Loading...
HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 02/28/2000 t CITY OF Jim White, Mayor �NVICTA Planning Department (253)856-5454/FAX(253)856-6454 James P Hams,Planning Director LAND USE & PLANNING BOARD MINUTES Public Hearing February 28, 2000 The meeting of the Kent Land Use and Planning Board was called to order by Chair Jon Johnson at 7:00 p m. on Monday, February 28, 2000 in Council Chambers of Kent City Hall. LAND USE & PLANNING BOARD STAFF MEMBERS PRESENT MEMBERS PRESENT James P Hams, Planning Director Jon Johnson Chair Kevin O'Neill, Senior Planner Ron Harmon, Vice Chair Pamela Mottram, Admin Secretary Brad Bell Mike Hattrup, Facilities Capital Prof Coordinator Steve Dowell Larry Webb, Fire Marshal David Malik Mike Evans, Assistant Fire Marshal Terry Zimmerman Charlie Lindsey, Facilities Supt. LAND USE & PLANNING BOARD MEMBERS ABSENT Sharon Woodford, Excused APPROVAL OF MINUTES Brad Bell MOVED and David Malik SECONDED to approve the minutes of January 24, 2000 Motion tamed. ADDED ITEMS TO THE AGENDA None COMMUNICATIONS None NOTICE OF UPCOMING MEETINGS None #ZCA-2000-1 SINGLE FAMILY DEVELOPMENT IN MULTIFAMILY ZONES Kevin O'Neill presented this amendment on behalf of Fred Satterstrom and stated that this amendment is being continued from the January 24 hearing. Mr. O'Neill stated that the intent of this amendment is to amend single family zoning densities in multifamily zoning districts �Mr. O'Neill stated that multifamily zoning district densities range from ten to twelve units per acre in the MR-D zone with up to forty units per acre in the MRH zone Mr O'Neill stated that these zones allow single family development but that the density is capped at 8 7 units per acre, the allowable density,in the city's highest density single-family zone, SR-8 Mr O'Neill stated that single family development standards are the same in multifamily and SR-8 zones with a minimum lot size of 4,000 square feet. 220 4th AVE SO, /KENT,WASHINGTON 98032-5895/TELEPHONE 12531 856-5200 Land Use and Planning Board Minutes February 28, 2000 2 ,Pa,e Mr. O'Neill stated that staff recommends retaining the allowable minimum lot size of 4000 square feet and eliminating the cap of 8.71 units per acre for single family development in multifamily zones He stated that this recommendation would give developers the option to pursue a master planned development and a higher level of density of not more than 10 9 units per acre. Mr O'Neill stated that eliminating the existing density cap would allow flexibility in laying out lot configurations particularly on larger sites Mr Hams stated that this recommendation allows for flexibility in the city in terms of the variety of housing that could be developed. Ron Harmon MOVED and Terry Zimmerman SECONDED to open the public hearing. Motion carried Paul Morford, Post Office Box 6345, Kent, WA stated that he and his son own about nine acres in the downtown area between Fourth Avenue and the railroad tracks zoned MR-G, which they would like to develop into affordable single family homes. Mr. Morford stated that he concurs with Planning staff s report to retain the minimum lot sizes of 4000 square feet Mr. Morford stated that after careful evaluation, he voiced his support for Option 2, which allows up to sixteen units per acre in single family zones He stated that this option allows developers flexibility and would allow development similar to the Lakes. Mr. Morford submitted an article from the Puget Sound area on affordable housing as Exhibit 41 and a black and white photocopy of the Mann Grove development in Des Moines as Exhibit 42 for the record He stated that some of the homes in the Marm Grove development are built on 2500 square foot lots which equates •to approximately 16 units per acre, which is allowed in the MR-G zone Brad Bell MOVED and David Malik SECONDED to close the public hearing Motion CARRIED Board members Steve Dowell, Brad Bell, Jon Johnson, Terry Zimmerman voiced their support for Option #2 as it provides more opportunity for development of affordable single family housing. Ron Harmon voted against Option #2 and felt that minimum lot size should be addressed Ron Harmon stated that he supports staff s recommendation and voiced his concerns over density Ron Harmon MOVED and David Malik SECONDED to recommend approval of#ZCA-2000-1 Single Family Development in Multifamily Zones as supported by staff to retain the minimum lot size of 4000 square feet and eliminate the cap of 8.71 units per acre for single family development in multifamily zones. Ron Harmon voted in favor with all other Board members voting against the motion Motion failed. Brad Bell offered an alternate motion to approve Option#2 as proposed by Planning staff to permit single family densities at the same level as multifamily development. Mr. O'Neill stated that if the Board is inclined to change the single family density column for multifamily zones, he recommended that the Board include, as part of their motion, amending the minimum lot size for single family development in those zones Mr O'Neill stated that the existing lot size standard is 4000 square feet and you can not attain 16 units per acre with this size lot Brad Bell MOVED and Steve Dowell SECONDED to recommend approval of Option Two for#ZCA-2000- 1 Single Family Development in Multifamily Zones to permit single family densities at the same level as multifamily development without consideration for minimum lot size at this time Motion CARRIED with Ron Harmon opposed. IICENTENNIAI USERSIPLANNINGIPMOTTRAMI USERDATAILUPRIMINUTES1000228mo doc Land Use and Planning Board Minutes February 28, 2000 Page 3 #ZCA-2000-2 HAZARDOUS SUBSTANCES ZONING CODE AMENDMENT Mr. O'Neill stated that this amendment relates to changes to the current zoning regulations relating to hazardous substances land use siting He stated that the applicant is Valley Communications Center known as Valley Corn. Mr O'Neill stated that the applicant proposes relocating their facility to Kent's East Hill and will require back up generator power with a 5000-gallon tank of diesel fuel. Mr. O'Neill stated that diesel fuel meets the definition in the Washington State Administrative Code of a hazardous substance because it has a flash point of less than 140 degrees falirenheit Mr O'Neill stated that the Zoning Code currently doesn't allow hazardous substances in access of 500 gallons in residential zoning districts, hence, the need for the amendment. Mr O'Neill stated that the Uniform Fire Code has regulations relating to diesel tanks,which includes tank location, setbacks, and separation from other tanks and venting. Mr O'Neill stated that Valley Com brings this amendment forward for purposes of emergency dispatch. He stated that it is critical that Valley Corn has availability for power 24 hours per day in the case of loss of electricity. Mr. O'Neill stated that the following five alternatives were discussed at workshop: ♦ To not change the regulations,thereby disallowing the applicant to relocate their facility on the proposed East Hill site. ♦ To exempt "essential public fatalities"from the hazardous substance regulations of the Kent Zoning • Code as requested by the applicant Mr. O'Neill stated that the definition of an "essential public facilaty" would need to be clarified and stated that this term is used in the Growth Management Act He stated that this alternative would exempt all hazardous substances for those types of facilities ♦ To exempt diesel fuel tanks only and places limitations on size Mr O'Neill stated that staff recommends limiting the diesel fuel tank size to 6000 gallons as the Uniform Fire Code sets this limitation as a threshold ♦ Exempt diesel fuel tanks only, add size limits to tanks in residential zones and add landscaping and screening regulations to reduce visual impacts of such facilities Similar to Alternative Three (3),but would add additional landscape provisions. ♦ Eliminate hazardous substance zoning regulations entirely;regulate those uses only by the Uniform Fire Code Mr. O'Neill stated that staff has focused on the use of diesel fuel and how it is regulated. Mr O'Neill stated that the analysis section on page four of the staff report has the options numbered incorrectly. He stated that Option#3 should read as Option #2, and Options #4 and #5, addressing diesel fuel only, should read as Options #3 and #4 Mr O'Neill stated that Option #5 would eliminate the hazardous substance regulations from the zoning code entirely. Mr O'Neill stated that Planning staff recommends Option 4 to exempt diesel fuel tanks only from the hazardous substance regulations of 15.08.050 and adding a 6000-gallon tank size limitation. Mr O'Neill stated that staff recommends adding other regulations relating to buffering above ground tanks. Terry Zimmerman MOVED and David Malik SECONDED to open the public hearing Motion carried. Mike Sweeney, 23807 98th Avenue S, Kent, WA 98031 stated that he is the project manager for the Valley Communications Center new facility and that he is accompanied by Dave Clark, the project architect with Dave Clark Architects Mr Sweeney stated that he not only represents a publicly owned organization as Valley Communications Center but speaks on behalf of over 580,000 people served through the IICENTENNIAIUSERSIPLANNINGIPM07TRAMIUSERDATAILUPBIAfINUTES1000228mn doc Land Use and Planning Board Minutes February 28, 2000 Page 4 emergencies communications industry in South King County who rely on our services in a critical circumstance or regional catastrophic event Mr Sweeney stated that Valley Com employs 87 staff who works twenty-four hours per day, 365 days per year and mimics the staffing of a police or fire organization. Mr. Sweeney stated that Valley Com is known in the industry as a Public Safety Answering Point. Mr Sweeney stated that Valley Com receives calls, dispatches, coordinates and integrates the field response of Police, Fire and Medic 1 personnel in this region via phone,radio or electronic data communications equipment which relies heavily on the need for electrical power. Mr Sweeney stated that the Valley Communications Center is the States largest multi junsdictional dispatch center provider for State and Regional Emergency-911 service for the cities of Auburn, Kent, Renton, Tukwila and Federal Way, as well as fourteen additional fire districts located in the South King County region. Mr Sweeny stated that their building is referred to as an "essential public safety fatality"in some codes and as a telecommunications facility under some regulations Mr. Sweeney stated that Valley Com answers 780,000 emergency 911 and business related phone calls per year as well as dispatches 380,000 calls per year. He stated that an emergency generator along with a 5000- gallon capacity diesel tank is necessary to guarantee that the Valley Com facility can continue to operate in case of a power fail condition for between 4.4 and 6 6 days. Mr. Sweeney stated that diesel is the most stable of all fuels that can be considered for this application Mr. •Sweeney stated that the diesel tank is located beneath ground with safety measures which include double- walled vapor detection electronics with alarm flags and a routine monitoring system that is displayed on an enunciator panel located in Valley Com's operation's room staffed continually. Mr Sweeney stated that the generator's fuel supply lines are located inside the building and designed with duel flexibility Ron Harmon questioned why it was necessary for the applicant to locate their facility within the East Hill single family residential area when numerous commercial buildings are available in Kent negating the necessity for this zoning change request Mr. Sweeney stated that in order to site a facility like Valley Com, the owners determined that they would need approximately 24,000 square feet of building space to meet their current needs and expansion potential z for over the next twenty years Mr Sweeney stated that the site for the facility need to meet the following cntena: ♦ There needs to be an optimal line of sight relationship between our radio tower currently built on that site and the remaining towers that exist in the King County emergency communications infrastructure, so elevation is important a ♦ The facility can not be located in a flood plain, such as certain areas in the valley where many commercial buildings predominate. ♦ The facility can not be located in proximity to a rail or industrial site where there might be a risk of chemical exposure or accident that occurs relatively often in the Valley floor ♦ The facility can not be located in a high-risk seismic zone, which excludes the Valley due to the • liquefaction factor that occurs Mr Sweeney stated that the Valley Com facility is constructed to comply with Zone 4 seismic standards, which are higher then conventional standards ♦ The facility needs to be located on the West or East Hill to eliminate the seismic, flood plain and the rail transportation concerns. IICENTENN/AI USERSIPLANNINGIPMOTTR.4mUSERDATAILUPBIMINUTES1000228mn doc s Land Use and Planning Board Minutes February 28, 2000 Page 5 46♦ The facility needs to be located within the region where services are provided such as Kent, Renton, Tukwila, Auburn and Federal Way which limits some site locations. ♦ The site needs to be located in close proximity to transportation corridors for the convenience of staff and clientele. ♦ Mr Sweeney stated that Valley Com must optimize their expenditure of public funds. Mr Sweeney stated that based on these criteria, a professional and national land acquisition firm was hired who identified 25 to 30 facilities in Kent Mr Sweeney stated that many of these facilities were unsuitable due to their location within the Valley and because many buildings were constructed of concrete tilt-ups which would be costly to brace to seismic standards. Mr. Sweeney stated that Valley Com decided against buying an existing facility and searched for a three to five parcel site on the East or West Hill He stated that a site was chosen at 108th and the 277th corridor. Steve Dowell questioned if the double walled diesel tank was housed in a vault. Mr Sweeney stated that the diesel tank is not in a vault but that it is double walled and located under ground which satisfies code requirements, UL codes and building codes David Clark, 11737 SE 256th Place, Kent, WA 98031 stated that the Valley Com facility is located at the intersection of 108th, approximately 80 feet vertically above the 277th Corridor within a residentially zoned area. Mr. Clark stated that the school in this area is 609 feet from the facility with the nearest structure located 350 feet away from the fuel tank. •Mr Clark stated that the fuel lines which run from the diesel fuel tank into the building are designed as a two walled system with one supply line set inside a secondary containment system line fitted with a detection device to provide another level of protection for the supply lines Bruce Creager, 18215 72nd Ave S., Kent,WA 98032 stated that he works with Barghausen Consulting Engineers on the MCI World Com project currently under review by the City of Kent Mr Creager stated that MCI is proposing a 100,000 square foot warehouse to house servers and computers to facilitate its Internet operations for the MCI World Com facility Mr Creager stated that this facility is one of 15 locations nationwide with the nearest other location in San Jose, California He stated that the location chosen by MCI is an industrial area in the Green River Corporate Park selected to complement the industrial warehouse character of the building Mr. Creager stated that part of the MCI operation would include placing a series of emergency generators together with above ground diesel storage tanks He stated that emergency generators are critical to providing uninterrupted service, data transmission and network access. Mr Creager stated that the emergency generators would be tested on a monthly basis and operational only in case of an emergency outage of power Mr Creager stated that MCI is a provider of life safety communications and intends to minimize and or to prevent any data loss or transmission that may occur as a result of a localized outage that could effect a regional network of information He stated that he supports staffs recommendation to exempt diesel fuels from the hazardous substance regulations in the Kent Zoning Code. *Brad Bell MOVED and David Malik SECONDED to close the public hearing. Motion carried. Assistant Fire Marshal, Lieutenant Michael Evans stated that one of the major differences for selecting underground tanks is not necessarily the regulations, but rather the desire for the proponent to get around IICENTENNIAI USERSIPLANNINGIPM07TRAMI USERDATAILUPBIMINUTES1000228mn doc ` • J Land Use and Planning Board Minutes February 28, 2000 Page 6 some of the insurance needs for above ground tanks Lieutenant Evans stated that aboveground tanks are more susceptible to physical damage,where fuel would spill and affect the environment or present a more catastrophic danger such as a fire. Lieutenant Evans stated that the Fire Code has regulations for both underground and above ground tanks. Lieutenant Evans stated that diesel fuel does not evaporate like gasoline and it will typically not migrate from the location where it spilled, even with the presence of water on top of it. Mr Evans stated that if contamination were to occur, it would be at or near the tank and that more damage could occur to the environment with a below ground tank leakage. Lieutenant Evans stated that he believes the proponent for Valley Com is indicating using fiberglass tanks. In response to Mr Harmon, Mr O'Neill stated that a 5000 gallon limitation would work for the specific applicant's purposes. However, staff recommends the Uniform Fire Code's existing threshold of 6000 gallons for diesel fuel tanks. Ron Harmon MOVED and David Malik SECONDED to recommend approval of O0tion 4 to#ZCA-2000-2 Hazardous Substance Zoning Code Amendment as follows ♦ exempt diesel fuel tanks for oil-burning equipment to non-residential zoning districts from the hazardous substance regulations of 15 08 050, and ♦ exempt diesel fuel tanks for oil-burning equipment of up to 6000-gallons in residential zones from the hazardous substance regulations of 15.08 050 for "essential public facilities" only, maintaining the existing 500-gallon limit for hazardous substances for residential uses, and 0 ♦ Establish a 5-foot landscape buffer around all aboveground diesel fuel tanks to buffer the visual impacts of such tanks and grant the Planning Director the discretion to increase or modify this requirement relative to specific circumstances. Motion CARRIED unanimously. ADJOURNMENT Ron Harmon MOVED and Brad Bell SECONDED to close the meeting. Motion carned. The meeting adj ourned at 8.10 p.m. Res ectfully Submitted, r James . -tams Secr ary IICENTENNIAI USERSIPLANNINGIPMOTTRAMI USERDATAILUPRIMINUTES1000228mn doe