HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 07/14/2014 ECONOMIC and COMMUNITY DEVELOPMENT
Ben Wolters, Director
PLANNING DIVISION
Fred N. Satterstrom, AICP, Planning Director
1-17 KENT Charlene Anderson, AICP, Manager
w"111'".T." Phone: 253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S
Kent, WA 98032-5895
AGENDA
LAND USE & PLANNING BOARD
WORKSHOP
JULY 14, 2014
7:00 P.M.
LUPB MEMBERS: Jack Ottini, Chair; Barbara Phillips, Vice Chair; Frank
Cornelius, Navdeep Gill, Alan Gray, Katherine Jones, and Randall Smith
CITY STAFF: Fred Satterstrom, AICP, Planning Director; Erin George, AICP,
Senior Planner; David Galazin, Assistant City Attorney
This is to notify you that the Land Use and Planning Board will hold a Workshop
on MONDAY, JULY 14, 2014. The workshop will be held in Kent City Hall, City
Council Chambers, 220 Fourth Avenue S, Kent, WA at 7:00 P.M.
No public testimony is taken at workshops, although the public is welcome to
attend. The workshop agenda will include the following item(s):
1. CPA-2014-1/CPZ-2014-1 RIVERBEND SURPLUS PROPERTY (EG/FS)
Second workshop to examine four land use and zoning designation options for
potential future development on the Riverbend Par 3 golf course site located
along Meeker Street at the Green River, as discussed at the June 9, 2014
workshop.
2. ZCA-2014-3 GREEN RIVER CORRIDOR DISTRICT (EG/FS)
Second workshop to examine several options related to amending or eliminating
height restrictions and revising the building length restriction within the Green
River Corridor District (KCC 15.08.260) as discussed at the June 9, 2014
workshop.
You may access the City's website for documents pertaining to the Land Use and Planning
Board at: htti):Ilkentwa.ic7m2.com/citizensIDefau/Last)x?Det)artmentlD=1004.
Any person requiring a disability accommodation should contact the City Clerk's Office at
(253) 856-5725 in advance. For TDD relay service call the Washington Telecommunications Relay
Service at 1-800-833-6388 or call the City of Kent Planning Division directly at (253) 856-5499
(TDD) or the main line at(253) 856-5454.
1
ECONOMIC and COMMUNITY DEVELOPMENT
Ben Wolters, Director
PLANNING DIVISION
Fred N. Satterstrom, AICP, Planning Director
KENT Charlene Anderson, AICP, Manager
wAs�, ��.o�
Phone: 253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S
Kent, WA 98032-5895
July 9, 2014
TO: Chair Jack Ottini and Land Use & Planning Board Members
FROM: Fred Satterstrom, AICP, Planning Director
Erin George, AICP, Senior Planner
RE: Riverbend Surplus Property Comprehensive Plan Amendment and Rezone
(CPA-2014-1 and CPZ-2014-1)
For the July 14, 2014 Workshop
BACKGROUND:
At their May 6th meeting, City Council approved Resolution #1883, which
authorized staff to move forward with a comprehensive plan amendment on the
Riverbend Surplus Property site. Currently, in light of its present use as a golf
course, the site is zoned for low intensity land uses (SR-1) and its designation in
the comprehensive plan is Open Space. Discussions with the City Council have
envisioned a more urban, mixed use scenario which would require a change in
zoning and plan designations.
At the June 9, 2014 LUPB workshop, staff discussed four land use and zoning
designation options with the Board. The purpose of this workshop is to examine
these options in more detail in preparation for a public hearing with the Board on
July 28, 2014.
DISCUSSION:
The location and physical characteristics of the Riverbend surplus site create
opportunities as well as potential limitations that need to be considered when
choosing land use and zoning designations (see map in Attachment 1). With 23
acres of flat property and 1,500 feet of frontage on Meeker Street, the site lends
itself to a variety of potential land uses such as retail, office, hotel or multi-family
residential. Located just east of a major intersection with State Route 516, the site
enjoys easy access to Interstate 5 and State Route 167, which are desirable factors
for commercial and office uses.
Two thousand feet of river and trail frontage provide recreational and view
opportunities, while also presenting limitations due to shoreline regulations.
Developments within 200 feet of the river are limited to water-related commercial
uses no higher than 35 feet and must provide public access to the shoreline.
2
MEMORANDUM:
Land Use and Planning Board Workshop
July 9, 2014
Page 2
Residential uses are not permitted within 200 feet. Despite these constraints, such
a large site could easily accommodate residential or office uses outside the 200
feet, with a water-related use such as a restaurant with views and outdoor dining
areas closer to the river.
Choosing the zoning for this site will shape what future development could be, and
must consider not only the site characteristics but also community vision and
market demand. With the recent Downtown Subarea Action Plan, the boundaries of
downtown were extended west to 64th Avenue South, reflecting "the relevance of
areas located west ... of the current boundaries to the economic vitality of, and
synergy with what is traditionally considered the downtown." (DSAP page 4-1)
Given this expansion, the Riverbend Surplus site could be considered a gateway to
downtown Kent. The DSAP pursues a dense, mixed-use urban center and
specifically seeks to increase the mix of uses by expanding GC-MU zoning further
west to Russell Road. With City Council's goal of urban, mixed use development in
mind, staff will present four zoning options for the Board's consideration. Two of the
options are mixed use, one is residential only and the last is a "no action"
alternative. Refer to the tables in Attachment 2 for a detailed comparison of uses
and standards for each zoning district, with a brief summary provided here:
Option 1: MCR, Midway Commercial Residential
Recently created by the Midway Subarea Plan, but need not be limited to the
Midway area; it is a viable option for the Riverbend Surplus site.
Allows mixed use, retail, office, hotel, multifamily residential
Prohibits auto-oriented uses such as auto repair, car sales and drive through
Ensures quality development through Midway Design Guidelines
Minor change to Zoning Code needed to ensure Midway Design Guidelines
apply outside Transit Oriented Community (TOC) comprehensive plan land
use designation
200 foot height limit allows flexibility of design
Mixed Use (MU) comprehensive plan land use designation is the natural
choice to support this zoning designation
TOC land use designation is an option, but was intended to surround a light
rail station
Option 2: GC-MU, General Commercial Mixed Use
• Broad mix of uses allowed
• Recent re-zoning in Downtown Strategic Action Plan brought GC-MU further
west to 64th Avenue South
• Multifamily residential must include 5% commercial (as a percentage of total
square footage)
• A wide variety of commercial uses are allowed, including auto-oriented uses
• Mixed use design review required
• Mixed Use (MU) comprehensive plan land use designation could support this
zoning district
3
MEMORANDUM:
Land Use and Planning Board Workshop
July 9, 2014
Page 3
Option 3: MR-M, Medium Density Multifamily Residential
• MR-M zoning exists on land located adjacent to the east
• Multifamily residential is primary allowed use
• No commercial use is allowed
• Medium Density Multifamily (MDMF) comprehensive plan land use
designation could support this zone
Option 4: No Action (SR-1, Residential Agricultural)
• Allows low density single family residential (1 unit per acre)
• Clustering required with 50% open space
• Agricultural and open space uses allowed
• No commercial use is allowed
• Open Space (OS) comprehensive plan land use designation would remain
Given Council's vision for a mixed use development, Options 1 and 2 are both good
choices. Option 1 (MCR) would ensure quality, urban, pedestrian-friendly
development but does not require residential projects to include commercial. While
the highest building likely to be built on the site is 80 feet, the 200 foot height limit
in the MCR district may not be appropriate in this location. Option 2 (GC-MU) could
achieve similar quality through Mixed Use Design Review with a shorter height limit
of 65 feet. With the recent extension of GC-MU to Russell Road as part of the DSAP,
selecting Option 2 would ensure consistency with the surrounding area. Staff will be
present at the July 14th workshop to go over these options in more detail.
EG:pm \S:\Perm it\Pla n\COM P_PLAN_AMENDMENTS\2014\CPA-2014-1_Par3\LUPB\07-14-14_LUPB_Memo.doc
Enc: Attach 1-Site Map
Attach 2- Land Use Comparison Table
cc: Ben Wolters, Economic and Community Development Director
Charlene Anderson,AICP, Planning Manager
Matt Gilbert,AICP, Principal Planner
David Galazin,Assistant City Attorney
Project File CPA-2014-1 and CPZ-2014-1
4
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9
ECONOMIC and COMMUNITY DEVELOPMENT
Ben Wolters, Director
PLANNING DIVISION
Fred N. Satterstrom, AICP, Planning Director
KENT Charlene Anderson, AICP, Manager
wAs�, ��.o�
Phone: 253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S
Kent, WA 98032-5895
July 9, 2014
TO: Chair Jack Ottini and Land Use & Planning Board Members
FROM: Fred Satterstrom, AICP, Planning Director
Erin George, AICP, Senior Planner
RE: Green River Corridor District Zoning Code Amendment (ZCA-2014-3)
For the July 14, 2014 Workshop
BACKGROUND:
At the June 9, 2014 LUPB workshop, staff discussed the possibility of eliminating
the height restriction and revising the building length restriction within the Green
River Corridor District (1,000 feet from the river), regulated by Kent City Code
15.08.260.0 (6) and (7). Building heights within the corridor would continue to be
limited by development standards in the Zoning Code and Shoreline Master
Program. The purpose of this workshop is to examine several options in
preparation for a public hearing with the Board on July 28, 2014.
While crafting the Downtown Subarea Action Plan (DSAP) and expanding the
downtown boundaries west of State Route 167, staff noted a Green River Corridor
District requirement contained in the Zoning Code that limits building height to 35
feet and limits building length to 200 feet within 1,000 feet of the Green River. This
standard conflicts with the new 65 foot height limit applied by the DSAP for the GC-
MU zoning district, which includes portions of the downtown planning area that are
also located within the Green River Corridor.
The Shoreline Management Act was passed by the State Legislature in 1971, which
applies to areas within 200 feet of shorelines such as the Green River. As required
by the Act, the City adopted the City of Kent Shoreline Master Program (SMP) in
1974, which has been subsequently updated several times. Among other
restrictions, the SMP restricts buildings within 200 feet of the Green River to 35 feet
in height. Kent adopted the Green River Corridor District regulations in 1985 to
provide an additional 800 foot corridor beyond the Green River shoreline zone
protected from "land uses that would adversely affect the shoreline environment or
produce high volumes of traffic, and to preserve features with historic, cultural or
educational significance." The regulations also implemented policies contained in
the Valley Studies Program Land Use Study (1981) and Green River Corridor Plan
(1980).
10
MEMORANDUM:
Land Use and Planning Board Workshop
July 9, 2014
Page 2
DISCUSSION:
Zoning districts, the Shoreline Master Program, and the Green River Corridor
District standards each contain building height regulations. These regulations
overlap and create an opportunity for simplification. The Shoreline Master Program
applies only to development within 200 feet of the Green River and limits building
heights within this zone to 35 feet. The Green River Corridor District effectively
extends this height limitation out to 1,000 feet from the river. Zoning district
development standards also apply to riverside lands, and contain height limitations
that vary by zoning district. Most of the zoning districts located within the Green
River corridor imposes similar restrictions. Only one zone, GC-MU, allows basic
building heights over 40 feet. The table below compares the various height
standards.
Regulations Basic Height Limit
Shoreline Master 35 feet
Program (200 ft.)
Green River 35 feet
Corridor (1,000 ft.
Zoning Code, by
zoning district:
A-10 35 feet
AG 35 feet**
CM-2 35 feet*
GC 35 feet*
GC-MU 65 feet*
M1 35 feet**
M2 35 feet**
MA 35 feet**
MHP N/A
MR-G 40 feet
MR-M 40 feet
SR-1 35 feet
SR-8 30 feet
* One additional story may be granted by the Planning Director. Additional
stories beyond that may be granted by the Land Use & Planning Board.
** Additional height up to 4 stories or 60 feet may be granted with one
additional foot of yard for each one additional foot of height.
As for building length, the Green River Corridor District regulations restrict buildings
within the corridor to no more than 200 feet in length. However, buildings located
in several industrial zones are allowed to exceed 200 feet in length if vegetative
screening is provided. As development intensity in commercial zones is similar to
that in industrial zones, also exempting GC-MU (the only commercial zone in the
corridor) from this building length standard is logical. The Shoreline Master
Program already requires a 15 foot landscape buffer between new buildings or
parking lots and the Green River Trail. Furthermore, developments in the GC-MU
11
MEMORANDUM:
Land Use and Planning Board Workshop
July 9, 2014
Page 3
zoning district must comply with design guidelines, which address blank walls.
Staff will present four options for the Board's consideration:
Option 1: Eliminate Green River Corridor District heiaht restriction; add GC-
MU to building length exception
• Resolves inconsistency with DSAP
• Avoids duplication with Zoning Code and Shoreline Master Program (SMP)
• Height within 200 feet of river will still be limited to 35 feet by SMP
• Zoning Code will limit basic building height to 35 or 40 feet, except GC-MU,
which is 65 feet
• Buildings in GC-MU, M1, M2, M3, MA and M1-C could have walls over 200
feet in length if screened with plantings
Option 2: Retain Green River Corridor District height limit except GC-MU;
add GC-MU to building length exception
• Resolves inconsistency with DSAP
• Duplication with Zoning Code and SMP remains
• Buildings in GC-MU, M1, M2, M3, MA and M1-C could have walls over 200
feet in length if screened with plantings
Option 3: Retain Green River Corridor District height limit except GC-MU;
no change to building length exception
• Resolves inconsistency with DSAP
• Duplication with Zoning Code and SMP remains
• Buildings in M1, M2, M3, MA and M1-C could have walls over 200 feet in
length if screened with plantings
• Buildings in GC-MU could not exceed 200 feet in length
Option 4: No action
• Inconsistency with DSAP remains
• Duplication with Zoning Code and SMP remains
• All buildings within 1,000 feet of the river would continue to be limited to 35
feet in height
• Buildings in M1, M2, M3, MA and M1-C could have walls over 200 feet in
length if screened with plantings
• Buildings in GC-MU could not exceed 200 feet in length
Given the zoning and shoreline height restrictions already in place and the recent
adoption of the DSAP, extending the 35-foot limitation to 1,000 feet is no longer
appropriate. Also, in light of shoreline landscape requirements and design
guidelines, amending the building length exception to include GC-MU is logical.
Accordingly, Option 1 is the staff preferred option. Staff will be present at the July
14th workshop to discuss these options in more detail.
EG:pm \S:\Perm it\Pla n\ZONING_CODE_AMENDMENTS\2014\ZCA-2014-3Green RiverCorridorDist\LUPB\07-14-14_LUPB_Memo.doc
Enc: Attach 1-Green River Corridor Map
cc: Ben Wolters, Economic and Community Development Director
Charlene Anderson,AICP, Planning Manager
David Galazin,Assistant City Attorney
Project File ZCA-2014-3
12
ATTACHMENT 13
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