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HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 01/30/1989 (3) KENT PLANNING COMMISSION MINUTES January 30, 1989 The meeting of the Planning Commission was called to order by Chair Martinez at 7: 30 p.m. on Monday, January 30, 1989 in the Kent City Hall, City Council Chambers. COMMISSION MEMBERS PRESENT: Linda Martinez, Chair Elmira Forner Greg Greenstreet Carol Stoner Raymond Ward COMMISSION MEMBERS ABSENT: Anne Biteman, excused Robert Badger, absent Gabriella Uhlar-Heffner, absent PLANNING STAFF MEMBERS PRESENT: Fred Satterstrom, Acting Planning Director Dan Stroh, Senior Planner Kathy McClung, Senior Planner Stephen Clifton, Planner Lauri Anderson, Planner Ken Astrein, Planner Lois Ricketts, Recording Secretary ENGINEERING DEPARTMENT Marty Nizlek APPROVAL OF THE PLANNING COMMISSION MIT?UTES OF JANUARY 12 , 1989 Commissioner Forner MOVED that the minutes of the January 12, 1989 Planning Commission meeting be approved as printed. Commissioner Ward SECONDED the motion. Motion carried. Chair Martinez opened the public hearing. EAST VALLEY ZONING STUDY Ken Astrein presented the East Valley Zoning Study. The basis for the recommendations are contained in the amendments to the Comprehensive Plan which were adopted by Council in June 1988 . The recommendations included (1) create a new commercial zoning Kent Planning Commission Minutes January 30, 1989 district entitled Gateway Commercial (GWC) . (2) apply this new zoning district to the area recently designated Commercial in the Valley Floor Plan, and (3) rezone an area from Mobile Home Park (MHP) to Office (0) as designated in the East Valley Study Amendments to the Valley Floor Comprehensive Plan. The proposed Gateway Commercial zone is designed to promote commercial development which would minimize some of the adverse physical and visual impacts often associated with corridor commercial development. Two public meetings were held to hear the public's concerns. The new Gateway Commercial zone would provide retail commercial uses along East Valley Highway and encourage a more unified development and recognizable image for the area. Among the permitted uses to be allowed would be retail establishments within an enclosed building, personal services, office and professional services, business services, restaurants, taverns and night clubs, and repair services. The suggested conditional uses would include gasoline service stations and automotive repair facilities. The minimum lot size and maximum coverage would be the same as required for the General Commercial zone. A side yard setback of five feet would be required; if adjacent to residential districts, a 20-foot setback would be required. Area 1 encompasses all the property adjacent to East Valley Highway bounded on the south by the SR 167 overpass and extending 300 feet north of 212th Street, an area of approximately 102 acres. Current zoning is a mixture of General Commercial (GC) , and Commercial Manufacturing (CM) in the southern half of the area, and Limited Industrial (M2) , and General Industrial (M3) in the northern half of the area. Existing uses range from heavy industrial to residential. Criteria used in establishing this zoning change included: 1) follow the natural and physical boundaries whenever possible; 2) follow existing commercial boundaries wherever possible; 3) follow property boundaries wherever possible; 4) encourage land assembly; and 5) avoid creating nonconforming uses wherever possible. Nonconforming standards would apply to the existing developments, which would have to conform to the new standards upon expansion. Area 2 is adjacent to and east of SR 167, north of 212th, south of 208th Street and is bounded on the west by 92nd Avenue. This area is approximately 13 . 2 acres in size and surrounds the Saar Cemetery on three sides. The site was originally approved for mobile homes in 1984, but development never occurred. Land has been zoned MHP, and there have been minor grade and fill improvements. The proposed zoning would change the site from MHP to Office. It is felt that this would be compatible with the surrounding land uses. Because of its proximity to the interchange at SR 167, noise makes 2 Kent Planning Commission Minutes January 30, 1989 it inappropriate for residential use. This zoning change would reduce commercial development pressures and further the economic goals of the Comprehensive Plan. The Planning staff recommends the Commission approve the following three actions: 1. Establish a Gateway Commercial zoning district complete with use, development and sign standards; 2. Apply this Gateway commercial zoning district to the area labeled "Area 111; 3. Apply Office zoning to Area 2 east of SR 167. Marty Nizlek, City Traffic Engineer, stated that anticipated uses of the rezoned area would generate traffic at a much greater rate than the present buildout of the area. In 1980 this area generated 3 , 300 trips per day, and 35, 000 could be expected in the year 2000. Earlier reports showed a projected volume of 24,000 vehicles per day on the East Valley Highway along the corridor. The proposed rezone would at least double the vehicle trips. He felt that the four-lane facility could not handle 40,000-50,000 trips per day. The existing Mobile Home Park zoning of 13 .2 acres would have generated 528 trips per day. With the rezone of Area 2 to Office, he estimated that 3,300 trips per day would be generated. He expressed more concern about Area 1 than Area 2. Commissioner Ward asked for current traffic generation figures. Mr. Nizlek responded that he did not have current traffic counts but stated that the intersection of 212th and East Valley Highway would go to level of service F, critical failure. There are no current plans for a seven-lane arterial at that location. Commissioner Stoner asked if he could foresee any mitigation measures. Mr. Nizlek felt that growth in traffic in this area should be studied. There is no current study model that would provide this information. When asked if there were any commercial uses that would have less impact on the roadways, Mr. Nizlek responded that because he had been in the current position only since November 1988, he did not feel he could predict how the impacts should be handled. He did state that fast food establishments have the greatest impacts on the roadways. Fast food facilities create 2,300-2,850 trips per day per acre; hotel/motel facilities generate 200-1, 000; auto service and repair facilities generate 500-1,200; indoor retail commercial facilities generate 700-900; convenience retail generates 270-330. Fast food generates five percent of the trips in the evening peak hour. Most other uses generate 10 percent of the trips in the evening peak hour. Out of the 32 .5 acres he felt would be developed, 20 percent 3 Kent Planning Commission Minutes January 30, 1989 would be developed into fast food facilities, 20 percent into office, 10 percent into hotel/motel, 20 percent into auto services and related repair, 20 percent into retail commercial, and 10 percent into convenience retail. When asked if he had considered efforts to encourage public transportation, use of HOV lanes, car pools and a transportation management system in his factoring, he responded that he had not; but with a well-supported traffic management system a 10-20 percent reduction could be expected. He had already reduced his calculations by 45 percent assuming that this percentage would represent diverted trips. Chairman Martinez asked that a copy of this report be submitted to the Commission. The report was copied and submitted to the Commission later in the hearing. Gary Young, Polygon Corporation, 4020 Lake Washington Boulevard NE, Suite 201, Kirkland, developer of the property designated as Area 2 on the plan, submitted into the record a letter Dated January 30, 1989 which supported the staff recommendation. This property is impacted significantly by freeway noise. Their traffic consultant's studies conclude that office or commercial development would be feasible for this site. The proposed development would provide the following changes in the 212th intersection: (1) the northbound off-ramp would be widened to provide a double left-turn lane and a through lane to 90th Avenue South, the access for the Valley Freeway Property; (2) an eastbound left-turn lane would be constructed to provide left-turn access onto 90th Avenue South; (3) a separate right-turn lane would be provided for westbound traffic to turn onto 90th Avenue South to enter the Valley Freeway project; (4) the eastbound South 212th Street approach would be widened to provide a right-turn lane onto the southbound on-ramp; (5) the southbound off-ramp would be rechanneled to increase the storage for left-turning vehicles. These improvements would be provided by the development. He felt that there is currently an adequate supply of residential and industrial land, but there is a noticeable shortage of accessible land designated for commercial and office use. He felt this site is well suited for this use. Their additions to the intersection would improve the functioning of this intersection. Commissioner Forner expressed concern about the grade and curve of the hill and the length of the additional lane for slowing traffic. Mr. Young responded that this lane would be 150 feet long. He added that they had used Washington State Transportation standards in determining the length of this lane. Ted Bell, Bell Walker Engineers, explained that the proposed plan would improve the present situation. 4 Kent Planning Commission Minutes January 30, 1989 Commissioner Stoner asked what plans Polygon had made for the historic cemetery site. Mr. Young responded that the cemetery would continue to be zoned Residential Agricultural, RA, and there would be a 20-foot setback. On the east side of the cemetery there would be a significant separation from the project. Polygon would maintain the separation, and the cemetery would continue in its present form. Jim Rust, 8619 South 218th, asked if there were any provisions for routes around South 218th. At the present time cars enter South 218th and leave by going out the same street. Bob Millikin, Operations Manager of Van Waters and Rogers, 8201 South 212th, moved from Seattle in 1973 to Kent and has no desire to change their location. He expressed concern that future development may not wish to have them remain in this area. He was also concerned about making a left-hand turnout from this property. Mr. Satterstrom responded that Van Waters and Rogers conforms to the zoning code and is one of the most attractive M3 uses in the East Valley area. He saw no reason for concern. Torgy Torgerson, 24456 164th Avenue SE, Kent, felt that the present zoning should remain unchanged or be changed to Commercial Manufacturing because of the surrounding uses. He was also concerned about trees obscuring signs in the area. Lawrence Campbell, 1609 South Central, Kent, supported the proposed rezone but wondered why all the areas within the East Valley were not being rezoned to comply with the plan. He felt it would be unfair to the other property owners if they were required to individually go through the zoning process. He represented two clients who wished to rezone their properties. Mr. Satterstrom responded that these two areas were significantly inconsistent with the planned designation. Jim Lashbrook, 8801 South 218th, asked if the traffic mitigation would be implemented prior to, during, or after the zoning change. He felt the area between SR 167 and the proposed GWC should remain M2 . HOUSING ELEMENT UPDATE Mr. Clifton presented the proposal for the Housing Element Update as requested by Council Resolution Number 1172 which directed the Planning Department to conduct a two-phased study. Phase I was to update the Housing Element, and Phase II was to do an area-by-area analysis of the residential densities. The Kent Comprehensive Plan has not been updated since 1977. The Planning staff, with the help 5 Kent Planning Commission Minutes January 30, 1989 of a nine-member advisory committee, reviewed every goal, policy and objective in the existing plan and unanimously endorsed the revisions to the Housing Element Update. Following is a summary of the five goals. Goal 1 deals with maintaining and improving the city's existing residential neighborhoods. There is an emphasis on the retention of existing residential areas as livable and attractive neighborhoods. These are considered vital to the overall health of the city. A survey will take place to analyze the existing infrastructure deficiencies. one policy addresses protection of existing single family neighborhoods from incompatible uses or other intrusions through buffers, landscaping, fencing and density gradations. Goal 2, New Housing Element, deals with the integration of new development with existing housing. The first objective addresses new residential development in suitable areas of the Valley Floor. This would help to direct growth close to transportation corridors, near commercial centers and along major commuter transit routes. Manufactured housing has been proven to be a cost-effective housing type and can fit in with existing single family neighborhoods. Housing policies for multifamily development include establishing densities for new growth and for single family development, limiting multifamily development on East Hill, responsibly guiding new residential growth and developing areas already served by utilities and transportation systems. Goal 3, Housing Diversity and Affordability, plans for more balance between multifamily and single family housing. By preserving and maintaining housing, more affordable housing would become available. Mixed-use zoning would provide an opportunity to live closer to transportation, shopping and recreational opportunities. Infilling under-developed neighborhoods can often strengthen existing single family neighborhoods by adding new housing to these areas. By reducing minimum lot sizes, it is hoped that this would reduce the cost by increasing the supply. Goal 4, Housing and the Natural Environment, assures that environmental quality exists in residential areas by prohibiting residential development in areas unsuitable for development, such as wetlands and areas that have steep slopes. Conserving features such as streams, trees and wetlands, providing for open green areas in residential neighborhoods, protecting sensitive area such as woodlands, wetlands, meadows and wildlife habitats also assure environmental quality. The Hazard Area Development Limitations Map, which currently includes creeks, waterways, steep and unstable slopes and ravines, should be updated to include woodlands, 6 Kent Planning Commission Minutes January 30, 1989 wetlands, meadows and wildlife habitats. Good water quality in residential areas could be promoted by restricting residential densities in areas unconnected to city sewers in order to protect the water table. Goal 51 Housing Special Populations, encourages housing opportunities for persons with special needs such as senior citizens, the homeless, mentally and developmentally disabled and lower income persons and families. Objectives and policies were created to address concerns for these special populations, such as funding, coordination and community acceptance strategies. Policies include promoting preservation of lower-income housing, and developing and maintaining a citizen participation process. Leona Orr, 24909 114th Avenue SE, expressed support of the proposal for a Housing Element Update. She was concerned about maintaining the single family neighborhoods and felt that this proposal helped to preserve this housing. She felt that Goal Number 5 was badly needed. The work of the staff was greatly appreciated. Surinder-Pal Khela, 10818 SE 236th, Kent, expressed support of the update. He liked the idea of limiting multifamily development, but felt that it should be handled on a regional basis. He suggested communicating with King County on this issue. Commissioner Ward MOVED that the public hearing be closed. Commissioner Greenstreet SECONDED the motion. Motion carried. Commissioner Stoner MOVED that the Commission adopt the Housing Element Update as printed and presented to the Commission as Proposal for a Housing Element Update, January 1989. Commissioner Greenstreet SECONDED the motion. Motion carried. WELFARE FACILITIES IN THE GC ZONE (ZCA 88-10) Ms. McClung presented the request of South King County Multi- Service Center, an agency which helps low-income people with transitional and emergency housing, for a zoning code amendment to allow transitional housing as an outright permitted use in the General Commercial zone. She indicated on a map the area that is zoned GC and defined transitional housing as a facility operated publicly or privately to provide housing for individuals and/or families who are otherwise homeless and have no other immediate living options available to them. Transitional housing shall not exceed an 18-month period per individual or family. The 18-month period is the maximum time adopted by the code of South King County Multi-Service Center and the City of Bellevue. The GC area was selected because of its close proximity to public transportation, 7 Kent Planning Commission Minutes January 30, 1989 laundry facilities, stores, etc. Ms. McClung explained that the difference between a special permit use and an outright permitted use is that certain development standards can be required of a special permit use. The Planning Department felt that the development standards for the General Commercial zone were adequate for transitional housing. Discussion followed regarding these standards. Sharon Atkins, 30901 East Lake Morton Drive SE, Kent, expressed appreciation to the Planning staff in locating transitional housing in Kent. This would be a purchase rather than a lease. She explained that most transitional housing recipients stay for approximately two to four months. The housing would accommodate a maximum of 20 individuals at any one time. She felt the area selected was suitable for children, and that this was a partial solution to the special populations and welfare facilities objective of the Comprehensive Plan. She explained that these people can't become self-sufficient unless they have access to jobs and services in the area. Commissioner Ward MOVED to close the public hearing. Commissioner Greenstreet SECONDED the motion. Motion carried. Commissioner Stoner MOVED that the Commission accept the following recommendation: That Section 15. 02 of the Kent Zoning Code be modified to include the following definition of transitional housing: "A facility operated publicly or privately to provide housing for individuals and/or families who are otherwise homeless and have no other immediate living options available to them. Transitional housing shall not exceed an 18-month period per individual or family." That the principally permitted uses of the GC zone (Section 15. 04 . 140 2h of the Kent Zoning Code) be modified to add the following use: -Transitional housing facilities, limited to a maximum of 20 residents at any one time and four resident staff. (Facilities accommodating a larger number of residents require a conditional use permit. ) Commissioner Forner SECONDED the motion. Motion carried. 8 "Kent Planning Commission Minutes January 30, 1989 ADJOURNMENT Commissioner Forner MOVED and Commissioner Stoner SECONDED a motion to adjourn the meeting. The meeting was adjourned at 10: 00 p.m. Respectfully submitted fti N. Satterstrom ng Planning Director 9