Auburn City Zoning Code
18.21 Overlays
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.
Min Lot Area (Sq. Ft.) | Min Lot Area (Sq. Ft. per Unit) | Min Lot Width (Ft.) | Max Lot Coverage (%) | 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 |
1Garages and other similar structures with a vehicular access require a 20-foot setback from any street.
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 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.
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. 6959 § 1 (Exh. A), 2024; 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.
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.
Min Lot Area (Sq. Ft.) | Min Lot Area (Sq. Ft. per Unit) | Min Lot Width (Ft.) | Max Lot Coverage (%) | 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-2 2 | 2,500 | N/A | 30 | 35 | 10 | 5 | 5 | 10 | 35 | 16 |
R-2 3 | 2,500 | 6,000 | 30 | 35 | 10 | 5 | 5 | 10 | 35 | 16 |
1Garages and other similar structures with a vehicular access require a 20-foot setback from any street.
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 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. 6959 § 1 (Exh. A), 2024; 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 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.)
18.21.040 The Bridges overlay.
A. Definitions. The following definitions shall apply to this section:
1. “Annexation area” means the area of land formerly within the boundaries of the city of Kent that was annexed by the city of Auburn pursuant to RCW 35.10.217 and more specifically described in Auburn Ordinance No. 6928.
2. “Annexation date” means the date specified in Auburn Ordinance No. 6928 as the effective date of annexation.
B. Purpose. The purpose of this section is to provide for additional development standards to address the area that was annexed under city of Auburn Ordinance No. 6928, and identified on the city of Auburn comprehensive zoning map. The area is commonly known as The Bridges Planned Unit Development (Bridges PUD) (King County Recording No. 2007122000095) annexation area. This is an approximately 155-acre area that was an island of incorporated city of Kent that was mostly subdivided and developed by a single developer using Kent standards and code provisions prior to annexation by the city of Auburn. While the intent of this overlay is to adopt development standards for zoning districts in the Bridges annexation area that will both be similar to (if not the same as) corresponding zones in other areas of the city of Auburn and be consistent with existing comprehensive plan land use designations, some variations are necessary to conform with development allowed by Kent zoning and approvals. Unless otherwise provided for in this section, all other provisions and requirements of this title shall apply to properties within the Bridges overlay.
C. Development Standards – Lots Previously Approved.
1. For all uses of land occurring after the annexation date, the development standards in the following table shall apply to any residential lot in the annexation area that is part of a plat that received final plat approval prior to the annexation date.
2. With the exception of the Bridges PUD Future Development Tracts, as identified on the Bridges PUD Plat Map (Tract Nos. LLL, MMM, NNN, and OOO) 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.
Min Lot Area (Sq. Ft. per Unit) | Min Lot Width (Ft.) | Max Lot Coverage (%) | Max Impervious Surface (%) | Building Height | |||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
Front (Ft.)(4) | Rear (Ft.)(5) | Side, Interior (Ft.) | Side, Street (Ft.) | Main (Ft.)(6) | Accessory (Ft.) | ||||||
R-1(1) | 34,000(7) | N/A | 30 | 37.5 | 50 | 10 | 5 | 5 | 10 | 35 | 23 |
R-5(2) | 9,600 | N/A | 30 | 56.25 | 62.5 | 10 | 5 | 5 | 10 | 35 | 23 |
1Formerly Kent SR-1 zone prior to Auburn annexation.
2Formerly Kent SR-3 zone prior to Auburn annexation.
3Bridges PUD approved lot sizes ranging from 3,521 to 7,571 square feet. Per Bridges PUD Plat Map Restriction No. 2: “No lot or portion of a lot in this plat shall be divided and sold or resold or ownership changed or transferred whereby the ownership of any portion of this plat shall be less than the area required for the use district in which located.”
4Garages and other similar structures with vehicular access require a 20-foot setback from any street.
62.5 stories or 35 feet.
D. Bridges PUD Future Development Tracts. Tract Nos. LLL, MMM, NNN, and OOO are subject to the R-10 zoning development standards contained in Chapter 18.07 ACC.
E. Prior Kent Approvals.
1. Except as the planning director may determine pursuant to the provisions of subsection (E)(2) of this section, the city of Auburn will recognize and uphold the terms and conditions of any city of Kent approved plat, PUD, conditional use permit, contract rezone or similar land use approval that the city of Kent approved prior to the annexation date. An applicant shall have the responsibility to provide to the city of Auburn documentation of any prior city of Kent approvals that the applicant believes should apply to a lot.
2. If there is a conflict between the terms or conditions of a previous city of Kent land use approval and this section or any other Auburn regulation, the planning director will determine, consistent with the comprehensive plan and the provisions of Chapter 18.54 ACC, whether the Kent land use approval shall apply. The planning director’s interpretation of the language of any such approval or condition contained therein shall be final. (Ord. 6922 § 4, 2023.)