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HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 06/27/1988 (3) RENT PLANNING COMMISSION MINUTES June 27, 1988 PLANNING COMMISSION MEMBERS: Robert Badger, Chairman Linda Martinez, Vice Chairwoman Anne Biteman Elmira Forner Greg Greenstreet Nancy Rudy Carol Stoner Raymond Ward PLANNING STAFF MEMBERS PRESENT: James P. Harris, Planning Director Fred Satterstrom, Senior Planner Carol Proud, Planner Lois Ricketts, Recording Secretary APPROVAL OF PLANNING COMMISSION MINUTES OF MAY 23 and MAY 31, 1988 Commissioner Martinez MOVED that the minutes of the May 23 and May 31 meetings be approved as presented. Commissioner Biteman SECONDED the motion. Motion carried. Mr. Harris stated that the City Council adopted the 20 percent multifamily reduction an June 21, 1988. REGULATORY REVIEW AMENDMENT TO ALLOW PUBLIC STORAGE FACILITIES IN THE COMMUNITY COMMERCIAL ZONING DISTRICT (RR-88-1) Mr. Harris suggested that this hearing be continued since the applicant's correspondence regarding this issue had not been received by the Planning Department until the morning of this meeting. Chairman Badger opened the public hearing for testimony from the community. Larry Cragun, Real Estate Director with B. L. Perkins Company, presented a copy of pages from the King County Zoning Code which permits mini storage in high-density multiple dwelling zones with restrictions and conditions. He showed a rendering of a project he is preparing to build in Bellingham. He suggested that there be design restrictions on projects of this type. 1 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27, 1988 Lila Ray, who has lived in the Kent area for 15 years, expressed concern regarding additional development on the East Hill because of the traffic problems that already exist. Peter Curran, Curran, Kleweno and Johnson, 555 West Smith Street, Kent, attorney for the applicant, felt that mini warehouses at this location would reduce the intensity of traffic at the intersection. He suggested that the traffic for the proposed use would be less intensive and less debilitating than a Fred Meyer or Target type of store, roller skating rink or veterinary kennels. One half of the apartments in Kent are close to this intersection, but statistics in other areas show that over 50 percent of storage units are utilized by single family dwelling residents. He endorsed extensive landscaping and sprinklers which would help to keep the area attractive. He suggested that there not be a limit on the number of mini warehouses permitted, but that the market is allowed to determine how much storage is needed. Chris Leady, 2000 124th Avenue NE, Bellevue, 98005, proponent of this request, expressed concern about the timeliness of the report delivered to the Planning Commission and Planning Department. He felt that mini warehouses should be classified as a limited commercial use, which is allowed in the area. He compared the Thriftway Shopping Center to the proposed development. He stated there is a need for this facility, there can be applied strict standards, and he suggested this use be allowed as a conditional use which would be heard by the Hearing Examiner. Ned Nelson, Three Lake Bellevue Drive, Suite 200, Bellevue 98005, architect for the project, pointed out that traffic generated by this project is low. He concurred with the staff report and presented a potential layout showing 40 percent lot coverage using three acres of this site. A small retail center is proposed for the front of the development on 240th. Only 25 percent of the frontage would be dedicated to mini warehouse access; the balance of the storage facility would be behind the proposed retail use. The building height would be 12 feet and would be within 20 feet of the property line. A two-story building proposed for construction 40 feet from the property line would be 20 feet to the gutter line; however, in order to have a pitched roof, they would need to exceed this 20 foot limit. Ten feet of landscaping is planned for the rear and side yards. They would like to increase the buffering to Type I landscaping and would like to increase the size of the evergreens by 25 percent over current standards. A cedar fence is planned to conceal a chain- link fence so that property owners would be able to enjoy the 2 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27, 1988 wooden fence and landscaping. Commissioner Ward asked for an explanation of adjacent property uses. Mr. Leady responded that a 30-foot-high building with loading dock is located on one side, and undeveloped residential property is the other side. He proposed a 5-foot by 20-foot break every 100 feet which would allow an additional five feet of landscaping to help break the facade. Mr. Ward asked if the retail use would be developed concurrently with the storage units. Mr. Leady responded that it would be economically feasible to develop both at the same time, but the market would dictate the timing of retail development. Commissioner Martinez asked if this request were site specific or a request to change the zoning code. Mr. Leady responded that they were requesting an amendment to the zoning code. Commissioner Forner commented that the facility appeared to be architecturally pleasing. However, this is not a design issue but is a request to change the zoning code to allow this type of structure in this zone. Commissioner Martinez MOVED to continue the public hearing to July 25 and suggested that the developers and the Planning Department get together before the public hearing. Commissioner Ward SECONDED the motion. Motion carried. Commissioner Stoner asked that the next hearing include information regarding the amount and location of undeveloped Community Commercial land in the City of Kent. CENTRAL BUSINESS DISTRICT PLAN AMENDMENTS - CONTINUED Fred Satterstrom presented the Central Business District Plan as one of four subarea plans in Kent. The original CBD Plan was completed in 1974 and has been under consideration by the Downtown Revitalization Task Force. The present discussion includes a Comprehensive Plan update, which is a vision statement expressing what Kent hopes to achieve as a community in its land use pattern. The present issue does not include zoning, but zoning follows as implementation of the plan. These are separate actions and only the Comprehensive Plan will be discussed at this time. The proposed CBD Plan offers expanded opportunities for commercial and office development in the Central Business District. It contemplates a commuter rail project, reserves land consistent with that proposal, and it expands multiple family opportunities through a mixed use designation. He offered to continue the staff report subsequent to public testimony. 3 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27, 1988 Terry Prothro, 721 East James, Kent, pointed out that Borden Chemical has been in the City of Kent for over 30 years and supports more than 76 businesses in the community and many mills throughout the state. He was concerned about the possible change in zoning which would affect this company and his employment. He mentioned that there are many offices and apartments that are currently unoccupied and felt that additional structures are not needed at this time. Susan Auvinen, Borden employee living at 9210 Mosner Street South, Tacoma, pointed out that Renton is moving south with industry and Auburn is moving north with industry, and she did not understand why Kent wanted to do away with some of its industry. She expressed concern about all the employees who would be losing their jobs if this plan were carried out. Lloyd Holman, 30877 West Lake Morton Drive SE, Kent, president of Local 22, Association of Western Pulp and Paper Workers at the Kent Borden Chemical Plant, received his education and spent most of his life in Kent. Local 22 has 28 members all working at Borden, Kent. Local 22 is united with management in opposition to the adoption of the plan as it is proposed, because it could have a negative effect on the future income of all concerned. At the May hearing the CBD Plan did not take into account the economic impact of the zoning changes. Even if the plants did not close their doors immediately, he felt that the chances for company growth seemed minimal. A company that is not allowed to add buildings or equipment does not provide a very bright future for its employees. In the past 31 years Borden Chemical has given many people a chance to earn a living and be part of the Kent community. To expand the Central Business District and eliminate manufacturing as indicated in the plan would cause a great deal of hardship for the many people who work at Borden, Northwest Metals and Howard Manufacturing. He asked the Commission to reconsider the plan and not eliminate manufacturing in this area. Richard McCann, attorney with Perkins Coie, 1900 Washington Building in Seattle, 98101, as representative of the Borden Company, asked that a previously submitted letter dated June 23 , 1988 be noted; he submitted a supplement dated June 27 to the Commissioners. Attachments to the letter dated June 27 included minutes of the last three Task Force meetings. His office is in the middle of their study of the proposed amendment and suggested that if the hearing is continued, they would like to present the results of their additional studies at a future hearing. He would like to work with the Planning staff and the Task Force regarding this issue. 4 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27, 1988 Bill Kramer, Manager of Borden Chemical Plant, Kent, felt that manufacturing did not fit into the new CBD plan and they should be eliminated from this plan. Borden has been in business since 1957. Its site encompasses 18 acres, of which 6 acres are occupied at the present time. The remaining 12 acres are used as a buffer. Borden manufactures specialty glues and adhesives for several industries. There are currently 38 employees, 29 of whom are hourly employees; the remainder are supervisory and support personnel. The payroll exceeds $1, 000, 000 annually. Borden spends over $1,250, 000 annually with Kent businesses. Over the last two years they spent over $1,000, 000 to upgrade and improve the plant, which improvements are not portable. Much of the investment is in concrete foundations, electrical wiring, and tanks, which cannot be moved. The company and its employees participate in many community and charitable organizations. For the last 20 years they have provided the community with a five- acre playfield and have made donations to many Kent teams. They feel committed to the future of Kent. They have increased their buffer by acquiring approximately two acres along the southern boundary. They own land for a buffer, but it has not been fully landscaped and does not fully screen their plant. They have modern pollution controls that minimize waste and maximize reuse. They have permits with all the regulatory agencies and are in compliance with all regulations. He did not feel that their plant is a problem for downtown Kent. They will continue to improve and want to be part of the solution. They are ready to listen to any concerns and suggestions to make them a better neighbor. When asked if he had been a member of the Task Force, he responded that Borden was not a member of the CBD because they were located outside of this area and therefore was not aware of the Task Force. He added that he is a member of the Chamber of Commerce. Jack Strother, attorney with Graham and Dunn representing Howard Manufacturing and Northwest Metal Products, 1305 Fifth Avenue, Seattle, pointed out that comprehensive planning leads to implementation zoning and, as proposed, would not eliminate these manufacturing concerns would but convert them into a nonconforming use situation. This would severely limit expansion or continuation of the vitality of these companies. He felt that the jobs of these employees ultimately were at stake. Barry Miller, 401 North Fourth, Kent, President of Northwest Metal Products Company, has been working in Kent for 20 years. He stated that this company came to Kent in 1936. They have an average of 185 employees. Their annual gross payroll in 1987 was $4, 700, 000. Fifty-two of his employees have a Kent address. 5 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27 . 1988 suggested that the Commissioners visit his plant for a tour. They manufacture over 3,600 items and deliver them to all of the western states. He felt that they fit in Kent and they have worked hard to be a good neighbor to the CBD. They want to continue to make a contribution to the city, do not want to be part of the city's problems but rather a part of the solution. He urged the Commission not to accept the new CBD boundaries but to work on a plan to revitalize the current CBD. He pointed out that the three manufacturing companies present are located close to two main railroad tracks. It becomes extremely noisy when trains are moving past the area. He felt the train noise would be very unpleasant for apartment residents and office personnel. When asked if he were part of the Task Force, he responded that none of the three manufacturing businesses were asked to be part of this committee. He is a member of the Chamber of Commerce Task Force which is studying this problem. He asked the Commission to leave the CBD boundaries as they presently exist and to revitalize the portion of downtown Kent. Chuck Howard, President of Howard Manufacturing Company, 421 Sixth Avenue North, asked that no change be made in the CBD as it applies to his company and Northwest Metal Products. Howard Manufacturing employs 64 employees; 48 are in the union and 16 are in the office. Fourteen of these employees are residents of Kent. In 1987, the gross payroll for the Kent plant was $1, 138,000. By 1987 Howard Manufacturing bought from 27 different City of Kent vendors for a total of $54, 000. They manufacture ladders out of wood, aluminum and fiberglass. These are distributed throughout the 11 western states. They also manufacture and ship ladders and/or parts to Los Angeles and San Francisco. Since 1962 they have manufactured a wood product called ventwood which is shipped throughout the world. His company has been supportive of activities of the City of Kent. In 1928 the City of Kent invited Howard Manufacturing Company to locate in Kent. If Howard Manufacturing remained on the site for ten years, they would own the property. They have remained on the site 50 years beyond the required ten years. Mr. Howard invited the Commission and the Task Force to visit Howard Manufacturing to see the difficulty they would encounter if they had to move their business to another location. He mentioned that their property is located on a very noisy and busy railroad track which makes the property best suited for manufacturing use. He added that he was not on the Task Force and knew nothing about the proposal until April. Mr. Strother concluded by pointing out that both Northwest Metal Products and Howard Manufacturing are good citizens of the community. He felt that it was unjust that the proposed plan would have the ultimate effect of driving these businesses out of 6 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27 . 1988 the Kent community. Both organizations have been involved in the community for as long as 60 years. He felt that these organizations represented the kind of business that Kent should want in their community. His clients were concerned about the downtown area and would like to be able to work toward a solution to the problem and not be on the outside looking in. Jerry Hann, Wilsey and Hamm, pointed out that many communities, including New York City, are considering special zoning to protect downtown manufacturing. Everett, after spending $100,000 in detailed demand studies, found that instead of expanding the downtown core, particularly the central retail core, they reduced it from 16 square blocks to 4 square blocks. This would consolidate the retail center to allow better utilization of parking and have a higher utilization of square footage. They also encouraged and zoned out other uses into manufacturing areas close to the CBD to create primary employment near the CBD. He pointed out that the cannery in Vancouver, one of the most vital retail areas in the entire region, is located next to a major rock crushing and distributing plant wherein trucks come and go constantly. Experience has indicated that manufacturing is not necessarily in opposition to the revitalization of a downtown area. Industries do provide primary employment which actually creates approximately 3 jobs per employee in terms of the service industry. He stated that a business should not expand to meet a declining market. He has not yet seen any extensive studies done in marketing or demand analysis. The foundation of the master plans he has seen regarding CBD is an analysis of what the market is and how that market can be captured. Downtown revitalization is a sophisticated process and requires a great deal of analysis. He suggested that there are some vital options that could make manufacturing part of the solution rather than part of the problem. Mr. McCann concluded by stating that he hoped the Commission realized that the proposed expansion of the CBD and the elimination of manufacturing has been prepared and presented without the advice or consultation of the manufacturers or other affected user groups of the downtown area. He believed that this had been prepared without real consideration of alternatives and without public participation on any alternatives. He hoped that with further study the Commission would understand that there are a number of alternatives that are available for revitalization of downtown other than those presented, and that there is no link demonstrated between the three issues before them. First a revitalization of downtown, with which no one disagrees and which has been a common theme for about 15 years. Secondly, expansion of the CBD--there is no demonstration that expansion of the CBD will in any way revitalize downtown or even contribute to the 7 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27 , 1988 revitalization. Thirdly, there is no demonstration that elimination of manufacturing as a land use within the area in which it is located has any relationship to a vital or decaying downtown. These issues are independent. He believes that with further study he could demonstrate that manufacturing could be a contributor and in fact is a contributor to a solid and healthy downtown. The Task Force is made up of downtown business and community leaders representing retail, business and professional services, banking and real estate. He felt that this plan should be a vision of what the community hopes Kent should be. He felt that the plan presented was the vision of a small group, not the vision of the people in the audience of this meeting or other affected community groups in the city. He requested that the Commission allow the presently disenfranchised groups to participate in a proposal that would properly come before the Commission and represent the vision of the community. Mr. Satterstrom suggested that this issue be continued to the Planning Commission workshop in July which would include the CBD Task Force members as well as representatives of the manufacturers present at this hearing. Dee Moschel, 448 Alpine Way, is a member of the Task Force but spoke as a private citizen. She has lived in Kent for 26 years and has seen a lot of changes. The CBD Preferred Plan is a projection of what Kent can be in the future--perhaps 20 years from now. There is much more to the plan than the manufacturing issue that needs to be examined before the plan could be adopted. She feels that considerable confusion has developed around the entire proposal. She asked that those concerned take a close look. She wants to know how her property will be affected as the next 20 years goes by, especially if manufacturing remains part of the Central Business District. The Local Government Committee of the Chamber of Commerce has formed a task force which is meeting to explore and discuss the new CBD Plan; the Task Force includes representatives from the retail/business sector, retail business owners, property owners, manufacturing community, KDA and the Revitalization Task Force. Given time she felt these discussions could have a positive effect on the eventual outcome of the issues under discussion. Lawrence Campbell, 1609 South Central Avenue, Suite A-1, Kent, 98032, did not feel that it was the intention of the city to close down any existing, viable business if it continues to operate in that manner. Mr. Harris submitted to the record a letter dated June 23, 1988 signed by Richard McCann, and a letter from Northwest Metal Products Company signed by Barry K. Miller dated June 22 , 1988. 8 KENT PLANNING COMMISSION MINUTES OF MEETING OF JUNE 27 , 1988 Commissioner Ward MOVED that the hearing be continued to a workshop on July 18, 1988 to formulate a plan and presentation for the continued public hearing at a later date. Commissioner Biteman SECONDED the motion. Motion carried. Commissioner Forner suggested that the Commission expand on the concept of revitalization and the connection between expanding or reducing the CBD. PROPOSED AMENDMENT TO KCC 15. 09.030E Mr. Harris suggested this issue be continued as the first item at the next hearing. Commission Rudy MOVED that this item be continued to the next meeting as the first item. Commissioner Stoner SECONDED the motion. Motion carried. ADJOURNMENT Commissioner Badger adjourned the meeting at 9:55 p.m. Respectfully submitted, 4o---��-�--� Jam ?�LH-a:rrfs, 'Planning. Director 9