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* HITOi AGENDA BILL APPROVAL FORM
Agenda Subject Date: April 26, 2011
ZOA10-0001, Mosb Brothers Farms Inc. Zonin Text Amendments
Department: Planning and Attachments: Proposed draft code Budget Impact: NIA Development amendments, Application, final SEPA
DNS.
Administrative Recommendation: Planning Commission recommends to City Council approval of the
Mosby Brothers Farms Inc. Zoning Text Amendments, as modified by staff.
Background Summary:
Burr Mosby of Mosby Brother Farms Inc. through his agent, Lee Michaelis of R.W. Thorpe and Associates
applied for both Comprehensive Plan and Zoning Amendments in June of 2010. Changes to the policy
statements of the Comprehensive Plan were approved by the City Council in December 2010 by
Ordinance No. 6334.
This staff report and recommendation addresses the follow-on "privately initiated" amendments to the Title
18 -Zoning of the Auburn City Code's to allow for and regulate the establishment and operation of
"agricultural enterprises" on properties with a zoning designation of RC, Residential Conservancy.
The proposed amendments will primarily affect three sections of the current zoning code as follows:
• Chapter 18.04 -Definitions (to provide a definition of the intended use)
• Chapter 18.07 -Residential Zones (to define whether the use is allowed through an administrative
or conditional use permit using the code's matrix format)
• Chapter 18.31- Supplemental Development Standards (to provide additional standards to ensure
the use will be appropriate and compatible in the zoning district)
The May 3, 2011 Planning Commission meeting will involve a public hearing on the proposed code amendments. The Planning Commission is advisory to the City Council and will make a recommendation
to the City Council.
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES: ❑ Building ❑ M&0 ❑ Airport ❑ Finance ❑ Cemetery ❑ Mayor
❑ Hearing Examiner ❑ Municipal Services ❑ Finance ❑ Parks
❑ Human Services ®Planning & Dev. ❑ Fire ®Planning ❑ Park Board ❑ PublicWorks ❑ Legal ❑ Police
® Planning Comm. ❑ Other ®Public Works ❑ Human Resources
Action:
Committee Approval: ❑Yes ❑No
Council Approval: ❑Yes ❑No Call for Public Hearing l I
Referred to Until I l Tabled Until l I
Councilmember: Staff: Stuart Wa ner
Meetin Date: Ma 3, 2011 Item Number:
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Agenda Subject: ZOA10-0001 Mosby Brothers Farm Inc. Zoning Text Date: April 26, 2011
Amendments
A. Findings of Fact
1. Auburn City Code Chapter 18.68 outlines the process for the initiation of zoning text
amendments (public and private) and the public hearing process:
18.68.020 Initiation of amendments.
B. Text.
1. The city council, or planning and development committee of the city council, upon its own motion may request the planning commission to conduct a public hearing to amend any
portion or all of this title; provided, that text amendments that are purely administrative or
procedural do not require a public hearing, nor do they require preliminary review or
recommendations of the planning commission;
2. The planning commission may upon its own motion call for a public hearing to amend
any portion or all of this title, with the exception of purely administrative or procedural
amendments;
3. Any resident or property owner of the city may petition the city to request an
amendment to the text of this title.
18.68.030 Public hearing process. A. Text Amendments. With the exception of purely administrative or procedural
amendments, the planning commission shall conduct at least one public hearing on all
amendments to this title. The planning commission shall make a recommendation to the city
council who may or may not conduct a public hearing.
2. The applicant's agent submitted a comprehensive plan map amendment application and
zoning text amendment application on June 1, 2010. Changes to the policy statements of
the Comprehensive Plan were previously reviewed by the Planning Commission and
approved by the City Council in December 2010 by Ordinance 6334. These changes added
a policy to Chapter 2, General Planning Approach, and modified three existing policies within Chapter 3, Land Use, of the City's Comprehensive Plan. The new policy statements
are found below:
• GP-31: The City should appropriately support local businesses that enhance the image
of the City through their contribution to economic vitality, educational, and historic value
of the community.
• LU-14: Residential densities in areas designated "residential conservancy", which
represent areas that have environmental constraints or which promote protection of City
water sources, should be no greater than 1 dwelling unit per 4 acres until such time
public facilities are available. Where it is found through a land use approval process to
be supportive of the purpose of the "residential conservancy" designation, where it does not substantially adversely impact the surrounding residential community and
demonstrates compliance to development standards specified in the zoning code,
agricultural uses and limited commercial uses in support of agricultural uses may be
allowed with appropriate environmental protection.
• LU-15: The area designated "residential conservancy" allows for a lifestyle similar to
that of rural areas since the lower density established protects the critical areas such as
the City's Coal Creek Springs watershed. A rural lifestyle generally includes allowance
of farm animals, streets not urban in character (e.g. no sidewalks, street lights), and
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Agenda Subject: ZOA10-0001 Mosby Brothers Farm Inc. Zoning Text Date: April 26, 2011
Amendments
limited agricultural type uses. The "residential conservancy" also allows appropriate-
scale commercial activity in support of agricultural uses where it is found through a land
use approval process to be supportive of the purpose of the "residential conservancy"
designation, where it does not substantially adversely impact the surrounding residential
community and demonstrates compliance to development standards specified in the
zoning code.
• LU-45: Limited agricultural uses and commercial uses (such as daycare centers) may
be permitted as a principal use, but only under appropriate conditions, by means of
conditional use or administrative use permits when landscaping and design features can be used to minimize impacts on surrounding uses and the site is:
o Along the border of residential neighborhoods; or
o In specific areas where site specific conditions may limit the use of the site for
residential uses; or
o Along arterials transecting residential neighborhoods.
3. The application was submitted by Lee A. Michaelis, Senior AssociatelPlanning Director of
R.W. Thorpe & Associates, Inc., agent, on behalf of Burr Mosby of Mosby Brothers Farms
Inc., applicant on June 1, 2010.
4. The proposal, as described by the applicant, consists of the following 3 phases:
Phase 1
Comprehensive Plan policyltext amendments to acknowledge appropriateness of
agricultural uses and limited retail uses that support agricultural uses.
The proposal also requests text changes to Title 18 (Zoning} of the Auburn City Code
(ACC). Specifically the proposal requests changes to ACC 18.07 (Residential Zones)
that will allow an Agricultural Enterprise (and uses directly related to) without the need
for a single family residence in the RC, Residential Conservancy Zoning District. Some of the uses proposed in the application include:
. Roadside agricultural stand exceeding 300 square feet, up to a maximum 5,000
square feet for products grown on and off site.
. Agricultural crops and open field growing (pumpkin patch, cornfields, and education
gardens, vineyards).
. Gazebo/trellis for outdoor events such as weddings, reunions and large group
parties.
. Winery-related building not too exceed 5,000 square feet
Phase 2
Submit building permits and necessary clearing and grading permits for the construction
of the farm stand, greenhouses, vineyard gazebo, and plantings for the open crop fields.
Also included with this phase would be the installation of necessary utilities and parking
needed to support the proposed uses.
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Agenda Subject: ZOA10-0001 Mosby Brothers Farm Inc. Zoning Text Date: April 26, 2011
Amendments
Phase 3
The third phase would include the necessary permits for the construction of the
espresso/juice bar and winery and the installation of utilities and parking needed to
support the proposed uses.
5. Phase I consists of two distinct actions; policy/text amendments to the comprehensive plan
and text changes to the use and development regulations of the RC, Residential
Conservancy zoning district. The purpose of the comprehensive Plan policyltext amendment was to provide a policy basis for the zoning regulation changes to ensure that
the Comprehensive plan and Zoning Ordinance are consistent as required by city code:
"ACC 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. "
6. The subsequent Phases 2 and 3 will be addressed by future applications submitted to the
City and will apply to the vacant site that the applicant currently leases that is located west of the interchange of Auburn-Black Diamond Road SE and State Route 18, on the south
side of the Auburn-Black Diamond Road SE. The property is identified as tax parcel number
2121059160. The site is currently being farmed. This parcel has a comprehensive Plan
designation of "Residential Conservancy" and a zoning category of RC, Residential
Conservancy.
A Determination of Non-Significance (DNS) was issued on September 20, 2010 for CPA10-
0001 and ZOA10-0001, Mosby Brothers Farms Inc. Comprehensive Plan and Zoning Text
Amendments under file No. SEP10-0013. No comments were received or appeals were
filed.
8. Pursuant to RCW 36.70A.106, the proposed zoning text amendments were sent to the
Washington State Department of Commerce and other state agencies as required for the
60-day state review. No comments were received from Commerce or other state agencies
as of the writing of this report.
9. On February 28, 2011, the Planning and Community Development Committee (PCDC) held a
discussion on Agricultural Enterprises together with an overview of the proposed code
amendments.
10. The public hearing notice was published on April 2011 in the Seattle Times at least 10-
days prior to the Planning Commission public hearing scheduled for April 19, 2011. This
public hearing item was rescheduled to the Tuesday, May 3, 2011 Planning Commission
meeting. The public hearing notice for this new hearing date was republished in the Seattle
Times on April 18, 2011.
B. Conclusions
The following discusses the zoning text amendments proposed by Burr Mosby of Mosby Brother
Farms Inc., scheduled for the Planning Commission's May 3, 2011 public hearing with a staff recommendation.
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Agenda Subject: ZOA10-0001 Mosby Brothers Farm Inc. Zoning Text Date: April 26, 2011
Amendments
1. The proposed zoning text amendments were modified after a discussion was held with the
Planning Commission on April 3, 2011. These modifications were based on feedback
received from the Planning Commission, questions asked of staff by the Commissioners,
continued discussions with the applicant, and input from the Planning Director. All
modifications are shown within the proposed code amendments as s~~°-^~ (removed)
and underlines (new). Notable changes include moving the list of allowed uses from the
Agricultural Enterprises definition to the Supplemental Development Standards Chapter,
changing the definition for "Tasting room" which aligns closer to the Washington State Liquor Board definition of a tasting room, adding a new definition for "Agricultural Store",
changing the maximum areas for lot coverage and impervious surfaces, and modifying a
section of the sign code that addresses changing message center signs.
2. The zoning text amendments as proposed by the applicant, and subsequently modified by
staff, can be supported by the City of Auburn Comprehensive Plan. The proposed
amendments implement the comprehensive plan policies referenced above by allowing for
agricultural uses and limited commercial uses in support of agricultural uses as a principal
use within the RC, Residential Conservancy zoning district. The amendments also establish
a land use approval process (administrative or conditional use permit} on all Agricultural
Enterprises, together with a set of development standards that need to be adhere to, in order to minimize impacts on surrounding uses with a "Residential Conservancy"
Comprehensive Plan designation. Staff has conducted a review of the Comprehensive Plan
in light of the proposed amendments and has not identified any areas of conflict or
inconsistency.
3. The proposed text amendments will create new definitions in the zoning code, add
"Agricultural Enterprise" as a use to the Residential Permitted Use Table (ACC 18.07.020},
and create new development standards to regulate the establishment and operation of
Agricultural Enterprises. Together these new development regulations will assist in
maintaining and preserving the lower density residential character, integrity, environmental protection, and property values of the Residential Conservancy (RC} zone where they will
be located on, as well as the surrounding areas.
C. Staff Recommendation
Planning Commission recommends to City Council approval of the Mosby Brothers Farms Inc.
Zoning Text Amendments, as modified by staff.
Exhibits
A. Proposed Code Amendments -Draft Form
B. Master Land Use Application
C. Notice of Application
D. Determination of Non-Significance
E. Public Hearing Notices F. 60-day State Review - Department of Commerce
G. Recent Correspondence (R.W. Thorpe & Associates)
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1 Chapter 18.04
2 DEFINITIONS (NEW)
3
4 18.04.035 Agricultural enterprise
5 "Agricultural enterprise" means a business enterprise which is engaged in or related to
6 farming, agricultural production and other businesses and services supporting and
7 promoting agriculture practices and the practice of locally and regionally grown foods.
8 The term shall also include the following as agricultural enterprises:
9
10 A. "Agritourism" means a business enterprise activity that includes operation of a
11 working farm or any agricultural, horticultural or agricultural operation; that,
12 while not an exclusive function, is open to the public on at least a periodic
13 basis forenjoyment, recreation, personal entertainment, or education.
14
15 B. "Agricultural Entertainment" means any event or activity that allows for
16 recreation, entertainment, education and tourism in conjunction with
17 agriculture support and services associated with agricultural activities. The
18 agricultural entertainment shall be permitted in conjunction with support of the 19 agriculture enterprise.
20
21 18.04.036 Agricultural store
22 "Agricultural store" means a retail food establishment, housed in a permanent structure,
23 whose primary economic activity is the sale of local and re. Tonal agricultural products
24 directly to local consumers and to tourists. Secondary economic activity includes the
25 sale of sundries, prepackaged food, bottled or canned beverages and freshly prepared
26 food and beverages for consumption on-site.
27
28 18.04.827 Special events
29 "Special events" means incidental use of a facility, which is otherwise allowed or
30 permitted in the zoning district, as a venue for hire for social gatherings. Special events
31 do not include marketing or promotional events that are part of the normal operation of
32 an agricultural enterprise or winery and directly related to products sourced from that
33 operation.
34
35 "
36 ,
37 ,
38 ,
39
40 ,
41 r+l~eeifir+~~inn
42
43 18.04.894 Tasting room
44 "Tasting room" means an additional location separate from, or on the same site as, the
45 productionlmanufacturing site, that allows customers to taste by the glass samples of
46 wine, or beer, or other alcoholic beverage and has a State of Washington issued liquor
DRAFT CODE AMENDMENTS -PLANNING COMMISSION 5/3/11 Page 1
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1 license to operate a tasting room. In addition to sampling of alcoholic bevera..e~a
2 tasting room may include retail sales for off-premise consumption of wine or beer, or
3 other alcoholic beverage of its own production.
4
5 18.04.911 Winery
6 "Winery" means a facility where fruit or other ingredients are processed (i.e. crushed,
7 fermented, blended, aged. and/or, stored, bottled) and may include as incidental and/or
8 accessory to the principles use, a tasting room, food and beverage service, places of
9 public/private assembly and/or retail sales area.
10
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1 Chapter 18.07
2 RESIDENTIAL ZONES (NEW & EXISTING)
3
4 18.07.010 Intent
5 B. (RC) Residential Conservancy Zone -One Dwelling Unit per Four Acres. The RC residential 6 conservancy zone is intended primarily to provide for low-intensity single-family residential
uses
7 with characteristics of an agricultural environment; provided, that appropriate scale commercial
8 activity in support of agricultural uses may be allowed with appropriate environmental protection.
9 These areas allow for a lifestyle similar to that of rural areas that includes allowance of farm
10 animals and streets without sidewalks. This zone is intended to protect areas with significant
11 environmental constraints or values from impacts typically associated with urban levels of
12 development while allowing low-intensity development designed to minimize impacts on the
13 natural environmental features designated for conservation.
14
15 Public improvements required within the RC zone will be less than is normally required for the 16 higher intensity residential zones within the city.
17
18 This zone shall only be applied in areas designated as Residential Conservancy on the
19 comprehensive plan. This zone shall allow one dwelling unit per four acres minimum lot area.
20
21 18.07.020 Uses
Table 18.07.020
Permitted Use Table -Residential Zoning Designations
P = Permitted A = Administrative C =Conditional Use X =Not Permitted
Land Uses Zoning Designations
R-C R-1 R-5 R-7 R-10 R-16 R-20
D. Resource Uses.
Aaricultural Enterprise
When 50 percent, or more, of the total site
area is dedicated to active agricultural
production during the growing season, and A$ X X X X X X with 52 or less special events per calendar
year.
When less than 50 percent of the total site
area is dedicated to active agricultural C$ X X X X X X
production during the growing season, or with - - - - - - -
more than 52 special events per calendar year.
22 23 $ Agricultural Enterprise uses are subject to supplemental development standards under ACC 18.31.210
24 Agricultural Enterprises Development Standards.
25
26
27
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1 Chapter 18.31
2 SUPPLEMENTAL DEVELOPMENT STANDARDS
3
4 18.31.210 Agricultural Enterprises Development Standards (NEW SECTION)
5
6 A. Purpose
7 The purpose of this Chapter is to regulate the establishment and operation of
8 Agricultural Enterprises in order to maintain and preserve the lower density residential
9 character, integrity, environmental protection, and property values of the Residential
10 Conservancy (RC) zone in which they are located and the surrounding areas.
11
12 B. Applicability
13 The permit requirements and standards provided in this section apply to
14 Agricultural Enterprises where allowed in compliance with Chapter 18.07, Residential
15 Zones and meeting the definition of Agricultural Enterprises as provided in ACC
16 18.04.035. The development standards of the RC zone shall apply unless a different
17 standard applies with the supplemental development standards.
18 19 C. Uses
20 In pursuit of the above purpose, the following uses may be permitted when
21 directly related to, or in conjunction with, an Agricultural Enterprise under a unified
22 management or ownership and when an administrative or conditional use permit has
23 been issued pursuant to the provisions of Chapter 18.64 ACC. An Administrative Use
24 Permit is required when 50 percent, or more, of the total site area is dedicated to active
25 agricultural production during the rowing season, and with 52 or less Special Events
26 per calendar year. A Conditional Use Permit is required when less than 50 percent of
27 the total site area is dedicated to active agricultural production during the ..rowing
28 season, or with more than 52 Special Events per calendar
29 1. Agricultural Crops and open field growing;
30 2. Agricultural Store rnmm°rc~a~R~t~a+l-~t~
31 3. Barns, Silos and related structures;
32 4. Caretaker quarters, not more than one per Agricultural Enterprise;
33 5. Catering Facilities that serve on-site visitors or uses agricultural products;
34 6. Delicatessens, restaurants or sandwich shops limited to a seating area of 25
3 5 seats;
36 Drive-Through Espresso and/or Non Alcoholic Beverage Stands, Free
37 standing;
38 8. Education facilities providing courses related to agricultural production and/or
39 processing or promotion of locally and regionally grown food;
40 9. Farmstands, for the sale of agricultural products raised on the premises in
41 addition to agricultural products that are raised off site;
42 10. Greenhouses;
43 11.Keeping of livestock, fowl and rabbits or similar sized animals; provided, that
44 an appropriate structure or enclosure is provided. fh°r° eh~ll nn+ h° mnr°
45 ~~n nn° hnre° nn~ni rlnnU°~~ nr n~°r I~rrr° ~nim~l nr fni it em~ll ~nim~le ei i ~h
DRAFT CODE AMENDMENTS -PLANNING COMMISSION 5/3/11 Page 4
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1 ~e eh°°n nr 17 rani il~r~~ r~hhi~e nr eimil~r ei~° ~~m~le n°r °~~~Cr~vT
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3 12. Museum and cultural facilities;
4 13.Outdoor Musical Entertainment (when it meets all requirements for the
5 business licensing of ACC 5.20.200);
6 14. Small Scale Food Processing or packaging of agricultural products;
7 15.Special Events -Special events include, but are not limited to, the following
8 activities where attendance exceeds 200 persons or more:
9 a) Weddings
10 b) Meetings
11 c} Receptions
12 d) Reunions
13 e) Tasting events for food or beverage
14 f) Private Parties
15 g) Concerts held within an enclosed building and thus are not subject to the
16 individual business licensing of ACC 5.20.200 for Outdoor musical
17 entertainment
18 h) Retreats
19 i} Other comparable events
20 16. Tasti n., r
21 17.Touristand Visitor Services;
22 18. Winery; and
23 19. ~~°r i ie°e ~e rl° Dl~nninrr Ilir°n~ The Planning Director
24 may authorize uses under this definition other than those which are listed, if
25 the Planning Director determines the use is consistent with the intent of the
26 zone and is of the same general character of the uses permitted within the
27 zone. Further guidance on administrative interpretations of land uses can be
28 found in ACC 18.02.120.
29
30 D. Development Standards
31
32 1. Minimum Area. The minimum area devoted to an Agricultural Enterprise
33 business shall be a single parcel with a minimum of 10 acres in total site area
34 within the Residential Conservancy (RC} zone. Environmentally Critical Areas
35 are not counted toward total site area when determining whether an
36 Administrative or Conditional Use Permit is required.
37
38 2. Location. The proposed Agricultural Enterprise business shall have direct access
39 onto a Minor Arterial or higher classification street as determined by the Planning
40 Director and City Engineer.
41
42 3. Maximum Buildin_. Size. Each individual non-residential building, excluding
43 greenhouses, used in conjunction with the Agricultural Enterprise business shall
44 not exceed 5,000 square feet in gross floor area.
45
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1 (~n~ior~rro Tho nnmhin~~inn of mi il~ir~la hi iilrlinrre nn ~ einrrl~r o i ieorl in
2 ,
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5
6
7 4. Lot Coverage: The combination of all buildings, to include greenhouses, on a
8 single site used in conjunction with the Agricultural Enterprise business shall not
9 exceed 15 percent of the total site area.
10
11 5. Maximum Impervious Area: The maximum impervious area shall not exceed 25
12 ercent.
13
14 6. Setbacks: Structures for Agricultural Enterprises shall be located as follows:
15
16 a. Front setback: 35 Feet
17 b. Rear Setback: 20 feet.
18 c. Interior Side Setback: 20 feet
19 d. Street Side Setback: 35 feet
20
21 Height: Maximum building height: 35 feet. Buildings may exceed 35 feet if one
22 foot of setback is provided from each property line for each foot the building
23 exceeds 35 feet.
24
25 8. Visual Impact: Activities and uses conducted in conjunction with the Agricultural
26 Enterprise must be located in such a manner that visual impacts to adjoining
27 properties that are used or zoned for residential uses are reduced or avoided.
28
29 a. A Type III landscape Buffer ten feet in width shall be provided on-site in
30 those areas between the buildings and the property line.
31 b. Highly reflective building materials shall not be used on buildings.
32
33 9. Responsible Party. All components of the agricultural enterprise shall be
34 operated or maintained by the property owner, lease holder, or occupant of the
35 land upon which the primary associated agriculture, horticulture, or other use is
36 being conducted.
37
38 10. Hours of operation. Business activities involving the employment of offsite
39 workers; outside activities; the generation of any noise, light, dust, odor, glare, or
40 vibration detectable outside the business structure; and traffic, including
41 deliveries, shall only be conducted onsite between the hours of 7 a.m. and 10
42 p.m. or as may be specifically approved by a condition of approval of the
43 Administrative or Conditional Use Permit.
44
45 11. Parking and outdoor storage. All parking and outdoor storage areas used
46 exclusively for retail areas, within 50 feet from a property line shall be screened
DRAFT CODE AMENDMENTS -PLANNING COMMISSION 5/3/11 Page 6
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1 from adjoining properties used or zoned for residential uses. If existing
2 topography and natural vegetation does not provide an adequate visual barrier,
3 additional screening may be required, to include installation of landscape
4 materials, walls or fencing.
5
6 12. Li htin . No lighting shall be directed onto adjoining properties used or zoned for
7 residential uses and not exceed 0.5 foot candle when measured at the property
8 line. Floodlights or other high-intensity lighting shall be prohibited, unless
9 specifically approved as part of a special event or outdoor musical entertainment.
10
11 13. Refuse and Recycl, ing_. All refuse and recycling waste containers shall be within
12 refuse enclosures located in the rear of the building and be completely screened
13 from public view. All refuse enclosures shall be architecturally compatible with
14 the primary building.
15
16 14.Special Events. Special Events or similar activities may be held, as follows.
17 a. Up to 52 special events within a calendar year with the Administrative Use
18 Permit.
19 b. 52 or more special events within a calendar year shall require a
20 Conditional Use Permit.
21 c. Parking and Traffic Control - A parking and traffic control plan shall be
22 prepared by a licensed traffic engineer and required for all Agricultural
23 Enterprises conducting Special Events (as defined by ACC 18.04.827).
24 The parking and traffic control plan shall be submitted for review as part of
25 the Administrative Use Permit or Conditional Use Permit application and if
26 satisfactory, must be approved by the Planning and Development Director
27 and the Public Works Director prior to implementation. At a minimum, the
28 parking and traffic control plan shall contain the following:
29
30 a. A parking plan showing how adequate on- and off-site parking will be
31 available to the land use, and that no substantial conflict will exist in
32 the principal hours or periods of peak parking demands of any land
33 uses and special events which are proposed to share the parking.
34 b. A traffic control plan showing how traffic to and from the land use and
35 special events location(s) will be handled and what temporary traffic
36 control measures will be used to facilitate safe access to and from the
37 locations. The traffic control plan must include a written description of
38 the plan as well as a traffic control diagram showing traffic control
39 devices, directions of travel, and the location and type of authorized
40 personnel to direct traffic.
41 c. A Contingency Plan for weather changes (relocation or rescheduling
42 of events; alternative parking areas; method of notifying the public of
43 changes} and for unanticipated increases in traffic or parking.
44 d. Other elements as determined necessary by the Planning and
45 Development Director and the City Engineer based on the specific
46 events, setting, and location.
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1
2 15. Wineries. All wineries with or without tasting rooms shall:
3 a. Have adequate driveway access to a public street meeting the
4 requirements of a commercial driveway.
5 b. Provide adequate on-site parking in the amount of 1 parking stall for every
6 500 square feet of gross floor area used specifically for the winery.
7 c. Shall not exceed 5,000 square feet gross floor area with the tasting room
8 not exceeding 50 percent of the production area.
9
10 16.Signs. The following standards apply to Agricultural Enterprise uses within the
11 RC, Residential Conservancy Zone instead of ACC 18.56.040(A}. The other
12 provisions of ACC 18.56, Signs, apply.
13 a. Freestanding Signs.
14 i. Total number permitted:
15 1. Two per frontage on a parcel having at least 500 feet of
16 frontage on a State Highway.
17 2. One per frontage on a Principal or MinorArterial
18 ii. Maximum height:
19 1. 30 feet on a State Highway.
20 2. 22 feet on a Principal or MinorArterial
21 iii. Maximum area:
22 1. 200 square feet, calculated at a rate of one square foot of
23 sign area for every two lineal feet of frontage. The minimum
24 entitlement for freestanding signs is 32 square feet for those
25 sites without 64 feet of frontage.
26 iv. Multiple freestanding signs, if permitted, must be separated by
27 feet measured in a straight line distance.
28
29 b. Wall Signs.
30 i. Total number permitted: one sign per building frontage that fronts a
31 public right of way.
32 ii. Maximum area: 100 square feet per building frontage that fronts a
33 public right of way, calculated at a rate of one square foot of sign
34 area for every 1.5 lineal feet of building frontage.
35 iii. Signs may be directlyorindirectly illuminated.
36
37 c. Changing message center signs are allowed as part of an Agricultural
38 Enterprise and must comply with the sign regulations in ACC
39 18.56.030(F}.
40
41 17.Additional permits and approvals. In addition to required land use permits, an
42 Agricultural Enterprise may be required to obtain licenses and permits from other
43 City and County Departments (e.g., business licenses from the City, food service
44 or sales licenses from the County Department of Public Health, animal care
45 licenses from the County Department of Public Health, etc.}.
46
47
DRAFT CODE AMENDMENTS -PLANNING COMMISSION 5/3/11 Page 8
DRAFT
1 Chapter 18.56
2 SIGNS
3
4 18.56.030 General provisions, all districts (NEW & EXISTING SECTION).
5
6 F. Changing Message Center Signs. Where permitted under this chapter, changing 7 message center signs shall comply with the following requirements; provided,
8 that changing message center signs that only display time and temperature or
9 similar public service information shall be exempt from these requirements.
10
11 1. Where Allowed. Changing message center signs shall only be allowed in the
12 I, P-1, C-1, C-2, DUC, C-3, M-1, and M-2 zones. When part of an Agricultural
13 Enterprise, as defined by ACC 18.04.035, changing message center signs are
14 allowed in the RC zone.
15
DRAFT CODE AMENDMENTS -PLANNING COMMISSION 5/3/11 Page 9
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Pla~~n~ng ~ Landscape ~z~vironmental Eco~to~x~~cs 4~~
~~1~~L~~L~, ~~~~~~1 x A I.J. ,
~u~e~ f w. Thorpe, A~C~', ~~'~s1~~ellt ~3~rb~r<~ I3~ker, AtC~'
~tep~~et~ peidel, AS~,A, ~f C~z~c~sel ~~l~ds{~y Diaitu, ~~A
fee A.lriic~la~l' AtCP
Jute 0~, 200
Str~art wagnet•, AICP, I'lanl~er
Cat of Auburt~ ~ . ~ ,
Planning, Blttlding COIt~i~~~tn~ty ,
west 1V~a~n street
A~tburn, wA 95~~1
Cosby gyros, Faints, Ir~c Co~nprel~rensi~re ~~an Text Ar~~endtnent
]ear 1', w~gll~r;
Thnrpe ,associates, Inc, ~~wTA}, on behalf of 1V~osby Bros Parir~s, Inc,, is pleased to present
the following writte~t nai#rati~e as pa~~t of the ~rlo~b~r gyros, Fa~in~s, ~~1C ~Qnin~ T~?~~ An~~I~C~I~1~l~t. T~~~
following narrative a~~d project description is in lieu of the absence of a fori~~al application process for a
2o~~ing Code Tex Amendn~et~t, The naz~zative provides bacl~ground iY~fortr~ation on the property and
business as well as provides a phased timeline for the pi~oject,
Y, Pro~cct t~rnn~ar~
A, ~bQt~t the Farm
Mosby Bros. >~arm, started in X977, continues a farr~ily passim far operating farm equipn~ent~ Eating
fresh, local, sustait~able foods is a passion for the h~osby Family, This year they will host evet~ts, lar~t~ch a
Con~n~unlty ~~pported ,A.gric~~ltulal progran~, and bring to life tl~e ingredients in the far3nstand 4vith
Recipe the week,
ivit~g back to the con7mu~nity is important to the ll~osby family, weekly the farm donates
tl~octsands of pounds of food to local charities including the ~~~bur~n Foed >~ank, Tukwila ~'antry, Food Life
Line, 2~~d harvest, at~d t Francis pause, Tl7e I~asby's are ~varking on developing an education progran~ in
partnership with local schaals in order to educate school age el~ildren on healtl~~r eating,
To acl~ie~re the goals set abo~~t by the ~arrn and to expand the services which gi~re back to the con~t~~unit~r, the ll~osby Fai~lily is seeking to expand tho agricultural uses that
lave historically taken place
on the far~l~~ stand property i~l ~~~burn. Their also wish to increase the allowed ~~ses on the property that
would complimentary to both agricr~ltr~re and the well being of the conln~unlty,
~3~ Proposed change .
Over the next 5~7 years, ll~osby B~~os, F~rn~s wo~~ld like to expat~d sotne of the existing uses on the site ~~ch
as the farmstand, greenl~o~rses, and gardens, They would also like to introdrice new ~~ses cul*rently ~~ot on
file property: winery, juice stand~bar, special events, and ed~tcation classes related to farthing atld
+~~7~5 ~ecoz~~t ~Ave~ Sty 7~0, Seattle wA 98~~~ (Tetept~o~7e: ~~~~i} 62~-~39 ~ Fax: ~2~~} ~~5-0930 I E-~rfa~l; z~v~aC~r~v#a,conl~t~ .
~'IQS~]~ ~~~tns ~UI~1~YC~~L'nslv~' ~'~~tl AIT1~11C~l~l~dl~ ~ui~~ 2010 Pale ~ cif 3
Type o~ La~~cl Use Approval
~ ~st~bi~si~itlg Accessory uses
i ~~~ti~ipate ~dditio~~al ir~~ormatioz~ will ~e ~eedecl tl~roi~gl7out tyre review. yore cletern~ine that
add~t~onal ~i~form~t~an ~s re~~~tred or yo~~ Dave ~r~estion r~~ardiY~~ tie attacl~ecl da~u~en~ts, please feel free
to a-marl ot• cell nee ~t 2~~,62~.6239 or ln~icl~aelisrwta,coi~~~ ~ look forward to worl~i~~g with you o~~ this
project and sulose~r~ent p~~ases of this pro~eet.
Sincerely,
Ii. UV. 7'~r~r+~e ~4ssocrr~~~~, Ir~c.
Robe~•t . Thorpe, A~~ Lee A, IV~icl~aelis, A~~P
~'reside~~t i'la~~t~i~~g C~irector
~c: l3~rr & ~osella Iv~osby, Business ~wl~e~•s
i
705 Secc~~~d Av~~ 7z0, Seattle wA. 98~~~ ~ ~'~le~~~ox~~: ~~Ob} 62~-6239 N ~~x: ~206~ 62~-0930 1 E-I~ia~l; z~vtaC~~•~vta.com
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Re Advertiser ~c~ount ~D7~5~~4 Ad ~ 7964~U4~~
14C~ ~'~T'N~TiCt: Ot= contact Planner Stuart Wagner PUBLIC HEADING; at swagner~auburnwa.gav or
~~~-8D4-~03i.
Tlie Planning Commission of the City of Auburn, * Far aitirens with speech, sight
Washington, wi11 conduct a or hearing pulafiic hearing on disabilities wishfing to review
Aprfii 19, ~~1 at P.f~. fin documents the Councifi perlainfing to this hearing,
Chambers of the Auburn City shaufi~ contact the
Ha11 located at ~5 City o~ Auburn within 10 West Main Street an t#~e calendar days prior to
fallowing matter; the meeting# as to the type of service or
Case Number; Z~A~~-40D1- equipment needed, Each Mosby Brother Farms request will be
Inc. considered individually Location; City 1Nide according to the type of
Proposal: Amendments to Title request, the avafiiability of
18 - honing, of resources, and the the Auburn City Carlo to allov~ financial ability of the City to
for and regufiate provide the the establishment and operatfian requested services ar
of agricultural equipment, enterprlses~ on properties ~~rith
a zoning Published in the Seattle Tfimes
deslgnatfion of RC, residential on April 2~~i Conservancy, The
proposed amendments will primarily af#ect three
sectlor~s of the current zoning code ass fallaws~
Chapter 18,U4 - Definitions Ito provide a
definitlan of the intended used,
Chapter ~8.0~ - Residentfial zones eta define
whether the €~se is afilawed through an
administrative ar canditianal use permit using the code's
matrix format},
Chapter f 8.~~ - supplemental Development
Standards eta provide additional standards to
ensure the uss ~vill be appropriate and
compatible In the zanfing
district}
The public fie invited to attend to express
comments or opinions, Written comments maybe `
submitked up until and at the pubific hearing to
Stuart Wagner, A1CP, Planner,
Planning and Development, ~5 West Main
Street, Auburn, WA ~~~0~-4588 If you have further
comments ar questions, please
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Mps~y ~ar~ris honing ~~cte An~endmer~t April 20~~ t'~e 2 of 2
This wauld equate to six ~G} separate buildi~lgs totaling ~~,4~0 sq~~a1'e feet and ele~el~
g~'eenhot~ses totaling appro~cim.ately ~4~,350,
~~n„~e~vious Coverage.,'~he ~naxlinu.~n f~nper~lo~~s sha~~ not exceed 25 percent,
The pz'oposed allowed Y~~axin~um impervious co~rez'age is consistent with the ctrr~ent Cade
requirement of 25 percent of a total site, This ~rould provide an additiana~ I~ pe~'ce~~t of the sate area
fox parking oz' othe~i ha~•d s~rrfaced areas that may need to be ~~sed. with a 1ni~umtim IO acre paz'ce~
this would allow I acre ~43,~6D squa~'e feet} of paved surface. we fi~~d that this is sufficient to park
appz'oxin~ate~y ~D~ ears for special events if needed,
IJsiltg t~~e above crite1'ia ail the Mashy Farms site ~~I,5 acres}, a potential breakdown of dot area
could be as follows,
~ A.cti~e Agz'icultural Production~~.~~ Acres ~~SD,~~'~ sq~~are feet
~ Lot Co~rerage-~,7~ Acres {~~,1~~ square feet ,
Adt~itional X~~pe~'vious overage~l.~5 Acres ~5~,~~~}
$ 1~Iatt~ra~ oz' tlnde~relaped land-x,575 Acres. ~l.~is area could also he used fay' additional
agriculture productian~
~14,b,Y~} walk ~g1~s~ Maxl~num Ares; X04 sq~~are feet peg ~~1i1d111g tlt~t fronts a publ~e r~ghf of
way, calcu~a#ed a# a rate of one square foot of szgn area t=or every ~ lf~teaf foot of bu~~dx~ng
fro~ltage~
To achie~re the ma~imun~ sign area ~~~~der the original proposal a bui~c~ing wat~Xd need to be ~5fl feet
In ~ellgth~ A II~aX1IT~u~~ square footage ~f would result ~n ~ ~?u1~d111g only ~eing feet 1n
width, with the current proposal a building with a width of 50 feet would achieve the n~axilr~~~rr~
sign area A buildi~tg ~0~' by 5a' is mo~'e ftz~~ctlox~al than a building 3~'XiS~'.
I hope that yat~ will consider tliese changes and bring them forward to the next meeting with the
Planning & ~ammtlnity I~evelopz~tent ontittee~ I have also attached revised drafts of the
proposed code ~o~~ youx; consideration. If you have any questions, please feel free to call or e~~~~ail at
your convenience,
incere~y,
~'~~~rpe Assoctr~~~s, ft~~~
Lee A, Michaelis, AICP
Planning Director
~:~~~38 ~F 27~~ street, ~rl~r~er tsta~ld VI~~ 8~~~ I Te~~phoi~e; {2~6~ 62~~b239 k fax: 625-~~~~ k ~-Mail; r~~taC~r~~t~.com +f~