirements,
and street elements can be accommodated in accordance with the design and construction
standards.
3 In addition to meeting setback requirements, all structures must meet sight distance
requirements in accordance with city design and construction standards.
4 Barns and other specialized structures used for agricultural purposes may exceed the height
limits.
5 Provision applicable to residential subdivision.
6 Does not apply to lots under 15,000 square feet.
7 See ACC 18.02.067 for calculating units allowed per lot.
8 Applies to new parent lots within a unit lot subdivision.
9 When abutting an alley, detached accessory dwelling units are allowed within the rear
setback.
(Ord. 6661 § 3, 2018; Ord. 6600 § 10, 2016; Ord. 6245 § 5, 2009.)
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by General Code.
Page 122 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 1 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 18.09
R-MHC MANUFACTURED/MOBILE HOME COMMUNITY ZONE
Sections:
18.09.010 Intent.
18.09.020 Uses.
18.09.030 Development standards.
18.09.010 Intent.
The intent of the R-MHC manufactured/mobile home community zone is to provide a
residential zone of single-family unit 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. (Ord. 6245 § 6, 2009.)
18.09.020 Uses.
Permitted Use Table – Residential Zoning Designations
Land Use R-MHC
Zone
A Manufactured/mobile home
community
P
B Residential accessory use P
C Manufactured/mobile home P
Page 123 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 2 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Land Use R-MHC
Zone
community accessory use
D Keeping of not more than six
household pets. This limit shall not
apply to birds, fish, or suckling
young of pets.
P
E Home-based daycare P
F Daycare limited to a mini daycare
center, daycare center, or
preschool/nursery school
A
G Marijuana cooperative X
H Marijuana processor X
I Marijuana producer X
J Marijuana related business X
K Marijuana researcher X
L Marijuana retailer X
M Marijuana transport business X
P = Permitted Use
A = Use may be permitted in district when an administrative use permit has been issued pursuant to the
provisions of Chapter 18.64 ACC.
C = Use may be permitted in district when a conditional use permit has been issued pursuant to the provisions
of Chapter 18.64 ACC.
Page 124 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 3 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
X = Prohibited
Also see ACC 18.02.120 for further rules on interpretation.
(Ord. 6642 § 5, 2017; Ord. 6269 § 4, 2009; Ord. 6245 § 6, 2009.)
18.09.030 Development standards.
Table 18.09.030. Development Standards
Development Standard1 R-MHC Zone
A Base density (units per net acre) 10
B Minimum density (units per net acre) 8
C Minimum lot area (square feet) 217,8002
D Minimum lot area per dwelling unit (square feet) 2,500
E Minimum average lot area per dwelling unit (square
feet)
4,300
F Minimum front setback (feet) Manufactured home community street: 8
Public or other private street: 20
G Minimum interior side setback (feet) Minimum distance between any manufactured
home and/or accessory building and the
manufactured home and/or accessory building
on the adjoining space: 10
H Minimum street side setback (feet) Manufactured home community street: 5
Public or other private street: 10
Page 125 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 4 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Development Standard1 R-MHC Zone
I Minimum rear setback (feet) Minimum distance between any manufactured
home and/or accessory building and the
manufactured home and/or accessory building
on the adjoining space: 10
Manufactured home community street: 8
Public or other private street: 20
J Accessory structure setbacks There shall be a minimum of 10 feet between
any two manufactured homes, between any
manufactured home and accessory building on
adjoining spaces, and between any other
accessory buildings on adjoining spaces
K Special setbacks for manufactured homes
structures that abut another zoning district
Setbacks shall be the same as provided for in
the adjoining zone. However, in no case shall the
setbacks be less than as prescribed in this
subsection.
L Maximum building height (feet) Main building: 30 feet
Accessory building: 16 feet
M Fences and hedges A six-foot high screened fence shall be
constructed around the perimeter of the
community.
For those community boundaries that abut a
public street the fence shall set back 20 feet and
the 20-foot setback area landscaped with Type
III landscaping (see ACC 18.50 for landscaping
type).
N Supplemental R-MHC development standards See ACC 18.31.190
Page 126 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 5 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Development Standard1 R-MHC Zone
O Landscaping See Chapter 18.50 ACC
P Parking See Chapter 18.52 ACC
Q Signs See Chapter 18.56 ACC
1 All minimum lot widths, setbacks, and landscaping strips are subject to demonstration that all required
utility infrastructure, access requirements, and street elements are provided for in accordance with city design
and construction standards.
2 Minimum site area for development of the manufactured home park or community.
(Ord. 6245 § 6, 2009.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 127 of 1253
Chapter 18.21 ACC, Overlays Page 1 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Chapter 18.21
OVERLAYS
Sections:
18.21.010 Lea Hill overlay.
18.21.020 West Hill overlay.
18.21.030 Urban separator overlay.
18.21.010 Lea Hill overlay.
A. Purpose. The purpose of this section is to provide for additional development standards to
address the area commonly referred to as the Lea Hill annexation area, as annexed under city
of Auburn Ordinance Nos. 5346 and 6121, and identified on the city of Auburn comprehensive
zoning map. While the intent is that the development standards for zones in the Lea Hill
annexation area will be similar to (if not the same as) corresponding zones in other areas of the
city, some variations are needed to recognize previous development allowed by King County
zoning. Unless otherwise provided for in this section, all other provisions and requirements of
this title shall apply to properties within the Lea Hill overlay.
B. Development Standards – Lots Previously Approved.
1. For any residential lot that had received final plat approval, final short plat approval, or
preliminary plat approval or that King County had received and determined the application
complete for a preliminary plat or short plat, prior to the effective date of annexation into
the city of Auburn, the development standards in the following table shall apply. The
property owner/applicant shall be responsible to provide to the city evidence of these
previous approvals.
2. Any further subdivision of any lot and its subsequent use must conform to the
permitted uses and standards referenced in the applicable zoning chapters of this title,
except as modified by this section. For farm animals, subsection E of this section or ACC
18.31.220 shall apply.
Page 128 of 1253
Chapter 18.21 ACC, Overlays Page 2 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Zone
Min Lot
Area
(Sq. Ft.)
Min Lot
Area (Sq.
Ft. per
Unit)
Min Lot
Width
(Ft.)
Max Lot
Coverage
(%)
Setbacks1* Building Height
Front
(Ft.)
Rear
(Ft.)
Side,
Interior
(Ft.)
Side,
Street
(Ft.)
Main
(Ft.)
Accessory
(Ft.)
R-1 8,000 N/A 35 35 20 5 5 10 35 35
R-252 2,500 N/A 30 35 10 5 5 10 35 16
R-273 2,500 6,000 30 35 10 5 5 10 35 16
R-3104 2,500 4,300 30 40 10 5 5 10 35 35
R-3165 2,500 2,700 30 55 10 5 5 10 35 35
R-4206 2,500 2,175 30 55 10 5 5 10 35 35
1* Garages and other similar structures with a vehicular access require a 20-foot setback from any street.
2 Annexed as R-5 zone under city of Auburn Ordinance Nos. 5346 and 6121.
3 Annexed as R-7 zone under city of Auburn Ordinance Nos. 5346 and 6121.
4 Annexed as R-10 zone under city of Auburn Ordinance Nos. 5346 and 6121.
5 Annexed as R-16 zone under city of Auburn Ordinance Nos. 5346 and 6121.
6 Annexed as R-20 zone under city of Auburn Ordinance Nos. 5346 and 6121.
C. Prior King County Approvals. The city of Auburn will recognize the terms of any King County-
approved plat, PUD, conditional use permit, contract rezone or similar contractual obligations
that may have been approved prior to the effective date of the annexation of the subject
property. The conditions of any project that was approved by King County shall be required to
be fulfilled in the city of Auburn.
D. Planning Director Authorization. The planning director shall be authorized to interpret the
language of any King County permit, plat or condition thereof and effectuate the
implementation of same to the fullest extent possible. If there is a conflict between a previous
Page 129 of 1253
Chapter 18.21 ACC, Overlays Page 3 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
King County approval and the Auburn regulation then the most restrictive provision shall apply
as determined by the planning director.
E. Farm Animals.
1. For properties greater than an acre in the R-1, R-5 and R-7 zones, it is permissible to
keep farm animals (excluding goats and swine in the R-5 and R-7 zones); provided, there
shall not be more than one horse, cow, donkey or other similar large animal, or four small
animals such as sheep, or 12 poultry, rabbits, or similar size animals per each acre of
enclosed usable pasture or roaming area. This acreage requirement is in addition to the
minimum lot size requirements of the zone. Property owners of more than an acre in the
Lea Hill overlay may choose to apply these standards or the standards in ACC 18.31.220.
2. Shelters provided for farm animals shall be constructed no closer than 50 feet from any
adjoining lot and shall be 100 feet from any public street or alley. Any corral, exercise yard,
or arena shall maintain a distance of 35 feet from any property line. This excludes pasture
area.
3. For those properties that do not meet the requirements of subsection (E)(1) of this
section, and farm animals were present prior to annexation, the farm animals may remain
as legal nonconforming uses. In such case the number of farm animals allowed may be the
same as what the county zoning provisions had allowed prior to the effective date of the
annexation of the subject property.
F. Lot Averaging – R-1 Zone. It may be possible to subdivide land in the R-1 zone into lots
smaller than 35,000 square feet if the property has a significant amount of nonbuildable land
due to steep slopes, wetlands or similar features that would be in the public’s best interest to
maintain. The following regulations shall apply in situations where lot averaging is permitted or
required:
1. At least 50 percent of the subdivision must be set aside as open space. Critical areas
(i.e., steep slopes, wetlands) can count towards the 50 percent requirement. Maintenance
of the open space tract or easement shall be the responsibility of the property owner
and/or a homeowners’ association.
Page 130 of 1253
Chapter 18.21 ACC, Overlays Page 4 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
2. The number of allowable lots in a subdivision shall be determined by multiplying the
total number of acres in the subdivision by one. Any fraction shall be rounded to the
nearest whole number with one-half being rounded up.
3. The minimum size of any lot shall be 8,000 square feet. For lots less than 35,000 square
feet, the minimum lot width shall be consistent with the requirements of the R-5 zone
(Chapter 18.07 ACC). All other applicable development standards related to the R-1 zone
will continue to apply.
4. Lots within the subdivision shall be clustered so as to provide for continuity of open
space within the subdivision and, where possible, with adjoining parcels.
5. Each lot within a subdivision shall illustrate a building area within which the house,
accessory structures, and parking areas shall be constructed. The building area shall be
exclusive of setbacks, nonbuildable areas or any required buffers from the nonbuildable
areas. Any preliminary plat, final plat or short plat shall illustrate the building area for each
lot. Any future construction will be limited to the identified building area.
6. A native growth protection easement or similar device, which may include provisions for
the limited removal of vegetation and passive use of the easement, that perpetually
protects the nonbuildable areas must be recorded with the final plat or short plat.
G. All marijuana related businesses and marijuana cooperatives are prohibited land uses
within the Lea Hill overlay. (Ord. 6642 § 6, 2017; Ord. 6369 § 3, 2011; Ord. 6245 § 13, 2009.)
18.21.020 West Hill overlay.
A. Purpose. The purpose of this section is to provide for additional development standards to
address the area commonly referred to as the West Hill annexation area, as annexed under city
of Auburn Ordinance No. 6122 and identified on the city of Auburn comprehensive zoning map.
While the intent is that the development standards for zones in the West Hill annexation area
will be similar to (if not the same as) corresponding zones in other areas of the city, some
variations are needed to recognize previous development allowed by King County zoning.
Unless otherwise provided for in this section, all other provisions and requirements of this title
shall apply to properties within the West Hill overlay.
Page 131 of 1253
Chapter 18.21 ACC, Overlays Page 5 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
B. Development Standards – Lots Previously Approved.
1. For any residential lot that had received final plat approval, final short plat approval,
preliminary plat approval or that King County had received and determined the application
complete for a preliminary plat or short plat, prior to the effective date of annexation, the
development standards in the following table shall apply. The property owner/applicant
shall be responsible to provide evidence of these previous approvals/decisions.
2. Any further subdivision of any lot and its subsequent use must conform to the
permitted uses and standards referenced in the applicable zoning chapters of this title,
except as modified by this section. For farm animals, subsection E of this section or ACC
18.31.220 shall apply.
Zone
Min Lot
Area
(Sq. Ft.)
Min Lot
Area (Sq.
Ft. per
Unit)
Min Lot
Width
(Ft.)
Max Lot
Coverage
(%)
Setbacks1* Building Height
Front
(Ft.)
Rear
(Ft.)
Side,
Interior
(Ft.)
Side,
Street
(Ft.)
Main
(Ft.)
Accessory
(Ft.)
R-1 8,000 N/A 35 35 20 5 5 10 35 35
R-252 2,500 N/A 30 35 10 5 5 10 35 16
R-723 2,500 6,000 30 35 10 5 5 10 35 16
* 1 Garages and other similar structures with a vehicular access require a 20-foot setback from any
street.
2 Annexed as R-5 zone under city of Auburn Ordinance No. 6122.
3 Annexed as R-7 zone under city of Auburn Ordinance No. 6122.
C. Prior King County Approvals. The city of Auburn will recognize the terms of any King County-
approved plat, PUD, conditional use permit, contract rezone or similar contractual obligations
that may have been approved prior to the effective date of the annexation of the subject
property. The conditions of any project that was approved by King County shall be required to
be fulfilled in the city of Auburn.
Page 132 of 1253
Chapter 18.21 ACC, Overlays Page 6 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
D. Planning Director Authorization. The planning director shall be authorized to interpret the
language of any King County permit, plat or condition thereof and effectuate the
implementation of same to the fullest extent possible. If there is a conflict between a previous
King County approval and the Auburn regulation, then the most restrictive provision shall apply
as determined by the planning director.
E. Farm Animals.
1. For properties greater than an acre in the R-1, R-5 and R-7 zones within the West Hill
overlay, it is permissible to keep farm animals (excluding goats and swine in the R-5 and R-7
zones); provided, there shall not be more than one horse, cow, donkey or other similar
large animal, or four small animals such as sheep, or 12 poultry, rabbits, or similar size
animals per each acre of enclosed usable pasture or roaming area. This acreage
requirement is in addition to the minimum lot size requirements of the applicable zone.
Property owners of more than an acre in the West Hill overlay district may choose to apply
these standards, or the standards in ACC 18.31.220.
2. Shelters provided for farm animals shall be constructed no closer than 50 feet from any
adjoining lot and no closer than 100 feet from any public street or alley. Any corral, exercise
yard, or arena shall maintain a distance of 35 feet from any property line. This excludes
pasture areas.
3. For those properties that do not meet the requirements of subsection (E)(1) of this
section, and farm animals were present prior to annexation, the farm animals may remain
as legal nonconforming uses. In such case, the number of farm animals allowed may be the
same as what the county zoning provisions had allowed prior to the effective date of the
annexation of the subject property.
F. All marijuana related businesses and marijuana cooperatives are prohibited land uses
within the West Hill overlay. (Ord. 6642 § 7, 2017; Ord. 6369 § 4, 2011; Ord. 6245 § 13, 2009.)
18.21.030 Urban separator overlay.
A. Purpose. The purpose of this section is to provide for additional development standards to
address the area designated as urban separator in the city’s comprehensive plan, as prescribed
in the interlocal agreement between the city and King County approved under city of Auburn
Page 133 of 1253
Chapter 18.21 ACC, Overlays Page 7 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Resolution No. 4113 and identified on the city of Auburn comprehensive land use map. Unless
otherwise provided for in this section, all other provisions and requirements of this title shall
apply to properties within the urban separator overlay.
B. Development Standards. For property located within a designated urban separator, lot
averaging shall be required. The regulations of ACC 18.21.010(F) shall apply in situations where
lot averaging is used.
C. All marijuana related businesses and marijuana cooperatives are prohibited land uses
within the urban separator overlay. (Ord. 6642 § 8, 2017; Ord. 6245 § 13, 2009.)
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 134 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 1 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.23
COMMERCIAL AND INDUSTRIAL ZONES
Sections:
18.23.010 Purpose.
18.23.020 Intent of commercial and industrial zones.
18.23.030 Uses.
18.23.040 Development standards.
18.23.050 Additional development standards for C-2, central business zone.
18.23.060 Additional development standards for the C-N, C-1, C-2, C-3, C- C-AG4, and
M-1 zones.
18.23.010 Purpose.
This chapter lists the land uses that may be allowed within the commercial and industrial zones
established by ACC 18.02.070 (Establishment of zones), determines the type of land use
approval required for each use, and provides basic and additional development standards for
sites, buildings, and associated improvements. (Ord. 6728 § 3 (Exh. C), 2019; Ord. 6433 § 26, 2012.)
18.23.020 Intent of commercial and industrial zones.
A. General. This section describes the intent for each of the city’s commercial and industrial
zones. These intent statements are to be used to guide the interpretation of the regulations
associated with each zone. The planning director is authorized to make interpretations of these
regulations based on their analysis of them together with clear and objective reasons for such
interpretation.
B. C-N, Neighborhood Shopping Center Zone. The C-N zone is intended to provide areas
appropriate for neighborhood shopping establishments which provide limited retail business,
service and office facilities for the convenience of residents of the neighborhood. A
neighborhood shopping center is designed and located so as to minimize traffic congestion on
public highways and streets in its vicinity and to best fit the general land use pattern of the area
Page 135 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 2 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
to be served by the center. The protective standards contained in this chapter are intended to
minimize any adverse effect of the neighborhood shopping center on nearby property values
and to provide for safe and efficient use of the neighborhood shopping center itself.
C. C-1, Light Commercial Zone. The C-1 Light Commercial 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
zone encourages a broad mix of small scale uses such as leisure shopping, office, eating and
drinking establishments, entertainment and assembly uses and provides amenities conducive
to attracting shoppers and pedestrians. Building height, size, and orientation are the primary
standards that will be used to maintain the smaller more pedestrian scale uses within this zone.
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 zone encourages leisure shopping and provides
amenities conducive to attracting shoppers and pedestrians.
D. C-2 Central Business District Zone. The intent of the C-2 zone is to set apart the portion of the
city proximate to the center for financial, commercial, governmental, professional, and cultural
activities. Uses in the C-2 zone have common or similar performance standards in that they
represent types of enterprises involving the rendering of services, both professional or to the
person, or on-premises retail activities. This zone encourages and provides amenities conducive
to attracting pedestrians.
E. C-23, Heavy Commercial Zone. The intent of the C-2 Heavy Commercial 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
Page 136 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 3 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
classification may be larger in scale and building size and have more potential for impacts to
surrounding properties and street systems than those uses permitted in the more restrictive
commercial classifications.
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 more potential for impacts
to surrounding properties and street systems than those uses permitted in the more restrictive
commercial classifications.
F. C-4, Mixed-Use Commercial Zone. The intent of the C-4 zone is to provide for a pedestrian-
oriented mix of retail, office, and limited multifamily residential uses. This classification is also
intended to allow flexibility in design and the combination of uses that is responsive to market
demands. The uses enumerated in this classification anticipate a mix of multifamily residential,
retail, and office uses that are coordinated through a site-specific planning process. The
multiple-family residential must be located in a multi-story building. Certain heavy commercial
uses permitted in other commercial classifications are not permitted in this zone because of the
potential for conflicts with multifamily residential uses, in order to achieve a quality of
environment that is conducive to this mix of uses.
C-AG, Auburn Gateway Zone. The intent of the C-AG - Auburn Gateway Zone is to provide for a
pedestrian-oriented mix of retail, office, middle housing, and multifamily residential uses in the
Northeast Auburn Special Area Plan and Auburn Gateway Planned Action area, as described in
Chapter 18.08 ACC. This classification is also intended to allow flexibility in design and the
combination of uses that is responsive to market demands. The uses enumerated in this
classification anticipate a mix of multifamily residential, middle housing, retail, and office uses
that are coordinated through a site-specific planning process. The multiple-family residential
must be located in a multi-story building. Certain heavy commercial uses permitted in other
commercial classifications are not permitted in this zone because of the potential for conflicts
with multifamily residential uses, in order to achieve a quality of environment that is conducive
to this mix of uses.
Page 137 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 4 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
G. M-1, Light Industrial Zone. The intent of the M-1 Light Industrial zone is to accommodate a
variety of industrial, manufacturing, commercial, and limited residential uses in an industrial
environment, and to preserve land primarily for industrial and commercial uses, and 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 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. An essential aspect of this zone is the need to maintain
a quality of development that attracts rather than discourages further investment in industrial
and commercial development. While allowed, outdoor storage will be regulated in a manner
that mitigates visual impacts in a manner that takestaking surrounding uses and vehicular
corridors into consideration.
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 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 nonnuisance
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 which 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 quality of development of those areas, such as outdoor storage, should
be strictly regulated within this zone.
H. M-2, Heavy Industrial Zone. The M-2 Heavy Industrial 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.
Page 138 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 5 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
While other uses may be sited within this zone, permits for such uses should not be issued if
such uses will discourage use of adjacent sites for heavy industry, interrupt the continuity of
industrial sites, or produce traffic in conflict with the industrial uses. (Ord. 6885 § 1 (Exh. A),
2022; Ord. 6728 § 3 (Exh. C), 2019; Ord. 6433 § 26, 2012.)
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.
While other uses may be sited within this zone, permits for such uses should not be issued if
such uses will discourage use of adjacent sites for heavy industry, interrupt the continuity of
industrial sites, or produce traffic in conflict with the industrial uses. (Ord. 6885 § 1 (Exh. A), 2022;
Ord. 6728 § 3 (Exh. C), 2019; Ord. 6433 § 26, 2012.)
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.
C. Uses Affected by the Airport Overlay. Refer to Chapter 18.38 ACC to determine whether uses
are separately prohibited by that chapter or will be required to comply with additional
regulations that are associated with the airport overlay.
Table 18.23.030. Permitted, Administrative, Conditional and Prohibited Uses by Zone,
Commercial and Industrial Zones
Page 139 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 6 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
INDUSTRIAL, MANUFACTURING AND PROCESSING, WHOLESALING
Building contractor, light X X X P X P P
Building contractor, heavy X X X X X A P
Manufacturing, assembling
and packaging – Light
intensity
X X X P X P P ACC 18.31.180
Manufacturing, assembling
and packaging – Medium
intensity
X X X A X P P ACC 18.31.180
Manufacturing, assembling
and packaging – Heavy
intensity
X X X X X X A ACC 18.31.180
Marijuana processor X X X X X C C Chapter 18.59 ACC
Marijuana producer X X X X X C C Chapter 18.59 ACC
Marijuana researcher X X X X X C C Chapter 18.59 ACC
Marijuana retailer X X X C X C C Chapter 18.59 ACC
Page 140 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 7 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
Marijuana transporter
business
X X X X X C C Chapter 18.59 ACC
Outdoor storage,
incidental to principal
permitted use on property
X X X P X P P ACC 18.57.020(A)
Storage – Personal
household storage facility
(mini-storage)
X P X P X P P ACC 18.57.020(B)
Warehousing and
distribution
X X X X X 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
Wholesaling with on-site
retail as an incidental use
(e.g., coffee, bakery)
X X X P X P P
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
Commercial recreation X P P P P P A
Page 141 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 8 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
facility, indoor
Commercial recreation
facility, outdoor
X X X A A P A ACC 18.57.025(A)
Conference/convention
facility
X X A A X A X
Library, museum X A A A X A X
Meeting facility, public or
private
A P P P X A A
Movie theater, except
drive-in
X P P P P X X
Private school – Specialized
education/training (for
profit)
A A P P P P P
Religious institutions, lot
size less than one acre
A P P P A A A
Religious institutions, lot
size more than one acre
C P P P A A A
Page 142 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 9 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
Sexually oriented
businesses
X X X P X P P Chapter 18.74 ACC
Sports and entertainment
assembly facility
X X A A X A A
Studio – Art, dance, martial
arts, music, etc.
P P P P P P A
RESIDENTIAL
Apartment units, as part of
a mixed-use development2
X X X P P P X ACC 18.57.030
Apartments, stand-alone X X X X X X X
Caretaker apartment X P P P X P P
Live/work unit, as part of a
mixed-use development2
X X P P P P X
Live/work unit, stand-
alone3
X X X X X X X
Work/live unit, as part of a
mixed-use development2
X P P P P P X
Page 143 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 10 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
Work/live unit, stand-
alone3
X X X X X X X
Marijuana cooperative X X X X X X X
Multiple-family dwellings
as part of a mixed-use
development2
X X P P P P X ACC 18.57.030
Multiple-family dwellings,
stand-alone
X X X X X X X
Nursing home, assisted
living facility
X P P P C X X
Senior housing2 X X A A X X X
RETAIL
Building and landscape
materials sales
X X X P X P P ACC 18.57.035(A)
Construction and heavy
equipment sales and rental
X X X X X A P
Convenience store A A P P X P P
Page 144 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 11 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
Drive-through espresso
stands
A A A P A P A
Drive-through facility,
including banks and
restaurants
A A A P P P P ACC 18.52.040
Entertainment, commercial X A P P X A A
Groceries, specialty food
stores
P P P P P P X
Nursery X X X P A P 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 ACC 18.57.035(D)
Restaurant, cafe, coffee
shop
P P P P P P P
Retail
Community retail
establishment
A P P P P P P
Page 145 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 12 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
Neighborhood retail
establishment
P P P P P P P
Regional retail
establishment
X X X P P P A
Tasting room P P P P P P P
Tavern P P X P P P A
Wine production facility,
small craft distillery, small
craft brewery
A P P P P P P
SERVICES
Animal daycare (excluding
kennels and animal
boarding)
A A A P A P P ACC 18.57.040(A)
Animal sales and services
(excluding kennels and
veterinary clinics)
P P P P P P P ACC 18.57.040(B)
Banking and related
financial institutions,
excluding drive-through
P P P P P P P
Page 146 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 13 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
facilities
Catering service P P P P A P P
Daycare, including mini
daycare, daycare center,
preschools or nursery
schools
A P P P P P X
Dry cleaning and laundry
service (personal)
P P P P P P P
Equipment rental and
leasing
X X X P X P P
Kennel, animal boarding X X X A X A 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
Hospital X P P P X P P
Lodging – Hotel or motel X P P P P A A
Page 147 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 14 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
Medical – Dental clinic P P P P P P X
Mortuary, funeral home,
crematorium
A P X P X P X
Personal service shops P P P P P P X
Pharmacies P P P P P X X
Print and copy shop P P P P P P X
Printing and publishing (of
books, newspaper and
other printed matter)
X A P P P P P
Professional offices P P P P P P P
Repair service –
Equipment, appliances
X A P P P P P ACC 18.57.040(D)
Veterinary clinic, animal
hospital
A P P P P P X
Youth community support
facility
X P X X X X X ACC 18.57.040(E)
Page 148 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 15 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Ambulance, taxi, and
specialized transportation
facility
X X X A X P P
Broadcasting studio X P X P X P P
Heliport X X X C X C C
Motor freight terminal1 X X X X X X X See Footnote No. 1
Parking facility, public or
commercial, surface
X P P P P P X
Parking facility, public or
commercial, structured
X P P P P P X
Towing storage yard X X X X X A P ACC 18.57.045(A)
Utility transmission or
distribution line or
substation
A A A A A A A
Wireless communications
facility (WCF) (See ACC
* * * * * * * *See ACC 18.31.100 for use
regulations and zoning
Page 149 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 16 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
18.04.912(W)) development standards.
Eligible facilities request
(EFR) (wireless
communications facility)
(See ACC 18.04.912(H))
P P P P P P P
Small wireless facilities
(ACC 18.04.912(Q))
P P P P P P P
VEHICLE SALES AND SERVICES
Automobile washes
(automatic, full or self-
service)
X A X P P P P ACC 18.57.050(A)
Auto parts sales with
installation services
X A A P P P P
Auto/vehicle sales and
rental
X A X P X P P ACC 18.57.050(B)
Fueling station X A A P P P P ACC 18.57.050(C)
Mobile home, boat, or RV
sales
X X X P X P P
Page 150 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 17 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-23 C-
AG4 M-1 M-2
Vehicle services –
Repair/body work
X X A P X P P ACC 18.57.050(D)
OTHER
Any commercial use
abutting a residential zone
which has hours of
operation 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
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
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 zones. Any maintenance,
Page 151 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 18 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
alterations and additions to an existing motor freight terminal which are consistent with ACC 18.23.040,
Development standards, are allowed.
2 Any mixed-use development or senior housing project vested prior to Resolution No. 5187 (December 7,
2015) is an outright permitted use in the C-1 zone. Subsequently, if a nonresidential use within a vested
mixed-use development changes, then the nonresidential use shall maintain a minimum of 10 percent of the
cumulative building ground floor square footage consisting of the uses permitted outright, administratively, or
conditionally, listed under “Recreation, Education, and Public Assembly,” “Retail,” or “Services” of the C-1 zone.
3 Any stand-alone live/work units or stand-alone work/live units vested prior to the effective date of the
ordinance codified in this chapter are outright permitted uses.
(Ord. 6885 § 1 (Exh. A), 2022; Ord. 6838 § 1 (Exh. A), 2021; Ord. 6799 § 6 (Exh. F), 2020; Ord. 6728 § 3 (Exh. C),
2019; Ord. 6688 § 1 (Exh. 1), 2018; Ord. 6644 § 2, 2017; Ord. 6642 § 9, 2017; Ord. 6508 § 1, 2014; Ord. 6433 § 26,
2012.)
18.23.040 Development standards.
A. 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 Tables 18.23.040A (C-N, C-1, C-2, C-23, and C-AG4 Zone Development
Standards) and 18.23.040B (M-1 and M-2 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.
Table 18.23.040A. C-N, C-1, C-2, C-3, and C-AG4 Zone Development Standards
Development Standard
Requirement by Zone
C-N
Neighborhood
Shopping
Center
C-1
Light
Commercial
C-2
Central
Business
C-23
Heavy
Commercial
C- C-AG 4
Mixed-Use
Commercial
Minimum lot area 2 acres None None None None1
Page 152 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 19 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Development Standard
Requirement by Zone
C-N
Neighborhood
Shopping
Center
C-1
Light
Commercial
C-2
Central
Business
C-23
Heavy
Commercial
C- C-AG 4
Mixed-Use
Commercial
Minimum lot width,
depth
None None None None None
Maximum lot coverage 55 percent None None None None
Minimum setbacks Minimum setbacks required for structures. See also ACC 18.31.070 for specific exceptions
to these setback standards.
Front 50 ft 20 ft None 20 ft 20 ft
Side – Interior None2 None2 None None2 None2
Side – Street 50 ft 15 ft None 15 ft 15 ft
Rear None2 None2 None None2 None2
Height limit Maximum allowable height of structures. See also ACC 18.31.030 (Height limitations –
Exceptions) for specific height limit exceptions.
Maximum height 30 ft 45 ft3 ACC 18.23.050 75 ft 75 ft
Additional
development
standards
None None ACC 18.23.050 None None
Fences and hedges See Chapter 18.31 ACC
Landscaping See Chapter 18.50 ACC
Parking See Chapter 18.52 ACC
Page 153 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 20 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Development Standard
Requirement by Zone
C-N
Neighborhood
Shopping
Center
C-1
Light
Commercial
C-2
Central
Business
C-23
Heavy
Commercial
C- C-AG 4
Mixed-Use
Commercial
Signs See Chapter 18.56 ACC
Lighting See Chapter 18.55 ACC
Nonconforming
structures, land and
uses
See Chapter 18.54 ACC
Notes:
1 Residential uses: no minimum lot size; provided, that residential density does not exceed 20 units per gross
acre (this includes privately owned open space tracts but excludes dedicated public roads).
2 A 25-foot setback is required when adjacent to a residential zone.
3 Buildings within the Auburn north business area, as established by Resolution No. 2283, may exceed 45 feet
if one additional foot of setback is provided from each property line (or required minimum setback) for each
foot the building exceeds 45 feet in height.
Table 18.23.040B. M-1 and M-2 Zone Development Standards
Development Standard
Requirement by Zone
M-1
Light Industrial
M-2
Heavy Industrial
Minimum lot area None None
Minimum lot width, depth None None
Page 154 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 21 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Development Standard
Requirement by Zone
M-1
Light Industrial
M-2
Heavy Industrial
Maximum lot coverage None None
Minimum setbacks Minimum setbacks required for structures. See also ACC 18.31.070 for
specific exceptions to these standards.
Front 20 ft 30 ft
Side – Interior None1 None1
Side – Corner 20 ft 30 ft
Rear None1 None1
Height limit Maximum allowable height of structures. See also ACC 18.31.030
(Height limitations – Exceptions) for specific height limit exceptions
Maximum height 45 ft2 45 ft2
Additional development standards None None
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
Page 155 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 22 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Development Standard
Requirement by Zone
M-1
Light Industrial
M-2
Heavy Industrial
Lighting See Chapter 18.55 ACC
Nonconforming structures, land and
uses
See Chapter 18.54 ACC
Notes:
1 A 25-foot setback is required when adjacent to a residential zone.
2 Buildings may exceed 45 feet if one foot of setback is provided from each property line (or required
minimum setback) for each foot the building exceeds 45 feet.
(Ord. 6885 § 1 (Exh. A), 2022; Ord. 6728 § 3 (Exh. C), 2019; Ord. 6433 § 26, 2012.)
18.23.050 Additional development standards for C-2, central business
zone.
A. Maximum Building Height.
1. The maximum height of that portion of a building that abuts a street(s) shall be no
higher than the right-of-way width of the abutting street(s). Building height may increase;
provided, that the building is stepped back one foot (from the abutting street right(s)-of-
way) for each foot of increased building height.
2. If the building abuts more than one street and the abutting streets have different right-
of-way widths, then the height of the building allowed at any street frontage shall be the
average of the abutting street right-of-way widths.
3. The following rooftop features may extend up to 15 feet above the maximum height
limit: stair towers, elevator penthouses, and screened mechanical equipment.
Page 156 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 23 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
B. Minimum setbacks: none required, see subsection D of this section for specific building
orientation requirements.
C. Fences shall be decorative and relate architecturally to the associated building. Acceptable
materials are brick, wood, stone, metal, or textured concrete. Typical galvanized wire mesh
(chain link), barbed wire or razor wire are not permitted. For further information see Chapter
18.31 ACC.
The provisions of this section shall not apply to temporary fences required during construction
projects permitted by the city.
D. Building Orientation Requirements. The following requirements apply to the construction of
all new buildings or structures:
1. Existing buildings or structures, including facades, that do not have setbacks or
otherwise cannot comply are exempt from these requirements regardless of the amount of
improvements made to the building, structure or facade as long as any alteration does not
make the existing facade more nonconforming.
2. Existing buildings, structures, or facades that are set back and within 20 feet of a street
shall comply to the fullest extent possible as determined by the planning director, with the
following requirements when any cumulative structural improvements are made that
exceed 50 percent of the assessed value of the existing building, structure, or facade.
3. Any addition to an existing building, regardless of value, that will be within 20 feet of a
street shall also comply to the fullest extent possible, as determined by the planning
director, with the following requirements:
a. For each lineal foot of frontage a building has on a street, there shall be provided
an area(s) for pedestrian amenities at the rate of one square foot of ground area for
each lineal foot of building frontage. Pedestrian amenities shall consist of such
features as landscaping, benches, entryways with accents such as brick pavers,
artwork, or a combination of these or similar features. The pedestrian amenities shall
be located on the property between the street right-of-way and the building. The
planning director shall approve the amount and type of the pedestrian amenities.
Page 157 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 24 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
b. For buildings that have a street frontage that exceeds 50 feet, then at least 25
percent of the building’s frontage shall be immediately adjacent to the street right-of-
way.
c. For buildings that have a street frontage that is less than 25 feet, then no
pedestrian amenities will be required and the building may be located at the property
line. There shall, however, be provided a landing in front of each door that opens to a
street that is large enough such that no part of any door will encroach into the street
right-of-way when the door is being opened or closed.
d. For buildings that provide additional setbacks, except as restricted by subsection
(D)(3)(b) of this section, the area between the street right-of-way and the building shall
only contain pedestrian amenities.
e. If a building has more than two street frontages, then at least two of the frontages
shall comply with subsections (D)(3)(b) and (g) of this section and contain pedestrian
amenities between the building and the street right-of-way. Any remaining frontages
shall either have pedestrian amenities, windows, murals, flat surfaced artwork or other
similar architectural features that would avoid large blank walls.
f. For new buildings that will infill between two other existing buildings, the new
building shall be set back no further than either of the adjacent buildings unless
additional setback is required to comply with subsection (D)(3)(a) of this section. The
proposed setback shall be reviewed by the planning director to ensure the setback will
maintain building continuity along the street.
g. Buildings shall have windows that encompass at least 60 percent of the first floor
facade and at least 40 percent of the facade of each additional floor. At least 50
percent of the area of the first floor windows of nonresidential buildings shall provide
visibility to the inside of the building. This subsection shall only apply to the facades of
new buildings with street frontage and shall not lessen the requirements of the
Uniform Building or Fire Codes.
h. The building’s principal pedestrian entrance shall be oriented to the street. If the
building is at a corner, either street or alley, then the principal pedestrian entrance
shall be at the corner unless a better architectural design is attained at another
location and approved by the planning director.
Page 158 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 25 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
i. Buildings that are at the intersection of either two streets or a street and an alley
shall provide for a sight distance triangular setback as required by Chapter 18.31 ACC.
These triangular areas may contain pedestrian amenities that satisfy the requirements
of subsection (D)(3)(a) of this section.
j. A site plan shall be prepared by the proponent which addresses compliance with
the requirements as outlined in subsections (D)(3)(a) through (i) of this section. The site
plan shall be approved by the planning director prior to the submittal of any building
permit.
k. For the sole purposes of this subsection D the term “street” shall include the right-
of-way of private and public streets. The term shall also include pedestrian walkways,
encumbered by an easement or similar means, that are used by the general public to
travel from one property to another.
E. Mechanical equipment on rooftops shall be sited and designed to minimize noise and
effectively screen the equipment from view from adjacent properties and rights-of-way. The
following methods, or a combination thereof, may be used:
1. Set back from the roof edge to obscure visibility from below;
2. Integration into the building architecture, using building walls, roof wells or roof
parapets to conceal the equipment;
3. Equipment enclosure or sight-obscuring fencing or landscaping;
4. Overhead trellis or roof to obscure visibility from above.
Materials used to screen mechanical equipment shall be the same as or compatible with the
design of the principal structure.
F. Stair towers and elevator penthouses shall be designed to be architecturally integrated into
the principal structure. This may include using the same building materials, repeating common
building forms, colors or elements, or incorporating the roof and wall of the stair tower or
elevator penthouse into the upper wall of the structure. (Ord. 6433 § 26, 2012.)
Page 159 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 26 of 26
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.23.060 Additional development standards for the C-N, C-1, C-2, C-3,
C-4C-AG, and M-1 zones.
A. Loading and unloading docks shall not be visible from the street.
B. Mechanical equipment on rooftops shall be sited and designed to minimize noise and
effectively screen the equipment from view from adjacent properties and rights-of-way. The
following methods, or a combination thereof, may be used:
1. Set back from the roof edge to obscure visibility from below;
2. Integration into the building architecture, using building walls, roof wells or roof
parapets to conceal the equipment;
3. Equipment enclosure or sight-obscuring fencing or landscaping;
4. Overhead trellis or roof to obscure visibility from above.
Materials used to screen mechanical equipment shall be the same as or compatible with the
design of the principal structure. (Ord. 6885 § 1 (Exh. A), 2022; Ord. 6433 § 26, 2012.)
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 160 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 1 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.25
INFILL RESIDENTIALMIDDLE HOUSING DEVELOPMENT STANDARDS
Sections:
18.25.010 Purpose and intent.
18.25.020 Applicability.
18.25.030 Procedures.
18.25.040 Middle housing types.Infill residential standards.
18.25.050 Calculating parking requirements.
18.25.060 Accessory Dwelling Units.
18.25.070 Middle housing design standards.
18.25.080 Usable open space.
18.25.090 Courtyard housing standards.
18.25.0100 Lot splitting.
18.25.010 Purpose and intent.
The purpose of this chapter is to encourage the development of underutilized parcels in zones
which, through Auburn comprehensive plan goals and policies, have been identified as areas
where infill residential developmentmiddle housing should be encouraged. Middle hHousing
shall be compatible in scale, form, and character with single-familysingle-unit detached houses
that are allowed within the underlying zoning designation. This chapter identifies the standards
for middle housing development. conditions under which infill development is supported and
relaxes certain development requirements in those instances in an effort to promote the
construction of infill development in appropriate areas of the city. (Ord. 6245 § 14, 2009.)
Page 161 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 2 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.25.020 Applicability.
A. Eligibility Criteria. This chapter may be applied to development or redevelopment that meets
all of the following criteria:
1. The lot is within one of the following zones: RC, R-1, R-2, R-3, R-4, R-NM R-5, R-7, R-10, R-
16, or R-20.
B. Exceptions. This chapter may be applied to development or redevelopment, except for the
following below:
1. Middle Housing is not permitted within Urban Separators.
2. Middle Housing is not permitted in the R-HMC zone.
3. Middle Housing is not permitted on lots smaller than one thousand (1,000) square feet.
4. Middle Housing allowances shall not be used to justify alteration of a regulated critical
area per Chapter 16.10 ACC.
2. Adjacent properties abutting at least 50 percent of the nonstreet perimeter of the
subject property (i.e., side and/or rear lot lines) are developed with single-family dwellings
or higher intensity uses.
3. For lots located in the R-5 or R-7 zones, the development or redevelopment creates a
maximum of one new lot or dwelling unit.
4. For properties located in the R-10, R-16, or R-20 zones, the lot or parcel size shall be one
acre or less. (Ord. 6245 § 14, 2009.)
18.25.030 Procedures.
Development proposals desiring to utilize the middle housing infill standards of this chapter
shall be subject to one or more of the permit types found in ACC Title 14 and shall be processed
in a manner consistent with the underlying land use application pursuant to ACC Title 14. (Ord.
6245 § 14, 2009.)
Page 162 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 3 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.25.040 Infill residential standards.Middle housing types.
A. For the purposes of this chapter middle housing refers to all housing consisting of between
two and six units per lot, defined in ACC 18.04.340(B).
18.25.050 Calculating parkingParking Requirements.
A. Within one-half mile walking distance of a Major Transit Stop no on-site parking is
required.
B. On lots that that are more than one-half mile walking distance of a Major Transit Stop,
(1) one on-site parking space shall be required for each dwelling unit.
C. On-site parking spaces shall include garage and/or driveway parking spaces.
D. When calculating parking relative to the above referenced lot sizes, the calculation shall
occur prior to zero lot line land divisions.
18.25.060 Accessory Dwelling Units.
A. An ADU is listed as a type of Middle Housing; each ADU that is proposed will be
considered a dwelling unit when calculating the number of units allowed on a lot or as part of a
development proposal.
B. ADUs must be an accessory to a principal middle housing unit.
C. ADUs cannot be used to supplement the number of dwelling units allowed under this
section.
D. ADUs are subject to the standards contained in Chapter 18.32 ACC.
18.25.070 Middle housing design standards.
A. Applicability.
1. Standards in this section apply to all development between two and six units per lot.
2. For the purposes of this section, a “street” refers to any public or private street.
Page 163 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 4 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
3. These design standards do not apply to the conversion of a structure to a middle
housing type with up to four attached units, if the floor area of the structure does not
increase more than 50 percent
B. Purpose. The purpose of these standards is to:
1. Promote compatibility of middle housing with other residential uses, including single-
unit detached dwellings.
2. De-emphasize garages and driveways as major visual elements along the street.
3. Provide clear and accessible pedestrian routes between buildings and streets.
4. Implement the definitions of cottage housing and courtyard apartments provided by
state law.
C. Pedestrian access. A private, paved pedestrian connection that is a minimum of three feet
wide required between each middle housing building and the public sidewalk (or the public
street if there is no sidewalk). Driveways may be used to meet this requirement.
D. Vehicle access, carports, garages, and driveways.
1. Garages, driveways, and off-street parking areas shall not be located between a
building and a street, except when either of the following conditions are met:
a. The combined width of all garages, driveways, and off-street parking areas
does not exceed a total of 60 percent of the length of the street frontage
property line. This standard applies to buildings and not individual units; or
b. The garage, driveway, or off-street parking area is separated from the street
property line by a dwelling; or
c. The garage, driveway, or off-street parking is located more than 100 feet from
a street.
E. Landscaping. See ACC Table 18.50.040(A) “Minimum Landscape Requirements by Zoning
District” for landscaping requirements.
F. Entries. Each building shall incorporate a primary building entry or one or more private unit
entries, such as a covered porch or recessed entry. Each entry shall feature minimum weather
protection of three feet by three feet.
G. Windows and doors. A minimum of 15 percent of the area of the street-facing façade
elevation shall include windows or doors. Facades separated from the street by a dwelling or
located more than 100 feet from a street are exempt from this standard.
Page 164 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 5 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
H. Unit articulation
1. Applicability.
a. Each attached unit featuring a separate ground level entrance in a multi-unit
building facing the street shall include at least one of the articulation options
listed in subsection (I)(2) below.
b. Facades separated from the street by a dwelling or located more than 100 feet
from a street are exempt from this standard.
2. Articulation options:
Option 1. Roofline change or a roof dormer with a minimum of four feet in
width.
Option 2. A balcony a minimum of two feet in depth and four feet in width and
accessible from an interior room.
Option 3. A bay window that extends from the façade a minimum of two feet.
Option 4. An offset of the façade of a minimum of two feet in depth from the
neighboring unit.
Option 5. A roofed porch at least 50 square feet in size.
Option 6. Change in wall color.
Figure 18.25.050(I)
Page 165 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 6 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
I. Middle Housing Design Review Submittal Requirements. In addition to any other
documentation required for submittal of a complete application for building permit or
discretionary land use approvals/permits, the following items shall be required for review of
building design:
1. Elevation drawings prepared by an architect licensed in the state of Washington of all
proposed construction including dimensional drawings at one-eighth inch equals one foot or
comparable scale showing the type of exterior materials, color, exterior finishes (including for
accessory structures, where applicable), articulation, fenestration details, and the location,
elevations, type, style and model of any exterior lighting fixtures (where applicable).
2. As applicable, a to-scale landscape plan consistent with Chapter 18.50 ACC.
18.25.080 Courtyard housing standards.
A. Applicability. Standards in this section apply to courtyard housing, which includes cottage
housing (detached units) and courtyard apartments (attached units).
B. Open space. Open space shall be provided equal to a minimum 20 percent of the lot size.
This may include common open space, private open space, setbacks, critical areas, and other
open space.
C. Common open space.
1. At least one outdoor common open space is required.
2. Common open space shall be provided equal to a minimum of 300 square feet per
unit. Each common open space shall have a minimum dimension of 15 feet on any side.
3. Orientation. Common open space shall be bordered by dwellings on at least two
sides. At least half of all units in the development shall abut a common open space and
have the primary entrance facing the common open space.
4. Parking areas and vehicular areas shall not qualify as common open space.
5. Critical areas and their buffers, including steep slopes, shall not quality as common
open space.
Page 166 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 7 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
D. Community building.
1. A courtyard housing development shall contain no more than one community
building.
2. A community building shall have no more than 2,400 square feet of net floor area,
excluding attached garages.
3. A community building shall have no minimum off-street parking requirement.
18.25.090 Usable open space.
A. All middle housing development must include usable open space.
B. Usable open space must occupy at least 10% of the lot with a minimum dimension of at least
10 feet. Usable open space may be a single large space or several separate spaces. Unenclosed
porches, patios, and entries may count towards usable open space if contiguous with a space
that meets the standards of this section. Areas of usable open space with no unenclosed
porches, patios, and entries or other similar features may overlap with the required landscaped
areas within Table 18.50.040(A).
C. Driveways and parking areas may not count towards usable open space.
D. Where usable open space is located within the front setback, the open space must be
defined with a fence, hedge, or wall, at least 24 inches tall.
E. LID stormwater BMPs, like rain gardens, may be integrated in up to 25 percent of the
minimum required usable open space area.
F. Additions must not create or increase any nonconformity with this standard.
Figure 18.25.060 Usable Open Space
Page 167 of 1253
Chapter 18.25 ACC, Infill Residential Development Standards Page 8 of 8
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.25.100 Lot splitting.
Lot splitting as defined in ACC 17.04.221 is permitted as a means of creating separate
ownership of each housing unit. See zero lot line subdivision standards contained in Chapter
17.29 ACC.
Page 168 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 1 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.29
DUC DOWNTOWN URBAN CENTER DISTRICT
Sections:
18.29.010 Intent.
18.29.020 Scope.
18.29.030 Process.
18.29.040 Definitions.
18.29.050 Use limitations.
18.29.053 Uses/activities requiring an administrative use permit.
18.29.055 Uses/activities requiring a conditional use permit.Deviation from
development standards
18.29.057 Implementing districts.
18.29.060 Development standards.
18.29.070 Design standards.
18.29.010 Intent.
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 urban 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. (Ord. 6071 § 6 (Exh. A), 2007.)
Page 169 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 2 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.29.020 Scope.
A. The downtown urban center zone may be applied to any property designated as
“Downtown” on the Auburn comprehensive plan map.
B. Site plan and building design review and approval shall be required for all public and private
development activities requiring permits within the downtown urban center zone unless
exempted under subsection C of this section. The planning and development director is given
the authority to require building design and site plans consistent with the design standards
contained or referenced herein and to require revisions as necessary in order to ensure
development is consistent with the purpose of this chapter.
C. The following activities, as determined by the director, shall be exempt from the provisions
of this chapter if the property has frontage on a pedestrian street as defined in the downtown
urban center design standards:
1. Interior alterations that do not alter the exterior appearance of a structure or modify an
existing site condition;
2. Normal or routine building and site maintenance/repair that is exempt from permit
requirements; and
3. Any remodeling or expansion of existing single-family unit detached residences with no
change in use or addition of dwelling units involved.
D. The following activities, as determined by the director, shall be exempt from the provisions
of this chapter if the property does not have frontage on a pedestrian street as defined in the
downtown urban center design standards:
1. Interior alterations that do not alter the exterior appearance of a structure or modify an
existing site condition;
2. Site and exterior alterations that do not exceed 10 percent of the assessed valuation of
the property (building or land) per the most recent county records;
3. Building additions that are less than 10 percent of the existing floor area of the existing
building(s). Any cumulative floor area increase (from the adoption date of the ordinance
codified in this chapter) that totals more than 10 percent shall not be exempt; unless the
Page 170 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 3 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
director determines compliance with these standards would be unfeasible and/or
unreasonable;
4. Normal or routine building and site maintenance/repair that is exempt from permit
requirements;
5. Any remodeling or expansion of existing single-family residences with no change in use
or addition of dwelling units involved. (Ord. 6287 § 2, 2010; Ord. 6230 § 1, 2009; Ord. 6071 § 6 (Exh.
A), 2007.)
18.29.030 Process.
A. Compliance with all development and design standards contained or referenced herein
shall occur in conjunction with any required permit process. The director shall provide
appropriate forms that shall accompany a permit application. The director may approve,
approve with conditions, or deny a building or site development permit application to ensure
compliance with these standards. Any decision regarding a permit application shall be set forth
in writing and contain findings of fact and conclusions that support the decision made.
B. The decision of the director shall be final unless the applicant or any affected party appeals
the decision to the hearing examiner. All appeals shall be in accordance with ACC 18.70.050(B)
through (E). (Ord. 6071 § 6 (Exh. A), 2007.)
18.29.040 Definitions.
These words shall have the following meanings for the purposes of this chapter:
A. “Canopy” means a cover over a sidewalk providing protection from the rain, which is
constructed of durable, permanent materials.
B. “Director” means the director of the Auburn department of planning and development.
C. “Green roof” means a roof designed with principles of environmental sustainability,
involving the use of vegetation and storm water collection and cleaning. It may or may not be
accessible.
Page 171 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 4 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
D. “Health club” means a use that offers exercise and recreational activities for tenants and/or
the general public, either with or without a fee.
E. “Parking, below grade” means any portion of a structure containing parking that is located
below the average finished grade around a building.
F. “Parking, structured” means parking contained within an enclosed building, designed to
appear like it is part of the larger building complex, or a freestanding structure devoted
exclusively to above-grade parking.
G. “Performing space” means any interior or exterior area designated for live performing and
entertainment.
H. “Public art” means any form of painting, mural, mosaic, sculpture, or other work of art, so
long as it can be appraised as a work of art and its value as such documented, displayed on the
exterior of a building, at or near the pedestrian entrance, or on a public plaza, and visible to
users of the public right-of-way at all times.
I. “Public meeting room” means a space that can be used by the general public and having a
capacity of at least 50 people. It may operate under a reservation or nominal fee system and
must be easily accessible from a lobby or plaza.
J. “Public plaza” means an open space that is visible and accessible to the public at all times,
predominantly open to the sky, and for use principally by people, as opposed to merely a
setting for the building.
K. “Street level retail” means uses providing goods and services, including food and drink,
adjacent to, visible from, and directly accessible from the public sidewalk.
L. “Water feature” means a fountain, cascade, stream, fall, pond of water, or combination
thereof, that serves as a focal point, located outside of a building, publicly visible and accessible,
and active during daylight hours. (Ord. 6287 § 2, 2010; Ord. 6071 § 6 (Exh. A), 2007.)
18.29.050 Use limitations.
Hereafter, all buildings, structures or properties may be used for any use, unless specifically
prohibited herein. Ground floor retail, restaurants and/or office use is required for all building
Page 172 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 5 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
frontages facing Main Street. All uses shall be subject to review and approval by the director.
The following uses are prohibited:
A. Sexually oriented businesses as defined in Chapter 18.74 ACC.
B. Taverns.
BC. All industrial uses as defined in the North American Industrial Classification System
(20221997 Edition), categories 48 – 49 (transportation), 31 – 33 (manufacturing) and 42
(wholesale trade).
CD. Outdoor storage of materials and equipment (except during active construction projects).
DE. New automobile maintenance and repair businesses.
EF. Work release facilities; secure community transition facilities.
FG. Wrecking yards.
GH. Solid waste transfer stations.
HI. Car washes.
IJ. New gasoline stations.
JK. Street-level ministorage.
KL. Outdoor sales of vehicles, boats or equipment.
LM. Drive-in/drive-through facilities with direct vehicular driveway access onto Main Street.
MN. All marijuana related businesses and marijuana cooperatives.
NO. New single-unit detached dwellings; except for DUC Neighborhood Residential District.
OOP. Other uses may be prohibited by the director if the use is determined to be inconsistent
with the intent of this zone or is of the same general character of the other prohibited uses
listed in this section. (Ord. 6642 § 10, 2017; Ord. 6071 § 6 (Exh. A), 2007.)
Page 173 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 6 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.29.053 Uses/activities requiring an administrative use permit.
The following uses/activities may be permitted when an administrative use permit has been
issued pursuant to the provisions of Chapter 18.64 ACC:
A. Expansions of existing automobile maintenance and repair businesses;I
B. Expansions of existing gasoline stations;
C. Animal daycare businesses that feature outdoor exercise areas and/or kennels;
D. Wine production facility; small craft distillery; small craft brewery; and a tasting room is an
outright allowed use in the DUC zone. (Ord. 6368 § 8, 2011; Ord. 6269 § 32, 2009.)
18.29.055 Deviation from development standards. Uses/activities
requiring a conditional use permit.
The following uses/activities may be permitted when a conditional use permit has been issued
pursuant to the provisions of Chapter 18.64 ACC:
A. Any development project that seeks to deviate from any development standard listed in
ACC 18.29.060 must be granted a variance pursuant to the provisions of Chapter 18.70 ACC .
(Ord. 6269 § 12, 2009; Ord. 6071 § 6 (Exh. A), 2007.)
18.29.057 Implementing districts.Zones
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 urban 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, entertainment, 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
Page 174 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 7 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
increase the city’s tax base, thereby helping to fund public improvements and public services. In
order to implement the city of Auburn Downtown Plan and the goals, policies and objectives of
the Auburn Comprehensive Plan, the zone is divided into the following districts:
A. DUC Downtown Core -125 DistrictZone. DUC-125 is implemented only in the Downtown
Urban Center and is subject to uses and development standards of this chapter and the
Downtown Urban Design Guidelines. DUC-specific development regulations, guidelines, and
design requirements as found in Appendix A - Downtown Urban Design Guidelines, this
Comprehensive Plan, and Auburn City Code. Development in the DUC Downtown Core – 125
districtzone shall not exceed 125 feet in vertical height and is subject to other applicable height
restrictions found in Chapter 18.38 ACC.
B. DUC Downtown Core -75 DistrictZone. The DUC Downtown Core – 75 zone is consistent with
the intents and requirements described in the DUC Downtown Core – 125’ except a maximum
75 vertical foot height limit shall apply.
C. DUC Downtown Core - 55 DistrictZone. The DUC Downtown Core – 55 zone is consistent with
the intents and requirements described in the DUC Downtown Core – 125’ except a maximum
55 vertical foot height limit shall apply.
D. DUC Neighborhood Residential. R-16 PlusR-2 uses per ACC Table 18.07.020 allowed, subject
to the development standards of this chapter and the Downtown Urban Design Guidelines.
and DUC design guidelines
E. DUC Health and Wellness District. This district e 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. Residential may be included as part of vertical mixed-use development with
medical being the primary development use. This district is subject to the uses and
development standards of this chapter and the Downtown Urban Design Guidelines.
F. DUC M-1 Light Industrial District. M-1 zone uses allowed per ACC Table 18.23.030, subject to
the development standards of this chapter and the Downtown Urban Design Guidelines.
Consistent with M-1 standards but design guidelines apply
Page 175 of 1253
Chapter 18.29 ACC, DUC Downtown Urban Center District Page 8 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
G. DUC Flex-Residential District. This zone is intended to promote craft industrial/commercial
uses that are compatible with residential area (i.e., workshop, brewery, etc.). R-F zone uses
allowed per ACC Table 18.07.020, subject to the development standards of this chapter and the
Downtown Urban Design Guidelines. Promotes craft industrial/commercial uses that are
compatible with residential area (i.e., workshop, brewery, etc.)
18.29.060 Development standards.
A. Minimum lot area: none.
B. Minimum lot width: none.
C. Minimum lot depth: none.
D. Floor Area Ratio. Floor area ratio is the cumulative amount of floor area within a building as
a multiple of the lot area.
Floor Area Ratio (FAR)1
Basic Allowable “As of Right” Maximum Allowable with Bonuses
Nonresidential2 Residential2 Nonresidential Residential3 Combined4
3.0 2.0 4.0 3.5 5.0
1 Floor area is measured to the inside face of exterior walls. The following shall be excluded from floor area
calculation:
a All space below finished grade.
b Space dedicated to structured parking.
c Space used for any bonus feature listed in subsection E of this section.
2 Minimum required FAR is 0.75; basic allowable FAR is 1.0.
3 Hotels, nursing homes, assisted living centers, etc. shall be considered residential for the purpose of
calculating FAR.
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Chapter 18.29 ACC, DUC Downtown Urban Center District Page 9 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
4 Allowable FAR for nonresidential and residential uses may be added together within a project, for a
combined total.
E. Bonus Features Allowing Increased Floor Area Ratio.
Feature Additional Gross Floor
Area for Each Feature
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Chapter 18.29 ACC, DUC Downtown Urban Center District Page 10 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature Additional Gross Floor
Area for Each Feature
Street level retail 100 sf of floor area for
each linear foot of retail
frontage
Restaurant 100 sf of floor area for
each linear foot of
restaurant frontage
Public plaza 5 sf of floor area for
each sf of plaza
Widening public
sidewalk
4 sf of floor area for
each sf of sidewalk
made available for
public use
Canopy 4 sf of floor area for
each sf of canopy
Daycare 4 sf of floor area for
each sf of daycare
Health club 2 sf of floor area for
each sf of health club
Performing space 2 sf of floor area for
each sf of performing
space
Public meeting room 5 sf of floor area for
each sf of meeting
room
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature Additional Gross Floor
Area for Each Feature
Public art (arts
commission approval
required)
10 sf of floor area for
each $100 of valuation
Water feature 10 sf of floor area for
each $100 of valuation
Structured parking 0.5 sf of floor area for
each sf of required
parking above grade
Below grade parking 1 sf of floor area for
each sf of required
parking below grade
(including half-level
plate below grade)
Green roof 2 sf of floor area for
each sf of green roof
Public restrooms 10 sf of floor area for
each sf of public
restroom
Contribution to a public
park or cultural facility
such as a library,
museum or theater
within 0.5 miles of the
DUC zone; also, any
project including a
performance or
entertainment venue is
eligible for these
10 sf of floor area for
each $100 of
contribution towards
acquisition or
development. This can
be used to exceed both
maximum FAR and
maximum building
height by up to 25%
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature Additional Gross Floor
Area for Each Feature
bonuses, based upon
the value of
construction
Development of open
space such as open
roof decks, balconies,
lanais or parts of the
building and improved
for outdoor living;
including rooftop
daycare play areas, dog
walking areas, etc.
5 sf of floor area for
each sf of open space
An applicant may be required to provide a legally binding agreement or easement to ensure
any of the above features is maintained over the life of the project.
F. Maximum Building Height. Maximum building height within the DUC zone shall be 75 feet,
unless bonus height is permitted per subsection E of this section.
1. If retail uses occupy the ground floor, the minimum height for that floor shall be 14 feet.
2. Mechanical penthouses, stair/elevator overruns, and antennas may be excluded from
building height calculation provided they extend no more than 20 feet above the roof deck.
3. Maximum building height may be increased by up to 20 percent if the top is designed as
a nonhabitable, architectural element. This element may extend above the increased
height limit.
G. Minimum Building Height. The minimum height for any new structure within the DUC zone
shall be two stories for the full extent of the building footprint.
H. Parking Ratios. The following parking standards shall apply within the DUC zone in lieu of
any standard noted in ACC 18.52.020 or provision of ACC 18.52.030:
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Chapter 18.29 ACC, DUC Downtown Urban Center District Page 13 of 16
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Use Type Minimum
Required
Maximum Allowed
for Surface Parking
Lots
Retail 2 stalls/1,000
nsf
4 stalls/1,000 nsf1
Office 2 stalls/1,000
nsf
4 stalls/1,000 nsf
Residential
(mixed-
use,
apartment,
live/work,
work/live)
1 stall per
dwelling unit
2 per dwelling unit
Residential
(middle
housing)
1 stall per
dwelling unit
outside of one-
half mile
walking
distance of a
Major Transit
Stop
2 stalls per dwelling
unit outside of one-
half mile walking
distance of a Major
Transit Stop
Restaurant 0.5 stall per 4
seats
1 stall per 4 seats
1 nsf = net square feet
1. Parking requirements for uses not listed shall be determined by a study of parking
demand for that use, as prepared by a qualified professional and as accepted by the
director.
2. Retail and restaurant uses less than 3,000 nsf in area shall be exempt from parking
requirements.
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
3. Uses sharing a common parking facility may reduce the required number of stalls by 25
percent.
4. Required parking may be located off site, so long as it is: (a) located within the DUC
zone, (b) within 1,000 feet of the property, (c) connected to the property by streets
improved with sidewalks or walkways, and (d) tied to the site by a contractual agreement
reviewed and approved by the city attorney that is filed with the city and deed of record at
the county.
5. On-street parking that is located directly adjacent to a development site may be used to
satisfy minimum parking requirements and shall not be included in determining maximum
surface parking allowances.
6. Dedicated off-site parking provided within a parking structure may be used to provide
FAR bonuses for a project on a separate site, provided the parking structure is located
consistent with this chapter.
7. The maximum standards noted in the table above may be exceeded if all stalls above
the maximum limit are provided within a parking structure.
8. Compliance with these standards is not required for a change of use within an existing
building or whenever there is an expansion of an existing building or a new building
replaces an existing building that does not increase the floor area by more than 25 percent.
9. In lieu of providing the minimum parking required by this section, an applicant may
request to pay for each required parking stall into a special fund that will be used to
provide and upgrade municipal parking to serve the DUC zone. The per-stall fee shall be as
specified in the city’s fee schedule.
I. Signs. The design of all signs shall be in conformance with the design standards referenced in
ACC 18.29.070. Allowable types, numbers and sizes of signs shall be as follows:
1. Freestanding: not allowed, except for monument signs as described within the
“Downtown Auburn Design Standards”; no more than one per street frontage; maximum
size: 64 square feet, calculated at a rate of one square foot of sign area per lineal foot of
site frontage; minimum entitlement shall be 32 square feet; maximum height: five feet.
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
2. Wall signs: maximum area of 150 square feet per building facade, calculated at a rate of
one square foot of sign area for every lineal foot of facade; minimum entitlement shall be
16 square feet.
3. Suspended signs attached under a marquee or canopy: one double-faced sign, no
greater than three square feet per face allowed for each building entrance; minimum
clearance above grade: eight feet.
4. Portable Signs. Portable signs may be allowed for each business entrance, subject to the
following:
a. Signs may be placed within the public right-of-way, within 12 feet of a business
entrance, subject to the guidelines provided by the director in consultation with the
city engineer such that sign placement does not interfere with pedestrian or vehicular
traffic, does not create a sight hazard, and conforms to the requirements of the
Americans with Disabilities Act. Additional portable signage may be authorized in order
to support downtown events that are permitted or sanctioned by the city.
b. The sign shall be in accordance with the provisions of ACC 18.56.030(L).
c. The sign area cannot exceed 42 inches in height, 32 inches in width, and be limited
to two faces.
d. Portable signs are not permitted to be affixed to city infrastructure located within
the right-of-way (e.g., street lights, fire hydrants, public art). This includes a prohibition
of chaining or otherwise securing portable signs to such infrastructure.
e. Signs may be displayed during business hours and shall not be displayed when the
business is closed.
f. No landscaping may be covered, cut, damaged, or modified to accommodate a
portable sign. The city may require replacement of any damaged landscaping pursuant
to Chapter 18.50 ACC.
g. All portable signs shall have the permit number affixed to the back of the sign.
J. Landscaping. Landscaping shall be provided as defined in the Downtown Auburn Design
Standards. (Ord. 6828 § 1 (Exh. A), 2021; Ord. 6534 § 1, 2014; Ord. 6419 § 1, 2012; Ord. 6071 § 6 (Exh. A),
2007.)
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.29.070 Design standards.
Adopted by reference are the “Downtown Auburn Design Standards” and the “Auburn Junction
Design Standards,” a copy of which shall be maintained by the city clerk. These documents
contain standards for development of the built environment in the DUC zone. The director shall
have the authority to apply the standards to specific development proposals. These standards
may be amended upon approval by the community development director. (Ord. 6828 § 1 (Exh. A),
2021; Ord. 6532 § 29, 2014; Ord. 6419 § 2, 2012; Ord. 6287 § 2, 2010; Ord. 6190 § 1, 2008; Ord. 6071 § 6 (Exh. A),
2007.)
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
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Chapter 18.31 ACC, Supplemental Development Standards Page 1 of 54
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Chapter 18.31
SUPPLEMENTAL DEVELOPMENT STANDARDS
Sections:
18.31.010 Daycare standards.
18.31.020 Fences.
18.31.025 Retaining walls.
18.31.030 Height limitations – Exceptions.
18.31.040 Lots.
18.31.050 Single-unit detached dwellingfamily dwelling siting and design standards.
18.31.060 Recreational vehicle parks.
18.31.070 Setbacks.
18.31.080 Heliports.
18.31.090 Work release, prerelease and similar facilities.
18.31.100 Wireless communications facilities siting standards.
18.31.110 Siting of small wireless facilities.
18.31.115 Wetland mitigation.
18.31.120 Accessory dwelling units.
18.31.130 Communal residence standards.
18.31.140 Gated residential subdivisions.
18.31.150 Secure community transition facilities.
18.31.160 Supportive housing development standards.
18.31.170 Reserved.
18.31.180 Performance standards.
18.31.190 Supplemental standards for residential mobile home communities.
18.31.200 Architectural and site design review standards and regulations.
18.31.210 Agricultural enterprises development standards.
18.31.220 Permitted animals.
18.31.230 Repealed.
18.31.010 Daycare standards.
A. The following performance standards shall apply to all child daycares but shall not apply to adult daycare:
1. If applicable, must be properly licensed with the state of Washington;
2. Daycare, preschool and nursery school services shall not be conducted before 5:00 a.m. or after 9:00
p.m. in the following zones: RC, R-1, R-52, R-72.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
B. The provisions of subsection A of this section are not intended to reduce the requirements of any other
licensing agency or department. (Ord. 6245 § 15, 2009.)
18.31.020 Fences.
A. Purpose. The fencing requirements in this section are intended to advance public safety, maintain and
protect property values, to enhance the city’s appearance, and to visually unify the city and its neighborhoods.
This section contains general standards applicable to all fences (regardless of zoning district), and specific
standards for fences within the residential, commercial, and institutional use zoning districts.
B. Fence Height Regulations. The minimum or maximum height requirements as stipulated throughout this
chapter shall be considered to be met if the height of the fence is within six percent of the height required. The
height of the fence shall be determined from the existing, established grade on the property to the highest point
of the fence.
1. Notwithstanding any other provisions regarding fence height, the height of any portion of a fence may
not reduce the sight distances established by the engineering design standards for vehicular and
nonmotorized transportation facilities.
2. Fences and walls built interior of the required setback areas may be as high as the maximum building
height allowed within the applicable zone.
3. Building permits are required for fences exceeding 84 inches in height.
4. The addition of lattice, trellis, and other similar features of a fence shall count towards the overall
height and opaqueness of a fence.
5. If a fence sits upon or is elevated by a retaining wall, the height of the fence is measured from the base
of the retaining wall. Building permits may be required for fences erected on retaining walls.
C. Fence Height Regulations by Zoning District. The following regulations shall apply in the R-1, R-52, R-
72, R-310, R-316, R-420, R-MHC, R-FO, RO-H, I, C-N, C-1, C-2, C-AG4, and DUC zones:
1. Fence heights shall not exceed the following in each of the required setback areas, as regulated per
each zone:
a. Front setback1: 42 inches; provided, that fences constructed of chain link, wrought iron or similar
materials that provide visibility, as defined herein, may be 72 inches in height;
b. Side setback: 72 inches;
c. Rear setback: 72 inches;
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
d. Street side setback: 72 inches.
1 The front setback for residential zones pertains to the front setback for single-familysingle-unit
detached dwelling residence per box E1 of the table shown in ACC 18.07.030.
D. Screened Fences and Sight-Obscuring Fences.
1. Fence visibility is defined per ACC 18.04.373. In certain circumstances, the city engineer may
determine that a fence that is 50 percent or less opaque does not provide visibility if the angle through
which the fence is being viewed for sight distance analysis increases the perceived opacity of the fence to
50 percent or higher.
2. Screened fences are defined per ACC 18.04.372.
3. Sight-obscuring fences are defined per ACC 18.04.374.
E.
1. When landscaping is required along the property line and the property line abuts the right-of-way, the
fence shall be placed interior to the required landscaping. The fence may not obscure such landscaping
unless authorized through the land use or architectural and site design review process.
2. At other property lines, the landscaping shall be located to serve the greatest public benefit.
3. Fencing shall be placed such that it does not damage existing landscaping.
F. Access and Obstructions.
1. If a fence includes a gate or similar feature to allow vehicle passage, the gate shall be placed within
the interior of the lot a sufficient distance to provide a vehicle refuge area within the driveway exterior of
the fence to avoid blocking the street. The vehicle refuge area shall have a length that is sufficient for a
waiting vehicle and not block the street, sidewalk, or right-of-way, in accordance with the engineering
design standards.
2. Any fence located within a front yard setback that features a locking gate or similar security device,
that cannot be opened from the exterior, shall provide emergency access in a manner acceptable to the fire
marshal.
3. In no case shall any fence, hedge, or other obstruction be constructed, grown, or located, such that it
deters or hinders the fire authority from gaining access to any fire authority connection, fire protection
control valve, fire hydrant, or fire authority appliance or device. Minimum clearance requirements for fire
hydrants shall be in accordance with the engineering design standards.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
4. In no case shall any fence, hedge, or other obstruction be constructed, grown, or located, such that it
obstructs the visibility of any fire hydrant from a distance of 150 feet, in any direction, of vehicular
approach to the hydrant.
5. In no case shall any fence, hedge, or other obstruction be constructed, grown, or located in a manner
which interferes with access to water, storm, or sanitary sewer manholes, and utility meters, and other city
appurtenances which require access for maintenance purposes.
6. Unless explicitly permitted by easement language, fences are prohibited within city utility easements
except as may be authorized by the city engineer.
G. Other than in the P-1, M-1, or M-2 zones, no fence may include the use of barbed wire, including
concertina, razor, or similar wire; provided, that pasture areas a minimum of one acre in area may be fenced
with barbed wire in any zone. Barbed wire may be attached to the top of, and in addition to, the height of a 84-
inch fence in the above zones, provided it does not extend more than 12 inches in height.
H. Electrically charged fences shall only be allowed within the RC, R-1, C-23, M-1, M-2, LF, or I zones and
shall adhere to the following standards. These standards shall not apply to underground or invisible pet fences
that are used to contain small domestic animals.
1. Within the RC and R-1 zones the electrical charge of an electric fence must be noncontinuous and the
electric fence controller shall be approved by Underwriters Laboratories (UL) or meet the testing
standards of Underwriters Laboratories. It is further provided that electric fences in the RC and R-1 zones
that abut any public street or right-of-way shall include warning signs consistent with subsection (H)(2)(e)
of this section.
2. Within the C-23, M-1, M-2, LF, or I zones, the construction and use of electric fences shall be
allowed in the city only as provided in this section and subject to the following:
a. Electrification.
i. The energy source (energizer) for electric fences must be provided by a storage battery not to
exceed 12 volts DC. The storage battery is charged primarily by a solar panel. However, the
solar panel may be augmented by a trickle charger.
ii. The electric charge produced by the fence upon contact shall not exceed energizer
characteristics set forth in the International Electrotechnical Commission (IEC) standards.
b. Perimeter Nonelectric Fence or Wall. No electric fence shall be installed or used unless it is
completely surrounded by a nonelectrical fence or wall that is not less than 72 inches.
c. Location. Electric fences shall only be permitted around outdoor storage areas. Electric fences
and perimeter fencing are allowed in the setback areas provided the applicable requirements of this
section are met.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
d. Height. Electric fences shall not exceed 10 feet in height.
e. Warning Signs. Electric fences shall be clearly identified with warning signs that read
“Warning – Electric Fence” at intervals of 50 feet or less. Signs shall also contain imagery or
symbols of or similar to the International Organization for Standardization (ISO) warning symbol for
electric hazard to alert individuals that the fence is electrically charged (e.g., lightning bolts).
f. Electric fences shall be governed and regulated in accordance with the regulations for alarm
permits contained in Chapter 9.30 ACC.
g. Electric fences and gates must also meet all applicable International Fire Code standards. (Ord.
6884 § 1 (Exh. 1), 2022; Ord. 6461 § 2, 2013; Ord. 6419 § 3, 2012; Ord. 6245 § 15, 2009.)
18.31.025 Retaining walls.
A. Retaining Wall General Regulations.
1. Retaining walls must be designed and located per the adopted IBC and IRC design standards. See
Figure 18.21.025(A).
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
2. Notwithstanding any other provisions regarding retaining wall height, the height of any portion of a
retaining wall may not reduce sight distance established by the Engineering Design Standards for
vehicular and nonmotorized facilities.
3. Any grading work shall be in compliance with Chapter 15.74 ACC.
4. All portions of retaining walls, including subsurface elements such as footings, anchors, and
cantilevers, shall not encroach or be located within the right-of-way or public utility easements unless
explicitly permitted by the city engineer and/or by the easement language.
5. The requirements of this chapter do not apply to retaining walls in rights-of-way.
6. Additional requirements apply to retaining walls that provide support to rights-of-way as specified in
the Engineering Design Standards.
7. Retaining walls designed as part of an approved preliminary plat, and located prior to recordation of
the final plat, are not subject to the setback area requirements contained in this section.
B. Residential Lots.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
1. Retaining walls are not permitted in the required setback areas, unless meeting one of the following
criteria. The height of a wall shall be measured from the bottom of a footing to the top of the wall.
a. Retaining walls that are under 48 inches and constructed in accordance with the IRC, whether
supporting a surcharge or not, are allowed in all setback areas, as regulated per each zone.
b. Retaining walls over 48 and under 84 inches and constructed in accordance with the IRC,
whether supporting a surcharge or not, are allowed in all setback areas except the front and street-
side setback, as regulated per each zone.
c. Retaining walls over 84 inches, constructed in accordance with the IRC, whether supporting a
surcharge or not, are not allowed in the setback areas, as regulated per each zone.
2. Retaining walls visible from the right-of-way or adjacent property must be composed of rock, textured
or patterned concrete, masonry, composite, or other products that complement the existing residential or
neighborhood character. Products such as “ecology blocks” or plain smooth concrete are not permitted.
Materials other than those listed may be used with approval from the planning director or designee.
C. Nonresidential Lots/Tracts.
1. Retaining walls visible from the right-of-way or adjacent property shall be composed of rock, textured
or patterned colored concrete, masonry, or composite. Products such as “ecology blocks” are not
permitted. Materials other than those listed may be used with approval from the planning director or
designee.
2. For retaining walls over 48 inches in height or supporting a surcharge, the area between the right-of-
way and the retaining wall shall be landscaped and maintained per Chapter 18.50 ACC.
3. Terraces created between retaining walls shall be permanently landscaped and revegetated pursuant to
a mitigation or landscape plan developed by a qualified professional.
4. Notwithstanding the requirements contained in this section, retaining walls may still require a building
permit if trees or other landscape features will potentially impact (e.g., tree roots) or impose a surcharge
on the wall.
5. The width of the retaining wall or walls support shall not be included in any landscaping calculations
or measurements. (Ord. 6884 § 1 (Exh. 1), 2022.)
18.31.030 Height limitations – Exceptions.
The following buildings and/or structures are exempt from the height requirements of this title; in no case does
this lessen any height restrictions that relate to the municipal airport:
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
A. Cupolas, provided they do not extend more than three feet above the roof line;
B. Church spires or steeples, provided they conform to elevations as approved under a conditional use permit;
C. Transmission line towers, including telephone line towers and similar types of other line towers, located
within public street rights-of-way, easements, or on private property, and which are constructed in accordance
with other regulations as required by the city;
D. Residential television antennas, provided they are used in conjunction with the reception of commercial
television station signals and are not used for transmission purposes;
E. Elevated reservoirs, water tanks or standpipes under the jurisdiction of the city or other water district;
F. Athletic Field or Playground Lighting Under the Jurisdiction of the City or Other Public Agency. This
exemption is limited to the P-1 public use zone only. (Ord. 6245 § 15, 2009.)
18.31.040 Lots.
A. All lots shall meet the lot area and width requirements set forth in the applicable zone, except that for
parcels created prior to June 1, 2009, the following standards shall apply. For any residentially zoned parcel of
land created prior to June 1, 2009, with an area and/or a width or depth less than that prescribed for a lot in any
residential zone, the fact that the parcel of land does not meet the area and/or width requirements as set forth in
this title shall not prohibit the property from being utilized for single-familysingle-unit detached
dwellingresidential purposes; provided, that all other regulations of this title are complied with.
1. For single-unit detachedfamily homes on substandard lots, the following special provisions for lot
coverage and setbacks may apply; provided, that the requirements for access, utility infrastructure, and
minimum sight distance as provided for in the city design construction standards, and the requirements for
private utilities, can be met:
a. Lot Coverage. Lot coverage may be determined by using the following formula:
(A/B) * C = D(%)
A = Lot area required by zoning code.
B = Lot area of existing lot.
C = Percentage of lot coverage allowed by zoning code.
D = Percentage of lot coverage allowed for the substandard lot.
In no case shall the lot coverage exceed 60 percent, unless otherwise allowed by this title.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
b. Front and Rear Setbacks. Either the front or rear setback may be determined by using the
following formula:
(A/B) * C = D
A = Lot area of existing lot.
B = Lot area required by zoning code.
C = Front or rear setback required by zoning code.
D = Front or rear setback allowed for the substandard lot.
In no case shall the front or rear setback be less than 10 feet, unless otherwise allowed by this title.
c. Side Setbacks. Side setbacks may be determined by using the following formula:
(A/B) * C = D
A = Width of the existing lot.
B = Lot width required by zoning code.
C = Side setback required by zoning code.
D = Side setback allowed for the substandard lot.
In no case shall the interior side setback be less than five feet or the street side setback less than 10
feet, unless otherwise allowed by this title.
B. Lots created by the King County assessor’s office shall not be considered as building lots or lots that can
be further subdivided unless in accordance with this title and land division ordinance, except those lots created
prior to August 24, 1968, which was the adoption date of the previous subdivision ordinance, No. 2204. See
ACC 17.04.220 for definition of “lot of record.”
C. Lots created by the Pierce County assessor’s office shall not be considered as building lots or lots that can
be further subdivided unless in accordance with this title and land division ordinance, except those lots legally
created prior to any land being annexed to the city of Auburn. See ACC 17.04.220 for definition of “lot of
record.” (Ord. 6245 § 15, 2009.)
18.31.050 Single-family dwelling sitingunit detached siting and design standards.
A. All single-unit detachedfamily dwellings (including manufactured homes) located in residential zones
shall meet all of the following criteria:
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
1. May not have previously had a title granted to a retail purchaser and may not be a used mobile home
as defined by RCW 82.45.032(2), now or hereafter amended.
2. Be built to meet or exceed the standards established by federal law 42 USC 5401 through 5403, now
or hereafter amended.
3. Be thermally equivalent or better to that required by the state energy code for new residential
structures, now or hereafter amended.
4. Be set on and securely attached to a permanent foundation as specified by the manufacturer.
5. Proof of title elimination is required prior to building occupancy.
6. Be connected to required utilities that include plumbing, heating and electrical systems.
B. Single-unit detached siting standards. All single-unitfamily dwellings (including manufactured homes)
shall comply with the following siting and design standards:
1. The design and construction of the foundation must meet the requirements of the International
Building Code, now or hereafter amended;
2. The gap from the bottom of the structure to the ground, around the entire perimeter of the structure,
shall be enclosed by concrete or other concrete product as approved by the building official, which may or
may not be load-bearing.
C. Single-unit detached design standards. In addition to any other documentation required for submittal of a
complete application for building permit or discretionary land use approvals/permits, the following items shall
be required for the review of building design:
1. Elevation drawings prepared by an architect licensed in the state of Washington of all proposed
construction including dimensional drawings at one-eighth inch equals one foot or comparable scale showing
the type of exterior materials, color, exterior finishes (including for accessory structures, where applicable),
articulation, fenestration details, and the location, elevations, type, style and model of any exterior lighting
fixtures (where applicable).
2. As applicable, a to-scale landscape plan consistent with Chapter 18.50 ACC.
CD. The above requirements do not apply to single-family unit detached dwellings sited within the R-MHC
residential manufactured/mobile home community zone. (Ord. 6245 § 15, 2009.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.31.060 Recreational vehicle parks.
A. The following performance standards shall apply to all recreational vehicle parks:
1. Minimum size of the recreational vehicle park: 100,000 square feet;
2. Maximum gross density: one recreational vehicle space per each 2,000 square feet of land area;
3. Recreational space: eight percent of the total site area shall be provided as defined recreation space.
The recreation space shall be easily accessible and shall be improved and maintained in such a manner so
as to provide adequate recreational facilities for the residents of the recreational vehicle park;
4. Minimum width: each recreational vehicle space shall have a minimum width of 25 feet;
5. Interior private streets:
a. Twelve feet of width per each travel lane and 10 feet of width per each parking lane. A minimum
of 20 feet shall be provided for one-way systems;
b. The streets shall be improved in accordance with this title. In addition, all streets shall be well-
drained, well-lighted, and continuously maintained in operable condition;
6. Spacing between units: there shall be a minimum side-to-side dimension of 12 feet between units and
a minimum end-to-end dimension of 10 feet between units;
7. Minimum setbacks required: the following setback requirements shall apply:
a. Twenty-five feet from a public street;
b. Five feet from an interior private street;
c. Fifteen feet from the park boundary;
8. Off-street parking: a minimum of one off-street parking space shall be required for each recreational
vehicle space. It shall be located within the recreational vehicle space. In addition, one off-street parking
space per each three recreational vehicle spaces shall be required for guest parking. The guest parking
spaces shall be grouped and distributed evenly throughout the park;
9. Pedestrian walkways: pedestrian walkways having a width of not less than three feet shall be provided
from the recreational vehicle spaces to all service buildings, and facilities, refuse collection areas, and
recreation areas. The walkways shall be hard-surfaced, well-drained, and well-lighted;
10. Landscaping: see Chapter 18.50 ACC;
11. Limit of stay: no recreational vehicle shall remain within in a recreational vehicle park for more than
120 days in any one-year period;
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12. Solid waste disposal: the storage, collection and disposal of solid waste in recreational vehicle parks
shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, or accident
or fire hazards. Individual or grouped refuse containers must be screened from view except on collection
day;
13. Utilities: the following requirements for utilities shall apply:
a. A water supply system shall be provided in the recreational vehicle park for each recreational
vehicle space designed to accommodate the park user occupying a self-contained recreational
vehicle, the water system for a recreational vehicle park shall be constructed and maintained in
accordance with all applicable state and local codes and regulations;
b. Watering stations: each recreational vehicle park shall be provided with one or more accessible
water supply outlets for filling recreational vehicle water storage tanks;
c. Sewage disposal system: an adequate and safe sewage disposal system shall be provided in a
recreational vehicle park for each recreational vehicle space designed to accommodate the park user
occupying a self-contained vehicle and shall be connected to the public sewage system. The sewage
disposal system in a recreational vehicle park shall be constructed and maintained in accordance with
all applicable state and local codes and regulations;
d. Sanitary stations: each recreational vehicle park shall be provided with sanitary dumping stations
in the ratio of one for every 100 recreational vehicle spaces or fractional part thereof. The
construction of the sanitary station shall be in accordance with the appropriate county department of
health. Sanitary stations shall be screened from other activities by a visual barrier such as fences,
walls, or natural growth and shall be separated from any recreational vehicle space by a distance of
not less than 50 feet;
e. Electrical supply system: each recreational vehicle park shall be provided with an underground
electrical system which shall be installed and maintained in accordance with all applicable state and
local codes and regulations;
f. Other utility systems: if other utility systems such as natural gas, television cable, or telephone
are installed in a recreational vehicle park, such installation shall be in accordance with state and
local codes and regulations;
14. All recreational vehicle spaces shall be well marked and numbered.
B. The planning director shall approve the site plan for all recreational vehicle parks with concurrence of the
city engineer. The site plan shall contain the following:
1. Name of the owner and operator, with address and phone number, and the name of the proposed
recreational vehicle park or campground;
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2. Legal description of the subject tract of land;
3. Name, address and phone number of the person or firm preparing the site plan;
4. Scale of the drawing and north arrow;
5. The area and dimensions of the tract of land;
6. The number, size and location of all recreational vehicle spaces;
7. The number, location and size of all off-street automobile parking spaces;
8. The location and width of all streets and walkways;
9. The location of service buildings, sanitary stations, recreation area and any other proposed facilities or
structures;
10. Location of all utility lines and easements;
11. Indication of the water supply, sewage disposal, electrical supply, and refuse collection systems;
12. Indication of all buildings, recreation uses, and other facilities to be constructed;
13. Landscaping specifications;
14. A vicinity map indicating the names and location of all streets within at least a quarter-mile radius of
the subject site;
15. Location and specifications of the manager’s office and dwelling unit;
16. The site plan shall be properly dimensioned and drawn at a scale not less than one inch equals 40 feet
and on a sheet size 24 inches by 36 inches; more sheets may be allowed if necessary. (Ord. 6245 § 15,
2009.)
18.31.070 Setbacks.
A. The following may project from a building into a required setback; provided, that such projection does not
interfere with required utility easements or sight distance requirements pursuant to city design and construction
standards:
1. Fireplace structures, bay windows, garden windows, enclosed stair landings, closets, framed fireplace
shafts, wireless communications facilities or similar projections not wider than eight feet measured in the
general direction of the wall of which it is a part: 18 inches into any setback; provided, that such
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projection does not interfere with required utilities easements or sight distance requirements pursuant to
city design and construction standards;
2. Porches and Platforms.
a. Uncovered porches and platforms which do not extend above the floor level of the first floor: 18
inches into side setbacks and six feet into the front setback and rear setback; provided, that they may
extend three feet into the side setback when they do not exceed 18 inches in height above the
finished grade;
b. Covered but unenclosed porches and platforms which do not extend above the floor level of the
first floor and which are no wider than 50 percent of the building’s frontage: five feet into the front
setback;
3. Planting boxes or masonry planter not exceeding 42 inches in height may intrude into any setback;
4. Eaves shall not protrude more than 24 inches into any minimum required setback;
5. Awnings, canopies, marquees and similar structures designed to primarily protect pedestrians from the
weather elements. They shall be attached to and supported entirely by the building. The maximum
projection shall be seven feet from the building. The projection, if approved by the city, must comply with
the International Building Code (IBC) and International Fire Code (IFC), and an approved right-of-way
use permit subject to the requirements of Chapter 12.60 ACC.
B. Special Front Setback Depth. If buildings existing on July 6, 1964, occupy 50 percent or more of the
frontage in any block, and are on one side of the street, then the depth of the front setback required by this title
shall be disregarded on that side of the street in such block, and in lieu thereof the depth of front setback
required on each lot therein shall be not less than the average depth of the front setbacks existing on July 6,
1964. This shall apply to residentially zoned property only.
C. Lots with Significant Slopes. To encourage the preservation of natural features on lots with significant
slopes, platted residential lots with an average slope of 15 percent or more may reduce the front setback by up
to 20 percent; provided, however, that all structures must comply with applicable sight distance triangle
requirements of the city design and construction standards. This provision shall only apply to lots developed
for a single-family unit detached dwellingresidence but shall not apply to property zoned RC (residential
conservancy).
For the purposes of this section, the average slope shall be measured by taking the difference between the
average elevations of the rear and the front lot lines. This provision is not intended to waive any other
requirements of geotechnical reports or studies that may be necessary to ensure the suitability of a lot for
development.
Development under this provision may also implement the setback exemptions identified in subsections (A)(1)
through (A)(5) of this section. (Ord. 6245 § 15, 2009.)
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18.31.080 Heliports.
The following development standards shall apply to all heliports, excluding those developed as part of the
Auburn Airport:
A. Meet the Federal Aviation Administration (FAA) requirements;
B. Meet the current National Fire Protection Agency 403 requirements;
C. Be consistent with the Auburn Municipal Airport requirements;
D. The size of the landing pad must be one and one-half times the size of the largest helicopter to use the site;
E. The landing pad must be paved, and a source of water available to keep the pad clean, additional fences
and/or screens may also be required to reduce any flying debris;
F. The location of the heliport shall be compatible with adjacent uses and should be located away from
schools and populated areas to include residential, commercial, industrial and other public use areas;
G. Additional requirements may also be assessed with regard to fences, hours of operation, lighting, setbacks
or easements. (Ord. 6245 § 15, 2009.)
18.31.090 Work release, prerelease and similar facilities.
The following siting and performance standards shall apply to all work release, prerelease and similar facilities
offering alternatives to imprisonment:
A. Maximum Number of Residents. No work release, prerelease or similar facility shall house more than 50
persons, excluding resident staff.
B. Dispersion Criteria.
1. The lot line of any new or expanding work release, prerelease or similar facility shall be located:
a. One thousand (1,000) feet or more from any residential zone; and
b. One thousand (1,000) feet or more from any group residence facility as defined by ACC
18.04.440; and
c. One thousand (1,000) feet or more from any accredited public, private or parochial school,
excluding commercial schools such as business, vocational or technical schools; and
d. One thousand (1,000) feet or more from any religious institution meeting the requirements of a
conforming use and meeting all other requirements of the Auburn City Code; and
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e. One thousand (1,000) feet or more from any public park; and
f. One thousand (1,000) feet or more from any licensed daycare center, nursery school or preschool
as defined by ACC 18.04.290; and
g. One mile or more from any other work release, prerelease or similar facility.
2. The distances provided in this subsection shall be measured by following a straight line, without
regard to intervening buildings, from the nearest point of the property parcel upon which the proposed use
is to be located or expanded to the nearest point of the parcel of property or the land use district boundary
line from which the proposed land use is to be separated.
C. Each facility shall provide on-site dining, on-site laundry or laundry service, and on-site recreation
facilities to serve the residents.
D. A conditional use permit application for a work release, prerelease or similar facility shall be accompanied
by proposed operating rules for the facility. These proposed rules shall be reviewed by the planning director in
consultation with the chief of police and the city attorney. The planning director shall include in any
recommendation on the requested conditional use permit an analysis of the proposed rules as they may relate to
the findings of fact required under ACC 18.64.040. (Ord. 6245 § 15, 2009.)
18.31.100 Wireless communications facilities siting standards.
The following siting standards are intended to guide the location and development of wireless communications
facilities (WCF as defined by ACC 18.04.912(W)) on properties regulated under this title. The siting of small
wireless facilities shall also be in accordance with ACC 18.31.110:
A. Types of Wireless Communications Facilities (WCFs). For the purposes of determining in which zones
wireless communications facilities are to be permitted, and which land use approval process applies, they will
be classified pursuant to the following types. Refer to the table in subsection L of this section to determine
which zones allow for the following types of facilities:
1. Type 1. Type 1 is a new wireless communications facility (WCF) that is affixed to an existing
structure other than a “wireless communications support structure” (also known as an “attached wireless
communications facility”). Examples of attached wireless communications facilities include antennas
affixed to or erected upon existing buildings, water tanks, or other existing structures. There are four
separate Type 1 categories described as follows:
a. 1-A. The combined height of the WCF together with the height of the existing structure cannot be
25 percent greater than the existing structure or exceed the height limitation of the zone in which the
structure is located.
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b. 1-B. The combined height of the WCF together with the height of the existing structure cannot be
50 percent greater than the existing structure or exceed the height limitation of the zone in which the
structure is located.
c. 1-C. The combined height of the WCF together with the height of the existing structure is 50
percent greater than the existing structure or exceeds the height limitation of the zone in which the
structure is located. The height limitation of the zone can only be exceeded by 25 percent.
d. 1-D. The WCF is located on an existing nonhabitable structure such as a water tower, athletic
field light pole, or similar public utility infrastructure not located within a public way or that is
located on an existing nonresidential structure such as a fire station, school, church or other similar
type of institutional use whose site does not contain dwellings. The height limitation of the WCF will
be 10 percent of the existing structure height, but may be increased to a maximum of 20 percent with
an administrative use permit and may be increased to a maximum of 30 percent with a conditional
use permit. The height limitation of the zone may be exceeded relative to the above provisions
allowed for a 1-D facility.
Any increases in height above the limits of the zoning district, as permitted for Type 1 facilities, must
include concealment techniques approved by the city.
2. Type 2. Type 2 is new equipment erected on existing towers that have previous approvals. There are
two separate Type 2 categories described as follows:
a. 2-A. Any request for modification of an existing wireless communication tower or base station
that was previously authorized by the local permitting jurisdiction and that would exceed a
“substantial change,” and the combined height of the WCF and structure cannot be 20 percent
greater than the existing structure and is limited to 50 percent total (cumulative) expansion of
equipment area.
b. 2-B. Any request for modification of an existing wireless communication tower or base station
that was previously authorized by the local permitting jurisdiction and that would exceed a
“substantial change,” and the combined height of the WCF and structure cannot be 50 percent
greater than the existing structure and allow for more than 50 percent (cumulative) expansion of
equipment area.
Any increases in height above the limits of a particular zone, as permitted for Type 2 facilities, must
include concealment techniques approved by the city.
3. Type 3. Type 3 is the erection of a new “tower.” There are three separate Type 3 categories described
as follows:
a. 3-A. “Towers” that are 75 feet or less in height.
b. 3-B. “Towers” that are more than 75 feet in height or lattice towers of any height.
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c. 3-C. “Towers” that meet the definition of an emergency wireless communication facility (EWCF)
and are 185 feet or less in height.
B. Separation between Facilities.
1. New, Freestanding Towers.
a. The minimum separation, i.e., distance, between a proposed tower (that is 75 feet or less in
height) and any other existing tower, of any height, shall be the height of the proposed tower,
including antenna, multiplied by a factor of 10.
b. The minimum separation, i.e., distance, between a proposed tower (that is more than 75 feet in
height, or lattice towers of any height) and any other existing tower, of any height, shall be the height
of the proposed tower, including antenna, multiplied by a factor of 20.
c. The community development director may exempt an applicant from these separation
requirements if (i) the applicant demonstrates to the city’s satisfaction that despite diligent efforts,
other options are neither available to lease nor technologically feasible to address a service
provider’s demonstrated gap in coverage or demonstrated lack of system capacity. Documentation
regarding inability to lease shall include names and addresses of owners contacted, date of contact,
method of contact and owner response, and failure to approve the exemption would be an effective
prohibition of the applicant being able to provide wireless communications, or (ii) the director
determines, when considering the surrounding topography; the nature of adjacent uses and nearby
properties; and the height of existing structures in the vicinity, that placement of a tower at a distance
less than the minimum separation from another tower will reduce visibility and reduce visual clutter
to a greater extent.
2. The distance between towers shall be measured by following a straight line, without regard to
intervening buildings, from the base of one tower to the base of the other tower(s).
3. A tower would be considered “existing” if it was reviewed, approved, and lawfully constructed in
accordance with all requirements of applicable law as of the time it was built. For example, a tower that
exists as a legal, nonconforming use and was lawfully constructed is existing. It shall be the applicant’s
responsibility to provide evidence of lawful construction. Subsequent city permitted modifications of a
tower that qualify as an eligible facilities request, and do not amount to a “substantial change,” do not
make an existing tower nonconforming.
C. Co-Location Requirements.
1. For towers that are more than 75 feet in height and lattice towers of any height, the owner of the tower
shall execute and provide evidence of a nonexclusive lease with the underlying property owner, if the
property owner is different, that allows for other carriers to place antennas and equipment on the structure
unless specific approval not to is provided in accordance with subsection (C)(3) of this section.
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2. Any application for Type 3-B or 3-C towers that are more than 75 feet in height or lattice towers of
any height shall include technical, environmental, or regulatory justification that an existing WCF with a
nonexclusive lease could not be used instead of constructing a new tower.
3. Towers shall be designed and constructed to allow the tower to accommodate WCFs from at least two
carriers on the same tower; one in addition to the original. No property owner or carrier shall
unreasonably exclude another carrier from using the same facility or location. Design and construction for
co-location shall not be required when it would materially compromise the camouflage design intent of
the tower, or when, in the reasonable discretion of the community development director, such
construction is not technically feasible based upon construction, engineering and design standards of the
industry, or based upon evidence provided, a tower designed for co-location will not be commercially
viable. An applicant, owner, or operator seeking community development director approval to waive the
co-location requirements described herein shall provide evidence explaining why co-location is not
possible at a particular tower.
D. Height.
1. Unless otherwise provided for, the height of any tower with appurtenances shall not exceed the height
limitations of the zone.
2. The maximum height of any tower shall not exceed 120 feet except as an eligible facility request.
3. There shall be no variances allowed to the height limitations.
4. The applicant shall provide evidence that the Federal Aviation Administration (FAA) has approved
the location and the city shall condition the same of any future increases in height or other modifications
that would otherwise be permissible as an eligible facilities request (EFR) for any tower relative to the
Auburn Municipal Airport.
5. Unless otherwise restricted by this section, building- or structure-mounted antennas may extend a
maximum of 15 feet above the maximum height permitted for structures within the zone.
6. Antennas that are mounted on structures that do not otherwise have a height restriction may be
allowed to increase the overall height of the structure by no more than 10 percent of the height of the
structure unless additional approvals are obtained.
E. Setbacks.
1. All equipment shelters, cabinets, support structures or other above-ground facilities shall meet the
setback requirements of the zone in which located except as follows. All equipment shelters, cabinets, or
other above-ground facilities used to support WCFs shall be set back the same distance required of the
WCF except as an eligible facility request. All equipment shelters, cabinets, or other above-ground
facilities within a nonresidential zone shall be set back a minimum of 50 feet from any adjacent
residential zone except as an eligible facility request.
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2. The minimum distance from any tower, of any height, to any residentially zoned parcel of property,
including mixed-use zones that include residential uses, shall be a distance equal to the overall height of
the tower (including antennas) multiplied by a factor of two.
3. Where technically feasible, roof-mounted antennas and equipment shelters and/or cabinets are to be
placed towards the center of the building, or away from public views. Equipment shelters and/or cabinets
shall be screened by a parapet or similar architectural feature.
F. Fencing and Landscaping.
1. Fencing. Fencing is required to enclose all above-ground support equipment that is associated with
towers. Fencing will be 100 percent sight-obscuring, as defined in ACC 18.04.374, if visible from a
public way or from a less intense zone. Equipment shelters and/or cabinets shall be enclosed by fencing a
minimum of six feet in height. Fencing shall meet the sight distance requirements of the city engineering
design and construction standards.
2. Landscaping.
a. Where above-ground support equipment is visible from a public way, a minimum width of five
feet of landscaping will be provided on the exterior of the enclosing fence in order to effectively
screen the equipment from the public way. The landscaping shall consist of evergreen and deciduous
trees with no more than 50 percent being deciduous, and shrubs and groundcover shall be provided.
Landscaping shall meet the sight distance requirements of the city engineering design and
construction standards.
b. Where facilities are visible from adjacent residential or mixed-use zoning districts, a minimum
width of five feet of landscaping will be provided on the exterior of the enclosing fence in order to
effectively screen the equipment from the adjacent residential uses. The landscaping shall consist of
evergreen trees or tall shrubs, a minimum of six feet in height at planting which will provide a 100
percent sight-obscuring screen within three years from the time of planting; or a combination of
evergreen and deciduous trees with no more than 30 percent being deciduous, backed with a 100
percent sight-obscuring fence, as defined in ACC 18.04.374, with shrubs and groundcover provided.
c. Existing mature tree growth and natural landforms on the site shall be preserved to the maximum
extent possible. Existing on-site vegetation may be used to meet the landscape requirements if
approved by the community development director.
G. Aesthetics.
1. Concealment Design Techniques. All WCFs and any transmission equipment shall, to the extent
technically feasible, use concealment design techniques including, but not limited to, the use of materials,
colors, textures, screening, undergrounding, or other design options that will blend the components of the
WCF and the WCF to the surrounding natural setting and/or built environment. Design, materials, and
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colors of WCFs shall be compatible with the surrounding environment. Designs shall be compatible with
structures and vegetation located on the site and parcel and on adjacent parcels.
a. At a minimum, all tower-mounted WCF equipment shall be colored to match the tower color.
b. Concealment design may be of heightened importance where findings of particular sensitivity are
made (e.g., proximity to historic or aesthetically significant structures and/or natural or community
features). Should the community development director determine that WCFs are located adjacent to
or viewable from impression corridors as defined by the comprehensive plan, they shall (where
possible) be designed (including but not limited to placement underground, depressed, or located
behind earth berms) to minimize aesthetic impacts at the request of the community development
director.
c. The concealment design may include the use of alternative tower structures should the
community development director determine that such design meets the intent of this section and the
community is better served.
d. All WCFs shall be constructed out of or finished with nonreflective materials (visible exterior
surfaces only).
2. In order to minimize any potential negative aesthetic impacts from new WCFs including protecting
views to and from residential neighborhoods, mitigation may be required to blend the facilities in with the
adjacent natural setting and/or built environment. Typical solutions for concealment design might include:
an extension of the building, a component of a sign structure, disguising the facility as a tree, planting of
tall trees, moving the location of the facility, painting or texturing the facility, etc.
WCFs shall be additionally sited in a manner that is sensitive to the proximity of the facility to residential
structures. When placed near a residential or mixed-use zoned property, the WCF shall be placed adjacent
to the common side yard property line between adjoining residential properties, such that the WCF
minimizes visual impacts equitably among adjacent properties. In the case of a corner lot, the WCF may
be placed adjacent to the common side yard property line between adjoining residential or mixed-use
zoned properties, or on the corner formed by two intersecting streets. If these requirements are not
reasonably feasible from a construction, engineering, or design perspective, the applicant may submit a
written statement to the community development director requesting the WCF be exempt from these
requirements using the procedure for an administrative waiver elsewhere in this chapter.
3. Building- or roof-mounted antennas will be painted or textured to blend with the adjacent surfaces.
4. No lettering, symbols, images or trademarks large enough to be legible to occupants of vehicular
traffic on any adjacent street shall be placed on or affixed to any part of the WCF, unless required by the
FCC or FAA.
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5. Except as specifically required by the FAA (but must be approved by the city), freestanding towers
shall be painted a color that best allows them to blend into the surroundings. The use of grays, blues and
greens might be appropriate; however, each application shall be evaluated individually.
6. Concealment Design Standards for Accessory Equipment and Transmission Equipment. Accessory
equipment and transmission equipment for all WCFs shall meet the following requirements:
a. All transmission equipment and accessory equipment shall be grouped as closely together as
technically possible.
b. Transmission equipment and accessory equipment shall be located out of sight whenever
possible by locating within equipment enclosures. Where such alternate locations are not available,
the transmission equipment and accessory equipment shall be concealed.
c. Transmission equipment and accessory equipment shall be of a neutral, nonreflective color that is
identical to, or closely compatible with, the color of the supporting structure or use other
concealment design techniques so as to make the equipment as visually unobtrusive as possible,
including, for example, painting the equipment to match the structure.
7. Administrative Waiver.
a. An administrative waiver of any of the above concealment design standards may be requested of
the community development director by filing a written application form provided by the city and
payment of an application fee. The application will be evaluated for, and must demonstrate
conformance with, the following waiver criteria for approval:
i. The concealment design standard prohibits or has the effect of prohibiting the provision of
wireless communication service through the proposed WCF at the location because the standard
will not allow the technology to function at that location; and
ii. The applicant demonstrates to the city’s satisfaction that despite diligent efforts, other
options are neither available to lease nor technologically feasible to address a service provider’s
demonstrated gap in coverage or demonstrated lack of system capacity. Documentation
regarding inability to lease shall include names and addresses of owners contacted, date of
contact, method of contact and owner response; and
iii. The proposal for varying from the design standard represents a reasonable and best
approximation of achieving the same objective as the specific standard sought to be waived; and
iv. The proposed alternative does not and will not conflict with public health, safety, or
welfare.
b. If any concealment design standard is approved for waiver, the WCF proposed shall nevertheless
meet all other applicable design standards not approved for waiver.
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c. If a waiver request is denied for failure to meet any of the criteria specified above and there is no
alternative for installation of the WCF at the particular location in a manner that meets the applicable
design standards, then such application for the WCF for such specific location shall be denied.
H. Lighting.
1. Freestanding support structures shall not be artificially lighted, unless required by the FAA or other
applicable authority, or the WCF is mounted on a light pole or other similar structure primarily used for
lighting purposes on property located outside of the public way. If lighting is required, the city may
review lighting alternatives and approve the design that would cause the least illumination disturbance to
the surrounding views. Any proposed lighting shall, at a minimum, comply with the standards of Chapter
18.55 ACC (Outdoor Lighting) and shall be submitted at the time of the initial application. Any lighting
must be reviewed and approved by the city.
2. Security lighting used to light the equipment facility shall be directed downward, shielded and kept
within the boundaries of the site.
I. Abandoned Facilities.
1. Any WCF which is not utilized for a period of nine months or more will be considered abandoned.
2. Any WCF which falls into a state of disrepair as determined by the community development director
will be considered abandoned.
3. Any WCF considered to be abandoned must be removed completely within 90 days from the date of
notification by the city to the owner, owner’s agent and/or the operator of the WCF, based upon the
contact information that has previously been provided to the city. The city may extend the 90-day period
should a valid application for use of the facility be submitted to the city. The owner of such WCF shall
remove the same within 90 days of receipt of written notice from the city. If such WCF is not removed
within 90 days, the city may remove it at the owner’s expense and any approved permits for the WCF
shall be deemed to have expired.
J. Noise. For the purposes of this section, WCF will be considered a Class B, commercial, noise source
pursuant to WAC 173-60-040.
K. Supplemental Information Required for Applications. In addition to the information that is otherwise
required for an application for a permit for a WCF, the following is also required:
1. For all new WCFs, the applicant shall provide the carrier’s master network plan for the city showing
the carrier’s existing WCF locations and narrative explaining the potential WCF locations over the next
year, if known. The applicant shall also provide technical justification supporting the need for the height
of the WCF and for any new tower and why a shorter support structure could not be utilized. Any
application for a new tower greater than 75 feet in height shall provide technical justification as to why a
tower of 75 feet or less in height could not be utilized instead to adequately serve the Auburn community.
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2. Narrative description of the facility including whether there is capacity on the proposed structure for
more antennas. The applicant shall provide evidence of the ability to execute a nonexclusive lease
between the carrier and the underlying property owner, if the property owner is different, that allows for
other carriers to place antennas and equipment on the structure. This ability for co-location must be
demonstrated, unless relief from this requirement is requested and ultimately approved in accordance with
the provisions in this chapter.
3. A color sample for the proposed tower.
4. Narrative description of proposed concealment design techniques intended to make the facility look
like something other than a tower or base station. Photographs, photo simulations, or similar illustrations
that show a reasonable likeness of the proposed facility including the antennas and above-ground support
equipment.
L. Zones in Which WCFs Are Permitted. The following table illustrates which zones the types of facilities as
defined by ACC 18.04.912(K) and (W) and subsection A of this section are allowed in and which land use
approval process, if any, is required. Microcells, as defined by ACC 18.04.912(M) (not located in public
ways), are allowed only in residential zones and shall be permitted outright pursuant to the provisions of ACC
18.04.912(M).
Type of Permit Required
Zone Permitted
Outright
Administrative
Use Permit
Conditional
Use Permit
All
Zones
1-D 1-D1 1-D2
R-FO,
RO-H
1-A 1-B 1-C
C-N 1-A 1-B 1-C
C-1 1-A 1-B 1-C
C-2,
DUC
1-A 1-B 1-C
C-32, 1-B, 2-A 1-C, 2-B, 3-A 3-B
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Type of Permit Required
Zone Permitted
Outright
Administrative
Use Permit
Conditional
Use Permit
C-
AG4
M-1 1-B, 2-A 1-C, 2-B, 3-A 3-B
M-2 1-B, 2-A 1-C, 2-B, 3-A 3-B
P-1 1-B, 2-A 1-C, 2-B 3-A3
I 1-A 1-B 1-C
LF 1-A 1-B 1-C
1 Allowance for the WCF to extend to a height of 20 percent of the supporting structure.
2 Allowance for the WCF to extend to a height of 30 percent of the supporting structure.
3 The maximum height allowed, including antennas, is 45 feet.
M. Exemptions.
1. Unless otherwise provided for, the mobile testing facilities/equipment used to test network limitations
are exempt from the provisions of this section.
The facilities/equipment shall not be at any one location for more than 14 days and shall otherwise meet
the requirements of any other ordinance, regulation or code provision.
2. EWCFs are exempt from the provisions of subsections B, Separation between Facilities; (C)(1), Co-
Location Requirements; D, Height (except (D)(4)); and E, Setbacks, of this section.
N. Eligible Facilities Requests (EFR).
1. Application and Review Requirement for Eligible Facilities Requests. Applicants seeking approval of
eligible facility requests must complete an application form furnished by the city and comply with any
requirements set forth in applicable city ordinances. The application form shall be limited to the
information necessary for the city to consider whether an application is an eligible facilities request. The
application may not require the applicant to demonstrate a need or business case for the proposed
modification or co-location. Such information may include, without limitation, whether the project:
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a. Would result in a substantial change, as defined in ACC 18.04.912(R);
b. Violates a generally applicable law, regulations, or other rule codifying objective standards
reasonably related to public health, safety, and welfare.
2. Review Procedures for Eligible Facilities Requests. This section applies to any eligible facilities
requests for co-location on or modification to an existing tower or base station that does not substantially
change the physical dimensions of such tower or base station.
a. Review Required for Eligible Facilities. No co-location or modification to any existing tower or
base station may occur except after a written request from an applicant is reviewed and approved by
the director. Upon receipt of an application for an eligible facilities request pursuant to this section,
the city shall review such application to determine whether the application so qualifies.
b. Review Criteria. Upon receipt of an application for an eligible facilities request pursuant to this
section, the city shall administratively review such application to determine whether the application
meets the following criteria for an eligible facilities request:
i. Does not result in a substantial change, as defined in ACC 18.04.912(R);
ii. Does not violate a generally applicable law, regulation, or other rule reasonably related to
public health, safety, and welfare and complies with generally applicable building, structural,
electrical, and safety codes; and
iii. Complies with the original application concealment design techniques or conditions of
approval, including but not limited to colors, textures, surfaces, scale, character, and siting, or
any approved amendments thereto, subject to the thresholds established in the definition of
substantial change.
3. Time Frame for Reviewing and Deciding Eligible Facilities Requests. Subject to the tolling provisions
below, within 60 days of the date on which an applicant submits a complete application, as determined by
the director, the city shall approve the application unless it determines that the application does not
qualify as an “eligible facilities request,” or does not comply with other applicable code requirements.
a. Tolling of the Time Frame for Review. The 60-day review period deadline begins to run when the
application is filed and may be tolled (halted) only by mutual agreement of the city and the applicant,
or in cases where the director determines that the application is “incomplete”;
b. To toll the time frame for incompleteness, the city must provide written notice to the applicant
within 30 days of receipt of the application, specifically delineating all missing documents or
information required in the application;
c. The time frame for review continues running again the following business day after the applicant
makes a supplemental written submission in response to the city’s notice of incompleteness; and
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d. Following a supplemental submission, the city will notify the applicant within 10 days that the
supplemental submission did not provide the information identified in the original notice delineating
missing information. The time frame is tolled in the case of second or subsequent notices pursuant to
the procedures identified in subsections (N)(3)(a) and (b) of this section. In the case of a second or
subsequent notice of incompleteness, the city may not specify missing information or documents that
were not delineated in the original notice of incompleteness.
4. Interaction with Telecommunications Act Section 332(c)(7). If the city determines that the applicant’s
request is not an eligible facilities request as delineated in this section, the presumptively reasonable time
frame under Section 332(c)(7), as prescribed by the FCC’s Shot Clock order in WT Docket No. 08-165
(Adopted November 18, 2009), will begin to run from the issuance of the city’s decision that the
application is not a covered request. To the extent such information is necessary, the city may request
additional information from the applicant to evaluate the application under Section 332(c)(7) reviews.
(Ord. 6885 § 1 (Exh. A), 2022; Ord. 6799 § 7 (Exh. G), 2020; Ord. 6716 § 1 (Exh. A), 2019; Ord. 6245
§ 15, 2009.)
18.31.110 Siting of small wireless facilities.
The following siting standards are intended to guide the location and development of small wireless facilities
as defined by ACC 18.04.912(Q) but not including other wireless communications facilities (WCF). The siting
of other wireless communications facilities shall be in accordance with siting of wireless communications
facilities found in ACC 18.31.100.
A. Siting Criteria for Small Wireless Facilities (Not Located in Public Ways).
1. Panel antennas shall be incorporated into the design of the existing structure using painting, flush
mounting or other concealment methods.
2. The equipment cabinets and other ground support equipment shall be located in an area that is no
larger than 17 cubic feet in volume, except that the following associated equipment may be located
outside the primary equipment enclosure and, if so located, are not included in the calculation of
equipment volume: electric meter, concealment, telecom demarcation box, ground-based enclosures,
battery back-up power systems, grounding equipment, power transfer switch, and cut-off switch. The
height of the equipment shall be no more than four feet. The equipment shall be designed to be
compatible with the residential neighborhood. The project shall provide a minimum width of five feet of
landscaping or fencing or a combination of these or similar features. The landscaping shall consist of
evergreen and deciduous trees with no more than 50 percent being deciduous, and shrubs and
groundcover shall be provided.
3. There shall be a 300-foot separation between any small wireless facilities used by the same carrier.
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4. Anyone wishing to establish a small wireless facility or associated components shall make application
to the community development director upon application forms provided by the director. The director
shall review each application and may be empowered to approve, deny or modify the proposal. (Ord.
6799 § 8 (Exh. H), 2020; Ord. 6245 § 15, 2009.)
18.31.115 Wetland mitigation.
The following siting criteria shall apply to all wetland mitigation site construction within the city of Auburn,
the purpose of which is to mitigate the impacts of a project that is not located within the city of Auburn. Off-
site wetland mitigation construction that is associated with a project that is located within the city of Auburn
shall be reviewed concurrently with that proposal and will not be subject to the following:
A. Definitions. “Wetland mitigation site construction,” for the purposes of this section, means the
construction of new wetlands on existing nonwetland property and/or the enhancement of existing wetlands.
B. Siting Criteria. Wetland mitigation site construction may be allowed within any zone within the city of
Auburn subject to all of the following criteria. At a minimum the proponent of wetland mitigation site
construction shall apply for and receive from the city of Auburn a grading permit before said construction
begins.
1. The wetland mitigation site must be linked to and be compatible with a comparable naturally
occurring ecosystem, e.g., another wetland, river, stream, etc. The constructed wetland mitigation site
cannot be an isolated mitigation site.
2. Only a public agency may propose a wetland mitigation site pursuant to this section. Before starting
construction the public agency proposing the wetland construction must have an approved budget that has
sufficient financial capability to construct the wetland mitigation project. The public agency must also
provide the city a written commitment to complete the project, to the city’s satisfaction, once construction
starts.
3. The project, outside of Auburn, that is creating the need for the wetland mitigation shall be a public
project of a regional or statewide significance and shall be a benefit to the general public. The proponent
shall demonstrate to the city’s satisfaction that it is impractical to mitigate wetland impacts in the
jurisdiction and/or drainage basin where the wetland impact occurs.
4. There must not be a loss of buildable upland property such that it would be a financial burden to other
properties in the area, or the city, with regard to funding capital improvement projects. This would
include, but not be limited to, the participation or potential participation in local improvement districts
(LIDs), the financial participation in city of Auburn capital improvement projects, or system development
charges. Financial contributions may be used to offset the loss of the financial participation and shall
require a separate legal binding contract to be executed between the city and the public agency.
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5. There must not be a loss of buildable upland property that would diminish the city’s ability to meet its
responsibilities with regard to the Growth Management Act or comprehensive plan. (Ord. 6245 § 15,
2009.)
18.31.120 Accessory dwelling units (ADU).
Accessory dwelling units are permitted outright in all residential zones that permit single-family homes, and
may be developed with new or existing single-family homes. The development standards of the underlying
zone and the following siting and performance standards shall apply to all accessory dwelling units as defined
by ACC 18.04.018.
A. The home or accessory dwelling unit must be the principal place of residence for the homeowner.
BA. Only oneTwo accessory dwelling unitADUs may be permitted per single-family residence on lots that
meet the minimum lot size of the zone in which the property is located.
B. The two ADUs may be attached, detached, or any combination thereof.
C. An accessory dwelling unitADU shall not be larger than 50 percent of the square footage of the single-
family home with garage space not being included in the calculation. In no case shall the accessory dwelling
unit be more than 9501,000 square feet, nor less than 300 square feet, nor have more than two bedrooms.
Garage space shall not be included in this calculation.
D. Exterior Appearance/Modifications.
1. Any alterations shall not change the appearance from that of a single-family residence, as determined
by the planning director.
2. Only one exterior entrance is allowed to the accessory dwelling unitADU and it can be located no
closer than 10 feet to an adjoining property line.
3. Any exterior stairs shall be placed in the rear or side setback and no closer than 10 feet to an adjoining
property line.
4. Where garage space is converted to living space, the garage door shall be replaced with materials that
match the exterior of the house. If a detached garage is converted, its appearance must still be that of a
detached garage and the detached garage must be able to be used for parking of at least one vehicle.
E. Parking Requirements.
1. The parking required for the existing single-family home must meet all requirements of the zoning
code including amount, size and setback requirements in order for an accessory dwelling unit to be
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allowed.Additional on site parking is not required for ADU’s that are located within one half mile
walking distance of a Major Transit Stop.
2. One additional parking space, beyond those required for the single-family home, is required for an
accessory dwelling unit. The additional parking space must also meet all requirements of the zoning
code.For ADUs located more than one-half mile walking distance from a Major Transit Stop, and sited
upon lots that are greater than 6,000 square feet, two on-site parking spaces are required per ADU.
3. Newly created parking shall make use of existing curb cuts, when possible. For ADUs located more
than one-half mile walking distance from a Major Transit Stop, and sited upon lots that are less than or
equal to 6,000 square feet, one on-site parking spaces is required per ADU.
F. An accessory dwelling unitADU may not be sold as a separate piece of property, or as a condominium
unit, unless allowed by the existing zoning on the property.
G. ADUs must be connected to municipal sewer.
H. ADUs may not be used as short-term rental lodging.
I. Creation of a new ADU shall not trigger street frontage improvements.
J. Conversion of legally established structures, that do not conform to current zoning and/or land use
standards, to an ADU shall not be required to come into conformance.
G. Any home property owner seeking to establish an accessory dwelling unitADU shall apply for approval in
accordance with the following procedures:
1. The homeowner shall apply for an accessory dwelling unitADU permit with the city. A complete
application shall include a properly completed application form, floor and structural plans, and fees.
2. Before issuance of the certificate of occupancy for an accessory dwelling unitADU, the homeowner
must provide a copy of a statement recorded with the county in which the subject property is located. The
statement must read:
An application for a permit for an accessory dwelling unit has been submitted to the city of
Auburn by the owner of this property. Future owners are advised that the owner of the property
must comply with all requirements of the Auburn Zoning Code, as amended, if the accessory
dwelling unit is to be occupied or rented.
H. If an accessory dwelling unitADU is to be removed, appropriate permits and inspections must first be
received from the city. If a homeowner wants to remove the statement as required by subsection (G)(2) of this
section from the property’s title, then the city shall issue an appropriate release upon evidence that the
accessory dwelling unitADU has been removed. The release shall be recorded by the homeowner with the
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county records and elections office and a copy of the recorded release shall be provided to the city. (Ord. 6419
§ 4, 2012; Ord. 6245 § 15, 2009.)
18.31.130 Communal residence standards.
A. Parking Requirements. There must be one off-street parking stall that meets city standards of ACC
18.52.050, Parking design, development, and maintenance standards, per tenant. The applicant must
demonstrate that each off-site parking space is under their ownership. In condominium or townhouse
communities the applicant can also provide legal documentation that demonstrates that they have exclusive use
of a common area parking space. The city shall reduce the off-street parking requirement if the property owner
provides and maintains a notarized affidavit signed separately by each tenant, certifying that a tenant does not
own a vehicle or have control of a vehicle while at the residence. A copy of the affidavit must be provided to
the city upon request.
B. Solid Waste Management Requirements.
1. ACC 8.08.070 requires all occupied communal residences to have minimum garbage service. The
landlord is required to provide tenants with adequate garbage and recycle receptacles meeting the
minimum garbage service level of this section.
2. The landlord is responsible to provide each tenant with the solid waste collection schedule at the time
of the tenant’s initial occupancy and that schedule is to be posted within the unit.
C. Periodic Inspection Required. Upon written request, the communal rental housing owner or manager shall
allow inspection of the communal rental housing residential units consistent with their ability to do so under
the requirements of the landlord-tenant statutes of the state of Washington and the Auburn City Code,
including ACC 5.22.050(C)(3). The city may, with the legally obtained consent of an occupant or owner or
manager, or pursuant to a lawfully issued warrant, enter any building, structure or premises in the city to
inspect or perform any duty imposed by this code.
D. Occupancy Limits.
1. International Property Maintenance Code occupancy requirements are applicable to a communal
residence regardless of the number of individuals living in the residence.
2. The occupancy limit for a communal residence shall not exceed four people. (Ord. 6560 § 10, 2015;
Ord. 6477 § 9, 2013; Ord. 6245 § 15, 2009.)
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18.31.140 Gated residential subdivisions.
The street(s) within a residential subdivision may be allowed to be gated pursuant to the following:
A. Gated streets cannot adversely affect the automobile or pedestrian traffic of an existing or future
neighborhood. This will be determined by (1) the use of gated streets would not cause discontinuity in the
existing or proposed public street system (i.e., street layout) including pedestrian traffic, (2) the use of gated
streets cannot preclude public street access to other properties, and (3) the use of gated streets would not
distribute an unacceptable amount of traffic through an existing or future neighborhood than would otherwise
result if through public streets were used.
B. Gated residential subdivisions of more than four lots can only be permitted as part of the plat process
pursuant to Chapter 17.10 ACC. Existing plats, proposed to be gated, must go through a plat alteration process
pursuant to Chapter 17.20 ACC as well as meet all the requirements of this section.
C. The gated streets are to be privately owned and maintained. The private streets must however meet the
same design, construction, and public facility extension standards required of public streets, including approval
of the construction by the city. Private streets are only allowed to serve more than six lots if part of a gated
residential subdivision.
D. A legally incorporated property owners’ association must be established and assume the responsibility and
cost to repair and maintain the proposed private street(s) and gate(s). The property owners must also agree to
maintain a policy of liability insurance in a minimum amount of $1,000,000 of which the city is named as
insured to protect the city from any claims that may result from the property owners’ utilization of a gated
roadway, including but not limited to malfunctions of the gate.
If the association fails to maintain the street(s), the by-laws of the association must give the city the right to
maintain the street(s) and charge the cost of the maintenance, including any administrative costs, to the
association members.
The by-laws establishing the association must state that if future owners should request the private street(s) be
changed to public then the owners fully agree that, before the acceptance of such streets by the city, the owners
will bear the full expense of reconstruction or any other action necessary to make the streets substantially
consistent with the requirements of public streets, applicable at the time.
If at any time the private streets are converted to public streets, then the gate(s) shall be removed at the expense
of the association.
E. At the time of application for a preliminary plat or plat alteration the applicant shall address and provide
evidence that those items as required in subsections A, B, C, D, and F of this section have been fulfilled. A
preliminary plat or plat alteration shall not be approved unless it is found to meet the requirements of this
section.
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F. Design Standards for All Entry Gates to Residential Developments Including Residential Subdivisions,
Apartment Complexes, Condominiums, and Mobile Home Parks.
1. A vehicle turnaround, turnout or similar mechanism shall be provided in front of the gate. The
entrance to the proposed gate shall be designed and stamped by a professional civil engineer licensed in
the state of Washington and shall allow for a safe turnaround for vehicles in front of the gate in cases
where the vehicle is denied entry. The design for the gated entrance shall consider the abutting public
roadway alignment and grade, sight distance, posted speeds and other engineering criteria relevant to
designing the particular gated entrance. The proposal shall be reviewed for approval by the city engineer.
2. Gate construction shall be of wrought iron or similar material approved by the planning director and
be constructed in such a manner to allow for viewing of obstructions located within the swing path of the
gate. The swing path of the gate shall be away from or parallel with the vehicle approaching the gate. The
gate and accessory equipment shall be coated to prevent corrosion.
3. If the entry gate(s) obstructs access to solid waste collection, public water, sewer, or storm water
utilities owned and maintained by the city, then a property owner or homeowners’ association will be
required to meet all easement requirements and be responsible for assuring that 24-hour access is
provided to the city. The city’s public works director shall determine a specified number of activation
keys, activation devices or receive the access code to the gate which shall be distributed to the appropriate
city departments. If the access method to the gate is subsequently modified, then the property owner or
homeowners’ association shall notify the public works director and again provide to the public works
director a specified number of activation keys, activation devices or the access code to the gate which
shall be distributed to the appropriate city departments.
4. Emergency Access Provisions. Gates shall have rapid entry key capabilities as approved by the fire
marshal. The gate shall provide for 20 feet of clear passage for emergency access with a minimum clear
height of not less than 16 feet six inches in accordance with WSDOT Design Manual Section 1120.04,
“Bridge Site Design Elements,” paragraph 5(a)1. Electrically operated gates shall have the capability to
automatically default to the unlocked (open) position in the event of a power outage. (Ord. 6245 § 15,
2009.)
18.31.150 Secure community transition facilities.
The following siting and performance standards shall apply to all secure community transition facilities
(SCTFs) as defined in RCW 71.09.020:
A. Maximum Number of Residents. No SCTF shall house more than 15 persons, excluding resident staff.
B. Siting Criteria. As an essential public facility of regional or statewide importance, any SCTF shall be sited
consistent with the essential public facilities process in the Auburn comprehensive plan and shall be located in
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the region-serving area of Auburn, as defined and mapped in the Auburn comprehensive plan. Such facilities
should be located in relationship to transportation facilities in a manner appropriate to their transportation
needs. Extensive buffering from adjacent uses may be required.
C. Dispersion Criteria.
1. The lot line of any new or expanding SCTF shall be located:
a. One thousand (1,000) feet or more from any residential use; and
b. One thousand (1,000) feet or more from any group residence facility as defined by ACC
18.04.440; and
c. Not adjacent to a parcel containing nor within the line of sight of any of the following:
i. Any accredited public, private or parochial school;
ii. Any religious institution in existence as of the effective date of the ordinance codified in
this section;
iii. Any public park, publicly dedicated trail, sports field, playground, or recreational or
community center;
iv. Any licensed daycare center, nursery school or preschool as defined by ACC 18.04.290;
v. Any school bus stop in existence at the time the facility is proposed;
vi. Any public library; and
vii. Any other facilities as identified by the State of Washington Department of Social and
Health Services following the hearings on a potential site as required in RCW 71.09.315;
d. One mile or more from any work release, prerelease or similar facility.
2. The distances provided in this subsection shall be measured by following a straight line, without
regard to intervening buildings, from the nearest point of the property parcel upon which the proposed use
is to be located or expanded to the nearest point of the parcel of property or the land use district boundary
line from which the proposed land use is to be separated.
3. The “adjacent to a parcel containing nor within the line of sight” criterion is a minimal guideline
established to minimize the access between an SCTF and a “risk potential activity” as defined in RCW
71.09.020. That criterion may be altered depending on topographic conditions, size of parcels, or
substantial intervening barriers to access (e.g., a river).
D. A conditional use permit application for an SCTF shall be accompanied by the following:
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1. The siting process used for the SCTF, including alternative locations considered;
2. An analysis showing that utmost consideration was given to potential sites such that siting of the
facility will have no undue impact on any one racial, cultural, or socioeconomic group, and that there will
not be a resulting concentration of similar facilities in a particular neighborhood, community, jurisdiction,
or region;
3. Proposed mitigation measures;
4. A detailed plan that demonstrates how security for the facility and the residents will be addressed, and
how the security plans will be coordinated with local emergency personnel;
5. A detailed plan on how the proposed operating rules for the facility will be developed and coordinated
with local emergency personnel;
6. A schedule and analysis of all public input solicited or to be solicited during the siting process,
including assurance that comments are reviewed and adequately responded to; and
7. A preliminary landscaping plan that shows how the proposal intends to meet the requirements of the
zone in which it is located, in order to comply with state regulations for siting an SCTF and in order to
provide appropriate visual separation between the SCTF and neighboring land uses such that impacts to
residents of an SCTF by neighboring manufacturing uses are mitigated.
These proposed materials shall be reviewed by the planning director in consultation with the chief of police
and the city attorney. The planning director shall include in any recommendation on the requested conditional
use permit an analysis of the proposal as they may relate to the findings of fact required under ACC 18.64.040.
(Ord. 6245 § 15, 2009.)
18.31.160 Supportive housing development standards.
A. Supportive housing projects allowed pursuant to ACC 18.07.020 shall comply with the following
standards:
1. Minimum lot area per unit: 1,200 square feet.
2. For lots with an area of up to one acre, the maximum number of units allowed is 25; for lots with an
area greater than one acre, the maximum number of units allowed is 50.
3. Maximum lot size: two acres.
4. Minimum separation from other supportive housing projects: five miles.
5. Maximum unit size: 450 square feet (on-site manager unit excepted).
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6. Shall provide an on-site resident manager who is accountable to the owner or manager of the
supportive housing project.
7. Appropriate off-site support services shall be available within 1,000 feet. Off-site support services
shall provide residents with case management services, medication monitoring, help with vocational
training and goals, access to chemical dependency services, assistance with activities of daily living, etc.
8. Registered sex offenders shall not be allowed to reside within supportive housing projects located
within 880 feet of a school, church, daycare facility or public park.
9. A written management plan shall be provided for the review and approval of the planning director. At
a minimum, a management plan shall address the following:
a. The specific nature of the supportive housing project and its intended occupants;
b. Its potential impact on nearby residential uses and proposed methods to mitigate those impacts;
c. Identification of the project management or agency to whom support staff are responsible and
who will be available to resolve concerns pertaining to the facility;
d. Identification of staffing, supervision and security arrangements appropriate to the facility;
e. If the planning director determines at any time there is evidence of fraud in obtaining the permit;
concealment or misrepresentation of any material fact on the application or on any subsequent
applications or reports; or that the supportive housing project is found to be in violation of the
approved plans, conditions of approvals, or the terms of the permit or management plan, and the
owner has failed to correct the violation after proper notice thereof; then the planning director may
order the closure of the project.
10. If a supportive housing project is discontinued or abandoned, future use of the property shall be in
conformance with the use and development standards of the R-20 zone. (Ord. 6245 § 15, 2009.)
18.31.170 Reserved.
Reserved. (Ord. 6245 § 15, 2009.)
18.31.180 Performance standards.
A. General. The following performance standards specifically govern industrial, manufacturing, processing,
assembly and similar type uses typically found within the industrial zones. These standards may also apply to
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other uses and activities in other zones, which are not otherwise governed by other regulations of the Auburn
City Code.
B. Noise. The noise emanating from the premises of commercial or industrial activities shall be muffled so as
to not become objectionable due to intermittent beat, frequency or shrillness, and shall not exceed those
standards as determined by Chapter 173-60 WAC, as amended.
C. Glare. Exterior lighting shall not be used in such a manner that it produces glare on public streets and
neighboring property. This restriction also applies to any other nonresidential zone or use adjacent to single-
family residential zones. Arc welding, acetylene torch cutting or similar processes shall be performed so as not
to be seen from any point beyond the property line of the use creating the glare.
D. Storage and Handling of Flammables. In terms of fire and safety hazards, the storage and handling of
flammable liquids, combustible liquids, liquefied petroleum gases and explosives shall comply with the rules
and regulations of the International Fire Code, as amended.
E. Electrical Interference. Provisions must be made for necessary shielding or other preventive measures
against interference occasioned by mechanical, electrical and nuclear equipment uses or processes with
electrical apparatus in nearby buildings or land uses.
F. Odorous Gases and Matter. The emission of odorous gases or matter in such quantities as to be readily
detectable, without special instruments, at any point beyond the property line of the use creating the odors is
prohibited.
G. Smoke and Particulate Matter Emissions. No emissions shall exceed the allowances set forth by the
Environmental Protection Agency, the Washington State Department of Ecology and/or the Puget Sound Air
Pollution Control Agency.
H. Dust, Dirt, Fly Ash, or Airborne Solids. No observable dust, dirt, fly ash or other airborne solids shall be
emitted except as related to construction activity or permitted in Chapter 18.62 ACC, Surface Mining.
I. Waste Storage. Storage of animal or vegetable wastes which attract insects or rodents or otherwise create a
health hazard shall be prohibited. No waste products shall be exposed to view, from eye level, beyond the
property line of the use storing the waste.
J. Toxic Gases and Matter. No emissions of toxic gases or matter shall be permitted.
K. Vibration. Vibration which is easily discernible, without special instruments at any point beyond the
property line, is prohibited. This shall not apply to vibration caused by highway vehicles, trains, aircraft or
construction activities.
L. Hazardous Substance and Waste. No hazardous substances or wastes shall be released into the
environment so as to cause dangerous or offensive emission or contamination of any public or private water
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supply, sewage treatment processes, watercourse or water body, the air or the ground, except in accordance
with standards approved by provisions of federal, state and local laws and regulations. (Ord. 6245 § 15, 2009.)
18.31.190 Supplemental standards for residential mobile home communities.
Supplemental development standards for the R-MHC district are as follows:
A. Recreational Vehicle Storage Area. A fenced and screened storage area shall be provided, the size of
which shall be 300 square feet of area for each 10 homes. The storage area shall not abut property other than
that which is zoned R-MHC.
B. Recreation Area. A central recreation area shall be established in each community created pursuant to the
provisions of this chapter. The size of the area shall be at least 200 square feet per home site. The recreation
area may contain community clubhouses, swimming pools, shuffleboard courts and similar facilities. The
planning director may permit decentralization of the recreation facilities in accordance with principles of good
planning; provided, that the total recreation area meets the above stated minimum size.
C. Space Identification. Each manufactured home site shall be plainly marked and numbered for
identification.
D. Community Office. Every community shall provide a permanent building to be used as an office for
community management.
E. Streets. Internal private community streets shall be provided in such a pattern as to provide convenient
traffic circulation, including fire and other equipment responding to emergencies, within the community. They
shall be built to the following standards:
1. The width of all private community streets shall be not less than 34 feet including curbs. Street widths
of 24 feet may be permitted in communities; provided, that adequate off-street parking is provided at the
ratio of one off-street parking space for each manufactured home site within the community. The location
and placement of the off-street parking spaces will be subject to approval by the planning director. No on-
street parking will be permitted on street widths of less than 34 feet and signs designating “no parking”
and “fire lane” must be placed on both sides of the street and so marked on the final plans.
2. All public streets abutting a community shall be improved in conformance with the city’s design and
construction standards.
3. There shall be curbing constructed to city design and construction standards on each side of all private
community streets.
4. The private community streets shall be paved in accordance with the city’s design and construction
standards.
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5. Private community streets shall be lighted in accordance with the city’s design and construction
standards.
6. Minimum radii on private community street curves shall not be less than 45 feet.
F. For those communities that had been approved prior to June 15, 1987, the adoption date of Zoning
Ordinance No. 4229, the placement or replacement of any home shall either be in conformance with this
chapter or the site plan which had been previously approved by the city. For those communities which do not
have an approved site plan, the replacement of a home shall either be consistent with this chapter or the
location of the previous home. In no case shall any applicable fire or building code requirements be lessened.
(Ord. 6245 § 15, 2009.)
18.31.200 Architectural and site design review standards and regulations.
A. Intent and Purpose. The architectural and site design regulations provide an administrative review process
for evaluating the design and arrangement of development. The architectural and site design regulations are
intended to be consistent with and implement the policies of the comprehensive plan. The purposes of these
design review regulations are to:
1. Foster good decision-making for development through architectural and site design within the context
of the community’s built and natural environmental character, scale and diversity;
2. Promote the use of appropriate scale of buildings and the configuration of open space and parking
areas for development to safely and comfortably accommodate pedestrian activities;
3. Coordinate the interrelationship of buildings and public and private open space;
4. Discourage monotony in building design and arrangement, while promoting harmony among distinct
building identities; and
5. Mitigate, through design and site plan measures, the visual impact of large building facades,
particularly those which have high public visibility (encourage the creative use of architectural and
landscape features in order to reduce the actual and perceived scale and bulk of structures).
B. Applicability. The following land uses, types of development activities, including all related site
improvements, and geographic areas, are subject to the architectural and site design standards and the
processes and regulations for conducting design review contained in this chapter:
1. Multiple-FamilyApartments (formerly multiple-family) and Mixed-Use Developments. The following
land uses and types of development are subject to the city’s multiple-familyapartment and mixed-use
design standards document unless addressed by a different set of architectural and site design standards
applicable to a specific geographic area:
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a. Multifamily Apartments development inclusive of triplexes and fourplexesseven or more units in
all zones in the city where permitted outright or as a conditional use and not otherwise addressed
through the city’s residential infill development standards (Chapter 18.25 ACC); and
b. Mixed-use residential development. Mixed-use development containing residential living units in
all zones in the city where permitted outright or as a conditional use; and
c. Retirement apartments, congregate living facilities and senior housing complexes in all zones in
the city where permitted outright or as a conditional use.
2. Downtown Urban Center. The following locations of development activities are subject to the city’s
downtown urban center design standards document:
a. Properties located within the boundaries of the DUC, downtown urban center zoning district, as
identified on the comprehensive zoning map.
3. Auburn Junction. The following locations of development activities are subject to the city’s Auburn
Junction design standards document:
a. Properties located within the boundaries of West Main Street, 2nd Street SE/SW, A Street SE,
and A Street SW as identified with ACC 18.29.070, design standards of the DUC downtown urban
center zone.
4. Northeast Auburn Special Planning Area. The following locations of development activities are
subject to the city’s Auburn Gateway architectural and site design standards document:
a. Properties located within the boundaries of the Auburn Gateway Project as defined by the
development agreement approved by city Resolution No. 4756, or as may be subsequently amended.
The Auburn Gateway architectural and site design is addressed in Section 4 of this resolution and
provided as Attachment 4 to the resolution.
C. Exemptions. The following activities as determined by the community development director shall be
exempt from the provisions of the design standards:
1. Any building activity that does not require a building permit; or
2. Interior construction work which does not alter the exterior of the structure; or
3. Normal or routine building and site maintenance/repair that is exempt from issuance of a permit
including the repair or maintenance of structural members; or
4. Interior alterations that do not modify an existing site condition; or
5. Site and exterior alterations that do not exceed 10 percent of the assessed valuation of the property
building or land per the most recent county records; or
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6. Building additions that are less than 10 percent of the existing floor area of the existing building. Any
cumulative floor area increase from the adoption date of the ordinance establishing the architectural and
site design standard that totals more than 10 percent shall not be exempt unless the community
development director determines compliance with these standards would be infeasible and/or
unreasonable.
D. Design Standard Documents. Adopted by reference are the following architectural and site design
documents, copies of which shall be maintained by the city clerk. These documents contain the standards for
the design and development of the built environment. The community development director or designee shall
have the authority to apply the standards to specific development proposals. The following specific
architectural and design standards documents may be amended upon approval by the community development
director:
1. Mixed-use and multiple-familyapartment (formerly multiple-family) development design standards.
2. Auburn Gateway architectural and site design standards.
3. Downtown urban center design standards.
4. Auburn Junction design standards.
E. Timing of Administrative Design Review.
1. Design review shall be conducted by the community development director or designee prior to or
concurrent with the processing of building permits and/or review of discretionary land use
approvals/permits.
2. The decision on the administrative design review shall be issued prior to issuance of the building
permits and/or issuance of discretionary land use approvals/permits.
F. Pre-Application Meeting – When Required Associated with a Design Review.
1. A pre-application conference is required for the following instances:
a. For multifamily apartments development in the R-310, R-316, and R-420 residential zones; and
b. For mixed-use development containing residential living units located within R-310, R-163 and
R-420 residential zones; and
c. For mixed-use development containing residential living units located within commercial zones;
and
d. For retirement apartments, congregate living facilities and senior housing complexes located
within R-310, R-316 and R-204 residential zones, and all commercial zones.
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2. A pre-application conference is strongly recommended for all other projects subject to the city’s
architectural and site design review but is not required.
G. Design Review Submittal Requirements. In addition to any other documentation required for submittal of a
complete application for building permit or discretionary land use approvals/permits, the following items shall
be required for the architectural and site design review:
1. Elevation drawings prepared by an architect licensed in the state of Washington of all proposed
construction including dimensional drawings at one-eighth inch equals one foot or comparable scale
showing the type of exterior materials, color (where applicable), exterior finishes for buildings and
accessory structures, location and elevations of exterior lighting for buildings, the type, style and model of
exterior lighting fixtures (where applicable), parking areas, and fenestration details;
2. A to-scale landscape plan prepared by a landscape architect licensed in the state of Washington
showing existing vegetation to be retained and proposed vegetation to be installed inclusive of the
common and botanical name of all vegetation, the location and quantity of vegetation, the initial planting
size and methods of irrigation;
3. A context vicinity map that shows all structures on the property and within 200 feet in each direction
of the subject property drawn approximately to scale;
4. A neighborhood circulation plan consistent with the provisions of Chapter 17.16 ACC (Neighborhood
Circulation Plan); and
5. Conceptual plans for any public infrastructure, including roads, water, sewer, and storm facilities.
H. Interpretations.
1. The community development director shall be authorized to interpret the meaning of words, phrases
and sentences which relate to the implementation of the specific architectural and design standards
document. Any interpretations regarding implementation of the specific architectural and design standards
document shall be made in accordance with its intent or purpose statements and the intent and purpose
statements of this chapter. For interpretations, life safety and public health regulations shall be given
priority over all other regulations.
2. Administrative interpretations may be appealed to the hearing examiner as prescribed in ACC
18.70.050.
I. Design Review Adjustments.
1. Authority for Design Review Adjustments. The community development director or designee shall
have the authority, subject to the provisions of this section and upon such conditions as the community
development director or designee may deem necessary to comply with the provisions of this section, to
approve design adjustments as follows:
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a. An adjustment to architectural or site design requirements such that no more than two of the total
number of required menu items in the city of Auburn multifamilyapartment and mixed-use design
standards are out of compliance.
b. An adjustment to required building wall and roof modulation standards, as contained in the city
of Auburn multifamily apartment and mixed-use design standards, up to 20 percent of the amount of
any quantified standards contained therein.
c. An adjustment to the architectural or site design requirements that remains consistent with the
purpose and intent of the architectural and site design standards.
2. Required Findings to Grant Design Review Adjustments. Each determination granting an adjustment
by the community development director or designee shall be supported by written findings showing
specifically wherein all of the following conditions exist:
a. That the granting of such adjustment does not constitute a grant of special privilege inconsistent
with the limitations upon uses of other properties in the vicinity and/or zone of the subject site; and
b. That the granting of such adjustment will not adversely affect the established character of the
surrounding neighborhood, discourage maintenance or upgrades on surrounding properties, nor
result in perpetuation of those design qualities and conditions which the comprehensive plan intends
to eliminate or avoid; and
c. That the project incorporates alternate design characteristics that are equivalent or superior to
those otherwise achieved by strict adherence to stated menu options; and
3. Public Notification and Action on Design Review Adjustment Applications. Upon the filing of a
properly completed application and associated request for a design review adjustment, the community
development director or designee shall comply with the city’s Type II land use review requirements for
issuance of a properly noticed and appealable land use decision.
4. Appeal of Director’s Decision on Design Review Adjustments.
a. If a written objection to the initial determination notice is filed within 14 business days of said
notification, the community development director or designee shall reconsider the initial
determination in light of the objection(s) as raised and render a final decision on the permit. This
final decision shall result in either the community development director’s affirmation of the original
determination of approval, the approval with additional modifications or denial.
b. Upon completion of the community development director’s reconsideration, all parties notified
of the original determination shall receive notification of the community development director’s final
decision. Any party aggrieved by the community development director’s final decision may file an
appeal of that decision to the hearing examiner in accordance with the city’s land use appeal
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provisions. Such appeals for hearing examiner review must be filed within 14 business days from the
date the written decision was made and shall include the following:
i. The appeal shall be filed on forms provided by the department of planning and development.
ii. The appeal shall clearly state the decision being appealed, setting forth the specific reason,
rationale, and/or basis for the appeal.
iii. Fees associated with the appeal shall be paid to the city upon filing of the appeal in
accordance with a fee schedule established by resolution.
5. Upon filing of a timely and complete appeal, the hearing examiner shall conduct a public hearing to
consider the merits of the appeal. This hearing shall be subject to the city’s public noticing and public
hearing requirements and shall include notification of all parties notified of the community development
director’s final decision. The hearing examiner may affirm the community development director’s
decision or may remand the matter to the community development director for further review in accord
with the examiner’s direction.
6. If no written objection is filed to the initial determination within the specified time limits, the
community development director shall render a final decision on the permit in accord with the initial
determination.
J. Approval Criteria for Design Review. The community development director or designee may approve,
modify and approve, or deny an application for an administrative design review. Each determination granting
approval or approval with modifications shall be supported by written findings showing the applicant satisfies
all the following criteria:
1. The plans and supplemental materials submitted to support the plan meet the requirements of the
specific architectural and site design documents;
2. The proposed development is consistent with the comprehensive plan;
3. The proposed development meets required setback, landscaping, architectural style and materials,
such that the building walls have sufficient visual variety to mitigate the appearance of large facades,
particularly from public rights-of-way and single-family residential zonessingle-unit detached dwellings
and middle housing.
4. In addition to the criteria in subsections (J)(1) through (3) of this section, for multiple-
familyapartments residential and retirement apartment projects, the director or designee must determine
that the following key review criteria have been met:
a. The proposed development is arranged in a manner that either:
i. Provides a courtyard space creating a cohesive identity for the building cluster and public
open space furnished to facilitate its use; or
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ii. Possesses a traditional streetscape orientation that provides clearly identifiable and visible
entries from the street, views from residential units onto the street and reinforces pedestrian-
oriented streetscape characteristics (e.g., building edge abutting sidewalk, entries onto the
street); or
iii. Faces and facilitates views of a major open space system;
b. The proposed development provides a variety in architectural massing and articulation to reduce
the apparent size of the buildings and to distinguish vertical and horizontal dimensions;
c. The proposed development contains a combination of elements such as architectural forms,
massing, assortment of materials, colors, and color bands sufficient to distinguish distinct portions
and stories of the building;
d. Residential buildings in large multiple-familyapartment projects or mixed-use projects are
physically integrated into the complex possessing sufficiently different appearance or placement to
be able to distinguish one building from another;
e. Unit entrances are individualized by use of design features that make each entrance distinct or
which facilitate additional personalization by residents;
f. Areas dedicated to parking are sufficiently visually broken up and contain a complement of
vegetative materials to project a landscaped appearance;
g. Where applicable, a transition is created that minimizes impacts from multifamily apartments and
mixed-use development projects on neighboring lower density residential dwelling units in abutting
or adjacent single-family zones; and
h. Where applicable, in cases of granting density or height bonuses, the project has provided
community benefits, facilities or improvements above and beyond those required in the municipal
code and supports the goals, objectives and policies of the comprehensive plan. (Ord. 6728 § 4 (Exh.
D), 2019; Ord. 6408 § 1, 2012; Ord. 6287 § 2, 2010; Ord. 6245 § 15, 2009.)
18.31.210 Agricultural enterprises development standards.
A. Purpose. The purpose of this section is to regulate the establishment and operation of agricultural
enterprises in order to maintain and preserve the lower density residential character, integrity, environmental
protection, and property values of the residential conservancy (RC) zone in which they are located and the
surrounding areas.
B. Applicability. The permit requirements and standards provided in this section apply to agricultural
enterprises where allowed in compliance with Chapter 18.07 ACC, Residential Zones, and meeting the
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definition of agricultural enterprises as provided in ACC 18.04.035. The development standards of the RC
zone shall apply unless a different standard is set forth in the supplemental development standards in
subsection E of this section.
C. Permit Required. An administrative use permit is required when 50 percent or more of the total site area is
dedicated to active agricultural production during the growing season, and with 52 or less special events per
calendar year. A conditional use permit is required when less than 50 percent of the total site area is dedicated
to active agricultural production during the growing season, or if the applicant intends to hold more than 52
special events per calendar year.
D. Uses. The following uses may be permitted as part of an agricultural enterprise under a unified
management or ownership:
1. Agricultural crops and open field growing;
2. Agricultural store;
3. Barns, silos and related structures;
4. Caretaker quarters, not more than one per agricultural enterprise;
5. Catering facilities;
6. Delicatessens, restaurants or sandwich shops limited to a seating area of 25 seats;
7. Drive-through espresso and/or nonalcoholic beverage stands, freestanding;
8. Education facilities providing courses related to agricultural production and/or processing or
promotion of locally and regionally grown food;
9. Farm stands, for the sale of agricultural products raised on the premises in addition to agricultural
products that are raised off site;
10. Greenhouses;
11. Keeping of livestock, or fowl and rabbits or similar sized animals; provided, that an appropriate
structure or enclosure is provided;
12. Museum and cultural facilities;
13. Outdoor musical entertainment (when it meets all requirements for the business licensing of ACC
5.20.200);
14. Small-scale food processing or packaging of agricultural products;
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15. Special events. Special events include, but are not limited to, the following activities where
attendance exceeds 200 persons or more:
a. Weddings;
b. Meetings;
c. Receptions;
d. Reunions;
e. Tasting events for food or beverage;
f. Private parties;
g. Concerts held within an enclosed building;
h. Retreats;
i. Other comparable events;
16. Tasting room;
17. Tourist and visitor services;
18. Winery; and
19. The planning director may authorize uses under this definition other than those which are listed, if
the planning director determines the use is consistent with the intent of the zone and is of the same general
character of the uses permitted within the zone. Further guidance on administrative interpretations of land
uses can be found in ACC 18.02.120.
E. Development Standards.
1. Minimum Area. The minimum area devoted to an agricultural enterprise business shall be a single
parcel with a minimum of 10 acres in total site area within the residential conservancy (RC) zone.
Environmentally critical areas are not counted toward total site area when determining whether an
administrative or conditional use permit is required.
2. Location. The proposed agricultural enterprise business shall have direct access onto a minor arterial
or higher classification street.
3. Maximum Building Size. Nonresidential buildings, excluding greenhouses, shall not exceed 5,000
square feet in gross floor area.
4. Lot Coverage. The combination of all buildings, to include greenhouses, on a single site used in
conjunction with the agricultural enterprise business shall not exceed 15 percent of the total site area.
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5. Maximum Impervious Area. The maximum impervious area shall not exceed 25 percent.
6. Setbacks. Structures for agricultural enterprises shall be located as follows:
a. Front setback: 35 feet.
b. Rear setback: 20 feet.
c. Interior side setback: 20 feet.
d. Street side setback: 35 feet.
7. Height. Maximum building height: 35 feet. Buildings may exceed 35 feet if one additional foot of
setback is provided from each property line for each foot the building exceeds 35 feet.
8. Visual Impact. Activities and uses conducted in conjunction with the agricultural enterprise must be
located in such a manner that minimizes visual impacts to adjoining properties that are used or zoned for
residential uses. In addition:
a. A Type III landscape buffer 10 feet in width shall be provided on site in those areas between the
buildings and the property line.
b. Highly reflective building materials shall not be used on buildings.
9. Responsible Party. All components of the agricultural enterprise shall be operated or maintained by
the property owner, lease holder, or occupant of the land upon which the primary associated agriculture,
horticulture, or other use is being conducted.
10. Hours of Operation. Agricultural enterprise activities involving the employment of workers; outside
activities; the generation of any noise, light, dust, odor, glare, or vibration detectable outside the business
structure; or traffic, including deliveries, shall only be conducted on site between the hours of 7:00 a.m.
and 10:00 p.m. or as may be specifically approved by a condition of approval of the administrative or
conditional use permit.
11. Parking and Outdoor Storage. All parking and outdoor storage areas used exclusively for retail areas
within 50 feet from a property line shall be screened from adjoining properties used or zoned for
residential uses. If existing topography and natural vegetation does not provide an adequate visual barrier,
additional screening may be required, to include installation of landscape materials, walls or fencing.
12. Lighting. No lighting shall be directed onto adjoining properties used or zoned for residential uses
and no lighting shall exceed 0.5 foot-candle when measured at the property lines. Floodlights or other
high-intensity lighting shall be prohibited, unless specifically approved as part of a special event or
outdoor musical entertainment.
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13. Refuse and Recycling. All refuse and recycling waste containers shall be within refuse enclosures
located in the rear of the building and be completely screened from public view. All refuse enclosures
shall be architecturally compatible with the building they serve.
14. Special Events. Special events or similar activities may be held as follows:
a. Up to 52 special events within a calendar year with the administrative use permit.
b. Fifty-two or more special events within a calendar year shall require a conditional use permit.
c. Parking and Traffic Control. A parking and traffic control plan shall be prepared by a licensed
traffic engineer and required for all agricultural enterprises conducting special events (as defined by
ACC 18.04.827). The parking and traffic control plan shall be submitted for review as part of the
administrative use permit or conditional use permit application and, if satisfactory, must be approved
by the planning and development director and city engineer prior to implementation. At a minimum,
the parking and traffic control plan shall contain the following:
i. A parking plan showing how adequate on – and off-site parking will be available to the site,
and that no substantial conflict will exist during the principal hours or periods of peak parking
demands for any land use or special event which is proposed to share the parking.
ii. A traffic control plan showing how traffic to and from the land use and special events
location(s) will be handled and what temporary traffic control measures will be used to facilitate
safe access to and from the locations. The traffic control plan must include a written description
of the plan as well as a traffic control diagram showing traffic control devices, directions of
travel, and the location and type of authorized personnel to direct traffic.
iii. A contingency plan for weather changes (relocation or rescheduling of events; alternative
parking areas; method of notifying the public of changes) and for unanticipated increases in
traffic or parking.
iv. Other elements as determined necessary by the planning and development director and the
city engineer based on the specific events, setting, and location.
15. Wineries. All wineries with or without tasting rooms shall:
a. Have adequate driveway access to a public street meeting the requirements of a commercial
driveway.
b. Provide adequate on-site parking in the amount of one parking stall for every 500 square feet of
gross floor area.
c. Shall not exceed 5,000 square feet gross floor area with the tasting room not exceeding 50
percent of the production area.
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16. Signs. Notwithstanding the provisions of ACC 18.56.040(A), the following standards apply to signs
for agricultural enterprise uses within the RC, residential conservancy zone. If not specified in this
section, the other provisions of Chapter 18.56 ACC, Signs, apply.
a. Freestanding Signs.
i. Total number permitted:
(A) Two per frontage on a parcel having at least 500 feet of frontage on a state highway.
(B) One per frontage on a principal or minor arterial.
ii. Maximum height:
(A) Thirty feet on a state highway.
(B) Twenty-two feet on a principal or minor arterial.
iii. Maximum area: 200 square feet, calculated at a rate of one square foot of sign area for
every two lineal feet of frontage. The minimum entitlement for freestanding signs is 32 square
feet for those sites less than 64 feet of frontage.
iv. Multiple freestanding signs, if permitted, must be separated by at least 150 feet measured in
a straight line distance.
b. Wall Signs.
i. Total number permitted: one sign per building frontage that fronts a public right-of-way.
ii. Maximum area: 100 square feet per building frontage that fronts a public right-of-way,
calculated at a rate of one square foot of sign area for every one linear foot of building frontage.
iii. Signs may be directly or indirectly illuminated.
c. Changing message center signs are allowed as part of an agricultural enterprise if the sign
complies with the sign regulations in ACC 18.56.030(F).
17. Additional Permits and Approvals. In addition to required land use permits, an agricultural enterprise
may be required to obtain licenses and permits from other city and county departments (e.g., business
licenses from the city, food service or sales licenses from the county department of public health, animal
care licenses from the county department of public health, etc.). (Ord. 6363 § 2, 2011.)
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18.31.220 Permitted animals.
The types and allowed number of animals permitted are listed as follows, provided the following requirements
are met. The specified minimum lot size per animal are absolute requirements. No variances, waivers, and/or
modifications under the Auburn City Code shall be granted. The keeping of animals that require no lot size or
lesser lot size are allowed to be cumulative, when lot size requirements have been met. For example, on a
12,500-square-foot lot, the keeping of one miniature goat, one potbelly pig, and two dogs could be allowed.
Licensing of pets and animal control is governed by ACC Title 6, Animals.
A. Small Domestic Animals. Small domestic animals may be kept if the owner complies with the following:
1. Small domestic animals are permitted as an accessory use to a residence or business.
2. Up to four small domestic animals, including foster animals, per dwelling or commercial building
regardless of lot size. Offspring less than six months of age are not included in this number.
3. A pet license is required for each cat or dog in accordance with Chapter 6.04 ACC, Animal Licensing.
B. Domestic Fowl. Domestic fowl may be kept if the owner complies with the following:
1. Domestic fowl and poultry are permitted as an accessory use to a single-familysingle-unit detached
dwelling residence.
2. Roosters and peafowl are not permitted.
3. Structures, or yard areas including chicken coops, pens or runs, housing or containing domestic fowl
are only allowed in the rear yard (the area between the rear yard lot line and the extension of the rear
facade of the principal structure) and shall be set back from the rear and side yard lot lines by a distance
of at least 10 feet.
4. Up to a total of four domestic fowl and poultry can be kept on lots that are at least 6,000 square feet in
size. On lots that are larger than 6,000 square feet, one additional domestic fowl or poultry may be kept
per additional 2,000 square feet. The maximum number of domestic fowl allowed per lot is 10; this
maximum does not apply to properties zoned RC, residential conservancy or R-1, residential one dwelling
unit per acre.
5. The keeping conforms to ACC 8.28.010 regarding noise disturbance, ACC 8.12.020 regarding
nuisances affecting public health and safety, and ACC 6.24.020 regarding slaughtering.
C. Miniature Goats. Miniature goats are medium domestic animals and may be kept if the owner complies
with the following:
1. Miniature goats are permitted as accessory use to a single-familysingle-unit detached dwelling
residence.
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Chapter 18.31 ACC, Supplemental Development Standards Page 52 of 54
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
2. Male miniature goats must be neutered.
3. All miniature goats must be dehorned.
4. Nursing offspring of miniature goats may be kept until weaned, but no longer than 12 weeks from
birth without meeting the requirements contained herein.
5. The location of structures housing miniature goats must comply with accessory structure setbacks
applicable in the zoning district where the property is located.
6. Up to two miniature goats are allowed on lots that are at least 12,500 square feet in size. On lots that
are greater than 12,500 square feet, one additional medium size domestic animal may be kept per
additional 7,500 square feet.
7. The keeping conforms to ACC 8.28.010 regarding noise disturbance, ACC 8.12.020 regarding
nuisances affecting public health and safety, and ACC 6.24.020 regarding slaughtering.
D. Potbelly Pigs. Miniature potbelly pigs are medium domestic animals and may be kept if the owner
complies with the following:
1. Potbelly pigs are permitted as accessory use to a single-familysingle-unit detached dwelling residence.
2. Potbelly pigs are no greater than 24 inches in height at the shoulder and no more than 150 pounds.
3. Nursing offspring of potbelly pigs may be kept until weaned, but no longer than 12 weeks from birth
without meeting the requirements contained herein.
4. The location of structures housing potbelly pigs must comply with accessory structure setbacks
applicable in the zoning district where the property is located.
5. Two potbelly pigs can be kept on lots that are at least 12,500 square feet in size. On lots that are
greater than 12,500 square feet, one additional medium size domestic animal may be kept per additional
7,500 square feet.
6. The keeping conforms to ACC 8.28.010 regarding noise disturbance, ACC 8.12.020 regarding
nuisances affecting public health and safety, and ACC 6.24.020 regarding slaughtering.
E. Large Domestic Animals. Large domestic animals may be kept if the owner complies with the following:
1. Large domestic animals are allowed as an accessory use to a single-unit detached dwelling single-
family residence.
2. Two large domestic animals can be kept on lots that are at least one acre in size.
3. On lots that are larger than one acre, one additional large domestic animal may be kept per additional
21,780 square feet.
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Chapter 18.31 ACC, Supplemental Development Standards Page 53 of 54
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
4. The location and structures housing large domestic animals and any corral, exercise yard or arena
must comply with the setbacks applicable in the zoning district where the property is located.
5. The keeping conforms to ACC 8.28.010 regarding noise disturbance, ACC 8.12.020 regarding
nuisances affecting public health and safety, and ACC 6.24.020 regarding slaughtering.
F. Apiaries (keeping of honey bees (Apis mellifera)), also referred to as beekeeping, may be permitted if the
owner complies with the following:
1. Beekeeping is allowed as an accessory use to a single-unit detached dwellingsingle-family residence.
2. All hives are registered with the State Department of Agriculture.
3. No more than two hives, each with only one swarm, shall be kept on lots of less than 10,000 square
feet.
4. Hives shall not be located within 25 feet of any property line with the hive(s) entrance(s) facing away
from the nearest property line.
5. The keeping conforms to ACC 8.28.010 regarding noise disturbance and ACC 8.12.020 regarding
nuisances affecting public health and safety.
G. Amortization of Preexisting, Nonconforming Structures Housing Animals and Runs or Pens. An
individual who receives written notice from the city that a structure (coop) or yard area (runs or pens) housing
animals regulated by this section, except small domestic animals, does not comply with setback requirements
shall have 30 days from the date of notification to bring the property/structure into compliance. If any
individual believes that their circumstances pose particular difficulty in meeting the 30-day time frame for
compliance with the setback requirements of this section, the individual may request in writing of the
community development and public works director (planning director) or designee additional time to bring
their activity into conformity. Decisions of the community development and public works director (planning
director) or designee to grant or deny the extension shall be final and conclusive. (Ord. 6600 § 11, 2016; Ord.
6369 § 8, 2011.)
Code reviser’s note: Ordinance 6369 adds these provisions as Section 18.31.210. The section has been
renumbered to avoid duplication of numbering.
18.31.230 Table of allowed districts.
Repealed by Ord. 6600. Code reviser’s note: Ordinance 6369 adds these provisions as Section 18.31.211. The
section has been renumbered to match the renumbering of the preceding section.
Page 237 of 1253
Chapter 18.31 ACC, Supplemental Development Standards Page 54 of 54
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should contact the
city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Code Publishing Company, A General Code Company
Page 238 of 1253
Chapter 18.31 ACC, Supplemental Development Standards Page 1 of 3
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Chapter 18.321
ACCESSORY DWELLING UNITSUPPLEMENTAL DEVELOPMENT
STANDARDS
A. Accessory dwelling units Accessory Dwelling Units (ADUs) are permitted outright in all residential zones
that permit single-unit detached or single-family homes, andmiddle housing, and may be developed with new
or existing single-family homesmiddle housingdevelopment. The development standards of the underlying
zone and the following siting and performance standards shall apply to all accessory dwelling units as defined
by ACC 18.04.018.
A. The home or accessory dwelling unit must be the principal place of residence for the homeowner.
BAB. Only oneTwo accessory dwelling unitADUs may be permitted per single-family residence residential
unit on individually owned lots on lots that meet the minimum lot size of the zone in which the property is
located.
BC. The two ADUs may be attached, detached, or any combination thereof.
CD. An accessory dwelling unitADU shall not be larger than 50 percent of the square footage of the single-
family home with garage space not being included in the calculation. In no case shall the accessory dwelling
unit be more than 9501,000 square feet, nor less than 300 square feet, nor have more than two bedrooms.
Garage space shall not be included in this calculation.
DE. Exterior Appearance/Modifications.
1. Any alterations shall not change the appearance from that of a single-family residenceunit detached,
as determined by the planning director.
2. Only one exterior entrance is allowed to the accessory dwelling unitADU and it can be located no
closer than 10 feet to an adjoining property line.
32. Any exterior stairs shall be placed in the rear or side setback and no closer than 10 feet to an
adjoining property line.
34. Where garage space is converted to living space, the garage door shall be replaced with materials
that match the exterior of the house. If a detached garage is converted, its appearance must still be that of
a detached garage and the detached garage must be able to be used for parking of at least one vehicle.
EF. Parking Requirements.
1. The parking required for the existing single-family home must meet all requirements of the zoning
code including amount, size and setback requirements in order for an accessory dwelling unit to be
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Chapter 18.31 ACC, Supplemental Development Standards Page 2 of 3
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
allowed.Additional on siteOff-street parking is not required for ADUs that are located within one-half
mile walking distance of a Major Transit Stop.
2. For ADUs located more than one-half mile walking distance from a Major Transit Stop , and sited
upon lots that are less than or equal to 6,000 square feet, one on-site parking space is required per ADU.
32. One additional parking space, beyond those required for the single-family home, is required for an
accessory dwelling unit. The additional parking space must also meet all requirements of the zoning code.
3. Newly created parking shall make use of existing curb cuts, when possible.
FG. An accessory dwelling unitADU may not be sold as a separate piece of property, or as a condominium
unit, unless allowed by the existing zoning on the property or as a separate piece of property through the unit
lot subdivision process. If the ADU is converted into a condominium unit or subdivided, a separate water and
sewer connection is required.
GH. ADUs must be connected to municipal sewer or served by septic system.
I. An ADU is allowed in rear setbacks (on the rear lot line) if the lot line abuts a public alley, unless the city
routinely plow snow within the alley.
J. Conversion of legally established structures, that do not conform to current zoning and/or land use
standards to an ADU, shall not be required to come into conformance.
GK. Any home property owner seeking to establish an accessory dwelling unitADU shall apply for approval
in accordance with the following procedures:
1. The homeowner shall apply for an accessory dwelling unitADU permit with the city. A complete
application shall include a properly completed application form, floor and structural plans, and fees.
2. Before issuance of the certificate of occupancyfinal for of an accessory dwelling unitADU, the
homeowner must provide a copy of a statement recorded with the county in which the subject property is
located. The statement must read:
An application for a permit for an accessory dwelling unit has been submitted to the city of Auburn by the
owner of this property. Future owners are advised that the owner of the property must comply with all
requirements of the Auburn Zoning Code, as amended, if the accessory dwelling unit is to be occupied or
rented.
LH. If an accessory dwelling unitADU is to be removed, appropriate permits and inspections must first be
received from the city. If a homeowner wants to remove the statement as required by subsection (KG)(2) of
this section from the property’s title, then the city shall issue an appropriate release upon evidence that the
accessory dwelling unitADU has been removed. The release shall be recorded by the homeowner with the
Page 240 of 1253
Chapter 18.31 ACC, Supplemental Development Standards Page 3 of 3
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
county records and elections office and a copy of the recorded release shall be provided to the city. (Ord. 6419
§ 4, 2012; Ord. 6245 § 15, 2009.)
Page 241 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 1 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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, institutional, and public use zones established by ACC 18.02.070 (Establishment
of zones), determines the type of land use approval required for each use, and provides basic
standards for site layout and building size. (Ord. 6894 § 1 (Exh. B), 2022; Ord. 6434 § 1, 2012.)
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 are
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
reuse of existing single-family structures that continue to appear in accord with the single-
family residential character. The RO-H designation is to be used exclusively for the hospital
Page 242 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 2 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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 Public Use 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. A broader list of public and quasi-public uses may be
allowed to develop.
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 Institutional zone is intended to provide an area wherein
educational and theological uses in a campus-like setting are permitted, 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 the P-1 Public Use Zone.
The I zone is intended to provide an area wherein educational, governmental, theological,
recreational, cultural and a broader list of public and quasi-public uses may be allowed to
develop. It is further intended these areas feature a larger campus-like setting that includes a
combination of uses and activities 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 Open Space 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 storm water
detention ponds or floodplain ponds, utility corridors with public access, and areas with
significant development restrictions. Park lands included in the open space zone tend to be
predominately passive in character and with relatively fewer developed facilities than parks
included in the institutional zone provided that accessory uses such as supportive parking,
boardwalks, kiosks, interpretive centers, trails, restrooms, and public access points are allowed.
Private sites containing critical areas or shorelines may be included.
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 storm water detention ponds or floodplain
Page 243 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 3 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
ponds, utility corridors with public access, and areas with significant development restrictions.
Park lands included in the open space zone tend 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. (Ord. 6894 § 1 (Exh. B), 2022; Ord. 6677
§ 2, 2018; Ord. 6434 § 1, 2012.)
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
MARIJUANA RELATED BUSINESSES
Marijuana processor X X X X X
Marijuana producer X X X X X
Marijuana researcher X X X X X
Page 244 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 4 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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
Marijuana retailer X X X X X
Marijuana transporter
business
X X X X X
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
Municipal parks and
playgrounds
P P P P P
RECREATION, EDUCATION AND PUBLIC ASSEMBLY
Campgrounds 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
Page 245 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 5 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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
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 X X
Religious institutions,
lot size less than one
acre
A P X P X
Page 246 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 6 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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
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
Middle housing subject
to the provisions in
Chapter 18.25 (2 to 6
units)Duplex,
P1 X X A1 X
Home occupation P P X P P Chapter 18.60 ACC
Live/work, work/live
unit
A P X A X
Marijuana cooperative X X X X X
Apartments (7 or more
units)Multiple-family
dwellings, stand-alone
P2 A3 X A2 X
One detached single-
unitfamily detached
dwelling
P X X X P45
Page 247 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 7 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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
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 facilities34
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 care34
P P X X X
Page 248 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 8 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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
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
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Utility facilities,
substations, utility
transmission or
distribution line
X X X X A See ACC 18.02.040(E)
Wireless
communications
facility (WCF) (See ACC
18.04.912(W))
* * * * * *See ACC 18.31.100 for
use regulations and
zoning development
standards.
Eligible facilities
request (EFR) (Wireless
communications
facility) (See ACC
18.04.912(H))
P P P P P
Page 249 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 9 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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
Small wireless facilities
(ACC 18.04.912(Q))
P P P P P
Emergency wireless
communications
facility (EWCF)
X X X P X See ACC 18.04.912 and
18.31.100
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 Minimum lot area not applicable; Duplexes must meet other development standards of the I zone. , 3,600
square feet of lot area per dwelling unit is required.
2 Minimum lot area not applicable; Apartments must meet other development standards of the I zone.
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.
Page 250 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 10 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
43 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.
54 One single-unit family detached dwelling unit per existing legal lot. No residential subdivisions permitted in
the open space zone.
(Ord. 6894 § 1 (Exh. B), 2022; Ord. 6799 § 9 (Exh. I), 2020; Ord. 6716 § 1 (Exh. A), 2019; Ord. 6677 § 3, 2018; Ord.
6642 § 11, 2017; Ord. 6434 § 1, 2012.)
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.
Table 18.35.040. RO, RO-H, P-1, I, OS Zone Development Standards
Development
FeatureStandards
Requirement by Zones
RO
Residential
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 percent1 None None 35 percent 5 percent
Maximum
impervious area
NA NA NA NA 20 percent47
Page 251 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 11 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Development
FeatureStandards
Requirement by Zones
RO
Residential
Office
RO-H
Residential
Office-Hospital
P-1
Public Use
I
Institutional
OS
Open Space
Setbacks Minimum setbacks required for primary structures. See ACC 18.31.070 for exceptions to
these requirements.
Front 20 ft2 10 ft 20 ft 20 ft 20 ft
Side – Interior 5 ft None 5 ft41 5 ft 5 ft
Side – Corner 10 ft 10 ft 10 ft 10 ft 10 ft
Rear 25 ft3 None 25 ft 25 ft 25 ft
Accessory
structure(s)
See note 5
below
NA NA See note 25
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 ft36 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
Page 252 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 12 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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.
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.
41 A 25-foot setback is required when adjacent to a residential zone.
25 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.
36 Maximum building height for residential dwellings: 350 feet. Accessory buildings to residential dwellings:
2416 feet.
74 Maximum impervious area includes all hard surfaces per ACC 13.48.010(L).
(Ord. 6894 § 1 (Exh. B), 2022; Ord. 6677 § 4, 2018; Ord. 6434 § 1, 2012.)
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).
Page 253 of 1253
Chapter 18.35 ACC, Special Purpose Zones Page 13 of 13
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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. (Ord. 6894 § 1 (Exh. B), 2022; Ord. 6434 § 1, 2012.)
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 254 of 1253
Chapter 18.49 ACC, Flexible Development Alternatives Page 1 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.49
FLEXIBLE DEVELOPMENT ALTERNATIVES - REPEALED
Sections:
18.49.010 Intent.
18.49.020 Applicability – Residential development.
18.49.030 Applicability – Mixed-use development.
18.49.040 Applicability – Commercial/industrial developments.
18.49.050 Flexible development standards for residential development.
18.49.060 Flexible development standards for mixed-use development.
18.49.070 Flexible development standards for commercial/industrial.
18.49.080 Procedures.
18.49.090 Appeals.
18.49.010 Intent.
The city of Auburn flexible development alternatives process is intended to allow greater
flexibility and creativity to develop a site through the development review process via
alternative development standards in exchange for public benefit to the citizens of Auburn that
helps the city accomplish goals and policies outlined within its comprehensive plan. In
exchange for the enhanced flexibility offered by these alternative standards, the city requires
that the proposed development result in a significantly higher quality of design, generate more
of a public benefit, and be more environmentally sensitive than would have been the case with
the use of standard zoning or subdivision procedures.
This chapter describes standards and requirements to be used by the city of Auburn to
determine whether a development proposal meets the city’s minimum requirements to be
eligible for review under the flexible development alternatives approval process. (Ord. 6245 § 19,
2009.)
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.49.020 Applicability – Residential development.
A. Minimum Requirements for Residential Development. In order to qualify for consideration
under the residential development provisions of this chapter, a development proposal must
meet all of the following requirements. Flexible development alternatives for residential
development is a two-tiered process including minimum requirements (all of which must be
met) and flexible criteria, which must score a minimum of 100 points in at least three
categories, with not more than 40 points in any one category counting toward the 100-point
minimum.
1. Site Requirements. Flexible development alternatives for residential development is a
two-tiered process including minimum requirements (all of which must be met) and flexible
criteria, which must score a minimum of 100 points in at least three categories.
a. Location. The site of the proposed project must be located entirely within one or
more of the following zoning districts: R-1, R-5, R-7, R-10, R-16, R-20.
b. Minimum Property Size. The land on which the proposed development will be sited
is a minimum of eight acres for the R-1 through R-7 zones; and a minimum of two
acres for the R-10 through R-20 zones.
c. Lot Configuration. The tract(s) of land for which the project is proposed shall be a
common site with sufficient width and depth to accommodate the proposed use.
d. Ownership/Control. All land included for the purpose of the development shall be
owned by or be under the complete control of the applicant for such proposal,
whether the applicant be an individual, partnership, corporation, group, or agency.
2. Project Requirements.
a. Development Type. The development proposal must constitute a residential
development. For purposes of this chapter, a residential development may consist of
single-family dwellings, multiple-family dwellings, or a combination thereof.
b. Consistency with Intent of Flexible Development Alternative Regulations. Applicant must
demonstrate that the proposed development is consistent with the intent of the
flexible development alternatives regulations as provided in ACC 18.49.010.
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
c. Consistency with Auburn City Code. The proposed development shall be consistent
with all other requirements of the Auburn City Code.
d. Consistency with Comprehensive Plan. Applicant must demonstrate that the
proposed development is consistent with the goals, objectives, and policies of the City
of Auburn Comprehensive Plan.
e. Arrangement of Uses. Where nonresidential uses are proposed as a component of
the overall residential development, nonresidential uses may not occupy more than 20
percent of the overall site.
B. Eligibility – Flexible Development Alternatives Scoring Matrix for Residential Development.
Subsection C of this section shall be used to determine eligibility of a proposal for review under
the city’s flexible development alternatives approval process. To meet the requirements, a
project must: (1) score at least 100 points total by providing any combination of features or
amenities found in subsection C of this section; and (2) score points in any three or more of
Categories 1 through 8 listed in the table, with not more than 40 points in any one category
counting toward the 100-point minimum.
C. Eligibility – Residential Flexible Development Matrix. Development proposals will only be
awarded points for improvements or project features that exceed the requirements of the
other chapters of this title, the other titles of the city code, and the city design and construction
standards.
Feature/Benefit Points Possible
Category 1 – Sustainability
a. Project design incorporates the use of one or more of
the following low impact development (LID) techniques
consistent with the city design and construction standards:
bioretention, soil amendment, permeable paving,
vegetated roofs, minimal excavation foundations, rooftop
rainwater collection.
5 points per technique up to a maximum of 25
points
b. All residential units in the proposal meet the design
requirements for one or more of the following
LEED: 15 points for certification, add the following
points for applicable design level: 5 points for
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
certifications:
• Leadership in Energy and Efficient Design (LEED) Homes
• LEED Neighborhood
• Built Green single-family homes
• Built Green multifamily
• Built Green community.
Silver, 10 points for Gold, 15 points for Platinum
Built Green single-family and multifamily: 5 points
for 3-star design level, 10 points for 4-star design
level, 15 points for 5-star design level
Built Green community: 10 points for 2-star
design level, 15 points for 3-star design
c. Project buildings and structures are constructed with at
least 10% post-consumer content/recycled materials.
5 points, plus 1 point for each two percentage
points in excess of 10%; up to a maximum of 10
points
d. Project implements a construction recycling program
approved by the city of Auburn building division for
construction, demolition and deconstruction projects that
achieves a 90 percent landfill diversion rate.
5 points
e. Project design incorporates one or more water
conservation and management features (i.e., low-flow
toilets, Energy Star-rated dishwashers and clothes-washing
machines, drip irrigation system, etc.).
5 points, plus one point for each type of water
conservation/management feature
f. Project design incorporates one or more energy
conservation/efficiency features (i.e., orienting buildings
for passive cooling and optimal use of natural lighting,
high efficiency lighting with occupancy sensors for
common areas, Energy Star-rated appliances, use of solar
panels, etc.).
5 points, plus one point for each type of energy
conservation/efficiency feature
g. Applicant has provided an assessment of project’s
carbon footprint prepared by a qualified consultant
defined as an individual or firm with specialized
knowledge or expertise in the assessment of greenhouse
10 points
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
gas and carbon impacts of development.
Category 2 – Urban Design
a. Project incorporates public art features that reflect the
community’s values, history, economy or people in
accordance with the city of Auburn comprehensive plan.
5 points
b. Project facilitates access by bicyclists in accordance with
the city of Auburn comprehensive plan, and project does
not contain barriers such as fences or walls that
unnecessarily limit or block bicyclist access.
5 points
c. Project involves the voluntary undergrounding of
existing above ground utilities in accordance with the city
of Auburn comprehensive plan, where such
undergrounding would not otherwise be required.
5 points + 1 point for every 25 feet of frontage up
to a maximum of 10 points
d. Project incorporates beautification of a designated
primary travel corridor (pursuant to the adopted city
transportation plan, and subject to the approval of the city
engineer) in accordance with the city of Auburn
comprehensive plan.
10 points
e. Project incorporates pedestrian- or transit-friendly
design features such as rear or side setback area parking,
wider sidewalks, street furniture, and building awnings in
accordance with the city of Auburn comprehensive plan.
5 points + 1 point per non-repeated design
feature up to a maximum of 15 points
Category 3 – Community Cohesion and Neighborhood Safety
a. Project incorporates crime prevention through
environmental design principles.
5 points, plus 1 point for each CPTED technique
incorporated in design
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
b. Project design incorporates features or design elements
to minimize interfaces between pedestrians and vehicular
traffic (i.e., elevated walkway, de-linking walkways and
streets, etc.).
5 points
c. Project design provides for well defined neighborhood
gateways and community/common open spaces.
5 points
d. Project provides secure and observable play spaces for
children.
5 points
e. Project provides for outdoor seating/gathering areas for
passive social activities (i.e., reading, conversing, or playing
chess, etc.).
3 points
Category 4 – Housing
a. Senior Housing – Project creates or rehabilitates a
minimum of 10 percent or 2 units (whichever is greater) of
proposed housing meeting the definition of “senior
housing” as provided in Chapter 18.04 ACC.
2 points per senior housing unit up to a maximum
of 15 points
b. Special Needs Housing – Project creates or rehabilitates
a minimum of 10 percent or 2 units (whichever is greater)
of proposed housing meeting the definition of “special
needs housing” as provided in Chapter 18.04 ACC.
2 points per senior housing unit up to a maximum
of 15 points
c. Rehabilitation – Project rehabilitates one or more
existing housing units. Rehabilitation must meet the
definition of “housing rehabilitation” as defined in Chapter
18.04 ACC.
2 points per rehabilitated housing unit, to a
maximum of 50 pts
d. Housing Variety – Project creates or rehabilitates units
representing 2 or more housing types as allowed in ACC
2 points per max of housing type up to a
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
18.07.020 in the zone in which the development is
proposed.
maximum of 10 points
Category 5 – Open Space and Recreation
a. Projects incorporating residential units provide for
individual unit private open space area through the
provision of a balcony, covered porch or similar
architectural feature.
3 points
b. Projects incorporating residential units provide for
common open space area that equates to 250 square feet
of common open space per unit or 10 percent of the total
gross site area, whichever is greater.
5 points
c. The director, in consultation with the city parks
department, determines that the project creates a
neighborhood park, trail, or other public recreational
amenity as listed in Chapter 18.04 ACC not otherwise
required by city development regulations that furthers the
goals and objectives of an adopted city parks, recreation,
and/or open space plan.
2 points for each 0.25-acre of area or 200 linear
feet of trail up to a maximum of 15 points
d. Project provides one or more common gardening
spaces or community “pea patch” areas for residents of
the development or surrounding neighborhood.
5 points, plus 1 point for each 250 square feet of
gardening space.
Category 6 – Natural Resources Protection
a. Project retains and provides a superior level of
protection and/or enhancement for sensitive natural
features on site, including: wetlands, surface waters,
geological hazardous areas, sensitive plant and animal
species, etc. For purposes of this category, superior level
15 points
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
of protection and/or enhancement includes incorporation
of additional protections and/or restoration projects that
enhance protection of or restore critical functions and
values of the natural feature.
b. The project design demonstrates a superior level of
protection and/or enhancement for elements of the
environment, including: air quality, water quality, natural
topography, native vegetation, etc. For purposes of this
category, superior level of protection and/or enhancement
includes incorporation of additional protections and/or
restoration projects that enhance protection of or restore
critical functions and values of the environmental element.
15 points
c. The project design demonstrates a superior level of
mitigation for impacts associated with the proposed
development (or abatement of existing environmental
conditions in the neighborhood) such as noise, light and
glare, odors, vibration, etc. For purposes of this section,
“superior level of mitigation” shall mean mitigation that
alleviates existing condition issues in addition to mitigating
for project impacts.
15 points
Category 7 – Cultural/Historic
a. Project preserves a site, structure or feature of cultural
or historic significance. For purposes of this section, a site,
structure or feature of cultural or historic significance is
one that is listed on the federal, state, or local register of
historic or cultural properties.
25 points
b. Project restores or enhances a site, structure or feature
of cultural or historic significance as defined under
subsection (7)(a) of this table.
40 points
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
c. Project is located in any district designated in
accordance with the city of Auburn historic preservation
code, Chapter 15.76 ACC, or any other district designated
by city of Auburn ordinance or resolution intended to
preserve, protect, enhance, and/or perpetuate those sites,
buildings, districts, structures or objects which possess
notable features or reflect significant elements of
Auburn’s, the county’s, state’s and nation’s cultural,
aesthetic, social, economic, political, architectural, ethnic,
archaeological, engineering, historic, or other heritage.
Applicant must demonstrate that project design advances
the stated intent of the district designation.
15 points
Category 8 – Transportation and Mobility
a. Project demonstrates coordination with local and
regional transit agencies and includes new transit facilities
or features.
15 points
b. Project design includes nonmotorized transportation
features and amenities not otherwise required by the city
code. For purposes of this requirement, nonmotorized
transportation features include but are not limited to
pedestrian walkways, multi-use paths, bicycle
racks/lockable storage, connections with other
local/regional trails, walkways, paths.
5 points for each feature, up to a maximum of 25
c. Project improves the public street(s) adjacent to the
project site using a complete streets design to provide
accommodation for pedestrians, bicyclists, transit riders,
and persons of all abilities, where such improvements are
not otherwise required by city development regulations.
25 points
d. Project design includes one or more transportation
demand management features including but not limited to
5 points for each feature, up to a maximum of 15
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
preferential parking for high-occupancy vehicles, improved
access for transit vehicles.
e. Project provides for one or more transportation
alternatives which include but are not limited to car share,
bike share or other method of providing alternatives to
individual automobile ownership.
5 points for each alternative, up to a maximum of
15
Design Innovation Bonus
a. Project demonstrates a high degree of innovation by
providing one or more design features not listed
elsewhere in this rating instrument or otherwise required
by city development regulations that promote(s)
sustainability, energy/water conservation or efficiency,
community cohesion, neighborhood safety, adaptive reuse
of existing development, or enhanced transportation
circulation/mobility.
10 points
(Ord. 6245 § 19, 2009.)
18.49.030 Applicability – Mixed-use development.
Flexible development alternatives for mixed-use development is a two-tiered process including
minimum requirements (all of which must be met) and flexible criteria, which must score a
minimum of 100 points in at least three categories, with not more than 40 points in any one
category counting toward the 100-point minimum.
A. Minimum Requirements for Mixed-Use Development. In order to qualify for consideration
under the mixed-use development provisions of this chapter, a development proposal must
meet all of the following requirements:
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
1. Site Requirements.
a. Location. The site of the proposed project must be located entirely within one or
more of the following zoning districts: R-10, R-16, R-20, C, C1, C2, C3, CN, RO, RO-H, M1.
b. Lot Configuration. The tract(s) of land for which the project is proposed shall be a
common site with sufficient width and depth to accommodate the proposed use.
c. Ownership/Control. All land included for the purpose of the development shall be
owned by or be under the complete control of the applicant for such proposal,
whether the applicant be an individual, partnership, corporation, group, or agency.
d. Proximity to a Multimodal Transportation Corridor. The site of the proposed
development shall be located a maximum of one quarter mile from a multimodal
transportation corridor within the city of Auburn. The proposed development shall
provide vehicular, transit, bicycle or pedestrian access to the corridor.
e. Proximity to Public Street System. The site of the proposed development shall abut
one or more public streets having a current functional street classification of principal
arterial, minor arterial, residential collector, or nonresidential collector as designated
by the Auburn comprehensive transportation plan.
2. Project Requirements.
a. Development Type. The development proposal must constitute a mixed-use
development. For purposes of this chapter, a mixed-use development is a single
unified development that incorporates the planned integration of two or more
different land uses consisting of some combination of office, light industrial (if allowed
in underlying zone), hotel, retail, public entertainment and public uses, and/or housing.
Mixed-use projects may be vertically oriented in one or more buildings, or
geographically distributed on a development site.
b. Consistency with Intent of Flexible Development Alternative Regulations. Applicant must
demonstrate that the proposed development is consistent with the intent of the
flexible development alternatives regulations as provided in ACC 18.49.010.
c. Consistency with Auburn City Code. The proposed development shall be consistent
with all other requirements of the Auburn City Code.
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
d. Consistency with Comprehensive Plan. Applicant must demonstrate that the
proposed development is consistent with the goals, objectives, and policies of the city
of Auburn comprehensive plan.
e. Arrangement of Uses. No residential use may occupy more than 25 percent of the
first floor of a building with two or more uses.
B. Eligibility – Flexible Development Alternatives Scoring Matrix for Mixed-Use Development.
Subsection C of this section shall be used to determine eligibility of a proposal for review under
the city’s flexible development alternatives approval process. To meet the requirements, a
project must: (1) score at least 100 points total by providing any combination of features or
amenities found in subsection C of this section; and (2) score points in any three or more of
Categories 1 through 9 listed in the table. For each development proposal requesting
evaluation through the flexible development alternatives process, the planning director shall
determine: (1) whether the proposal meets the criteria for each feature in the flexible
development matrix in subsection C of this section; and (2) the number of points awarded for
each qualifying feature consistent with the matrix.
Development proposals will only be awarded points for improvements or project features that
exceed the requirements of the other chapters of this title, the other titles of the city code, and
the city design and construction standards.
C. Eligibility – Mixed-Use Flexible Development Matrix.
Feature/Benefit Points Possible
Category 1 – Sustainability
a. Project design incorporates the use of one or more of
the following low impact development (LID) techniques
consistent with the city design and construction standards:
bioretention, soil amendment, permeable paving,
vegetated roofs, minimal excavation foundations, rooftop
rainwater collection.
5 points per technique up to a maximum of 25
points
b. Residential portion of project (all residential units)
meets the design requirements for one or more of the
LEED: 15 points for certification, add the following
points for applicable design level: 5 points for
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
following LEED or Built Green certifications:
• Leadership in Energy and Efficient Design (LEED) Homes
• LEED Neighborhood
• Built Green single-family homes
• Built Green multifamily
• Built Green community.
Silver, 10 points for Gold, 15 points for Platinum
Built Green single-family and multifamily: 5 points
for 3-star design level, 10 points for 4-star design
level, 15 points for 5-star design level
Built Green community: 10 points for 2-star
design level, 15 points for 3-star design
c. Nonresidential portion of project (all nonresidential
buildings, structures, or spaces) meets the design
requirements for one or more of the following LEED
certifications:
• LEED Core and Shell
• LEED New Construction
• LEED Commercial Interiors
• LEED Retail
15 points for certification, add the following
points for applicable design level: 5 points for
silver, 10 points for gold, 15 points for platinum
d. Project buildings and structures are constructed with at
least 10 percent post-consumer content/recycled
materials.
5 points, plus 1 point for each two percentage
points in excess of 10 percent; up to a maximum
of 10 points
e. Project implements a construction recycling program
approved by the city of Auburn building division for
construction, demolition and deconstruction projects that
achieves a 90 percent landfill diversion rate.
5 points
f. Project design incorporates one or more water
conservation and management features not otherwise
required by other city development regulations or
standards (i.e., low-flow toilets, Energy Star-rated
5 points, plus one point for each type of water
conservation/management feature
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Feature/Benefit Points Possible
dishwashers and clothes-washing machines, drip irrigation
system, etc.).
g. Project design incorporates one or more energy
conservation/efficiency features (i.e., orienting buildings
for passive cooling and optimal use of natural lighting,
high efficiency lighting with occupancy sensors for
common areas, Energy Star-rated appliances, use of solar
panels, etc.).
5 points, plus one point for each type of energy
conservation/efficiency feature
h. Applicant has provided an assessment of project’s
carbon footprint prepared by a qualified consultant,
defined as an individual or firm with specialized
knowledge or expertise in the assessment of greenhouse
gas and carbon impacts of development.
10 points
Category 2 – Urban Design
a. Project incorporates public art features that reflect the
community’s values, history, economy or people in
accordance with the city of Auburn comprehensive plan.
5 points
b. Project facilitates access by bicyclists in accordance with
the city of Auburn comprehensive plan, and project does
not contain barriers such as fences or walls that
unnecessarily limit or block bicyclist access.
5 points
c. Project involves the voluntary undergrounding of
existing above-ground private utility distribution, service,
and telecommunication lines not otherwise required by
the city.
5 points + 1 point for every 25 feet of frontage up
to a maximum of 10 points
d. Project incorporates landscaping; design features such
as decorative, textured, or pigmented concrete; historical
10 points
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Feature/Benefit Points Possible
signage; or other features not otherwise required by other
city codes that enhance the visual appearance of the
streets adjacent to the project (pursuant to the adopted
city transportation plan) in accordance with the city of
Auburn comprehensive plan. Any such features that would
be located in the public right-of-way would be subject to
the approval of the city engineer.
e. Project incorporates transit-friendly design features
such as rear or side setback area parking, wider sidewalks,
street furniture, and building awnings in accordance with
the city of Auburn comprehensive plan.
5 points + 1 point per non-repeated design
feature up to a maximum of 15 points
Category 3 – Community Cohesion and Neighborhood Safety
a. Project incorporates crime prevention through
environmental design principles.
5 points, plus 1 point for each CPTED technique
incorporated in design
b. Project design incorporates features or design elements
to minimize interfaces between pedestrians and vehicular
traffic (i.e., elevated walkway, de-linking walkways and
streets, etc.).
5 points
c. Planning director finds that project design provides for
well defined neighborhood gateways and
community/common open spaces.
5 points
d. Project provides secure and observable play spaces for
children.
5 points
e. Project provides for outdoor seating/gathering areas for
passive social activities (i.e., reading, conversing, or playing
chess, etc.).
3 points
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Feature/Benefit Points Possible
Category 4 – Housing
a. Senior Housing – Project creates or rehabilitates a
minimum of 10 percent or 2 units (whichever is greater) of
proposed housing meeting the definition of “senior
housing” as provided in Chapter 18.04 ACC.
2 points per senior housing unit up to a maximum
of 15 points
b. Special Needs Housing – Project creates or rehabilitates
a minimum of 10 percent or 2 units (whichever is greater)
of proposed housing meeting the definition of “special
needs housing” as provided in Chapter 18.04 ACC.
2 points per senior housing unit up to a maximum
of 15 points
c. Rehabilitation – Project rehabilitates one or more
existing housing units. Rehabilitation must meet the
definition of “housing rehabilitation” as defined in Chapter
18.04 ACC.
2 points per rehabilitated housing unit, to a
maximum of 50 pts
d. Housing Variety – Project creates or rehabilitates units
representing 2 or more housing types as allowed in ACC
18.07.020 in the zone in which the development is
proposed.
2 points per max of housing type up to a
maximum of 10 points
Category 5 – Open Space and Recreation
a. Projects incorporating residential units provide for
individual unit private open space area through the
provision of a balcony, covered porch or similar
architectural feature.
3 points
b. Projects incorporating residential units provide for
common open space area adjacent to the mixed-use
building(s) that equates to 250 square feet of common
open space per unit or 10 percent of the total gross site
area, whichever is greater.
5 points
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Feature/Benefit Points Possible
c. The director, in consultation with the city parks
department, determines that the project creates a
neighborhood park, trail, or other public recreational
amenity as listed in Chapter 18.04 ACC, not otherwise
required by city development regulations, that furthers the
goals and objectives of an adopted city parks, recreation,
and/or open space plan.
2 points for each 0.25-acre of area or 200 linear
feet of trail up to a maximum of 15 points
d. Project provides one or more common gardening
spaces or community “pea patch” areas for residents of
the development or surrounding neighborhood.
5 points, plus 1 point for each 250 square feet of
gardening space.
Category 6 – Natural Resources Protection
a. Project retains and provides a superior level of
protection and/or enhancement for sensitive natural
features on site, including: wetlands, surface waters,
geological hazardous areas, sensitive plant and animal
species, etc. For purposes of this category, superior level
of protection and/or enhancement includes incorporation
of additional protections and/or restoration projects that
enhance protection of or restore critical functions and
values of the natural feature.
15 points
b. The project design demonstrates a superior level of
protection and/or enhancement for elements of the
environment, including: air quality, water quality, natural
topography, native vegetation, etc. For purposes of this
category, superior level of protection and/or enhancement
includes incorporation of additional protections and/or
restoration projects that enhance protection of or restore
critical functions and values of the natural feature.
15 points
c. The project design demonstrates a superior level of
mitigation for impacts associated with the proposed
15 points
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Feature/Benefit Points Possible
development (or abatement of existing environmental
conditions in the neighborhood) such as noise, light and
glare, odors, vibration, etc. For purposes of this section,
“superior level of mitigation” shall mean mitigation that
alleviates existing condition issues in addition to mitigating
for project impacts.
Category 7 – Cultural/Historic
a. Project preserves a site, structure or feature of cultural
or historic significance. For purposes of this section, a site,
structure or feature of cultural or historic significance is
one that is listed on the federal, state, or local register of
historic or cultural properties.
25 points
b. Project restores or enhances a site, structure or feature
of cultural or historic significance as defined under
subsection (7)(a) of this table.
40 points
c. Project is located in any district designated in
accordance with the city of Auburn historic preservation
code, Chapter 15.76 ACC, or any other district designated
by city of Auburn ordinance or resolution intended to
preserve, protect, enhance, and/or perpetuate those sites,
buildings, districts, structures or objects which possess
notable features or reflect significant elements of
Auburn’s, the county’s, state’s and nation’s cultural,
aesthetic, social, economic, political, architectural, ethnic,
archaeological, engineering, historic, or other heritage.
Applicant must demonstrate that project design advances
the stated intent of the district designation.
15 points
Category 8 – Transportation and Mobility
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The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
a. Project demonstrates coordination with local and
regional transit agencies and includes new transit facilities
or features.
15 points
b. Project design includes nonmotorized transportation
features and amenities not otherwise required by the city
code. For purposes of this requirement, nonmotorized
transportation features include but are not limited to
pedestrian walkways, multi-use paths, bicycle
racks/lockable storage, connections with other
local/regional trails, walkways, paths.).
5 points for each feature, up to a maximum of 25
c. Project improves the public street(s) adjacent to the
project site using a complete streets design to provide
accommodation for pedestrians, bicyclists, transit riders,
and persons of all abilities, where such improvements are
not otherwise required by city development regulations.
25 points
d. Project design includes one or more transportation
demand management features including but not limited to
preferential parking for high-occupancy vehicles, improved
access for transit vehicles.
5 points for each feature, up to a maximum of 15
e. Project provides for one or more transportation
alternatives which include but are not limited to car share,
bike share or other method of providing alternatives to
individual automobile ownership.
5 points for each alternative, up to a maximum of
15
Category 9 – Economic Development
a. Project creates or retains a minimum of 10 permanent
family wage jobs. For purposes of this section, a
permanent family wage job shall be a full-time job that,
including benefits, earns at least 250 percent of the federal
poverty guideline for a family of four as listed in the latest
2 points per job created up to a maximum of 40
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Chapter 18.49 ACC, Flexible Development Alternatives Page 20 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Feature/Benefit Points Possible
Federal Poverty Guidelines published by the U.S.
Department of Health and Human Services.
b. Project creates or retains a minimum of 10 permanent
higher wage jobs. For purposes of this section, a
permanent family wage job shall be a full-time job that,
including benefits, earns at least 350 percent of the federal
poverty guideline for a family of four as listed in the latest
Federal Poverty Guidelines published by the U.S.
Department of Health and Human Services.
4 points per job created up to a maximum of 40
c. Project provides one or more neighborhood services
listed in Chapter 18.04 ACC.
3 points per neighborhood service up to a
maximum of 15 points
d. Project revitalizes (i.e., proposes more intensive and
active development than exists) commercial or industrial
sites incorporating current adopted design standards
producing commercial uses in accordance with the city of
Auburn comprehensive plan.
10 points
Design Innovation Bonus
a. Project demonstrates a high degree of innovation by
providing one or more design features not listed
elsewhere in this rating instrument or otherwise required
by city development regulations that promote(s)
sustainability, energy/water conservation or efficiency,
community cohesion, neighborhood safety, adaptive reuse
of existing development, or enhanced transportation
circulation/mobility.
10 points
(Ord. 6245 § 19, 2009.)
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Chapter 18.49 ACC, Flexible Development Alternatives Page 21 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.49.040 Applicability – Commercial/industrial developments.
Reserved. (Ord. 6245 § 19, 2009.)
18.49.050 Flexible development standards for residential
development.
Residential development that meets the minimum eligibility requirements of ACC 18.49.020 is
able to utilize the flexible development standards outlined in this section.
A. General Development Standards. The following general flexible development standards would
be applicable to residential development that meets the eligibility criteria for residential
development as outlined in ACC 18.49.020(A).
1. Alternative Lot Dimension Requirements. Lot area, lot frontage and width, and setback
requirements otherwise required under this title shall not apply to individual lots within a
flexible development authorized under this chapter; provided, that the director has
approved the proposed alternative lot dimensions for the development subject to the
following limitations:
a. Lots having primary frontage on a street other than a street created by the
development shall not have reduced frontage or front setbacks unless the director
determines that doing so improves consistency of building spacing and bulk with the
character of the existing facility; and
b. At least 50 percent of the required front, side and rear setback areas for the district
shall be maintained in the development. In no case shall any side yard setback be less
than five feet.
c. In no case shall required lot widths be reduced below 50 percent of the underlying
zone requirement, or below 30 feet as the absolute minimum required lot width within
residential zones.
2. Alternative Parking Lot Landscaping Requirements. Parking lot landscaping type,
location, frontage, and area requirements under ACC 18.50.060 shall not apply to off-street
parking areas in a flexible development authorized under this chapter; provided, that the
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Chapter 18.49 ACC, Flexible Development Alternatives Page 22 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
director has approved an alternative landscape design for the development subject to the
following limitations:
a. Total proposed parking lot landscape area is greater than or equal to parking lot
landscape area required under ACC 18.50.060(H); and
b. No sight-obscuring plants will be allowed whenever safe sight clearance is
necessary for ingress and egress from a public street.
3. Alternative Engineering Design Standards. Residential flexible development projects
authorized under this chapter shall be eligible to deviate from the city of Auburn
engineering design standards; provided, that the city engineer has determined that the
proposed design (a) meets or exceeds the technical requirements otherwise required by
the engineering design standards with respect to functionality, safety, and maintenance
and operation, (b) is consistent with the city comprehensive plan and applicable capital
facilities and comprehensive utility plans, and (c) is consistent with the purpose and intent
of the flexible development regulations under this chapter. The project applicant is
responsible for providing information in sufficient detail to allow the city engineer to make
such determination.
4. Expedited Permitting Process of 90 Days or Less. Flexible development projects authorized
under this chapter shall receive expedited permit review for city land use approvals and
building permits associated with the project. For such development permits, the city shall
strive to limit the city’s processing time to not more than 90 days after receipt of a
complete permit application, including SEPA environmental review information as required
by Chapter 16.06 ACC, as stated in a letter from the city acknowledging receipt of said
complete application or 75 percent of the standard processing time for such application,
whichever is greater. Time during which applicants are providing revisions and/or
otherwise amending a permit application shall not be counted against the 90-day permit
processing timeline.
5. Density Bonus.
a. One Hundred Thirty-Five Percent Residential Density Bonus. A density bonus
allowing up to 135 percent of the base density of the underlying zone shall be allowed
for developments that meet the minimum eligibility criteria of ACC 18.49.020 of 100
points.
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Chapter 18.49 ACC, Flexible Development Alternatives Page 23 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
b. One Hundred Fifty Percent Residential Density Bonus. A density bonus allowing up
to 150 percent of the base density of the underlying zone shall be allowed for
development projects that show exceptional merit as measured by scoring up to 150
points on the eligibility criteria matrix of ACC 18.49.020.
B. Feature-Specific Residential Development Standards.
1. Alternative Minimum off-Street Parking. Development projects that incorporate at least
two of the following features as part of the multifamily residential portion of the
development may reduce the number of off-street parking spaces otherwise required
under Chapter 18.52 ACC for that/those portion(s) of the development by 25 percent:
a. Within one-half mile of transit stops serving transit routes that provide service six
or more days per week;
b. Improved access for transit vehicles;
c. Alternative transportation elements (i.e., car share, bicycle parking facilities, etc.);
and
d. Connections with other local/regional trails, walkways, paths, etc. (Ord. 6245 § 19,
2009.)
18.49.060 Flexible development standards for mixed-use
development.
Development that meets the minimum eligibility requirements of ACC 18.49.030 is able to
utilize the flexible development standards outlined in this section.
A. General Development Standards. The following general flexible development standards would
be applicable to development that meets the eligibility criteria for mixed-use development as
outlined in ACC 18.49.030.
1. Alternative Lot Dimension Requirements. Lot area, lot frontage and width, and setback
requirements otherwise required under this title shall not apply to individual lots within a
flexible development authorized under this chapter; provided, that the director has
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Chapter 18.49 ACC, Flexible Development Alternatives Page 24 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
approved the proposed alternative lot dimensions for the development subject to the
following limitations:
a. Lots having primary frontage on a street other than a street created by the
development shall not have reduced frontage or front setbacks unless the director
determines that doing so improves consistency of building spacing and bulk with the
character of the existing facility; and
b. At least 50 percent of the required front, side, and rear setbacks for the underlying
zone shall be maintained in the development. In no case shall any side yard setback be
less than five feet.
2. Alternative Parking Lot Landscaping Requirements. Parking lot landscaping type,
location, frontage, and area requirements under ACC 18.50.060(H) shall not apply to off-
street parking areas in a flexible development authorized under this chapter; provided, that
the director has approved an alternative landscape design for the development subject to
the following limitations:
a. Total proposed parking lot landscape area is greater than or equal to parking lot
landscape area required under ACC 18.50.060(H); and
b. No sight-obscuring plants will be allowed whenever safe sight clearance is
necessary for ingress and egress from a public street.
3. Alternative Engineering Design Standards. Mixed-use flexible development projects
authorized under this chapter shall be eligible to deviate from the city of Auburn
engineering design standards consistent with the city of Auburn construction and design
standards process; provided, that the city engineer has determined that the proposed
design: (a) meets or exceeds the technical requirements otherwise required by the
engineering design standards with respect to functionality, safety, and maintenance and
operation, (b) is consistent with the city comprehensive plan and applicable capital facilities
and comprehensive utility plans, and (c) is consistent with the purpose and intent of the
flexible development regulations under this chapter. The project applicant is responsible
for providing information in sufficient detail to allow the city engineer to make such
determination.
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Chapter 18.49 ACC, Flexible Development Alternatives Page 25 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
4. Expedited Permitting Process of 90 Days or Less. Flexible development projects authorized
under this chapter shall receive expedited permit review for city land use approvals and
building permits associated with the project. For such development permits, the city shall
strive to limit the city’s processing time to not more than 90 days after receipt of a
complete permit application, including SEPA environmental review information as required
by Chapter 16.06 ACC, as stated in a letter from the city acknowledging receipt of said
complete application or 75 percent of the standard processing time for such application,
whichever is greater. Time during which applicants are providing revisions and/or
otherwise amending a permit application shall not be counted against the 90-day permit
processing timeline.
5. Density Bonus.
a. One Hundred Thirty-Five Percent Density Bonus. A residential density bonus
allowing up to 135 percent of the base density of the underlying zone shall be allowed
for developments that meet the minimum eligibility criteria of ACC 18.49.030 of 100
points.
b. One Hundred Fifty Percent Density Bonus. A residential density bonus allowing up to
150 percent of the base density of the underlying zone shall be allowed for
development projects that show exceptional merit as measured by meeting up to 150
points on the eligibility criteria matrix of ACC 18.49.030(C).
B. Feature-Specific Mixed-Use Development Standards.
1. Alternative Minimum off-Street Parking. Development can qualify for either subsection
(B)(1)(a) or (b) of this section, but not both.
a. Development projects that incorporate shared parking areas for two or more
nonresidential principal uses may reduce the total number of off-street parking spaces
otherwise required for those uses under Chapter 18.52 ACC by 25 percent.
b. Development projects that incorporate any of the following features as part of the
residential and/or nonresidential portions of the development may reduce the number
of off-street parking spaces otherwise required under Chapter 18.52 ACC for
that/those portion(s) of the development by 25 percent; developments also providing
for shared parking for two or more nonresidential principal uses may reduce the
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Chapter 18.49 ACC, Flexible Development Alternatives Page 26 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
number of nonresidential off-street parking spaces otherwise required under Chapter
18.52 ACC by 35 percent:
i. Transit stops;
ii. Improved access for transit vehicles;
iii. Alternative transportation elements (i.e., car share, bicycle parking facilities,
etc.); and
iv. Connections with other local/regional trails, walkways, paths, etc.
2. Structured Parking Bonus. A development that includes all of its proposed parking within
a parking structure (as defined in Chapter 18.04 ACC) that is screened from surrounding
public streets and public spaces may be allowed to reduce minimum garage setbacks to
zero inches for portions of the parking structure that are underground. Any portion of such
improvements that would be located in the public right-of-way would be subject to the
approval of the city engineer and may require a right-of-way use permit.
3. Use of Hardscape for Open Space. A mixed-use development may be allowed to provide
up to 75 percent of its required on-site open space as hardscape such as decorative paving,
rock outcroppings, fountains, plant containers for features such as plazas, courtyards, and
other public gathering spaces. Hardscape is encouraged to be provided in the form of
pervious surfaces meeting city design and construction standards.
4. Maximum Height Bonus. Mixed-use development that includes required on-site parking
within a parking structure may provide an additional 10 feet of height to the building;
provided, that a portion of that height is used to provide roof forms that provide distinctive
roof forms such as:
a. Pitched or sloped roof;
b. Extended parapets; or
c. Projecting cornices. (Ord. 6245 § 19, 2009.)
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Chapter 18.49 ACC, Flexible Development Alternatives Page 27 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
18.49.070 Flexible development standards for commercial/industrial.
Reserved. (Ord. 6245 § 19, 2009.)
18.49.080 Procedures.
A. Project proponents interested in applying for flexible development under this chapter must
follow the requirements of the underlying permit process as outlined in ACC Title 14 with the
following exceptions:
1. Prior to submittal of an application that incorporates proposed flexible development
standards, the applicant must first submit:
a. A checklist on a form provided by the city of Auburn outlining the features that the
development proposal will utilize to reach the required minimum 100-point eligibility
needed to utilize flexible development standards.
b. A conceptual site plan (including conceptual design of all public utility facilities and
road design) and narrative that identifies the features that meet the 100-point
requirement of ACC 18.49.020, 18.49.030, or 18.49.040 based on development type,
and that identifies the flexible development features of ACC 18.49.050, 18.49.060, and
18.49.070 based on development type that the applicant proposes to utilize for the
development proposal.
B. The city of Auburn shall evaluate flexible development submittals provided pursuant to
subsection A of this section and provide a written statement identifying whether or not the
applicant met the required minimum score and is allowed to utilize flexible development
standards outlined in this chapter.
C. A flexible development proposal must demonstrate its compliance with the city of Auburn
design and construction standards and any modifications to those standards that the city
engineer allows through application of this chapter.
D. Modifications. Any proposed modifications to development projects that have been
accepted as flexible development proposals, and that include amendment to a flexible
development eligibility feature or flexible development standard called out in the application
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Chapter 18.49 ACC, Flexible Development Alternatives Page 28 of 28
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
materials submitted as part of the requirements of subsection A of this section, must be
reevaluated through revised application submittals that provide information consistent with the
requirements of subsections (A)(1)(a) through (b) of this section.
E. Eligibility Criteria Review and Amendment. The city shall conduct a review of eligibility criteria
contained in this chapter one year after adoption of the implementing ordinance. After the
initial review, the city may elect to review and modify eligibility criteria contained within this
chapter as part of the city’s annual docket process through a legislative nonproject decision
pursuant to ACC 14.03.060. (Ord. 6245 § 19, 2009.)
18.49.090 Appeals.
Appeals of administrative decisions regarding eligibility for flexible development shall be made
to the hearing examiner as outlined in Chapters 2.46 and 18.70 ACC. (Ord. 6442 § 21, 2012; Ord.
6245 § 19, 2009.)
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
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Chapter 18.50 ACC, Landscaping and Screening Page 1 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 18.50
LANDSCAPING AND SCREENING
Sections:
18.50.010 Intent.
18.50.020 Applicability.
18.50.030 Repealed.
18.50.040 Landscape development standards.
18.50.045 Preservation of significant trees.
18.50.050 Repealed.
18.50.060 Landscaping plan requirements.
18.50.070 Administration and enforcement.
18.50.080 Alternative landscaping plan.
18.50.010 Intent.
The intent of this chapter is to provide minimum landscaping and screening requirements in
order to maintain and protect property values, to enhance the city’s appearance, to visually
unify the city and its neighborhoods, to improve the character of certain areas of the city, to
reduce erosion and storm water runoff, to interrupt expanses of impervious surfaces, to reduce
CO2 emissions, improve air quality, and to maintain or replace existing vegetation and to
prevent and abate public nuisances. (Ord. 6617 § 28, 2016; Ord. 6387 § 1, 2011; Ord. 4914 § 1, 1996; Ord.
4773 § 1, 1995; Ord. 4229 § 2, 1987.)
18.50.020 Applicability.
A. This chapter applies to all uses and activities developed in the city excluding single-family
and duplex units on individual lots..
B. When additions, alterations, or repairs of any existing building or structure exceed 50
percent of the value of the building or structure, or a residential use is converted to a
nonresidential use, then such building or structure shall be considered to be a new use and site
Page 283 of 1253
Chapter 18.50 ACC, Landscaping and Screening Page 2 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
landscaping provided in accordance with this chapter; provided, that if any existing foundation
or fence layout precludes full compliance herewith, then the landscaping requirements may be
modified by the planning director in approved landscape plans. (Ord. 6387 § 1, 2011; Ord. 4914 § 1,
1996; Ord. 4304 § 1(33), 1988; Ord. 4229 § 2, 1987.)
18.50.030 Definitions.
Repealed by Ord. 6387. 18.50.040 Landscape development standards.
A. General Location for Landscape Improvements. Landscaping shall be provided in the following
locations for all types of development, unless the city determines that the required landscape is
not necessary to fulfill the purposes of this chapter:
1. Perimeter Areas. All areas that abut a street or residential property shall be landscaped
in compliance with this chapter, except where occupied by a primary building, walk or
driveway. Minimum landscape areas are listed in Tables 18.50.040(A) and (B).
2. Unused Areas. All areas of a multifamily apartments or nonresidential project site not
intended for a specific use (including areas planned for future phases of a phased
development) shall be landscaped with existing natural vegetation, native grasses or
similar.
3. Parking/Loading Areas. Parking lots, and where loading areas are visible from a public
street, shall be landscaped in compliance with this chapter.
4. Outdoor Storage Areas, Recreational Vehicle Parking, and Refuse Areas. All outdoor storage
areas, recreational vehicle parking, and refuse areas, when visible from adjoining
properties or public streets, shall be landscaped in compliance with this chapter.
5. Storm Water Low Impact Development (LID) Facilities. Areas of vegetation planted in storm
water LID facilities (not permanently inundated or ponded areas) and for which there is a
city-approved maintenance plan as prescribed in the city’s Engineering Design Standards
Manual shall count towards the minimum landscape coverage areas outlined in subsection
B of this section.
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Chapter 18.50 ACC, Landscaping and Screening Page 3 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
B. Landscape Area Requirements by Zones. Minimum landscape area requirements are listed
below by zones consistent with ACC 18.02.070.
Table 18.50.040(A). Minimum Landscape Requirements by Zoning District
Zones
Minimum
Landscape
Coverage1
Minimum Landscape Planter
Width – Perimeter Areas2
Abutting Street3
Abutting
Residential
Property
Residential Zones
RC and, R-1 , R-5, and R-7 Residential
Zones4
N/A N/A N/A
R-2 and R-3 Zones5 10% N/A N/A
R-10, R-16 and R-20R-4 and R-NM Zones5 1020% 6 ft. 610 ft.
Nonresidential Zones
C-2 10% 0 ft. 6 ft.
C-1, C-N 10% 6 ft. 10 ft.
C-23, I, P-1 15% 6 ft. 10 ft.
M-1 10% 10 ft. 10 ft.
M-2 10% 10 ft. 25 ft.
Other
RO-F6/RO-H6 N/A N/A N/A
DUC districts7 N/A N/A N/A
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Chapter 18.50 ACC, Landscaping and Screening Page 4 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Notes:
1 Minimum landscape coverage required is the minimum percentage of net lot area that must be maintained
with a vegetated pervious surface. Vegetated bioretention cells or water quality treatment swales (not
permanently inundated or ponded areas) may be included in the required landscape coverage percentage.
Preference shall first be given to retention of areas of existing native coniferous vegetation. For sites that do
not have existing native coniferous vegetation, landscape coverage can be achieved through planting of native
species.
2 Listed planter widths shall be located entirely on private property.
3 The minimum landscape planter abutting a street may be reduced in size using the provision contained in
ACC 18.50.080, Alternative landscaping plan. The reduced landscape planter shall have an average width of
the requirement contained in Table 18.50.040(A).
4 Landscaping shall only be required in conjunction with an administrative or conditional use permit. The type
and amount of landscaping shall be determined at that time the administrative or conditional use permit is
approved.
5 Refer to ACC 18.31.200, Architectural and site design review standards and regulations, for additional
requirements.
6 Landscaping within the RO/RO-R-FH zone is not required unless site development includes the demolition of
existing structure(s) together with new construction. Under this scenario the minimum landscape
requirements of the C-1 zone shall be met.
7 Landscaping within the DUC zone shall be provided as defined in the Downtown Urban Center Design
Standards; see reference to ACC 18.29.070.
C. Landscape Design and Planting Requirements. Landscape design and construction for new
development or redevelopment shall be compatible with the surrounding urban and natural
environment. Landscape plantings shall comply with the plant type, size, and spacing provisions
listed below.
1. Landscape Design. Landscaping shall be designed as an integral part of the overall site
plan with the purpose of enhancing building design, public views and spaces, supporting
storm water low impact development facilities, and providing buffers, transitions, and
screening.
a. All required planting areas shall be covered with a mixture of trees, shrubs, and
groundcover plants. Sodded lawn (not seed) may be substituted for some but not all of
shrubs or groundcover plants. If sodded lawn is used it cannot cover more than 20
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Chapter 18.50 ACC, Landscaping and Screening Page 5 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
percent of the site and those portions of the lawn area must be served by an
automatic irrigation system.
b. Planting design shall have focal points at project entries, plaza areas, and other
areas of interest using distinct planting and/or landscape features.
c. As appropriate, building and site design shall include the use of landscaping against
buildings to visually break up expanses of wall, soften appearance, and create visual
interest through the use of planting areas, wall planters, hanging gardens, and/or
raised planters. Loose rock, gravel, decorative rock or stone shall not exceed 20
percent of the planting area.
2. Plant Types. Landscape planting shall be compatible with the character and climate of
the Pacific Northwest and complement the architectural design of structures on the site.
a. Native Landscaping. Landscaping materials installed shall include species native to
the Puget Sound lowland region of the Pacific Northwest or noninvasive species that
have adapted to the climactic conditions of the region in the following minimum
amounts:
i. Fifty percent of trees.
ii. Fifty percent of groundcover and shrubs.
b. Trees. Trees planted within 10 feet of a public street, sidewalk, paved trail, or
walkway shall be a deep-rooted species and shall be separated from hardscapes by a
root barrier to prevent physical damage to public improvements.
3. Planting Size and Spacing. In order to balance both an immediate effect of a landscape
installation and to allow sustained growth of planting materials, minimum plant material
sizes and plant spacing are as follows:
a. Trees. Trees shall be a minimum of one and one-half inches in diameter breast
height (dbh) at the time of planting. Evergreen trees shall be a minimum of four to six
feet in height at the time of planting and may include either broadleaf or conifer. Tree
spacing within the perimeter planters along streets and abutting residential property
shall be planted no further apart on center than the mature diameter of the proposed
species.
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Chapter 18.50 ACC, Landscaping and Screening Page 6 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
b. Shrubs. Shrubs shall be a minimum of 18 inches in height, or two-gallon size
containers, at the time of planting.
c. Groundcover. Groundcover means low evergreen or deciduous plantings and shall
be planted from either four-inch pot with 12-inch spacing or one-gallon pot with 18-
inch spacing. Alternative spacing of particular species may be approved by the city if
documentation concerning the effectiveness of the groundcover is submitted with the
landscape plan.
d. Additional Spacing Provisions.
i. Tree size and spacing at installation shall be increased by the city where needed
to ensure visual access for vehicles and pedestrians and provide clear vision at
street, access tracts and driveway intersections (sight distance triangles).
ii. Trees or shrubs with a full-grown height equal to or greater than 30 inches shall
not be planted in any sight distance triangle. Sight distance triangles are
determined in conformance with the city of Auburn engineering design standards,
Chapter 10.
iii. A minimum distance of 15 feet is required from the mature diameter of trees
and the center of street light standards.
4. Landscaping Requirements for Parking Areas.
a. General Parking Lot Landscaping Standards.
i. All parking lot landscape areas shall be protected with vertical or extruded
concrete curbs, or equivalent barriers. Tire blocks shall not be used as a substitute
for curbing and boundary around the landscaped area unless they are integral to a
storm water LID facility design as approved by the city engineer or designee.
ii. All parking lot landscaping must be located between parking stalls, at the end
of rows of parking, or between the end of rows of stalls and the property line.
iii. The maximum distance between any parking stall and required parking area
landscaping shall be no more than 50 feet.
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Chapter 18.50 ACC, Landscaping and Screening Page 7 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
iv. Shrubs, groundcover or lawn shall be planted to cover each parking lot
planting area using the planting size and spacing requirements specific in
subsection (C)(3) of this section. All groundcover shall have a mature height of not
more than 24 inches.
v. Modifications to protect drainage features, easements, or utility facilities may
be allowed. Modifications that reduce landscape area or plant material shall be
made up elsewhere on site, if possible.
vi. The requirements of this section shall not apply to parking garages or to
display areas for automotive and equipment sales and rentals that are specifically
designed, approved and constructed for the display purpose and that do not
reduce required landscape areas.
b. Specific Parking Lot Landscaping Standards.
Table 18.50.040(B). Specific Parking Lot Landscaping Standards
Landscaped Area
Required
Planting Area
Design
Requirements
Plantings Required
12 parking stalls or less No requirement
13 – 75 parking stalls 7% of surface parking
stalls (exclusive of
circulation)
Minimum planter
width: 6 feet
Trees shall be provided at the rate
of a minimum of one per planter
and/or one per 100 square feet of
planter.
76 parking stalls or
more
10% of surface parking
stalls (exclusive of
circulation)
Minimum planter
width: 6 feet
Trees shall be provided at the rate
of a minimum of one per planter
and/or one per 100 square feet of
planter.
5. Landscaping for Outdoor Storage Areas, Recreational Vehicle Parking and Refuse Areas.
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Chapter 18.50 ACC, Landscaping and Screening Page 8 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
a. Outdoor storage areas and recreational vehicle parking areas must be screened
from view from adjacent streets and from all residentially zoned land by a minimum
six-foot-wide landscape buffer. This landscape buffer shall contain evergreen trees or
tall shrubs, a minimum of six feet in height at the time of planting, which will provide a
100 percent sight-obscuring screen within three years from the time of planting is
required; or a combination of evergreen trees or deciduous trees, planted 20 feet on
center with no more than 30 percent being deciduous and backed by a 100 percent
sight-obscuring fence. In addition to the trees, shrubs shall be planted at four-foot
spacing, in all directions, and groundcover provided.
b. Outdoor storage areas abutting the Interurban Trail (regardless of the zoning of the
Interurban Trail) and other future trails connecting to the Interurban Trail shall have a
minimum 10-foot-wide landscape buffer containing the planting materials specified in
subsection (C)(5)(a) of this section.
c. Trash containers, dumpsters, trash compactors, and recycling bins associated with
multiplex, multi-unit residential, and nonresidential uses must be screened from public
view on all sides with a solid fence, wall, or gate constructed of cedar, redwood,
masonry, or other similar building material reflecting the overall design of the site, and
be appropriately landscaped (e.g., climbing vines, arborvitae, etc.).
6. Irrigation. No portion of any landscaped area shall be located further away than 50 feet
from a source of water adequate to irrigate the landscaping. The source of water may be a
manual (hose connection) or an automatic irrigation system. (Ord. 6885 § 1 (Exh. A), 2022; Ord.
6617 § 29, 2016; Ord. 6387 § 1, 2011; Ord. 4914 § 1, 1996; Ord. 4304 § 1(34), (35), 1988; Ord. 4229 § 2,
1987.)
18.50.045 Preservation of significant trees.
A. Retention. In the required perimeter landscaping area, applicants shall retain all significant
trees. A significant tree means a healthy evergreen tree, six inches or more in diameter
measured four feet above grade, or a healthy deciduous tree four inches or more in diameter
measured four feet above grade. Alders and cottonwoods are excluded from this definition. If
the grade level adjoining a tree to be retained is to be altered to a degree that would endanger
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
the viability of a tree or trees, then the applicant shall construct a dry rock wall or rock well
around the tree. The diameter of this wall or well must be capable of protecting the tree.
Areas devoted to driveways, curb cuts, and sight distance requirements, utilities and storm
drainage facilities may be exempted from this requirement. Significant trees may also be
exempted from this requirement if it is determined by the planning director based on
satisfactory evidence pursuant to report prepared by a consulting arborist certified by the
International Society of Arboriculture. The report submitted to the city shall demonstrate the
significant tree is:
1. Damaged; or
2. Diseased; or
3. Has weak structural integrity that poses a safety hazard.
If additional significant trees are to be removed, the applicant shall seek approval of an
“alternative landscape plan” from the planning director under ACC 18.50.080.
B. Encroachment into Dripline. No construction activities shall take place within the dripline of a
tree to be retained without extra precautions as recommended by a certified arborist. The
applicant may install impervious or compactable surface within the area defined by the dripline
when a qualified arborist determines that such activities will not endanger the tree or trees.
(See the definition of “dripline” in ACC 18.04.318.)
C. Tree Protection. All significant trees that are to be retained must be protected during
construction by installation of a protective barricade or fence. This will require preliminary
identification of the proposed area of disturbance for staff inspection and approval, then
installation of a protective barricade or fence before major excavation with heavy equipment
begins. (Ord. 6387 § 1, 2011.)
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
18.50.050 Regulations by zone.
Repealed by Ord. 6387. 18.50.060 Landscaping plan requirements.
A. Persons Qualified to Prepare Landscape Plan. A landscape plan signed by a licensed landscape
architect is not required. However, if the plan is determined by the city to be illegible or
inadequate for review the landscape plan shall be prepared by a landscape architect licensed in
the state of Washington, a nursery professional certified pursuant to the Washington certified
nursery professional program, or a Washington State certified landscape technician.
B. Application. A landscape plan shall be required and shall be accurately drawn using an
appropriate engineering scale and contain all information specified by the planning director in
the application form and accompanying checklist provided by the city. (Ord. 6387 § 1, 2011; Ord.
6287 § 2, 2010; Ord. 6231 § 5, 2009; Ord. 4914 § 1, 1996; Ord. 4229 § 2, 1987.)
18.50.070 Administration and enforcement.
A. Performance Assurance.
1. The required landscaping must be installed prior to the issuance of the certificate of
occupancy unless the planning director determines that a performance assurance device
will adequately protect the interests of the city;
2. The performance assurance device shall only be valid for a 120-day period and shall
have a value of 100 percent of the estimated cost of the landscaping to be performed,
inclusive of planting materials and installation. If the landscaping has not been installed
after the 120 days then the assurance device may be used by the city to perform any
necessary work to implement the landscape plan. This time period can be extended if the
city determines that:
a. Installation of the landscaping would not be successful due to weather; or
b. Product is not available due to the time of year;
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
3. The performance assurance device shall be accompanied by an agreement granting the
city and its agents the right to enter the property and perform work. The agreement shall
also hold the city harmless from all claims and expenses, including attorney’s fees;
4. Upon completion of the required landscaping by the property owner the city shall
release the performance assurance device.
B. Initial Maintenance Period and Maintenance Assurance Device. After installation of the required
landscaping, the property owner shall complete an initial maintenance period lasting one year.
The property owner shall comply with the provisions below:
1. The property owner shall be responsible for replacing any unhealthy or dead plants for
a period of one year after the initial planting.
2. The planning director shall require a maintenance assurance device, unless converting a
single-family unit detached dwellingresidence to a nonresidential use within the R-F RO
zonedistrict, for a period of one year from the completion of planting in order to ensure
compliance with the requirements of this section. The value of the maintenance assurance
device shall equal at least 100 percent of the total landscape materials plus installation.
3. If the landscaping is not being properly maintained, the property owner shall be so
notified by the city. If after 30 days from the city’s notification the landscaping is still not
being maintained then the maintenance device may be used by the city to perform any
type of maintenance necessary to ensure compliance with this chapter.
4. The maintenance assurance device shall be accompanied by an agreement granting the
city and its agents the right to enter the property and perform any necessary work. The
agreement shall also hold the city harmless from all claims and expenses, including
attorney’s fees.
5. Upon completion of the one-year maintenance period, and if maintenance has not been
performed by the city, the city shall release the maintenance assurance device.
C. Maintenance of Landscape Area (On-Going). Landscaping, including trees, shrubs,
groundcover, or grass, planted as a requirement pursuant to this title or ACC Title 16 or 17 shall
be maintained in a healthy, living condition. All landscaping which, due to accident, damage,
disease, lack of maintenance, or other cause, fails to show a healthy appearance and growth
shall be replaced. Replacement plants shall conform to all standards that govern the original
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
planting installation, approved landscaping plan, or as approved by the planning director. If the
landscaping is not replaced the property owner or designee shall be subject to the enforcement
provisions contained in subsection D of this section.
1. Tree and Shrub Pruning. A permit is not required to prune trees and shrubs on private
property. Pruning which results in the removal of at least half of the live crown will be
considered tree removal and subject to the provisions in subsection D of this section. Tree
pruning should be performed by a landscape contractor, one that is certified by the
International Society of Arboriculture as a certified tree trimmer or certified arborist or
other qualified tree expert.
2. Limitations on Allowable Pruning. Tree and shrub pruning shall be allowed only for the
following purposes:
a. Removal of dead wood and diseased, crowded, and weakly attached trunks and
branches that create a hazard to private property and citizens;
b. Providing adequate clearance and visibility for safe use of parking stalls, travel ways
and walkways for the passage of persons and vehicles;
c. Eliminating traffic sign visibility obstructions;
d. Providing adequate visibility for security patrols;
e. Repairing split trees and limbs in order to save a tree and its appearance;
f. Removing or severing tree roots that are causing damage to public or private
property, including curbs, gutters, sidewalk, drainage lines and parking lot surfaces; or
g. Providing visibility for merchant signs and increasing parking lot lighting only when
the aesthetics of the tree or shrub will not be reduced.
3. Tree Topping. Tree topping is prohibited, except under the following circumstances:
a. Branches interfering with utility lines;
b. Significant canopy dieback has occurred;
c. Storm damage or prior incorrect pruning requires correction.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
D. Enforcement. Violation of these provisions shall be processed in accordance with the
procedures defined under Chapter 1.25 ACC. The property owner or designee responsible for
correcting the violation shall provide a corrective action plan that defines how and when the
infraction will be corrected within the time provisions defined by Chapter 1.25 ACC.
1. The corrective action plan shall be subject to the following replacement ratios:
a. For plants that have died, replacement vegetation shall be at least 150 percent of
the planting size required of the subject plant material at the time of planting. The
plants shall be of the same or similar species to those plants being replaced, unless
alternate species are approved by the planning director.
b. For trees or shrubs that have been excessively pruned, replacement vegetation
shall be at least 200 percent of the size of the tree or shrub that was required by city
regulations at the time of planting. The trees or shrubs shall be of the same or similar
species of the plants being replaced, unless alternate species are approved by the
planning director.
2. The property owner or designee shall correct the infraction or provide a schedule that
defines how and when the infraction will be corrected within the time provisions defined by
Chapter 1.25 ACC. (Ord. 6387 § 1, 2011; Ord. 5777 § 1, 2003.)
18.50.080 Alternative landscaping plan.
The planning director may authorize modification of the landscape requirements when
alternative plans comply with the intent of this chapter and:
A. The proposed landscaping provides for creative landscape design; or
B. Incorporates the increased retention of significant trees and naturally occurring
undergrowth; or
C. Incorporates historic or architectural features such as fountains, sculptures, structures and
the like. (Ord. 6387 § 1, 2011; Ord. 6287 § 2, 2010; Ord. 6231 § 6, 2009.)
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Chapter 18.50 ACC, Landscaping and Screening Page 14 of 14
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
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Chapter 18.52 ACC, Off-Street Parking and Loading Page 1 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Chapter 18.52
OFF-STREET PARKING AND LOADING
Sections:
18.52.005 Intent.
18.52.010 Applicability.
18.52.020 Number of off-street parking spaces required.
18.52.025 Disabled/handicapped parking requirements.
18.52.030 Reductions of the quantity of required parking.
18.52.040 Drive-through facilities.
18.52.050 Parking design, development, and maintenance standards.
18.52.060 Repealed.
18.52.065 Commercial vehicles in residential zones.
18.52.070 Repealed.
18.52.080 Repealed.
18.52.090 Repealed.
18.52.100 Repealed.
18.52.110 Fractional spaces.
18.52.120 Repealed.
18.52.125 Stacked parking.
18.52.130 Off-street loading space.
18.52.135 Alternate parking layouts.
18.52.005 Intent.
This chapter establishes regulations which provide for safe, attractive, and convenient off-street parking and
loading and to ensure that parking areas are compatible with surrounding land uses. The city discourages
providing parking in excess of that required by this chapter. (Ord. 6388 § 1, 2011.)
18.52.010 Applicability.
Except as otherwise provided in adopted contract rezones, development agreements, design standards and
guidelines, or similar more specific process, off-street parking and loading provisions of this chapter shall
apply as follows:
A. New Development. For all buildings or structures erected and all uses of land (property) established,
parking and loading facilities shall be provided as required by this chapter.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
B. Change in Use. When the use of any building, structure, or land is changed, increasing the intensity such
that the change creates an increase of five or less parking spaces required by the change, additional off-street
parking spaces need not be provided in accordance with the requirements of this chapter.
1. Special Provisions for the R-FO, Residential Office DistrictFlex Zone.
a. Within the R-FO, residential office zoning district, if any existing, nonresidential use is changed
to another use, the requirements of this chapter shall apply in full to the new use if and only if the
change in parking requirements between the old and new uses is greater than two spaces; except that
if the applicant submits an alternate parking plan sufficiently justifying that the existing parking
meets the needs of the new use, the planning director may authorize the satisfaction of parking
through the special exception process.
b. Whenever there is a change from a residential use to a nonresidential use in an existing building
within the R-FO, residential office zoning district, the requirements of this chapter shall apply in full
to the new use; except if the structure is being used as both a residence and business, then if the
applicant submits an alternate parking plan sufficiently justifying that the parking meets the needs of
both uses, the planning director may authorize the satisfaction of parking through the special
exception process.
C. Modification to Existing Structures or Uses of Land. Whenever an existing building or structure is
modified or uses of land are modified such that the modification would require an increase of more than five
off-street parking spaces, additional off-street parking spaces shall be provided in accordance with the
requirements of this chapter.
D. Modification to Existing Parking Lots.
1. Any parking lot hereafter physically altered shall comply with all of the provisions of this chapter,
except that such lot which provides five percent of its area in landscaping and the landscaping is healthy
and in good maintenance shall be deemed to comply with ACC 18.50.040(C)(4).
2. For existing parking lots that are resurfaced in excess of 50 percent of their area, then at least five
percent of the entire parking area shall be landscaped consistent with Chapter 18.50 ACC.
3. If existing parking lots are restriped, then the new layout of the parking spaces shall be the same as the
previous layout or, if changed, then the changed layout shall conform to the existing dimensional
requirements of this chapter. (Ord. 6388 § 1, 2011; Ord. 6287 § 2, 2010; Ord. 6231 § 7, 2009; Ord. 4949 § 1, 1997;
Ord. 4229 § 2, 1987.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.52.020 Number of off-street parking spaces required.
Each principal use of the land, building, or structure shall provide the number of off-street parking spaces
required by this section. The following standards are not applicable in the DUC, downtown urban center zone;
refer to Chapter 18.29 ACC for specific requirements for that zone.
A. Parking Requirements by Land Use.
1. Minimum Number of Parking Spaces. Each land use shall provide the minimum number of off-street
parking spaces required by Table 18.52.020, except where a greater number of spaces are required
through a more specific approval process such as an administrative use permit or conditional use permit
approval.
2. Uses Not Listed. Where a use is not listed in Table 18.52.020, the planning director shall determine
the number of required parking and/or loading spaces. The planning director shall use the requirements in
Table 18.52.020 as a guide in determining the number of off-street parking spaces required based on the
similarity of uses or may consider a parking generation study.
B. Maximum Number of Parking Spaces. Except for required parking spaces for persons with disabilities,
spaces provided in park and ride lots operated by a public transit agency, spaces for carpools, spaces for
electric vehicle charging and spaces within structured parking with two or more levels, the maximum number
of parking spaces for nonresidential uses shall not exceed 125 percent of the minimum spaces required by
Table 18.52.020.
C. Measurement of Floor Area. In any case where Table 18.52.020 establishes a parking requirement based
on floor area in square feet (for example: two spaces per 1,000 square feet (sf) of floor area), the floor area
shall be construed to mean gross floor area (defined in ACC 18.04.430).
D. Use with Accessory Components. A single use with accessory components shall provide parking for the
primary use, and each component. For example, a hotel with a meeting room may be required to provide the
parking spaces required by Table 18.52.020 for a hotel (i.e., the guest rooms), and for a meeting room.
E. Obstruction. Removal of required parking or loading spaces from practical use by obstruction, erection of
buildings, or other actions as to reduce the parking or loading capacity or usefulness thereof below the
minimum requirements established in this chapter is prohibited.
F. Existing legally nonconforming gravel spaces. Up to six legally nonconforming gravel parking spaces may
be used to meet off-street parking requirement for residential development.
Table 18.52.020. Off-Street Parking Requirements by Land Use
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Land Use Type: Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):
Residential Categories
Single-Single-unitfamily , detached dwelling, adult family
home, home based daycares
Dwelling unit 2.00
Two-family dwelling (duplex) Dwelling unit 2.00
Middle hHousing (2 to 6 units) See ACC 18.2531.240 for Middle Housing parking requirements.
Multifamily dwelling (one- and two-bedroom units) Dwelling unit 1.50
Multifamily dwelling (three-bedroom units or more> 6
units))Apartments (7 or more units)
Dwelling unit 12.00
Mobile home dwellings1 Dwelling unit 2.00
Assisted living facilities 4 bedrooms 1.00
Plus one space for each two
employees
Group living (includes supportive housing, boardinghouse) 24 bedrooms 1.00
Commercial Categories
Auto, boat, or recreational vehicle sales or leasing, new or
used
5,000 square feet of outdoor sales
area
1.00
Auto sales and motorcycle, new 1,000 sf of floor area 2.29
Auto sales and motorcycle, used 1,000 sf of floor area 3.08
Daycare centers Each 10 children in care 2.00
Eating and drinking establishments 1,000 square feet of floor area 8 10.00
Food retail stores and markets 1,000 square feet of floor area 5.00
Health and fitness clubs 1,000 square feet of floor area 10.005.00
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Land Use Type: Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):
Hotel or motel Guest room or rental unit 1.00
Mini-marts and self serviceself-service gas stations 1,000 square feet of floor area 5.00
Mortuaries or funeral homes 25 square feet of floor spaceSeat2 0.25
Motor vehicle repair and services 1,000 square feet of floor area 2.50
Personal service shops 1,000 square feet of floor area 2.50
Retail commercial establishments, less than 15,000 square
feet of floor area
1,000 square feet of floor area 2.50
Retail commercial establishments, greater than 15,000
square feet of floor area
1,000 square feet of floor area 4.00
Shopping centers4 1,000 square feet of floor area 4.00
Office Categories
Business and professional offices 1,000 square feet of floor area 2.00
Medical, dental, and other doctor’s officesMedical-dental
clinic; urgent care
1,000 square feet of floor area 3.005.00
Manufacturing Processing and Warehousing
Categories
(See also ACC 18.52.020(D))
All manufacturing, industrial, and processing uses, except
the following:
1,000 square feet of floor area 1.00
Warehousing 2,000 square feet of floor area 1.00
Storage – Personal storage/mini-storage facilities 1,000 square feet of floor
areaStorage unit3
0.10Minimum of 2 spaces
Recreation, Education, Public Assembly Categories
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Land Use Type: Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):
Auditoriums, stadiums, and theaters 25 square feet of floor spaceSeat2 0.25
Commercial recreation facilities – Indoor, except for the
following:
1,000 square feet of floor area 5.00
Bowling alleys Lanes 5.00
Pool and billiard rooms Table 2.00
Skating rinks 1,000 square feet of floor area 5.00
Commercial recreation facilities – Outdoor 1,000 square feet of usable
recreational area
3.00
Hospitals Bed 1.75
Library, museum 1,000 square feet of floor area 2.50
Meeting facility, public or private 25 square feet of floor spaceSeat2 0.25
Religious assembly Seat225 square feet of floor space 0.20
Schools (public and private)
PreschoolKindergarten schools Employee43 1.00
Elementary/middle schools Teaching station 1.20
Secondary (high) schools Student 0.40
College or university (including trade and business
schools)
Student 0.75
Studios (dance, martial arts, etc.) 1,000 square feet of floor area 5.00
Tennis/racquetball/handball or other sport courts Court 2.00
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Chapter 18.52 ACC, Off-Street Parking and Loading Page 7 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Land Use Type: Unit of Measure:
Required Parking Rate
(spaces per unit of
measure):
Each 300 sf of floor area for
accessory uses
1.00
Recreational uses not listed elsewhere Same as retail, based on size
Notes:
1 Within mobile home parks, parking space shall not be allowed within the required setbacks. Guest parking shall be provided
within the development: five percent of total requirement.
2 Seat, 18 inches of bench, or 25 square feet of floor space.
32 Includes total on-site building square feet. Parking shall be provided by parking/driving lanes adjacent to buildings. Two
parking spaces shall be provided adjacent to the manager’s quarters.
43 There shall be two visitor-parking stalls provided for each 10 required employee stalls.
4 Compliance with these standards is not required for a change of use within an existing building.
5 Employee and customer parking only.
(Ord. 6419 § 5, 2012; Ord. 6388 § 1, 2011; Ord. 6167 § 4, 2008; Ord. 6140 § 2, 2007; Ord. 6071 § 3, 2007; Ord. 5777 § 1, 2003;
Ord. 5556 § 1, 2001; Ord. 5170 § 1, 1998; Ord. 4949 § 1, 1997; Ord. 4304 § 1(40), (41), 1988; Ord. 4229 § 2, 1987.)
18.52.025 Disabled/handicapped parking requirements.
A. Accessible parking spaces for the handicapped/disabled shall be provided in compliance with the
International Building Code (IBC), the Federal Accessibility Guidelines, and Washington Administrative
Code, as applicable. These spaces shall count towards fulfilling the off-street parking requirements of this
chapter.
B. Accessible car and van parking space size shall be as follows:
1. Car parking spaces shall be eight feet (96 inches) minimum in width.
2. Van parking spaces shall be 11 feet (132 inches) minimum in width.
C. Exception. Van parking spaces shall be permitted to be eight feet (96 inches) minimum in width where the
adjacent access aisle is eight feet (96 inches) minimum in width.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Table 18.52.025. Accessible Parking Spaces Required
Total Parking Spaces
Provided
Minimum Number of
Accessible Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1,000 2% of total
More than 1,000 20, plus one for each 100
over 1,000
(Ord. 6388 § 1, 2011.)
18.52.030 Reductions of the quantity of required parking.
Except within the DUC zone, reductions of the quantity of required parking may be allowed based upon the
provisions in Table 18.52.030, Parking Quantity Reductions.
Table 18.52.030. Parking Quantity Reductions
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
1. Joint Use of Parking Facilities A reduction in the total number of required parking spaces may be allowed when
two or more uses with different peak parking demands will share a parking facility.
In order for the reduction to occur the planning director must determine, based on
satisfactory evidence provided by the applicant, that there is no substantial conflict
in the principal operating hours and no substantial conflict in peak parking demand
of the uses for which the sharing of parking is proposed. To evaluate the peak
parking demand characteristics or differences in hours and/or days of operation,
evidence including, but not limited to, a description of the uses and their
operational characteristics, and a development plan shall be provided by the
applicant and accompany the request.
If approved, a binding agreement providing for the shared use of parking areas
shall be executed by the parties involved, and must be filed with the city in a form
approved by the planning director and be recorded. Shared parking privileges will
continue in effect only as long as the agreement, binding on all parties, remains in
force. Agreements must guarantee long-term availability of the parking,
commensurate with the use served by the parking. If a shared parking agreement
lapses or is no longer valid, then parking must be provided as otherwise required
by this chapter.
2. Reduction of Parking for a Use with
Low Parking Demand
A reduction of up to 50 percent of the total number of required parking allowed for
the re-use of an existing building, based on quantitative information provided by
the applicant that documents the need for fewer spaces (e.g., sales receipts,
documentation of customer frequency, information on parking standards required
for the property land use by other cities). In order for the reduction to occur the
planning director must find satisfactory evidence has been provided by the
applicant.
3. Mixed Occupancies and Shared Uses In the case of two or more principal uses in the same building, the total
requirements for off-street parking facilities shall be 75 percent of the sum of the
requirements for the principal uses computed separately. In order for a use to be
considered a separate principal use under the terms of this section, the uses must be
physically and managerially separate in a manner which clearly sets the principal
uses apart as separate businesses or operations. Various activities associated with
single businesses shall not be considered separate uses.
4. Transit Access A reduction in the total number of required parking spaces may be reduced by 25
percent for sites located within a 1/4 mile (walking distance) of a public transit
stop. A public transit stop includes but is not limited to a bus stop, commuter train
stop, or park and ride lot. Applicants requesting this reduction must provide a map
identifying the site and transit service schedules for all transit routes within 1/4
mile of the site.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
5. Trip Reduction Plan A reduction of up to 25 percent in the total number of required parking spaces may
be allowed for a business or other use that creates and implements a site-specific
trip reduction plan and program. The trip reduction plan and program shall be
reviewed and approved by the city and yearly reports shall be provided to evaluate
the effectiveness of the program and ensure its continued maintenance and
operation.
6. Credit for On-Street Parking –
Nonresidential
All multifamily uses and nonresidential uses located adjacent to a public right-of-
way where on-street parking is permitted may receive credit for one off-street
parking stall for each 22 linear feet of abutting right-of-way for parallel parking,
excluding curb cuts. This provision shall be applied for on-street parking on the
same side of the street as the proposed land use. All parking for employees must be
provided on-site.
7. Valet Service A reduction of up to 25 percent in the amount of required parking per Table
18.52.020 may be permitted, depending on the size and type of the use if approved
by the planning director.
8. Tree retention If retention of significant trees as required under 18.50.045 makes it infeasible to
accommodate parking required under 18.52.020, required parking may be reduced,
as long as all other standards in this title are met and approved by the planning
director.
(Ord. 6388 § 1, 2011; Ord. 6071 § 4, 2007; Ord. 5556 § 1, 2001; Ord. 5170 § 1, 1998; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.040 Drive-through facilities.
All banks, savings and loan associations, food dispensing establishments, and other businesses which maintain
drive-through facilities which are intended to serve customers who remain in their motor vehicles during
business transactions, or are designed in such a manner that customers must leave their automobiles
temporarily in a driving lane located adjacent to the facility, shall provide on-site stacking space for the
stacking of motor vehicles as follows:
A. Stacking Space. The drive-through facility shall be so located that sufficient stacking space is provided to
accommodate the types of motor vehicles using such facility during peak business hours of such a facility.
B. Driveway Location. The location of entrances and exits shall be determined by the city engineer.
C. Shopping Centers. When located in a shopping center, drive-through facilities shall provide sufficient
stacking space to handle peak business demands and shall not in any way obstruct the normal circulation
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
pattern of the shopping center and not unreasonably interfere with nonmotorized circulation. (Ord. 6388 § 1,
2011; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.050 Parking design, development, and maintenance standards.
Required parking areas shall be designed, constructed and maintained in compliance with this section:
A. Location of Parking. Off-street parking areas shall be located as follows:
1. Residential Parking. Residential parking shall be located on the same site as each residential dwelling
unit served; except for a mixed-use development as defined by ACC 18.04.625. No required residential
parking space shall occupy any unimproved area within the required front setback, or side and rear
setback, except as allowed by subsection E of this section, Surfacing of Parking Areas.
2. Nonresidential Parking. Nonresidential parking shall be located on the same site as the use served, or
off site. If parking is to be located off site it is subject to the following requirements:
a. The lot or area to be utilized for parking shall be legally encumbered by an easement or other
appropriate means to ensure continuous use of the parking facilities following the procedure
contained in Table 18.52.030(1), Joint Use of Parking Facilities.
b. Whenever required parking facilities are located off site, sidewalks, or an approved pedestrian
facility, shall be provided connecting the satellite parking facility to the development being served.
B. Access to Parking. Access to parking shall be provided as follows for all parking areas other than for
individual single-family dwellings and duplexessingle-unit detached dwellings and middle housing :
1. The location, design and construction of entrances and exits from the street right-of-way shall be
determined by the city engineer.
2. A commercial or industrial use shall have access driveways from the public or private street that are
not intersected by a parking aisle, parking space, or another access driveway for a minimum distance of
40 feet from the street right-of-way, to provide a queuing area for vehicles entering and exiting the
parking area. The city engineer may require an increase or a decrease of this as determined by criteria set
forth in the engineering design standards.
C. Access to Adjacent Sites. The city may require that the design of a parking area to provide vehicle and
pedestrian connections to parking areas on adjacent properties or to connect with adjoining public walkways
(when a reciprocal access easement is available or can reasonably be provided).
D. Parking Stall and Aisle Dimensional Standards.
Page 307 of 1253
Chapter 18.52 ACC, Off-Street Parking and Loading Page 12 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
1. Minimum Dimensions. Each parking space and parking lot aisle shall comply with the minimum
dimension requirements in Table 18.52.050 and further displayed in Figure 18.52.050.
Table 18.52.050. Parking Space and Drive Aisle Dimensions
Parking Stall Type
(A)
Minimum Stall Dimensions Minimum Width for Drive
Aisle with Parking(cD)
Width(aC) Length(bB) One-Way Two-Way
Standard parallel 98 ft. 220 ft. 12 ft. 20 ft.
Standard 45-degree 98 ft. 19 ft. 15 ft. 20 ft.
Standard 60-degree 98 ft. 19 ft. 18 ft. 20 ft.
Standard 90-degree 98 ft. 19 ft. 20 ft. 24 ft.
Compact 8 ft. 16 ft. 20 ft. 22 ft.
Page 308 of 1253
Chapter 18.52 ACC, Off-Street Parking and Loading Page 13 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Figure 18.52.050. Parking Space and Drive Aisle Dimensions
2. Compact Parking. Compact spaces may be allowed within a parking lot up to a maximum of 30
percent of the total number of spaces. This maximum percentage can be increased to 50 percent when
approval is obtained by the planning director following the procedures contained in ACC 18.52.135,
Alternative parking layouts. Compact spaces can be clustered or dispersed throughout the parking lot.
Every compact parking space created pursuant to this section shall be clearly identified as such by
painting the word “COMPACT” in upper case block letters, using white paint, on the pavement within the
space or through the use of signage.
3. Vehicle Overhang. Vehicular overhang of up to two feet is permitted, provided no vehicle shall
overhang into a sidewalk or walkway which would reduce the unencumbered width of a sidewalk or
walkway to less than four feet. A vehicle is permitted to overhang into a landscaped area by two feet;
provided, that the required landscape area of trees and shrubs are not reduced in quantity and not subject
to potential damage.
4. Tandem Parking. Tandem parking spaces (parking of one vehicle in front of another such that only the
outer vehicle is immediately accessible) may count towards parking requirements for residential uses
under 18.52.020.
Page 309 of 1253
Chapter 18.52 ACC, Off-Street Parking and Loading Page 14 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
E. Surfacing of Parking Areas. Areas used for parking on private property, including interior driveways and
access to a public street, shall be paved with asphalt concrete, cement concrete pavement, grass block pavers,
or pervious pavement and shall have appropriate bumper guards where needed. Paving is not required for
temporary parking facilities that have obtained a temporary use permit pursuant to the requirements of Chapter
18.46A ACC, Temporary Uses; however, dust mitigation is required. Where a driveway crosses an improved
public right-of-way, it shall be constructed with cement concrete. All pavement sections shall be designed to
support the post development traffic loads anticipated due to the intended use as approved by the city engineer.
1. Alternative paving systems may be provided subject to the approval of the city. The alternative must
provide results equivalent to paving.
2. For parking areas serving single-family dwellings and duplexes when located on individual lots, this
section shall apply:
a. Each off-street parking space shall be connected to an improved street or alley by a driveway a
minimum of 11 feet in width.
b. Not more than 50 percent of the front yard or 800 square feet, whichever is smaller, can be used
as off-street parking surface. For the purposes of calculating the allowable area under this section,
the front yard shall be the area between the right-of-way and the portion of the single-family
dwelling’s front facade farthest from the right-of-way. The width of the front yard shall extend to
each side property line.
c. Driveways that exclusively serve nonrequired off-street parking spaces are also subject to the
surfacing requirement.
d. Off-street vehicle parking spaces, including those for trailers, recreational vehicles, and boats on
trailers, that are provided in addition to those required pursuant to Table 18.52.020 shall be paved
with one of the surfaces listed above (subsection E of this section), or gravel; provided, that weeds,
mud or other fine material do not work their way to the surface of the gravel; and provided, that
loose gravel is contained on the subject property.
e. Boats not on trailers shall not be stored in the front yard.
F. Grades of Access Driveways. The grade of access driveways for off-street parking areas shall be subject to
the driveway regulations contained in Chapter 10.04 of the engineering design standards.
G. Sidewalks or Pedestrian Walkways. Sidewalks or pedestrian walkways shall be visibly marked with
differentiated pavement or other methods such as reflective/LED markers, double row of landscaping, or raised
pavement.
H. Landscaping. See Chapter 18.50 ACC.
Page 310 of 1253
Chapter 18.52 ACC, Off-Street Parking and Loading Page 15 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
I. Lighting. See Chapter 18.55 ACC. (Ord. 6657 § 2, 2017; Ord. 6388 § 1, 2011; Ord. 6231 § 7, 2009; Ord. 4949 § 1,
1997; Ord. 4229 § 2, 1987.)
18.52.060 Development of off-street parking spaces for single-family dwellings and
duplexesmiddle housing.
Repealed by Ord. 6388. 18.52.065 Commercial vehicles in residential zones.
A. No person shall park any commercial vehicle on any property within the following zoning districts in the
city: residential zones R-25, R-72, R-103, R-163, and R-20 4 and (PUD) Pplanned Uunit Ddevelopment
(PUD).
B. No person shall park more than one commercial vehicle on any property within the R-1 residential zoning
district in the city, and no person shall park more than two commercial vehicles on any property within the
residential conservancy RC zoning district in the city. (Ord. 6388 § 1, 2011; Ord. 6019 § 2, 2006.)
18.52.070 Off-street parking lots – Location.
Repealed by Ord. 6388. 18.52.080 Off-street parking – In-lieu of fees.
Repealed by Ord. 4949. 18.52.090 Parking space dimensional requirements.
Repealed by Ord. 6388. 18.52.100 Existing off-street parking reduction.
Repealed by Ord. 6388. 18.52.110 Fractional spaces.
When units or measurements determining the number of required parking spaces result in requirements of a
fractional space, any fraction up to one-half shall be disregarded, and fractions of one-half or over shall require
one parking space. (Ord. 6388 § 1, 2011; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
Page 311 of 1253
Chapter 18.52 ACC, Off-Street Parking and Loading Page 16 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.52.120 Parking in front or side yards – Prohibited generally.
Repealed by Ord. 6388. 18.52.125 Stacked parking.
Stacked parking , i.e., parking one car behind another, is permitted for funeral homes, single-family homes on
individual lotssingle-unit detached and middle housing dwelling units, and for designated employee parking
within the ROR-F zone, residential office district only, unless the use has complied with the requirements of
Table 18.52.030(7), Parking Quantity Reductions (Valet Service). (Ord. 6388 § 1, 2011; Ord. 6231 § 9, 2009; Ord.
4949 § 1, 1997.)
18.52.130 Off-street loading space.
Buildings devoted to retail trade, retail and wholesale food markets, warehouses, supply houses, wholesale and
manufacturing trade, hotels, hospitals, laundry, dry cleaning establishments or other buildings where large
amounts of goods are received or shipped shall provide loading and unloading space on the same premises as
the building as follows:
A. Buildings of 6,000 square feet or more of floor area, one off-street loading and unloading space plus one
additional off-street loading space for each 20,000 square feet of floor area;
B. Each loading space shall be not less than 10 feet in width, 25 feet in length and 14 feet in height;
C. Loading space, exclusive of driveways and/or corridors leading thereto, shall not be considered as
providing off-street parking space. (Ord. 6388 § 1, 2011; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.135 Alternate parking layouts.
Layouts and dimensions of off-street parking spaces, maneuvering aisles, driveways, driveway openings, and
other related features different from those prescribed in ACC 18.52.050 may be approved by the planning
director upon written findings that demonstrate:
A. The number of off-street parking spaces required by ACC 18.52.020 (unless reductions are permitted
under ACC 18.52.030) are provided;
B. There is substantial reason for varying the standard; and
C. Ingress and egress is approved by the city engineer where they ensure that adequate ingress to and egress
from each required off-street parking space is provided for a vehicle of the appropriate size, and that ingress to
Page 312 of 1253
Chapter 18.52 ACC, Off-Street Parking and Loading Page 17 of 17
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
and egress from the off-street parking facility is possible with minimal disruption of traffic on the adjacent
street. (Ord. 6388 § 1, 2011.)
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should contact the
city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Code Publishing Company, A General Code Company
Page 313 of 1253
Chapter 18.55 ACC, Outdoor Lighting Page 1 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 18.55
OUTDOOR LIGHTING
Sections:
18.55.010 Intent.
18.55.020 Applicability.
18.55.030 General requirements.
18.55.040 Prohibited lights.
18.55.050 Exceptions.
18.55.010 Intent.
To discourage excessive lighting of outdoor spaces, encourage energy conservation and
promote exterior lighting that promotes safe vehicular and pedestrian access to and within a
development while minimizing impacts on adjacent properties. Decorative lighting that is
architecturally integrated with the character of the associated structures, site design and
landscape is encouraged. (Ord. 6390 § 1, 2011.)
18.55.020 Applicability.
A. A lighting plan shall be required for projects as follows:
1. When an exterior lighting installation is part of a new development proposal requiring
site plan review, an administrative or conditional use permit, or other development
application that requires outside lighting or is a commercial project adjacent to property
zoned residential; and
2. For projects undergoing redevelopment, expansion or remodel when the
redevelopment requires site plan approval, or for tenant improvements or other minor
building improvements when exterior lighting is proposed to be installed or modified.
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Chapter 18.55 ACC, Outdoor Lighting Page 2 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
B. These regulations do not apply to subdivisions or individual dwelling units, with the
exception of common areas. Examples of common areas include, but are not limited to,
pathways, clubhouses, parking lots and play areas.
C. These regulations are not applicable to public rights-of-way.
D. These regulations do not apply to lighting necessary for emergency equipment and work
conducted in the interests of law enforcement or for the safety, health, or welfare of the public.
(Ord. 6390 § 1, 2011.)
18.55.030 General requirements.
A. Shielding Required. Except as otherwise exempt, all outdoor lighting fixtures shall be
constructed with shielding on all sides. The outdoor light source (bulb or element) shall not be
visible at or beyond the property line.
Figure 18.55.030. Examples of light fixtures with shielding on all sides
B. Fixture Heights. Lighting fixtures shall not exceed the following maximum heights:
Table 18.55.030.
Outdoor Lighting
Location
Fixture Height
(Maximum as measured
to the top of the fixture
from grade)
Within 50' of a
residential zoning
16 ft
Page 315 of 1253
Chapter 18.55 ACC, Outdoor Lighting Page 3 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Outdoor Lighting
Location
Fixture Height
(Maximum as measured
to the top of the fixture
from grade)
district
Surface Parking Area
C-1, C-23, M-1, M-2
All other districts
30 ft
24 ft
C. Photometric Plan Requirements. A photometric plan shall be prepared and submitted for
review and approval when required under ACC 18.55.020, Applicability. The required elements
of the plan shall be specified in application forms to be provided by the city. The photometric
plan will be reviewed to ensure compliance with the provisions in this chapter.
D. Level of Illumination.
1. Parking lots, driveways, and trash enclosures/areas shall be illuminated with a
minimum maintained one foot-candle of light and an average not to exceed four foot-
candles of light.
2. Pedestrian walkways shall be illuminated with a minimum maintained one-half foot-
candle of light and an average not to exceed two foot-candles of light.
3. In order to minimize light spillage on abutting residential property, illumination
measured at the nearest residential structure or rear yard setback line shall not exceed
one-tenth foot-candle.
E. Accent Lighting. Lighting used to accent architectural features, landscaping or art is permitted
to be directed upward; provided, that the fixture shall be located, aimed, or shielded to
minimize light spill. No permit is required for this type of lighting.
F. Periods of Illumination.
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Chapter 18.55 ACC, Outdoor Lighting Page 4 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. All outdoor lighting systems shall be equipped with automatic switches conforming to
the requirements of Section C405.2.9.4 1513.6.2 of the Washington State Energy Code.
2. The use of sensor technologies, timers or other means to activate lighting during times
when it will be needed is encouraged to conserve energy, provide safety and promote
compatibility between different land uses. Lower lighting levels at off-peak times are
encouraged as a safety measure.
3. However, outdoor lights may remain on during the required off hours when:
a. Illuminating flags representing country, state, or other civic entity;
b. Functioning as security lighting (e.g., illuminating a pathway, building entry, etc.);
c. Associated with special events, etc. (Ord. 6885 § 1 (Exh. A), 2022; Ord. 6390 § 1, 2011.)
18.55.040 Prohibited lights.
The following lights are prohibited unless a temporary use permit is obtained for specific events
with specific times of operation:
A. Strobe lights, search lights, laser source lights, or any similar high-intensity light except for
emergency use by police and fire personnel or at their direction.
B. Roof-mounted lights except for security purposes with motion detection and full shielding
so that the glare of the light source is not visible from any public right-of-way or a neighboring
residence.
C. Any light that imitates or causes visual interference with a traffic signal or other necessary
safety or emergency light. (Ord. 6390 § 1, 2011.)
18.55.050 Exceptions.
The following light sources are exempt from the requirements of this chapter:
A. Navigation and airport lighting required for the safe operation of boats and airplanes.
Page 317 of 1253
Chapter 18.55 ACC, Outdoor Lighting Page 5 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
B. Temporary lights used for holiday decorations.
C. Emergency lighting required by police, fire, and rescue authorities.
D. Lighting for state and federal highways authorized by the Washington State Department of
Transportation.
E. Internal lighting of permitted signs.
F. Outdoor lighting for public monuments.
G. Temporary lighting in use during active construction projects.
H. Stadium and field lighting. (Ord. 6390 § 1, 2011.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 318 of 1253
Chapter 18.56 ACC, Signs Page 1 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 18.56
SIGNS
Sections:
18.56.010 Intent.
18.56.020 Definitions.
18.56.025 Real estate signs.
18.56.030 General provisions, all districts.
18.56.040 Regulation by district.
18.56.050 Administrative provisions.
18.56.060 Deviations, variances and appeals.
18.56.070 Liability.
18.56.080 Conflicts repealed.
18.56.010 Intent.
The overall purpose of this chapter is to enhance and maintain the aesthetic character, to
promote the public health, safety and general welfare, and to increase the effectiveness of
visual communication in the city. This chapter is also intended to avoid visual clutter that may
adversely impact traffic and pedestrian safety, or be adverse to property values, business
opportunities and the city’s appearance and to prevent and abate public nuisances. The
purpose of this chapter is implemented by controlling the construction, location, use and
maintenance of all signs and sign structures. It is also the intent of this chapter to afford
noncommercial speech the same or greater protection afforded commercial speech and to not
regulate noncommercial speech to a stricter standard than commercial speech. (Ord. 6591 § 2,
2016; Ord. 6501 § 2, 2014; Ord. 5993 § 1, 2006; Ord. 4773 § 1, 1995; Ord. 4229 § 2, 1987.)
18.56.020 Definitions.
The following definitions are specific to this chapter and are to be used only for the
implementation of this chapter:
Page 319 of 1253
Chapter 18.56 ACC, Signs Page 2 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
A. “Animated sign” means any sign that flashes or simulates motion with an electronic or
manufactured source of supply or contains wind-actuated motion (except for flags and
banners). An animated sign may also be a sign that meets the definition of “changing message
center” or “revolving sign.”
B. “Banner” means a temporary sign constructed of fabric, vinyl, or other durable material;
which is not the primary identification for the organization, event or product advertised; and
which is primarily promotional in nature.
C. “Billboard” means a large outdoor advertising sign containing a message, commercial or
otherwise, unrelated to the use or activity on the property on which the sign is located and/or
to any use or activity in the immediate area (such as is the case with an off-premises sign) and
which is customarily leased for commercial purposes. The approximate sizes of the billboard
faces range from 12 to 14 feet in height and 24 to 48 feet in width.
D. “Changing message center” means an electronically controlled message center that displays
different copy changes on the same lamp bank.
E. “Directional sign” means a sign which is located to guide or direct pedestrian or vehicular
traffic to parking entrances, exits, and service areas, and may not exceed six square feet in area
or 10 feet in height. For projects that have parking lots in excess of 500 spaces, the sign area
may be 10 square feet and the sign height 15 feet.
F. “Double-faced sign” means a sign with two faces.
G. “Electrical sign” means a sign or sign structure in which electrical wiring, connections, and/or
fixtures are used as part of the sign proper.
H. “Facade” means the entire building front, or street wall face, including grade to the top of
the parapet or eaves, and the entire width of the building elevation.
I. “Flashing sign” means an electrical sign or a portion thereof which changes light intensity in a
sudden transitory burst, or which switches on and off in a constant pattern in which more than
one-third of the nonconstant light source is off at any one time.
J. “Freestanding sign” means a sign that meets the definition of “ground sign” (also commonly
referred to as a monument sign) or “pole sign.” Signs attached to fences or other structures that
are not defined as buildings will be considered freestanding signs.
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Chapter 18.56 ACC, Signs Page 3 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
K. “Frontage” means the measurement, in linear feet, of the length of the property line for a
single-tenant building or length of leased building frontage for multitenant buildings or
multibuilding complexes.
L. “Grade” means the relative existing ground level in the immediate vicinity of the sign.
M. “Ground sign” means a sign attached to the ground and supported by the ground or a built-
up landscaped area such that the sign appears solid with the ground. The height of a ground
sign shall be measured from the surrounding grade. Also commonly referred to as a
monument sign.
N. “Identification sign” means a sign containing the name of the business establishment,
occupant of the building or tenant space and/or address of the premises.
O. “Incidental sign” means a sign that is generally informational and of a noncommercial
nature intended primarily for the convenience of the public and having a maximum area of two
square feet. Incidental signs include, but are not limited to: signs designating restrooms, hours
of operation, entrances and exits to buildings and parking lots, help wanted, public telephones,
etc. Also included are property control and warning signs such as “no trespassing,” “no
dumping,” etc., and plaques, tablets or inscriptions which are an integral part of a building.
P. “Mansard roof” means a sloped roof or roof-like facade architecturally able to be treated as
a building wall.
Q. “Marquee” means a permanent structure attached to, supported by, and projecting from a
building and providing protection from the weather elements. For the purpose of this chapter,
a freestanding, permanent roof-like structure providing protection from the elements, such as a
service station gas pump canopy, will also be considered a marquee. The term “marquee” also
includes canopy.
R. “Marquee sign” means any sign which forms part of or is integrated into a marquee and
which does not extend horizontally beyond the limits of such marquee. For the purpose of this
chapter, a marquee sign will be considered as a wall sign.
S. “Median sign” means a sign that is placed within the median of a public street.
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Chapter 18.56 ACC, Signs Page 4 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
T. “Multiple-building complex” means a group of commercial or industrial structures,
developed as a group either simultaneously or in phases, with more than one building per
parcel.
U. “Multiple-tenant building” means a single structure housing more than one retail business,
office or commercial venture but not including residential apartment buildings, which share the
same lot, access and/or parking facilities.
V. “On-premises sign” means a sign which carries advertisements incidental to a lawful use of
the premises on which it is located, including signs indicating the business transacted, services
rendered, goods sold or produced on the premises, name of the person, firm or corporation
occupying the premises.
W. “Off-premises sign” means any sign which advertises an establishment, merchandise,
service, goods, or entertainment which is sold, produced, and manufactured or furnished at a
place other than on the property on which said sign is located.
X. “Parapet” means a false front or wall extension above the roofline.
Y. “Perimeter” means a square or rectangle required to enclose the sign area.
Z. “Portable sign” means any sign made of any material, including paper, cardboard, wood or
metal, which is capable of being moved easily and is not permanently affixed to the ground,
structure or building. This also includes sidewalk or sandwich board signs, except those worn
by a person.
AA. “Premises” means the real estate as a unit, which is involved by the sign or signs
mentioned in this chapter.
BB. “Projecting sign” means a sign which is attached to a structure or building wall in such a
manner that the leading edge extends more than 16 inches beyond the surface of said
structure or wall but does not extend more than five feet beyond the property line, extends no
more than six inches above any roofline, and meets all standards for ground clearance. Signs
that meet the definition of “marquee sign” or “suspended sign” will not be considered a
“projecting sign.”
CC. “Real estate sign” means a portable sign erected by the owner, or the owner’s agent,
advertising the real estate upon which the sign is located for rent, lease or sale.
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Chapter 18.56 ACC, Signs Page 5 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
DD. “Revolving sign” means any sign that rotates or turns in motion by electrical or mechanical
means in a circular pattern.
EE. “Roof sign” means a sign erected upon or above a roof or parapet of a building or
structure. Mansard roof signs shall be considered as wall signs. Roof signs may not extend
more than five feet in height above the roof.
FF. “Sign” means any visual communication device, structure, or fixture which is visible from
any right-of-way intended to aid a land use in promoting the sale or identification of a product,
good or service using graphics, symbols, or written copy. For the purpose of this chapter, a sign
shall not be considered to be building or structural design. It shall be restricted solely to
graphics, symbols, or written copy that is meant to be used in the aforementioned way. This
definition shall include inflatable signs, balloons or other similar devices.
GG. “Sign area” means:
1. The total area of a sign visible from any one viewpoint or direction, excluding the sign
support structure, architectural embellishments, or framework that contains no written
copy, and includes only one side of a double-faced sign.
2. Individual letter signs using a wall as the background without added decoration or
change in wall color shall be calculated by measuring the perimeter enclosing each letter.
The combined total area of each individual letter shall be considered the total area of the
sign.
3. Module signs consisting of more than one sign cabinet shall be computed by adding
together the total area of each module.
4. Perimeter of sign area shall be established by the smallest rectangle enclosing the
extreme limits of the letter module or advertising message being measured.
HH. “Sign height” means the vertical distance measured from the adjacent grade to the highest
point of the sign.
II. “Sign structure” means any structure that supports or is capable of supporting any sign as
defined in this chapter. A sign structure may be a single pole or may or may not be an integral
part of the building or structure.
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Chapter 18.56 ACC, Signs Page 6 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
JJ. “Single-tenant building” means a commercial building or structure that contains one
enterprise or occupant. Buildings within a multibuilding complex may not be considered a
single-tenant building.
KK. “Special event signage” means temporary signs including posters, flags, pennants, and
inflatable materials; which are not the primary identification for the organization, event or
product advertised; and which are primarily intended for very short-term promotional periods.
LL. “Suspended sign” means a sign that is attached to and suspended from a marquee or
canopy, and subject to right-of-way and clearance regulations.
MM. “Temporary sign” means any sign or advertising display constructed of wood, vinyl, cloth,
canvas, light fabric, paper, cardboard, or other light materials, with or without frames, intended
to be displayed for a limited time only. This definition shall include inflatable signs.
NN. “Traffic hazard” means any sign which does not meet city standards for clear zone or sight
distance or which does not meet the requirements of the Americans with Disabilities Act.
OO. “Wall sign” means a sign attached or erected parallel to and extending not more than 16
inches from the facade or face of any building to which it is attached and supported through its
entire length, with the exposed face of the sign parallel to the plane of said wall or facade.
“Window signs” which do not meet the definition of a “temporary sign” shall be considered as
wall signs.
PP. “Window sign” means a sign located inside or affixed to windows of a building, whether
temporary or permanent, lighted or unlighted, which may be viewed from the exterior of the
building. (Ord. 6591 § 4, 2016; Ord. 6501 § 4, 2014; Ord. 5993 § 1, 2006; Ord. 4705 § 2, 1994; Ord. 4229 § 2,
1987.)
18.56.025 Real estate signs.
No sign permit is required, except as provided in subsection F of this section. All exterior real
estate signs must be of wood or plastic or other durable material.
The permitted signs are as follows:
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Chapter 18.56 ACC, Signs Page 7 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
A. Residential “For Sale” and “Sold” Signs. Such signs shall be limited to one sign per street
frontage not to exceed five square feet in sign area per side, placed entirely on the property for
sale, and not to exceed a height of seven feet.
B. Residential Directional “Open House” Signs. Such signs shall be limited to one sign per street
frontage on the premises for sale and three off-premises signs. However, if a broker/agent has
more than one house open for inspection in a single development or subdivision, they are
limited to four off-premises “open house” signs in the entire development or subdivision. Such
signs are permitted only during daylight hours and when the broker/agent or seller or an agent
is in attendance at the property for sale. No such sign shall exceed five square feet in sign area
per side. The sign may be placed along the periphery of a public right-of-way, provided it does
not interfere with traffic safety, but it may not be attached to a utility pole or traffic safety
device.
C. Undeveloped Commercial and Industrial Property “For Sale or Rent” Signs. One sign per street
frontage advertising undeveloped commercial and industrial property for sale or for rent is
permitted while the property is actually for sale or rent. The sign shall not exceed 32 square
feet in sign area per side and eight feet in height.
D. Developed Commercial and Industrial Property “For Sale or Rent” Signs. One sign per street
frontage advertising a commercial or industrial building for rent or sale is permitted while the
building is actually for rent or sale. If one face of the building is less than 10 feet from the
building line, the sign shall be placed on the building or in a window. The sign shall not exceed
eight feet in height; if freestanding, it shall be located more than 15 feet from any abutting
property line and a public right-of-way line. Said sign shall not exceed 32 square feet in sign
area per side.
E. Undeveloped Residential Property “For Sale” Signs. One sign per street frontage advertising
undeveloped residential property for sale is permitted not exceeding 32 square feet in area per
side, nor exceeding a height of eight feet. If the sign is greater than five square feet in area, it
must be placed more than 30 feet from the abutting property line.
F. Additional Signs. The planning, building and community director may grant a special permit
to allow temporary off-premises signs in addition to those permitted above, not to exceed five
square feet in size per side, or 42 inches in height. Notice of adjacent property owners shall not
be required. Such additional signs may be used to advertise open houses, to provide directions
to new developments, or similar purposes. Such signs may be placed along the periphery of the
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
public right-of-way, provided they do not interfere with traffic safety, but they may not be
attached to utility poles or traffic safety devices. The planning, building and community director
shall determine the number and locations of such signs, and the period during which they may
be displayed. The planning, building and community director shall take into account the
number of existing signs in any proposed location, and shall limit or prohibit new ones so as to
prevent a traffic safety hazard or a detrimental effect on neighboring property. (Ord. 5993 § 1,
2006.)
18.56.030 General provisions, all districts.
A. Community Signs. The planning, building and community director may approve and permit
to be erected entrance signs, at or near the city limits, on city public right-of-way or on privately
owned parcels with the owner’s permission, on which may be listed institutional names, service
clubs or organizations or points of interest or similar public information. Right-of-way use
permits may be required for signs located in the public right-of-way.
B. Temporary Signs.
1. Special event signage may be allowed subject to the following:
a. Use of such signage is limited to 10 days per display, not to exceed 10 days in any
90-day period;
b. The area of any single sign shall not exceed 30 square feet;
2. Banners may be allowed subject to the following:
a. No more than two such signs may be used per site at any given time;
b. Use of such signs is limited to 90 consecutive days, and may not exceed 90 days in
any 120-day period;
c. The area of any single banner used by a single business on a site shall not exceed
32 square feet;
3. Signs which are placed upon or within a window and which are intended to be viewed
from the right-of-way shall not exceed 50 percent of the window area;
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
4. Permits are not required, except that signs exceeding the allowable size and time
duration must receive a permit issued by the planning, building and community director if
special circumstances exist that warrant the additional signage.
C. Civic Events. Street banners may be permitted subject to approval and installation in
accordance with rules and procedures established by the city of Auburn public works
department.
D. Sign Lighting Provisions.
1. All lighting shall be arranged to reflect away from any residential zone. No person shall
construct, establish, create or maintain any stationary exterior lighting or illumination
system or any interior system which is intended to be viewed from a street, highway or
other public thoroughfare used for vehicular traffic which system contains or utilizes:
a. Any exposed incandescent lamp with wattage in excess of 25 watts;
b. Any exposed incandescent lamp with a metallic reflector;
c. Any exposed incandescent lamp with an external reflector;
d. Any revolving beacon light;
e. Any continuous or sequential flashing operation, except as allowed for changing
message center signs in subsection F of this section;
2. The provisions of subsection (D)(1) of this section shall not apply to:
a. Lighting systems owned or controlled by any public agency for the purpose of
directing or controlling navigation, traffic, or highway or street illumination;
b. Aircraft warning lights.
E. Construction Provisions, Sight Distance, Exposed Angle Iron and Wire.
1. Each sign shall be adequately constructed in accordance with the requirements of the
International Building Code, as amended;
2. Signs containing electrical circuitry shall meet the requirements of the National
Electrical Code and all state laws, and shall include an approved testing lab sticker;
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
3. Signs must meet vehicular sight distance requirements established by the city engineer
pursuant to the city of Auburn engineering design standards;
4. When a projecting sign is used, no angle irons, guy wires or braces shall be visible,
except those that are an integral part of the overall design, such as decorative metals or
woods, or unless they are required for safety.
F. Changing Message Center Signs. Where permitted under this chapter, changing message
center signs shall comply with the following requirements; provided, that changing message
center signs that only display time and temperature or similar public service information shall
be exempt from these requirements.
1. Where Allowed. Changing message center signs shall only be allowed in the I, P-1, C-1, C-
2, DUC, C-3, M-1 and M-2 zones.
a. In the I and C-1 zones, changing message center signs shall only be allowed on
frontages along a collector, minor or principal arterial street.
b. In the I zone, no changing message center sign shall operate between the hours of
10:00 p.m. and 6:00 a.m.
c. In the DUC zone, changing message center signs shall only be allowed when located
adjacent and oriented to Auburn Way North/Auburn Way South street frontages. (For
other sign standards for the DUC zone, see ACC 18.29.060(I).)
2. Number. No more than one changing message center sign per street frontage shall be
permitted on each property.
3. Sign Face Area. Except in the I and P-1 zones, the changing message center shall not
constitute more than 75 percent of a sign’s total sign face area.
4. Display.
a. The display of the sign shall not change more rapidly than once every one and one-
half seconds.
b. No scrolling message shall require more than five seconds to be displayed in its
entirety.
5. Light Levels.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
a. Changing message center signs shall have installed ambient light monitors and
shall at all times allow such monitors to automatically adjust the brightness level of the
sign based on ambient light conditions.
b. At no time shall a changing message center sign be operated at a brightness level
greater than the manufacturer’s recommended levels.
c. All lighting shall be arranged to reflect away from any residential zone. The director
shall have the authority to require a sign permit application to include information to
ensure the intent of this requirement is met.
d. The brightness level shall not exceed 8,000 nits when measured from the sign’s
face at its maximum brightness during daylight hours and 500 nits when measured
from the sign’s face at its maximum brightness between dusk and dawn.
6. On-Premises Advertising Only. Changing message center signs shall only advertise on-
premises products and services, or display public service messages or messages on behalf
of not-for-profit organizations.
7. Additional Requirements. A copy of the manufacturer’s operating manual shall be
provided to the city upon request.
8. Amortization. All changing message center signs that do not comply with the
requirements of subsections (F)(4) and (5) of this section shall be brought into compliance
with those requirements by April 1, 2009.
G. Change of Copy. The holder of a permit, for the duration thereof, shall have the right to
change the advertising copy on the structure or sign for which the permit was issued without
being required to pay any additional fees.
H. Exemptions. Unless otherwise specified or unless expressly prohibited, it is not the intent of
this chapter to regulate the following signs:
1. The flag of a government or noncommercial institutions such as schools, with the poles
treated as structures;
2. Official public notices, official court notices;
3. Incidental signs (see ACC 18.56.020(O), definitions);
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
4. Signs not visible from public right-of-way;
5. Lettering or symbols painted directly onto or flush-mounted magnetically onto an
operable vehicle;
6. Painting, repainting, cleaning, repairing, and other normal maintenance unless
structural or electrical changes are made;
7. Religious symbols not attached to a permitted sign;
8. Memorial signs or tablets, names of buildings, dates of erection and the like, which are
incorporated into the building material and facade;
9. Signs required by law, traffic or pedestrian control signs, signs indicating scenic or
historic points of interest, which are erected by or on the order of a public officer in the
performance of their public duty;
10. Sculptures, fountains, mosaics, and design features which do not incorporate
advertising or identification;
11. Temporary signs limited exclusively to noncommercial speech.
I. Prohibited Signs. From and after the effective date of the ordinance codified in this chapter it
shall be unlawful for any person to erect or place within the city, except as otherwise
authorized:
1. A swinging projecting sign;
2. Portable signs, except as permitted by ACC 18.56.025 (Real estate signs), ACC
18.56.040(E) (C-2 Zoning District), and ACC 18.29.060(I) (Signs);
3. Banners, pennants, ribbons, streamers, spinners, rotating or blinking lights, strings of
lights, or similar devices, except as permitted by subsection B of this section (Temporary
Signs);
4. Flashing signs, except as permitted in subsection D of this section (Sign Lighting
Provisions);
5. Changing message center signs, except as allowed in the I, P-1, C-1, C-2, C-3, M-1 and M-
2 zones;
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
6. Signs attached to, or placed on, a vehicle or trailer parked on private or public property
that is not associated with the business advertised on said sign(s). This provision is not to
be construed as prohibiting the identification of a firm or its principal products on a vehicle
used in the normal course of business. This does not include automobile for sale signs or
signs attached to franchised buses or taxis;
7. Private signs placed in or on a public right-of-way, except for as expressly permitted by
this chapter;
8. Any sign which constitutes a traffic hazard or detriment to traffic safety by reason of its
size, location, movement, coloring, or method of illumination, or by obstructing the vision
of drivers, or detracting from the visibility of any official traffic control device by diverting or
tending to divert the attention of drivers of moving vehicles from traffic movement on
streets, roads, intersections, or access facilities. No sign shall be erected so that it obstructs
the vision of pedestrians by glare or method of illumination or constitutes a hazard to
traffic. No sign may use words, phrases, symbols or characters in such a manner as to
interfere with, mislead, or confuse traffic;
9. Any sign or advertising structure or supporting structure that is torn, damaged, defaced
or destroyed;
10. Signs attached to poles installed by governmental agencies, utility poles, trees, rocks or
other natural features;
11. Signs attached to benches, garbage cans, or other street furniture located within the
public right-of-way;
12. Rotating signs;
13. Billboards;
14. Any sign which does not structurally or materially conform to the requirements of the
city’s adopted International Building Code.
J. Nonconforming Signs. Permanent signs established legally prior to the adoption of the
ordinance codified in this chapter that do not conform to the regulations of this chapter with
regard to number, size, height or location shall be allowed to remain as legal nonconforming
signs except as follows:
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. Whenever a new building replaces the principal building.
2. When there is an expansion of an existing building, the requirements of this section
shall apply only if there is an increase in floor area of 25 percent or more (including the
cumulative increase of previous expansions after the effective date of the ordinance
amending this section).
3. Whenever a nonconforming use is replaced by a conforming use, the requirements of
this section shall apply in full to the new use if and only if there is a change in required
signage due to the zoning district.
4. Any sign, including the sign structure, now or hereafter existing which no longer
advertises a bona fide business conducted or a product sold. Such sign(s) shall be taken
down and removed by the owner, agent or person having the beneficial use of the land,
building or structure upon which such sign may be found within 90 days after written
notification from the building official.
K. Master Sign Plans Authorized. The planning, building and community director has the
authority to require a master sign plan to ensure a consistent and coordinated signage scheme
for development proposals. In approving master sign plans under the provisions of this
subsection, the director has the authority to approve signage schemes that allow for signs
greater in area and height than allowed in the particular zone in which the development is
located when a coordinated signage scheme is used. Master signage plans shall be recorded.
L. Maintenance and Safety. All permanent, temporary and portable signs and components
thereof must be maintained in good repair and in a safe, neat, clean and attractive condition.
Failure to maintain a sign(s) in accordance with this subsection shall be subject to the code
compliance provisions of the Auburn City Code. (Ord. 6828 § 1 (Exh. A), 2021; Ord. 6591 § 6, 2016; Ord.
6501 § 6, 2014; Ord. 5993 § 1, 2006; Ord. 5342 § 2, 2000; Ord. 4705 § 2, 1994; Ord. 4229 § 2, 1987.)
18.56.040 Regulation by district.
A. RC, R-1, R-2, R-3, R-4, and R-R, R-S, LHRS, R-1, LHR-1, R-2, LHR-2, R-3, LHR-3, R-4, LHR-4, R-
MHP, Zones LHRMHP Zoning Districts (Nonresidential Uses, Except As Noted).
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. Residential Entry Monument. A cumulative area of 50 square feet or 10 feet in height
(highest point of sign structure) not to exceed two per entrance; provided, that no sign
exceeds 32 square feet in area.
2. Maximum sign area of all signs is 40 square feet per frontage.
3. Freestanding Signs.
a. Total number permitted: One per frontage not to exceed two total freestanding
signs per property.
b. Maximum height: 10 feet.
c. Maximum area: 32 square feet per face, calculated at a rate of one square foot of
sign area for every three lineal feet of frontage. The minimum entitlement for
freestanding signs shall be one 16-square-foot sign for those sites with frontages less
than 48 feet.
4. Wall Signs (for Building or Tenant Space).
a. Total number permitted: One per frontage not to exceed two total wall signs per
building.
b. Maximum area: 32 square feet, calculated at a rate of one square foot of sign area
for every three lineal feet of frontage. The minimum entitlement for wall signs shall be
one 16-square-foot sign for those sites with frontages less than 48 feet.
5. Signs may be indirectly illuminated only.
B. R-FO, R-NMO-H, and C-N, C-1 , LHC-1 and B-P Zoning DistrictsZones (Nonresidential Uses).
1. Maximum sign area of all signs is 150 square feet per frontage.
2. Freestanding Signs.
a. Total number permitted: One per frontage not to exceed two total.
b. Maximum height: 22 feet, 10 feet in the R-FO zone.
c. Maximum area: 100 square feet per face, 75 square feet per face in the RO zone,
calculated at a rate of one square foot of sign area for every two lineal feet of frontage.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Minimum entitlement for freestanding signs shall be one sign at 32 square feet for
those sites with less than 64 feet of frontage.
d. If permitted, the second freestanding sign shall not exceed 50 percent of the area
allowed for a single freestanding sign and 150 feet measured in a straight-line distance
must separate multiple pole signs.
3. Wall Signs (for Building or Tenant Space).
a. Total number permitted: One per frontage.
b. Maximum area: 100 square feet, calculated at a rate of one square foot of sign area
for every one and one-half lineal feet of frontage. For multitenant buildings where
freestanding signage contains the name of not more than one tenant business (e.g., a
prime tenant name or a shopping center name), an additional 25 percent of wall
signage per tenant space shall be allowed. This increase in signage shall not apply to
minimum entitlement for wall signs, which shall be one sign at 16 square feet.
c. Signs may be directly or indirectly illuminated.
4. Suspended Signs.
a. Total number permitted: One per entrance.
b. Maximum area: Six square feet per face.
c. Minimum clearance is eight feet from sign to grade.
5. Projecting Signs.
a. Not permitted in C-N, R-FO or R-NMO-H.
b. Total number permitted: One in lieu of a permitted freestanding sign.
c. Maximum height: Height requirement of the zoning district.
d. Maximum area: 50 percent of the area allowed for single freestanding sign.
C. P-1 and, LHP-1, I and LHI Zones.
1. Freestanding Signs.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
a. Total number permitted: One per frontage not to exceed two total.
b. Maximum height: 18 feet.
c. Maximum area: 80 square feet per face, calculated at a rate of one square foot of
sign area for every two lineal feet of frontage. The minimum entitlement for
freestanding signs is one sign at 32 square feet.
d. If permitted, the second freestanding sign shall not exceed 50 percent of the area
allowed for a single freestanding sign and 150 feet measured in a straight-line distance
must separate multiple pole signs.
e. For projects, parcels or complexes that have a single street frontage and more than
300 feet of street frontage, a changing message center sign may be permitted for a
total of two signs per frontage subject to the following:
i. Only one changing message center is provided.
ii. Multiple signs are separated by at least 150 feet.
iii. The combined area of the two signs does not exceed 120 square feet in size
and neither sign is greater than 80 square feet in size.
2. Wall Signs (for Building or Tenant Space).
a. Total number permitted: Two per street frontage.
b. Maximum area: 50 square feet for total of all wall signs per frontage.
c. Signs may be directly or indirectly illuminated.
D. L-F, M-1 and M-2 Zoning DistrictsZones.
1. Maximum sign area of all signs is 150 square feet per frontage.
2. Freestanding Signs.
a. Total number permitted: Two per frontage not to exceed four total.
b. Maximum height: 30 feet.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
c. Maximum area: 125 square feet per face, calculated at a rate of one square foot of
sign area for every two lineal feet of frontage. Minimum entitlement for freestanding
signs is 32 square feet for those sites without 64 feet of frontage.
d. The total area of freestanding signs on any given frontage shall not exceed the area
allowed for a single freestanding sign.
e. The maximum height of signs located on a second or third frontage shall be 20 feet.
f. Multiple freestanding signs must be separated by 150 feet measured in a straight-
line distance.
3. Wall Signs (for Building or Tenant Space).
a. Total number permitted: One per frontage.
b. Maximum area: 100 square feet, calculated at a rate of one square foot of sign area
for every one and one-half lineal feet of frontage.
4. Projecting Signs.
a. Total number permitted: One in lieu of a permitted freestanding sign.
b. Maximum height: Height requirement of the zoning district.
c. Maximum area: 50 percent of the area allowed for single freestanding sign.
EE. C-2 Zoning District.
1. Maximum sign area of all signs is 200 square feet.
2. Hanging signs that are designed to display the availability of a specific product in a
business, limited to three square feet and no more than two such signs per business, shall
be considered permanent signs, but shall not be calculated as part of the maximum
allowed signage.
3. Freestanding Signs.
a. Freestanding signs are not allowed on properties abutting or oriented toward Main
Street.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
b. Total number permitted: One per frontage not to exceed two total.
c. Maximum height: 20 feet.
d. Maximum area: 75 square feet per face, calculated at a rate of one square foot of
sign area for each lineal foot of frontage. Minimum entitlement for freestanding signs
shall be one sign at 32 square feet.
4. Wall Signs.
a. Total number permitted: One per frontage.
b. Maximum area: 150 square feet, calculated at a rate of one square foot of sign area
for every one lineal foot of frontage. For multitenant buildings where freestanding
signage contains the name of not more than one tenant business (e.g., a prime tenant
name or a shopping center name), an additional 25 percent of wall signage per tenant
space shall be allowed. This increase in signage shall not apply to minimum
entitlement for wall signs, which shall be one sign at 16 square feet.
5. Suspended Sign. One double-face suspended sign, not exceeding three square feet per
face, may be allowed for each business entrance. There shall be a minimum of eight feet of
clearance between the grade and the sign.
6. Portable Signs. One portable sign may be allowed for each business entrance, not to
exceed one portable sign per building frontage, subject to the following:
a. May be placed within public right-of-way subject to the guidelines provided by the
planning, building and community director in consultation with the city engineer such
that sign does not interfere with pedestrian or vehicular traffic and conforms to the
requirements of the Americans with Disabilities Act.
b. May not exceed 36 inches in height and 30 inches in width and be limited to two
faces.
c. May be displayed during business hours only.
d. Must be constructed of either wood or another sturdy material to ensure stability
in the wind.
e. May not move, spin, flash, or otherwise be animated.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
f. Shall meet applicable supplemental design requirements of the Auburn downtown
association.
7. Supplemental Sign Standards, C2 Zone.
a. Sign Design and Construction.
i. All signs, other than temporary signs, shall be made of professional, durable
materials such as wood, metal, and/or glass.
ii. Signs that are indirectly illuminated shall have their light sources shielded from
view.
iii. Internally illuminated signs are not permitted abutting or oriented toward
Main Street.
b. Sign Placement.
i. Signs shall be oriented toward pedestrian visibility and shall be positioned at
such a height as to be readable by pedestrians.
ii. Externally mounted wall signs shall not be mounted so as to block building
windows.
F. C-32 Zoning District.Zone.
1. Freestanding Signs.
a. Total number permitted: Two per frontage not to exceed four total.
b. Maximum height: 30 feet.
c. Maximum area: 200 square feet, calculated at a rate of one square foot of sign area
for every two lineal feet of frontage; provided, that the maximum size of any sign does
not exceed 125 square feet per face. The minimum entitlement for freestanding signs
is 32 square feet for those sites without 64 feet of frontage.
d. The total area of freestanding signs on any given frontage shall not exceed the area
allowed for a single freestanding sign.
e. The maximum height of signs located on a second or third frontage shall be 20 feet.
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
2. Wall Signs (for Building or Tenant Space). Maximum area: 125 square feet, calculated at a
rate of one square foot of sign area for every one and one-half lineal feet of frontage.
3. Projecting Signs.
a. Total number permitted: One in lieu of a permitted freestanding sign.
b. Maximum height: Height requirement of the zoning district.
c. Maximum area: 50 percent of the area allowed for single freestanding sign.
4. Suspended Signs.
a. Total number permitted: One.
b. Maximum placement height: 25 feet.
c. Maximum area: Six square feet per face.
d. Minimum clearance is eight feet from sign to grade.
5. Off-Premises Signs.
a. Total number permitted: One per business and one per parcel.
b. Location: Off-premises sign must be located in zone that permits off-premises
signs.
c. Maximum height: 20 feet.
d. Maximum area: 50 percent of the area allowed for single freestanding sign,
calculated using the feet of frontage of the site where the sign is located.
e. Must be within 750 feet of the business being advertised.
f. Must be separated from any existing pole sign a minimum distance of 150 feet
measured in a straight-line distance.
g. Sign can be no more than two faces.
h. Signs may be directly or indirectly illuminated. (Ord. 5993 § 1, 2006; Ord. 4229 § 2, 1987.)
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
18.56.050 Administrative provisions.
A. Permits Required. Except as provided in subsection B of this section, no signs shall hereafter
be erected, re-erected, constructed, altered, or maintained, except as provided by this chapter
and, when required, a building permit for the same has been issued by the building official. A
separate permit shall be required for a sign or signs for each business entity and/or a separate
permit shall be required for each group of signs on a single supporting structure.
1. Application for Permits. Application for sign permits shall be made to the building official
on a form as provided by the building division. Such application shall require:
a. Name of business and address where work is to be performed.
b. Name and address of property owner.
c. Name and title of the person completing the application.
d. Name, address and telephone number of the person or firm doing the work and
preferably the owner of said establishment.
e. Washington contractor’s registration number, industrial use permit number, sales
tax number.
f. A site plan showing location of the sign in relation to buildings, property lines and
street right-of-way including the size and location of all existing signs on the property.
g. A scale drawing of the proposed sign or sign revision showing size, height, copy,
structural and footing details, and material specifications.
h. A description of work to be performed and type of sign.
i. Electrical load with name of electrical contractor responsible for installation of
service feed wires if other than sign contractor.
j. Structural engineer’s stamp required on those signs and sign structures subject to
wind and seismic forces.
2. Revocation of Permit. The building official may, in writing, suspend or revoke a permit
issued under provisions of this chapter whenever the permit is issued in error or on the
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The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
basis of incorrect information supplied, or in violation of any ordinance or regulation or any
of the provisions of this chapter.
3. Permit Fee Schedule. The fees prescribed in the city’s fee schedule must be paid to the
city for each sign installation for which a permit is required by this chapter and must be
paid before any such permit is issued by the building official. Fees for building permits for
each sign erected, installed, affixed, structurally altered, relocated, or created by painting
shall be set in accordance with the city’s fee schedule.
4. Sign permits shall be processed in accordance with the relevant timelines and
procedures identified in ACC Title 14, Project Review.
B. Interpretation. In all applications for permits where a matter of interpretation arises, the
most restrictive definition shall prevail. (Ord. 5993 § 1, 2006; Ord. 4705 § 2, 1994; Ord. 4229 § 2, 1987.)
18.56.060 Deviations, variances and appeals.
A. The planning, building and community director may grant up to a 50 percent deviation to
the provisions of this sign code related to sign height and sign area. In a petition for a deviation,
the planning, building and community director shall have the power and duty to review, decide,
grant, grant with conditions or deny the requested deviation. The planning, building and
community director may grant a deviation from the provisions of this chapter only when the
deviation is within 50 percent of the entitlement and all of the following findings of fact are met:
1. The literal interpretation and strict application of the provisions and requirements
would cause undue and unnecessary hardship because of unique or unusual conditions
pertaining to the specific building, parcel or property in question; and
2. The granting of the requested deviation would not be materially detrimental to the
public welfare or injurious to the property or property owners in the vicinity; and
3. The granting of the deviation would not be contrary to the general objective and intent
of this chapter, this title, or the comprehensive plan.
B. An applicant requesting an administrative deviation under the provisions of this chapter
shall submit the following, along with the required filing fee:
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Chapter 18.56 ACC, Signs Page 24 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. A letter in memorandum format outlining how the request is consistent with the criteria
of this subsection.
2. A site plan that accurately drawn to an engineered scale of one inch equals 40 feet, one
inch equals 20 feet or one inch equals 10 feet that includes the following information:
a. Boundaries and dimensions of the site;
b. Location of buildings, parking areas and adjacent streets;
c. Graphic representations of all existing signs including their size, height and
placement on the site;
d. Graphic representation of the proposed sign(s) subject to the request;
e. Building elevation showing the placement of the sign on that elevation, if
applicable.
C. The action of the planning, building and community director rejecting, approving or
modifying any decision or application is a final administrative decision subject to appeal to the
city’s hearing examiner. Appeals of administrative decisions with regard to this chapter shall be
processed consistent with ACC 18.70.050.
D. The planning, building and community director shall render a written decision on the
requested deviation request within seven business days of submittal of all required elements
and filing fee.
E. Requests that exceed the 50 percent deviation or those not related to allowable sign height
or sign area shall be processed as a variance in accordance with ACC 18.70.010.
F. The planning, building and community director may allow for the repair or replacement of
nonconforming signs that have a significant historical or cultural element or are integral
components of a building roof or facade that has a significant historical or cultural element to
which the sign is a contributing component. (Ord. 5993 § 1, 2006; Ord. 4229 § 2, 1987.)
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Chapter 18.56 ACC, Signs Page 25 of 25
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
18.56.070 Liability.
This chapter shall not be constituted to relieve from or lessen the responsibility of any person
owning, building, altering, constructing, removing or moving any sign in the city for damages to
anyone injured or damaged either in person or property by any defect therein; nor shall the
city, or any agent thereof, be held as assuming such liability by reason of permit or inspection
authorized herein or a certificate of inspection issued by the city or any of its agents. (Ord. 5993
§ 1, 2006; Ord. 4229 § 2, 1987. Formerly 18.56.110.)
18.56.080 Conflicts repealed.
All sections or parts of sections of the municipal code, all ordinances and all resolutions or parts
of resolutions, in conflict herewith, be and the same are repealed to the extent of such conflict.
(Ord. 5993 § 1, 2006; Ord. 4229 § 2, 1987. Formerly 18.56.120.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 1 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 18.57
STANDARDS FOR SPECIFIC LAND USES
Sections:
18.57.010 Intent.
18.57.015 Applicability.
18.57.020 Industrial, manufacturing and processing, wholesaling.
18.57.025 Recreation, education and public assembly.
18.57.030 Mixed-use development.
18.57.035 Retail.
18.57.040 Services.
18.57.045 Transportation, communication and infrastructure.
18.57.050 Vehicle sales and services.
18.57.010 Intent.
This chapter provides site planning, development, and/or operating standards for certain land
uses that are allowed by individual or multiple zoning districts, and for activities that require
special standards to mitigate their potential adverse impacts. (Ord. 6435 § 1, 2012.)
18.57.015 Applicability.
The land uses and activities covered by this chapter shall comply with the provisions of the
sections applicable to the specific use, in addition to all other applicable provisions of this
zoning code. The standards for specific land uses in this chapter supplement and are required
in addition to those in ACC 18.23.040 and 18.35.040, Development standards. (Ord. 6435 § 1,
2012.)
18.57.020 Industrial, manufacturing and processing, wholesaling.
A. Outdoor Storage, Incidental to Principal Permitted Use on Property.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 2 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. C-23 Zone. Outdoor storage is subject to the following requirements:
a. Outdoor storage shall be limited to an area no greater than 10 percent of the lot.
b. Outdoor storage shall be located between the rear lot line and the extension of the
front facade of the principal structure; provided also, that for corner lots no outdoor
storage is allowed between a building and a side street lot line. For through lots, the
location for outdoor storage shall be determined by the planning director.
c. Outdoor storage shall not be located in a required yard/setback area.
d. Outdoor storage shall not be permitted on undeveloped lots.
e. Outdoor storage shall be limited to 15 feet in height. The planning director may
authorize an increase in height, up to 50 percent, through an administrative variance,
subject to the procedures of ACC 18.70.015(A)(2).
f. Outdoor storage areas shall be landscaped in accordance with ACC 18.50.040(C)(5).
g. Outdoor storage areas shall consist of a hard surface material of either gravel or
paving.
h. Outdoor storage shall consist of supplies, materials, and/or equipment that are in
working and usable condition.
i. Outdoor storage of unworkable and/or unusable equipment, supplies or materials
is not permitted.
2. M-1 Zone. Outdoor storage is subject to the following requirements:
a. Outdoor storage shall be limited to an area no greater than 50 percent of the lot.
b. Meet requirements of subsections (A)(1)(b) through (i) of this section.
3. M-2 Zone. Outdoor storage is subject to the following requirements:
a. Outdoor storage shall be landscaped in accordance with ACC 18.50.040(C)(5).
b. Outdoor storage shall not be permitted on undeveloped lots.
c. Outdoor storage shall be limited to 30 feet in height.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 3 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
B. Storage – Personal Storage Facility (Mini-Storage).
1. All Zones Where Permitted.
a. The design of facades, landscaping and lighting of premises shall be compatible
with the intent of the applicable district.
b. Storage unit doors shall be screened or located so as to not be visible from
residential property.
c. There shall be no outside storage of goods or materials of any type at the personal
storage facility except that of wheeled vehicles (recreational vehicles, campers, trailers,
trailer-mounted boats, motorized vehicles, etc. – but not inoperable motor vehicles).
Such vehicles may be stored in areas that have been specifically designated and set
aside for such use, in accordance with the following:
i. Vehicles shall be screened from view of public, residential and other
commercial property with sight-obscuring fencing or berms at least eight feet in
height. When berms are used they shall be landscaped with shrubbery and/or
trees.
ii. Storage of recreational vehicles and trailer-mounted boats shall not occur in
required parking spaces, drives and/or lanes between storage buildings, parking
lanes, or within required building setbacks.
iii. No vehicle or boat maintenance, washing, or repair shall be permitted.
d. Storage units shall not be used for manufacturing, fabrication, processing of goods,
conducting servicing or repair; nor used to conduct garage sales or retail sales; nor
conduct any other commercial or industrial activity.
C. Warehousing and Distribution.
1. All Zones Where Permitted.
a. Motor freight transportation is permitted but only as an incidental use to the
principal use of the property.
b. Loading and unloading docks shall not be visible from the street. If this
requirement cannot be met, an additional 10-foot width of landscaping along the
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 4 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
abutting street, meeting the provisions of ACC 18.50.040(C) (Landscape Design and
Planting Requirements), is required.
c. All odors, noise, vibrations, heat, glare, or other emissions shall be controlled within
the confines of a building unless specifically permitted elsewhere by this title.
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). (Ord. 6885 § 1 (Exh. A),
2022; Ord. 6435 § 1, 2012.)
18.57.025 Recreation, education and public assembly.
A. Commercial Recreation Facility, Outdoor.
1. All Zones Where Permitted.
a. Facility shall not be located within 300 feet of an existing residential zone. The
planning director may allow a reduction in this setback, not to exceed a minimum
setback of 50 feet, after review of an acoustic study completed by a licensed
professional showing that the facility would not exceed maximum noise levels
permissible in identified environments as determined by Chapter 173-60 WAC, as
amended.
b. The planning director may require an acoustic study for any proposed facility which
could have or create a noise exposure greater than that deemed acceptable. Upon
review of the study, increased setbacks, noise avoidance or mitigation measures may
be imposed.
c. Outdoor speakers and sound amplification shall not be permitted for uses
immediately next to residential uses.
d. Access to such facilities shall be from a public arterial or collector road as defined
on the currently adopted City of Auburn Street Functional Classification Map. (Ord. 6435
§ 1, 2012.)
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 5 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
18.57.030 Mixed-use development.
A. All Zones Where Permitted.
1. Multiple-family dwellings shall only occur concurrent with or subsequent to the
development and construction of the nonresidential components of the mixed-use
development unless a different sequence is allowed in the following code sections.
2. Vertical Mixed-Use.
a. Mixed-use development comprised of a maximum of one building on a
development site shall have a minimum of 50 percent of the ground floor comprised of
one or more of the uses permitted outright, administratively, or conditionally, listed
under “Recreation, Education, and Public Assembly,” “Retail,” or “Services” in Table
18.23.030; provided, that uses normal and incidental to the building including, but not
limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms,
mail areas, garbage/recycling/compost storage areas, and vehicle parking areas
located on the ground floor shall occupy a maximum of 50 percent of the ground floor
space.
3. Horizontal Mixed-Use.
a. Mixed-use development comprised of two or more buildings shall have a minimum
of 25 percent of the cumulative building ground floor square footage comprised of one
or more of the uses permitted outright, administratively, or conditionally, listed under
“Recreation, Education, and Public Assembly,” “Retail,” or “Services” in Table 18.23.030;
provided, that uses normal and incidental to the building including, but not limited to,
interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas,
garbage/recycling/compost storage areas, and vehicle parking areas located on the
ground floor shall not be included in this 25 percent requirement.
b. Mixed-use development comprised of two or more buildings (horizontal mixed-use)
shall be arranged with the required nonresidential building(s) located adjacent to the
public street or private street and the residential building located behind. For a corner
lot or through lot, the nonresidential building(s) shall be located adjacent to the higher
classification street.
B. C-2 Zone.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 6 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. Vertical mixed-use development is required.
2. All other requirements of subsection A of this section shall apply.
BC. C-32 Zone.
1. One thousand two hundred (1,200) square feet of lot area is required for each dwelling
unit.
2. All other requirements of subsection A of this section shall apply.
CD. C-AG4 Zone.
1. Vertical or horizontal mixed-use is allowed.
2. Multiple-family dwellings may be constructed prior to the development and
construction of the nonresidential components of the mixed-use development; provided,
that the nonresidential components of the master plan are development ready (i.e., wet
and dry utilities are extended to future commercial pads) and required frontage
improvements as determined by the community development director are completed.
DE. M-1 Zone.
1. Vertical mixed-use development is required.
2. Ground floor uses shall be comprised of one or more of the uses permitted outright,
administratively, or conditionally, listed under “Retail” or “Services” in Table 18.23.030. All
other requirements of subsection A of this section shall apply. (Ord. 6885 § 1 (Exh. A), 2022; Ord.
6728 § 5 (Exh. E), 2019; Ord. 6644 § 3, 2017; Ord. 6478 § 1, 2013; Ord. 6435 § 1, 2012.)
18.57.035 Retail.
A. Building and Landscape Materials Sales.
1. All Zones Where Permitted.
a. Landscape materials displayed outdoors are limited to plants, soils, gravel, and
fertilizer. No soil mixing is allowed.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 7 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
b. Stored materials other than landscape plant materials shall be completely screened
by walls or buildings and shall not protrude above the height of the enclosing walls or
buildings or be visible from a public right-of-way or adjacent residential zone or use
and shall not be located in any of the required setbacks.
c. Stored building supplies and landscaping materials shall be limited to 15 feet in
height. The planning director may authorize an increase in height, up to 50 percent,
through an administrative variance, subject to the procedures of ACC 18.70.015(A)(2).
B. Repealed by Ord. 6885.
C. Nursery.
1. All Zones Where Permitted.
a. Aerial application of any pesticides, fungicides, fertilizer or any other chemical shall
be prohibited.
b. Operation of heavy equipment is prohibited.
c. Outdoor storage and display of landscape plant materials (excluding elements such
as mulch, pebbles, gravel stone, fertilizer, wood, sculptures, furniture, etc.) is
permitted, but shall not be located in the required setbacks. Chain link fences, with
black or green vinyl covering, are permitted for security purposes.
d. Stored materials other than landscape plant materials shall be completely screened
by walls or buildings and shall not protrude above the height of the enclosing walls or
buildings or be visible from a public right-of-way or adjacent residential districts or use
and shall not be located in any of the required setbacks.
D. Outdoor Displays and Sales.
1. All Zones Where Permitted.
a. Only the business or entity occupying the principal use or structure shall sell
merchandise in the outdoor display areas. Other off-site businesses or vendors may be
allowed to sell merchandise or hold a temporary event in the outdoor display areas
provided the sale/event is conducted for three days or less, not visible from a public
street, does not block required pedestrian or vehicle access, and a party submits a
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 8 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
written description of their intended use of the property to the city a minimum of
seven calendar days prior to use and abides by any written conditions of use required
by the city. If any of the aforementioned requirements cannot be met, a temporary use
permit subject to the provisions of Chapter 18.46A ACC is required.
b. All outdoor displays must be located on the same lot as the principal use.
c. Such outdoor display is permitted in any front or side yard, subject to a minimum
setback of 20 feet from an adjoining property line.
d. Merchandise shall not be placed or located where it will interfere with pedestrian
or building access or egress, required vehicular parking and handicapped parking,
aisles, access or egress, loading space parking or access, public or private utilities,
services or drainage systems, fire lanes, alarms, hydrants, standpipes, or other fire
protection equipment, or emergency access or egress.
e. The height of displayed merchandise shall not exceed the height of any fence or
wall or 10 feet, whichever is less.
f. Outdoor display areas shall not be located on any parking spaces needed to comply
with the minimum parking ratios in Chapter 18.52 ACC, Off-Street Parking and Loading.
Outdoor display areas shall be considered part of the floor area of the principal use or
structure for purposes of computing the minimum number of parking spaces required.
(Ord. 6885 § 1 (Exh. A), 2022; Ord. 6435 § 1, 2012.)
18.57.040 Services.
A. Animal Daycare.
1. All Zones Where Permitted.
a. All pets shall be properly licensed.
b. For any dog that has been designated as a “dangerous dog” or “potentially
dangerous dog” as defined by the Auburn City Code (ACC), the operator shall verify
that the owner has complied with the regulations (on noticing, licensing, certificate of
registration, restraining, etc.) contained in Chapter 6.35 ACC, Dangerous Dogs. The
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 9 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
owner shall ensure the facility meets the requirements for a “proper enclosure” as set
forth in ACC 6.01.010(A)(27).
c. All fenced exercise areas must be at least 50 feet from a habitable residential
structure.
d. Adequate screening shall be required when abutting any residential use.
e. General care of pets must be confined to inside of building and under supervision.
f. Pets are permitted to be walked or exercised outside of building only under
supervision and in accordance with all other applicable ordinances and laws.
g. The exterior appearance of an animal daycare building must be compatible with
the appearance of neighboring properties.
B. Animal Sales and Services.
1. All Zones Where Permitted.
a. All sales and services shall be for household pets only.
b. Overnight boarding is allowed within a completely enclosed building; however,
animal services or sales uses over 20,000 square feet in gross floor area that use a
majority of their gross floor area for retail sales shall have no more than 15 percent of
their gross floor area devoted to overnight boarding.
c. Animal sales and services use must be completely enclosed except that outdoor
animal runs or other areas in which dogs will be allowed outside of an enclosed
structure off leash (hereinafter “outdoor run”) are allowed subject to compliance with
the following conditions:
i. Outdoor runs shall not be permitted within 50 feet of a habitable residential
structure.
ii. The outdoor run may operate only between the hours of 8:00 a.m. and 6:00
p.m.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 10 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
iii. The facilities shall be constructed, maintained and operated so that neither the
sound nor smell of any animals boarded or kept on the premises during the time
that full enclosure is required can be discerned on other lots.
C. Kennels, Animal Boarding.
1. All Zones Where Permitted.
a. All pens shall be enclosed in an enclosed building.
b. The property on which the kennel is to be located shall be no closer than 100 feet
to any residential zone.
c. Limited outdoor exercise runs or facilities shall be permitted so long as their hours
of use are restricted to the hours between 8:00 a.m. and 6:00 p.m.
d. The facility must be air conditioned.
e. Exercise runs or facilities shall be a minimum of four feet by 10 feet.
f. The facility shall maintain a minimum total of 25 square feet of kennel area per
animal. This area may be comprised of cage area, runs, or exercise facilities.
g. Any outdoor areas used for animal containment or exercise shall be maintained by
removing animal waste on a daily basis for proper disposal as solid waste.
h. Any runoff, wash-down water, or waste from any animal pen, kennel, containment,
or exercise area shall be collected and disposed of in the sanitary sewer after straining
of solids and hair and shall not be allowed to enter the stormwater drainage or surface
water disposal system.
i. Strained solids and hair shall be properly disposed of as solid waste.
D. Repair Service – Equipment, Appliances.
1. C-1 , C-2, and C-AG4 Zones.
a. Any repairing done on the premises shall be incidental only and limited to custom
repairing of the types of merchandise sold on the premises at retail. The floor area
devoted to such repairing shall not exceed 30 percent of the total floor area occupied
by the particular enterprises.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 11 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
E. Youth Community Support Facility.
1. Youth community support facilities shall be located within 500 feet (walking distance) of
a transit stop and connected via sidewalks or an approved pedestrian facility. (Ord. 6688 § 1
(Exh. 1), 2018; Ord. 6435 § 1, 2012.)
18.57.045 Transportation, communication and infrastructure.
A. Towing Storage Yard.
1. M-1 and M-2 Zone.
a. Motor vehicle(s) shall not remain on the property for more than 120 days.
b. Motor vehicle(s) may not be repaired, restored, rebuilt, or otherwise altered on the
property.
c. Motor vehicle(s) shall not be stacked vertically.
d. Vehicle parts and scrap metal shall not be stored on the property.
e. The sale of motor vehicles shall not be permitted.
f. The towing storage yard shall be landscaped in accordance with ACC
18.50.040(C)(5).
g. Any motor vehicles which are damaged so as to be leaking fluid shall be brought to
a impervious surface where all fluids shall be contained and disposed of in
conformance with all state and federal regulations.
h. The applicant shall install a separator or other generally accepted industry device
or practice that provides equal protection to prevent any leaking fluids from the motor
vehicles from entering the soil or surface waters. (Ord. 6435 § 1, 2012.)
18.57.050 Vehicle sales and services.
A. Automobile Washes (Automatic, Full or Self-Service).
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 12 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. All Zones where Allowed. An automatic, full – or self-service car wash shall comply with
the following standards:
a. Proper functioning of the site as related to vehicular stacking, circulation, and
turning movements.
b. The use of outdoor speakers is prohibited.
c. Car washes/detailing shall be located at least 50 feet from any residential zone, use,
or structure.
d. Car wash openings must be oriented away from residential zones, use or
structures.
B. Auto/Vehicle Sales and Rental.
1. C-1 Zone.
a. The business shall be located on a principal or minor arterial as defined by the
comprehensive transportation plan;
b. No repairing, painting or body work shall be conducted outside of a building;
c. If abutting an R zone, a sight-obscuring fence or landscape screen shall be required;
d. A minimum of a 25-foot setback shall be required of any building from any R zone;
e. Other landscaping or architectural improvements may be required to ensure
compatibility with present and potential C-1 uses in the vicinity.
C. Fueling Station.
1. C-2 Zone.
a. The fueling station must be accessory to an existing retail/service establishment in
which the principal tenant has a minimum floor area of at least 25,000 square feet. The
principal tenant must own and/or manage the station. The station must be located on
the same parcel of property as the principal tenant and the property must be at least
100,000 square feet in area.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 13 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
b. The station must be located on the property to minimize the amount of conflict to
the pedestrian traffic.
c. The station must be located on and have direct access to an arterial using existing
curb cuts and driveways whenever practical. If the curb cuts and driveways do not
meet current city standards, then they shall be brought up to such standards.
d. The station cannot interfere with the existing parking and/or traffic circulation on
the property. There shall be enough room on the property to allow for adequate
stacking space for vehicles waiting for fuel in order to avoid cars interfering with
vehicles on the street. The facility cannot reduce the amount of parking required by the
zoning code.
e. The station shall have a roof that covers all activities including the pay window,
refuse containers, fuel pumps and the adjacent parking area for the cars being fueled.
The area that is covered by the roof of the facility shall be no larger than 6,000 square
feet. The number of pumps shall be limited to five such that no more than 10 vehicles
may be fueled at any one time.
f. Columns or similar architectural features shall be provided that screen the visibility
of the pump islands as well as give the visible impression of enclosing the structure. If
necessary, provisions must be made to avoid a safety issue of enclosing any fumes
associated with the fueling of the vehicles. The overall height of the facility shall not
exceed 20 feet.
g. The design, architectural treatment and streetscape features of the station must be
consistent with the design concepts as outlined in paragraph “P” of Section 1.4 of the
downtown plan as well as provide some design continuity between the facility and
primary structure.
h. Any other products for sale shall only be displayed within the building containing
the pay window and any such products shall be incidental to automobile
care/maintenance, or snacks and beverages. No sales of alcoholic beverages will be
allowed.
i. Signs shall be limited to permanent wall signs, attached to the face of the canopy,
only.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 14 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
j. The application for the administrative use permit shall illustrate how it complies
with these standards.
21. Other All Zones Where Permitted.
a. Fueling station canopies shall not exceed 20 feet in height or the height of the
principal building, whichever is less.
b. Canopies shall be architecturally integrated with the principal building and all other
accessory structures on the site through the use of the same or compatible materials,
colors, and roof pitch.
c. Any lighting fixtures or sources of light that are a part of the underside of the
canopy shall be recessed into the underside of the canopy so as not to protrude below
the canopy ceiling surface more than two inches.
d. All surfaces for exterior building facades or canopies shall be finished to match the
surfaces of the principal structure.
D. Vehicle Services – Repair/Body Work.
1. C-2 Zone.
a. No vehicles stored outside that are not operable unless such vehicles are contained
within a fenced and paved area. The entire perimeter of the outdoor storage area shall
be landscaped with landscaping pursuant to ACC 18.50.040(C)(5). The maximum size of
the outdoor storage area shall be no more than 25 percent of the associated building
area.
2. Other All Zones Where Permitted.
a. Outdoor work areas shall be fenced, walled or screened to minimize on – and off-
site noise, glare, odor, or other impacts.
b. All repair work or lubrication shall be conducted within the principal building. All
permanent storage of materials, merchandise, or repair and servicing equipment shall
be contained within the principal building.
c. All body work and painting shall be conducted within fully enclosed buildings.
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Chapter 18.57 ACC, Standards for Specific Land Uses Page 15 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
d. No operator shall permit the storage of motor vehicles for a period in excess of 24
hours unless the vehicles are enclosed in the principal building. (Ord. 6435 § 1, 2012.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 358 of 1253
Chapter 14.22 ACC, Comprehensive Plan Page 1 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 14.22
COMPREHENSIVE PLAN
Sections:
14.22.010 Purpose.
14.22.020 Comprehensive plan adopted.
14.22.030 Early and continuous public participation.
14.22.040 Definitions.
14.22.050 Conformance and consistency.
14.22.060 Amendments and exceptions.
14.22.070 Periodic assessment.
14.22.080 Docketing.
14.22.090 Proposals for amendments.
14.22.100 Public hearing required by planning commission.
14.22.110 Decision criteria for plan amendments.
14.22.010 Purpose.
The city of Auburn comprehensive plan establishes the principles, goals, objectives and policies
guiding future development of the city in compliance with Chapter 36.70A RCW, the Washington
State Growth Management Act. The purpose of this chapter is to establish procedures and
review criteria for amending the comprehensive plan and to provide provisions for public
participation in the planning process. (Ord. 6172 § 1, 2008.)
14.22.020 Comprehensive plan adopted.
The city of Auburn comprehensive plan, as amended in April 1995 to comply with the Growth
Management Act and as may subsequently be amended thereafter, consisting of the following
elements, is hereby adopted by reference:
A. Chapters of the Comprehensive Plan.
1. Core Comprehensive Plan.
Exhibit 2
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Chapter 14.22 ACC, Comprehensive Plan Page 2 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
2. The Land Use Element.
3. The Housing Element.
4. The Capital Facilities Element.
5. The Utilities Element.
6. The Transportation Element.
7. The Economic Development Element.
8. The Parks and Recreation Element.
8. Historic Preservation Element
9. Climate Element
109. Comprehensive Plan Map.
Appendix A – Auburn Community Vision Report.
Appendix AB – Auburn Housing Needs and Characteristics Assessment.
Appendix BC – Agency Checklistsuburn Housing Element Checklist.
Appendix CD – Auburn Health Impact Assessment.Public Participation Plan
Appendix DE – Auburn Public Participation Plan.Airport Master Plan
Appendix E.1F.1 – King County Buildable Lands Analysis.
Appendix EF.2 – Pierce County Buildable Lands Analysis.
Appendix FG – Auburn Airport Master Plan.Parks PROS Plan
Appendix GH – Auburn Community Profile.Comprehensive Transportation Plan
Appendix I – Auburn Greenhouse Gas Inventory.
Appendix J – Parks, Arts and Recreation Open Space Plan.Appendix K – Climate Change
Framework
Appendix H – Auburn Greenhouse Gas Inventory
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Chapter 14.22 ACC, Comprehensive Plan Page 3 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Appendix I – City of Auburn Ten-Year Economic Development Strategic Plan
Appendix J – Auburn Community Vision Report
B. Additional Documents of the Comprehensive Plan, That Are Incorporated by Reference.
1. Comprehensive Transportation Plan.
2. Capital Facilities Plan.
3. Shorelines Management Program.
4. Comprehensive Water Plan.
5. Comprehensive Sewer Plan.
6. Comprehensive Storm Drainage Plan.
7. Auburn Downtown Plan (May 2001).
8. Lakeland Hills Plan (1988).
9. Auburn Adventist Academy Plan (1991).
10. Auburn North Business Area Plan (1992). (Ord. 6612 § 1, 2016; Ord. 6329 § 1, 2010;
Ord. 6172 § 1, 2008.)
11. Housing Action Plan (2020).
14.22.030 Early and continuous public participation.
A. The city of Auburn encourages early and continuous public participation in the
comprehensive planning process, and in other city-initiated planning programs that may be
carried out under the overall framework of the plan. This chapter contains procedures for the
consideration of potential amendments to any chapter or element of the comprehensive plan.
B. The director shall broadly disseminate information regarding the annual docketing and
amendment process and identify a deadline for submittal of applications for inclusion in the
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Chapter 14.22 ACC, Comprehensive Plan Page 4 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
annual amendment cycle. Applications submitted after the established deadline will be
considered during the following annual amendment process. (Ord. 6172 § 1, 2008.)
14.22.040 Definitions.
A. “Amendment” means any change in the wording, context or substance of the
comprehensive plan or a change to the comprehensive land use map or any other map
contained or referenced within any plan chapter or element.
B. “Area-wide map amendment” means an amendment to the comprehensive land use map
involving four or more contiguous or adjacent parcels under different ownership that would be
similarly affected by a proposed map amendment.
C. “City-initiated planning program” means a planning program begun by resolution of the city
council, or the planning commission, addressing a geographic sub-area of the city’s urban
growth area (such as a special area plan) or addressing a specific functional area (such as a
utility plan).
D. “Director” means the director of the department of planning and development or designee.
E. “Docket” means a list of suggested amendments to the comprehensive plan maintained by
the director.
F. “Planning commission” is an appointed group serving in an advisory capacity to the city
council as specified in Chapter 2.45 ACC. (Ord. 6532 § 23, 2014; Ord. 6287 § 2, 2010; Ord. 6172
§ 1, 2008.)
14.22.050 Conformance and consistency.
The zoning, land division and other development codes contained or referenced within Auburn
City Code shall be consistent with and implement the intent of the comprehensive plan. Capital
budget decisions shall be made in conformity with the comprehensive plan. (Ord. 6172 § 1,
2008.)
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Chapter 14.22 ACC, Comprehensive Plan Page 5 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
14.22.060 Amendments and exceptions.
A. The comprehensive plan may only be amended pursuant to this chapter, no more
frequently than once each calendar year as part of the annual cycle established herein, except
as provided in subsection C of this section.
B. All amendments shall be considered concurrently so as to assess their cumulative impact.
C. Exceptions. Pursuant to Chapter 35A.70 RCW, under the following circumstances,
amendments may be processed separately and in addition to the annual amendment cycle:
1. If an emergency exists, which is defined as an issue of community-wide significance that
addresses the public health, safety, and general welfare;
2. To resolve an appeal of a comprehensive plan filed with the Growth Management
Hearings Board or with the court;
3. To adopt or amend a shoreline master program under the procedures set forth in
Chapter 90.58 RCW;
4. The initial adoption of a subarea plan or new element to the comprehensive plan;
5. The amendment of the capital facilities plan may occur concurrently with the adoption
or amendment of the city budget;
6. Amendments of the comprehensive plan that are conducted in conjunction with an
annexation as set forth in Titles 35 and 35A RCW. (Ord. 6853 § 1 (Exh. A), 2022; Ord. 6172
§ 1, 2008.)
14.22.070 Periodic assessment.
A. The director will periodically monitor the comprehensive plan and development regulations
that implement the plan, assess the need for any amendments, and may add potential changes
to the docket as specified in ACC 14.22.080. The assessment shall be based on, at a minimum:
1. Whether growth and development are occurring at a faster or slower rate than
envisioned in the plan;
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Chapter 14.22 ACC, Comprehensive Plan Page 6 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
2. Whether the capacity to provide adequate services has diminished or increased;
3. The availability of land to meet demand;
4. Whether the assumptions on which the plan is based remain valid;
5. The effect of the plan on land values and housing is contrary to plan goals;
6. Whether sufficient change or lack of change in circumstances dictates the need for an
amendment.
B. The city shall complete a comprehensive review of the comprehensive plan and
development regulations in order to update it as appropriate and to ensure continued
compliance with the Growth Management Act pursuant to RCW 36.70A.130. (Ord. 6329 § 2,
2010; Ord. 6172 § 1, 2008.)
14.22.080 Docketing.
A. In accordance with RCW 36.70A.470, suggested changes to the comprehensive plan which
are not specific to any site may be submitted by any individual, organization or general or
special purpose government and shall be coordinated by the director. The director shall create
appropriate forms for such submittals that require the submittal to address the criteria
outlined in subsection C of this section. The list shall be known as the “docket” and is the means
to suggest a change or identify a deficiency in the comprehensive plan. An item may be
submitted to the docket at any time during the calendar year. There is no fee associated with
submitting an item to the docket.
B. Annually, the director shall review such suggestions with the city council and determine
whether to direct them to the planning commission for consideration. The city council may
decline to consider any item from the docket.
C. Proposed amendments on the docket may be considered appropriate for action if the
following criteria are met:
1. A proposed comprehensive plan text amendment addresses a matter appropriate for
inclusion in the plan;
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Chapter 14.22 ACC, Comprehensive Plan Page 7 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
2. The proposal demonstrates a strong potential to serve the public interest by
implementing specifically identified goals and policies of the plan;
3. The proposal addresses the interests and changed needs of the entire city as identified
in the plan;
4. The proposal does not raise policy or land use issues that are more appropriately
addressed by an ongoing work program approved by the city council;
5. The proposal can be reasonably reviewed and evaluated, given existing staff and
budget resources; and
6. The proposal has not been voted on by the city council in the last three years. This time
limit may be waived by the city council if it is demonstrated that there exists either an
obvious technical error or a change in circumstances that justifies the need for the
amendment.
D. Any item on the docket that is not determined to be appropriate for action may be
proposed under ACC 14.22.090, provided it is timely and properly filed. (Ord. 6532 § 24, 2014;
Ord. 6172 § 1, 2008.)
14.22.090 Proposals for amendments.
A. Privately Initiated Amendments. A proposed amendment to the comprehensive plan, other
than docketing pursuant to ACC 14.22.080, may be submitted by any individual, organization,
corporation or partnership; general or special purpose government other than the city; or
entity of any kind; provided, that if the proposal involves specific real property, the property
owner has provided written consent to the proposal.
B. City – Initiated Amendments. The city council or the planning commission may initiate a
planning program or any type of amendment to the comprehensive plan, regardless of whether
site-specific or area-wide in scope.
C. Application. Except for city-initiated planning programs or individual amendments, all
proposed amendments shall be submitted to the director on an approved form, together with
required filing fees. An environmental checklist shall also be submitted if required. A proposed
amendment request shall include the following information:
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Chapter 14.22 ACC, Comprehensive Plan Page 8 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
1. Name, address, phone number and e-mail address of the applicant and contact person
and written consent of the property owner if the proposal affects specific property;
2. If the amendment concerns specific property, both a general description and legal
description of the property;
3. A description of the plan amendment being requested;
4. Written statements addressing the purpose of the amendment, why it is being
requested, and how it is consistent with the criteria listed in ACC 14.22.110;
5. If the request is for an amendment to the comprehensive land use map, an indication
of what concurrent change in zoning is also being requested.
D. Department Report. The director shall prepare an assessment and recommendation on all
proposed amendment requests and include this within a report that evaluates all requests
concurrently. (Ord. 6532 § 25, 2014; Ord. 6172 § 1, 2008.)
14.22.100 Public hearing required by planning commission.
A. The planning commission shall hold at least one public hearing on all proposed
amendments to the comprehensive plan. Notice of such public hearing shall be given pursuant
to Chapter 1.27 ACC and, at a minimum, include the following:
1. For site-specific plan map amendments:
a. Notice shall be published once in the official newspaper of the city not less than 10
calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record within a
radius of 300 feet of the proposed map amendment request, not less than 10 calendar
days prior to the public hearing;
2. For area-wide plan map amendments:
a. Notice shall be published once in the official newspaper of the city not less than 10
calendar days prior to the date of public hearing;
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Chapter 14.22 ACC, Comprehensive Plan Page 9 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
b. Notice shall be mailed by first class mail to all property owners of record within the
area subject to the proposed amendment;
c. Notice shall be posted in at least two conspicuous locations in the area subject to
the proposed amendment not less than 10 calendar days prior to the date of the
public hearing.
B. Notwithstanding the above, the director may expand the minimum noticing provisions
noted above as deemed necessary.
C. Planning Commission Recommendation. The planning commission shall conduct a public
hearing on all potential comprehensive plan amendments and shall make and forward a
recommendation on each to the city council. The planning commission shall adopt written
findings and make a recommendation consistent with those findings to the city council.
D. The city council, if it elects to amend the comprehensive plan, shall adopt written findings
and adopt said amendments by ordinance.
E. State Review. All comprehensive plan amendments considered by the planning commission
shall be forwarded for state agency review consistent with RCW 36.70A.106.
F. Any appeal of an amendment to the comprehensive plan shall be made in accordance with
Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.)
14.22.110 Decision criteria for plan amendments.
A. The comprehensive plan was developed and adopted after significant study and public
participation. The principles, goals, objectives and policies contained therein shall be granted
substantial weight when considering a proposed amendment. Therefore, the burden of proof
for justifying a proposed amendment rests with the applicant, who must demonstrate that the
request complies with and/or relates to the following decision criteria:
1. The proposed change will further and be consistent with the goals and objectives of the
plan and the plan will remain internally consistent;
2. Whether the capacity to provide adequate services is diminished or increased;
3. Assumptions upon which the comprehensive plan is based are found to be invalid;
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Chapter 14.22 ACC, Comprehensive Plan Page 10 of 10
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
4. A determination of change or lack of change in conditions or circumstances has
occurred since the adoption of the latest amendment to the specific section of the
comprehensive plan that dictates the need for a proposed amendment;
5. If applicable, a determination that a question of consistency exists between the
comprehensive plan and Chapter 36.70A RCW, the countywide planning policies for either
King and/or Pierce County, as appropriate, and Vision 20540: Growth and Transportation
Strategy for the Puget Sound Region;
6. If the request is to change the land use designation of a specific property on the
comprehensive land use map, the applicant must demonstrate one of the following:
a. The current land use designation was clearly made in error or due to an oversight;
b. The proposed land use designation is adjacent to property having a similar or
compatible designation, or other conditions are present to ensure compatibility with
surrounding properties;
c. There has been a change in conditions since the current land use designation came
into effect. (Ord. 6172 § 1, 2008.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 368 of 1253
Chapter 17.01 ACC, User Guide Page 1 of 4
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Chapter 17.01
USER GUIDE
Sections:
17.01.010 Introduction.
17.01.020 What is a subdivision?
17.01.030 How is a plat reviewed?
17.01.040 What are the criteria for approval?
17.01.050 What happens after a plat is approved?
17.01.060 What about a simple boundary line adjustment or elimination?
17.01.070 How do you modify an existing subdivision?
17.01.080 How do you change a recorded subdivision?
17.01.090 How do you eliminate a recorded subdivision?
17.01.100 Is there another process by which you can subdivide land?
17.01.110 Can you cluster lots within a subdivision?
17.01.010 Introduction.
This title contains standards, regulations and processes for the division of land and adjustment
of property boundaries within the city. (Ord. 6239 § 1, 2009.)
17.01.020 What is a subdivision?
The process of dividing land into smaller lots is often generically referred to as a subdivision.
However, in this title, the term “subdivision” refers specifically to the division of land into ten
five or more lots, while the division of land into nine four or fewer lots is called a “short
subdivision.” Most of the regulations for subdivisions and short subdivisions are the same, but
a short subdivision is an administrative process where an application is reviewed and decided
upon by city staff whereas a subdivision is reviewed and decided upon by the city’s hearing
examiner. A plat is the drawing or map which shows the subdivision or short subdivision. (Ord.
6239 § 1, 2009.)
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Chapter 17.01 ACC, User Guide Page 2 of 4
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
17.01.030 How is a plat reviewed?
The plat review process for a short subdivision, including the infrastructure improvement
requirements for approval, is set forth in Chapter 17.09 ACC. The plat review process for a
subdivision, from the pre-application conference to preliminary approval by the hearing
examiner, is set forth in Chapter 17.10 ACC. Chapter 17.16 ACC includes additional
requirements for planning and other studies to be submitted for review along with the
preliminary plat. (Ord. 6239 § 1, 2009.)
17.01.040 What are the criteria for approval?
A plat must be laid out in accordance with the standards and specifications set forth in Chapter
17.14 ACC. (Ord. 6239 § 1, 2009.)
17.01.050 What happens after a plat is approved?
Once the layout of a subdivision has been approved by the city, it is said to have preliminary
approval. Then the applicant must submit construction drawings of the infrastructure that was
proposed in the preliminary plat. Once these construction drawings are approved by the city
and the infrastructure has been built, inspected and accepted by the city, the plat has final
approval and can be recorded with the appropriate county. In the case of a subdivision, an
additional application, review and approval process is required for this final approval. This final
plat process is set forth in Chapter 17.12 ACC. (Ord. 6239 § 1, 2009.)
17.01.060 What about a simple boundary line adjustment or
elimination?
Other land adjustment tools are also outlined in this title, including boundary line adjustments
(Chapter 17.06 ACC) and boundary line eliminations (Chapter 17.08 ACC). Boundary line
adjustments are the movement of a boundary line that does not result in the creation of a new
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Chapter 17.01 ACC, User Guide Page 3 of 4
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
lot. Boundary line eliminations are the merging of two or more lots by eliminating one or more
lot lines. (Ord. 6239 § 1, 2009.)
17.01.070 How do you modify an existing subdivision?
The applicant can request a modification of subdivision standards and specifications through
the process set forth in Chapter 17.18 ACC. (Ord. 6239 § 1, 2009.)
17.01.080 How do you change a recorded subdivision?
After a subdivision has been recorded with the county in which it is located, any proposed
change to the subdivision is called a subdivision alteration. The alteration process is set forth in
Chapter 17.20 ACC. If the applicant proposes to make a change to an approved preliminary plat
before final plat approval and recording, then the applicant may request an adjustment to the
preliminary plat through the process set forth in ACC 17.10.100. (Ord. 6239 § 1, 2009.)
17.01.090 How do you eliminate a recorded subdivision?
A plat may also be vacated, or eliminated, after recording. Chapter 17.22 ACC outlines the
process by which a plat may be vacated, and to whom the title to the vacated property shall
vest. (Ord. 6239 § 1, 2009.)
17.01.100 Is there another process by which you can subdivide land?
The binding site plan process is an alternative form of land division. It may be used for the
division of land for commercially or industrially zoned property, or for certain types of
residential development. This process is set forth in Chapter 17.24 ACC. (Ord. 6239 § 1, 2009.)
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Chapter 17.01 ACC, User Guide Page 4 of 4
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
17.01.110 Can you cluster lots within a subdivision?
The city of Auburn allows clustering of lots within a subdivision onto a portion of the site, while
maintaining the density of the residential zone. Clustering allows future development to occur
at an appropriate density for infrastructure services; it also protects environmentally sensitive
areas or cultural/historic features by clustering lots away from these areas. The standards by
which clustering is allowed are set forth in Chapter 17.26 ACC. (Ord. 6239 § 1, 2009.)
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by General Code.
Page 372 of 1253
Chapter 17.04 ACC, Definitions Page 1 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 17.04
DEFINITIONS
Sections:
17.04.010 General definitions.
17.04.020 ACC.
17.04.025 Alley.
17.04.030 Applicant.
17.04.040 Application.
17.04.045 Repealed.
17.04.050 Binding site plan.
17.04.055 Boundary line adjustment.
17.04.060 Boundary line elimination.
17.04.065 City.
17.04.070 Code.
17.04.080 Commission.
17.04.090 Comprehensive plan.
17.04.100 Council.
17.04.110 Dedication.
17.04.120 Department.
17.04.130 Development permit.
17.04.140 Director, planning.
17.04.150 EIS or environmental impact statement.
17.04.160 Final plat.
17.04.170 Hearing examiner.
17.04.180 Improvements.
17.04.190 Land division.
17.04.200 Lot.
17.04.202 Lot, parent.
17.04.203 Lot, unit.
17.04.205 Lot area.
17.04.210 Repealed.
17.04.220 Lot of record.
17.04.221 Lot splitting.
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Chapter 17.04 ACC, Definitions Page 2 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.225 Monument.
17.04.230 Original tract.
17.04.235 Owner.
17.04.240 Panhandle.
17.04.245 Parcel.
17.04.250 Planning agency.
17.04.260 Planning commission.
17.04.265 Planning director.
17.04.270 Preliminary plat.
17.04.280 Public way.
17.04.290 RCW.
17.04.300 Regulatory floodway.
17.04.305 Regulatory floodplain.
17.04.310 Reserved.
17.04.320 Short plat.
17.04.330 Short subdivision.
17.04.335 Special flood hazard area (SFHA).
17.04.340 Street.
17.04.350 Street, half.
17.04.360 Street, private.
17.04.370 Street, public.
17.04.380 Subdivision.
17.04.385 Tract.
17.04.387 Unit lot subdivision.
17.04.390 USC and GS.
17.04.400 USGS.
17.04.405 Zero lot line development.
17.04.407 Zero lot line.
17.04.410 Zoning ordinance.
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Chapter 17.04 ACC, Definitions Page 3 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.010 General definitions.
Except where specifically defined in this chapter, all words used in this title shall carry their
customary meanings. Words used in the present tense include the future, and the plural
includes the singular; the word “shall” is always mandatory, the word “may” denotes a use of
discretion in making a decision, the words “used” or “occupied” shall be considered as though
followed by the words “or intended, arranged or designed to be used or occupied.” (Ord. 6239
§ 1, 2009; Ord. 4296 § 2, 1988.)
17.04.020 ACC.
“ACC” means the Auburn City Code. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.025 Alley.
“Alley” means a public travel way or other public right-of-way under the jurisdiction and control
of the city and not designated for general travel and used primarily as a means of access to the
rear of residential and/or business establishments. (Ord. 6239 § 1, 2009.)
17.04.030 Applicant.
“Applicant” means the owner or owners of record of the property subject to an application for
land division or lot line adjustment, or the authorized representative of such owner or owners.
(Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.040 Application.
“Application” means all of the application forms, plans and accompanying documents required
by this title for any particular land division, boundary line adjustment or boundary line
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Chapter 17.04 ACC, Definitions Page 4 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
elimination request. The city shall not be considered to be in receipt of an application under
this title until the planning director has verified that an application is complete. (Ord. 6239 § 1,
2009; Ord. 4296 § 2, 1988.)
17.04.045 Area of special flood hazard.
Repealed by Ord. 6295. 17.04.050 Binding site plan.
“Binding site plan” means a drawing prepared pursuant to Chapter 17.24 ACC and showing the
location and general characteristics of streets, utilities and other physical features of property
divided under the procedures of Chapter 17.24 ACC. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.055 Boundary line adjustment.
“Boundary line adjustment” means the relocation of the boundaries of a lot, which relocation
does not result in the creation of any additional lot or lots. (Ord. 6239 § 1, 2009.)
17.04.060 Boundary line elimination.
“Boundary line elimination” means the removal of one or more interior lot lines of two or more
separate lots with contiguous ownership. (Ord. 6239 § 1, 2009.)
17.04.065 City.
“City” means the city of Auburn, Washington. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.
Formerly 17.04.060.)
17.04.070 Code.
“Code” means the Auburn City Code. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
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Chapter 17.04 ACC, Definitions Page 5 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.080 Commission.
“Commission” means the planning commission of the city as established by Chapter 2.45 ACC.
(Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.090 Comprehensive plan.
“Comprehensive plan” means the comprehensive plan for the Auburn planning area, as now
constituted or hereafter amended, or its successor. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.100 Council.
“Council” means the Auburn city council. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.110 Dedication.
“Dedication” means the deliberate conveyance of fee ownership of land, or the granting of a
right-of-way, easement, or other interest in land, by an owner or owners of the land to the city
for any general and public uses, reserving to the owner or owners no other rights than such as
are compatible with the full exercise and enjoyment of the public uses to which the property
has been devoted. The intention to dedicate shall be evidenced by the owner or owners
presenting for filing a final plat showing the dedication thereon. Acceptance by the city shall be
indicated by the approval of the city, as evidenced by the presence of the director’s signature
on the face of the final plat. (Ord. 6654 § 2, 2017; Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.120 Department.
“Department” means the city department of planning and development, or its successor, unless
otherwise specified. (Ord. 6287 § 2, 2010; Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
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Chapter 17.04 ACC, Definitions Page 6 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.130 Development permit.
“Development permit” means any permit issued by the city allowing the physical alteration of
real property, including but not limited to building construction or alteration, street
construction, utility construction or installation, grading, filling or excavating. Approval of a
subdivision, short subdivision, binding site plan, boundary line adjustment or boundary line
elimination shall not be considered a development permit for the purposes of this title. (Ord.
6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.140 Director, planning.
See “Planning director,” ACC 17.04.265. (Ord. 6287 § 2, 2010; Ord. 6239 § 1, 2009; Ord. 4296 § 2,
1988.)
17.04.150 EIS or environmental impact statement.
“EIS” or “environmental impact statement” means a document prepared to assess the
environmental impacts of a proposal which has been judged to have, or likely to have, a
significant adverse effect upon the quality of the environment pursuant to the State
Environmental Policy Act of 1971 (Chapter 43.21C RCW), as now constituted or hereafter
amended. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.160 Final plat.
“Final plat” means the final drawing of a subdivision and dedication prepared for filing for
record with the county auditor, and containing all elements and requirements as set forth in
Chapter 17.12 ACC and as set forth in Chapter 58.17 RCW. (Ord. 6239 § 1, 2009; Ord. 4296 § 2,
1988.)
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Chapter 17.04 ACC, Definitions Page 7 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.170 Hearing examiner.
“Hearing examiner” means the city hearing examiner, as established by Chapter 2.46 ACC. (Ord.
6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.180 Improvements.
“Improvements” means the street/transportation, utilities, and other facilities required by this
title, other titles of the Auburn City Code, or the city design and construction standards to be
constructed in conjunction with any particular land division. (Ord. 6239 § 1, 2009; Ord. 4296 § 2,
1988.)
17.04.190 Land division.
“Land division” means the creation of any new lot or lots for the purpose of sale, lease or
transfer of ownership, whether such lot or lots is created by subdivision, short subdivision, or
binding site plan. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.200 Lot.
“Lot” means an area of land under single or common ownership, which has been created by
any of the various land division methods for the purpose of lease, sale or transfer of ownership,
defined by fixed and definite boundaries, and having sufficient area and dimension to
accommodate development allowed by the zone in which it is located. As per RCW 58.17.020(9),
the term “lot” shall include tracts or parcels. The term shall not include those tracts or parcels
which are not buildable, but are created for common or public use, such as road and utility
tracts. (Ord. 6239 § 1, 2009; Ord. 6006 § 1, 2006; Ord. 4296 § 2, 1988.)
17.04.202 Lot, parent.
“Lot, parent” means a lot which is subdivided into unit lots through the unit lot subdivision
process.
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Chapter 17.04 ACC, Definitions Page 8 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.203 Lot, unit.
“Lot, unit” means a subdivided lot created from a parent lot and approved through the unit lot
subdivision process.
17.04.205 Lot area.
“Lot area” means the total horizontal area within the boundary lines of a lot, however, the area
contained in access easements, tracts, or panhandles shall not be included in the lot area or
any other lot size computation. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.210 Lot line adjustment.
Repealed by Ord. 6239
. 17.04.220 Lot of record.
“Lot of record” means a lot which has been recorded by the county and appears on the official
maps of the county assessor. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.221 Lot Splitting.
“Lot splitting” means unit lot subdivisions or and condominiums as a means of creating
separate ownership of each housing unit.
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Chapter 17.04 ACC, Definitions Page 9 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.225 Monument.
“Monument” means a permanent type survey marker which conforms to the city’s design and
construction standards, in accordance with Chapter 58.09 RCW, Surveys – Recording. (Ord. 6239
§ 1, 2009; Ord. 4296 § 2, 1988.)
17.04.230 Original tract.
“Original tract” means a unit of unplatted land held under single or unified ownership, the
configuration of which may be determined by the fact that all land abutting said tract is
separately owned by others, not including an applicant or applicants; provided, that where a
husband and wife own contiguous lots in separate or community ownership, said contiguous
lots shall constitute the original tract. (Ord. 6239 § 1, 2009; Ord. 6006 § 2, 2006. Formerly
17.04.235.)
17.04.235 Owner.
“Owner” means the vested owners of the property and the beneficiaries of deeds of trust
(owners of financial interest) as indicated in a current title report covering the property. (Ord.
6239 § 1, 2009.)
17.04.240 Panhandle.
“Panhandle” means a lot with access to a street by means of a portion of the lot having less
than the required lot width, and situated so that another lot is located between the main
portion of the lot and the street. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
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Chapter 17.04 ACC, Definitions Page 10 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.245 Parcel.
“Parcel” means an area of land for which rights or ownership and use can be bought. For
purposes of this title, see ACC 17.04.200, Lot. (Ord. 6239 § 1, 2009.)
17.04.250 Planning agency.
“Planning agency” means the Auburn department of planning and development, or its
successor. (Ord. 6287 § 2, 2010; Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.260 Planning commission.
“Planning commission” means that body created by Chapter 2.45 ACC. (Ord. 6239 § 1, 2009;
Ord. 4296 § 2, 1988.)
17.04.265 Planning director.
“Planning director” means the director of the Auburn department of planning and
development, or its successor, unless otherwise specified. (Ord. 6287 § 2, 2010; Ord. 6239 § 1,
2009.)
17.04.270 Preliminary plat.
“Preliminary plat” means a neat and approximate drawing of a proposed subdivision showing
the general layout of streets and alleys, lots, blocks, utilities and other elements of a subdivision
consistent with the provisions of Chapter 17.10 ACC. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.280 Public way.
“Public way” means the surface, the air space above the surface, and the space below the
surface of any public street, including, but not limited to, any public alley, bridge, land path,
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Chapter 17.04 ACC, Definitions Page 11 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
trail, court, circle, roundabout, boulevard, drive, tract, right-of-way or sidewalk under the
jurisdiction of the city as is now, or in the future, laid out, improved or unimproved within the
limits of the city presently and as such limits may be hereafter extended. (Ord. 6239 § 1, 2009;
Ord. 4296 § 2, 1988.)
17.04.290 RCW.
“RCW” means the Revised Code of Washington, as now constituted or hereafter amended. (Ord.
6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.300 Regulatory floodway.
“Regulatory floodway” means the channel of a stream or other watercourse and the adjacent
land areas that must be reserved in order to discharge the base flood without cumulatively
increasing the water surface elevation more than one foot at any point. (Ord. 6295 § 5, 2010;
Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.305 Regulatory floodplain.
“Regulatory floodplain” means the area of the special flood hazard area and all protected areas
within the city of Auburn. It also includes newly designated special flood hazard areas and
protected areas that are delineated pursuant to city ordinance. (Ord. 6295 § 8, 2010.)
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Chapter 17.04 ACC, Definitions Page 12 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.310 Reserved.
(Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.320 Short plat.
“Short plat” means a neat and accurate drawing of a short subdivision, prepared for filing for
record with the county auditor, and containing all elements and requirements as set forth by
Chapter 17.09 ACC. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.330 Short subdivision.
“Short subdivision” means the division or redivision of land into nine or fewer lots, tracts,
parcels, sites or divisions for the purpose of sale, lease or transfer of ownership, consistent with
the provisions of Chapter 17.09 ACC. (Ord. 6654 § 3, 2017; Ord. 6239 § 1, 2009; Ord. 4296 § 2,
1988.)
17.04.335 Special flood hazard area (SFHA).
“Special flood hazard area (SFHA)” means the land subject to inundation by the base flood.
Special flood hazard areas are identified by the Federal Emergency Management Agency in the
scientific and engineering reports entitled “Flood Insurance Study for King County, Washington
and Incorporated Areas” dated April 19, 2005, and any revisions thereto, and “Flood Insurance
Study for Pierce County, Washington and Unincorporated Areas” dated August 19, 1987, and
any revisions thereto, and designated on associated flood insurance rate maps with the letter
“A” including AE, AO, AH, A1 – 99. (Ord. 6295 § 9, 2010.)
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Chapter 17.04 ACC, Definitions Page 13 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
17.04.340 Street.
“Street,” comprised of a public or private street, means any land legally dedicated or reserved
for the purpose of providing for public travel and access to real property. (Ord. 6239 § 1, 2009;
Ord. 4296 § 2, 1988.)
17.04.350 Street, half.
“Half street” means a street with improvements built only from the centerline to one edge of
the ultimate right-of-way, or to a minimum width as defined in the city’s design and
construction standards, designed and built in accordance with all applicable ordinances,
standards and requirements; provided, that appropriate measures shall be taken to protect the
structural integrity of the exposed edge of pavement, as determined by the city engineer. (Ord.
6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.360 Street, private.
“Private street” means any street which is not a public street. (Ord. 6239 § 1, 2009; Ord. 4296
§ 2, 1988.)
17.04.370 Street, public.
“Public street” means any highway, street, or other public right-of-way for motorized or
nonmotorized travel under the jurisdiction and control of the city. (Ord. 6239 § 1, 2009; Ord.
4296 § 2, 1988.)
17.04.380 Subdivision.
“Subdivision” means the division or redivision of land into five or more lots, tracts, parcels, sites
or divisions for the purpose of sale, lease or transfer of ownership, consistent with the
provisions of this title; provided, that the term “subdivision” shall also include the redivision of
land into four or fewer lots, tracts, parcels, sites or divisions for the purpose of sale, lease or
Page 385 of 1253
Chapter 17.04 ACC, Definitions Page 14 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
transfer of ownership where such land has been short subdivided within the previous five years
and does not meet the criteria of ACC 17.09.010(B). (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.385 Tract.
“Tract” means a piece of land created and designated as part of a land division that is not a lot
of record, or a street or public right-of-way. Tracts are created and designed for a specific
purpose. Land uses within a tract are restricted to those uses consistent with the stated
purpose as described on the plat, or in the maintenance agreements. Examples include but are
not limited to stormwater management tracts, private street or alley tracts, tree preservation
tracts, environmental resource tracts, and open space tracts. (Ord. 6239 § 1, 2009.)
17.04.387 Unit lot subdivision.
“Unit lot subdivision” means the division of a parent lot into two or more unit lots within a
development and approved through the unit lot subdivision process.
17.04.390 USC and GS.
“USC and GS” means the United States Coastal and Geodetic Survey. (Ord. 6239 § 1, 2009; Ord.
4296 § 2, 1988.)
17.04.400 USGS.
“USGS” means the United States Geological Survey. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
17.04.405 Zero lot line development.
“Zero lot line development” means a development containing one or more dwelling units which
have no yard on one or more of the side lot lines. Dwelling units in zero lot line developments
are located in such a manner that one or more of a building’s sides rest directly on a side lot
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Chapter 17.04 ACC, Definitions Page 15 of 15
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
line and each dwelling unit is located exclusively on one lot, except for the common wall which
is separated by the property line. Zero lot line developments may include attached or detached
dwelling units. Zero lot line development is created through the unit lot subdivision process.
17.04.407 Zero lot line.
“Zero lot line” means a side lot line which has no yard.
17.04.410 Zoning ordinance.
“Zoning ordinance” means the Auburn comprehensive zoning ordinance, codified as ACC Title
18, as now constituted or hereafter amended. (Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 387 of 1253
Chapter 17.12 ACC, Final Subdivisions Page 1 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Chapter 17.12
FINAL SUBDIVISIONS
Sections:
17.12.005 Purpose.
17.12.010 Application submittal and contents.
17.12.015 Review process.
17.12.020 Administrative review.
17.12.030 Administrative decision action.
17.12.040 Terms of approval.
17.12.050 Distribution and filing.
17.12.060 Transfer of ownership.
17.12.070 Building, occupancy and model home permits.
17.12.080 Release of improvement guarantee.
17.12.090 Survey requirements.
17.12.005 Purpose.
This chapter establishes specific application materials, review processes and requirements, and
terms of approval for final subdivisions. (Ord. 6654 § 5, 2017; Ord. 6239 § 1, 2009.)
17.12.010 Application submittal and contents.
A. Application. An application for final subdivision approval meeting all requirements of
Chapter 58.17 RCW and this title shall be submitted to the planning department, accompanied
by the following:
1. Application materials consistent with the requirements of ACC 17.02.065;
2. A copy of the approved preliminary plat;
3. A final plat meeting the requirements of Chapter 58.17 RCW, including certifications,
dedications, and title reports;
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Chapter 17.12 ACC, Final Subdivisions Page 2 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
4. Agency recommendations pursuant to RCW 58.17.150;
5. A recordable survey and surveyor’s signature meeting the requirements of Chapter
58.09 RCW and RCW 58.17.250;
6. Proposed list of public improvements that will be incomplete at the time of final plat
approval and the associated cost to complete the work. The list shall be used to determine
the financial security required as part of the final plat review process. The engineer’s
certification is required prior to the director’s approval of the final plat. The engineer’s
certification will not be issued until the requirements of ACC 17.14.010 have been met.
B. Preparation. The final plat shall be prepared by a professional land surveyor licensed by the
state of Washington. The preparer shall, by placing their signature and stamp upon the face of
the plat, certify that the plat is a true and correct representation of the land actually surveyed
by the preparer, that the existing monuments shown thereon exist as located and that all
dimensional and geodetic details are correct.
C. Scale and Format. The final plat shall be drawn with reproducible ink on any standard
material consistent with and conforming to Chapter 58.09 RCW and WAC 332-130-150 and
acceptable to the city measuring 18 inches by 24 inches in size. The final plat shall be accurate,
legible and drawn to an engineering (decimal) scale of 100 feet or fewer to the inch. If more
than one sheet is required, an index sheet showing the entire subdivision with street and
highway names and block numbers (if any) shall be provided. Each sheet, including the index
sheet, shall be of the above-specified size and conform to, and compatible with, the Pierce
County auditor’s or King County recorder’s recording standards and guidelines. All signatures or
certifications appearing on a final plat shall be in reproducible black ink.
D. Final Plat Contents. A final plat shall contain the following information:
1. The name of the subdivision;
2. Legal description of the property being subdivided;
3. Numeric scale, graphic scale, true north point and date of preparation of the final plat;
4. The boundary line of the plat, referenced to city datum in accordance with the city
design and construction standards and based on an accurate traverse, with angular and
linear dimensions and bearings;
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Chapter 17.12 ACC, Final Subdivisions Page 3 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
5. The exact location, width and assigned name of all streets, alleys and other public ways
within and adjacent to the subdivision;
6. A table depicting the assigned address for each lot within the subdivision;
7. The exact location, width and purpose of all easements and dedications for rights-of-
way provided for public and private services and utilities;
8. True courses and distances to the nearest established street lines, or section or quarter
section corner monuments which shall accurately locate the subdivision;
9. Municipal, township, county or section lines accurately tied to the lines of the plat by
distances and courses;
10. All lot and block numbers and lines, with accurate dimensions in feet and hundredths
of feet;
11. The radii, internal angles, points of curvature, tangent bearings and lengths of all arcs;
12. The accurate location of each permanent control monument. One such monument
shall be located at each and every controlling corner on the boundaries of the parcel of
land being subdivided; at each street centerline intersection, each point of curvature (PC),
each point of tangency (PT), and each point of reverse curve (PRC); and at each intersection
of a street centerline with a plat boundary. All permanent control monuments shall be
marked with the land surveyor’s registration number;
13. All plat meander lines or reference lines along bodies of water shall be established
above, but not farther than 20 feet from, the high water line of such body;
14. Accurate outlines and legal descriptions of any areas to be dedicated or reserved for
public use, with the purposes of such dedication or reservation and any limitations
indicated thereon and in the dedication;
15. Accurate outlines of any areas to be reserved by deed covenant for common use of
owners of property within the subdivision, together with the purposes of such reservation;
16. Any restrictions or conditions on the lots or tracts within the subdivision, as required
by the hearing examiner, or at the discretion of the property owner;
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Chapter 17.12 ACC, Final Subdivisions Page 4 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
17. The final recorded subdivision plat shall include a notice to the individual property
owners and/or the homeowners’ association of the location, responsibilities, and
requirements associated with storm water low impact development and management
facilities;
18. The name and seal of the licensed land surveyor responsible for preparation of the
final plat, and a signed certification on the plat by said surveyor to the effect that it is a true
and correct representation of the land actually surveyed by them, that the existing
monuments shown thereon exist as located and that all dimensional and geodetic details
are correct;
19. A signed certification stating that the subdivision has been made with the free consent,
and in accordance with the desires, of the owner or owners. If the plat includes a
dedication, the certificate or a separate written instrument shall contain the dedication of
all streets and other areas to the public, any individual or individuals, religious society or
societies, or to any corporation, public or private, as shown on the plat, and a waiver of all
claims for damages against any governmental authority which may be occasioned to the
adjacent land by the established construction, drainage or maintenance of said street or
other areas so dedicated. Such certificate or instrument shall be signed and acknowledged
before a notary public by all parties having any interest in the lands subdivided. An offer of
dedication may include a waiver of right of direct access to any street from any property.
Such waiver may be required by the city engineer as a condition of approval. Roads not
dedicated to the public must be clearly marked on the face of the plat. Any dedication,
donation or grant as shown on the face of the plat shall be considered as a quit claim deed
to the said donee or grantee for use for the purpose intended by the donation or grant. At
the discretion of the city engineer conveyances of right-of-way may be required to be by
statutory warranty deed. The acceptance of right-of-way by the city shall not obligate the
city to improve or develop the lands in the right-of-way;
20. Forms for the appropriate certifications of the finance director, city engineer and
director, as follows:
FINANCE DIRECTOR’S CERTIFICATE
I hereby certify that there are no delinquent special assessments for which the property subject
to this subdivision may be liable to the city, and that all special assessments on any property
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Chapter 17.12 ACC, Final Subdivisions Page 5 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
herein contained dedicated as streets, alleys or for any other public use have been duly paid,
satisfied or discharged, this ______ day of _____________, 20___.
______________________________
Auburn Director of Finance
CITY ENGINEER’S CERTIFICATE
I hereby certify that this final plat is in compliance with the certificate of improvements issued
pursuant to ACC 17.14.015, and is consistent with all applicable City improvement standards and
requirements in force on the date of preliminary plat approval, this ______ day of _____________,
20___.
______________________________
Auburn City Engineer
COMMUNITY DEVELOPMENT ASSISTANT DIRECTOR’S CERTIFICATE
I hereby certify on this ________ day of ______________, 20___, that this final plat is in substantial
conformance with the preliminary plat and any conditions attached thereto, which preliminary
plat was approved by the Hearing Examiner for the City of Auburn on the _______ day of
___________, 20____.
______________________________
Auburn Assistant Director of Community Development
21. A form for the certificate of the applicable (King/Pierce) county finance division, as
follows, or as required by the applicable county, if different:
FINANCE DIVISION CERTIFICATE
I hereby certify that all property taxes are paid, that there are no delinquent special assessments
certified to this office for collection, and that all special assessments certified to this office for
collection on any of the property herein contained dedicated as streets, alleys or for other public
use are paid in full this ___ day of _______, 20___.
______________________________
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Chapter 17.12 ACC, Final Subdivisions Page 6 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Manager
______________________________
Deputy
22. A form for the approval of the applicable (King/Pierce) county assessor, as follows, or
as required by the applicable county, if different:
ASSESSOR’S APPROVAL
Examined and approved this ______ day of _________, 20___.
______________________________
County Assessor
______________________________
Deputy County Assessor
____________________________
Account number
23. A form for the certificate of the applicable (King/Pierce) county recorder, as follows, or
as required by the applicable county, if different:
RECORDING CERTIFICATE
Filed for record at the request of the City of Auburn this ______ day of __________, 20___ at _____
minutes past ______ __.M., and recorded in Volume _____ of Plats, page ________ Records of (King
or Pierce) County, Washington.
County Recording Number _____.
______________________________
Manager
______________________________
Superintendent of Records
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Chapter 17.12 ACC, Final Subdivisions Page 7 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
24. Any additional pertinent information as required at the discretion of the city engineer
or director as defined in this title. (Ord. 6654 § 5, 2017; Ord. 6617 § 27, 2016; Ord. 6239 § 1, 2009;
Ord. 6186 § 7, 2008; Ord. 6061 § 1, 2006; Ord. 5170 § 1, 1998; Ord. 4296 § 2, 1988. Formerly 17.10.010.)
17.12.015 Review process.
A. final plat shall be reviewed in accordance with ACC Title 14 as a Type I decision. (Ord. 6654 § 5,
2017; Ord. 6239 § 1, 2009.)
17.12.020 Administrative review.
A. The director shall forward the plat to the city engineer and to other city departments for
review. The city engineer shall review the final plat and determine if it is in compliance with the
certificate of improvements issued under ACC 17.14.015, is consistent with all applicable city
improvement standards and requirements in effect on the date of preliminary plat approval.
B. The director, or designee, shall review the final plat for consistency with the terms and
conditions of the preliminary plat approval; the requirements of Chapter 58.17 RCW and other
applicable state laws in effect at the time of preliminary plat approval; and the requirements of
this title in effect at the time of preliminary plat approval. (Ord. 6654 § 5, 2017; Ord. 6239 § 1, 2009;
Ord. 4296 § 2, 1988. Formerly 17.10.020.)
17.12.030 Administrative decision action.
The director shall approve, disapprove, or return to the applicant for modification or correction
a proposed final plat within 30 days of the date of filing a complete application unless the
applicant agrees, in writing, to an extension of the time period provided by RCW 58.17.140. If
the director finds that the subdivision proposed for final plat approval conforms to all terms of
the preliminary plat approval, and the said subdivision meets the requirements of Chapter
58.17 RCW, other applicable state laws, and this title, which requirements were in effect on the
date of preliminary plat approval, the director shall inscribe and execute a written approval on
the face of the final plat. (Ord. 6654 § 5, 2017; Ord. 6239 § 1, 2009; Ord. 4296 § 2, 1988. Formerly 17.10.030.)
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Chapter 17.12 ACC, Final Subdivisions Page 8 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
17.12.040 Terms of approval.
A. subdivision shall be governed by the terms of approval of the final plat, and the zoning
ordinance and regulations in effect on the date of preliminary plat approval for a period of five
years after final plat approval unless the hearing examiner finds that a change in conditions
creates a serious threat to the public health or safety in the subdivision; provided, that for any
final plat approved before January 1, 2015, it is vested for a period of seven years from final plat
approval and if approved prior to January 1, 2008, it is vested for a period of 10 years from final
plat approval. (Ord. 6654 § 5, 2017; Ord. 6317 § 4, 2010; Ord. 6239 § 1, 2009; Ord. 6186 § 8, 2008; Ord. 4296
§ 2, 1988. Formerly 17.10.040.)
17.12.050 Distribution and filing.
An original of the plat must be recorded with the appropriate county office within 30 days or
the plat shall become null and void. A recorded certified copy on any standard material
acceptable to the city shall be returned to the city and kept with the city’s records. (Ord. 6654 § 5,
2017; Ord. 6239 § 1, 2009; Ord. 6061 § 2, 2006; Ord. 4296 § 2, 1988. Formerly 17.10.050.)
17.12.060 Transfer of ownership.
Whenever any parcel of land lying within the city is divided under the provisions of this title, no
person, firm or corporation shall sell or transfer, or offer or advertise for sale or transfer, any
such lot, tract or parcel without having first had an approved final plat of such subdivision filed
for record, except as provided by ACC 17.10.090. (Ord. 6654 § 5, 2017; Ord. 6239 § 1, 2009; Ord. 4296
§ 2, 1988. Formerly 17.10.060.)
17.12.070 Building, occupancy and model home permits.
A. No building permit for a structure other than a temporary contractor’s office or temporary
storage building shall be issued for a lot or parcel within an approved subdivision prior to a
determination by the fire marshal that adequate fire protection for construction needs exists.
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Chapter 17.12 ACC, Final Subdivisions Page 9 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
B. No building permit for a structure other than a temporary contractor’s office or temporary
storage building shall be issued for a lot or parcel within an approved subdivision until:
1. The minimum required improvements which will serve the subject lot or parcel have
been constructed in accordance with ACC 17.14.070; and
2. All remaining improvements have been financially guaranteed under the requirements
of ACC 17.14.010.
C. Prior to final plat approval of an approved preliminary plat, building permits for model
homes may be granted by the building official subject to the following conditions:
1. Model homes are single-family dwellings as defined by ACC 18.04.340(A). The purpose
of a model home is for sales promotion and display of homes that will be typically built
within a subdivision and are open to the public for viewing.
2. Up to two model homes may be allowed for preliminary plats up to 20 lots. Up to four
model homes may be allowed for preliminary plats in excess of 20 lots.
3. All model homes shall be served by an all weather surface access as approved by the
city engineer and fire marshal.
4. All model homes shall be located within 300 feet of an operating fire hydrant as
determined and approved by the fire marshal.
5. Prior to the public being allowed to access a model home, written permission must be
received from the building official.
6. Information must be submitted with the final plat application that indicates the model
home meets all applicable zoning code standards of the lot on which it is located.
D. Where a plat is approved subject to conditions, no building permit shall be issued for
property subject to the subdivision prior to the conditions either being fulfilled or guarantees
provided to ensure the conditions are met. (Ord. 6654 § 5, 2017; Ord. 6239 § 1, 2009; Ord. 5094 § 1,
1998; Ord. 4296 § 2, 1988. Formerly 17.10.070.)
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Chapter 17.12 ACC, Final Subdivisions Page 10 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
17.12.080 Release of improvement guarantee.
A. If a financial security for the improvements has been submitted under ACC 17.12.070 or
17.14.010, such guarantee shall only be released upon acceptance by the city of a properly
executed bill of sale for such improvements and submittal of adequate record drawings for
which the guarantee was submitted.
B. A portion of the guarantee equivalent to 10 percent of the value of the public improvements
guaranteed shall be retained as a maintenance guarantee by the city for a minimum period of
one year from the date the city engineer certifies the completion of the plat improvements
have been satisfied, to ensure the adequate operation of such improvements, following which
any unused portion of such guarantee shall be released. This shall be consistent with the facility
extension provisions of ACC Title 13 (Water, Sewers and Public Utilities). (Ord. 6654 § 5, 2017; Ord.
6239 § 1, 2009; Ord. 5094 § 1, 1998; Ord. 4296 § 2, 1988. Formerly 17.10.080.)
17.12.090 Survey requirements.
A. A licensed professional land surveyor shall complete all lot staking prior to the recording of
the final subdivision.
B. All lot corners, including interior lot corners, shall be marked with a permanent marker that
bears the land surveyor’s registration number. When the boundary lines follow a meandering
line, the corners shall be set as directed by the city of Auburn.
C. When the legal description of the final subdivision utilizes partial or complete section
subdivisional breakdown to establish the boundaries, section subdivision survey information
shall be shown in accordance with the requirements of WAC 332-130-030.
D. All reference monuments used in the establishment of the final subdivision corners shall be
identified, described and noted as set or found. When appropriate, the survey shall reference
previous surveys that served as the basis for the survey.
E. When the final subdivision is adjacent to a constructed public right-of-way and the plat
corners or its offset represent a quarter corner, section corner or donation land claim that is
not of record or has been lost (or obliterated), a standard monument shall be placed.
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Chapter 17.12 ACC, Final Subdivisions Page 11 of 11
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
F. Whenever a final subdivision is adjacent to existing right-of-way, the centerline of the right-
of-way shall be located on the plat drawing. If the constructed improvements fall outside of the
documented right-of-way, the surveyor shall identify the existing edge of the pavement and
limits of the maintained right-of-way section on the drawing and show its relationship to said
centerline.
G. All requirements of Chapter 58.09 RCW and Chapter 332-130 WAC governing minimum
standards for land boundary surveys shall be met and a note shall be placed that reads:
THIS SURVEY COMPLIES WITH ALL THE STANDARDS AND GUIDELINES OF THE “SURVEY RECORDING
ACT” CHAPTER 58.09 RCW AND WAC 332-130.
H. The side lot lines of each lot, which if extended would intersect with the curb, shall be
marked on the curb. The offset distance from the curb mark to the property corner shall be
noted on the face of the plat. Curb pins shall be marked with a permanent marker bearing the
land surveyor’s registration number. (Ord. 6654 § 5, 2017; Ord. 6239 § 1, 2009.)
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by General Code.
Page 398 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 1 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Chapter 17.14
IMPROVEMENT REQUIREMENTS – SUBDIVISIONS
Sections:
17.14.005 Plan preparation, submittal and approval.
17.14.010 Improvement methods.
17.14.015 City engineer’s certificate of improvements.
17.14.020 Street, utilities and grading plans.
17.14.030 Public water service.
17.14.040 Public sanitary sewer service.
17.14.050 Street requirements.
17.14.060 Block requirements.
17.14.070 Minimum improvement requirements for approval of subdivisions
and short subdivisions.
17.14.080 Underground utilities.
17.14.090 Lot requirements.
17.14.100 Parks and playgrounds.
17.14.110 Floods and flood control.
17.14.120 Additional requirements.
17.14.005 Plan preparation, submittal and approval.
A. Plans for improvements shall be prepared, signed, dated and stamped by a professional
civil engineer registered in the state of Washington and shall be in accordance with city
standards and specifications. Plans shall be submitted to the city, following preliminary plat
approval, for circulation and review. No construction permit or approval shall be issued and no
construction activity shall commence relating to subdivision improvements until the plans
required by this chapter have been approved and signed by the city engineer. Plans shall be
consistent with the approved preliminary plat. All sanitary sewer, water, drainage and street
improvements to be dedicated to the city shall be covered by a public facilities extension
agreement, as required by ACC Titles 12 and 13.
Page 399 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 2 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
B. For preliminary plats that were approved, but not constructed, prior to the effective date of
the amendments to this chapter as adopted by the ordinance codified in this chapter, the
owner/developer may choose to use the standards in effect at the time of the preliminary plat
approval or, if approved by the city engineer, use the standards adopted pursuant to this
chapter.
C. Notwithstanding the previous requirement that civil plans for improvements shall be
submitted following approval of the preliminary plat, the city may, in its sole discretion, allow an
applicant/developer to submit plans after the department issues its recommendation to the
hearing examiner and prior to preliminary plat approval; provided, that the applicant/developer
recognizes and acknowledges that the city’s willingness to receive civil plans in advance of
preliminary plat approval does not constitute a submittal which would vest any rights for the
applicant/developer, and that the applicant/developer bears all risks of submitting plans in
advance of preliminary plat approval. Furthermore, early submittal shall be allowed by the city
only upon the applicant/developer entering into an agreement with the city whereby the
applicant/developer agrees to the following:
1. That the application shall not be considered “complete” for any purpose under federal,
state, or city law until after the preliminary plat is approved, and all possible appeal periods
of that approval have expired.
2. That since the application is not “complete,” an early submitted application is not
vested. Further, that the applicant/developer has no vested rights based on the filing of
these plans, and that any comprehensive plan provisions, development regulations, or
administrative regulations adopted prior to the date the preliminary plat is approved shall
apply to the application.
3. That the applicant/developer waives, on behalf of itself, heirs, assigns, successors, etc.,
any claim based on the city agreeing to allow plan submission and review before
preliminary plat approval.
4. That the applicant/developer will defend, indemnify, and hold the city harmless against
any and all claims based on the city’s agreement to allow submission and review before
preliminary plat approval.
5. That the city’s acceptance of plans before preliminary plat approval does not create an
obligation upon the city to accept plans prior to plat approval in the future. (Ord. 6611 § 1,
Page 400 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 3 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
2016; Ord. 6239 § 1, 2009; Ord. 6186 § 9, 2008; Ord. 5164 § 1, 1998; Ord. 4296 § 2, 1988. Formerly
17.12.010.)
17.14.010 Improvement methods.
Following preliminary plat approval and approval of all plans required by this chapter, and prior
to final plat approval, the applicant/plat developer shall guarantee the public improvements
required for the plat are completed by one of the following methods:
A. By completion of construction of the minimum required plat improvements in conformance
with ACC 17.14.070 (minimum improvement requirements) and furnishing to the city an
assignment of funds or an irrevocable letter of credit or guarantee bond or other similar
security satisfactory to the city engineer, in which assurance is given the city that the installation
of the remaining required public improvements will be carried out as provided by plans
submitted and approved pursuant to this chapter and in accordance with the city’s design and
construction standards, and under the supervision of the city engineer.
1. The amount of the assignment of funds or irrevocable letter of credit or other security
shall be 150 percent of the estimated construction cost of all remaining required public
improvements, as determined by the applicant and approved by the city engineer. A
substantial portion of the remaining required public improvements, subject to the
satisfactory security, shall be completed within the initial 12-month period of the
satisfactory security for the plat improvements. The remainder of the improvements shall
be completed within six months. During construction, the city engineer may allow a partial
release of the financial security as construction progresses:
a. The city engineer shall allow not more than one partial release of the financial
security during plat construction;
b. The sequencing of the partial release of the financial security is to be determined
by the city engineer prior to the acceptance of the security.
2. The city engineer may allow a single incremental six-month extension of the satisfactory
security time frame, beyond the initial 18-month period, if there are unforeseen
circumstances, beyond the control of the plat developer, that do not allow the completion
of the public improvements.
Page 401 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 4 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
3. As a condition of the plat improvement permitting approval, the developer shall agree
that in the case of the developer’s default or failure to complete the improvements as per
the approved plans and conditions, including time schedules, the city shall have the
authority to complete the construction of public improvements utilizing the above-
described satisfactory security.
4. The city engineer may further agree to allow the developer to utilize assignment of
funds or irrevocable letter of credit or other security acceptable to the city engineer to
cover the minimum warranty period.
B. By the formation of a local improvement district consistent with the provisions of Chapter
3.20 ACC and any other applicable requirement of the city and the state.
C. By actual installation of the required improvements in accordance with the provisions of
this chapter, and in accordance with the city’s design and construction standards and under the
supervision of the city engineer.
D. By a combination of these methods.
E. For any of the above combinations of methods, other than subsection C of this section, the
plat developer shall execute and record against the plat properties a statement approved by
the city attorney which holds the city harmless and limits the city’s financial obligation to
construct any defaulted private utility facilities and public infrastructure for streets, water utility,
sanitary sewer utility, or storm water utility systems to the face value of the bond shall be
memorialized on the plat documents. The statement shall also recognize the city’s reserved,
unilateral rights to establish the schedule for construction of defaulted plat infrastructure. Such
statements shall be legally binding upon the heirs and assigns of the developer, subsequent
property owners and their the and assigns. (Ord. 6654 § 6, 2017; Ord. 6239 § 1, 2009; Ord. 5093 § 1,
1998; Ord. 4296 § 2, 1988. Formerly 17.08.010.)
17.14.015 City engineer’s certificate of improvements.
Prior to final approval and after completion of all required improvements and/or the financial
guarantee of the construction of all required improvements, the city engineer shall provide a
certificate stating the required improvements, in accordance with the provisions of this title and
in accordance with city design and construction standards, have been completed or guaranteed
Page 402 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 5 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
or a combination to the satisfaction of the city engineer. (Ord. 6239 § 1, 2009; Ord. 5093 § 1, 1998;
Ord. 4296 § 2, 1988. Formerly 17.08.020.)
17.14.020 Street, utilities and grading plans.
Street, water, sanitary sewer, storm drainage and grading plans shall be prepared in
conformance with the city’s design and construction standards. (Ord. 6239 § 1, 2009; Ord. 5164 § 1,
1998; Ord. 4296 § 2, 1988. Formerly 17.12.020.)
17.14.030 Public water service.
Each lot in a subdivision created under this title shall be served by a public water system owned
and operated by the city unless the city finds that:
A. City water service is not practical due to topography, distance from city water facilities of
adequate capacity, extreme low proposed developmental density, or similar factor; and
B. Private water service will not be detrimental to the implementation of the adopted
comprehensive water plan; and
C. Private water service will not pose a threat to the public health, safety or welfare; and
D. Private water service is necessary to accomplish the purposes of this title.
If private water service is approved, preliminary plat approval shall be conditioned on the ability
of the subdivider to obtain all necessary approvals for the private water system or systems, and
the final plat shall not be approved until the subdivider demonstrates, to the satisfaction of the
city engineer, that the proposed water system or systems will adequately serve the domestic
water needs of future owners of property within the subdivision. (Ord. 6239 § 1, 2009; Ord. 5164 § 1,
1998; Ord. 4296 § 2, 1988. Formerly 17.12.040.)
Page 403 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 6 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
17.14.040 Public sanitary sewer service.
Each lot in a subdivision created under this title shall be served by the Auburn sanitary sewer
system, consistent with the sewer comprehensive plan, unless the city finds that:
A. City sanitary sewer service is not practical due to topography, distance from city sanitary
sewer facilities, extreme low proposed developmental density, or similar factor; and
B. On-site sewage disposal systems will not pose a threat to the public health, safety or
welfare; and
C. On-site sewage disposal systems are necessary to accomplish the purposes of this title; and
D. The city engineer has reported favorably on the use of on-site sewage disposal systems.
(Ord. 6239 § 1, 2009; Ord. 5164 § 1, 1998; Ord. 4296 § 2, 1988. Formerly 17.12.050.)
17.14.050 Street requirements.
The subdivision shall abut on and/or be served by an open, maintained public street(s) and the
street and block layout shall conform to the most advantageous development of adjoining
areas, the entire neighborhood, and shall meet the requirements of Chapter 12.64A andthe city
design and construction standards. (Ord. 6239 § 1, 2009; Ord. 5164 § 1, 1998; Ord. 4296 § 2, 1988.
Formerly 17.12.060.)
17.14.060 Block requirements.
A block shall consist of any two or more contiguous lots which are not separated by a street.
Blocks shall meet the requirements of the city design and construction standards. (Ord. 6239 § 1,
2009; Ord. 5164 § 1, 1998; Ord. 4296 § 2, 1988. Formerly 17.12.070.)
Page 404 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 7 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
17.14.070 Minimum improvement requirements for approval of
subdivisions and short subdivisions.
A. Prior to final approval of a subdivision or short subdivision, the following minimum
improvements shall be constructed consistent with the approved plans, except that the city
engineer may allow posting of a financial guarantee and/or the execution of a delay of
improvement agreement, based on a finding that the deferral of the required improvements is
in the best interests of the city.
1. Drainage facilities and erosion control measures consistent with the approved plans;
2. Water mains, services, and hydrant installed, operational, and fire flow available, if
required, consistent with the approved plans;
3. Underground electrical and telecommunication improvements required for all public or
private utilities and public illumination or traffic signal systems, if required, consistent with
the approved plans;
4. Sewer facilities installed and operational, if required, consistent with the approved
plans;
5. All curbs and gutters installed in all streets within the subdivision or short subdivision
consistent with the approved plans;
6. All streets paved up to the final lift of pavement to all lots within the subdivision or
short subdivision, consistent with the approved plans;
7. Street name signage installed consistent with the approved plans;
8. Specific site improvements required by the preliminary plat approval ordinance or
preliminary short plat approval decision, if the decision requires completion prior to plat
recording;
9. Delineation of critical areas that are to remain undeveloped and protected by easement
or placement in a separate tract pursuant to ACC Title 16 (Environment);
10. Temporary control monuments set by a land surveyor licensed in the state of
Washington, located in conformance with this title, and in place prior to final approval of
the subdivision or short subdivision. Permanent monuments and control points shall be set
Page 405 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 8 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
and verified by a land surveyor licensed in the state of Washington within 90 days of the
final lift of pavement; and
11. Improvements without which the director determines a safety hazard would exist.
B. The city shall have right of entry onto any lot, tract, easement or parcel that is part of the
final plat or short plat to ensure compliance with the minimum subdivision improvements
required in subsection A of this section. (Ord. 6239 § 1, 2009.)
17.14.080 Underground utilities.
A. Consistent with ACC Titles 12 and 13 and the city’s engineering design and construction
standards, all utility lines serving the subdivision, including but not limited to power, telephone
and television cables, shall be installed underground. Adequate easements shall be provided
for all such utility lines which will not be located within public way. Television conduit and
miscellaneous hardware shall be installed according to the requirements of Chapter 20.06 ACC.
B. Whenever an intersection of an arterial and any other street is constructed or improved
under the requirements of this title, and when the city engineer has determined that traffic
signalization of such intersection will be needed in the future, the city engineer may require the
installation, at the applicant’s expense, of underground conduit which will be necessary for and
will facilitate such future signalization. (Ord. 6799 § 1 (Exh. A), 2020; Ord. 6239 § 1, 2009; Ord. 5164 § 1,
1998; Ord. 4296 § 2, 1988. Formerly 17.12.240.)
17.14.090 Lot requirements.
A. The area, width and depth of lots shall conform to the requirements of ACC Title 18, except
for development utilizing cluster subdivision, as provided for in Chapter 17.26 ACC. The area
within a panhandle access to a lot shall not be considered for the purpose of determining
conformance with lot requirements.
B. The size, shape and orientation of lots shall be appropriate for the location, topography and
other natural features of the site and for the type of development contemplated.
Page 406 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 9 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
C. Every lot shall have a minimum of frontage on an improved public street or private access
tract, as provided in ACC Title 18, unless otherwise approved by this title.
D. Corner lots designated for residential uses shall be platted at least five feet wider than
required by the zoning ordinance.
E. Every lot shall border on an opened, improved and maintained public street or private
access tract. (Ord. 6239 § 1, 2009; Ord. 5542 § 1, 2001; Ord. 5164 § 1, 1998; Ord. 4296 § 2, 1988. Formerly
17.12.250.)
17.14.100 Parks and playgrounds.
Where dedication of land for park and recreation purposes is required, the hearing examiner
shall be guided by the policies and recommended standards of the Auburn parks, recreation,
and open space plan. It is the policy of the city to require park land dedication where a
proposed subdivision will result in a substantial increase in demand for park land or is needed
to prevent or abate public nuisances. Generally, this will occur where a subdivision will result in
the creation of lots capable of supporting 50 or more residential dwelling units; however, where
it is determined that the proposed subdivision, together with any reasonably anticipated future
development on adjacent or nearby land, will act in a cumulative manner to substantially
increase demand for park land, dedication may be required of smaller subdivisions. The
acceptability of the size, configuration and location of land proposed for park dedication shall
be determined by the hearing examiner based upon such factors as topography, drainage,
natural amenities and access. (Ord. 6239 § 1, 2009; Ord. 6186 § 10, 2008; Ord. 5164 § 1, 1998; Ord. 4772
§ 1, 1995; Ord. 4296 § 2, 1988. Formerly 17.12.260.)
17.14.110 Floods and flood control.
The city may disapprove a proposed subdivision because of flood, inundation or swamp
condition if the city finds that such condition poses a threat to the public health, safety or
general welfare or causes a public nuisance.
Where any portion of the proposed subdivision lies within the regulatory floodplain, the
hearing examiner shall impose a condition on the preliminary plat requiring the subdivider to
Page 407 of 1253
Chapter 17.14 ACC, Improvement Requirements – Subdivisions Page 10 of 10
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
conform to the city’s floodplain development requirements as set forth in Chapter 15.68 ACC. In
such cases, no development permit associated with the proposed subdivision shall be issued by
the city until said flood hazard area regulations have been met.
The city may require dedication of land to any public body and/or the construction of
improvements and may impose other conditions necessary to protect against flooding or
inundation. (Ord. 6295 § 7, 2010; Ord. 6239 § 1, 2009; Ord. 6186 § 11, 2008; Ord. 5164 § 1, 1998; Ord. 4772
§ 1, 1995; Ord. 4296 § 2, 1988. Formerly 17.12.270.)
17.14.120 Additional requirements.
The standards and requirements established or referenced by this chapter are minimum
requirements. These standards may be increased, and additional requirements may be
imposed for the purpose of preventing or abating public nuisances or mitigating identified
adverse environmental impacts pursuant to the State Environmental Policy Act of 1971
(Chapter 43.21C RCW) as now established or hereafter modified. Such additional requirements
may include but shall not be limited to off-site improvements to any public facility, the
dedication and/or improvement of parks and open spaces, and monetary contributions to any
city fund established to finance the provision of public services required by the subdivision.
(Ord. 6239 § 1, 2009; Ord. 5164 § 1, 1998; Ord. 4772 § 1, 1995; Ord. 4296 § 2, 1988. Formerly 17.12.280.)
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by General Code.
Page 408 of 1253
Page 1 of 2
Chapter 17.27
UNIT LOT SUBDIVISONS
Sections:
17.27.010 Purpose.
17.27.020 Scope.
17.27.025 Process.
17.27.030 Requirements.
17.27.010 Purpose.
The purpose of this chapter is to provide for the creation of residential ownership opportunities
in conjunction with development of middle housing and accessory dwelling units.
17.27.020 Scope.
Any lot conforming to the standards of Chapter 18.07 ACC which will be or has been developed
with middle housing, detached single-family residences, accessory dwelling units or some
combination thereof and in which no dwelling units are stacked on another dwelling unit or
other use may be subdivided into individual unit lots as provided herein.
17.27.025 Process.
A. Unit lot subdivisions shall follow the application, review, and approval procedures as outlined
in Chapter 17.09 ACC (short subdivision) or Chapters 17.10 and 17.12 ACC (formal subdivision),
based upon the number of lots being created. (Ord. 6239 § 1, 2009.)
B. Effect of Preliminary Approval. Preliminary approval constitutes authorization for the
applicant to develop the required facilities and improvements, upon review and approval of
Page 409 of 1253
Page 2 of 2
construction drawings by the public works department. All development shall be subject to any
conditions imposed by the city on the preliminary approval.
C. Revision and Expiration. Unit lot subdivisions follow the revision and expiration procedures
for a short subdivision.
17.27.030 Requirements.
A. Development as a whole on the parent lot, rather than individual unit lots, shall comply with
applicable design, development, and off-street parking standards of ACC Title 18.
B. Subsequent platting actions and additions or modifications to structure(s) may not create or
increase any nonconformity of the parent lot.
C. Access easements, joint use and maintenance agreements, and covenants, conditions and
restrictions (CC&Rs) identifying the rights and responsibilities of property owners and/or the
homeowners’ association shall be executed for use and maintenance of common garage,
parking, and vehicle access areas; bike parking; solid waste collection areas; underground
utilities; common open space; shared interior walls; exterior building facades and roofs; and
other similar features shall be recorded with the county auditor.
D. Portions of the parent lot not subdivided for individual unit lots shall be owned in common
by the owners of the individual unit lots, or by a homeowners’ association comprised of the
owners of the individual unit lots.
F. Notes shall be placed on the face of the plat or short plat as recorded with the county auditor
to state the following:
1. The title of the plat shall include the phrase “Unit Lot Subdivision.”
2. Approval of the development on each unit lot was granted by the review of the
development, as a whole, on the parent lot.
Figure 17.27.030. Examples of unit lot subdivision configurations.
FIGURE PLACEHOLDER.
Page 410 of 1253
Chapter 18.02 ACC, General Provisions Page 1 of 18
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.
18.02.067 Units allowed per lot.
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.
18.02.010 Short title.
This title shall be known as “the comprehensive zoning ordinance” of the city, which shall
constitute Title 18 of the Auburn City Code and shall hereafter be referred to as “this title.” (Ord.
6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.02.020 Authority to adopt code.
A. The city of Auburn comprehensive zoning ordinance is adopted by city of Auburn ordinance,
pursuant to Article XI, Section 11 of the Washington State Constitution, the State Growth
Management Act, RCW Title 35A, Optional Municipal Code, and Chapter 36.70B RCW. In
accordance with ACC 1.04.060.
Exhibit 3
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Chapter 18.02 ACC, General Provisions Page 2 of 18
B. Notwithstanding any provisions otherwise, this title does not permit or allow any action, use
or conduct which is in violation of or prohibited by any state or federal laws, regulations or
codes. Any action, use or conduct which is prohibited by state or federal law is prohibited
hereby. It is provided, however, that the provisions of this subsection B do not apply to any
person or persons who has/have a valid, lawful license issued by the state of Washington to
produce, process or sell marijuana, marijuana concentrates, usable marijuana and/or
marijuana-infused products and is acting in full conformity with the requirements of the state
of Washington related to such license pursuant to RCW 69.50.301 through 69.50.369, and WAC
314-55-005 through 314-55-540. In such instances, the state of Washington, not the city, is the
permitting and licensing entity. It is provided, however, that this provision does not preclude
the city from taking enforcement action in instances where conduct or activity that is licensed
or permitted under RCW 69.50.301 through 69.50.369, and WAC 314-55-005 through 314-55-
540 occurs within the city of Auburn but is not in compliance with or violates the requirements
of such state licensing or permitting. For the purposes of this section only, the provisions of
RCW 69.50.325 through 69.50.369, and WAC 314-55-515 through 314-55-535 are hereby
adopted by reference and incorporated herein. (Ord. 6525 § 5, 2014; Ord. 6416 § 4, 2012; Ord.
6245 § 2, 2009.)
18.02.030 Purpose.
A. The purpose of this title is to implement the city’s comprehensive plan. This title will be used
to further the growth and development of the city consistent with the adopted comprehensive
plan and its implementing elements. This title will also further the purpose of promoting the
health, safety, morals, convenience, comfort, prosperity, and general welfare of the city’s
population and to prevent and abate public nuisances.
B. The specific zones and regulations set out in this title are designed to:
1. Provide adequate public facilities and services, including utilities, roads, schools, and
parks in conjunction with development;
2. Provide housing with essential light, air, privacy, and open space;
3. Facilitate the safe and efficient movement of traffic on the city’s streets;
4. Stabilize and enhance property values;
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Chapter 18.02 ACC, General Provisions Page 3 of 18
5. Facilitate adequate provisions for doing public and private business and thereby
safeguard the community’s economic structure upon which the prosperity and welfare of
all depends; and
6. Through such achievements, help ensure the safety and security of home life, foster
good citizenship, and create and preserve a more healthful, serviceable and attractive
municipality and environment in which to live.
C. To most effectively accomplish these purposes, this title divides the city into zones wherein
the location, height and use of buildings, the use of land, the size of setback areas and other
open space, and the provision of off-street parking and loading are regulated and restricted in
accordance with the comprehensive plan for the city. These zones and regulations are deemed
necessary and are made with reasonable consideration, among other things, as to the
character of each zone and its particular suitability for specific uses, the need for such uses, the
common rights and interests of all within the zone as well as those of the general public, and
with the view of conserving and encouraging the most appropriate use of land throughout the
city and to prevent and abate public nuisances. (Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord.
4773 § 1, 1995; Ord. 4229 § 2, 1987. Formerly 18.02.020.)
18.02.040 Applicability.
A. The provisions of this title shall apply to both public and private use of land within the
corporate limits of the city.
B. 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 provisions of this title, and then only after securing all permits and approvals required
hereby. It shall be unlawful to build or use any building or structure or to use premises in the
city for any purpose or use other than the uses listed as being permitted in the zone in which
such building, land, or premises is located.
C. Any building, structure or use lawfully existing at the time of passage of this title, although
not in compliance herewith, may continue as provided in Chapter 18.54 ACC.
D. No division of land shall occur unless in compliance with the provisions of this title and ACC
Title 17, Land Adjustments and Divisions.
Page 413 of 1253
Chapter 18.02 ACC, General Provisions Page 4 of 18
E. This title is not intended to regulate the public ways as defined in ACC 20.02.020. (Ord. 6799
§ 3 (Exh. C), 2020; Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord. 4773 § 1, 1995; Ord. 4229 § 2,
1987. Formerly 18.02.030.)
18.02.050 Minimum requirements.
A. In interpretation and application, the requirements set forth in this title shall be considered
the minimum requirements necessary to accomplish the purpose of this title.
B. It is not the intent of this title to interfere with, abrogate or annul any easements, covenants
or other agreements between private parties. However, where this title imposes a greater
restriction upon the use of land and/or buildings or in general requires higher standards than
other ordinances, rules, or private agreements, the provisions of this title shall govern. (Ord.
6245 § 2, 2009.)
18.02.060 Rules for administrative interpretations.
A. The planning director shall be authorized to interpret the meaning of words, phrases and
sentences which relate to the determining of uses permitted in the various zones, approval or
disapproval of development plans, or other related zoning actions. Any interpretations
regarding implementation of this title shall be made in accordance with the intent or purpose
statement of the specific regulation and the comprehensive plan. Life, safety and public health
regulations are assumed to prevail over all other regulations.
B. The planning director may authorize uses in a zone other than those which are listed, if the
planning director determines the use is consistent with the intent of the zone and is of the
same general character of the uses permitted within the zone. Further guidance on
administrative interpretations of land uses can be found in ACC 18.02.120.
C. Administrative interpretations may be appealed to the hearing examiner as prescribed in
Chapter 18.70 ACC.
D. Administrative interpretations made by the planning director shall be documented, made
available for public review, and docketed for inclusion to this title, when consistent with the title
format and level of detail required. The city shall incorporate administrative interpretations
Page 414 of 1253
Chapter 18.02 ACC, General Provisions Page 5 of 18
upon approval of the legislative authority. (Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997; Ord. 4229
§ 2, 1987. Formerly 18.02.040.)
18.02.065 Methods of calculating density.
For subdivision purposes, the permitted number of dwelling units or lots shall be determined
as follows:
A. Gross Site Area. The gross site area shall be used to calculate both the minimum and
maximum number of allowed dwelling units or lots.
1. When calculations result in a fraction, the fraction shall be rounded to the nearest
whole number as follows:
a. Fractions of one-half or above shall be rounded up; and
b. Fractions below one-half shall be rounded down.
2. Calculating Minimum Density. Minimum density is calculated by multiplying the gross
site area by the minimum units or lots per acre allowed within the zone. For example, in
the R-2 zone, 7 units or lots per acre are allowed:
4.3 acres gross site area x 7 units per acre = 30.1 (rounded down to 30)
3. Each lot shall meet the requirements established in Chapter 18.07 ACC for lot area,
dimensions, setbacks, and other development standards.
4. Where a proposed area for subdivision cannot meet the minimum density due to
encumbrance by critical areas, critical area buffers, or other similar types of features that
preclude development, the applicant may seek to deviate from the minimum density which
will be reviewed as an administrative decision as part of the subdivision application. If the
applicant seeks a variance from the development standards in Chapter 18.07 ACC the
variance shall be processed utilizing the provisions of ACC 18.70.010. Alterations of a
critical area or its buffer shall be processed in accordance with Chapter 16.10 ACC.
Compliance with the density requirements of the underlying zone shall not be used as
justification for alteration of a critical area.
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B. The minimum density requirements shall not apply to short plats that are processed under
Chapter 17.09 ACC.
C. Bonus density, where applicable, shall be computed by adding the bonus units authorized
by Chapter 18.25 ACC to the base units computed under this section. (Ord. 6661 § 1, 2018; Ord.
6245 § 2, 2009.)
18.02.067 Units allowed per lot.
A. Applicability. The standards in this section apply to all residential uses in residential and
mixed-use zones.
B. Units. For the purposes of this section, “units” refer to dwelling units, including accessory
dwelling units (ADUs).
C. Base units allowed per lot. All lots in residential zones greater than 1,000 sf in area may be
developed with up to the number of units shown in 18.07.030(D)(1) when in compliance with all
other relevant standards of this chapter and ACC 18.25. Example: If 4 units are the base units
on a given lot, and a fourplex has been developed, no ADUs may be added.
D. Middle Housing Base units per lot allowed with transit or affordability bonus. Unit bonuses specific
to middle housing are required to comply with RCW 36.70A.635.
1. All lots in residential zones may be developed with up to the number of middle
housing units shown in 18.07.030(D)(2) under the following conditions:
a. The lot is within one-quarter mile of a major transit stop (as defined in ACC
18.04.597), or
b. At least two units on the lot are affordable housing meeting the requirements
of subsections (D)(2) through (D)(6) below.
Note: Bonus units for (a) and (b) above are not cumulative. Single-unit detached housing
lots are not eligible for bonuses and are not allowed as a component of the bonus
development.
2. To qualify for additional units under the affordable housing provisions, applicant shall
commit to renting or selling the required number of units as affordable housing.
3. Dwelling units that qualify as affordable housing shall have costs, including utilities
other than telephone, that do not exceed 30 percent of the monthly income of a
household whose income does not exceed the following percentages of median
household income adjusted for household size, for the county where the household is
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located, as reported by the United States Department of Housing and Urban
Development:
a. Rental housing: 60 percent.
b. Owner-occupied housing: 80 percent.
4. The units shall be maintained as affordable for a term of at least 50 years, and the
property shall satisfy that commitment and all required affordability and income
eligibility conditions.
5. The applicant shall record a covenant or deed restriction that ensures the continuing
rental or ownership of units subject to these affordability requirements consistent with
the conditions in chapter 84.14 RCW for a period of no less than 50 years. The covenant
or deed restriction must address the following:
a. How affordability will be defined, managed, and controlled under scenarios for
both ownership and rental housing. The covenant must commit to renting or
selling the required number of units as affordable housing and, for rental units,
ensure the continuing rental of units consistent with Chapter 84.14 RCW.
b. Criteria and policies to maintain public benefit if the property is converted to a
use other than that which continues to provide for permanently affordable
housing.
6. The units dedicated as affordable housing shall:
a. Be provided in a range of sizes comparable to other units in the development.
b. The number of bedrooms in affordable units shall be in the same proportion
as the number of bedrooms in units within the entire development.
c. Generally, be distributed throughout the development and have substantially
the same functionality as the other units in the development.
E. Lot area per unit above base allowance. Additional units beyond what is allowed under
18.25.040(A) are allowed based on lot area above the minimum lot size threshold. One
additional unit is allowed above the base for each interval of the value shown in 18.07.030(D)(3)
up to the maximum number of units per lot (18.07.030)(D)(4), except for courtyard housing. For
example: a lot with an area of 5,650 sf in the R-2 zone may have one additional unit above the
base of four because it is 1,250 ft larger than the minimum lot size.
F. Maximum units per lot.
1. Except for courtyard housing, the total number of units shall not exceed the value
listed in 18.07.030)(D)(4).
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2. The maximum number of units for courtyard housing is two times the number of
units listed in 18.07.030)(D)(4).
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 one unit per acre zone
3. R-2, residential low zone
4. R-3, residential moderate zone
5. R-4, residential high zone
6. R-MHC, manufactured/mobile home community zone;
7. RF, residential flex zone
8. R-NM, residential neighborhood mixed-use zone
9. C-1, light commercial zone;
10. C-2, heavy commercial zone;
11. M-1, light industrial zone;
12. M-2, heavy industrial zone;
13. LF, airport landing field zone;
14. P-1, public use zone;
15. UNC, unclassified use zone;
16. I, institutional use zone;
17. DUC, downtown urban center – 125 district
18. DUC, downtown urban center - 75 District
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19. DUC, downtown urban center - 55 District
20. DUC, neighborhood residential district
21. DUC, health and wellness district
22. DUC, residential-flex district
23. DUC, light commercial district
24. DUC, heavy commercial district
25. DUC, light industrial district
26. 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. (Ord. 6885 § 1 (Exh. A),
2022; Ord. 6677 § 1, 2018; Ord. 6245 § 2, 2009.)
18.02.080 Zoning map.
A. “Zoning map,” as used in this title, is that certain map, three copies of which are on file in
the office of the city clerk, labeled “Comprehensive Zoning Map of the city of Auburn,
Washington,” dated June 1, 1987, and adopted by Ordinance No. 4230 and signed by the mayor
and city clerk, along with all amendments thereto. The types of zoning map amendments are
listed in ACC 18.68.030(A).
B. Current copies of the zoning map are available for examination and/or purchase at the
community development department. The zoning map is adopted and made a part of the
comprehensive zoning ordinance, with the most current amended copy serving as the official
zoning map. (Ord. 6779 § 2, 2020; Ord. 6287 § 2, 2010; Ord. 6245 § 2, 2009.)
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18.02.090 Zone boundary interpretation.
Where uncertainty exists as to the boundaries of zones as shown on the official zoning map,
the following rules shall apply:
A. Boundaries indicated as approximately following the center lines of streets, highways, or
alleys shall be construed to follow such lines;
B. Boundaries indicated as approximately following platted lot lines shall be construed as
following such lot lines;
C. Boundaries indicated as approximately following city limits shall be construed as following
city limits;
D. Boundaries indicated as following railroad lines shall be construed as to be midway
between the main tracks;
E. Boundaries indicated as parallel to or extensions of features indicated in subsections A
through D of this section shall be so construed. Distances not specifically indicated on the
official zoning map shall be determined by the scale of the map;
F. Where physical or cultural features existing on the ground are at a variance with those
shown on the official zoning map, or in other circumstances not covered by subsections A
through E of this section, the planning director shall interpret the zone boundaries;
G. When the city vacates a street or alley, the vacated property will be zoned consistent with
the adjacent property it is being vacated to. (Ord. 6245 § 2, 2009.)
18.02.100 Zoning for annexed land.
Prior to any parcel of land being annexed to the city, the property may be zoned consistent with
the rezone requirements of this title and the comprehensive plan may be amended if
necessary.
Application for the rezone and any necessary amendment may be done simultaneously with
the request for annexation.
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For property that is not assigned a zone classification by the city of Auburn at annexation, the
property shall assume the UNC unclassified use designation upon annexation.
In such case, the planning director shall initiate an application to rezone from the UNC
unclassified use designation to a zone compatible with the comprehensive plan within six
months of the date of annexation. (Ord. 6245 § 2, 2009; Ord. 5354 § 2, 2000; Ord. 5026 § 1,
1997; Ord. 4229 § 2, 1987. Formerly 18.02.050.)
18.02.110 Zoning for property influenced by Auburn Municipal Airport.
Refer to Chapter 18.38 ACC to determine if property will be required to comply with additional
regulations that are associated with the airport. (Ord. 6245 § 2, 2009; Ord. 5026 § 1, 1997.
Formerly 18.02.060.)
18.02.120 Permitted land uses established.
A. Categories of Uses Established. Chapters 18.07 through 18.44 ACC establish permitted,
administrative, conditional, and prohibited uses, by zone, for all properties within the Auburn
city limits. All principal uses in a given zone are one of four types:
1. Permitted use (see ACC 18.04.696);
2. Administrative use (see ACC 18.04.025);
3. Conditional use (see ACC 18.04.260);
4. Prohibited use (see ACC 18.04.752).
Uses which are incidental and customary to a principal use may be considered an accessory use
as defined in ACC 18.04.020.
Uses not specifically identified as principal uses or determined to be an accessory use shall be
classified utilizing the procedures outlined in subsection (C)(6) of this section.
B. Zoning Use Tables Established for Residential Zones. The zone use tables in ACC 18.07.020
and 18.09.020 establish whether a specific use is permitted in a zone and whether the use is
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allowed as a permitted, administrative, conditional, or prohibited use. The zone is located on
the horizontal row and the specific use is located on the vertical column of these tables.
C. Interpretation of Zone Use Tables.
1. Legend. The following letters have the following meanings when they appear in the box
at the intersection of the column and the row on the zone use tables:
Symbol Description
P Permitted Use
A Administrative Use
C Conditional Use
X Prohibited Use
2. Other Requirements Applicable. The above uses are subject to the other application
requirements, citywide property development standards, and applicable overlay district
regulations specified in the zoning code, the project review procedures specified in ACC
Title 14, the building and construction standards of ACC Title 15, the environmental review
procedures and regulations specified in ACC Title 16, and the regulations for the division of
land in ACC Title 17.
3. Additional Use-Related Conditions. If a number also appears at the intersection of the
column and the row, the use is also subject to the additional requirements as listed in the
corresponding endnote immediately following the use table in the specified code chapter.
All applicable requirements shall govern a use whether specifically identified in the zone
chapter or not.
4. Accessory Use Interpretation. The planning director or designee may determine if a use
that is not specifically described as accessory is permitted as an accessory to a principal use
in a zone. Upon inquiry by an applicant, an administrative interpretation shall be made by
the planning director or designee to determine if a proposed use is allowed as an accessory
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use within the zone utilizing the purpose and intent of the zone, comprehensive plan policy
guidance, and the definition of accessory use contained in Chapter 18.04 ACC.
5. Prohibited Uses. If an “X” appears in the box at the intersection of the column and the
row, the use is prohibited in that zone. Similarly, if a use is listed in one zone use table but
not another zone use table, it shall be considered prohibited in the zone use table in which
it is not listed. For example, a use listed in the industrial zone use table of Chapter 18.16
ACC, but not listed in the residential zone use table of Chapter 18.07 ACC, shall be
considered prohibited in the residential zones listed in Chapter 18.07 ACC even though the
land use does not appear with an “X” in the use table.
6. Unclassified Uses. Upon inquiry by an applicant, an administrative interpretation shall be
made by the planning director or designee to determine if a proposed use not specifically
listed in any zone use table is allowed within a specific zone utilizing the criteria in this
subsection. Should an interpretation be made that a proposed, unlisted use not be allowed
in a specific zone, the planning director or designee shall indicate which zones, if any, do
permit the use.
a. Criteria for Unclassified Uses. In order to make a determination that an unclassified
use is permitted, administratively permitted, conditionally permitted, or accessory, the
planning director or designee must find that the use is:
i. In keeping with the intent of the zone, and consistent with Auburn
comprehensive plan policies; and
ii. Similar in nature to, and no more intense than, specifically listed permitted,
conditional or accessory uses; and
iii. Consistent with subsection (C)(4) of this section, if determined to be
permissible as an accessory use. (Ord. 6269 § 1, 2009; Ord. 6245 § 2, 2009.)
18.02.130 Neighborhood review meeting.
A. Purpose. The purpose of the neighborhood review meeting is for a developer/applicant of a
proposed project to hold a meeting with surrounding and adjacent neighboring residents,
property owners, homeowners’ associations, residents and businesses (hereinafter collectively
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referred to as “neighbors”) prior to submitting an application to the city. The neighbors would
have an early opportunity to become familiar with either a residential subdivision, multifamily
or mixed development proposal of a certain size and scale early in the development review
process and to identify any associated issues. The neighborhood review meeting is intended to
assist in producing applications that are responsive to neighborhood concerns, and to reduce
the likelihood of delays and appeals. The city expects an applicant to take into consideration the
reasonable concerns and recommendations of the neighbors and other interested persons
when preparing an application.
B. Applicability. A neighborhood review meeting shall be required for the following types of
new land use application in any applicable zoning district within the city:
1. A residential subdivision project comprising 40 or more lots or units; or
2. A multifamily residential project comprising 40 or more units; or
3. A mixed-use development project comprising 40 or more units.
C. Time Frames.
1. Prior to submittal of an application, an applicant shall provide an opportunity to meet
with neighboring residents, property owners, homeowners’ associations, residents and
businesses (hereinafter collectively referred to as “neighbors”) within the city-specified
notice radius to review the proposal.
2. The applicant shall not be required to hold more than one neighborhood review
meeting.
D. Procedures.
1. The applicant shall select the meeting time and place. The starting time selected shall
be limited to a weekday evening after 6:00 p.m. or a weekend at any reasonable time and
shall not occur on a federally recognized holiday. The meeting shall be held at a location
open to the public and in compliance with the Americans with Disabilities Act. The public
meeting shall be held within the Auburn city limits, at a location no further than two miles
from the project site, unless an alternate meeting location is approved by the planning
director. A sign at least 22 inches by 28 inches in size with minimum two-inch lettering shall
be placed at the main entrance of the building where the meeting will take place at least
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one hour prior to the meeting. Such sign will announce the meeting purpose, that the
meeting is open to the public and that interested persons are invited to attend. This sign
shall be removed upon conclusion of the meeting by the applicant.
2. The applicant shall send by regular mail a written notice announcing the neighborhood
review meeting to the director of the city of Auburn planning and development department
and property owners within 300 feet of the property(ies) involved in the development
review application. The notice shall include the date, time and location of the meeting and
briefly discuss the nature and location of the proposal. The notice shall be mailed not less
than 20 calendar days prior to the meeting date. The mailing list shall be obtained by the
applicant and based on the most recent property tax assessment rolls of the King County
department of assessments or the Pierce County assessor-treasurer’s office, whichever is
applicable.
3. Not less than 20 calendar days prior to the neighborhood review meeting, the applicant
shall post a notice on the property which is the subject of the proposed application. The
notice shall be posted at the property in a visible and accessible location. The notice shall
state that the site may be subject to a proposed development and shall set forth the name
of the applicant and a telephone number where the applicant or applicant’s contact person
can be reached for additional information. The site shall remain posted until the conclusion
of the neighborhood review meeting. The city will not be responsible for posting of any
signs.
4. The sign at the building entrance under subsection (D)(1) of this section, the notices
sent by mail under subsection (D)(2) of this section and the site posting under subsection
(D)(3) of this section shall each contain the following statement:
The intent of this meeting is to facilitate an early informal discussion between the
project developer and the neighbors regarding the project. While required by the
City of Auburn, this meeting is not conducted by the City of Auburn and is in
addition to any future hearings or public comment opportunities available under
city development review processes.
5. At the neighborhood review meeting, the applicant shall describe the proposed
application to persons in attendance. The attendees may identify any issues that they
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believe should be addressed in the application and recommend that those issues be
submitted for city consideration and analysis.
6. The applicant shall prepare and make available the following materials for review and
discussion at the public meeting:
a. Total number of dwelling units/lots expected to be built;
b. Conceptual site plan/plat layout showing buildings, road layout, landscape, parking,
topography and open space areas, and adjacent properties; and
c. Aerial photograph showing the subject property and adjacent properties.
7. At the neighborhood review meeting, a sign-in sheet shall be distributed to all meeting
attendees that specifies the date, time and location of the neighborhood review meeting
and asks for the name, address, phone number and electronic mail address of each
meeting attendee.
8. At the neighborhood review meeting, the applicant shall take notes of the discussion on
the proposed application for eventual submittal to the city.
E. Submittal Requirements. The applicant shall submit the following information with the
submittal of a development application:
1. A copy of the notice provided to surrounding property owners within 300 feet of the
proposed development site.
2. A copy of the mailing list used to send out meeting notices.
3. A written statement containing the information posted on the property.
4. An affidavit of mailing and posting notices.
5. A copy of the meeting sign-in sheet.
6. Copies of written materials and eight-and-one-half-inch by 11-inch size plans presented
at the neighborhood review meeting.
7. Notes of the meeting including a summary of oral and written comments received.
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8. If responses to the meeting notice were not received by the applicant and no one
attended the neighborhood review meeting or persons in attendance made no comments,
the applicant shall submit evidence as indicated above, with the notes reflecting the
absence of comment, attendance, or both.
F. Notice.
1. All property owners who receive notice of the neighborhood review meeting shall be
eligible to receive a copy of the written city decision for the development proposal.
2. All neighbors receiving notice of or attending the neighborhood review meeting shall be
eligible to receive a copy of the written city decision for the development proposal through
a request made to the city.
G. Consideration. The city shall consider as part of the development review process the
concerns and issues raised by the neighbors and applicant at the neighborhood review
meeting, including any agreed-upon solutions or resolutions to outstanding issues or areas of
contention. The city, however, shall not be bound in its decision-making by any agreements or
understandings made between the neighbors and applicants. Nothing in this section shall be
construed to delegate design or project review decision-making authority to the participants in
the public meeting.
H. City Involvement. The neighborhood review meeting is intended to be a developer-
neighborhood interaction. City staff are not required to attend and/or participate in
neighborhood review meetings. There will be other official opportunities for residents and
neighbors to make comment during the development review process that would follow the
neighborhood review meeting. The director of the planning and development department or
designee shall be notified a minimum of seven calendar days prior to the scheduled date of the
neighborhood review meeting. Any city staff attendance at a neighborhood review meeting is
for informational purposes only, does not represent the city’s position on the merits of the
development proposal and does not constitute an approval or denial of an application, now or
submitted in the future. (Ord. 6287 § 2, 2010; Ord. 6245 § 2, 2009.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
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Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
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Chapter 18.04 ACC, Definitions Page 1 of 73
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Chapter 18.04
DEFINITIONS
Sections:
18.04.010 General definitions.
18.04.018 Accessory dwelling unit.
18.04.019 Accessible electric vehicle charging station.
18.04.020 Accessory use.
18.04.021 Accessory use, manufactured home community.
18.04.022 Repealed.
18.04.023 Accessory use, residential.
18.04.024 Repealed.
18.04.025 Administrative use.
18.04.027 Repealed.
18.04.030 Repealed.
18.04.031 Adult family home.
18.04.032 Repealed.
18.04.035 Agricultural enterprise.
18.04.036 Agricultural store.
18.04.039 Aircraft operations.
18.04.040 Airport, heliport or aircraft landing field.
18.04.050 Airport elevation.
18.04.060 Airport hazard.
18.04.070 Airport landing area.
18.04.072 Airport manager.
18.04.080 Airport reference point.
18.04.090 Alley.
18.04.100 Amusement device, mechanical.
18.04.105 Animal shelter, public.
18.04.110 Apartment.
18.04.115 Apiary.
18.04.120 Arcade.
18.04.125 Assisted living facility.
18.04.130 Automobile repair.
18.04.140 Repealed.
18.04.150 Automobile wrecking.
18.04.160 Automobile wrecking yard.
18.04.170 Automobile, trailer, equipment sales area.
18.04.171 Battery charging station.
18.04.172 Battery electric vehicle (bev).
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.173 Battery exchange station.
18.04.175 Bed and breakfast.
18.04.180 Repealed.
18.04.185 Repealed.
18.04.190 Building.
18.04.192 Building and landscape materials sales.
18.04.194 Building contractor, heavy.
18.04.195 Building contractor, light.
18.04.200 Building height.
18.04.210 Building, main.
18.04.220 Repealed.
18.04.230 Building site.
18.04.235 Built green.
18.04.235.1 Caretaker apartment.
18.04.236 Charging levels.
18.04.237 Chicken coop.
18.04.238 Chicken run.
18.04.240 Commercial use.
18.04.245 Commercial vehicle.
18.04.246 Commercial recreation facility, indoor.
18.04.247 Commercial recreation facility, outdoor.
18.04.248 Community retail establishment.
18.04.249 Communal residence.
18.04.250 Comprehensive plan.
18.04.260 Conditional use.
18.04.265 Condominium.
18.04.270 Conforming use.
18.04.280 Repealed.
18.04.282 Convenience store.
18.04.283 Crematorium.
18.04.285 Dangerous waste.
18.04.290 Daycare center, nursery school, preschool.
18.04.294 Designated accessible space.
18.04.295 Designated facility zone.
18.04.300 Density.
18.04.301 Density, base.
18.04.302 Density bonus.
18.04.303 Density, minimum.
18.04.310 Development standards.
18.04.318 Dripline.
18.04.320 Repealed.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.325 Domestic fowl and poultry.
18.04.330 Dwelling.
18.04.340 Dwellings, types of.
18.04.350 Dwelling unit.
18.04.351 Electric scooters and motorcycles.
18.04.352 Electric vehicle.
18.04.353 Electric vehicle charging station.
18.04.354 Electric vehicle charging station – Restricted.
18.04.355 Extremely hazardous waste.
18.04.356 Electric vehicle charging station – Public.
18.04.357 Electric vehicle infrastructure.
18.04.358 Electric vehicle parking space.
18.04.359 Emergency Housing
18.04.360 Emergency Shelter
18.04.361 Entertainment, commercial.
18.04.362 Family.
18.04.365 FAR Part 77 surfaces.
18.04.370 Fence.
18.04.371 Fence, opacity.
18.04.372 Fence, screened.
18.04.373 Fence, visibility.
18.04.374 Fence, 100 percent sight-obscuring.
18.04.376 Retaining wall.
18.04.380 Floor area.
18.04.390 Foster care home.
18.04.395 Fueling station.
18.04.400 Garage or carport, residential.
18.04.410 Garage, commercial.
18.04.411 Golf course.
18.04.412 Governmental facilities.
18.04.420 Grade.
18.04.425 Green building practices.
18.04.430 Gross floor area.
18.04.440 Group residence facility.
18.04.445 Growth center.
18.04.450 Guest cottage.
18.04.452 Hazardous material.
18.04.453 Hazardous substance.
18.04.454 Hazardous substance processing or handling.
18.04.455 Hazardous waste.
18.04.456 Hazardous waste storage.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.457 Hazardous waste treatment.
18.04.458 Hazardous waste treatment and storage facility, off-site.
18.04.459 Hazardous waste treatment and storage facility, on-site.
18.04.460 Home occupation.
18.04.465 Homeless encampment.
18.04.466 Horse riding, commercial.
18.04.470 Hospital.
18.04.480 Hospital or clinic, small animal.
18.04.485 Host agency.
18.04.490 Hotel.
18.04.495 Household pet.
18.04.496 Housing rehabilitation.
18.04.497 Impervious surface.
18.04.498 Incidental.
18.04.499 Intensity.
18.04.500 Junkyard.
18.04.510 Kennel.
18.04.515 Kitchen.
18.04.520 Landscaping.
18.04.522 Reserved.
18.04.523 Large domestic animal.
18.04.525 Leadership in energy and environmental design (leed).
18.04.527 Live/work unit.
18.04.530 Lot.
18.04.540 Lot area.
18.04.550 Lot coverage.
18.04.560 Lot dimensions.
18.04.570 Lot lines.
18.04.580 Lot of record.
18.04.590 Lot types.
18.04.595 Low impact development.
18.04.597 Major transit stop
18.04.600 Manufactured home.
18.04.610 Manufactured home community.
18.04.612 Manufacturing, assembling and packaging – Heavy intensity.
18.04.614 Manufacturing, assembling and packaging – Light intensity.
18.04.616 Manufacturing, assembling and packaging – Medium intensity.
18.04.617 Medium domestic animal.
18.04.619 Medium-speed electric vehicle.
18.04.620 Medical-dental clinic.
18.04.621 Middle housing
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.622 Miniature goat.
18.04.623 Microbrewery or a small craft brewery.
18.04.625 Mixed-use development.
18.04.630 Mobile home.
18.04.635 Motor freight terminal.
18.04.640 Motel.
18.04.641 Multimodal transportation corridor.
18.04.642 Municipal park.
18.04.643 Museum.
18.04.643.1 Neighborhood electric vehicle.
18.04.644 Neighborhood recreation buildings.
18.04.644.1 Neighborhood retail establishment.
18.04.645 Neighborhood services.
18.04.648 Net density.
18.04.649 Nonelectric vehicle.
18.04.650 Nonconforming use.
18.04.660 Nursing home.
18.04.670 Occupancy.
18.04.672 Outdoor sales.
18.04.676 Outdoor storage.
18.04.676.1 Overlay zone.
18.04.677 Owner occupied unit.
18.04.678 Repealed.
18.04.680 Parking area.
18.04.690 Parking space or stall.
18.04.692 Parking structure.
18.04.694 Permanent supportive housing.
18.04.696 Permitted use.
18.04.700 Person.
18.04.710 Personal service shop.
18.04.730 Planning commission.
18.04.740 Planning director.
18.04.741 Plug-in hybrid electric vehicle (PHEV).
18.04.742 Potbelly pig.
18.04.744 Prerelease facility.
18.04.745 Print and copy shop.
18.04.746 Private country clubs and golf courses, excluding driving ranges.
18.04.748 Privately owned and operated parks and playgrounds.
18.04.750 Professional offices.
18.04.752 Prohibited use.
18.04.754 Public art.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.756 Public recreational amenity.
18.04.760 Public use.
18.04.770 Quasi-public use.
18.04.779 Rapid charging station.
18.04.780 Recreational vehicle, camping trailer, travel trailer, motor home and truck camper.
18.04.790 Recreational vehicle park.
18.04.791 Regional retail establishment.
18.04.792 Religious institution.
18.04.794 Renting of rooms.
18.04.796 Repair services – Equipment, appliances.
18.04.800 Residence.
18.04.804 Restaurant, full-service.
18.04.805 Right-of-way.
18.04.806 Schools, elementary and middle/junior high.
18.04.807 Schools, secondary or high school.
18.04.808 Secure community transition facility.
18.04.809 Senior housing.
18.04.810 Setback.
18.04.811 Setback area.
18.04.812 Setback, front.
18.04.813 Setback, rear.
18.04.814 Setback, side.
18.04.815 Setback line.
18.04.816 Shop.
18.04.818 Shopping center.
18.04.820 Sign.
18.04.821 Site.
18.04.822 Site area.
18.04.823 Small domestic animal.
18.04.824 Social and service organizations.
18.04.825 Solid waste.
18.04.826 Solid waste processing facility.
18.04.827 Special events.
18.04.828 Sponsoring agency.
18.04.829 Store.
18.04.830 Repealed.
18.04.835 Special needs housing.
18.04.840 Repealed.
18.04.850 Reserved.
18.04.855 Small craft distillery.
18.04.860 Story.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.870 Street, private.
18.04.880 Street, public.
18.04.890 Structure.
18.04.891 Supportive housing.
18.04.892 Sustainable design.
18.04.894 Tasting room.
18.04.895 Tavern.18.04.896 Transmitting tower.
18.04.897 Unclassified use.
18.04.900 Use.
18.04.901 Utility facilities and substations.
18.04.910 Variance.
18.04.911 Walking distance.
18.04.912 Wine production facility.
18.04.912.1 Winery.
18.04.912 Wireless communications.
18.04.913 Work/live unit.
18.04.914 Work release facility.
18.04.920 Yard.
18.04.930 Yard, front.
18.04.940 Yard, rear.
18.04.950 Yard, side.
18.04.954 Youth community support facility.
18.04.960 Zone.
18.04.1001 Child care center.
18.04.1005 Marijuana or marihuana.
18.04.1007 Marijuana cooperative.
18.04.1009 Marijuana-infused products.
18.04.1011 Marijuana processor.
18.04.1013 Marijuana producer.
18.04.1015 Marijuana related business.
18.04.1017 Marijuana retailer.
18.04.1019 Marijuana researcher.
18.04.1021 Marijuana transporter.
18.04.1023 Public or private park.
18.04.1025 Public or private playground.
18.04.1027 Public or private recreational center.
18.04.1029 Public transit center.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.010 General definitions.
Except where specifically defined in this chapter, all words used in this title shall carry their customary
meanings. Words used in the present tense include the future, and the plural includes the singular, the word
“shall” is always mandatory, the word “may” denotes a use of discretion in making a decision, and the words
“used” or “occupied” shall be considered as though followed by the words “or intended, arranged or designed
to be used or occupied.” (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.018 Accessory dwelling unit.
An “accessory dwelling unit” is a self-contained residential unit that is accessory to a single-unit detached
housing or middle housing units located on individually owned lots, where the accessory dwelling unit is
located on the same lot. An accessory dwelling unit has its own bathroom, kitchen facilities, living and
sleeping areas, though it can share other features with the primary unit including the yard, parking, storage or
laundry facilities. The accessory dwelling unit may be attached or detached to the single-unit detached housing
or middle housing unit(s). An accessory dwelling unit excludes accessory residential uses as defined in ACC
18.04.023. (Ord. 6245 § 3, 2009; Ord. 5399 § 1, 2000.)
18.04.019 Accessible electric vehicle charging station.
“Accessible electric vehicle charging station” means an electric vehicle charging station where the battery
charging station equipment is located within accessible reach of a barrier-free access aisle (minimum 44-inch
width) and the electric vehicle. (Ord. 6365 § 1, 2011.)
18.04.020 Accessory use.
“Accessory use” means a use, a building or structure, part of a building or other structure, which is subordinate
to and the use of which is incidental to that of the main building, structure or use on the same lot, including a
residential garage. If an accessory building is attached to the main building by a common wall or roof, such
accessory building shall be considered a part of the main building. Parking areas will not be considered an
accessory use under this definition. See related definitions for “Accessory use, manufactured home
community” and “Accessory use, residential.” (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.021 Accessory use, manufactured home community.
“Manufactured home community accessory use” is a subordinate use which supports the principal
manufactured home community use without displacing it. Manufactured home community accessory uses
include but are not limited to recreation facilities, clubhouses, park offices, and utility rooms to serve the
residents of the park only. (Ord. 6245 § 3, 2009.)
18.04.022 Adult book and video establishment. Repealed by Ord. 5835.
18.04.023 Accessory use, residential.
“Residential accessory use” means a subordinate use which supports the principal residential use without
displacing it. The accessory residential use is typically located on the same lot occupied by the principal
residential use. Residential accessory uses include residential garage, guest cottage, recreation room, tool shed,
swimming pool, noncommercial greenhouse, private stable, barn, pen, coop, or similar structure. This use
excludes accessory dwelling units, as defined in ACC 18.04.018, and manufactured home community
accessory uses. (Ord. 6245 § 3, 2009.)
18.04.024 Adult entertainment establishment. Repealed by Ord. 5835.
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. (Ord. 6269 § 27, 2009.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.027 Adult entertainment. Repealed by Ord. 5835.
18.04.030 Adult motion picture theater. Repealed by Ord. 5835.
18.04.031 Adult family home.
“Adult family home” means a residential home licensed by the state in which a person or persons provide
personal care, special care, room, and board to more than one but not more than six adults who are not related
by blood or marriage to the person or persons providing the services. Adult family homes are not communal
residences. (Ord. 6560 § 1, 2015; Ord. 6245 § 3, 2009.)
18.04.032 Adult uses. Repealed by Ord. 5835.
18.04.035 Agricultural enterprise.
“Agricultural enterprise” means a business enterprise which is engaged in, or related to, farming or agricultural
production and other businesses and services supporting and promoting agriculture practices and the practice
of locally and regionally grown foods. The term shall include the following:
A. “Agritourism” means a business enterprise activity that includes operation of a working farm or any
agricultural or horticultural operation that, while not an exclusive function, is open to the public on a seasonal
basis for enjoyment, recreation, personal entertainment, or education.
B. “Agricultural entertainment” means any event or activity that allows for recreation, entertainment,
education and tourism associated with agricultural activities. (Ord. 6363 § 1, 2011.)
18.04.036 Agricultural store.
“Agricultural store” means a retail food establishment, housed in a permanent structure, whose primary
economic activity is the sale of local and regional agricultural products directly to consumers. An agricultural
store may also include the sale of sundries, prepackaged food, bottled or canned beverages and freshly
prepared food and beverages for consumption on site. (Ord. 6363 § 1, 2011.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.039 Aircraft operations.
“Aircraft operations” means the movement of aircraft operating in the airport traffic pattern or within sight of
the airport. A landing or takeoff is one operation. An aircraft that takes off and then lands creates two aircraft
operations. (Ord. 6838 § 1 (Exh. A), 2021.)
18.04.040 Airport, heliport or aircraft landing field.
“Airport,” “heliport,” or “aircraft landing field” means any runway, landing area or other facility whether
publicly or privately owned or operated, and which is designed, used or intended to be used either by public
carriers or by private aircraft for landing and taking off of aircraft. This definition includes all necessary
taxiways, aircraft storage and tie-down areas, hangars and other necessary buildings and open spaces. This
definition does not include manufacturing, servicing or testing facilities located in the vicinity of any landing
area associated with the manufacturing or testing of commercial or military aircraft or activities associated
therewith. (Ord. 6838 § 1 (Exh. A), 2021; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.050 Airport elevation.
“Airport elevation” means the established elevation of the highest point on the usable landing area. (Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
18.04.060 Airport hazard.
“Airport hazard” means any structure, tree or use of land which obstructs the airspace required for, or is
otherwise hazardous to, the flight of aircraft in landing or taking off at the airport. (Ord. 6245 § 3, 2009; Ord.
4229 § 2, 1987.)
18.04.070 Airport landing area.
“Airport landing area” means the area of the airport used for the landing, taking off or taxiing of aircraft. (Ord.
6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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Chapter 18.04 ACC, Definitions Page 12 of 73
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.072 Airport manager.
Airport Manager. See definition in Chapter 12.56 ACC. (Ord. 6838 § 1 (Exh. A), 2021.)
18.04.080 Airport reference point.
“Airport reference point” means the point established as the approximate geographic center of the airport
landing area and so designated. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.090 Alley.
“Alley” means a public travel way or other public right-of-way under the jurisdiction and control of the city
and not designated for general travel and used primarily as a means of access to the rear of residential and/or
business establishments. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.100 Amusement device, mechanical.
“Mechanical amusement device” means any machine which, upon the insertion of a coin, slug, token, plate,
disk, monetary bill or credit card, may be operated by the public generally for use as a game, entertainment or
amusement, whether or not registering a score. It includes such devices as marble machines, pinball machines,
skill ball, mechanical grab machines, video games and all games, operations or transactions similar thereto
under whatever name they may be indicated to specify. “Mechanical amusement device” does not include pool
tables. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.105 Animal shelter, public.
“Animal shelter, public” means a facility that is used to temporarily house or contain stray, homeless,
abandoned or unwanted animals. The facility must be owned, operated, or maintained by one or more of the
following: an animal care and control agency; humane society, or society for the prevention of cruelty to
animals registered under Chapter 16.52 RCW, or another nonprofit organization devoted to the welfare,
protection, and humane treatment of animals, when such society or organization is then under contract with an
animal care and control agency. An animal shelter, public may provide supporting services, including medical
care. (Ord. 6407 § 2, 2012.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.110 Apartment building.
“Apartment Building” means:
(a) A building containing seven or more attached dwelling units, including a building containing nonresidential
units if the building also contains seven or more attached dwelling units, but excluding the following classes of
buildings:
(i) Hotels and motels;
(ii) Dormitories;
(iii) Care facilities;
(iv) Floating homes;
(v) Middle Housing
(vi) A building that contains attached dwelling units that are each located on a single platted lot;
(vi) A building in which all of the dwelling units are held under one ownership and is subject to a
recorded irrevocable sale prohibition covenant;
(viii) A building with six or fewer units that is no more than three stories; and
(iv) A building with six or fewer units that is no more than three stories so long as one story is utilized
for parking, either above or below ground, or retail space.
18.04.115 Apiary.
“Apiary” (“apiaries”) means a place where honey bees (Apis mellifera) are kept; a collection of beehives.
“Beekeeping” is included under this definition. (Ord. 6600 § 1, 2016.)
18.04.120 Arcade.
“Arcade” means an entertainment venue featuring primarily video games, simulators, and/or other amusement
devices where persons under 21 years of age are not restricted. (Ord. 6642 § 14, 2017; Ord. 6245 § 3, 2009;
Ord. 4229 § 2, 1987.)
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. (Ord. 6560 § 2, 2015; Ord. 6245 § 3, 2009; Ord. 6140 § 1, 2007.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.130 Automobile repair.
“Automobile repair” includes fixing, incidental body or fender work, painting, and upholstering, engine tune-
up, adjusting lights, installation/repair of electrical or electronic components, brakes, supplying and installing
replacement parts to passenger vehicles and trucks. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.140 Automobile service station. Repealed by Ord. 6433.
18.04.150 Automobile wrecking.
“Automobile wrecking” means the dismantling or disassembling of used motor vehicles or trailers, the storage,
sale or dumping of dismantled, obsolete, or wrecked vehicles or their parts, and the towing of such vehicles or
parts in connection with such activity. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.160 Automobile wrecking yard.
“Automobile wrecking yard” means any premises devoted to automobile wrecking. (Ord. 6245 § 3, 2009; Ord.
4229 § 2, 1987.)
18.04.170 Automobile, trailer, equipment sales area.
“Automobile, trailer and equipment sales area” means an open area, other than a street or alley, used for the
display, sale or rental of new or used automobiles, trucks, trailers or other equipment. (Ord. 6245 § 3, 2009;
Ord. 4229 § 2, 1987.)
18.04.171 Battery charging station.
“Battery charging station” means an electrical component assembly or cluster of component assemblies
designed specifically to charge batteries within electric vehicles, which meet or exceed any standards, codes,
and regulations set forth by Chapter 19.28 RCW and consistent with rules adopted under RCW 19.27.540.
(Ord. 6365 § 1, 2011.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.172 Battery electric vehicle (bev).
“Battery electric vehicle (BEV)” means any vehicle that operates exclusively on electrical energy from an off-
board source that is stored in the vehicle’s batteries, and produces zero tailpipe emissions or pollution when
stationary or operating. (Ord. 6365 § 1, 2011.)
18.04.173 Battery exchange station.
“Battery exchange station” means a fully automated facility that will enable an electric vehicle with a
swappable battery to enter a drive lane and exchange the depleted battery with a fully charged battery through
a fully automated process, which meets or exceeds any standards, codes, and regulations set forth by Chapter
19.27 RCW and consistent with rules adopted under RCW 19.27.540. (Ord. 6365 § 1, 2011.)
18.04.175 Bed and breakfast.
“Bed and breakfast” means a residential home maintained by an on-premises owner that provides no more than
six guest rooms which are used, rented, or hired out to guests to be occupied for sleeping purposes, and which
may also offer communal dining services. (Ord. 6245 § 3, 2009.)
18.04.180 Boardinghouse. Repealed by Ord. 6477.
18.04.185 Brew pub. Repealed by Ord. 6368.
18.04.190 Building.
“Building” means any structure having a roof supported by columns or walls used or intended to be used for
the shelter or enclosure of persons, animals or property of any kind. (Ord. 6245 § 3, 2009; Ord. 4229 § 2,
1987.)
18.04.192 Building and landscape materials sales.
“Building and landscape material sales” means a retail or wholesale establishment selling hardware, lumber
and other large building materials, plant materials, and other landscaping materials. (Ord. 6433 § 3, 2012.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.194 Building contractor, heavy.
“Building contractor, heavy” means businesses relating to the heavy construction trades including but not
limited to: excavation work, highway and street construction; heavy construction, masonry and concrete work
and water well drilling. These types of businesses generally have heavy equipment that may be stored outside.
(Ord. 6433 § 4, 2012.)
18.04.195 Building contractor, light.
“Building contractor, light” means businesses relating to the building trades including but not limited to:
plumbing, heating, air conditioning; painting, paperhanging and decorating; electrical; carpentry and flooring;
roofing and sheet metal. These types of businesses generally do not have heavy equipment or building
materials stored outside. (Ord. 6433 § 5, 2012.)
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.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.210 Building, main.
“Main building” means the principal building or buildings on a lot or building site designed or used to
accommodate the primary use to which the premises are devoted. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.220 Building official. Repealed by Ord. 6245.
18.04.230 Building site.
“Building site” means a parcel of land assigned to a use, to a main building, or to a main building and its
accessory buildings, together with all yards and open spaces required by this title. (Ord. 6245 § 3, 2009; Ord.
4229 § 2, 1987.)
18.04.235 Built green.
“Built green” means an environmental building program locally administered by the Master Builders
Association of King and Snohomish Counties which provides rating systems which quantify environmentally
friendly building practices for remodeling and new residential construction. The construction must qualify for
a minimum number of points in order to be certified as “built green.” Each building receives a one – to five-
star rating based on the builder’s ability to meet the sustainable design standards. (Ord. 6245 § 3, 2009; Ord.
6036 § 5, 2006.)
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. (Ord. 6433 § 6, 2012.)
18.04.236 Charging levels.
“Charging levels” means the standardized indicators of electrical force, or voltage, at which an electric
vehicle’s battery is recharged. The terms “1,” “2,” and “3” are the most common EV charging levels, and
include the following specifications:
A. Level 1 is considered slow charging.
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
B. Level 2 is considered medium charging.
C. Level 3 is considered fast or rapid charging. (Ord. 6365 § 1, 2011.)
18.04.237 Chicken coop.
“Chicken coop” means a building for housing and weather protection for domestic fowl. The chicken coop is
treated as an accessory structure. (Ord. 6600 § 2, 2016.)
18.04.238 Chicken run.
“Chicken run” or “chicken pen” means an area enclosed by fencing or netting which may or may not be
connected to a coop within which domestic fowl can move about freely within a limited portion of the property
or site. (Ord. 6600 § 3, 2016.)
18.04.240 Commercial use.
“Commercial use” shall mean any activity or use of land which involves the buying, selling, processing or
improving of things not produced on the land and having financial gain as the primary aim of the activity or
use; whether or not such activity or use be for hire or on account of the buyer, seller, processor, or improver.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.245 Commercial vehicle.
“Commercial vehicle” means semi-truck tractors and/or semi-trailers (over 26,001 pounds gross vehicle weight
rating) used in any commercial enterprise. (Ord. 6245 § 3, 2009; Ord. 6019 § 1, 2006.)
18.04.246 Commercial recreation facility, indoor.
“Commercial recreation facility, indoor” means a private for-profit or nonprofit establishment offering
recreation or providing entertainment or games of skill to the general public for a fee or charge and wholly
enclosed in the building. Typical uses include athletic and health club, pool or billiard hall, indoor swimming
pool, bowling alley, skating rink or climbing gyms. (Ord. 6433 § 7, 2012.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.247 Commercial recreation facility, outdoor.
“Commercial recreation facility, outdoor” means a private for-profit or nonprofit establishment offering
recreation or providing entertainment or games of skill to the general public for a fee or charge where any
portion of the activity takes place in the open, excluding public parks. Typical uses include: racetracks;
miniature golf; skateboard park; swimming and wading, therapeutic facilities; and tennis, handball, basketball
courts; batting cages, trampoline facilities. (Ord. 6433 § 8, 2012.)
18.04.248 Community retail establishment.
“Community retail establishment” means stores, shops and businesses either individually or in a shared space
setting serving a geographic area of the city that engage in merchandise sales. (Ord. 6433 § 9, 2012.)
18.04.249 Communal residence.
“Communal residence” is a business operated out of a single residential home without an owner occupant
residing therein, where the residential home, or portions thereof, is/are rented to more than one individual
through separate, unrelated lease or rental agreements. The fact that the individuals rent the residence or a
portion thereof through separate, unrelated lease or rental agreements shall be prima facie evidence that the
individuals are unrelated and do not meet the definition of “family” per ACC 18.04.360. Adult family homes,
foster care homes, group residence facilities, special needs housing, and supportive housing are not communal
residences. (Ord. 6560 § 3, 2015; Ord. 6477 § 10, 2013.)
18.04.250 Comprehensive plan.
“Comprehensive plan” means the comprehensive plan for the Auburn planning area, as now constituted, or
hereafter amended, or its successor. (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. (Ord. 6245 § 3,
2009; Ord. 6185 § 1, 2008; Ord. 4229 § 2, 1987.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.265 Condominium.
“Condominium” means a form of ownership in which individuals purchase and own individual units in a
multi-unit complex and jointly own and share financial responsibility for certain common areas. Residential
condominiums in multifamily buildings differ from apartments in that each unit is individually owned, and any
land in the project is owned in common by all householders. (Ord. 6245 § 3, 2009.)
18.04.270 Conforming use.
“Conforming use” means an activity the nature and type of which is permitted in the zone in which the
property on which it is established is located. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.280 Contract rezone. Repealed by Ord. 6245.
18.04.282 Convenience store.
“Convenience store” means a small retail establishment that offers convenience goods for sale, such as
prepackaged food items, beverages, tobacco, personal care items, and other household goods and often
characterized by 24 hours a day operations. These stores can be part of a fueling station or an independent
facility. (Ord. 6433 § 10, 2012.)
18.04.283 Crematorium.
“Crematorium” means a facility for the burning of corpses, human or animal, to ashes either as a principal use
or as an accessory use. Crematoriums do not include establishments where incinerators are used to dispose of
toxic or hazardous materials, infectious materials or narcotics. (Ord. 6433 § 11, 2012.)
18.04.285 Dangerous waste.
“Dangerous waste” means those solid wastes designated in WAC 173-303-070 through 173-303-103 as
dangerous waste. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.290 Daycare center, nursery school, preschool.
“Daycare center,” “nursery school,” or “preschool” means any type of group daycare programs, for children or
adults, including nursery schools for children under minimum age for education in public schools, parent
cooperative nursery schools, playgroups for preschool children, covering afterschool care for school children,
and programs which provide organized learning and education experiences, provided such establishments are
licensed by the state and conducted in accordance with state requirements. For the purpose of this title the
following shall also apply to daycare center, nursery schools or preschools:
A. “Babysitting care” means a dwelling which provides occasional custodial care to children, for periods of
less than 24 hours, who do not reside within the residence of the person providing the care. Babysitting care is
not necessarily provided in exchange for compensation.
B. “Home based daycare” means a licensed daycare that regularly provides daycare for not more than 12
children or adults in the provider’s home in the family living quarters, for periods of less than 24 hours.
C. “Mini daycare center” means a place, other than the home of the provider, which provides regular
custodial care for one to 12 children, for periods of less than 24 hours.
D. “Daycare center” means a place, other than the home of the provider, which provides regular custodial
care for 12 or more children, for periods of less than 24 hours.
E. “Preschool/nursery school” means a place, other than the home of the provider, which provides regular
custodial care and/or organized learning and educational experiences for children. (Ord. 6245 § 3, 2009; Ord.
4705 § 2, 1994; Ord. 4229 § 2, 1987.)
18.04.294 Designated accessible space.
“Designated accessible space” means a required accessible parking space designated for the exclusive use of
parking vehicles with a state disabled parking permit, in accordance with WAC 51-50-005, the International
Building Code requirements for barrier-free accessibility. (Ord. 6365 § 1, 2011.)
18.04.295 Designated facility zone.
“Designated facility zone” means a zone in which hazardous waste treatment and storage facilities are allowed
uses, subject to the state siting criteria designated in Chapter 70.105 RCW. (Ord. 6245 § 3, 2009; Ord. 4294
§ 2, 1988.)
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The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.300 Density.
“Density” is a measure of population, housing units, or building area related to land area, and is expressed as a
ratio, e.g., units per acre or square feet of lot area per unit . See ACC 18.02.065 for the methodology for
calculating density. (Ord. 6661 § 2, 2018; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.302 Density bonus.
“Density bonus” refers to residential units allowed in excess of the base density of a particular zone. Density
bonuses may be granted to residential developers within a certain distance of a high capacity transit stop,
inclusion of affordable housing, or in exchange for recognized public benefits pursuant to Chapter 18.02 and
Chapter 18.25ACC. (Ord. 6245 § 3, 2009.)
18.04.303 Density, minimum.
“Minimum density” refers to the least number of dwelling units or lots allowed per land area in a specific zone,
expressed as a ratio. For example, in a zone with a minimum density of 12 units per acre, development of a
two-acre lot would require a minimum of 24 units. (Ord. 6245 § 3, 2009.)
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. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.318 Dripline.
“Dripline” means an area encircling the base of a tree, the minimum extent of which is delineated by a vertical
line extending from the outer limit of a tree’s branch tips down to the ground. (Ord. 6387 § 2, 2011.)
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18.04.320 District. Repealed by Ord. 6245.
18.04.325 Domestic fowl and poultry.
“Domestic fowl and poultry” includes all species of chickens, turkeys, geese, ducks, pigeons or other fowl or
poultry of similar size and character. Roosters and peafowl are not included in this definition and are not
permitted. (Ord. 6600 § 6, 2016; Ord. 6369 § 5, 2011.)
18.04.330 Dwelling.
“Dwelling” means a building designed exclusively for residential purposes for occupancy by a person, family,
or unrelated group with one or more rooms for living and sleeping purposes, containing kitchen facilities and
rooms with internal accessibility, including single-unit detached housing, middle housing, apartments, , and
accessory dwelling units, but not including recreational vehicles, or hotels or motel units without kitchens.
(Ord. 6565 § 1, 2015; Ord. 6477 § 3, 2013; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.340 Dwellings, types of.
“Types of dwellings” means:
A. Dwelling, Single-Unit Detached. “Single-unit detached” dwelling means a detached building, not
connected to another 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-unit detached dwelling if sited per ACC 18.31.050. This dwelling-type was previously
called “Single Family” and is synonymous with “Single-unit detached housing”.
B. Dwelling, Middle Housing. “Middle Housing” dwellings includes the following housing types:
1. “Townhouse” means a detached structure that contains three or more attached dwelling units that
extend from foundation to roof and that have a yard or public way on not less than two sides, each
with its own front and rear access to the outside.2. “Duplex” means a detached structure consisting of
two individual dwelling units that is in a horizontal or stacked layout, does not have interior openings
between dwelling units, and which dwelling units share common walls.
3. “Triplex” means a detached structure consisting of three individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
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4. “Fourplex” means a detached structure consisting of four individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
5. “Fiveplex” means a detached structure consisting of five individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
6. “Sixplex” means a detached structure consisting of six individual dwelling units that is in a
horizontal or stacked layout, does not have interior openings between dwelling units, and which
dwelling units share common walls.
7. “Stacked flat” means dwelling units in a residential building of no more than three stories on a lot
in which each floor may be separately rented or owned. Duplexes and triplexes may be arranged as
stacked flats.
8. “Cottage housing” means residential units on a lot with a common open space that either: (a) Is
owned in common; or (b) has units owned as condominium units with property owned in common and
a minimum of 20 percent of the lot size as open space. Courtyard housing standards in 18.25.050
apply to cottage housing. This definition of cottage housing does not apply to “guest cottages” of ACC
18.04.450.
9. "Courtyard apartments” means a residential structure consisting of multiple attached side-by-side
and/or stacked dwelling units oriented around a yard or court on two or three sides.
C. Dwelling, Apartment. “Apartment” means a building designed for occupancy by seven or more families or
communal residences living independently of each other and containing seven or more dwelling units.
Apartment units may be located in a mixed-use development. This dwelling-type was previously called
“Multiple-Family” dwellings.
(Ord. 6477 § 4, 2013; Ord. 6245 § 3, 2009; Ord. 6162 § 1, 2008; Ord. 4229 § 2, 1987.)
18.04.350 Dwelling unit.
“Dwelling unit” means one or more rooms designed for or occupied by one family or communal residence for
living or sleeping purposes and containing kitchen facilities. All rooms comprising a dwelling unit shall have
access through an interior door to other parts of the dwelling unit. An efficiency apartment, also known as a
studio apartment, constitutes a dwelling unit within the meaning of this title. (Ord. 6477 § 5, 2013; Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.351 Electric scooters and motorcycles.
“Electric scooters and motorcycles” means any two – or three-wheel vehicle or scooter or motorcycle under
state law that operates exclusively on electrical energy from an off-board source that is stored in the vehicle’s
batteries and produces zero emissions or pollution when stationary or operating. (Ord. 6365 § 1, 2011.)
18.04.352 Electric vehicle.
“Electric vehicle” means any vehicle that operates, either partially or exclusively, on electrical energy from the
grid, or an off-board source, that is stored on-board for motive purpose. “Electric vehicle” includes: (1) a
battery electric vehicle; (2) a plug-in hybrid electric vehicle; (3) a neighborhood electric vehicle; and (4) a
medium-speed electric vehicle. (Ord. 6365 § 1, 2011.)
18.04.353 Electric vehicle charging station.
“Electric vehicle charging station” means a public or private parking space that is served by battery charging
station equipment that has as its primary purpose the transfer of electric energy (by conductive or inductive
means) to a battery or other energy storage device in an electric vehicle. An electric vehicle charging station
equipped with Level 1 or Level 2 charging equipment is permitted outright as an accessory use to any principal
use. (Ord. 6365 § 1, 2011.)
18.04.354 Electric vehicle charging station – Restricted.
“Electric vehicle charging station – restricted” means an electric vehicle charging station that is (1) privately
owned and restricted access (e.g., single-family home, executive parking, designated employee parking) or (2)
publicly owned and restricted (e.g., fleet parking with no access to the general public). (Ord. 6365 § 1, 2011.)
18.04.355 Extremely hazardous waste.
“Extremely hazardous waste” means those solid wastes designated in WAC 173-303-070 through 173-303-103
as extremely hazardous waste. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
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18.04.356 Electric vehicle charging station – Public.
“Electric vehicle charging station – public” means an electric vehicle charging station that is (1) publicly
owned and publicly available (e.g., park and ride parking, public library parking lot, on-street parking) or (2)
privately owned and publicly available (e.g., shopping center parking, nonreserved parking in multifamily
parking lots). (Ord. 6365 § 1, 2011.)
18.04.357 Electric vehicle infrastructure.
“Electric vehicle infrastructure” means structures, machinery, and equipment necessary and integral to support
an electric vehicle, including battery charging stations, rapid charging stations, and battery exchange stations.
(Ord. 6365 § 1, 2011.)
18.04.358 Electric vehicle parking space.
“Electric vehicle parking space” means any marked parking space that identifies the use to be exclusively for
the parking of an electric vehicle. (Ord. 6365 § 1, 2011.)
18.04.359 Emergency Housing
“Emergency housing” means temporary indoor accommodations for individuals or families who are homeless
or at imminent risk of becoming homeless that is intended to address the basic health, food, clothing, and
personal hygiene needs of individuals or families. Emergency housing may or may not require occupants to
enter into a lease or an occupancy agreement.
18.04.360 Emergency Shelter
“Emergency shelter” means a facility that provides a temporary shelter for individuals or families who are
currently homeless. Emergency shelter may not require occupants to enter into a lease or an occupancy
agreement. Emergency shelter facilities may include day and warming centers that do not provide overnight
accommodations.
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18.04.361 Entertainment, commercial.
“Entertainment, commercial” means spectator entertainment for commercial purposes. This use includes
theaters, concert halls, nightclubs, or comedy clubs, but does not include cabarets, licensed under ACC
5.20.130(B), and adult entertainment, licensed under Chapter 5.30 ACC. (Ord. 6433 § 12, 2012.)
18.04.362 Family.
“Family” means a person living alone, two or more persons related by blood or marriage, or any other
analogous family union recognized under federal and/or state statute, as distinguished from a group occupying
a hotel, club, or communal residence. For the purposes of this definition, minors living with a parent shall not
be counted as part of the maximum number of residents. The purpose of defining family is to assist in the
regulation of occupancy standards within dwelling units and to define different types of structures; it is not
intended to interfere with the civil rights of individuals who establish relationships under the terms of state and
federal laws. (Ord. 6477 § 6, 2013; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.365 FAR Part 77 surfaces.
FAR Part 77 Surfaces. The Federal Aviation Administration’s Federal Aviation Regulations (FAR) Part 77
surfaces are the imaginary airspace surfaces established with any relation to each runway of an airport. There
are five types of surfaces: (A) primary, (B) approach, (C) transitional, (D) horizontal, and (E) conical. These
surfaces are above and around airports and require protection from potential obstructions that might interfere
with airport traffic and potentially create a safety risk to aircraft occupants and persons on the ground. An
object or structure with an elevation higher than the FAR Part 77 surface elevation is considered to penetrate
the FAR Part 77 surfaces and constitutes an obstruction to navigable airspace. “Navigable airspace” is defined
by the FAA pursuant to CFR Title 14, Part 77, imaginary surfaces. (Ord. 6838 § 1 (Exh. A), 2021.)
18.04.370 Fence.
“Fence” means a masonry wall or a barrier generally composed of posts connected by boards, rails, panels, or
wire for the purpose of enclosing space, functional areas, or separating parcels of land. The term “fence” does
not include retaining walls or rockeries when a separate structure. The term also does not include hedges, trees,
or other natural growth. (Ord. 6884 § 1 (Exh. 1), 2022; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.371 Fence, opacity.
“Fence opacity” is the degree to which light or views are blocked. Opacity is measured perpendicular to the
fence for each fence section between supports.
(Ord. 6884 § 1 (Exh. 1), 2022.)
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18.04.372 Fence, screened.
“Screened fence” means a fence that is between 70 to 100 percent opaque, and provides a high degree of visual
buffering between two areas. A screened fence may consist of wood, vinyl, or metal. A chain link fence
interwoven with slats in every row or available space is considered a screened fence. (Ord. 6884 § 1 (Exh. 1),
2022; Ord. 6245 § 3, 2009.)
18.04.373 Fence, visibility.
A fence that is 50 percent or less opaque is generally considered to provide visibility. (Ord. 6884 § 1 (Exh. 1),
2022.)
18.04.374 Fence, 100 percent sight-obscuring.
“One hundred percent sight-obscuring fence” means a fence that is 100 percent opaque, completely obstructs
view between two areas or completely obstructs view between two adjoining uses. A sight-obscuring fence
shall be constructed of solid wood, metal, concrete, or other appropriate material which totally conceals the
subject use from adjoining uses. (Ord. 6884 § 1 (Exh. 1), 2022; Ord. 6245 § 3, 2009.)
18.04.376 Retaining wall.
“Retaining wall” means a structure designed and constructed to hold soil, earth, or like material in place, or to
resist lateral pressure of materials to create or maintain a change in ground elevation. Such walls can be of
various types including gravity, cantilevered, anchored, or piling walls and can be comprised of various
materials including concrete, stone, or masonry units. The term “retaining wall” does not include fences. (Ord.
6884 § 1 (Exh. 1), 2022.)
18.04.380 Floor area.
“Floor area” means total floor area within the walls of all buildings on a lot or building site, except for the
spaces therein devoted to vents, shafts and light courts and except for the area devoted exclusively to loading
and unloading facilities and to parking of motor vehicles. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.390 Foster care home.
“Foster care home” means a home which provides regular care for up to four developmentally disabled adults,
or up to four adults who are recipients of state or federal financial assistance services, or up to four foster
children under the age of 18, or up to three expectant mothers in a residential structure of the person or persons
under whose direct care and supervision the people are placed. A foster care home is not a communal
residence. (Ord. 6560 § 4, 2015; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.395 Fueling station.
“Fueling station” means a retail business selling gasoline or other motor vehicle fuels primarily to passenger
vehicles. Includes alternative fuels and recharging facilities which are commercial facilities offering motor
vehicle fuels not customarily offered by commercial refueling stations (e.g., liquid propane gas) as well as
equipment to recharge electric powered vehicles. This classification includes customary incidental activities
when performed in conjunction with the sale of fuel, such as vehicle maintenance and repair, vehicle washing,
and electric vehicle battery swap-out, but excludes body and fender work or repair of heavy trucks or vehicles.
(Ord. 6433 § 13, 2012.)
18.04.400 Garage or carport, residential.
“Residential garage or carport” means a building or a portion of a building principally used for vehicular
equipment such as automobiles, boats, etc., in which only motor vehicles used by the tenants of the building or
buildings on the premises are stored or kept. (Ord. 6245 § 3, 2009; Ord. 4304 § 1(1), 1988; Ord. 4229 § 2,
1987.)
18.04.410 Garage, commercial.
“Commercial garage” means any garage not a residential garage, and which is used for storage, repair, rental,
servicing or supplying of gasoline or oil to motor vehicles. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.411 Golf course.
See ACC 18.04.746, Private country clubs and golf courses, excluding driving ranges. (Ord. 6245 § 3, 2009.)
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18.04.412 Governmental facilities.
“Governmental facilities” means facilities of any unit of city, county, state, federal, or special district
government. Types of facilities include community centers, vehicle and driver licensing offices, public works
maintenance and operations facilities, courts of law, school support facilities, and other types of city, county,
state, school district, special district, or federal facilities. This definition excludes jails, municipal parks, transit
facilities, sewage treatment plants, schools, municipally owned airports, libraries, and utility facilities and
substations as defined in this chapter. (Ord. 6245 § 3, 2009.)
18.04.420 Grade.
“Grade” means the average of the finished ground level at the center of all exterior walls of a building. In case
walls are within five feet of a public sidewalk, alley or other public way, the grade shall be the elevation of the
sidewalk, alley or public way. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.425 Green building practices.
“Green building practices” (as defined by the U.S. Green Building Council, Leadership in Energy and
Environmental Design [LEED] Program) means practices that conserve resources, use recycled content
materials, maximize energy efficiency, and otherwise consider environmental, economic, and social benefits in
the design and construction of a building project. See ACC 18.04.525 for more information on LEED. (Ord.
6245 § 3, 2009; Ord. 6036 § 6, 2006.)
18.04.430 Gross floor area.
“Gross floor area” includes all floor area within the exterior walls of the building including area in halls,
storage, and partitions, but excluding furnace and similar utility space used solely to maintain the building for
occupancy. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.440 Group residence facility.
“Group residence facility” means a facility licensed by the state and operated with full-time supervision for
housing resident persons who, by reason of their mental or physical disability, addiction to drugs or alcohol, or
family and social adjustment problems, require a transitional nonmedical treatment program for rehabilitation
and social readjustment. For the purposes of this title, a nonmedical treatment program consists of counseling,
vocational guidance, training, group therapy and other similar rehabilitative services but does not include drug
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and/or alcohol detoxification. Monitoring the taking of prescription medication shall be permitted. The use of
medication by any resident shall be incidental to that person’s residence in the facility and shall not be a
criterion for residence in the facility. This definition does not include residential dwellings which meet all
other requirements of this title, that provide programs related to this definition or which provide services of a
nursing home as defined by ACC 18.04.660. A group residence facility is not a communal residence. (Ord.
6560 § 5, 2015; Ord. 6245 § 3, 2009; Ord. 4590 § 2 (Exh. A), 1992; Ord. 4304 § 1(2), 1988; Ord. 4229 § 2,
1987.)
18.04.445 Growth Center
“Growth Centers” are walkable, pedestrian-oriented, compact, areas of the city and are the basis for achieving
neighborhoods where residents can meet more of their everyday needs within an easy walk of their home.
They are complete neighborhoods with commercial development (grocery stores, restaurants, markets, shops,
etc.), housing options, a variety of employment types, open space and parks, and other public gathering places.
They are located adjacent to the public transit network. Growth Centers allow for a mix of commercial and
residential uses in vertical or horizontal configurations, with the central core of a Growth Center.
18.04.450 Guest cottage.
“Guest cottage” means an accessory, detached building with bathroom, living and sleeping areas without
any kitchen facilities designed for and used to house nonpaying guests of the occupants of the
main dwelling. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.452 Hazardous material.
“Hazardous material” means a substance or materials in a quantity or form that may pose an unreasonable risk
to health, safety or property when stored, transported or used in commerce. For specific definitions of
hazardous materials see Code of Federal Regulations, Title 49, as amended; the International Fire Code, as
amended; and the Valley Regional Fire Authority General Hazardous Materials Guidelines, as amended. (Ord.
6245 § 3, 2009; Ord. 4294 § 2, 1988; Ord. 4229 § 2, 1987.)
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18.04.453 Hazardous substance.
“Hazardous substance” means any liquid, solid, gas or sludge, including any material, substance, product,
commodity or waste, regardless of quantity, that exhibits any of the characteristics or criteria of hazardous
waste as defined by Chapter 713-303 WAC. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.454 Hazardous substance processing or handling.
“Hazardous waste processing or handling” means the use, storage, manufacture, production or other land use
activity involving hazardous substances. Hazardous substances processing and handling activities do not
include individually packaged household consumer products or quantities of hazardous substances of less than
five gallons in volume per container. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.455 Hazardous waste.
“Hazardous waste” means and includes all dangerous (see ACC 18.04.285) and extremely hazardous waste
(see ACC 18.04.355). (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.456 Hazardous waste storage.
“Hazardous waste storage” means the holding of hazardous waste for a temporary period. Accumulation of
waste on the site of generation is not storage as long as the storage complies with applicable requirements of
Chapter 173-303 WAC. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.457 Hazardous waste treatment.
“Hazardous waste treatment” means the physical, chemical or biological processing of dangerous waste to
make such wastes nondangerous or less dangerous, safer for transport, or amenable for energy or material
resource recovery. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
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18.04.458 Hazardous waste treatment and storage facility, off-site.
“Off-site hazardous waste treatment and storage facility” means the treatment and storage of hazardous wastes
from generators on properties other than that on which the off-site facility is located. (Ord. 6245 § 3, 2009;
Ord. 4294 § 2, 1988.)
18.04.459 Hazardous waste treatment and storage facility, on-site.
“On-site hazardous waste treatment and storage facility” means the treatment and storage of hazardous wastes
generated on the same site. (Ord. 6245 § 3, 2009; Ord. 4294 § 2, 1988.)
18.04.460 Home occupation.
“Home occupation” means any activity undertaken for gain or profit and carried on in a dwelling, or building
accessory to a dwelling. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.465 Homeless encampment.
“Homeless encampment” means an emergency homeless encampment hosted by a church or other
organization, which provides temporary housing to homeless persons. (Ord. 6245 § 3, 2009; Ord. 6014 § 2,
2006.)
18.04.466 Horse riding, commercial.
“Commercial horse riding” means a land use established for the purpose of providing equestrian trails or other
facilities for riding and keeping horses for a fee. This use includes bridle trails. (Ord. 6245 § 3, 2009.)
18.04.470 Hospital.
“Hospital” means an institution specializing in giving clinical, temporary and emergency services of a medical
or surgical nature to human patients and which is licensed by state law to provide facilities including overnight
accommodations and services in surgery, obstetrics and general medical practice. This definition does not
include small animal hospitals or clinics, or veterinary clinics, as defined in ACC 18.04.480. (Ord. 6245 § 3,
2009; Ord. 4229 § 2, 1987.)
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18.04.480 Hospital or clinic, small animal.
“Small animal hospital or clinic” means an establishment in which veterinary medical services and/or clipping,
bathing and similar services are rendered to dogs, cats and other small animals and domestic pets, not
including kennels. This definition does not include hospitals as defined in ACC 18.04.470. (Ord. 6245 § 3,
2009; Ord. 4304 § 1(3), 1988; Ord. 4229 § 2, 1987.)
18.04.485 Host agency.
“Host agency” means the owner of the property, being a religious institution or other organization, that joins a
sponsoring agency in an application for a temporary use permit for providing basic services and support to
homeless encampment residents, such as hot meals, coordination of other needed donations and services, etc.
(Ord. 6245 § 3, 2009; Ord. 6014 § 3, 2006.)
18.04.490 Hotel.
“Hotel” means any building containing six or more guest rooms intended or designed to be used, or which are
used, rented, or hired out to be occupied, or which are occupied for sleeping purposes by guests, and includes
additional amenities such as banquet halls and meeting facilities. Hotels include but are not limited to motels
and extended stay hotel accommodations. Hotels do not include renting of rooms, boardinghouses, or bed and
breakfast accommodations. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.495 Household pet.
Recodified to ACC 18.04.823by Ord. 6600. (Ord. 6369 § 1, 2011; Ord. 6245 § 3, 2009; Ord. 5777 § 1, 2003;
Ord. 4229 § 2, 1987. Formerly 18.04.720.)
18.04.496 Housing rehabilitation.
“Housing rehabilitation” means the renovation of an existing housing unit for the purpose of preserving
existing housing stock, often as a means to provide affordable housing within an established residential
neighborhood. See Chapter 18.49 ACC. (Ord. 6245 § 3, 2009.)
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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. (Ord. 6245 § 3, 2009.)
18.04.498 Incidental.
“Incidental” means reasonably related, as determined by the planning director. One use is incidental to another
when it is reasonably related to another (i.e., a garage is incidental to the single-family dwelling unit). (Ord.
6245 § 3, 2009.)
18.04.499 Intensity.
“Intensity” refers to the level of development or activity on a site, in terms of both the nature of uses and the
concentration of those uses as indicated by residential density (dwelling units per acre) or floor area ratio. For
example, a site with a mixed-use complex with a commercial retail component and a high density multifamily
residential component would display a higher level of intensity than the same sized property with a low
density, single-family residential development. (Ord. 6245 § 3, 2009.)
18.04.500 Junkyard.
“Junkyard” includes automobile wrecking yards and salvage yards or any premises devoted wholly or in part
to the storage, buying or selling of, or otherwise handling or dealing in, old rags, sacks, bottles, cans, papers,
metal, rubber or other articles commonly known as junk. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.510 Kennel.
“Kennel” means a place where four or more adult dogs or cats or any combination thereof are kept, whether by
owners of the dogs or cats or by persons providing facilities and care, whether or not for compensation, but not
including a small animal hospital or clinic. An “adult dog or cat” is one of either sex, altered or unaltered, that
has reached the age of four months. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.515 Kitchen.
“Kitchen” means any room or portion of a room designed to be used for cooking or the preparation of food,
having a kitchen-type sink and provisions available for an installed gas or electric stove or range. (Ord. 6245
§ 3, 2009; Ord. 4304 § 1(4), 1988.)
18.04.520 Landscaping.
“Landscaping” means vegetative cover including shrubs, trees, flowers, seeded lawn or sod, ivy and other
similar plant material. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.522 Reserved.
Reserved. (Ord. 6245 § 3, 2009; Ord. 5354 § 2, 2000.)
18.04.523 Large domestic animal.
“Large domestic animal” means horses, ponies, donkeys, cows, standard size goats, llamas, oxen, standard size
pigs, and other similar sized animals. (Ord. 6600 § 4, 2016.)
18.04.525 Leadership in energy and environmental design (leed).
“Leadership in energy and environmental design (LEED)” means a national standard for developing high-
performance, sustainable buildings. (Ord. 6245 § 3, 2009; Ord. 6036 § 7, 2006.)
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 that has been designed or structurally modified to accommodate joint residential
occupancy and work activity, and includes a complete dwelling unit and working space reserved for and
regularly used by one or more occupants of the dwelling unit. Within a live/work unit the “work” component
of a live/work unit is secondary to its residential use. Live/work units are allowed within mixed-use
developments.
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18.04.530 Lot.
“Lot” is defined in ACC 17.04.200. (Ord. 6245 § 3, 2009; Ord. 5170 § 1, 1998; Ord. 4229 § 2, 1987.)
18.04.540 Lot area.
“Lot area” means the total horizontal area within the boundary lines of a lot; however, the area contained in
access easements, tracts or panhandles shall not be included in the lot area or any other lot size computation.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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 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.
(Ord. 6245 § 3, 2009; Ord. 4705 § 2, 1994; Ord. 4229 § 2, 1987.)
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18.04.560 Lot dimensions.
A. “Lot depth” means:
1. If the front and rear lines are parallel, the shortest distance between such lines;
2. If the front and rear lines are not parallel, the distance between the midpoint of the front lot line and
the midpoint of the rear lot line. See Figure 18.04.560(A).
B. “Lot width” means the horizontal distance between the lot side lines measured at right angles to the line
comprising the depth of the lot at a point midway between the lot front line and the lot rear line. See Figure
18.04.560(B).
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(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.570 Lot lines.
“Lot lines” means the lines bounding the lot. For purposes of establishing a setback line for a lot, “lot lines”
shall also mean the limits of a private street, when such a street is located on the lot. See Figures 18.04.570(A)
and (B).
A. Front Lot Line.
1. For an interior lot, the front lot line shall be that lot line which abuts the street right-of-way.
2. For a corner lot, the front lot line shall be that lot line which abuts a street right-of-way and bests
conforms to the pattern of existing site development and/or the pattern of adjacent development, as
determined by the planning director.
3. For a through lot, the front lot line shall be that lot line which abuts a nonarterial street or from which
primary access is provided.
B. Rear Lot Line. The line opposite, most distant and most parallel with the front lot line. For a biangular or
gore-shaped lot, a line 10 feet in length within the lot and farthest removed from the front lot line and at right
angles to the line comprising the depth of the lot shall be used as the rear lot line.
C. Side Lot Line. All lot lines which do not qualify as a rear or front lot line.
D. Panhandle Lot Lines. For a panhandle lot, the lot lines shall be approved by the planning director. The lot
lines shall be most consistent with the adjoining lot lines and shall take into consideration any unique physical
characteristics of the property.
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Figure 18.04.570(A). Lot Lines
Figure 18.04.570(B). Lot Dimensions and Lot Lines for Gore-Shaped Lots
(Ord. 6245 § 3, 2009; Ord. 6031 § 1, 2006; Ord. 4503 § 1, 1991; Ord. 4229 § 2, 1987.)
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18.04.580 Lot of record.
“Lot of record” is defined in ACC 17.04.220. (Ord. 6245 § 3, 2009; Ord. 5170 § 1, 1998; Ord. 4503 § 1, 1991;
Ord. 4229 § 2, 1987.)
18.04.590 Lot types.
A. “Corner lot” means a lot situated at the intersection of two or more streets.
B. “Interior lot” means a lot that is neither a corner or through lot.
C. “Through lot” means a lot other than a corner lot which abuts two streets.
D. “Panhandle lot” means a lot accessed from the abutting street by a narrow corridor of land within the same
lot.
The area within the panhandle access shall not be included in any lot size calculation including lot area, lot
width, lot depth or lot coverage.
No buildings shall be erected within the panhandle access.
See ACC 17.10.120 for development standards for panhandle lots. See Figure 18.04.590.
Figure 18.04.590. Lot Types
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(Ord. 6245 § 3, 2009; Ord. 5543 § 1, 2001; Ord. 4503 § 1, 1991; Ord. 4229 § 2, 1987.)
18.04.595 Low impact development.
“Low impact development” means a stormwater management and land development strategy that emphasizes
conservation and use of on-site natural features integrated with engineered, small-scale hydrologic controls to
more closely mimic pre-development hydrology. The goal is to prevent measurable harm to streams, lakes,
wetlands, and other natural aquatic systems from commercial, residential or industrial development sites. (Ord.
6245 § 3, 2009; Ord. 6036 § 8, 2006.)
18.04.597 Major transit stop.
A “major transit stop” means:
(a) A stop on a high capacity transportation system funded or expanded under the provisions of
chapter 81.104 RCW;
(b) Commuter rail stops;
(c) Stops on rail or fixed guideway systems; or
(d) Stops on bus rapid transit routes.
18.04.600 Manufactured home.
“Manufactured home” means a single-family dwelling which:
A. Is comprised of at least two fully enclosed parallel sections each of not less than 12 feet wide by 36 feet
long;
B. Was originally constructed with and now has a composition or wood shake or shingle, coated metal, or
similar roof of nominal 3:12 pitch; and
C. Has exterior siding similar in appearance to siding materials commonly used on site-built single-family
homes built in accordance with the International Building Code (IBC).
This definition does not include a mobile home as defined by ACC 18.04.630 or a recreational vehicle as
defined by ACC 18.04.780. A manufactured home may be considered a single-family dwelling if sited per
ACC 18.31.050. (Ord. 6245 § 3, 2009; Ord. 6162 § 2, 2008; Ord. 4350 § 2, 1989; Ord. 4229 § 2, 1987.)
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18.04.610 Manufactured home community.
“Manufactured home community” means an area of not less than five acres designed to accommodate
individual manufactured homes within the approved community boundaries. (Ord. 6245 § 3, 2009; Ord. 4229
§ 2, 1987.)
18.04.612 Manufacturing, assembling and packaging – Heavy intensity.
“Manufacturing, assembling and packaging – heavy intensity” means a facility accommodating manufacturing
processes that involve and/or produce basic metals, building materials, chemicals, fabricated metals, paper
products, machinery, textiles, and/or transportation equipment, where the intensity, scale, and/or characteristics
of operation and materials used have the potential to result in externalities or effects on surrounding land uses
or the community. Examples of heavy intensity manufacturing uses include, but are not limited to, chemical
products manufacturing, paving and roofing materials manufacturing and glass products manufacturing. (Ord.
6433 § 15, 2012.)
18.04.614 Manufacturing, assembling and packaging – Light intensity.
“Manufacturing, assembling and packaging – light intensity” means a facility accommodating manufacturing
processes involving and/or producing: apparel; food and beverage products; electronic, optical, and
instrumentation products; ice; jewelry; and musical instruments. Light manufacturing also includes other
establishments engaged in the assembly, fabrication, and conversion of already processed raw materials into
products, where the intensity, scale, and/or characteristics of operation and materials used are unlikely to result
in externalities or effects on surrounding land uses or the community because they can be controlled within the
building. Examples of light intensity manufacturing uses include, but are not limited to, clothing and fabric
product manufacturing and food and beverage products. (Ord. 6433 § 16, 2012.)
18.04.616 Manufacturing, assembling and packaging – Medium intensity.
“Manufacturing, assembling and packaging – medium intensity” means a facility accommodating
manufacturing processes that involve and/or produce building materials, fabricated metal products, machinery,
and/or transportation equipment, where the intensity, scale, and/or characteristics of operation and materials
used are greater than those classified under “Manufacturing, assembling and packaging – light intensity,” but
where externalities or effects on surrounding land uses or the community can typically be reduced or avoided
when appropriately located and developed. Examples of medium intensity manufacturing uses include lumber
and wood product manufacturing and stone and cut stone product manufacturing. (Ord. 6433 § 17, 2012.)
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18.04.617 Medium domestic animal.
“Medium domestic animal” means potbelly pigs, miniature goats, miniature horses, and other similar sized
animals that are larger than a small domestic animal and smaller than a large domestic animal. (Ord. 6600 § 5,
2016.)
18.04.619 Medium-speed electric vehicle.
“Medium-speed electric vehicle” means a self-propelled, electrically powered four-wheeled motor vehicle,
equipped with a roll cage or crush-proof body design, whose speed attainable in one mile is more than 25 miles
per hour but not more than 35 miles per hour and otherwise meets or exceeds the federal regulations set forth
in 49 CFR 571.500. (Ord. 6365 § 1, 2011.)
18.04.620 Medical-dental clinic.
“Medical-dental clinic” means an establishment for treatment of outpatients, and providing no overnight care
for patients. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.621 Middle Housing.
"Middle housing" means buildings that are compatible in scale, form, and character with single-unit detached
dwellings and contain two or more attached, stacked, or clustered homes including duplexes, triplexes,
fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments, cottage housing, and
accessory dwelling units.
18.04.622 Miniature goat.
“Miniature goats” include species of goats commonly known as pygmy (Capra hircus hircus pygmy) or
Nigerian dwarf (Capra hircus hircus nigerian dwarf). (Ord. 6600 § 7, 2016; Ord. 6369 § 6, 2011.)
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18.04.623 Microbrewery or a small craft brewery.
“Microbrewery or a small craft brewery” means a production facility that manufactures beer. A microbrewery
may sell beer of its own production at retail for on – and off-premises consumption, and may act as a
distributor for beer of its own production. (Ord. 6368 § 2, 2011.)
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, along with residential uses. Mixed-use development may be vertically oriented in
one or more buildings, or horizontally distributed on a development site. When horizontally distributed, the
different uses may be constructed concurrently and 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. (Ord. 6644 § 1,
2017; Ord. 6253 § 2, 2009.)
18.04.630 Mobile home.
“Mobile home” means a factory-constructed residential unit with its own independent sanitary facilities, that is
intended for year-round occupancy, and is composed of one or more major components which are mobile in
that they can be supported by wheels attached to their own integral frame or structure and towed by an
attachment to that frame or structure over the public highway under license or by special permit. This
definition does not include a manufactured home as defined by ACC 18.04.600 or a recreational vehicle as
defined by ACC 18.04.780. (Ord. 6245 § 3, 2009; Ord. 6162 § 3, 2008; Ord. 4350 § 2, 1989; Ord. 4229 § 2,
1987.)
18.04.635 Motor freight terminal.
“Motor freight terminal” means a facility with more than one dock per 5,000 square feet of warehouse, storage,
or related use and used for either (A) the loading, unloading, dispensing, receiving, interchanging, gathering, or
otherwise physically handling freight for shipment or (B) any other location at which freight is exchanged by
motor carriers between vehicles. This includes but is not limited to cross-dock operations and does not include
a package delivery service. Excludes buildings with six or fewer loading docks. (Ord. 6433 § 18, 2012.)
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18.04.640 Motel.
“Motel” or “motor hotel” means a group of buildings containing individual sleeping or living units, designed
for use by automobile tourists or transients, with garage attached or parking space conveniently located to each
unit. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.641 Multimodal transportation corridor.
“Multimodal transportation corridor” refers to a transportation route that accommodates and contains facilities
for more than a single form or mode of transportation. Multimodal corridors provide opportunities for travel by
automobile, transit, and nonmotorized transportation and include relevant infrastructure improvements, such as
dedicated bicycle lanes, sidewalks, and transit stations and shelters. (Ord. 6245 § 3, 2009.)
18.04.642 Municipal park.
“Municipal park” means a parcel or tract of land provided by a unit of government to meet the active and/or
passive recreational needs of people. This definition includes associated playgrounds and active recreation
areas. (Ord. 6245 § 3, 2009.)
18.04.643 Museum.
“Museum” is a cultural facility established and used for the education and enjoyment of the public through
exhibits and displays of historical, cultural, or other related subjects. (Ord. 6245 § 3, 2009.)
18.04.643.1 Neighborhood electric vehicle.
“Neighborhood electric vehicle” means a self-propelled, electrically powered four-wheeled motor vehicle
whose speed attainable in one mile is more than 20 miles per hour and not more than 25 miles per hour and
conforms to federal regulations under 49 CFR 571.500. (Ord. 6433 § 1, 2012; Ord. 6365 § 1, 2011. Formerly
18.04.643A.)
Code reviser’s note: Ordinance 6365 adds these provisions as Section 18.04.643. The section has been
renumbered to avoid duplication of numbering.
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18.04.644 Neighborhood recreation buildings.
“Neighborhood recreation buildings” means facilities owned and managed by a neighborhood homeowners’
association for recreational and community gatherings. (Ord. 6245 § 3, 2009.)
18.04.644.1 Neighborhood retail establishment.
“Neighborhood retail establishment” means stores and shops serving the immediate surrounding neighborhood
in which they are located, including but not limited to a beauty shop, laundry and dry cleaning, sales of retail
goods and such others of a similar nature. (Ord. 6433 § 19, 2012.)
18.04.645 Neighborhood services.
“Neighborhood services” as listed herein are intended to include commercial establishments that provide goods
and services that are considered to be basic to the needs of a local neighborhood, and the provision of which
would typically be primarily within the local market area. For the purposes of Chapter 18.49 ACC,
neighborhood services establishments include: bakery and pastry shops (products made must be sold at retail
on the premises); produce markets; retail grocery stores; delicatessens, restaurants or sandwich shops, limited
to a seating area of 25 seats; hardware stores; retail banks or bank branches; pharmacies; daycare facilities; or
other services subject to the approval of the planning director. See Chapter 18.49 ACC. (Ord. 6245 § 3, 2009.)
18.04.648 Net density.
“Net density” is a measure of the net site area as defined in ACC 18.02.065. (Ord. 6245 § 3, 2009.)
18.04.649 Nonelectric vehicle.
“Nonelectric vehicle” means any motor vehicle that does not meet the definition of “electric vehicle.” (Ord.
6365 § 1, 2011.)
18.04.650 Nonconforming use.
“Nonconforming use” means a use which when commenced, complied with use regulations applicable at the
time when such use was commenced, and which does not conform to the existing use regulations of the zone
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where the use is now being conducted or carried on. The term “nonconforming use” shall be applicable to uses
of buildings, structures, and land. This definition does not include those uses existing in the zone, prior to the
adoption of this title, which would now require an administrative or conditional use permit to operate in the
zone. Any expansion of the space, volume or area of the use would then require an administrative or
conditional use permit as this title may require. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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 their 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. (Ord. 6560 § 6, 2015; Ord. 6245 § 3, 2009; Ord. 4304 § 1(5),
1988; Ord. 4229 § 2, 1987.)
18.04.670 Occupancy.
“Occupancy” means the purpose for which a building is used or intended to be used. The term shall also
include the building or room housing such use. Change of occupancy is not intended to include change of
tenants or proprietors. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.672 Outdoor sales.
“Outdoor sales” means an open area used for the display, sale, or rental of goods and/or materials that are
actively marketed and readily available for general public consumption. This does not include storage areas of
materials that are sold elsewhere on the premises or junkyards as defined by ACC 18.04.500. (Ord. 6245 § 3,
2009; Ord. 4229 § 2, 1987.)
18.04.676 Outdoor storage.
“Outdoor storage” means the keeping of materials, supplies, equipment, machinery and vehicles which are not
currently licensed or capable to operate on public streets or highways, in an open, uncovered yard or nonwalled
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buildings. This definition includes junkyards as defined by ACC 18.04.500, but excludes outdoor sales as
defined by ACC 18.04.672. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.676.1 Overlay zone.
“Overlay zone” is supplemental to the underlying zoning district and may establish additional or stricter
standards and criteria for properties in addition to those of the underlying zoning district. (Ord. 6838 § 1 (Exh.
A), 2021.)
18.04.677 Owner occupied unit.
“Owner occupied unit” means a dwelling unit in which the owner resides on a regular, permanent basis. (Ord.
6477 § 11, 2013.)
18.04.678 Panoram or peepshow. Repealed by Ord. 5835.
18.04.680 Parking area.
“Parking area” includes an off-street parking area together with driveways and the access to a public street.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.690 Parking space or stall.
A. parking space” is any off-street space intended for the use of vehicular parking with ingress or egress to
the space which is easily identifiable. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.692 Parking structure.
“Parking structure” means a single or multi-level structure intended for the use of vehicular parking, as
opposed to an uncovered surface parking lot. This definition includes both stand-alone parking garages and
structured parking as incorporated into a building, the primary purpose of which is not parking (i.e., rooftop or
basement parking areas). (Ord. 6245 § 3, 2009.)
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18.04.694 Permanent Supportive Housing.
“Permanent Supportive Housing” is subsidized, leased housing with no limit on length of stay that prioritizes
people who need comprehensive support services to retain tenancy and utilizes admissions practices designed
to use lower barriers to entry than would be typical for other subsidized or unsubsidized rental housing,
especially related to rental history, criminal history, and personal behaviors. Permanent supportive housing is
paired with on-site or off-site voluntary services designed to support a person living with a complex and
disabling behavioral health or physical health condition who was experiencing homelessness or was at
imminent risk of homelessness prior to moving into housing to retain their housing and be a successful tenant
in a housing arrangement, improve the resident's health status, and connect the resident of the housing with
community-based health care, treatment, or employment services. Permanent supportive housing is subject to
all of the rights and responsibilities defined in chapter 59.18 RCW.
18.04.696 Permitted use.
“Permitted use” means a land use that is allowed outright within a zone. (Ord. 6245 § 3, 2009.)
18.04.700 Person.
“Person” means natural person, joint venture, joint stock company, partnership, association, club, company,
corporation, business, trust, organization, or the manager, lessee, agent, servant, officer or employee of any of
them. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.710 Personal service shop.
“Personal service shop” means premises devoted to hair styling, cutting or permanents, manicurists, custom
tailoring, and similar related uses. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.730 Planning commission.
“Planning commission” means that body created by Chapter 2.45 ACC. (Ord. 6245 § 3, 2009; Ord. 4229 § 2,
1987.)
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18.04.740 Planning director.
“Planning director” means the director of the Auburn department of planning and development, or its
successor, unless otherwise specified. (Ord. 6287 § 2, 2010; Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.741 Plug-in hybrid electric vehicle (PHEV).
“Plug-in hybrid electric vehicle (PHEV)” means an electric vehicle that (1) contains an internal combustion
engine and also allows power to be delivered to drive wheels by an electric motor; (2) charges its battery
primarily by connecting to the grid or other off-board electrical source; (3) may additionally be able to sustain
battery charge using an on-board internal-combustion-driven generator; and (4) has the ability to travel
powered by electricity. (Ord. 6365 § 1, 2011.)
18.04.742 Potbelly pig.
Miniature “potbelly pigs” are that type of swine commonly known as Vietnamese, Chinese, or Asian potbelly
pig (Sus scrofa bittatus). (Ord. 6369 § 7, 2011.)
18.04.744 Prerelease facility.
“Prerelease facility” has the same meaning as “work release facility” for the purposes of this title. See ACC
18.04.914. (Ord. 6245 § 3, 2009; Ord. 4590 § 3 (Exh. B), 1992.)
18.04.745 Print and copy shop.
“Print and copy shop” means a facility for the custom reproduction of written or graphic materials on a custom
order basis for individuals or businesses. Typical processes include, but are not limited to, photocopying,
blueprint, facsimile sending and receiving, and including offset printing. (Ord. 6433 § 20, 2012.)
18.04.746 Private country clubs and golf courses, excluding driving ranges.
“Private country club and golf course, excluding driving range” means an area designed and used for playing
golf, including all accessory uses incidental to the operation of the facility. This definition may include private
country clubs or golf courses open to the general public. This definition excludes other outdoor recreational
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facilities such as driving ranges, municipal parks, or commercial horse riding and bridle trails. (Ord. 6245 § 3,
2009.)
18.04.748 Privately owned and operated parks and playgrounds.
“Privately owned and operated park and playground” means a parcel or tract of land provided by a private
entity to meet the active and/or passive recreational needs of people. This definition includes associated
playgrounds and active recreation areas. This use excludes municipal parks. (Ord. 6245 § 3, 2009.)
18.04.750 Professional offices.
“Professional offices” means offices maintained and used as places of business conducted by professionals
including engineers, attorneys, realtors, architects, accountants, clerical, and other recognized general office
occupations. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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. (Ord. 6269 § 2, 2009; Ord. 6245 § 3, 2009.)
18.04.754 Public art.
“Public art” refers to works of art, regardless of medium, that are primarily designed for, and presented in, the
public domain, including work displayed in common areas of publicly accessible buildings. (Ord. 6245 § 3,
2009.)
18.04.756 Public recreational amenity.
“Public recreational amenity” is any recreational facility that is incorporated into a development for public use
including but not limited to children’s playgrounds, tennis, basketball, or other sport courts or fields. (Ord.
6245 § 3, 2009.)
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18.04.760 Public use.
“Public use” means a use operated exclusively by a public body, such use having the purpose of serving the
public health, safety, or general welfare, and including uses such as public schools, parks, playgrounds, and
administrative and service facilities. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.770 Quasi-public use.
“Quasi-public use” means a use operated by a private nonprofit educational, religious, recreational, charitable,
or medical institution having the purpose primarily of serving the general public, and including uses such as
churches, private schools and universities, community, youth and senior citizen recreational facilities, private
hospitals, and the like. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.779 Rapid charging station.
“Rapid charging station” means an industrial grade electrical outlet that allows for faster recharging of electric
vehicle batteries through higher power levels and that meets or exceeds any standards, codes, and regulations
set forth by Chapter 19.28 RCW and consistent with rules adopted under RCW 19.27.540. (Ord. 6365 § 1,
2011.)
18.04.780 Recreational vehicle, camping trailer, travel trailer, motor home and truck camper.
“Recreational vehicle,” “camping trailer,” “travel trailer,” “motor home” and “truck camper” mean vehicular-
type units primarily designed as temporary living quarters for recreational, camping or travel use, with or
without motive power, being of such size or weight as not to require a special highway movement permit and
licensed by the state as a recreational vehicle. (Ord. 6245 § 3, 2009; Ord. 4350 § 2, 1989; Ord. 4229 § 2,
1987.)
18.04.790 Recreational vehicle park.
“Recreational vehicle park” means a parcel of land designed and improved to accommodate two or more
recreational vehicles on a temporary basis. Spaces are typically rented for overnight use, not to exceed 120
days. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.791 Regional retail establishment.
“Regional retail establishment” means a large-scale retail establishment intended to serve customers within and
outside the city. A regional retailer may accommodate a wide range of retail commodities (e.g., apparel and
accessories, consumer electronics, hardware, building materials, sporting goods and automotive supplies).
(Ord. 6433 § 21, 2012.)
18.04.792 Religious institution.
“Religious institution” means an establishment that provides religious worship, religious services or religious
ceremonies as its principal use with the sanctuary or principal place of worship contained within a principal
building. Incidental and accessory uses that include chapels or subordinate places of worship, school rooms,
daycares, classrooms, kitchens, library rooms or reading rooms, recreation halls or offices are permitted in the
principal building or in separate buildings. Caretaker’s quarters or living quarters for employees are also
permissible as an accessory use. The following incidental and accessory uses to a religious institution are not
permitted unless allowed under a valid temporary use permit issued pursuant to ACC 18.46A.070: (A)
facilities for training of religious orders; (B) nonemployee rooms for rent, boarding rooms or similar facilities;
or (C) public showers or other public health services. (Ord. 6245 § 3, 2009; Ord. 6014 § 1, 2006; Ord. 5550
§ 1, 2001.)
18.04.794 Renting of rooms.
“Renting of rooms” means the provision of rooms for lodging purposes to not more than two persons in
addition to the owner occupied unit, and/or family who lives in the residence. (Ord. 6477 § 7, 2013; Ord. 6245
§ 3, 2009.)
18.04.796 Repair services – Equipment, appliances.
“Repair services – equipment, appliances” means repair of products, not to include vehicles or heavy
equipment. These uses include consumer repair services for individuals and households for items such as
household appliances, musical instruments, cameras, household electronic equipment, and similar uses. (Ord.
6433 § 22, 2012.)
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18.04.800 Residence.
“Residence” means a building or structure, or portion thereof, which is designed for and used to provide a
place of abode for human beings, but not including hotels or motel units having no kitchens. The term
“residence” includes the term “residential” as referring to the type of, or intended use of a building or a
structure. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.804 Restaurant, full-service.
“Full-service restaurant” means a public eating place that is used, maintained, advertised and held out to the
public as a place that has a full dinner and/or lunch menu serving full course meals, daily prepared in its own
kitchen, that are typically served at a table or counter. Food prepared to go or for take-out is allowed as an
accessory use as long as the same menu and kitchen are used as for the full-service restaurant. This definition
excludes fast food, drive-in types of restaurants, which have characteristics including but not limited to a drive-
through window, counter-only service and no waiters or waitresses.
A. full-service restaurant may serve alcoholic beverages that are incidental and complementary to the serving
of food. A full-service restaurant may contain a lounge where the primary function is the sale, serving and
consumption of alcoholic beverages, but the size of this lounge may not exceed 30 percent of the total gross
floor area of the establishment. Any eating place that serves alcoholic beverages and does not meet the
requirements of this definition will be considered a tavern as defined by ACC 18.04.895. (Ord. 6245 § 3, 2009;
Ord. 5382 § 1, 2000. Formerly 18.04.805.)
18.04.805 Right-of-way.
“Right-of-way” is property in which the city has any form of ownership or title and which is held for public
purposes as provided for under ACC Title 12 and the city design and construction standards. (Ord. 6245 § 3,
2009.)
18.04.806 Schools, elementary and middle/junior high.
“Schools, elementary and middle/junior high” are institutions of learning offering instruction in the several
branches of learning and study required by the education code of the state of Washington in grades
kindergarten through nine, including associated meeting rooms, auditoriums and athletic facilities. (Ord. 6245
§ 3, 2009.)
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18.04.807 Schools, secondary or high school.
“Schools, secondary or high school” are institutions of learning offering instruction in the several branches of
learning and study required by the education code of the state of Washington in grades nine through 12,
including associated meeting rooms, auditoriums and athletic facilities. (Ord. 6245 § 3, 2009.)
18.04.808 Secure community transition facility.
“Secure community transition facility” means a residential facility for persons civilly committed under Chapter
71.09 RCW, Sexually Violent Predators, who are conditionally released under said chapter to a less restrictive
alternative (to total confinement or imprisonment). A secure community transition facility has supervision and
security, and either provides or ensures the provision of sex offender treatment services. Secure community
transition facilities include but are not limited to the facilities established pursuant to RCW 71.09.250 and any
community-based facilities established under this chapter and operated by or under contract with the
Washington State Department of Social and Health Services. (Ord. 6245 § 3, 2009; Ord. 5690 § 3, 2002.)
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. (Ord. 6245 § 3, 2009.)
18.04.810 Setback.
“Setback” means the distance between a lot line and the corresponding parallel setback line. (Ord. 6245 § 3,
2009.)
18.04.811 Setback area.
“Setback area” means that area of a lot bounded on opposite sides by a lot line and the corresponding setback
line that is unoccupied and unobstructed from the ground upward unless specifically permitted in this title. See
Figure 18.04.811.
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(Ord. 6245 § 3, 2009.)
18.04.812 Setback, front.
“Front setback” means the distance between a front lot line and the corresponding parallel setback line. (Ord.
6245 § 3, 2009.)
18.04.813 Setback, rear.
“Rear setback” means the distance between a rear lot line and the corresponding parallel setback line. (Ord.
6245 § 3, 2009.)
18.04.814 Setback, side.
“Side setback” means the distance between a side lot line and the corresponding parallel setback line. (Ord.
6245 § 3, 2009.)
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18.04.815 Setback line.
“Setback line” means a line which defines a setback as required by this title, which is parallel to but other than
a lot line, between which no building, structure, or portion thereof shall be permitted, erected, constructed, or
placed unless specifically permitted by this title. (Ord. 6245 § 3, 2009.)
18.04.816 Shop.
“Shop” means a small retail establishment or a department in a large one offering a specified line of goods or
services. (Ord. 6433 § 23, 2012.)
18.04.818 Shopping center.
“Shopping center” means a series of unified commercial establishments which provide retail, business,
entertainment or professional services, share the same parking facilities and contain in excess of 100,000
square feet of gross floor area. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987. Formerly 18.04.810.)
18.04.820 Sign.
“Sign” means any visual communication device, structure, or fixture which is visible from any right-of-way
intended to aid the business establishment in question in promoting the sale of a product, goods or service
using graphics, symbols or written copy. It shall be restricted solely to graphics, symbols or written copy that
is meant to be used in the aforementioned way. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.821 Site.
“Site” is an area comprised of one or more legally created lots or parcels used for a development proposal in
order to calculate compliance with the standards and regulations of this title. (Ord. 6245 § 3, 2009.)
18.04.822 Site area.
“Site area” is the total horizontal area of a project site. (Ord. 6245 § 3, 2009.)
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18.04.823 Small domestic animal.
“Small domestic animal” means a domesticated animal of ordinary species that lives, or is commonly known
to be capable of living, within the confines of a residence such as dogs, cats, common rabbits, ferrets, or other
similar sized animals. Other indoor animals weighing less than 10 pounds, such as, but not limited to, caged
birds, small rodents, fish, and nonvenomous reptiles or amphibians, and not kept for commercial purposes, are
not regulated under this title. Any endangered or exotic species are prohibited. (Ord. 6600 § 8, 2016; Ord.
6369 § 1, 2011; Ord. 6245 § 3, 2009; Ord. 5777 § 1, 2003; Ord. 4229 § 2, 1987. Formerly 18.04.495.)
18.04.824 Social and service organizations.
“Social and service organizations” refers to incorporated or unincorporated nongovernmental or private
associations of persons organized for social, education, literary or charitable purposes. This definition also
includes community meeting halls, philanthropic institutions, private clubs, fraternal or nonprofit
organizations, and social service organizations. This definition excludes religious institutions and government
facilities. (Ord. 6245 § 3, 2009.)
18.04.825 Solid waste.
“Solid waste” means all putrescible and nonputrescible solid and semisolid wastes including, but not limited
to, garbage, rubbish, ashes, industrial wastes, swill, demolition and construction wastes, abandoned vehicles or
parts thereof, and discarded commodities. (Ord. 6245 § 3, 2009; Ord. 4262 § 1, 1988. Formerly 18.04.023.)
18.04.826 Solid waste processing facility.
“Solid waste processing facility” means the management, collection, transportation, temporary storage,
treatment, utilization, and processing of solid wastes by means of pyrolysis, refuse-derived fuel, or mass
incineration within an enclosed structure. These processes may include source separation and recovery of
recyclable materials from solid wastes, the recovery of energy resources from such wastes or the conversion of
the energy in such wastes to more useful forms or combinations thereof. This definition refers to citywide or
regional scale operations and does not include solid waste handling which is accessory to an individual
principal use. (Ord. 6245 § 3, 2009; Ord. 4262 § 1, 1988. Formerly 18.04.025.)
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18.04.827 Special events.
“Special events” means incidental use of a facility, which use is otherwise allowed or permitted in the zoning
district, as a venue for hire for social gatherings. Special events do not include marketing or promotional
events that are part of the normal operation of an agricultural enterprise or winery and directly related to
products sourced from that operation. (Ord. 6363 § 1, 2011.)
18.04.828 Sponsoring agency.
“Sponsoring agency” means an organization that joins in an application with a host agency for a temporary use
permit and assumes responsibility for providing basic services and support to homeless encampment residents,
such as hot meals, coordination of other needed donations and services, etc. (Ord. 6245 § 3, 2009; Ord. 6014
§ 4, 2006.)
18.04.829 Store.
“Store” means a business establishment where usually diversified goods are kept for retail sale. (Ord. 6433
§ 24, 2012.)
18.04.830 Specified anatomical areas. Repealed by Ord. 5835.
18.04.835 Special needs housing.
“Special needs housing” is housing that meets the definition of nursing home, group home, or other housing
that meets the needs of special populations that need assistance or special accommodation in housing. See
Chapter 18.49 ACC. Special needs housing is not a communal residence. (Ord. 6560 § 7, 2015; Ord. 6245 § 3,
2009.)
18.04.840 Specified sexual activities. Repealed by Ord. 5835.
18.04.850 Reserved.
Reserved. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.855 Small craft distillery.
“Small craft distillery” means a production facility that manufactures distilled spirits that can contract distilled
spirits for, and sell distilled spirits to, holders of distillery licenses, manufacturer’s licenses and grower’s
licenses. (Ord. 6368 § 3, 2011.)
18.04.860 Story.
“Story” means that portion of a building, included between the surface of any floor and the surface of the floor
next above it, or if there is no floor above it, then the space between the floor and the ceiling next above it. If
the finished floor level directly above a usable or unused under-floor space is more than six feet above grade as
defined in this chapter for more than 50 percent of the total perimeter or is more than 12 feet above grade as
defined in this chapter at any point, such usable or unused underfloor space shall be considered as a story.
(Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.870 Street, private.
“Private street” means any street which is not a public street. For the purposes of this title a private street will
be considered as being a public street for determining setback provisions only. Driveways which are not part of
an easement, tract, alley or street shall not be considered a street. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.880 Street, public.
“Public street” is defined in ACC 17.04.370. (Ord. 6245 § 3, 2009; Ord. 4304 § 1(6), 1988; Ord. 4229 § 2,
1987.)
18.04.890 Structure.
“Structure” is that which is built or constructed, an edifice or building of any kind, or any piece of work
artificially built up or composed of parts joined together in some definite manner, except benches, statuary,
planter boxes less than 42 inches in height, and fences 72 inches or under in height, or paved areas. (Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
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18.04.891 Supportive housing.
“Supportive housing” means a multiple-family dwelling owned or sponsored by a nonprofit corporation or
government entity, designed for occupancy by individual adults that are either (A) homeless or at risk of
homelessness; (B) are experiencing a disability that presents barriers to employment and housing stability; or
(C) generally require structured supportive services to be successful living in the community; is permitted at a
greater unit density than otherwise allowed within a particular zone; and is intended to provide long-term,
rather than transitional, housing. Long-term housing is approximately longer than two years, whereas
transitional housing is no more than two years. Supportive housing is not a communal residence. (Ord. 6560
§ 8, 2015; Ord. 6245 § 3, 2009; Ord. 6167 § 1, 2008.)
18.04.892 Sustainable design.
“Sustainable design” means design in which the impact of a building on the environment will be minimal over
the lifetime of that building. Structures should incorporate the principles of energy and resource efficiency,
practical applications of waste reduction and pollution prevention, good indoor air quality and natural light to
promote occupant health and productivity, and transportation efficiency in design and construction, during use
and reuse. (Ord. 6245 § 3, 2009; Ord. 6036 § 9, 2006.)
18.04.894 Tasting room.
“Tasting room” means a location separate from, or on the same site as, the production/manufacturing site, that
allows customers to taste samples of wine, beer, or other alcoholic beverage and has a state of Washington
issued liquor license to operate a tasting room. In addition to sampling of alcoholic beverages, a tasting room
may include retail sales for off-premises consumption. (Ord. 6368 § 4, 2011; Ord. 6363 § 1, 2011.)
18.04.895 Tavern.
“Tavern” means an establishment operated primarily for the sale of wine, beer or other alcoholic beverages
that may or may not include the service of food as an accessory use. (Ord. 6245 § 3, 2009; Ord. 5382 § 1,
2000.)
18.04.896 Transmitting tower.
“Transmitting tower” means any freestanding structure whose primary purpose is the transmission and/or
reception of radio signals for personal or hobby purposes. (Ord. 6245 § 3, 2009.)
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18.04.897 Unclassified use.
“Unclassified use” means a land use which does not appear in a list of permitted, conditionally permitted, or
accessory uses, but which is interpreted by the planning director as similar to a listed permitted, conditionally
permitted or accessory use, and not otherwise prohibited, pursuant to ACC 18.02.120. (Ord. 6245 § 3, 2009.)
18.04.900 Use.
“Use” means an activity or purpose for which land or premises or a building thereon is designed, arranged,
intended, or for which it is occupied or maintained, let or leased. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.901 Utility facilities and substations.
“Utility facility and substation” is any utility facility or substation that is not included in ACC 18.02.040(E).
(Ord. 6245 § 3, 2009.)
18.04.910 Variance.
“Variance” means an adjustment in the application of the specific regulations of this title to a particular piece
of property. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.911 Walking distance.
“Walking distance” means an area without physical space impediments for a walkable pathway without ADA
obstruction..
18.04.912. Wine production facility.
“Wine production facility” means a production facility that manufactures wine. A wine production facility may
sell wine of its own production at retail for on – and off-premises consumption, and may act as a distributor for
wine of its own production. (Ord. 6368 § 5, 2011.)
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18.04.912.1 Winery.
“Winery” means a facility licensed as a domestic winery under RCW 66.04.010 where fruit or other
ingredients are processed (i.e., crushed, fermented, blended, aged, and/or stored, bottled) and may include as
incidental and/or accessory to the principal use a tasting room, food and beverage service, places of
public/private assembly and/or retail sales area. (Ord. 6433 § 2, 2012; Ord. 6363 § 1, 2011. Formerly
18.04.911A.)
Code reviser’s note: Ordinance 6363 adds these provisions as Section 18.04.911. The section has been
renumbered to avoid duplication of numbering.
18.04.912 Wireless communications.
A. “Alternative tower structure” means manmade trees, clock towers, bell steeples, light poles, buildings, and
similar alternative design mounting structures that are compatible with the natural setting and surrounding
structures, and camouflage or conceal the presence of antennas or towers so as to make them architecturally
compatible with the surrounding area pursuant to this title. This term also includes any antenna or antenna
array attached to an alternative tower structure. A stand-alone pole that that accommodates small wireless
facilities is considered an alternative tower structure to the extent it meets the concealment standards of this
code.
B. “Antenna” means any device used to transmit and/or receive radio or electromagnetic waves such as, but
not limited to, panel antennas, reflecting discs, microwave dishes, whip antennas, directional and
nondirectional antennas consisting of one or more elements, multiple antenna configurations, or other similar
devices and configurations, and exterior apparatus designed for telephone, radio, or television communications
through the sending and/or receiving of wireless communications signals.
C. “Attached wireless communications facility” means a wireless communications facility that is affixed to an
existing structure other than a tower. Examples of attached wireless communications facilities include antennas
affixed to or erected upon existing buildings, water tanks, or other existing structures or replacement structures
(such as in the case of a replacement stadium/ballfield light pole or a parking lot light standard).
D. “Base station” means the structure or equipment at a fixed location that enables wireless communications,
licensed or authorized by the FCC, between user equipment and a communications network. By way of
example, a building, ballfield structure or a utility pole becomes a base station once wireless facilities are
permitted and attached. The term does not encompass a wireless communications tower as defined in this title
or any equipment associated with a wireless communications tower.
E. “Concealment” or “concealment design techniques” means that a wireless communications facility is
concealed or utilizes concealment when any measures are used in the design and siting of wireless
communications facilities intended to make the facility look like something other than a wireless tower or base
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station. For example, a wireless communications facility site utilizes concealment design techniques when it
(1) is integrated in an outdoor fixture such as a flagpole, or (2) uses a design which mimics and is consistent
with the nearby natural or architectural features (such as an artificial tree), or (3) is incorporated into
(including, without limitation, being attached to the exterior of such facilities and painted to match it, such as a
belvedere or a dormer), or replaces existing permitted facilities (including, without limitation, freestanding
light standards) so that the presence of the wireless communications facility is not readily apparent. The terms
do not include fencing and landscape screening that is used to enhance visual compatibility at ground level.
F. “Carrier” means a company providing wireless communications services, also referred to as a wireless
service provider.
G. “Co-location” means: (1) mounting or installing a WCF on a preexisting structure, and/or (2) modifying a
structure for the purpose of mounting or installing a WCF on that structure. Provided that, for purposes of
eligible facilities requests, “co-location” means the mounting or installation of transmission equipment on an
eligible support structure for the purpose of transmitting and/or receiving radio frequency signals for
communications purposes.
H. “Eligible facilities request (EFR)” means any request for modification of an existing wireless
communications tower or base station that was previously authorized by the local permitting jurisdiction and
that does not substantially change, as defined in this section, the physical dimensions of such wireless
communications tower or base station from the original authorization involving: (1) co-location of new
transmission equipment, (2) removal of transmission equipment, or (3) replacement of transmission
equipment.
I. “Eligible support structure means an existing wireless communications tower or base station as defined in
this title and that has proposed alterations that meet the standards of an eligible facilities request.
J. “Equipment facility” means a structure used to contain ancillary equipment for a WCF which may include
cabinets, shelters, an addition to an existing structure, pedestals and other similar structures.
K. “Emergency wireless communications facility (EWCF)” means any structure not entirely within an
enclosed building or vehicle, including antennas, guy wires, microwave dishes or horns, structures or towers to
support receiving and/or transmitting devices, accessory buildings, i.e., equipment storage buildings, energy
power generating housing, and the leased or owned property surrounding the wireless communications tower
and any access or utility easements, that is used for the transmission or reception of electromagnetic waves for
emergency communication purposes, operated by a local public agency responsible for providing emergency
services.
L. “Existing” means a constructed tower or base station if it has been reviewed and approved under the
applicable zoning or siting process, or under another state or local regulatory review process; provided, that a
tower that has not been reviewed and approved because it was not in a zoned area when it was built, but was
lawfully constructed, is existing for purposes of this definition.
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M. “Microcells” are small wireless facilities consisting of an antenna that is either: (1) no more than four feet
in height and with an area of not more than 580 square inches; or (2) if a tubular antenna, no more than four
inches in diameter and no more than six feet in height.
N. “Monopole” means a single, freestanding pole-type structure supporting one or more antennas.
O. “Separation” means minimum distance required by city regulation between the base of towers.
P. “Site” for purposes of this chapter means, for wireless communications towers other than wireless
communications towers in the public way, the current boundaries of the leased or owned property surrounding
the wireless communications tower and any access or utility easements currently related to the site, and, for
other eligible support structures, further restricted to that area in proximity to the structure and to other
transmission equipment already deployed on the ground. The current boundaries of a site are the boundaries
that existed as of the date that the original support structure or a modification to that structure was last
reviewed and approved by a state or local government, if the approval of the modification occurred prior to
February 22, 2012, or otherwise outside of the Spectrum Act’s Section 6409(a) process.
Q. “Small wireless facilities” shall mean the definition contained in Chapter 20.14 ACC, including
microcells, and may be permitted either within or outside of the public way, in accordance with applicable law.
R. “Substantial change” for purposes of this chapter means a modification that alters the physical dimensions
of an eligible support structure if, after the modification, the structure meets any of the following criteria:
1. For towers other than towers in the public way, it increases the height of the tower by more than 10
percent or by the height of one additional antenna array with separation from the top of nearest existing
antenna to the bottom of the new antenna, not to exceed 20 feet, whichever is greater; for other eligible
support structures, it increases the height of the structure by more than 10 percent or more than 10 feet,
whichever is greater;
2. For towers other than towers in the public way, it involves adding an appurtenance to the body of the
tower that would protrude from the edge of the tower more than 20 feet, or more than the width of the
tower structure at the level of the appurtenance, whichever is greater; for other eligible support structures,
it involves adding an appurtenance to the body of the structure that would protrude from the edge of the
structure by more than six feet;
3. For any eligible support structure, it involves installation of more than the standard number of new
equipment cabinets for the technology involved, but not to exceed four cabinets; or, for base stations, it
involves installation of any new equipment cabinets on the ground if there are no preexisting ground
cabinets associated with the structure, or else involves installation of ground cabinets that are more than
10 percent larger in height or overall volume than any other ground cabinets associated with the structure;
4. It entails any excavation or deployment outside the current site as that term is defined in this section
except that, for towers other than towers in the public way, it entails any excavation or deployment of
transmission equipment outside of the current site by more than 30 feet in any direction. The site
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boundary from which the 30 feet is measured excludes any access or utility easements currently related to
the site;
5. It would defeat the concealment elements of the eligible support structure; or
6. It does not comply with conditions associated with the original approval of the construction or
modification of the eligible support structure or base station equipment, unless noncompliance is only in a
manner that would exceed the thresholds identified in subsections (R)(1) through (4) of this section.
For purposes of determining whether a substantial change exists, changes in height are measured from the
original support structure as it existed at the time the first eligible facilities request was approved for that
structure in cases where facilities are or will be separated horizontally; in other circumstances, changes in
height are measured from the dimensions of the wireless communications tower or base station, inclusive of
originally approved appurtenances and any modifications that were approved prior to February 22, 2012.
S. “Support structure” means a structure designed to support WCFs including, but not limited to, towers,
alternative tower structures, replacement poles, and other freestanding self-supporting pole structures.
T. “Toll” and “tolling” mean to delay, suspend or hold off on the imposition of a deadline, statute of
limitations or time limit.
U. “Tower” means any structure that is designed and constructed primarily for the purpose of supporting one
or more antennas for telephone, radio, and similar communication purposes, including self-supporting lattice
towers, guyed towers, or monopole towers. The term includes radio and television transmission towers,
microwave towers, common-carrier towers, cellular telephone towers, alternative tower structures, and the like.
The term includes the structure and any support thereto.
V. “Wireless communications” means the provision of any personal wireless service, as defined in the
Telecommunications Act of 1996, as amended, or wireless information services provided to the public or to
such classes of users as to be effectively available directly to the public via licensed or unlicensed frequencies;
or wireless utility monitoring and control services.
W. “Wireless communications facility (WCF)” means a facility used to provide personal wireless services as
defined at 47 U.S.C. Section 332(c)(7)(C); or wireless information services provided to the public or to such
classes of users as to be effectively available directly to the public via licensed or unlicensed frequencies; or
wireless utility monitoring and control services. A WCF does not include a facility entirely enclosed within a
permitted building where the installation does not require a modification of the exterior of the building; nor
does it include an accessory wireless communications antenna, used for serving that building only and that is
otherwise permitted under other provisions of the ACC. A WCF includes an antenna or antennas, including,
without limitation, directional, omni-directional and parabolic antennas, support equipment, alternative tower
structures, and wireless communications towers. It does not include the support structure to which the WCF or
its components are attached if the use of such structures for WCFs is not the primary use. The term does not
include mobile transmitting devices used by wireless service subscribers, such as vehicle or hand-held radios
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or telephones and their associated transmitting antennas, nor does it include other facilities specifically
exempted from the coverage of this title. (Ord. 6799 § 4 (Exh. D), 2020; Ord. 6716 § 1 (Exh. A), 2019; Ord.
6245 § 3, 2009; Ord. 5777 § 1, 2003; Ord. 5645 § 1, 2002; Ord. 5020 § 1, 1997.)
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 that has been designed or structurally modified to accommodate joint residential
occupancy and work activity, and includes a complete dwelling unit and working space reserved for and
regularly used by one or more occupants of the dwelling unit. Within a work/live unit the “work” component is
the primary use, to which the residential use is secondary. While the work component of a live/work unit is
secondary to its residential use. Work/live units are allowed within mixed-use developments.
18.04.914 Work release facility.
“Work release facility” means a residential alternative to imprisonment, including work/training release and
prerelease programs which are under the supervision of a court, federal, state or local agency. This definition
excludes at-home electronic surveillance. (Ord. 6245 § 3, 2009; Ord. 4590 § 4 (Exh. C), 1992.)
18.04.920 Yard.
See ACC 18.04.811, Setback area. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.930 Yard, front.
See ACC 18.04.812, Setback, front. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.940 Yard, rear.
See ACC 18.04.813, Setback, rear. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
Page 497 of 1253
Chapter 18.04 ACC, Definitions Page 70 of 73
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.950 Yard, side.
See ACC 18.04.814, Setback, side. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.)
18.04.954 Youth community support facility.
“Youth community support facility” means a building, or a group of buildings within a campus setting, owned
and operated by a nonprofit corporation or government entity that provides supportive services to children and
young adults (under the age of 26) and families (with a child or young adult under the age of 26), who are
homeless, at risk of homelessness, at risk of exploitation, experiencing a disability that presents barriers to
employment and housing stability; or generally require structured supportive services to be successful living in
the community; by providing counseling and case management, transitional housing (housing for no more than
two years), temporary housing (i.e., limited to overnight stay), and daytime drop-in services (e.g., meals,
showers, counseling, etc.). This definition does not include facilities providing housing for criminal justice,
parole, or probation programs. Youth community support facilities are not stand-alone “supportive housing” or
“communal residences.” (Ord. 6688 § 1 (Exh. 1), 2018.)
18.04.960 Zone.
“Zone” means an area accurately defined as to boundaries and location on an official map to which a uniform
set of regulations applies controlling the types and intensities of land uses, as set forth in this title. (Ord. 6245
§ 3, 2009; Ord. 4229 § 2, 1987.)
18.04.1001 Child care center.
“Child care center” means an entity that regularly provides child day care and early learning services for a
group of children for periods of less than 24 hours licensed by the Washington State Department of Early
Learning under Chapter 170-295 WAC. (Ord. 6642 § 15, 2017.)
18.04.1005 Marijuana or marihuana.
“Marijuana” or “marihuana” means all parts of the plant Cannabis, whether growing or not, with a THC
concentration greater than 0.3 percent on a dry weight basis; the seeds thereof; the resin extracted from any
part of the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its
seeds or resin. The term does not include the mature stalks of the plant, fiber produced from the stalks, oil or
cake made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or
Page 498 of 1253
Chapter 18.04 ACC, Definitions Page 71 of 73
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized seed
of the plant which is incapable of germination. (Ord. 6642 § 16, 2017.)
18.04.1007 Marijuana cooperative.
“Marijuana cooperative” means up to four qualifying patients, as defined by RCW 69.51A.010(19), who share
responsibility for acquiring and supplying the resources needed to produce and process marijuana, including
tetrahydrocannabinols or cannabimimetic agents, only for the medical use of members of the cooperative and
not for profit. (Ord. 6642 § 17, 2017.)
18.04.1009 Marijuana-infused products.
“Marijuana-infused products” means products that contain marijuana or marijuana extracts and are intended
for human use. The term “marijuana-infused products” does not include usable marijuana. (Ord. 6642 § 18,
2017.)
18.04.1011 Marijuana processor.
“Marijuana processor” means any person or entity licensed by the Washington State Liquor and Cannabis
Board to process, package, and label marijuana concentrates, including tetrahydrocannabinols or
cannabimimetic agents, in accordance with the provisions of Chapters 65.50 and 69.51A RCW and Chapter
314-55 WAC. (Ord. 6642 § 19, 2017.)
18.04.1013 Marijuana producer.
“Marijuana producer” means any person or entity licensed by the Washington State Liquor and Cannabis
Board to produce marijuana, including tetrahydrocannabinols or cannabimimetic agents, for wholesale to
marijuana processors and other marijuana producers pursuant to RCW 69.50.325. (Ord. 6642 § 20, 2017.)
18.04.1015 Marijuana related business.
“Marijuana related business” means a person or entity engaged in for-profit activity that includes the
possession, cultivation, production, processing, distribution, dispensation, or sale of tetrahydrocannabinols or
cannabimimetic agents, as defined by the Controlled Substances Act, codified at 21 USC Section 812,
Page 499 of 1253
Chapter 18.04 ACC, Definitions Page 72 of 73
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
including marijuana retailers, marijuana processors, and marijuana producers, as defined herein. (Ord. 6642
§ 21, 2017.)
18.04.1017 Marijuana retailer.
“Marijuana retailer” means any person or entity established for the purpose of making marijuana concentrates,
usable marijuana and marijuana-infused products, including tetrahydrocannabinols or cannabimimetic agents,
available for sale to adults aged 21 and over. (Ord. 6642 § 22, 2017.)
18.04.1019 Marijuana researcher.
“Marijuana researcher” is a position licensed by the Washington State Liquor and Cannabis Board that permits
a licensee to produce, process, and possess marijuana for the limited research purposes set forth in RCW
69.50.372. (Ord. 6642 § 23, 2017.)
18.04.1021 Marijuana transporter.
“Marijuana transporter” is a position licensed by the Washington State Liquor and Cannabis Board pursuant to
WAC 314-55-310 that allows a licensee to physically transport or deliver marijuana, marijuana concentrates,
and marijuana-infused products between licensed marijuana businesses within Washington State. (Ord. 6642
§ 24, 2017.)
18.04.1023 Public or private park.
“Public or private park” means an area of land for the enjoyment of the public or private parties, having
facilities for rest and/or recreation, such as a baseball diamond or basketball court, owned and/or managed by a
private for-profit entity, a nonprofit entity, a homeowners’ association, city, county, state, federal government,
sovereign nation or metropolitan park district. Public park does not include trails. (Ord. 6642 § 25, 2017.)
18.04.1025 Public or private playground.
“Public or private playground” means a public or private outdoor recreation area for children, usually equipped
with swings, slides, and other playground equipment, owned and/or managed by a private business, a nonprofit
entity, city, county, state, or federal government or sovereign nation. (Ord. 6642 § 26, 2017.)
Page 500 of 1253
Chapter 18.04 ACC, Definitions Page 73 of 73
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
18.04.1027 Public or private recreational center.
“Public or private recreation center or facility” means a supervised center that provides a broad range of
activities and events intended primarily for use by persons under 21 years of age, owned and/or managed by a
private business, charitable nonprofit organization, sovereign nation, city, county, state, or federal government.
(Ord. 6642 § 27, 2017.)
18.04.1029 Public transit center.
“Public transit center” means a facility located outside of the public right-of-way that is owned and managed
by a transit agency or city, county, state, or federal government for the express purpose of staging people and
vehicles where several bus or other transit routes converge. They serve as efficient hubs to allow bus riders
from various locations to assemble at a central point to take advantage of express trips or other route to route
transfers. (Ord. 6642 § 28, 2017.)
The Auburn City Code is current through Ordinance 6904, passed February 21, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should contact the
city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Code Publishing Company, A General Code Company
Page 501 of 1253
Chapter 18.07 ACC, Residential Zones Page 1 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Chapter 18.07
RESIDENTIAL ZONES
Sections:
18.07.010 Intent.
18.07.020 Uses.
18.07.030 Development standards.
18.07.010 Intent.
A. General. This section describes the intent for each of the city’s residential zones. These
intent statements may be used to guide the interpretation of the regulations associated with
each zone.
B. RC Residential Conservancy Zone.
1. 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 associated with urban levels
of development while allowing low-intensity development designed to minimize impacts
on the natural environmental features designated for conservation.
2. Public improvements required within the RC zone will be less than is normally
required for the higher intensity residential zones within the city and are not subject to
the city’s complete streets policies.
3. This zone shall only be applied in areas designated as residential conservancy on the
comprehensive plan.
C. R-1 Residential Zone.
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Chapter 18.07 ACC, Residential Zones Page 2 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
1. The intent of the R-1 residential zone is to provide areas for estate-type residential
development on large lots in areas that are intended to create an open space
separation between existing urban areas that are unique from each other and where
limited public utilities and transportation infrastructure are present.
Appropriate development standards required of other urban areas shall be required to
serve this zone.
2. R-1 implements the Neighborhood Residential One comprehensive plan land use
designation.
D. R-2 Residential Low Zone.
1. The R-2 Residential Low zone is intended lower intensity residential development
consisting of single-unit detached houses, townhouse, duplex, triplex, fourplex, two-
story stacked flats, courtyard apartments, cottage housing on lot sizes typical of
suburban and urban development. This residential zone allows flexibility in the types
and densities of housing permitted while at the same time maintaining a desirable
family living environment by establishing minimum usable open spaces, maximum
impervious coverage, and maximum units per lot area with the character and scale of
traditional single-unit detached neighborhoods.
2. A related consideration of this zone is to provide a transition between low-intensity
residential development areas and higher- and lower-intensity designations. Small-scale,
community-based commercial development that provides services to the local
neighborhood will be considered through the administrative use permit process.
3. R-2 implements the Neighborhood Residential Two comprehensive plan land use
designation.
E. R-3 Residential Moderate Zone.
1. The intent of the R-3 Residential Moderate zone is to allow all residential and
commercial types and uses provided in the R-2 Residential zone, while allowing
additional intensity through allowing stacked flats up to three stories, fiveplexes, and
sixplexes. Single-unit detached houses are not permitted in the R-3 zone. Apartment
buildings and Mixed-Use development consisting of no more than 20 units and 3-stories
per lot is permitted. Supportive Housing and residential care developments are
Page 503 of 1253
Chapter 18.07 ACC, Residential Zones Page 3 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
permitted in this zone to provide additional needed housing options but must still
adhere to the residential density and unit limitations established within this category.
Small-scale commercial development providing services to the area is encouraged in this
zone and implemented through the administrative use permit process.
2. R-3 implements the Neighborhood Residential Two comprehensive plan land use
designation.
F. R-4 Residential High Zone.
1. The R-4 Residential High zone is intended to maximize residential density
opportunities and is further intended as a residential zone primarily of Middle Housing
and multiple-story apartment and mixed-use development. This zone is characterized by
a more active living environment near transit, urban services and commercial uses. The
R-4 Residential zone allows for all uses allowed in the R-3 zone, plus apartment and
mixed-use development of more than 20 units and 3-stories per lot is permitted. Small-
scale commercial development providing services to the area is encouraged in this zone
and implemented through the administrative use permit process.
2. R-4 implements the Neighborhood Residential Three comprehensive plan land use
designation.
G. R-NM Residential Neighborhood Mixed-Use Zone.
1. The intent of the R-NM Residential Mixed-Use zone is to provide a flexible approach
that achieves a mix of dense residential development and light commercial uses in
either a vertical or horizontal configuration. Within this zone there will be a mix of retail,
office, middle housing, and multi-story residential uses, with attractive design and
accessible spaces for people to live, work, and visit. This zoning designation is served
primarily by a combination of transit, pedestrian, and/or bicycle facilities allowing people
to access amenities without needing a personal vehicle. Uses and densities allowed
within this zone will be consistent with the uses permitted in the C-1 Light Commercial
and the densities of the R4 - Residential High zone. New development and
redevelopment will incorporate a mix of residential and commercial uses. In addition,
parks and open spaces are encouraged and may be permitted through the
administrative use permit process.
Page 504 of 1253
Chapter 18.07 ACC, Residential Zones Page 4 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
2. Street-level development is encouraged to be retail or higher traffic local businesses
or offices, and residential is encouraged on the upper levels of buildings. This zoning
district should walkable and bikeable to neighborhood commercial services and transit
facilities and have a high level of street activation and amenities.
H. R-F – Residential Flex Zone.
1. The R-F Residential-Flex zone is intended primarily to accommodate small-scale
business and professional offices, medical and dental clinics, salons and other personal
services, eating and drinking establishments, and banks and similar financial institutions
at locations where they are compatible with residential uses. Accessory retail 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 corridors
serving lower density residential land uses. Conversion of residential uses to commercial
uses is geared towards encouraging adaptive reuse of existing single-unit structures that
continue to appear in accord with the single-unit residential character. New
development in the RF – Residential-Flex zone should not exceed two-stories or
footprint that is designed to maintain a character and a scale smaller than the R-NM
Residential Mixed-use Residential zone.
18.07.020 Uses.
Table 18.07.020. Permitted Use Table – Residential Zones
P = Permitted A = Administrative C = Conditional Use X = Not Permitted
Land Uses Zoning Designations
RC R-1 R-2 R-3 R-4 R-NM R-F
A. Residential Uses.
Page 505 of 1253
Chapter 18.07 ACC, Residential Zones Page 5 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Accessory dwelling units subject to the
provisions contains in Chapter 18.32
P1 P1 P1 P1 P1 P1 P1
Accessory use, residential P P P P P P P
Adult family home P P P P P P1 P
Apartments (7 units or more) X X X P11 P P X
Bed and breakfast or short-term rentals P P P P P X P
Caretaker apartment X X X X X P X
Communal residence four or less
individuals
P P P P P X P
Foster care homes P P P P P X P
Group residence facilities (7 or more
residents)
X X X P P P P
Group residence facilities (6 or fewer
residents)
P P P P P P P
Keeping of animals4 P2 P2 P2 P2 P2 P2 P2
Middle housing subject to the provisions
in Chapter 18.25 (2 to 6 units)
P P P P P P P
Neighborhood recreational buildings and
facilities owned and managed by the
neighborhood homeowners’ association
A6 A6 A6 A6 A6 P P
Use as dwelling units of (1) recreational
vehicles that are not part of an approved
recreational vehicle park, (2) boats, (3)
automobiles, and (4) other vehicles
X X X X X X X
Renting of rooms, for lodging purposes
only, to accommodate not more than two
P P P P P P P
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Chapter 18.07 ACC, Residential Zones Page 6 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
persons in addition to the family or owner
occupied unit8
Residential care facilities including but not
limited to assisted living facilities,
convalescent homes, continuing care
retirement facilities
P P P P P P P
Single-unit detached dwellings, new P P P X X X P
Supportive housing, subject to the
provisions of ACC 18.31.160
X X X P P P P
Swimming pools, tennis courts and similar
outdoor recreation uses only accessory to
residential or park uses
P P P P P P P
Townhouses (attached) X X X X P P P
B. Commercial Uses.
Commercial horse riding and bridle trails A X X X X X X
Commercial recreation facility, indoor X X X X P P X
Commercial retail establishment X X A A P P A
Convenience store X X X X P P X
Daycare, limited to a mini daycare center.
Daycare center, preschool or nursery
school may also be permitted but must
be located on an arterial
X P P P P P P
Grocery or specialty food store X X X A P P A
Home-based daycare as regulated by
RCW 35.63.185 and through receipt of
approved city business license
P P P P P P P
Page 507 of 1253
Chapter 18.07 ACC, Residential Zones Page 7 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Home occupations subject to compliance
with Chapter 18.60 ACC
P P P P P P P
Marijuana cooperative X X X X X X X
Marijuana processor X X X X X X X
Marijuana producer X X X X X X X
Marijuana related business X X X X X X X
Marijuana researcher X X X X X X X
Marijuana retailer X X X X X X X
Marijuana transporter business X X X X X X X
Mixed-use development3, 10 X X X P P P P
Personal service shop X X A P P P P
Nursing homes X X X X C C C
Privately owned and operated parks and
playgrounds and not homeowners’
association-owned recreational area
X A A A A P P
Professional offices X X A A P9 P P
Restaurant, café, or coffee shop X X A A P P A
Neighborhood retail establishment X X A A P P P
C. Resource Uses.
Agricultural enterprise:7
When 50 percent, or more, of the total
site area is dedicated to active agricultural
production during the growing season,
A7 X X X X X X
Page 508 of 1253
Chapter 18.07 ACC, Residential Zones Page 8 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
and with 52 or less special events per
calendar year
When less than 50 percent of the total site
area is dedicated to active agricultural
production during the growing season, or
with more than 52 special events per
calendar year
C7 X X X X X X
Agricultural type uses are permitted
provided they are incidental and
secondary to the single-family use:
Agricultural crops and open field growing
(commercial)
P X X X X X X
Barns, silos and related structures P X X X X X X
Commercial greenhouses P X X X X X X
Pasturing and grazing4 P X X X X X X
Public and private stables4 P X X X X X X
Roadside stands, for the sale of
agricultural products raised on the
premises. The stand cannot exceed 300
square feet in area and must meet the
applicable setback requirements
P X X X X X X
Fish hatcheries C X X X X X X
D. Government, Institutional, and Utility Uses.
Civic, social and fraternal clubs X X X X A A A
Government facilities A A A A A A A
Hospitals (except animal hospitals) X X X X X C C
Page 509 of 1253
Chapter 18.07 ACC, Residential Zones Page 9 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Municipal parks and playgrounds A P P P P P P
Museums X X X X A A A
Religious institutions, less than one acre
lot size
A A A A A A A
Religious institutions, one acre or larger
lot size
C C C C C C C
Transmitting towers C C C C C C C
Type 1-D wireless communications facility
(see ACC 18.04.912(W) and ACC 18.31.100)
P P P P P P P
Eligible facilities request (EFR) (wireless
communications facility – See ACC
18.04.912(H))
P P P P P P P
Utility facilities and substations C5 C5 C5 C5 C5 C5 C5
Small wireless facilities (ACC 18.04.912(Q)) P P P P P P P
1 An accessory dwelling unit may be permitted with an existing single-family residence
pursuant to ACC 18.31.120.
2 Please see the supplemental development standards for animals in ACC 18.31.220.
3 Individual uses that make up a mixed-use development must be permitted within the zone.
If a use making up part of a mixed-use development requires an administrative or conditional
use permit, the individual use must apply for and receive the administrative or conditional use
approval, as applicable.
4 Proximity of pasture or livestock roaming area to wells, surface waters, and aquifer recharge
zones is regulated by the King or Pierce County board of health, and property owners shall
comply with the provisions of the board of health code.
5 Excludes all public and private utility facilities addressed under ACC 18.02.040(E).
6 Administrative use permit not required when approved as part of a subdivision or binding
site plan.
Page 510 of 1253
Chapter 18.07 ACC, Residential Zones Page 10 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
7 Agricultural enterprise uses are subject to supplemental development standards under ACC
18.31.210, Agricultural enterprises development standards.
8 An owner occupant that rents to more than two persons but no more than four persons is
required to obtain a city of Auburn rental housing business license and shall meet the
standards of the International Property Maintenance Code.
9 As component of Mixed-use developments and/or office ground floor uses permitted up to
5,000 square feet.
10 Commercial uses permitted outright, or allowed administratively or conditionally in this
table may be allowed as part of mixed-use development.
11 Apartment buildings and Mixed-use development consisting of no more than 20 units and
3-stories per lot is permitted.
(Ord. 6799 § 5 (Exh. E), 2020; Ord. 6642 § 4, 2017; Ord. 6600 § 9, 2016; Ord. 6565 § 2, 2015; Ord.
6560 § 9, 2015; Ord. 6477 § 8, 2013; Ord. 6369 § 2, 2011; Ord. 6363 § 3, 2011; Ord. 6269 § 3,
2009; Ord. 6245 § 5, 2009.)
18.07.030 Development standards.
Table 18.07.030. Residential Development Standards
Standard RC R-1 R-2 R-3 R-4 R-NM R-F
A Minimum
density,
units or
lots per
acre (lot
0.25
(174,00
0 sf of
lot area
1
(43,500 sf
of lot
7
(6,222 sf
lot area
per unit)
12
(3,630 sf
lot area
per unit)
16
(2,723 sf
lot area
per unit)
30
(1,452 sf
lot area
per unit)
7
(6,222 sf
lot area
per unit)
Page 511 of 1253
Chapter 18.07 ACC, Residential Zones Page 11 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
area per
unit)1, 5, 6
per
unit)
area per
unit)
B Minimum
lot size
(square
feet) 8
174,000 43,500 4,400 2,700 2,200 2,200 4,400
C Minimum
lot width
(feet)2, 5, 8
125 125 40 20 for
interior
lots; 35
for
exterior
lots
20 for
interior
lots; 35
for
exterior
lots
20 for
interior
lots; 35
for
exterior
lots
40
D Units
allowed
1 Base units
allowed
per lot7
4 4 4 4 4 4 4
2 Base units
per lot
allowed
with transit
or
affordabilit
y bonus7
6 6 6 6 6 6 6
3 Lot area
per unit
above base
(B1 or B2
as
applicable)
allowance
X X 1,250 750 N/A N/A 1,250
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Chapter 18.07 ACC, Residential Zones Page 12 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
(square
feet)7
4 Maximum
units per
lot7
6 6 6 20 N/A N/A 6
E Minimum
setbacks
(feet)2,3
1 Residence
front
setback3
35 35 10 10 10 10 10
2 Garage
(minimum
front
setback
required
from street
access)3
20 20 20 20 20 20 20 unless
alley-
loaded
then 15
provided
there are
20 feet
from any
garage
3 Setback to
any
property
line for
barns,
stables, or
similar
structures
for
enclosure
of large
75 X X X X X X
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Chapter 18.07 ACC, Residential Zones Page 13 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
domestic
animals
For other
animals,
see the
supplemen
tal
developme
nt
standards
for animals
in ACC
18.31.220
4 Setback to
any
property
line for any
corral,
exercise
yard, or
arena for
large
domestic
animals
For other
animals,
see the
supplemen
tal
developme
nt
standards
35 X X X X X X
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Chapter 18.07 ACC, Residential Zones Page 14 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
for animals
in ACC
18.31.220
5 Interior
side
setback
20 10 5 5 5 5 5
6 Street side
setback3
In all
zones, 20
feet
minimum
street side
setback
required
from street
access.
35 20 10 10 10 10 10
7 Rear
setback3
35 20 15 15 10 10 15
8 Rear
setback,
detached
structure3, 9
In all
zones, 20
feet
minimum
street side
setback
required
15 15 10 5 5 5 10
Page 515 of 1253
Chapter 18.07 ACC, Residential Zones Page 15 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
from street
access.
F Maximum
impervious
area (%)
25 50 75 80 90 90 75
G Maximum
building
height
(feet)
35 35 35 45 75 75 45
H Maximum
height of
accessory
buildings
and
structures
354 35 24 24 24 24 24
I Minimum
front
setback
area
landscape
strip (feet)
N/A N/A N/A 5 10 10 N/A
J Minimum
side
setback
area
landscape
strip (feet)
N/A N/A N/A 5 10 10 N/A
K Minimum
landscaped
N/A N/A See
Chapter
See
Chapter
See
Chapter
See
Chapter
N/A
Page 516 of 1253
Chapter 18.07 ACC, Residential Zones Page 16 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
open space
(%)
18.50
ACC
18.50
ACC
18.50
ACC
18.50
ACC
1 See ACC 18.02.065 for calculating density.
2 All minimum lot widths, setbacks, and landscaping strips are subject to demonstration to the
satisfaction of the city engineer that all required utility infrastructure, access requirements,
and street elements can be accommodated in accordance with the design and construction
standards.
3 In addition to meeting setback requirements, all structures must meet sight distance
requirements in accordance with city design and construction standards.
4 Barns and other specialized structures used for agricultural purposes may exceed the height
limits.
5 Provision applicable to residential subdivision.
6 Does not apply to lots under 15,000 square feet.
7 See ACC 18.02.067 for calculating units allowed per lot.
8 Applies to new parent lots within a unit lot subdivision.
9 When abutting an alley, detached accessory dwelling units are allowed within the rear
setback.
(Ord. 6661 § 3, 2018; Ord. 6600 § 10, 2016; Ord. 6245 § 5, 2009.)
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Page 517 of 1253
Chapter 18.07 ACC, Residential Zones Page 17 of 17
The Auburn City Code is current through Ordinance 6944, passed July 15, 2024.
Hosted by General Code.
Page 518 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 1 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Chapter 18.09
R-MHC MANUFACTURED/MOBILE HOME COMMUNITY ZONE
Sections:
18.09.010 Intent.
18.09.020 Uses.
18.09.030 Development standards.
18.09.010 Intent.
The intent of the R-MHC manufactured/mobile home community zone is to provide a
residential zone of single-unit 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. (Ord. 6245 § 6, 2009.)
18.09.020 Uses.
Permitted Use Table – Residential Zoning Designations
Land Use R-MHC
Zone
A Manufactured/mobile home
community
P
B Residential accessory use P
C Manufactured/mobile home P
Page 519 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 2 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Land Use R-MHC
Zone
community accessory use
D Keeping of not more than six
household pets. This limit shall not
apply to birds, fish, or suckling
young of pets.
P
E Home-based daycare P
F Daycare limited to a mini daycare
center, daycare center, or
preschool/nursery school
A
G Marijuana cooperative X
H Marijuana processor X
I Marijuana producer X
J Marijuana related business X
K Marijuana researcher X
L Marijuana retailer X
M Marijuana transport business X
P = Permitted Use
A = Use may be permitted in district when an administrative use permit has been issued pursuant to the
provisions of Chapter 18.64 ACC.
C = Use may be permitted in district when a conditional use permit has been issued pursuant to the provisions
of Chapter 18.64 ACC.
Page 520 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 3 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
X = Prohibited
Also see ACC 18.02.120 for further rules on interpretation.
(Ord. 6642 § 5, 2017; Ord. 6269 § 4, 2009; Ord. 6245 § 6, 2009.)
18.09.030 Development standards.
Table 18.09.030. Development Standards
Development Standard1 R-MHC Zone
A Base density (units per net acre) 10
B Minimum density (units per net acre) 8
C Minimum lot area (square feet) 217,8002
D Minimum lot area per dwelling unit (square feet) 2,500
E Minimum average lot area per dwelling unit (square
feet)
4,300
F Minimum front setback (feet) Manufactured home community street: 8
Public or other private street: 20
G Minimum interior side setback (feet) Minimum distance between any manufactured
home and/or accessory building and the
manufactured home and/or accessory building
on the adjoining space: 10
H Minimum street side setback (feet) Manufactured home community street: 5
Public or other private street: 10
Page 521 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 4 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Development Standard1 R-MHC Zone
I Minimum rear setback (feet) Minimum distance between any manufactured
home and/or accessory building and the
manufactured home and/or accessory building
on the adjoining space: 10
Manufactured home community street: 8
Public or other private street: 20
J Accessory structure setbacks There shall be a minimum of 10 feet between
any two manufactured homes, between any
manufactured home and accessory building on
adjoining spaces, and between any other
accessory buildings on adjoining spaces
K Special setbacks for manufactured homes
structures that abut another zoning district
Setbacks shall be the same as provided for in
the adjoining zone. However, in no case shall the
setbacks be less than as prescribed in this
subsection.
L Maximum building height (feet) Main building: 30 feet
Accessory building: 16 feet
M Fences and hedges A six-foot high screened fence shall be
constructed around the perimeter of the
community.
For those community boundaries that abut a
public street the fence shall set back 20 feet and
the 20-foot setback area landscaped with Type
III landscaping (see ACC 18.50 for landscaping
type).
N Supplemental R-MHC development standards See ACC 18.31.190
Page 522 of 1253
Chapter 18.09 ACC, R-MHC Manufactured/Mobile Home Community Zone Page 5 of 5
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Development Standard1 R-MHC Zone
O Landscaping See Chapter 18.50 ACC
P Parking See Chapter 18.52 ACC
Q Signs See Chapter 18.56 ACC
1 All minimum lot widths, setbacks, and landscaping strips are subject to demonstration that all required
utility infrastructure, access requirements, and street elements are provided for in accordance with city design
and construction standards.
2 Minimum site area for development of the manufactured home park or community.
(Ord. 6245 § 6, 2009.)
The Auburn City Code is current through Ordinance 6940, passed April 15, 2024.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 523 of 1253
Chapter 18.21 ACC, Overlays Page 1 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Chapter 18.21
OVERLAYS
Sections:
18.21.010 Lea Hill overlay.
18.21.020 West Hill overlay.
18.21.030 Urban separator overlay.
18.21.010 Lea Hill overlay.
A. Purpose. The purpose of this section is to provide for additional development standards to
address the area commonly referred to as the Lea Hill annexation area, as annexed under city
of Auburn Ordinance Nos. 5346 and 6121, and identified on the city of Auburn comprehensive
zoning map. While the intent is that the development standards for zones in the Lea Hill
annexation area will be similar to (if not the same as) corresponding zones in other areas of the
city, some variations are needed to recognize previous development allowed by King County
zoning. Unless otherwise provided for in this section, all other provisions and requirements of
this title shall apply to properties within the Lea Hill overlay.
B. Development Standards – Lots Previously Approved.
1. For any residential lot that had received final plat approval, final short plat approval, or
preliminary plat approval or that King County had received and determined the application
complete for a preliminary plat or short plat, prior to the effective date of annexation into
the city of Auburn, the development standards in the following table shall apply. The
property owner/applicant shall be responsible to provide to the city evidence of these
previous approvals.
2. Any further subdivision of any lot and its subsequent use must conform to the
permitted uses and standards referenced in the applicable zoning chapters of this title,
except as modified by this section. For farm animals, subsection E of this section or ACC
18.31.220 shall apply.
Page 524 of 1253
Chapter 18.21 ACC, Overlays Page 2 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Zone
Min Lot
Area
(Sq. Ft.)
Min Lot
Area (Sq.
Ft. per
Unit)
Min Lot
Width
(Ft.)
Max Lot
Coverage
(%)
Setbacks1 Building Height
Front
(Ft.)
Rear
(Ft.)
Side,
Interior
(Ft.)
Side,
Street
(Ft.)
Main
(Ft.)
Accessory
(Ft.)
R-1 8,000 N/A 35 35 20 5 5 10 35 35
R-22 2,500 N/A 30 35 10 5 5 10 35 16
R-23 2,500 6,000 30 35 10 5 5 10 35 16
R-34 2,500 4,300 30 40 10 5 5 10 35 35
R-35 2,500 2,700 30 55 10 5 5 10 35 35
R-46 2,500 2,175 30 55 10 5 5 10 35 35
1 Garages and other similar structures with a vehicular access require a 20-foot setback from any street.
2 Annexed as R-5 zone under city of Auburn Ordinance Nos. 5346 and 6121.
3 Annexed as R-7 zone under city of Auburn Ordinance Nos. 5346 and 6121.
4 Annexed as R-10 zone under city of Auburn Ordinance Nos. 5346 and 6121.
5 Annexed as R-16 zone under city of Auburn Ordinance Nos. 5346 and 6121.
6 Annexed as R-20 zone under city of Auburn Ordinance Nos. 5346 and 6121.
C. Prior King County Approvals. The city of Auburn will recognize the terms of any King County-
approved plat, PUD, conditional use permit, contract rezone or similar contractual obligations
that may have been approved prior to the effective date of the annexation of the subject
property. The conditions of any project that was approved by King County shall be required to
be fulfilled in the city of Auburn.
D. Planning Director Authorization. The planning director shall be authorized to interpret the
language of any King County permit, plat or condition thereof and effectuate the
implementation of same to the fullest extent possible. If there is a conflict between a previous
Page 525 of 1253
Chapter 18.21 ACC, Overlays Page 3 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
King County approval and the Auburn regulation then the most restrictive provision shall apply
as determined by the planning director.
E. Farm Animals.
1. For properties greater than an acre in the R-1, R-5 and R-7 zones, it is permissible to
keep farm animals (excluding goats and swine in the R-5 and R-7 zones); provided, there
shall not be more than one horse, cow, donkey or other similar large animal, or four small
animals such as sheep, or 12 poultry, rabbits, or similar size animals per each acre of
enclosed usable pasture or roaming area. This acreage requirement is in addition to the
minimum lot size requirements of the zone. Property owners of more than an acre in the
Lea Hill overlay may choose to apply these standards or the standards in ACC 18.31.220.
2. Shelters provided for farm animals shall be constructed no closer than 50 feet from any
adjoining lot and shall be 100 feet from any public street or alley. Any corral, exercise yard,
or arena shall maintain a distance of 35 feet from any property line. This excludes pasture
area.
3. For those properties that do not meet the requirements of subsection (E)(1) of this
section, and farm animals were present prior to annexation, the farm animals may remain
as legal nonconforming uses. In such case the number of farm animals allowed may be the
same as what the county zoning provisions had allowed prior to the effective date of the
annexation of the subject property.
F. Lot Averaging – R-1 Zone. It may be possible to subdivide land in the R-1 zone into lots
smaller than 35,000 square feet if the property has a significant amount of nonbuildable land
due to steep slopes, wetlands or similar features that would be in the public’s best interest to
maintain. The following regulations shall apply in situations where lot averaging is permitted or
required:
1. At least 50 percent of the subdivision must be set aside as open space. Critical areas
(i.e., steep slopes, wetlands) can count towards the 50 percent requirement. Maintenance
of the open space tract or easement shall be the responsibility of the property owner
and/or a homeowners’ association.
Page 526 of 1253
Chapter 18.21 ACC, Overlays Page 4 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
2. The number of allowable lots in a subdivision shall be determined by multiplying the
total number of acres in the subdivision by one. Any fraction shall be rounded to the
nearest whole number with one-half being rounded up.
3. The minimum size of any lot shall be 8,000 square feet. For lots less than 35,000 square
feet, the minimum lot width shall be consistent with the requirements of the R-5 zone
(Chapter 18.07 ACC). All other applicable development standards related to the R-1 zone
will continue to apply.
4. Lots within the subdivision shall be clustered so as to provide for continuity of open
space within the subdivision and, where possible, with adjoining parcels.
5. Each lot within a subdivision shall illustrate a building area within which the house,
accessory structures, and parking areas shall be constructed. The building area shall be
exclusive of setbacks, nonbuildable areas or any required buffers from the nonbuildable
areas. Any preliminary plat, final plat or short plat shall illustrate the building area for each
lot. Any future construction will be limited to the identified building area.
6. A native growth protection easement or similar device, which may include provisions for
the limited removal of vegetation and passive use of the easement, that perpetually
protects the nonbuildable areas must be recorded with the final plat or short plat.
G. All marijuana related businesses and marijuana cooperatives are prohibited land uses
within the Lea Hill overlay. (Ord. 6642 § 6, 2017; Ord. 6369 § 3, 2011; Ord. 6245 § 13, 2009.)
18.21.020 West Hill overlay.
A. Purpose. The purpose of this section is to provide for additional development standards to
address the area commonly referred to as the West Hill annexation area, as annexed under city
of Auburn Ordinance No. 6122 and identified on the city of Auburn comprehensive zoning map.
While the intent is that the development standards for zones in the West Hill annexation area
will be similar to (if not the same as) corresponding zones in other areas of the city, some
variations are needed to recognize previous development allowed by King County zoning.
Unless otherwise provided for in this section, all other provisions and requirements of this title
shall apply to properties within the West Hill overlay.
Page 527 of 1253
Chapter 18.21 ACC, Overlays Page 5 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
B. Development Standards – Lots Previously Approved.
1. For any residential lot that had received final plat approval, final short plat approval,
preliminary plat approval or that King County had received and determined the application
complete for a preliminary plat or short plat, prior to the effective date of annexation, the
development standards in the following table shall apply. The property owner/applicant
shall be responsible to provide evidence of these previous approvals/decisions.
2. Any further subdivision of any lot and its subsequent use must conform to the
permitted uses and standards referenced in the applicable zoning chapters of this title,
except as modified by this section. For farm animals, subsection E of this section or ACC
18.31.220 shall apply.
Zone
Min Lot
Area
(Sq. Ft.)
Min Lot
Area (Sq.
Ft. per
Unit)
Min Lot
Width
(Ft.)
Max Lot
Coverage
(%)
Setbacks1 Building Height
Front
(Ft.)
Rear
(Ft.)
Side,
Interior
(Ft.)
Side,
Street
(Ft.)
Main
(Ft.)
Accessory
(Ft.)
R-1 8,000 N/A 35 35 20 5 5 10 35 35
R-22 2,500 N/A 30 35 10 5 5 10 35 16
R-23 2,500 6,000 30 35 10 5 5 10 35 16
1 Garages and other similar structures with a vehicular access require a 20-foot setback from any street.
2 Annexed as R-5 zone under city of Auburn Ordinance No. 6122.
3 Annexed as R-7 zone under city of Auburn Ordinance No. 6122.
C. Prior King County Approvals. The city of Auburn will recognize the terms of any King County-
approved plat, PUD, conditional use permit, contract rezone or similar contractual obligations
that may have been approved prior to the effective date of the annexation of the subject
property. The conditions of any project that was approved by King County shall be required to
be fulfilled in the city of Auburn.
Page 528 of 1253
Chapter 18.21 ACC, Overlays Page 6 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
D. Planning Director Authorization. The planning director shall be authorized to interpret the
language of any King County permit, plat or condition thereof and effectuate the
implementation of same to the fullest extent possible. If there is a conflict between a previous
King County approval and the Auburn regulation, then the most restrictive provision shall apply
as determined by the planning director.
E. Farm Animals.
1. For properties greater than an acre in the R-1, R-5 and R-7 zones within the West Hill
overlay, it is permissible to keep farm animals (excluding goats and swine in the R-5 and R-7
zones); provided, there shall not be more than one horse, cow, donkey or other similar
large animal, or four small animals such as sheep, or 12 poultry, rabbits, or similar size
animals per each acre of enclosed usable pasture or roaming area. This acreage
requirement is in addition to the minimum lot size requirements of the applicable zone.
Property owners of more than an acre in the West Hill overlay district may choose to apply
these standards, or the standards in ACC 18.31.220.
2. Shelters provided for farm animals shall be constructed no closer than 50 feet from any
adjoining lot and no closer than 100 feet from any public street or alley. Any corral, exercise
yard, or arena shall maintain a distance of 35 feet from any property line. This excludes
pasture areas.
3. For those properties that do not meet the requirements of subsection (E)(1) of this
section, and farm animals were present prior to annexation, the farm animals may remain
as legal nonconforming uses. In such case, the number of farm animals allowed may be the
same as what the county zoning provisions had allowed prior to the effective date of the
annexation of the subject property.
F. All marijuana related businesses and marijuana cooperatives are prohibited land uses
within the West Hill overlay. (Ord. 6642 § 7, 2017; Ord. 6369 § 4, 2011; Ord. 6245 § 13, 2009.)
18.21.030 Urban separator overlay.
A. Purpose. The purpose of this section is to provide for additional development standards to
address the area designated as urban separator in the city’s comprehensive plan, as prescribed
in the interlocal agreement between the city and King County approved under city of Auburn
Page 529 of 1253
Chapter 18.21 ACC, Overlays Page 7 of 7
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Resolution No. 4113 and identified on the city of Auburn comprehensive land use map. Unless
otherwise provided for in this section, all other provisions and requirements of this title shall
apply to properties within the urban separator overlay.
B. Development Standards. For property located within a designated urban separator, lot
averaging shall be required. The regulations of ACC 18.21.010(F) shall apply in situations where
lot averaging is used.
C. All marijuana related businesses and marijuana cooperatives are prohibited land uses
within the urban separator overlay. (Ord. 6642 § 8, 2017; Ord. 6245 § 13, 2009.)
The Auburn City Code is current through Ordinance 6928, passed December 4, 2023.
Disclaimer: The city clerk’s office has the official version of the Auburn City Code. Users should
contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.auburnwa.gov
Hosted by Code Publishing Company, A General Code Company.
Page 530 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 1 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Chapter 18.23
COMMERCIAL AND INDUSTRIAL ZONES
Sections:
18.23.010 Purpose.
18.23.020 Intent of commercial and industrial zones.
18.23.030 Uses.
18.23.040 Development standards.
18.23.060 Additional development standards for the C-1, C-2, C-AG, and M-1 zones.
18.23.010 Purpose.
This chapter lists the land uses that may be allowed within the commercial and industrial zones
established by ACC 18.02.070 (Establishment of zones), determines the type of land use
approval required for each use, and provides basic and additional development standards for
sites, buildings, and associated improvements. (Ord. 6728 § 3 (Exh. C), 2019; Ord. 6433 § 26, 2012.)
18.23.020 Intent of commercial and industrial zones.
A. General. This section describes the intent for each of the city’s commercial and industrial
zones. These intent statements are to be used to guide the interpretation of the regulations
associated with each zone. The planning director is authorized to make interpretations of these
regulations based on their analysis of them together with clear and objective reasons for such
interpretation.
C. C-1, Light Commercial Zone. The C-1 Light Commercial 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
zone encourages a broad mix of small scale uses such as leisure shopping, office, eating and
Page 531 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 2 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
drinking establishments, entertainment and assembly uses and provides amenities conducive
to attracting shoppers and pedestrians. Building height, size, and orientation are the primary
standards that will be used to maintain the smaller more pedestrian scale uses within this zone.
E. C-2, Heavy Commercial Zone. The intent of the C-2 Heavy Commercial 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 may be larger in scale and building size and have more potential for impacts to
surrounding properties and street systems than those uses permitted in the more restrictive
commercial classifications.
C-AG, Auburn Gateway Zone. The intent of the C-AG - Auburn Gateway Zone is to provide for a
pedestrian-oriented mix of retail, office, middle housing, and multifamily residential uses in the
Northeast Auburn Special Area Plan and Auburn Gateway Planned Action area, as described in
Chapter 18.08 ACC. This classification is also intended to allow flexibility in design and the
combination of uses that is responsive to market demands. The uses enumerated in this
classification anticipate a mix of multifamily residential, middle housing, retail, and office uses
that are coordinated through a site-specific planning process. The multiple-family residential
must be located in a multi-story building. Certain heavy commercial uses permitted in other
commercial classifications are not permitted in this zone because of the potential for conflicts
with multifamily residential uses, in order to achieve a quality of environment that is conducive
to this mix of uses.
G. M-1, Light Industrial Zone. The intent of the M-1 Light Industrial zone is to accommodate a
variety of industrial, manufacturing, commercial, and limited residential uses in an industrial
environment, and to preserve land primarily for industrial and commercial uses, and 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 industrial/commercial character of this zone is
intended to address the way in which industrial and commercial uses are carried out rather
Page 532 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 3 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
than the actual types of products made. An essential aspect of this zone is the need to maintain
a quality of development that attracts rather than discourages further investment in industrial
and commercial development. While allowed, outdoor storage will be regulated in a manner
that mitigates visual impacts taking surrounding uses and vehicular corridors into
consideration.
H. M-2, Heavy Industrial Zone. The M-2 Heavy Industrial 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.
While other uses may be sited within this zone, permits for such uses should not be issued if
such uses will discourage use of adjacent sites for heavy industry, interrupt the continuity of
industrial sites, or produce traffic in conflict with the industrial uses. (Ord. 6885 § 1 (Exh. A),
2022; Ord. 6728 § 3 (Exh. C), 2019; Ord. 6433 § 26, 2012.)
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.
C. Uses Affected by the Airport Overlay. Refer to Chapter 18.38 ACC to determine whether uses
are separately prohibited by that chapter or will be required to comply with additional
regulations that are associated with the airport overlay.
Page 533 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 4 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
Table 18.23.030. Permitted, Administrative, Conditional and Prohibited Uses by Zone,
Commercial and Industrial Zones
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-1 C-2 C-AG M-1 M-2
INDUSTRIAL, MANUFACTURING AND PROCESSING, WHOLESALING
Building contractor, light X P X P P
Building contractor, heavy X X X A P
Manufacturing, assembling
and packaging – Light
intensity
X P X P P ACC 18.31.180
Manufacturing, assembling
and packaging – Medium
intensity
X A X P P ACC 18.31.180
Manufacturing, assembling
and packaging – Heavy
intensity
X X X X A ACC 18.31.180
Marijuana processor X X X C C Chapter 18.59 ACC
Marijuana producer X X X C C Chapter 18.59 ACC
Marijuana researcher X X X C C Chapter 18.59 ACC
Page 534 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 5 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Marijuana retailer X C X C C Chapter 18.59 ACC
Marijuana transporter
business
X X X C C Chapter 18.59 ACC
Outdoor storage,
incidental to principal
permitted use on property
X P X P P ACC 18.57.020(A)
Storage – Personal
household storage facility
(mini-storage)
P P X P P ACC 18.57.020(B)
Warehousing and
distribution
X X X P C ACC 18.57.020(C)
Warehousing and
distribution, bonded and
located within a
designated foreign trade
zone
X P X P P
Wholesaling with on-site
retail as an incidental use
(e.g., coffee, bakery)
X P X P P
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
Page 535 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 6 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Commercial recreation
facility, indoor
P P P P A
Commercial recreation
facility, outdoor
X A A P A ACC 18.57.025(A)
Conference/convention
facility
X A X A X
Library, museum A A X A X
Meeting facility, public or
private
P P X A A
Movie theater, except
drive-in
P P P X X
Private school – Specialized
education/training (for
profit)
A P P P P
Religious institutions, lot
size less than one acre
P P A A A
Religious institutions, lot
size more than one acre
P P A A A
Page 536 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 7 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Sexually oriented
businesses
X P X P P Chapter 18.74 ACC
Sports and entertainment
assembly facility
X A X A A
Studio – Art, dance, martial
arts, music, etc.
P P P P A
RESIDENTIAL
Apartment units, as part of
a mixed-use development2
X X X P P P X ACC 18.57.030
Apartments, stand-alone X X X X X X X
Caretaker apartment P P X P P
Live/work unit, as part of a
mixed-use development2
X P P P X
Live/work unit, stand-
alone3
X X X X X X X
Work/live unit, as part of a
mixed-use development2
P P P P X
Page 537 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 8 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Work/live unit, stand-
alone3
X X X X X X X
Marijuana cooperative X X X X X
Nursing home, assisted
living facility
X P P P C X X
Senior housing2 X X A A X X X
RETAIL
Building and landscape
materials sales
X X X P X P P ACC 18.57.035(A)
Construction and heavy
equipment sales and rental
X X X X X A P
Convenience store A A P P X P P
Drive-through espresso
stands
A A A P A P A
Page 538 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 9 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Drive-through facility,
including banks and
restaurants
A A A P P P P ACC 18.52.040
Entertainment, commercial X A P P X A A
Groceries, specialty food
stores
P P P P P P X
Nursery X X X P A P 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 ACC 18.57.035(D)
Restaurant, cafe, coffee
shop
P P P P P P P
Retail
Community retail
establishment
A P P P P P P
Neighborhood retail
establishment
P P P P P P P
Page 539 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 10 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Regional retail
establishment
X X X P P P A
Tasting room P P P P P P P
Tavern P P X P P P A
Wine production facility,
small craft distillery, small
craft brewery
A P P P P P P
SERVICES
Animal daycare (excluding
kennels and animal
boarding)
A A A P A P P ACC 18.57.040(A)
Animal sales and services
(excluding kennels and
veterinary clinics)
P P P P P P P ACC 18.57.040(B)
Banking and related
financial institutions,
excluding drive-through
facilities
P P P P P P P
Catering service P P P P A P P
Page 540 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 11 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Daycare, including mini
daycare, daycare center,
preschools or nursery
schools
A P P P P P X
Dry cleaning and laundry
service (personal)
P P P P P P P
Equipment rental and
leasing
X X X P X P P
Kennel, animal boarding X X X A X A 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
Hospital X P P P X P P
Lodging – Hotel or motel X P P P P A A
Medical – Dental clinic P P P P P P X
Mortuary, funeral home,
crematorium
A P X P X P X
Page 541 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 12 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Personal service shops P P P P P P X
Pharmacies P P P P P X X
Print and copy shop P P P P P P X
Printing and publishing (of
books, newspaper and
other printed matter)
X A P P P P P
Professional offices P P P P P P P
Repair service –
Equipment, appliances
X A P P P P P ACC 18.57.040(D)
Veterinary clinic, animal
hospital
A P P P P P X
Youth community support
facility
X P X X X X X ACC 18.57.040(E)
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE
Ambulance, taxi, and
specialized transportation
facility
X X X A X P P
Page 542 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 13 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Broadcasting studio X P X P X P P
Heliport X X X C X C C
Motor freight terminal1 X X X X X X X See Footnote No. 1
Parking facility, public or
commercial, surface
X P P P P P X
Parking facility, public or
commercial, structured
X P P P P P X
Towing storage yard X X X X X A P ACC 18.57.045(A)
Utility transmission or
distribution line or
substation
A A A A A A A
Wireless communications
facility (WCF) (See ACC
18.04.912(W))
* * * * * * * *See ACC 18.31.100 for use
regulations and zoning
development standards.
Eligible facilities request
(EFR) (wireless
communications facility)
(See ACC 18.04.912(H))
P P P P P P P
Page 543 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 14 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
Small wireless facilities
(ACC 18.04.912(Q))
P P P P P P P
VEHICLE SALES AND SERVICES
Automobile washes
(automatic, full or self-
service)
X A X P P P P ACC 18.57.050(A)
Auto parts sales with
installation services
X A A P P P P
Auto/vehicle sales and
rental
X A X P X P P ACC 18.57.050(B)
Fueling station X A A P P P P ACC 18.57.050(C)
Mobile home, boat, or RV
sales
X X X P X P P
Vehicle services –
Repair/body work
X X A P X P P ACC 18.57.050(D)
OTHER
Any commercial use
abutting a residential zone
which has hours of
A A A A A A A
Page 544 of 1253
Chapter 18.23 ACC, Commercial and Industrial Zones Page 15 of 20
The Auburn City Code is current through Ordinance 6912, passed July 17, 2023.
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-1 C-2 C-AG M-1 M-2
operation 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.
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
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 zones. Any maintenance,
alterations and additions to an existing motor freight terminal which are consistent with ACC 18.23.040,
Development standards, are allowed.
2 Any mixed-use development or senior housing project vested prior to Resolution No. 5187 (December 7,