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HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 07/28/2014 (3) LAND USE & PLANNING BOARD KENT MINUTES July 28, 2014 Call to Order Ottini called the meeting to order at 7:00 pm. Roll Call Land Use & Planning Board Members: Chair Jack Ottini, Vice Chair Randall Smith, Barbara Phillips, Frank Cornelius, Navdeep Gill, Alan Gray, and Katherine Jones were in attendance. City Staff: Economic & Community Development Director Ben Wolters, Planning Director Fred Satterstrom; Planning Manager Charlene Anderson, Senior Planner Erin George, Assistant City Attorney David Galazin 3. Approval of Minutes Board member Smith Moved and Board member Gray Seconded a Motion to Approve the June 23, 2014 Minutes as corrected to reflect the adjournment time of 9:05 pm rather than 7:05 pm. Motion CARRIED 7-0. 4. Added Items None S. Communications Satterstrom stated that Erin George will introduce three letters, received by the City, into the record during the public hearing. 6. Notice of Upcomina Meetinas Not Addressed 7. Public Hearina Riverbend Surplus Property CPA-2014-1 / CPZ-2014-1 Planning Director Fred Satterstrom stated that staff would address concerns raised by the Board at their workshops concerning transitioning this site from a park to a commercial/urban environment, and associated zoning and economic development issues between this site and downtown. Economic and Community Development Director Ben Wolters stated that Kent City Council deliberated over whether or not to sell the Riverbend Surplus property, formerly described as the Par 3 Golf Course at the Riverbend Golf complex. Council considered the funding requirements necessary for the golf complex to continue to serve the community over the next 20 or 30 years. The decision was made to explore opportunities to sell the portion of the golf course called Par-3 in order to generate revenue that would sustain the golf course and allow for needed improvements over the coming years. Council directed the Economic and Community Development Department to explore market interests in the property. The Council and Mayor have expressed that they will not sell this property for anything other than a high quality project that will support the financial needs of the golf enterprise and be a major positive contributor to this community. Staff approached Council's vision for quality development by recommending a mixed use zoning designation that would allow for a mix of housing, variety of entertainment and other amenities, with some retail, commercial and office. Staff believes mixed-use development offers the best opportunity for what Council envisions for this site, with the potential to create a sense of place, a destination in its own right, and a positive symbiotic relationship with the golf course across the way. Wolters spoke about the opportunities for locating a marquee project at this end of Meeker Street, which is a gateway to Kent, and spoke of the City's long-term vision of connecting and anchoring the Meeker St. Corridor with centers on both ends. Wolters spoke of additional Meeker St. Corridor projects. Economic Development is in the process of marketing the vacant eight-acre Naden property owned by the City which is one site being considered for possible FAA headquarters. The Naden site is located off of Meeker on the east side of SR 167 and would connect and contribute to the Meeker Street corridor. Furthermore, significant cosmetic and maintenance improvements are proposed for the Meeker Street underpass that will create a more attractive and improved pedestrian and bike connection between downtown east of SR 167 and the downtown area of Washington Avenue and Meeker Street. Wolters stated that the Parks and Operations Committees and Full Council heard a presentation from Oak Point Development (formerly Yarrow Bay), a company with a strong reputation in South County as a quality developer. Oak Point is moving from strictly single family residential to mixed use development following a development trend seen throughout the region. Wolters stated that Oak Point was interested in this site, volunteering their time to provide some conceptual design drawings of what might be possible for the site. Economic Development (ED) is preparing a Request for Proposal (RFP) and Request for Qualifications (RFQ) for the Riverbend Surplus Property, which will set the stage for a competitive process in the coming months. Staff talked with two other developers interested in the site; both have mixed-use and other types of development experience. Wolters stated that environmental review of a proposal for development of the site will ultimately determine what mitigation will be needed to support the development. A preliminary survey determined that Kent has adequate sewer and water capacity to serve the site. Preliminary analysis of roadway capacities indicate that the road from 641h Avenue to the bridge will need to be addressed but that the bridge itself should not pose issues, as there are a number of alternative routes that can be accessed onto and off the site along Meeker Street. Senior Planner Erin George stated that the site is located in close proximity to freeways, is centrally located between I-5 and SR 167, has direct access to Meeker Street and SR-516, and is located on the Green River. This is a gateway site as one can drop down from I-5 and proceed down Meeker Street to the downtown area. In analyzing land use and zoning designations for the site, staff factored in access, topography, environmental constraints, surrounding zoning and uses. Staff considered the site's proximity to the downtown area (with nearby services and entertainment) which by adoption of the Downtown Subarea Action Plan was extended west to 641h. The Riverbend Surplus Property consists of 24 acres of flat topography with a lot of potential for mixed-use development such as retail, office, and multifamily, as well as 1500 feet of frontage along Meeker street making this site desirable for employees and customers. There is approximately 2000 feet of river and trail frontage on this site. Kent's Shoreline Master Program (SMP) regulates areas within 200 feet of the Green River wherein residential development is not allowed. Any uses within the 200 feet must be water related such as a restaurant with views or a boat rental facility. George stated that the current Comprehensive Plan Designation for most of the Riverbend Surplus Property is (OS)-Park and Open Space with a current zoning designation of SR-1 for low density development. The site is a split-zoned site; the eastern half of the site is zoned MR-M, Medium Density Multifamily Residential. George described four options for considering zoning and comprehensive plan land use plan map designations. The first two are mixed use options as envisioned by the City Council: Option 1 recommends (MCR) Midway Commercial Residential zoning, a zone recently created by the Midway Subarea Action Plan to allow a variety of uses. The MCR zoning district prohibits auto-oriented uses, is pedestrian focused and intended for Highway 99 in the Midway area, but the uses allowed could be appropriate for the subject site. The comprehensive plan land use map designation would be (MU) Mixed Use or (TOC) Transit LUPB Minutes July 28,2014 Page 2 of 5 Oriented Community, with a 200-foot height limitation. Option 2 recommends (GC-MU) General Commercial-Mixed Use zoning, allowing a broad mix of uses and more commercial variety. The GC-MU zoning district allows auto-oriented uses, and in a mixed-use residential development requires a minimum of 5% commercial use. Buildings may be 65 feet in height. The comprehensive plan designation would be (MU) Mixed Use. Option 3 recommends (MR-M) Medium Density Multifamily Residential zoning which would allow stand-alone residential. The MR-M designation would be a natural extension of what exists on the east side of the site. The comprehensive plan designation would be (MDMF) Medium Density Multifamily. Option 4 recommends 'No Action', retaining the existing split zoning on the site. Staff recommends Option 2 which is consistent with the Council's goal for mixed use on the site and is a good first step towards a quality mixed-use development at this location. Staff believes the 65-foot height limit is reasonable given the market and is appropriate given the nearby GC-MU zoning which was extended through the recent adoption of the Downtown Subarea Action Plan (DSAP). George submitted three (3) exhibits for the record identified as: Exhibit 1-a letter from Helen Owen, owner of Colony Park Apartments, requesting that a row of trees bordering the Par 3 property (buffering the apartments from the Par 3 site) will be retained. Exhibit 2- Email correspondence from Karen Walter with Muckleshoot Indian Tribes Fisheries Commission, concerned with protecting tribal fishing access and the River from unnecessary tree shading. Exhibit 3-a letter from Edward Lee Vargas, Superintendent of the Kent School District concerned about the impact on schools if housing is built on the site as the District does not have the capacity to absorb additional students. George noted that Kent City Code requires school impact fees for all new residential development in the amount of $3378.00 per multifamily residential dwelling unit. Smith MOVED and Phillips SECONDED a Motion to accept the Exhibits into the record. Motion PASSED 7-0. Ottini MOVED and Smith SECONDED a Motion to Open the Public Hearing. Motion PASSED 7-0. The following citizens spoke in opposition to implementing any zoning or comprehensive plan designation changes, urging the Board to retain current zoning and leave the site as open space for recreational opportunities: Chris Ulrich, 23850, 43' Ave S; Richard Burgess 23619 51" Avenue S; Thomas Brice, 6221 S 251" Place; Manuel Espinosa, 4110 S 243r' Place; Richard Sample, 24725 43r' Avenue S; Robbie Cisney, 615 W Harrison St., Apt 301; John Bruns, 24815 42"' Avenue S; Dan Ulrey, 332 Alvord Avenue; and Bruce Merle, 23515 1281h Ct SE. The following citizens spoke in favor of development and implementing zoning and comprehensive plan designation changes: Charles Silver, 3531 S 263r' and Robert Loeliger, 4126 S 243' Place. Seeing no further speakers, Smith MOVED and Phillips SECONDED a Motion to Close the Public Hearing. Motion PASSED 7-0. In response to concerns from the Board members, Satterstrom stated that the Board's responsibility is to consider rezoning options for the site were development to occur, explaining that it is not the act of rezoning that develops the property. He assured the Board that Parks can exist in any zone. He stated that traffic mitigation will be expensive and that developers will pay whether it includes bridge repair or replacement. Staff's vision is that it is a tremendous gateway location for development that the community will be proud of. It will front Meeker Street and begin to form a connection with the commercial center at the other end of the downtown Meeker Street area. LUPB Minutes July 28,2014 Page 3 of 5 Jones spoke in support of Option Two, requesting that the city be given some flexibility to work with the developer; she mentioned she would like to see height restrictions in place. Phillips stated that she recommends a Board be established to involve citizens in the development process. She encouraged staff to consider a community center for youth activities and would like park space to be included as part of any potential development. Wolters responded to questions and concerns raised by the Board, stating that staff is still developing a process and retained a brokerage service to help Kent explore what the market potential is for this site. The analysis will inform, confirm or deny the potential for development on this site. Based upon the analysis report, staff will craft the type of quality development Kent envisions. Kent will then move forward with the Request for Qualifications (RFQ), the first step in a two-step selection process. Wolters assured the Board that City Council had the difficult decision of trying to balance an absolute need to generate revenue in order to secure the future of the golf complex for decades to come. The Council will not accept just any development. It has to be a positive quality project that will contribute to the city. Wolters stated that the RFQ is a general invitation for developers to submit information on whether they have the experience, the financial wherewithal, the staff or the development team to actually be a successful developer on this site. Those developers who respond to the RFQ will be reviewed by an advisory group who will winnow the list down to no more than three contenders from which the City Council will ultimately make their selection. From that point forward, the City would enter into negotiations with the apparent successor on a development agreement that would be tied to a purchase and sales agreement. Wolters added the City collects school impact fees that are redistributed back to the school district. The Kent School District (KSD) has grown tremendously in their school population so that it is likely the KSD will have to pursue a bond measure for new construction that goes beyond their own impact fees. Concluding deliberations, Ottini MOVED and Jones SECONDED a Motion to recommend to the City Council Option Two - a Comprehensive Plan Land Use Designation of MU Mixed Use and a zoning designation of GC-MU General Commercial Mixed Use for the Riverbend Surplus Property. After calling for discussion, Jones asked to add an amendment recommending inclusion of a citizen's advisory board with attention to walkability, human scale design, height restrictions, and public use. Motion Died for lack of a vote. After further discussion Ottini MOVED and Cornelius SECONDED a Motion to recommend to the City Council approval of Option 2 - a Comprehensive Plan Land Use Designation of MU, Mixed Use and a zoning designation of GC-MU General Commercial Mixed Use for the Riverbend Surplus Property, with an amendment to recommend that City Council use a citizen advisory process to address issues such as walkability, human scale design, height restrictions, and public use spaces. Motion PASSED unanimously 7-0 as amended. Green River Corridor District Zoning Code Amendment ZCA-2014-3 George stated that the LUPB discussed the proposed zoning code amendment at their July 141h workshop. This item traces back to the 70's with the Shoreline Management Act, followed by the Kent Shoreline Master Program that regulates areas within 200 feet of shorelines such as the Green River. In 1980 and 1981 a couple of studies were adopted studying the Valley and the Green River. In 1985 the Green River Corridor District LUPB Minutes July 28,2014 Page 4 of 5 Regulations were passed by Kent City Council to regulate areas within 1000 feet of the Green River. Building height is regulated by three layers of regulations. The SMP limits height within 200 feet of the river to 35 feet if views are impacted. The zoning code limits building height according to each zoning district. Most zoning districts within the valley limit height to 35 or 40 feet. Building heights were increased to 65 feet within the GC-MU zone with the adoption of the Downtown Strategic Action Plan. Building heights can be increased by 25 percent in any zoning district with Administrative Variances. This proposal seeks to eliminate the 35- foot height limitation in the Green River Corridor District. It is duplicative and staff would like to streamline and simplify the zoning code related to building heights. Building length is limited to 200 feet within 1000 feet of the river. Currently there is an exception in the zoning code for industrial properties so that buildings in the MA, M1, M2, M3 and MI-C zones may be longer if they provide vegetative screening. The proposal considers including GC-MU in that exception so that buildings in GC-MU could be potentially longer than 200 feet if they provide vegetative screening. Mixed Use Design Guidelines are required in the GC-MU zoning district. Aesthetic treatment is required to break up appearance of blank walls and bulk buildings. Shoreline regulations require a 15-foot landscape buffer where blank walls and parking abut the Green River trail. George described four options: Option 1 eliminates height restriction in the Green River Corridor District and adds GC-MU to the building length exception. Option 2 retains the height limit in that 1000 feet corridor, and exempts GC-MU from the height limit, then adds GC-MU to the building length exception. Option 3 retains the height limit except for GC-MU but does not change the building length exception. Option 4 is 'No Action'. Staff recommends Option 1 which resolves the inconsistency with the DSAP/GC-MU which allows 65 feet in height and the Green River Corridor District when a portion of that GC-MU area is within 1000 feet of the Green River. Option One avoids duplication between the Zoning Code and the SMP. Including GC-MU in the building length exception is appropriate given the overlapping regulations with shoreline, landscaping and design review. Ottini Opened the Public Hearing. Seeing no speakers, Ottini Closed the Public Hearing. Cornelius MOVED and ]ones SECONDED a Motion to recommend to the City Council approval of Option 1 as recommended by staff amending the zoning code to eliminate the Green River Corridor District height restriction and adding the GC-MU to the building length exception. Motion PASSED unanimously 7-0. Adiournment Ottini adjourned the meeting at 9:25 pm. Charlene Anderson, AICP, Planning Manager/Board Secretary P:\P1anning\LUPB\2014\Minutes\07-28-14 final.doc LUPB Minutes July 28,2014 Page 5 of 5 LAND USE & PLANNING BOARD KENT MINUTES July 28, 2014 Call to Order Ottini called the meeting to order at 7:00 pm. Roll Call Land Use & Planning Board Members: Chair Jack Ottini, Vice Chair Randall Smith, Barbara Phillips, Frank Cornelius, Navdeep Gill, Alan Gray, and Katherine Jones were in attendance. City Staff: Economic & Community Development Director Ben Wolters, Planning Director Fred Satterstrom; Planning Manager Charlene Anderson, Senior Planner Erin George, Assistant City Attorney David Galazin 3. Approval of Minutes Board member Smith Moved and Board member Gray Seconded a Motion to Approve the June 23, 2014 Minutes as corrected to reflect the adjournment time of 9:05 pm rather than 7:05 pm. Motion CARRIED 7-0. 4. Added Items None S. Communications Satterstrom stated that Erin George will introduce three letters, received by the City, into the record during the public hearing. 6. Notice of Upcomina Meetinas Not Addressed 7. Public Hearina Riverbend Surplus Property CPA-2014-1 / CPZ-2014-1 Planning Director Fred Satterstrom stated that staff would address concerns raised by the Board at their workshops concerning transitioning this site from a park to a commercial/urban environment, and associated zoning and economic development issues between this site and downtown. Economic and Community Development Director Ben Wolters stated that Kent City Council deliberated over whether or not to sell the Riverbend Surplus property, formerly described as the Par 3 Golf Course at the Riverbend Golf complex. Council considered the funding requirements necessary for the golf complex to continue to serve the community over the next 20 or 30 years. The decision was made to explore opportunities to sell the portion of the golf course called Par-3 in order to generate revenue that would sustain the golf course and allow for needed improvements over the coming years. Council directed the Economic and Community Development Department to explore market interests in the property. The Council and Mayor have expressed that they will not sell this property for anything other than a high quality project that will support the financial needs of the golf enterprise and be a major positive contributor to this community. Staff approached Council's vision for quality development by recommending a mixed use zoning designation that would allow for a mix of housing, variety of entertainment and other amenities, with some retail, commercial and office. Staff believes mixed-use development offers the best opportunity for what Council envisions for this site, with the potential to create a sense of place, a destination in its own right, and a positive symbiotic relationship with the golf course across the way. Wolters spoke about the opportunities for locating a marquee project at this end of Meeker Street, which is a gateway to Kent, and spoke of the City's long-term vision of connecting and anchoring the Meeker St. Corridor with centers on both ends. Wolters spoke of additional Meeker St. Corridor projects. Economic Development is in the process of marketing the vacant eight-acre Naden property owned by the City which is one site being considered for possible FAA headquarters. The Naden site is located off of Meeker on the east side of SR 167 and would connect and contribute to the Meeker Street corridor. Furthermore, significant cosmetic and maintenance improvements are proposed for the Meeker Street underpass that will create a more attractive and improved pedestrian and bike connection between downtown east of SR 167 and the downtown area of Washington Avenue and Meeker Street. Wolters stated that the Parks and Operations Committees and Full Council heard a presentation from Oak Point Development (formerly Yarrow Bay), a company with a strong reputation in South County as a quality developer. Oak Point is moving from strictly single family residential to mixed use development following a development trend seen throughout the region. Wolters stated that Oak Point was interested in this site, volunteering their time to provide some conceptual design drawings of what might be possible for the site. Economic Development (ED) is preparing a Request for Proposal (RFP) and Request for Qualifications (RFQ) for the Riverbend Surplus Property, which will set the stage for a competitive process in the coming months. Staff talked with two other developers interested in the site; both have mixed-use and other types of development experience. Wolters stated that environmental review of a proposal for development of the site will ultimately determine what mitigation will be needed to support the development. A preliminary survey determined that Kent has adequate sewer and water capacity to serve the site. Preliminary analysis of roadway capacities indicate that the road from 641h Avenue to the bridge will need to be addressed but that the bridge itself should not pose issues, as there are a number of alternative routes that can be accessed onto and off the site along Meeker Street. Senior Planner Erin George stated that the site is located in close proximity to freeways, is centrally located between I-5 and SR 167, has direct access to Meeker Street and SR-516, and is located on the Green River. This is a gateway site as one can drop down from I-5 and proceed down Meeker Street to the downtown area. In analyzing land use and zoning designations for the site, staff factored in access, topography, environmental constraints, surrounding zoning and uses. Staff considered the site's proximity to the downtown area (with nearby services and entertainment) which by adoption of the Downtown Subarea Action Plan was extended west to 641h. The Riverbend Surplus Property consists of 24 acres of flat topography with a lot of potential for mixed-use development such as retail, office, and multifamily, as well as 1500 feet of frontage along Meeker street making this site desirable for employees and customers. There is approximately 2000 feet of river and trail frontage on this site. Kent's Shoreline Master Program (SMP) regulates areas within 200 feet of the Green River wherein residential development is not allowed. Any uses within the 200 feet must be water related such as a restaurant with views or a boat rental facility. George stated that the current Comprehensive Plan Designation for most of the Riverbend Surplus Property is (OS)-Park and Open Space with a current zoning designation of SR-1 for low density development. The site is a split-zoned site; the eastern half of the site is zoned MR-M, Medium Density Multifamily Residential. George described four options for considering zoning and comprehensive plan land use plan map designations. The first two are mixed use options as envisioned by the City Council: Option 1 recommends (MCR) Midway Commercial Residential zoning, a zone recently created by the Midway Subarea Action Plan to allow a variety of uses. The MCR zoning district prohibits auto-oriented uses, is pedestrian focused and intended for Highway 99 in the Midway area, but the uses allowed could be appropriate for the subject site. The comprehensive plan land use map designation would be (MU) Mixed Use or (TOC) Transit LUPB Minutes July 28,2014 Page 2 of 5 Oriented Community, with a 200-foot height limitation. Option 2 recommends (GC-MU) General Commercial-Mixed Use zoning, allowing a broad mix of uses and more commercial variety. The GC-MU zoning district allows auto-oriented uses, and in a mixed-use residential development requires a minimum of 5% commercial use. Buildings may be 65 feet in height. The comprehensive plan designation would be (MU) Mixed Use. Option 3 recommends (MR-M) Medium Density Multifamily Residential zoning which would allow stand-alone residential. The MR-M designation would be a natural extension of what exists on the east side of the site. The comprehensive plan designation would be (MDMF) Medium Density Multifamily. Option 4 recommends 'No Action', retaining the existing split zoning on the site. Staff recommends Option 2 which is consistent with the Council's goal for mixed use on the site and is a good first step towards a quality mixed-use development at this location. Staff believes the 65-foot height limit is reasonable given the market and is appropriate given the nearby GC-MU zoning which was extended through the recent adoption of the Downtown Subarea Action Plan (DSAP). George submitted three (3) exhibits for the record identified as: Exhibit 1-a letter from Helen Owen, owner of Colony Park Apartments, requesting that a row of trees bordering the Par 3 property (buffering the apartments from the Par 3 site) will be retained. Exhibit 2- Email correspondence from Karen Walter with Muckleshoot Indian Tribes Fisheries Commission, concerned with protecting tribal fishing access and the River from unnecessary tree shading. Exhibit 3-a letter from Edward Lee Vargas, Superintendent of the Kent School District concerned about the impact on schools if housing is built on the site as the District does not have the capacity to absorb additional students. George noted that Kent City Code requires school impact fees for all new residential development in the amount of $3378.00 per multifamily residential dwelling unit. Smith MOVED and Phillips SECONDED a Motion to accept the Exhibits into the record. Motion PASSED 7-0. Ottini MOVED and Smith SECONDED a Motion to Open the Public Hearing. Motion PASSED 7-0. The following citizens spoke in opposition to implementing any zoning or comprehensive plan designation changes, urging the Board to retain current zoning and leave the site as open space for recreational opportunities: Chris Ulrich, 23850, 43' Ave S; Richard Burgess 23619 51" Avenue S; Thomas Brice, 6221 S 251" Place; Manuel Espinosa, 4110 S 243r' Place; Richard Sample, 24725 43r' Avenue S; Robbie Cisney, 615 W Harrison St., Apt 301; John Bruns, 24815 42"' Avenue S; Dan Ulrey, 332 Alvord Avenue; and Bruce Merle, 23515 1281h Ct SE. The following citizens spoke in favor of development and implementing zoning and comprehensive plan designation changes: Charles Silver, 3531 S 263r' and Robert Loeliger, 4126 S 243' Place. Seeing no further speakers, Smith MOVED and Phillips SECONDED a Motion to Close the Public Hearing. Motion PASSED 7-0. In response to concerns from the Board members, Satterstrom stated that the Board's responsibility is to consider rezoning options for the site were development to occur, explaining that it is not the act of rezoning that develops the property. He assured the Board that Parks can exist in any zone. He stated that traffic mitigation will be expensive and that developers will pay whether it includes bridge repair or replacement. Staff's vision is that it is a tremendous gateway location for development that the community will be proud of. It will front Meeker Street and begin to form a connection with the commercial center at the other end of the downtown Meeker Street area. LUPB Minutes July 28,2014 Page 3 of 5 Jones spoke in support of Option Two, requesting that the city be given some flexibility to work with the developer; she mentioned she would like to see height restrictions in place. Phillips stated that she recommends a Board be established to involve citizens in the development process. She encouraged staff to consider a community center for youth activities and would like park space to be included as part of any potential development. Wolters responded to questions and concerns raised by the Board, stating that staff is still developing a process and retained a brokerage service to help Kent explore what the market potential is for this site. The analysis will inform, confirm or deny the potential for development on this site. Based upon the analysis report, staff will craft the type of quality development Kent envisions. Kent will then move forward with the Request for Qualifications (RFQ), the first step in a two-step selection process. Wolters assured the Board that City Council had the difficult decision of trying to balance an absolute need to generate revenue in order to secure the future of the golf complex for decades to come. The Council will not accept just any development. It has to be a positive quality project that will contribute to the city. Wolters stated that the RFQ is a general invitation for developers to submit information on whether they have the experience, the financial wherewithal, the staff or the development team to actually be a successful developer on this site. Those developers who respond to the RFQ will be reviewed by an advisory group who will winnow the list down to no more than three contenders from which the City Council will ultimately make their selection. From that point forward, the City would enter into negotiations with the apparent successor on a development agreement that would be tied to a purchase and sales agreement. Wolters added the City collects school impact fees that are redistributed back to the school district. The Kent School District (KSD) has grown tremendously in their school population so that it is likely the KSD will have to pursue a bond measure for new construction that goes beyond their own impact fees. Concluding deliberations, Ottini MOVED and Jones SECONDED a Motion to recommend to the City Council Option Two - a Comprehensive Plan Land Use Designation of MU Mixed Use and a zoning designation of GC-MU General Commercial Mixed Use for the Riverbend Surplus Property. After calling for discussion, Jones asked to add an amendment recommending inclusion of a citizen's advisory board with attention to walkability, human scale design, height restrictions, and public use. Motion Died for lack of a vote. After further discussion Ottini MOVED and Cornelius SECONDED a Motion to recommend to the City Council approval of Option 2 - a Comprehensive Plan Land Use Designation of MU, Mixed Use and a zoning designation of GC-MU General Commercial Mixed Use for the Riverbend Surplus Property, with an amendment to recommend that City Council use a citizen advisory process to address issues such as walkability, human scale design, height restrictions, and public use spaces. Motion PASSED unanimously 7-0 as amended. Green River Corridor District Zoning Code Amendment ZCA-2014-3 George stated that the LUPB discussed the proposed zoning code amendment at their July 141h workshop. This item traces back to the 70's with the Shoreline Management Act, followed by the Kent Shoreline Master Program that regulates areas within 200 feet of shorelines such as the Green River. In 1980 and 1981 a couple of studies were adopted studying the Valley and the Green River. In 1985 the Green River Corridor District LUPB Minutes July 28,2014 Page 4 of 5 Regulations were passed by Kent City Council to regulate areas within 1000 feet of the Green River. Building height is regulated by three layers of regulations. The SMP limits height within 200 feet of the river to 35 feet if views are impacted. The zoning code limits building height according to each zoning district. Most zoning districts within the valley limit height to 35 or 40 feet. Building heights were increased to 65 feet within the GC-MU zone with the adoption of the Downtown Strategic Action Plan. Building heights can be increased by 25 percent in any zoning district with Administrative Variances. This proposal seeks to eliminate the 35- foot height limitation in the Green River Corridor District. It is duplicative and staff would like to streamline and simplify the zoning code related to building heights. Building length is limited to 200 feet within 1000 feet of the river. Currently there is an exception in the zoning code for industrial properties so that buildings in the MA, M1, M2, M3 and MI-C zones may be longer if they provide vegetative screening. The proposal considers including GC-MU in that exception so that buildings in GC-MU could be potentially longer than 200 feet if they provide vegetative screening. Mixed Use Design Guidelines are required in the GC-MU zoning district. Aesthetic treatment is required to break up appearance of blank walls and bulk buildings. Shoreline regulations require a 15-foot landscape buffer where blank walls and parking abut the Green River trail. George described four options: Option 1 eliminates height restriction in the Green River Corridor District and adds GC-MU to the building length exception. Option 2 retains the height limit in that 1000 feet corridor, and exempts GC-MU from the height limit, then adds GC-MU to the building length exception. Option 3 retains the height limit except for GC-MU but does not change the building length exception. Option 4 is 'No Action'. Staff recommends Option 1 which resolves the inconsistency with the DSAP/GC-MU which allows 65 feet in height and the Green River Corridor District when a portion of that GC-MU area is within 1000 feet of the Green River. Option One avoids duplication between the Zoning Code and the SMP. Including GC-MU in the building length exception is appropriate given the overlapping regulations with shoreline, landscaping and design review. Ottini Opened the Public Hearing. Seeing no speakers, Ottini Closed the Public Hearing. Cornelius MOVED and ]ones SECONDED a Motion to recommend to the City Council approval of Option 1 as recommended by staff amending the zoning code to eliminate the Green River Corridor District height restriction and adding the GC-MU to the building length exception. Motion PASSED unanimously 7-0. Adiournment Ottini adjourned the meeting at 9:25 pm. Charlene Anderson, AICP, Planning Manager/Board Secretary P:\P1anning\LUPB\2014\Minutes\07-28-14 final.doc LUPB Minutes July 28,2014 Page 5 of 5