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AliBURN Memorandum
WASHINGTON
To: Planning and Community Development Committee
From: Stuart Wagner, Planner
CC: Kevin Snyder, Interim Director
Elizabeth Chamberlain, Planning Manager
Date: May 4, 2010
Re: Mosby Farms Potential Zoning Code and Comprehensive Plan Amendments
Introduction:
Mosby Farms, which is currently located at 12747 SE Green Valley Road, would like to expand
their farming operations with a new farm stand together with greenhouses and gardens located
along Highway 18 just within Auburn city limits (near the Black Diamond Road exit). In addition to
an expansion of agricultural uses there, they would like to eventually introduce new uses such as
a winery, espresso stand, as well as provide an educational component that will teach school age
children about farming and gardening practices as well as healthy eating.
After a review of the zoning code, their proposal, which has been categorized as Agri-
tourism, would not be allowed outright in the Residential Conservancy (RC) Zoning District.
Without a primary residence each of the agricultural uses listed in the "Permitted Use Table"
such as a roadside stand, commercial greenhouses, and farm related buildings would not be
allowed. Furthermore, the zoning code only allows a roadside stand 300 square feet or less
in size, which is too small for what they want to do on their property.
In order to have the various uses identified above two major changes will need to occur, a
Comprehensive Plan Text Amendment along with a Zoning Code Text Amendment. The
Comprehensive Plan Text Amendment would propose new goals and policies relating to the
RC zoning district and the Zoning Code Text amendment will address the requirement that
all agricultural uses be secondary to a single family residence, expand the size requirement
of the roadside stand, as well as introduce new uses to the zone.
Discussion:
Staff has met twice with the Mosby family, along with their consultants, to discuss their proposal
and the best course of action. A project summary that details desired uses overtime together
with a conceptual plan showing how they would be arranged on the property has been provided
to staff and is included with this memorandum. At the May 10, 2010 committee meeting,
planning staff would like to have a general discussion on the Mosby Farm's agri-tourism proposal
Page 1 of 2
AUBURN- MORE THAN YOU IMAGINH)
and to gather input on the concept to assist in the preparation of comprehensive plan text and
zoning text amendments.
Enclosures:
1. Auburn City Code Chapter 18.07 - Residential Zones including Table 18.07.020
"Permitted Use Table - Residential Zoning Designations"
2. Mosby Farms Zoning Code & Comprehensive Plan Amendments - Project Summary
(prepared by Mosby Farms' consultant)
3. Mosby Farms Conceptual Site Plan (prepared by Mosby Farms' consultant)
Page 2 of 2
AUBURN- MORE THAN YOU IMAGINH)
Enclosure 1
Auburn City Code
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 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.
Public improvements required within the R-C zone will be less than is normally required for the higher
intensity residential zones within the city.
This zone shall only be applied in areas designated as residential conservancy on the comprehensive
plan. This zone shall allow one dwelling unit per four acres minimum lot area.
C. R-1 Residential Zone - One Dwelling Unit per Acre. The intent of the R-1 residential zone is to
provide areas for estate-type residential development on large lots. 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.
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,
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Enclosure 1
Auburn City Code
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.
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. (Ord. 6245 § 5, 2009.)
18.07.020 Uses.
Table 18.07.020
Permitted Use Table - Residential Zoning Designations
P = Permitted C = Conditional Use X = Not Permitted
Land Uses
Zoning Designations
R-C
R-1
R-5
R-7
R
A. Residential Uses.
Accessory dwelling units
P
P
P
P
1
Accessory use, residential
P
P
P
P
Adult family home
P
P
P
P
Bed and breakfast
P
P
P
P
Boardinghouses (with three or more boarders)
X
X
X
X
Duplexes, provided that minimum lot size of
zoning designation is met and subject to
compliance with Chapter 18.25 ACC (Infill
Residential Standards)
X
X
C
P
Foster care homes
C
C
C
C
Group residence facilities or more
residents)
X
X
X
X
Group residence facilities (6 or fewer
residents)
P
P
P
P
Keeping household pets
p2
p3
p3
p3
1
Multiple-family dwellings
X
X
X
X
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Enclosure 1
Auburn City Code
Neighborhood recreational buildings and
C
C
C
C
facilities owned and managed by the
neighborhood homeowners' association
Renting of rooms, for lodging purposes only,
P
P
P
P
to accommodate not more than two persons in
addition to the immediate family
Residential care facilities including but not
P
P
X
X
limited to assisted living facilities,
convalescent homes, continuing care
retirement facilities
Single-family detached dwellings, new
P
P
P
P
Supportive housing, subject to the provisions
X
X
X
X
of ACC 18.31.160
Swimming pools, tennis courts and similar
P
P
P
P
outdoor recreation uses only accessory to
residential or park uses
Townhouses (attached)
X
X
X
X
B. Commercial Uses.
Commercial horse riding and bridle trails
C
X
X
X
Commercial retail, included as part of
X
X
X
X
mixed-use development and not a home
occupation in compliance with Chapter 18.60
ACC
Daycare, limited to a mini daycare center.
X
C
C
C
Daycare center, preschool or nursery school
may also be permitted but must be located on
an arterial
Home-based daycare as regulated by RCW
P
P
P
P
35.63.185 and through receipt of approved
city business license
Home occupations subject to compliance with
P
P
P
P
Chapter 18.60 ACC
Mixed-use development4
X
X
X
X
Nursing homes
X
X
X
X
Private country clubs and golf courses,
X
X
C
C
excluding driving ranges
Privately owned and operated parks and
X
C
C
C
playgrounds and not homeowners'
association-owned recreational area
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Enclosure 1
Auburn City Code
Professional offices included as part of X
X X X
mixed-use development and not a home
occupation in compliance with Chapter 18.60
ACC
C. Resource Uses.
Agricultural type uses are permitted provided
they are incidental and secondary to the
single-family use:
Agricultural crops and open field growing
P
X
X
X
(commercial)
Barns, silos and related structures
P
X
X
X
Greenhouses
P
X
X
X
Keeping of livestock (excluding goats and
P
P
X
X
swine), fowl and rabbits; provided, that there
shall not be more than one horse, cow, donkey
or other 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 zones
Pasturing and grazing
P
X
X
X
Public and private stables
P
X
X
X
Roadside stands, for the sale of agricultural
P
X
X
X
products raised on the premises. The stand
cannot exceed 300 square feet in area and
must meet the applicable setback
requirements
Fish hatcheries
C
X
X
X
D. Government, Institutional, and Utility Uses.
Civic, social and fraternal clubs
X
X
X
X
Government facilities
X
C
C
C
Hospitals (except animal hospitals)
X
X
X
X
Municipal parks and playgrounds
C
P
P
P
Museums
X
X
X
X
Religious institutions
C
C
C
C
Transmitting towers
C
C
C
C
Type 1-D Wireless Communication Facility
P
P
P
P
(see ACC 18.04.912(J))
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Enclosure 1
Auburn City Code
Utility facilities and substations C6
C6 I C6 I C6
1. An accessory dwelling unit may be permitted with an existing single-family residence pursuant to ACC
18.31.120.
2. No more than six pets allowed in the RC zone. This limit shall not include birds, fish or suckling young of
pets.
3. No more than four pets allowed in the R1 - R20 zones. This limit shall not include birds, fish or suckling
young of pets.
4. 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 a conditional use permit, but mixed-use is permitted, the individual use
must apply for and receive a conditional use approval.
5. 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
King County board of health code.
6. Excludes all public and private utility facilities addressed under ACC 18.02.040(E).
(Ord. 6245 § 5, 2009.)
18.07.030 Development standards.
Table 18.07.030 Residential Development Standards
Standard
RC
R-1
R-5
R-7
R-10
A
Base density (units per net
0.25
1
5
7
10
acre)
B
Minimum density (units per
0.25
1
4
5
8
net acre)1
C
Minimum average lot area per
174,240
35,000
8,000
6,000
4,300
dwelling unit (square feet)
D
Minimum lot area per
174,240
35,000
6,000
4,300
2,000
dwelling unit (square feet)
E
Minimum lot width (feet)2
125
125
50
40
20 for
interior lots
35 for
exterior lot
F
Minimum setbacks (feet)2,3
1
Residence front setback3
35
35
10
10
10
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Enclosure 1
Auburn City Code
2 Garage (minimum front 20 20 20 20 20
setback required from street
access)3
3
Setback to any property line
75
X
X
X
X
for barns, stables, coops, or
similar structures for
enclosure of animals
4
Setback to any property line
35
X
X
X
X
for any corral, exercise yard,
or arena
5
Interior side setback
20
10
5
5
5
6
Street side setback3
35
20
10
10
10
7
Rear setback3
35
35
20
20
20
8
Rear setback, detached
15
15
10
5
5
structure
In all zones, 20 ft for
structure with vehicular
entrance oriented toward
street or public alley3
G
Maximum lot coverage
25
35
40
50
60
H
Maximum impervious area
25
50
65
75
N/A
I
Maximum building height
35
35
35
35
45
(feet)
J
Maximum height of
354
35
16
16
16
accessory buildings and
structures
K
Minimum front setback area
N/A
N/A
5
5
10
landscape strip (feet)
L
Minimum side setback area
N/A
N/A
5
5
10
landscape strip (feet)
M
Minimum landscaped open
N/A
N/A
N/A
N/A
20
space
1. For purposes of calculating minimum density, critical area buffers are not included in net site area. See
ACC 18.02.065 for calculation of net acreage for minimum density.
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Enclosure 1
Auburn City Code
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.
(Ord. 6245 § 5, 2009.)
Printed on 5/5/2010 Page 7
Enclosure 2
MOSBY FARMS ZONING CODE & COMPREHENSIVE PLAN AMENDMENTS
Project Summary
About the Farm
Mosby Brothers Farm, started in 1977, continues a family passion for operating farm equipment.
Eating fresh, local, sustainable foods is a passion for the Mosby Family. This year they will host
events, launch a CSA program, and bring to life the ingredients in the farmstand with the Recipe of
the Week.
Giving back to the community is important to the Mosby Family. Weekly the farm donates
thousands of pounds of food to local charities including the Auburn Food Bank, Tukwila Pantry,
Food Life Line, 2nd Harvest, and St Francis House. The Mosby's are working on developing an
education program in partnership with local schools in order to educate school age children on
healthy eating.
To achieve the goals set about by the farm and to expand the services which give back to the
community, the Mosby Family is seeking to expand the agricultural uses that have historically taken
place on the farm stand property in Auburn.
Proposed Changes
Over the next 5-7 years, Mosby Farms would like to expand some of the existing uses on the site
such as the farmstand, greenhouses, and gardens. They would also like to introduce new uses
currently not on the property (winery and espresso stand). These new and expanded uses are
detailed more below in a phased approach. Phase I are the more immediate amendments requested.
Phase 11 involves the development of a small winery on the property. Phase II timing will be
dependant on the owners and can be further discussed at the initial meeting with the city.
The main issue that has been identified that would need to be addressed is the requirement that all
agricultural uses be secondary to a single family residence. This requirement prohibits the other
uses from occurring on the property. Other amendments requested as part of Phase I include
expanding limited uses (roadside stand) and introducing a new use to the property (espresso stand).
As part of this process we would also review the Comprehensive Plan and propose new goals and
policies if the requested zoning amendments were not support by the current Comprehensive Plan
Timeline
We would like to initiate the code amendment process at the earliest possible time. We would
request of staff their opinion on the most appropriate, expeditious way to initiate the requested code
amendment and whether a Comprehensive Plan Amendment is needed. The intent is to have the
farmstand operational for the upcoming season. Additional timeline issues can be discussed at our
initial meeting with city staff.
On the next page is our first attempt at identifying what sections of the AMC that would need to be
amended to accomplish the identified goals. Additional items will be identified through the review
process.
Enclosure 2
PHASE I
Zoning Code Amendments
AMC 18.07.010 Intent
Modify the intent statement of the Residential Conservancy Zone that would support the proposed
uses and lessen the need for single family residential uses.
AMC 18.07.020 Uses
Propose new uses for the RC zone and eliminate the incidental-secondary requirement.
AMC 18.07.030 Development Standards
Create new bulk and dimensional standards for the new uses and modify those standards to
establish the expanded uses.
Comprehensive Plan Amendments
Propose new goals and policies that would support this type of development in the RC Zone
PHASE II
Winery
Establish a review and permitting process that would allow wineries to be allowed within the
Residential Conservancy Zone. Items that would need to be addresses include:
• Design Review
• Development Standards
• Type of Land Use Approval
• Establishing Accessory Uses
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