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HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 10/25/1993 KENT PLANNING COMMISSION MINUTES October 25, 1993 The meeting of the Kent Planning Commission was called to order by Acting Chair Heineman at 7: 00 pm on October 25, 1993 in the Kent City Hall, Chambers West. PLANNING COMMISSION MEMBERS PRESENT: Edward Heineman, Jr. , Acting Chair Gwen Dahle Kenneth Dozier Albert Haylor Robert MacIssac Janette Nuss Raymond Ward PLANNING COMMISSION MEMBER ABSENT: Christopher Grant Kent Morrill, excused PLANNING STAFF MEMBERS PRESENT: James P. Harris, Planning Director Fred Satterstrom, Planning Manager Matt Jackson, Planner Kevin O'Neill, Planner Laura Evezich, Assistant City Attorney Ed White, Traffic Engineer Chris Holden, Recording Secretary APPROVAL OF SEPTEMBER 27 , 1993 MINUTES MOTION MADE and SECONDED to accept the September 27 , 1993 minutes as presented. MOTION CARRIED. NOTICE OF UPCOMING MEETINGS Mr. Harris informed the Commissioners that a Capital Facilities Plan meeting is sheduled to held on November 30, 1993 from 5-9 PM. #CPA-93-2 CHESTNUT RIDGE An amendment to add a newly annexed area of Kent to the City's Comprehensive Plan and Land Use Map. The area is bounded by S. 200th Street on the north, 100th Avenue S. on the east, S. 208th Street on the south and 92nd Avenue S. on the west. City staff is recommending that the area be designated as SF 6, Single Family, 1 Planning Commission Minutes October 25, 1993 north of 208th Street and SF 1, Single Family, south of 208th Street. Matt Jackson, Planning, showed the newly annexed on the view foil. The area was annexed on April 6, 1993 by Ordinance #3099. The interim zoning for the area is R1-20, Single Family, 20, 000 square feet minimum lot size. The area is mainly single family residences with one school, Springbrook Elementary. Most of the lot sizes can be put into two groups: 8 to 10,000 square feet and 1 to 1'k acres. However, there are some under- developed parcels in the area as well as significant environmental constraints. Some slopes in the area range between 3 and 4 percent and others exceed 25 percent. Slopes which are above 15 percent can have significant hazard area development restrictions. Mr. Jackson pointed out on the view foil the location of the significant slopes areas. The Chestnut Ridge area was under the King County Soos Creek Plan with designations of single family. The King County designation for the area was Urban and the Soos Creek Plan designated the areas as single family with a density of four to eight units per acre. This area was also under the King County Phase 1 designation. Mr. Jackson commented that the majority of surrounding land use in the area has been designated as single family. In addition, there is a golf driving range being constructed in the area. Mr. Jackson remarked that the Single Family Designated Area Overlay should be amended to include this annexation area. There are two alternatives recommended. Alternative 1 is SF 61 Single Family Residential, 4 to 6 units per acre north of S. 208th Street and SF 1, Single Family Residential, one unit per acre for the large parcel between S. 208th Street and S. 212th Street. Alternative 2 designates the portion between S. 208th Street and S. 212th Street and a portion north of S. 208th Street, extending 650 feet east of 92nd Avenue S. , and north 850 feet, as MF 12, Multifamily Residential, 7 to 12 units per acre. The remaining area should be designated SF 6. Mr. Jackson commented the justification behind the SF 1 designation is because of the significant slopes in the area as well as the fact that Garrison Creek is in the area. About 29 acres are located within this designation. Chair Heineman asked if the public would like to comment. 2 Planning Commission Minutes October 25, 1993 Ron Harmon, 20627 95th Avenue S. , commented that in the area designated as SF 1, there are very steep slopes. In addition there are also wetlands in the area. Gale Harmon, 10627 95th Avenue S. , spoke about the development of the valley over the years. She felt it was very important to keep green belt areas. There are several animals and birds located in this area. She favors having zoning of R1-9. 6 or one unit per acre. Ms. Harmon pointed out on the view foil where she resides. She lives on three-quarters of an acre overlooking the valley. Bill Scribner, 20424 92nd Avenue S. , commented there are water problems in the area. He commented he's lived here for twenty years. He resides below the Chestnut Ridge area. He stated there has always been some water seepage in the area but since the hill has been developed, there have been serious water problems. King County put in a drain down the hill to help the water problem, but the water problem became worse. In the past 20 years, two areas have slid off the hill. One landslide block 92nd Avenue S. for three days. Mr. Scribner pointed out where he resides on the view foil. He felt that more development would create more problems. Mr. Scribner pointed out on the view foil where some bulldozing had been done. Since that time, the water flooding problem has become even worse. Mr. Scribner was in favor on Alternative 1. He submitted some three pictures to the record. Randal Thomson, 9406 S. 205th Place, pointed out his residence on the view foil. Mr. Thomson commented that since the Chestnut area was developed, there have been two instances of flooding under his house. Last year he redid his drainage system because of water flooding his garage. Mr. Thomson remarked about water problems in the areas. He felt there shouldn't be any building allowed on the hillside because of the steepness of the slopes. Mr. Thomson talked about exiting the area and the difficulty in getting onto 212th. He mentioned the 208th and 212th intersection is actually a three-way intersection and if there's an accident, which seems to be about once a week, then all the traffic gets backed up. The soil in the area is mainly clay. Edward Schemeta, 9405 S. 205th Place, lives across the street from Mr. Thomson. He showed his residence on the view foil. Mr. Schemeta commented the area has been developing and changing since 1977 when he moved into his residence. He was very pleased about being informed by the City of what is happening as well as being able to participate in the hearings and meetings regarding the area. Mr. Schemeta talked about the development of high density creating traffic problems. If any development is allowed 3 Planning Commission Minutes October 25, 1993 on the hillside, traffic will become really terrible. He didn't see how anyone could safely enter or exit that area. Mr. Schemeta remarked that 208th would have to be expanded to be a four-lane road with a left-turn lane. He mentioned Saar Cemetary and the loss of a historical site. He is in favor of Alternative 1 but would really prefer to have the entire area be zoned SF 1. Jonn Kastien, 20609 94th Avenue S. , pointed out location of residence on the view foil. Mr. Kastien commented they live on the edge of the ridge and the slopes are quite steep. He recommends that someone should come out and look at the area. Mr. Kastien felt that SF 1, minimally, should extend up through the valley. In the staff report on page 2 , paragraph 2 , there is a comment about no wetlands are on the site. Mr. Kastien, however, had a letter from the King County Conservation District stating there were two wetlands on the site. Mr. Kastien submitted the letter to the record. Norma Kastien, 20609 94th Avenue S. , would like the SF 1 designation extended further and would like to see Alternative 1 approved. Ms. Kastien commented that there are several residences located along the ridge. She stated the soil consists mainly of Alderwood soil which is very erodible. She commented she has a view from her lot. However, she wasn't concerned about the view. Ms. Kastien was more concerned about the impact of major development causing a disturbance to the soils and slopes which would create problems. Their property is about a quarter of an acre in size. Mr. Harmon commented that the requests to extend the SF 1 designation would be where the MF 12 designation is being shown on Alternative 2 . Howard Woodward, 9623 S. 203rd Street, pointed out location of property on the view foil. Mr. Woodward is also representing the Chestnut Ridge Homeowners Association. He pointed out on the view foil the slopes in the area. He mentioned another development in the King County area that the driveways are very long and v-sloped inward to catch the water because the slopes are very severe. The Homeowners Association prefers the area be designated as shown under Alternative 1. Mr. Woodward expressed concerns about the traffic and water problems especially if further development takes place. Joel Ross, 1662 Dahlia Lane, Tumwater, WA, representing the property owner of the 29-acre parcel bounded by 208th and 212th Street. He pointed out the property on the view foil. Mr. Ross 4 Planning Commission Minutes October 25, 1993 commented that because of the extreme slopes of the hillside and other sensitive areas on the site, the site's best developable use would be to construct cluster housing instead of the single-family housing. He mentioned that his presentation is focused on the zoning portion because there is no appropriate zoning available to develop the property in a low-density manner. He would like to read into the record a letter he prepared stating the reasons for the cluster housing zoning. Mr. Ross commented the property owners do not desire either Comprehensive Plan designation which would be more fully understood after hearing the letter. At this point, Mr. Harris succinctly stated that this testimony should be heard under the zoning portion of the hearing and not the Comprehensive Plan portion. Mr. Ross retired until time for public testimony on zoning. Andrew Fuller, 20628 95th Avenue S. , pointed out the location of his residence. Mr. Fuller commented that any increase in development over the larger single-family housing developments would be unfortunate. Kent already has a large proportion of multifamily housing and there would have to be a very compelling reason why more multifamily housing would be constructed in Kent. Mr. Fuller felt the potential sliding of the hillside if there was development, and the increase in traffic congestion should determine that higher density is unacceptable. He understood that cluster housing is a large number of dwellings are constructed in one area and then more common yard area is provided. This would make sense if the steep slopes or other sensitive areas were left undisturbed. He was in favor of Alternative #1. Anne MacTavish, 20437 94th Avenue S, pointed out where she resides. Ms. MacTavish is in favor of Planning staff's recommendation for a Comprehensive plan alternative 1, although her preference would be for a lessor density. This is mainly because of the steep slopes in the area. Ms. MacTavish commented that when the Chestnut Ridge development was constructed, their residence started having flooding problems. They had to put in a new drainage system that would carry the water from their front yard to the back yard. Ms. MacTavish pointed out the steep slopes in the area. She felt any further activity in this area could possibly cause landslides. The size of the lots in the their area range from one-half acre to an acre. Bruce MacTavish, 20437 94th Avenue S. , Kent, WA 98031, is in favor of Alternative #1. He felt that the SF 1 area should also be extended to include the steep hillsides. He had two concerns; one 5 Planning Commission Minutes October 25, 1993 was the steepness of the slopes and the other was the limited access to 208th. Elaine Fleming, 20541 92nd Avenue S. , pointed out the location of their property, across 92nd from the Chestnut Ridge development, and they are also affected by water run-off in the area as well as mud. In addition, 92nd Avenue S. is not straight and traffic is quite heavy there. She wanted the least possible density placed on the property. Mr. Ross elucidated the reasoning why the property owners he was representing didn't support either alternative recommended by staff. This site wouldn't support a development of potentially 203 to 348 residential units. The flat benches on the property would support the development 60 to 80 of townhouses, triplexes and fourplexes. This clustered housing type of development would not impinge on the sensitive areas located on the property. The public hearing was closed. A brief discussion followed concerning the surrounding zoning and the property size around the annexation area. Mr. Jackson commented that the east side of the annexed area is in King County and the exact zoning is unknown. He showed on the view foil the lots that were less one acre. The City would like to avoid, however, any situation of creating lots which would be nonconforming. Mr. Jackson stated there is some smaller lot development taking place in the surrounding area. There was discussion about the feasibility of deciding the Comprehensive Plan designation on the property at this time. It was decided that the recommended zoning portion would be heard first and then questions from the Commissioners would be heard and discussion of the feasibility of both plans would be discussed and a recommendation made. #AZ-93-1 CHESTNUT RIDGE ANNEXATION AREA INITIAL ZONING This area, which is approximately 187 acres, is generally bounded by S. 200th Street to the north, S. 208th Street to the south, 92nd Avenue S. to the west, and 100th Avenue S. to the east (see attached maps) . Subsequent to the annexation of the area by the City, the entire area was zoned R1-20 (Single-Family Residential) , pursuant to Section 15. 03 . 020 (E) (2) of the Kent Zoning Code. The purpose of this process is to establish initial zoning for the annexation area, as outlined in Section 15. 09. 055 of the Zoning Code. 6 Planning Commission Minutes October 25, 1993 The public hearing for AZ-93-1 is opened. Kevin O'Neill, Planning Department, focused on the alternative zoning recommendations and the rationale behind the recommendations. Mr. O'Neill explained the Planning Department has several areas in the City and nearby listed on a Hazardous Area Map and even though this area was not in the City at the time the map was done, the area is shown on this map. Several hazardous areas are depicted. Development would be restricted on those parcels due to restrictive regulations. Mr. O'Neill commented that environmental constraints are considered when property is being developed. Mr. O'Neill commented the Kent Zoning Code does not currently allow clustered development. He commented the previous King County zoning on the site is RS-7200, one lot per 7,200 square feet. Another area was designated as RS-9600, one lot per 9, 600 square feet, which would be a density of four units per acre. Another area was zoned Growth Reserve, which is a holding zone, one lot per five (5) acres until the end of 1994, at which time the lots would revert to RS-5000. Mr. O'Neill explained that in single family zoned areas, King County allows two types of development: Planned Unit Developments and "cluster development" . King County in determining the density of Cluster development would look at the gross density of the parcel. For example, if the site was twelve acre size and zoned RS-9600 zoning, under a Cluster development, approximately 48 units could be developed on the site. However, clustering means not every lot would have to be 9, 600 square feet. It would be possible to make some of the lots smaller as long as the overall density wasn't exceeded. The Chestnut Ridge area is somewhat of a cluster development because when it was platted, the King County zoning designation was RS-9600 but some of the lot sizes in that area are less than 9, 600 square feet. The Kent Zoning Code does not allow either of those two types of development to occur. Mr. O'Neill commented that 9, 600 square feet equates to approximately one-quarter of an acre. There are three zoning alternatives recommended by staff and the community. However, the Planning Commission can recommend any of the three or a combination of the three or whatever it determines. Alternative 1 would recommend RA, Residential Agricultural, zoning for the area south of 208th, which is one unit per acre. This would be consistent with the Comprehensive Plan designation of SF 1. For one area to the north, the recommendation is R1-9. 6 which would be comparable with King County zoning of RS-9600. For the remaining properties, the recommendation is for R1-7 .2, Single Family Residential (minimum lot size of 7, 200 square feet) . 7 Planning Commission Minutes October 25, 1993 Alternative 2 recommends R1-12, Single Family Residential, minimum lot size of 12, 000 square feet which would allow about three units per acre for the area south of 208th. For the area north of 208th, the area is recommended to be zoned R1-7.2, Single Family Residential. Alternative 3 is very comparable to the Comprehensive Plan Alternative 2. There are three recommended zoning designations: MRD, Duplex Multifamily Residential, for the area south of 208th as well as a portion to the north; R1-7 . 2 , Single Family Residential for the area south of 202nd; and R1-5. 0, Single Family Residential (minimum lot size of 5, 000 square feet) for the area to the north of 202nd. Staff is recommending Alternative 1. This would be consistent with previous staff recommendations of Comprehensive Plan, Alternative 1. The rationale behind this recommendation is that the land is heavily environmentally constrained with stream corridors, ravines and steep slopes. Thus, this recommendations allows for the lowest single-family residential density available under the Kent regulations. Mr. O'Neill pointed out that if the Commission recommends that a lower Comprehensive Plan designation for the area north of 208th, then the zoning designation should be the same. For example, any area designated SF 1 on the Comprehensive Plan, it should be zoned RA, because that zoning designation would be consistent with the Comprehensive Plan designation. Commissioner Haylor asked if the topography was different for the area to the north of 202nd since both King County and the Planning Department under Alternative 3 recommends a lower density that the rest of the area. Mr. O'Neill replied that area does not seem to contain any environmentally sensitive areas. He explained that under the Soos Creek Plan, any undeveloped or "underdeveloped" parcels of land that were close to existing City limits were given higher density zoning designations. Mr. Harmon read a statement about the concerns about this area. Mr. Harmon commented that the area should be designated as single family zoning. Ms. Harmon expressed concern about the access to the property that is below hers. There is only one way in and out, and that is off of 208th, onto a cul-de-sac. That property should either stay as 8 Planning Commission Minutes October 25, 1993 a green belt or if it must be developed, zoned for one unit per acre. Robert Servoss, 9420 S. 207th Place, commented he had moved there because of the uniqueness and privacy of the neighborhood. He would like that preserved. His lot is about one-third to one- fourth acre in size. Several people who spoke during the Comprehensive Plan portion spoke again concerning the appropriateness of less density based on the problems with traffic, water, and the steepness of slopes. Judy Shemeta, 9405 S. 205th Place, supported the previous arguments. She felt the least possible density should be designated for the slope area. Ervin Fleming, 20541 92nd Avenue S. , commented he felt that the area should be zoned for half acre lots with single dwellings and cluster development should not be allowed. Discussion ensued about parks in the area. There are no parks in the area. Mr. Ross read and submitted a letter into the record. The owner intends on developing the property as lower density owner-occupied townhomes. One portion of the letter mentioned that because of the slopes, riparian corridor, and limited access, it appears that only one-third of the site is suitable for development. Approximately two-thirds of the site would be left in the natural state. Mr. Ross commented that approximately 60-80 units of townhomes could reasonably be developed on the site. These would be constructed in different configurations but each would be approximately 1400 square feet in size and have two plus parking spaces per dwelling. This would density equals about 2 . 1 to 2 .8 units per acre of the 29 acre property. This is the type of density they are requesting and not the higher densities of the MRG or MRD zoning. Mr. Ross requested that a zoning classification of R1-12 be designated for this property. The intent is not to develop the property with 12 , 000 square foot lots, however. It is felt that only a clustered type of development would be appropriate for this site. Further, because of the site constraints, the RA designation would effectively deny the owners any reasonable use of the property. There would need to be soil engineering survey and soil analysis done. In addition, more open space would be provided with the clustering type of development. 9 Planning Commission Minutes October 25, 1993 Commissioner Haylor commented that when you're talking about clustering townhouses, it still means some type of multifamily dwellings. The public hearing was closed at 10:20 PM. A discussion ensued concerning continuing the meeting in order for the Commissioners to consider the information presented at the hearing and make a recommendation to the City Council. MOTION WAS MADE and SECONDED to adjourn the hearing and continue the meeting to November 8, 1993 at 7 : 00 PM. MOTION CARRIED. Respectfully submitted, Ja es P. Har is, secretary 10