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HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 05/31/1988 (3) KENT PLANNING COMMISSION MINUTES May 31, 1988 COMMISSION MEMBERS PRESENT: Robert Badger, Chairman Linda Martinez, Vice Chairwoman Anne Biteman Elmira Forner Nancy Rudy Carol Stoner COMMISSION MEMBERS ABSENT: Greg Greenstreet, excused Raymond Ward, absent PLANNING STAFF MEMBERS PRESENT: James P. Harris, Planning Director Fred Satterstrom, Senior Planner Kathy McClung, Senior Planner Greg McCormick, Planner Libby Hudson, Planner Lois Ricketts, Recording Secretary SHORELINE MASTER PROGRAM VARIANCE SIGNATURE POINTE (SMV-88-2) (Continued) Mr. Harris presented a view graph of the road area showing the foot bridge, the high-water mark, one 10-foot area, two 12-foot areas and the riprap on the hillside. Elizabeth Mountsier, Driscoll Architects, 2121 First Avenue, Suite 102, Seattle, submitted into the record a photograph of the area and section drawings of the bridge underpass. Her drawings showed an 8-foot area under the bridge designated for a pedestrian/bicycle trail. This drawing included curbing on both sides of the 24-foot roadway area, which explains the difference between the 8 and 10 feet, and riprap on the embankment to the bridge. An additional engineering drawing showed the existing conditions below the bridge. The height under the bridge is currently 17 to 18 feet, and emergency vehicles require only 16 feet in height and 20 feet in width. Fred Grimm, Triad Development, Inc. , presented the four criteria necessary in order to approve a shoreline variance. The hardship is specifically related to the property because it has a unique horseshoe shape and because of the Eminent Domain action taken by the state when SR 516 was constructed. This resulted in only one entrance to this site. This is not a design question. It is a requirement to obtain 1 Kent Planning Commission Minutes May 31, 1988 access to the site. The variance would be in harmony with the general purpose and intent of the Master Program. Grace Studer, 25607 West Valley Highway, felt that the public welfare would not be preserved and that it would affect her everyday life. She was concerned about evacuation of the area in case of an emergency and felt that the additional cars from the development would impact Meeker Street. She did not feel that the area should be developed with that degree of density. Dan Smith, owner of Smith Farms, 26614 68th South, pointed out that a dairy farm is located close to the proposed development and their special system of utilizing manure might be objectionable to some of the residents. Donna Stewart, 26407 West Valley Highway, stated that she realized that the entrance met the emergency requirements but felt that one access road would be insufficient in case of an emergency. She submitted a petition requesting the variance be denied. She mentioned talking with several firemen who agreed that an additional road would provide greater access in case of an emergency. Mr. Harris stated that the Police and Fire Department Chiefs had reviewed this issue and their concern was about the width and paving of the road. He read from the record the Fire Department's comments. Commissioner Martinez MOVED and Commissioner Rudy SECONDED a motion to close the public hearing. Motion carried. Discussion followed regarding the issue of one access. Mr. Harris pointed out that the variance has only one issue, that of paving the dike that is underneath the bridge. Commissioner Biteman MOVED that the Commission approve the request for a variance to allow the placement of an impervious surface within the shoreline setback area. Commissioner Rudy SECONDED the motion. Five commissioners approved the motion, Commissioner Stoner abstained. Motion carried. AMENDMENTS TO ADULT USE REGULATIONS Mr. Satterstrom presented a memorandum from Sandra Driscoll, City Attorney, regarding the regulations that relate to time, place and manner of topless dancing. A memorandum from Rod Frederiksen, Chief of Police, was presented regarding the Roadside Tavern and the City of Bothell 's experience with the amount and types of crime that were involved in this type of business. Also included was the verbatim excerpt from the City Council meeting of May 3 , 1988. In 1982 the City 2 Kent Planning Commission Minutes May 31, 1988 of Kent completed a study of adult use which study led to the zoning code's current regulation of the location of adult theaters and bookstores. The report detailed uses that the courts had shown could be protected from adult businesses, i.e. , churches, residential areas, parks and schools, by implementing distance requirements. He presented the staff recommendations: Add the following definition: 15. 02. 008 Adult Entertainment Establishment An adult entertainment establishment means any business or operation regulated by KCC 5.32 including any business or operation that involves an exhibition or dance by persons that is distinguished or characterized by an emphasis on conduct that depicts, displays, or relates to "specified sexual activities" or "specified anatomical areas" , as defined in Section 15. 02 .502 and . 503. Such an establishment customarily excludes persons by virtue of age from all or a portion of the premises. Amend the definition of Adult Uses: 15. 02 . 009 Adult Uses For the terms of this code, adult uses shall include adult motion picture theaters, adult drive-in theaters, adult bookstores, and adult entertainment establishments. Add libraries to list of protected uses: 15. 08.270 Adult Uses Section A.5. One thousand feet of any public library. Commissioner Martinez MOVED and Commissioner Rudy SECONDED a motion to close the public hearing. Motion carried. Commissioner Martinez MOVED that the Commission approve the three recommendations presented. Commissioner Forner SECONDED the motion. Motion carried unanimously. AMENDMENT TO ALLOW PUBLIC STORAGE IN CC-- RR 88-1 (Continued) Greg McCormick presented the regulatory review request to allow mini- self storage warehouses in the CC, Community Commercial zone. The purpose of the CC district is to provide areas for limited commercial activities that serve several residential neighborhoods. Allowed uses would include hardware stores, barber and beauty shops, grocery stores, restaurants, theaters, etc. Also allowed in the CC zone are special permit uses which include gasoline service stations, churches and 3 Kent Planning Commission Minutes May 31, 1988 nursery schools and day care centers. Conditionally permitted uses include apartments, building supply uses and auto repair facilities. Specifically excluded from the CC zone are heavier uses such as wholesale manufacturing uses, warehouses, car lots and storage lots. He stated that none of the cities surveyed allowed mini-storage facilities as a principally permitted use in a zone that is comparable to the Community Commercial zone. Two jurisdictions allowed mini- storage facilities in a zone that would be comparable to the General Commercial zone, where currently mini-storage facilities can be located as a conditional use. The Planning staff does not consider rental of storage space to constitute retail use, nor would this use fit the Community Retail zone which is intended to provide personal goods and services, such as supermarkets, hardware stores, drug stores, restaurants, etc. These uses generally provide the day-to-day shopping needs of the community. Mr. McCormick did not feel that people would go to a mini-storage facility on a day-to-day basis. In response to the applicant's argument that these facilities should be located near residential neighborhoods so that residents do not drive to the valley to use these services, Mr. McCormick presented a map which showed the areas in the city where this type of storage is allowed outright and where it is allowed as a conditional use. In response to the applicant's argument that the proposed change will not have an effect on related ordinances, regulations, plans and policies, the Planning staff believes that allowing this use would put additional pressure on the City to expand the limited CC areas; this could force existing commercial nodes to become large, sprawling commercial areas. Self-storage facilities tend to use large tracts of land. Even if quality materials are used, self-storage facilities tend to have an austere, compound-like appearance. Security requirements often include fencing topped with some form of barbed wire. The conditional use permit process offers the city no influence on the architectural treatment, mass, color, etc. , of the facility. Mr. McCormick presented three alternatives. The first is no action, which would maintain the existing Community Commercial zoning standards. The second is to allow this activity as a conditional use, to be processed via public hearing and reviewed by the Kent Hearing Examiner. The third is to allow this use as a special permit use with development standards that exceed those for principally permitted uses in this zone. The Planning staff recommends that the request for mini-storage 4 Kent Planning Commission Minutes May 31, 1988 facilities in the CC zone be denied both as a conditional use and as a permitted use. Peter Curran, 555 West Smith Street, attorney for applicant, pointed out that on 228th and West Valley Highway there is a warehouse built in a way that is a credit to the community. He stated that there are 8,900 multifamily units in Kent; 5,700 are in the east side of Kent; 4,300 are in the Benson Center area. He felt that mini-storage facilities are needed on the East Hill and suggested that this should be considered a retail use. He felt that this site could be built into additional multifamily dwellings, but he felt that it would be better use of the space if it were developed into mini-storage facilities. Precise standards could be established to provide attractive storage units that would soften the density of this area which has so many multifamily dwelling units. He felt there was nothing demeaning about the storage of goods. He emphasized that there were only a few uses that differed between the Community Commercial and General Commercial zones. He pointed out that other communities and King County allow this type of use in multifamily zones. He urged the Commission to visit Totem Lake and observe what Mr. Leady has done in that community. He urged the Commission to allow this mini-storage facility as a conditional use or as a special permit use. Chris Leady, developer of the proposal, requested that the hearing be continued in order for the Commission to visit the Totem Lake facility. He pointed out that King County allows self-storage facilities in their BC zone as an outright use. Everett allows this type of storage in commercial zones, and Renton allows it in commercial zones with a conditional use. Times are changing and residents want to have storage near their homes . He suggested design standards that would specifically address the size of the facility: the possibility of a live-in manager; whether or not outside storage or storage of flammable or dangerous materials would be allowed; the use of colors; whether to include masonry or concrete tilt-up design so that there would be a textured look which would blend in with the residential area. He felt that this facility would be a service to the community, a low generator of traffic and an attractive project. Commissioner Biteman asked how many units were planned for the site. Mr. Leady responded that there was only 80, 000 square feet. He did not specify a number of units. Ned Nelson, Project Architect, Three Lake Bellevue Drive, Suite 200, Bellevue, 98005, felt that design seemed to be the major issue. He gave illustrations of residential communities in this area and Lake Oswego in which the residents were pleased with the end result. He was confident he could design a mini-storage facility for this site which would be aesthetically pleasing to the residents in the area. 5 Kent Planning Commission Minutes May 31, 1988 Larry Cregan, Real Estate Director for B. L Perkins Company, 13120 SE 30th, Bellevue, which develops Econo mini storage facilities, has found that the public wishes to have its storage area within a two-mile radius of their residence. He suggested that CC zoning be modified to include this type of storage. He stated that Seattle allows mini- storage facilities to be located in Cl zones, but allows no more than a 40, 000 square foot building which is no more than 40 feet to 65 feet high. He felt that mini-storage facilities could be three stories high and still not look like a storage facility. Leona Orr, 24901 114th Avenue SE, is opposed to allowing mini- warehouses in the Community Commercial zone. She did not feel that storage facilities would be an appropriate use of land that will be needed for services to the residents in the area. People commute many miles to their jobs each day, and she felt people would not mind driving a few miles to their storage unit. She did not feel that a facility which is typically surrounded by a chain-link fence is appropriate in an area that is predominantly residential in nature. Lauri Sunstedt, 24805 114th Avenue SE, was opposed to mini-warehouses in a residential area. Commissioner Martinez MOVED that the hearing be continued until the next regularly scheduled meeting (June 27) . Commissioner Forner SECONDED the motion. Motion carried. AMENDMENT TO ALLOW ADDITIONAL OPERATIONAL HOURS FOR HOME OCCUPATIONS (RR-88-2) Chairman Badger opened the public hearing. Commissioner Martinez stated that she would not support the increase of hours for the home occupations. Commissioner Stoner MOVED that the Commission approve the staff recommendation to not expand hours for home occupations. Commissioner Forner SECONDED the motion. Motion carried unanimously. ADJOURNMENT Chairman Badger adjourned the meeting at 10:00 p.m. Respectfully submitted, , --P James P. Harris, Secretary 6