Auburn City Zoning Code

18.53 Master

Plans

18.53.010 Intent.

A. This chapter establishes standards and criteria for the development of a master plan. The provisions of this chapter are voluntary and incentive-based.

B. The master plan is intended to establish conditions with which all concurrent and subsequent land use approvals implementing the master plan shall comply. The master plan process provides long-term guidance for a large area so that the continuity of the overall development is maintained. The process allows for development to occur in phases where coordination of public facilities is needed, when a master plan is needed to determine how best to develop the area, or when a master plan is needed to integrate various uses.

C. Use of a master plan is intended to recognize the valuable role played by public facilities such as educational and religious institutions as well as large-scale commercial development providing the community with needed services.

D. This chapter provides the vehicle for large-scale, multiphased developments by obtaining conceptual approval of several projects at one time and coordinating future provisions of infrastructure capacity. It allows the city to plan for the extension/expansion of public infrastructure in a timely and efficient manner.

E. The processes in this chapter provide opportunities for adjacent property owners, homeowner associations, and businesses to evaluate the cumulative impacts associated with the full build-out of large-scale public facilities and commercial developments. They allow for public input on the design and development standards of these projects to minimize impacts to adjacent properties and protect the character of the surrounding areas. They also ensure that large-scale public facilities and commercial developments are compatible with community character and values. (Ord. 6385 § 3, 2011.)

18.53.020 Applicability.

A. Institutional uses such as community colleges, religious institutions, or public/private schools on properties five acres or greater may apply for a master plan.

B. Commercial or mixed-use projects on properties 10 acres or greater where the applicant plans a phased development over several years may apply for a master plan.

C. Property included within the master plan shall be under the same ownership or a signed agreement must establish control over multiple ownerships.

D. A master plan application may be combined with other applications such as a rezone or preliminary plat. (Ord. 6385 § 3, 2011.)

18.53.030 Approval process and effects of approved master plan.

A. The initial approval of a master plan shall be a Type III decision as provided for in ACC 14.03.030.

B. The master plan can be approved for a maximum 10 years with a review by the city at year five. At year five, the city will review the following:

1. Whether the phasing established under the original master plan still meets the needs of the applicant.

2. Whether traffic substantially changed within the first five years of the master plan to an extent that would warrant additional review and mitigation.

C. No later than six months prior to the end of the fifth year in the master plan, the applicant shall conduct a neighborhood review meeting pursuant to ACC 18.02.130.

D. The master plan, including any approved extension, vests as to the uses and standards contained in the master plan for the period of approval except for development regulations related to public health and safety issues, including but not limited to building codes, fire codes, mechanical codes, plumbing codes, electrical codes, and property maintenance codes, which shall vest upon the city’s acceptance of a completed permit application for each specific permit.

The city reserves the authority to impose new or different officially adopted regulations if, and to the extent required by, a serious threat to the public health and safety, as determined by the city. The city also reserves the authority to impose new or different officially adopted regulations, if federal or state laws require new or different standards.

E. Subsequent project applications shall be consistent with the master plan.

F. The master plan will be treated as a single site for purposes of calculating impact fee credits per ACC 19.04.060. (Ord. 6385 § 3, 2011.)

18.53.040 Public participation.

A. The applicant shall conduct at a minimum one neighborhood meeting as provided for in ACC 18.02.130 prior to the submittal of a master plan application.

B. Public notification shall be provided in accordance with ACC 14.07.040, except that notices shall be mailed to property owners within 500 feet of the project site. (Ord. 6385 § 3, 2011.)

18.53.050 Decision criteria.

A. The proposed master plan shall be consistent with the Auburn comprehensive plan.

B. The proposed master plan shall comply with all applicable city codes. If the proposal incorporates elements from the incentive-based approach outlined in ACC 18.53.070, development standards may be different from that of the underlying zone.

C. There shall be sufficient capacity in the public transportation system to support the development of all phases of the master plan either through existing infrastructure, planned and programmed city improvements that are included in the CIP to the transportation network (e.g., concurrency), and additional improvements proposed in the master plan.

D. The master plan shall include provisions for the availability of public services such as transportation, water, sanitary sewer, storm drainage, police, fire, and transit.

E. The master plan shall show how the proposal protects designated resources such as significant trees and critical areas, if applicable, in compliance with city code.

F. All potential off-site impacts such as noise, glare, and traffic shall be identified and mitigated to the extent practicable to bring the project within adopted city standards.

G. The proposed master plan shall be integrated with adjacent land uses through site design, landscaping, parking/traffic management, and multimodal transportation elements that limit potential conflicts between the proposed use(s) and adjacent uses. (Ord. 6385 § 3, 2011.)

18.53.060 Components of the master plan.

The applicant shall submit a master plan application with the following components and meeting the requirements on the applicable checklist. The review body (e.g., hearing examiner) may modify the proposal, particularly those portions dealing with development standards and review procedures.

A. The current and possible future boundaries, including the boundaries of each phase, of the use for the duration of the master plan.

B. A narrative that addresses the following:

1. The decision criteria outlined in ACC 18.53.050.

2. Description of present uses, affiliated uses, proposed uses, and possible future uses for the project boundaries.

3. Description of present uses and affiliated uses for the adjacent properties.

4. If residential units are proposed then minimum and maximum floor areas, densities, and number of units shall be identified.

5. If office and/or commercial is proposed then minimum and maximum floor area ratios shall be identified.

C. A conceptual site plan shall be submitted meeting the requirements of the applicable checklist.

D. A conceptual open space/recreation plan showing tree retention and removal, recreation areas (if residential units are proposed), and view corridors if applicable.

E. Proposed standards that will control development of the possible future uses that are in addition to or substitute for the requirements of the underlying zone. The proposed standards will need to include at a minimum:

1. Height.

2. Setbacks.

3. Floor area ratio limits.

4. Landscaping requirements.

5. Parking requirements.

6. Signage.

7. View corridors.

8. Facade treatments.

9. Other architectural design controls.

F. Proposed development phases, probable sequence for proposed developments, estimated dates, and interim uses of the property awaiting development. The plan shall also address any proposed temporary uses or locations of uses during construction periods.

G. Information on the following items for each phase:

1. Traffic impact analysis that addresses the requirements outlined in the city’s engineering design standards.

2. Nonmotorized plan showing pedestrian and bicycle connections before, during, and after implementation of the master plan.

3. Parking study that shows the projected peak parking demand, an analysis of this demand compared to proposed on-site and off-site parking supply, potential impacts to the on-street parking system if applicable, and proposed mitigation measures.

4. Circulation plan for all modes of transportation including the following:

a. The planned street system shall be compatible with the city’s comprehensive transportation plan and engineering design standards. Development that is proposed in areas of the city that have a planned street system, which is a part of the comprehensive plan or the city’s six-year plan, and any other street plan, shall make provisions for such streets and must not cause implementation of such street plans to become unattainable.

b. Master plans that are proposed in areas of the city that have planned routes or facilities for bicycles, equestrian, or other nonmotorized transportation mode which are a part of the comprehensive plan or the city’s six-year plan, and any other street plan, shall make provisions for such routes and must not prevent implementation of such routes.

c. When abutting vacant or underdeveloped land, new development shall provide the opportunity for future connection to its interior pathway system through the use of pathway stub-outs, building configuration, or parking lot layout. The proposed location of future nonmotorized and pedestrian connections shall be reviewed in conjunction with applicable development approval.

d. Developments shall include an integrated nonmotorized circulation system that connects buildings, open spaces, and parking areas with the adjacent street sidewalk system.

e. Pedestrian connections to existing or proposed trails/pedestrian routes on adjacent properties shall be provided unless there are physical constraints such as sensitive areas that preclude the construction of a pedestrian connection.

5. The planned water, sanitary sewer, and storm drainage systems compatible with the city’s comprehensive utility plans and in conformance with the city’s engineering design standards. The conceptual utility plans shall contain sufficient information to demonstrate that the system layouts and methods of service are feasible. The city may also require additional design information (e.g., a preliminary drainage analysis) prior to approving the conceptual plans. (Ord. 6385 § 3, 2011.)

18.53.070 Incentive-based approach.

Master plans are not a required process for large-scale developments. However, master plans provide the vehicle for large-scale, multiphased developments to obtain conceptual approval of several projects at one time coordinating future provisions of infrastructure, gather early public input, and provide the applicant with a certain level of certainty for a multiphased project. The following table outlines incentives for establishing a master plan and can be cumulative incentives:

1. Complete a master plan	• Expedited permit review • Parking reductions • Expedited reviews for tenants
2. Building(s) comply with the International Green Building Code¹	• One additional story beyond the maximum height for the underlying zone for 50% of the buildings in the development. The applicant may also submit for a 50% refund in the building plan review and inspection fees once the minimum certification is achieved.
3. Inclusion of accessible public open spaces/plazas and/or sustainable landscaping approaches	• Reduction in required landscaping • Less inspection/reporting (if possible)
4. At least 50% of the off-street parking for the development is located in parking structures, some or all of which may be above-grade as long as the parking garage does not front a public street. If the parking garage does front a public street, then the following standards apply: a. Include ground level details such as plinths for columns, projecting window sills, kickplates. b. Upper levels screened architecturally with at least two different elements.	• One additional story beyond the maximum height for the underlying zone for all buildings in the development • Residential floor area of up to 4.0 ratio • Reduction in minimum parking standard
5. Use of low impact development	• Increased lot coverage than what is permitted in the underlying zoning if open spaces improved with swales, permeable pavement.

1The International Green Building Code would need to be adopted by reference in Chapter 15.07 ACC.

(Ord. 6385 § 3, 2011.)

18.53.080 Extensions and modifications.

A. An approved master plan may be extended beyond the 10 years for a maximum of five additional years provided:

1. The applicant shall submit a complete extension request to the city for review not later than one year prior to the 10-year expiration date.

2. The applicant shall demonstrate that the additional time frame is needed to complete the phasing of the original approved master plan.

3. The applicant shall demonstrate that there will not be any additional impacts created by extending the time frame.

B. An approved master plan may be modified as follows:

1. A minor amendment to an approved master plan may be applied for as a miscellaneous administrative decision processed as a Type I decision pursuant to ACC 14.03.010. A minor amendment is defined as not adding more than 20 percent to the gross square footage of the master plan. Minor adjustments shall be reviewed for consistency with this chapter and the regulations of this title, as well as the following criteria:

a. The adjustment maintains the design intent or purpose of the original approval; and

b. The adjustment maintains the quality of design or product established by the original approval; and

c. The adjustment does not cause a significant environmental or land use impact on or beyond the site; and

d. The adjustment is not precluded by the terms of this title or by state law from being decided administratively; and

e. Circumstances render it impractical, unfeasible, or detrimental to the public interest to accomplish the subject condition or requirement of the master plan approval.

2. Major amendments are those that, when determined by the planning director, substantially change the basic design, layout, open space or other requirements of the plat. When the planning director determines a change constitutes a major adjustment, a new application for a master plan is required and shall be processed as a new and separate application. (Ord. 6385 § 3, 2011.)

18.53.090 Revocations.

A. The planning director or designee may revoke or suspend any permit granted under this chapter if any of the following conditions is found to exist:

1. Fraud in obtaining the permit;

2. Concealment or misrepresentation of any material fact on the application or on any subsequent applications or reports;

3. The operation is found to be in violation of the approved plans, conditions of approvals, or the terms of the permit and the owner has failed to correct the violation after proper notice thereof.

B. The planning director’s or designee’s decision can be appealed pursuant to ACC 14.13.010 and 18.70.050. (Ord. 6385 § 3, 2011.)

Auburn City Zoning Code

18.53 Master

Plans

18.53.010 Intent.

A. This chapter establishes standards and criteria for the development of a master plan. The provisions of this chapter are voluntary and incentive-based.

18.53.020 Applicability.

A. Institutional uses such as community colleges, religious institutions, or public/private schools on properties five acres or greater may apply for a master plan.

B. Commercial or mixed-use projects on properties 10 acres or greater where the applicant plans a phased development over several years may apply for a master plan.

C. Property included within the master plan shall be under the same ownership or a signed agreement must establish control over multiple ownerships.

D. A master plan application may be combined with other applications such as a rezone or preliminary plat. (Ord. 6385 § 3, 2011.)

18.53.030 Approval process and effects of approved master plan.

A. The initial approval of a master plan shall be a Type III decision as provided for in ACC 14.03.030.

B. The master plan can be approved for a maximum 10 years with a review by the city at year five. At year five, the city will review the following:

1. Whether the phasing established under the original master plan still meets the needs of the applicant.

2. Whether traffic substantially changed within the first five years of the master plan to an extent that would warrant additional review and mitigation.

C. No later than six months prior to the end of the fifth year in the master plan, the applicant shall conduct a neighborhood review meeting pursuant to ACC 18.02.130.

E. Subsequent project applications shall be consistent with the master plan.

F. The master plan will be treated as a single site for purposes of calculating impact fee credits per ACC 19.04.060. (Ord. 6385 § 3, 2011.)

18.53.040 Public participation.

A. The applicant shall conduct at a minimum one neighborhood meeting as provided for in ACC 18.02.130 prior to the submittal of a master plan application.

B. Public notification shall be provided in accordance with ACC 14.07.040, except that notices shall be mailed to property owners within 500 feet of the project site. (Ord. 6385 § 3, 2011.)

18.53.050 Decision criteria.

A. The proposed master plan shall be consistent with the Auburn comprehensive plan.

D. The master plan shall include provisions for the availability of public services such as transportation, water, sanitary sewer, storm drainage, police, fire, and transit.

E. The master plan shall show how the proposal protects designated resources such as significant trees and critical areas, if applicable, in compliance with city code.

F. All potential off-site impacts such as noise, glare, and traffic shall be identified and mitigated to the extent practicable to bring the project within adopted city standards.

18.53.060 Components of the master plan.

A. The current and possible future boundaries, including the boundaries of each phase, of the use for the duration of the master plan.

B. A narrative that addresses the following:

1. The decision criteria outlined in ACC 18.53.050.

2. Description of present uses, affiliated uses, proposed uses, and possible future uses for the project boundaries.

3. Description of present uses and affiliated uses for the adjacent properties.

4. If residential units are proposed then minimum and maximum floor areas, densities, and number of units shall be identified.

5. If office and/or commercial is proposed then minimum and maximum floor area ratios shall be identified.

C. A conceptual site plan shall be submitted meeting the requirements of the applicable checklist.

D. A conceptual open space/recreation plan showing tree retention and removal, recreation areas (if residential units are proposed), and view corridors if applicable.

1. Height.

2. Setbacks.

3. Floor area ratio limits.

4. Landscaping requirements.

5. Parking requirements.

6. Signage.

7. View corridors.

8. Facade treatments.

9. Other architectural design controls.

G. Information on the following items for each phase:

1. Traffic impact analysis that addresses the requirements outlined in the city’s engineering design standards.

2. Nonmotorized plan showing pedestrian and bicycle connections before, during, and after implementation of the master plan.

4. Circulation plan for all modes of transportation including the following:

d. Developments shall include an integrated nonmotorized circulation system that connects buildings, open spaces, and parking areas with the adjacent street sidewalk system.

18.53.070 Incentive-based approach.

1. Complete a master plan	• Expedited permit review • Parking reductions • Expedited reviews for tenants
2. Building(s) comply with the International Green Building Code¹	• One additional story beyond the maximum height for the underlying zone for 50% of the buildings in the development. The applicant may also submit for a 50% refund in the building plan review and inspection fees once the minimum certification is achieved.
3. Inclusion of accessible public open spaces/plazas and/or sustainable landscaping approaches	• Reduction in required landscaping • Less inspection/reporting (if possible)
4. At least 50% of the off-street parking for the development is located in parking structures, some or all of which may be above-grade as long as the parking garage does not front a public street. If the parking garage does front a public street, then the following standards apply: a. Include ground level details such as plinths for columns, projecting window sills, kickplates. b. Upper levels screened architecturally with at least two different elements.	• One additional story beyond the maximum height for the underlying zone for all buildings in the development • Residential floor area of up to 4.0 ratio • Reduction in minimum parking standard
5. Use of low impact development	• Increased lot coverage than what is permitted in the underlying zoning if open spaces improved with swales, permeable pavement.

1The International Green Building Code would need to be adopted by reference in Chapter 15.07 ACC.

(Ord. 6385 § 3, 2011.)

18.53.080 Extensions and modifications.

A. An approved master plan may be extended beyond the 10 years for a maximum of five additional years provided:

1. The applicant shall submit a complete extension request to the city for review not later than one year prior to the 10-year expiration date.

2. The applicant shall demonstrate that the additional time frame is needed to complete the phasing of the original approved master plan.

3. The applicant shall demonstrate that there will not be any additional impacts created by extending the time frame.

B. An approved master plan may be modified as follows:

a. The adjustment maintains the design intent or purpose of the original approval; and

b. The adjustment maintains the quality of design or product established by the original approval; and

c. The adjustment does not cause a significant environmental or land use impact on or beyond the site; and

d. The adjustment is not precluded by the terms of this title or by state law from being decided administratively; and

e. Circumstances render it impractical, unfeasible, or detrimental to the public interest to accomplish the subject condition or requirement of the master plan approval.

18.53.090 Revocations.

A. The planning director or designee may revoke or suspend any permit granted under this chapter if any of the following conditions is found to exist:

1. Fraud in obtaining the permit;

2. Concealment or misrepresentation of any material fact on the application or on any subsequent applications or reports;

3. The operation is found to be in violation of the approved plans, conditions of approvals, or the terms of the permit and the owner has failed to correct the violation after proper notice thereof.

B. The planning director’s or designee’s decision can be appealed pursuant to ACC 14.13.010 and 18.70.050. (Ord. 6385 § 3, 2011.)

Auburn City Zoning Code

18.53 Master

Plans

18.53.010 Intent.

A. This chapter establishes standards and criteria for the development of a master plan. The provisions of this chapter are voluntary and incentive-based.

18.53.020 Applicability.

A. Institutional uses such as community colleges, religious institutions, or public/private schools on properties five acres or greater may apply for a master plan.

B. Commercial or mixed-use projects on properties 10 acres or greater where the applicant plans a phased development over several years may apply for a master plan.

C. Property included within the master plan shall be under the same ownership or a signed agreement must establish control over multiple ownerships.

D. A master plan application may be combined with other applications such as a rezone or preliminary plat. (Ord. 6385 § 3, 2011.)

18.53.030 Approval process and effects of approved master plan.

A. The initial approval of a master plan shall be a Type III decision as provided for in ACC 14.03.030.

B. The master plan can be approved for a maximum 10 years with a review by the city at year five. At year five, the city will review the following:

1. Whether the phasing established under the original master plan still meets the needs of the applicant.

2. Whether traffic substantially changed within the first five years of the master plan to an extent that would warrant additional review and mitigation.

C. No later than six months prior to the end of the fifth year in the master plan, the applicant shall conduct a neighborhood review meeting pursuant to ACC 18.02.130.

E. Subsequent project applications shall be consistent with the master plan.

F. The master plan will be treated as a single site for purposes of calculating impact fee credits per ACC 19.04.060. (Ord. 6385 § 3, 2011.)

18.53.040 Public participation.

A. The applicant shall conduct at a minimum one neighborhood meeting as provided for in ACC 18.02.130 prior to the submittal of a master plan application.

B. Public notification shall be provided in accordance with ACC 14.07.040, except that notices shall be mailed to property owners within 500 feet of the project site. (Ord. 6385 § 3, 2011.)

18.53.050 Decision criteria.

A. The proposed master plan shall be consistent with the Auburn comprehensive plan.

D. The master plan shall include provisions for the availability of public services such as transportation, water, sanitary sewer, storm drainage, police, fire, and transit.

E. The master plan shall show how the proposal protects designated resources such as significant trees and critical areas, if applicable, in compliance with city code.

F. All potential off-site impacts such as noise, glare, and traffic shall be identified and mitigated to the extent practicable to bring the project within adopted city standards.

18.53.060 Components of the master plan.

A. The current and possible future boundaries, including the boundaries of each phase, of the use for the duration of the master plan.

B. A narrative that addresses the following:

1. The decision criteria outlined in ACC 18.53.050.

2. Description of present uses, affiliated uses, proposed uses, and possible future uses for the project boundaries.

3. Description of present uses and affiliated uses for the adjacent properties.

4. If residential units are proposed then minimum and maximum floor areas, densities, and number of units shall be identified.

5. If office and/or commercial is proposed then minimum and maximum floor area ratios shall be identified.

C. A conceptual site plan shall be submitted meeting the requirements of the applicable checklist.

D. A conceptual open space/recreation plan showing tree retention and removal, recreation areas (if residential units are proposed), and view corridors if applicable.

1. Height.

2. Setbacks.

3. Floor area ratio limits.

4. Landscaping requirements.

5. Parking requirements.

6. Signage.

7. View corridors.

8. Facade treatments.

9. Other architectural design controls.

G. Information on the following items for each phase:

1. Traffic impact analysis that addresses the requirements outlined in the city’s engineering design standards.

2. Nonmotorized plan showing pedestrian and bicycle connections before, during, and after implementation of the master plan.

4. Circulation plan for all modes of transportation including the following:

d. Developments shall include an integrated nonmotorized circulation system that connects buildings, open spaces, and parking areas with the adjacent street sidewalk system.

18.53.070 Incentive-based approach.

1. Complete a master plan	• Expedited permit review • Parking reductions • Expedited reviews for tenants
2. Building(s) comply with the International Green Building Code¹	• One additional story beyond the maximum height for the underlying zone for 50% of the buildings in the development. The applicant may also submit for a 50% refund in the building plan review and inspection fees once the minimum certification is achieved.
3. Inclusion of accessible public open spaces/plazas and/or sustainable landscaping approaches	• Reduction in required landscaping • Less inspection/reporting (if possible)
4. At least 50% of the off-street parking for the development is located in parking structures, some or all of which may be above-grade as long as the parking garage does not front a public street. If the parking garage does front a public street, then the following standards apply: a. Include ground level details such as plinths for columns, projecting window sills, kickplates. b. Upper levels screened architecturally with at least two different elements.	• One additional story beyond the maximum height for the underlying zone for all buildings in the development • Residential floor area of up to 4.0 ratio • Reduction in minimum parking standard
5. Use of low impact development	• Increased lot coverage than what is permitted in the underlying zoning if open spaces improved with swales, permeable pavement.

1The International Green Building Code would need to be adopted by reference in Chapter 15.07 ACC.

(Ord. 6385 § 3, 2011.)

18.53.080 Extensions and modifications.

A. An approved master plan may be extended beyond the 10 years for a maximum of five additional years provided:

1. The applicant shall submit a complete extension request to the city for review not later than one year prior to the 10-year expiration date.

2. The applicant shall demonstrate that the additional time frame is needed to complete the phasing of the original approved master plan.

3. The applicant shall demonstrate that there will not be any additional impacts created by extending the time frame.

B. An approved master plan may be modified as follows:

a. The adjustment maintains the design intent or purpose of the original approval; and

b. The adjustment maintains the quality of design or product established by the original approval; and

c. The adjustment does not cause a significant environmental or land use impact on or beyond the site; and

d. The adjustment is not precluded by the terms of this title or by state law from being decided administratively; and

e. Circumstances render it impractical, unfeasible, or detrimental to the public interest to accomplish the subject condition or requirement of the master plan approval.

18.53.090 Revocations.

A. The planning director or designee may revoke or suspend any permit granted under this chapter if any of the following conditions is found to exist:

1. Fraud in obtaining the permit;

2. Concealment or misrepresentation of any material fact on the application or on any subsequent applications or reports;

3. The operation is found to be in violation of the approved plans, conditions of approvals, or the terms of the permit and the owner has failed to correct the violation after proper notice thereof.

B. The planning director’s or designee’s decision can be appealed pursuant to ACC 14.13.010 and 18.70.050. (Ord. 6385 § 3, 2011.)