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HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 07/25/1988 (3) KENT PLANNING COMMISSION MINUTES July 25, 1988 COMMISSION MEMBERS PRESENT: Robert Badger, Chairman Linda Martinez, Vice Chairwoman Elmira Forner Nancy Rudy Carol Stoner Raymond Ward COMMISSION MEMBERS ABSENT: Anne Biteman, excused Greg Greenstreet, absent PLANNING STAFF MEMBERS PRESENT: James P. Harris, Planning Director Fred Satterstrom, Senior Planner Kathy McClung, Senior Planner Greg McCormick, Planner Stephen Clifton, Planner Lois Ricketts, Recording Secretary APPROVAL OF PLANNING COMMISSION MINUTES OF JUNE 27 , 1988 Commissioner Martinez MOVED that the minutes of June 27, 1988 be approved as presented. Commissioner Ward SECONDED the motion. Motion carried. Chairman Badger opened the public hearing. PROPOSED AMENDMENT TO KCC 15.09. 030E--ZCA 88-6 Mr. Harris presented the proposal to amend the zoning code to allow the Hearing Examiner to deal with exceptions to development standards under the conditional use section of the zoning code. At the present time if there are exceptions to development standards, the person must first apply for a variance which is heard by the Board of Adjustment. The state has set strict criteria that must be met in order to grant a variance. An appeal to this decision would be presented to Superior Court. It is proposed that the Hearing Examiner be given discretion in approving or denying conditional exceptions to development standards, including height, unique structures, signage, setbacks, etc. , when a conditional use permit is required. The Hearing Examiner would be able to look at the project in its entirety. He used as an example a large development in which the Hearing Examiner could look at all aspects of the development 1 Kent Planning Commission Minutes July 25, 1988 at one time and with one staff presentation. This would speed up the process for certain requests and would be helpful to the applicant, the City of Kent and the Hearing Examiner. An appeal to a Hearing Examiner decision would be presented to the City Council. Commissioner Stoner MOVED to close the public hearing. Commissioner Martinez SECONDED the motion. Motion carried. Commissioner Stoner MOVED that the Kent Zoning Code Section 15. 09. 030E be amended to give the Hearing Examiner discretion in approving or denying conditional exceptions to development standards including height of unique structures, signage, setbacks, etc. when a conditional use permit is required. Commissioner Rudy SECONDED the motion. Motion carried. Commissioner Stoner felt that it would be more efficient to allow the arguments to take place in one meeting so that there would be a complete picture of the issue involved rather than have two quasi-judicial bodies to review portions of the same request. Motion carried unanimously. CENTRAL BUSINESS DISTRICT PLAN AMENDMENTS CONTINUED Mr. Harris presented into the record exhibits which were submitted for the Planning Commission Workshop of July 18, 1988 : Exhibit 1, Pat Curran; Exhibit 2, Joan Peterson; Exhibit 3 , Dee Moschel; Exhibit 4, Bill Stewart; Exhibit 5, staff memorandum to the Planning Commission dated July 11, 1988. Commissioner Martinez MOVED and Commissioner Ward SECONDED a motion to admit to the record the letters regarding the Central Business District. Motion carried. An additional workshop has been scheduled for August 15 at which time the Central Business District discussion will be continued. A letter dated July 19, 1988 from Richard McCann, attorney for Howard Manufacturing, Northwest Metal Products and Borden Chemical, requested time for a presentation at this meeting. Bill Stewart, representing the Local Government Committee of the Chamber of Commerce and the Mayor's Task Force, requested a continuation of this hearing. Chuck Howard agreed with Mr. Stewart and asked to speak at a later time. Lloyd D. Holman, 30877 West Lake Morton Drive SE, Kent, President of the Association of Western Pulp and Paper Workers, Local #22, spoke regarding the employees' concern about their jobs. He 2 Kent Planning Commission Minutes July 25, 1988 quoted from a letter dated April 13 , 1988 stating that the Task Force was concerned about the location of manufacturing uses in the proposed Central Business District and felt the uses would be inappropriate. He suggested rezoning the existing manufacturing areas to a classification consistent with the present CBD Plan Map. The employees felt that the CBD Plan as proposed threatened their jobs. They would like to have the plan amended to exclude the existing manufacturers in the proposed Central Business area. Pat Curran submitted to the Planning Commission a letter from Steve Burpee. Commissioner Martinez asked that the letter from Steve Burpee be admitted into the record. Commissioner Stoner SECONDED the motion. Motion carried. Commissioner Martinez MOVED that the public hearing on the Central Business District be continued until August 22. Commissioner Rudy SECONDED the motion. Motion carried. It was pointed out that there would be a workshop on this issue on August 15 and there would be a tour preceding the workshop. REGULATORY REVIEW AMENDMENT TO ALLOW PUBLIC STORAGE FACILITIES IN THE COMMUNITY COMMERCIAL ZONING DISTRICT (RR-88-1) Peter Curran, 555 West Smith Street, representing the Berg Estate, stated the Berg family has owned the property since 1921. The property was rezoned to Community Commercial in 1984. If the five-acre site were developed as a retail center such as Fred Meyer, a 50, 000 square foot structure could be built on the site. This could create 4 , 000 car trips per day. A mini storage would create approximately 208 car trips per day. He pointed out that there are 208 acres of Community Commercial land in Kent, and only approximately 40 acres remain. He suggested a motion be made to amend KCC 15. 04 . 100 to add D4 "self storage facility subject to a conditional use permit shall address site development, design and buffering issues. " He suggested that this issue be referred to a work session for the purpose of working out the differences. Greg McCormick stated that there are 210.74 acres of Community Commercial land in the City of Kent, 18. 6 percent of this land is now vacant (39 acres) . Current projects would reduce the land to 15 percent, 31. 6 acres. He showed on the map the locations of mini storage facilities within the city. Storage managers stated that people come to their storage units approximately once every month or two. He did not feel that trips into the valley would add substantially to the existing traffic problems. If commercial uses are displaced from the existing Community 3 Kent Planning Commission Minutes July 25, 1988 Commercial zone and more land-intensive uses are allowed to be built, then there would be more pressure to expand the existing CC districts to include areas along 104th and 256th. Community Commercial is intended to serve day-to-day or weekly needs of the people in the area, not monthly needs. Discussion followed regarding the high vacancy rate of mini storage units in Kent. Mr. Harris pointed out that this was not a site-specific issue. He felt this commercial land should be used for commercial uses. Discussion followed regarding intensive and extensive use of land. Leona Orr, 24909 114th Avenue SE, read a letter into the record from Joan McCallum opposing the proposed mini storage units in this area. She was concerned about the possibility of lowered land values for residential land in the area. She felt that there was space in the valley for this use and that the Community Commercial area should have professional offices. Jim Orr, 24909 114th Avenue SE wondered if this were an appropriate use for this site and how this use might affect the people in the general area. Larry Cragun, B. L. Perkins Company, feels that a need exists in this area for 2, 000 mini storage units on East Hill. He suggested design control standards be adopted and felt that mini storage would be an asset to the community. Ed Heineman, 10824 SE 244th, owner of the property adjacent to the proposed site, supported the Planning staff's position. He felt a retail use would be more appropriate than mini storage for this site. He would prefer to go to the valley for storage. Chris Liede stated that there is a great need for this type of storage on East Hill and he would be willing to pay retail prices for the land for this type of development. He suggested that this proposal be allowed as a conditional use with strict development standards. Peter Curran reiterated that any design standard requirements would be for all mini storage sites developed under the conditional use permit in the Community Commercial district. Chairman Badger closed the public hearing. Chairman Badger was not opposed to the conditional use permit concept. 4 Kent Planning Commission Minutes July 25, 1988 Commissioner Forner was not opposed to this use with a conditional use permit but felt that it should be placed in a multifamily zone rather than in a Community Commercial zone. Commissioner Rudy felt that if storage were needed, people would find the storage. She felt that Community Commercial space is limited and should be used for that purpose. She supported the idea of mini storage in a multifamily area. Commissioner Stoner asked for figures regarding vacant multifamily land on East Hill. Mr. McCormick responded that there are 40-50 acres of available multifamily land on East Hill. Commissioner Stoner MOVED to retain the Community Commercial zone as is and to deny this request to expand it. Commissioner Rudy SECONDED the motion. She felt that the current community commercial area on East Hill functions with daily usage. Because of the projected housing growth in that area, she felt the commercially zoned area would be needed for that purpose. She suggested that staff look for ways to meet this need in other zones, specifically multifamily. She felt this kind of use with strict development standards might be appropriately placed in the multifamily area but not in the Community Commercial zone. Commissioner Ward felt that the Commission should grant a conditional use in the CC zone for mini storage facilities because it would provide less than maximum usage of the land. He felt that the Hearing Examiner, Planning Department and developer could work together regarding the necessary conditions. Commissioner Martinez abstained because of a conflict of interest. Motion carried, three in favor (Stoner, Ward, Forner) and two opposed (Badger, Rudy) . ADJOURNMENT Chairman Badger adjourned the meeting at 10:10 p.m. Respectfully submitted, ames Harris, Secretary