HomeMy WebLinkAboutCity Council Committees - Economic and Community Development - 06/08/2015 e
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ECONOMIC & COMMUNITY DEVELOPMENT COMMITTEE MINUTES
June 08, 2015
Committee Members Committee Chair Bill Boyce and Jim Berrios present with Dennis
Higgins excused. Boyce called the meeting to order at 5:00 pm.
1. Call to Order
2. Roll Call
3. Changes to the Agenda Chair Boyce amended the Agenda to include comments from
the public on agenda topic 7, Accessory Dwelling Units Code Amendment,
4. Approval of Minutes
Barrios MOVED and Boyce SECONDED a Motion to Approve the Minutes of
May 11, 2015. Motion PASSED 2-0.
5. Multifamily Tax Exemption Code Amendment
David Galazin, Assistant City Attorney, spoke about available options for amending the
Multifamily Tax Exemption credit program through ordinance. Galazin researched some of
the other jurisdictions that have adopted programs pursuant to RCW 84.14, and found they
were all similar in terms of what they provided. However, he was unable to find any other
jurisdictions that have disqualified projects or adopted criteria for projects receiving funding
from other sources.
Matt Gilbert, Principal Planner, spoke about the two primary types of credit or incentive
programs available for multifamily housing, e.g., affordable housing through the State
Housing Finance Commission and energy efficiency through retrofitting. Gilbert stated that
should this provision be put in place, developers would be foregoing any other affordable
housing types of incentives.
Ben Wolters, Economic and Community Development Director, spoke about affordable
housing in Kent and stated that there are sufficient incentive programs available to be able
to eliminate the option of double-dipping while keeping the overall tax exemption
opportunity.
At the July Committee meeting staff will present additional market research and a draft
ordinance for consideration.
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6. Brownfields Grant Update
Erin George, Senior Planner, referenced a PowerPoint presentation and gave an overview of
the Brownfields Assessment Grant. The brownfield assessments facilitate redevelopment of
underdeveloped, contaminated land. George advised that the $400,000 grant funding can
only be used for assessment activities and not the actual cleanup.
George stated that with assistance from City consultant Stantec, the citywide inventory of
the brownfields identified 1000 potential sites from 28,000 parcels. Those sites were scored
and ranked by environmental and economic (e.g., vacancy) indicators and narrowed down
to 36 high opportunity brownfields sites which are now being evaluated for possible use of
the grant funding for assessments. George spoke about the 3 focus areas containing
multiple brownfields: Meeker Corridor, Kent Highlands, and the Midway.
George elaborated on the Kent Highlands focus area centered on the former Kent Highlands
landfill. George stated that a Kent Highlands Stakeholders Committee was formed and a
design charrette was held in July, 2014, to envision how the area could redevelop.
Renderings which detail a mixed use development, gateway location, and regional draw
were created. George pointed out a potential retail area, hotel, townhomes, corporate
headquarters, offices, an amphitheater, and a park and ride on one of the renderings,
Another rendering highlighted the retail center vision of outdoor vendors, trails, and an
overall vibrant site. George spoke of the market analysis, near-term, mid-term, and long-
term opportunities. George stated that the renderings were compiled with background
information, landfill data, and a market analysis, into a Kent Highlands Focus Area
Brownfield Redevelopment Study.
George elaborated on sites in the Meeker Corridor focus area, i.e. the vacant Cancer Care
property at 64th & Meeker, a former Shell gas station near Russell Road & Meeker, a former
dry cleaner near 6th & Meeker and the Sound Transit gravel lot at Smith and Railroad
Avenue. George stated that the grant funding cannot be used directly for the Shell gas
station due to Shell Company being liable for the contamination. George mentioned that a
letter was sent to Shell to stress the importance of the site cleanup. Staff will continue to
contact and work with Shell to continue pressure on the cleanup.
George stated that the City is reserving some grant funding for brownfields in the Midway
focus area, pending Sound Transit's selection of the preferred light rail alignment. Grant
funding will be focused on sites that will not be assessed by Sound Transit, with the goal of
further supporting transit oriented development in the area.
George spoke about the the first site to get property owner approval, the Maralco site. The
former aluminum smelter site ranked number 1 on the inventory. George stated that they
went bankrupt, leaving behind 20,000 cubic yards of black dross and a vacant building full
of hazardous waste. George mentioned that the current property owner bought out two
liens on the site but the uncertainty of the cost of cleanup caused the site to sit vacant for
30 years. With EPA approval, the property owner has agreed to share assessment costs
with the City and pay 1/3 of the cost to complete a Phase I and Phase II Report and a
Cleanup Action Plan with the goal to come up with the actual cost of the cleanup. George
stated that the property presents economic opportunity as re-use of the site would provide
jobs and generate tax revenue.
George advised that if brownfield parcels in Kent were cleaned up, these parcels could gain
up to $21 million in increased taxable value.
George stated that the City is halfway through the grant funding and was provided with a
one-year extension from EPA to September 2016. George confirmed that the City can
provide cost information and help with connecting property owners with further grant
funding for cleanup, special financing, or help to prepare to sell the property, but it's
ultimately up to the owner to do the cleanup.
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7. Accessory Dwelling Units Code Amendment
Hayley Bonsteel, Long Range Planner/GIS Coordinator, described Accessory Dwelling Units
(ADUs) as fully functioning units built in addition to a primary single family residence. ADUs
capitalize on housing stock and provide a source of income and flexible and creative living
solutions. In Kent, detached ADUs are limited to 800 square feet or 1/3 of the principal
unit, whichever is smaller. If the principal unit is new construction, ADUs are limited to 40%
of the principal unit.
Bonsteel spoke about a requested zoning code amendment (DKT-2014-1) for ADUs to allow
for an ADU and garage to be built on the same footprint. Current regulations in Kent do not
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allow for a detached garage and detached ADU to be in the same structure without
significant size restriction. Bonsteel referenced page 121 of the agenda packet which shows
a rendering of an example of a base lot. Bonsteel did a massing study and found that in
Bellevue, Bothell, Tukwila, and Tacoma, ADUs cannot be built on top of a garage, However,
in most other places, footprints can be combined into one structure.
Bonsteel stated that through this request for zoning code amendment, staff identified a
number of areas of the code that could be clarified. Bonsteel suggested options for
addressing ADU development and analyzing a larger code amendment managing accessory
structures on residential lots. Options include just addressing the footprint issue and
whether to count square footages separately, looking into adding regulations for managing
overall accessory structures, or promoting and incentivizing ADUs to encourage more to be
built in the city.
DKT-2014-1 applicant, Craig Preston, conveyed the need for a zoning code amendment for
ADUs. Preston described his proposal to build a barn structure with a shop below and an
ADU on top for a family member. Preston states that the structure meets all requirements
as a separate unit but not if the unit is counted within the same footprint. Preston offers his
property for marketing purposes.
Charlene Anderson, Planning Manager, stated that when the ADU code was established and
brought to Council, the intent was for the ADU and garage to be counted in its entirety.
Staff seeks Council direction on how to proceed, whether it be simply a clarification,
analysis of a broader perspective on ADUs and other accessory structures, or a combination
of the two.
Berrios would like to see samples of the current ADUs whether from Kent or Auburn. Chair
Boyce asked for more research analysis and examples to bring back to Committee around
November or December, 2015.
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8. School District Capital Facilities Plan
Anderson spoke about a letter received from the school district commenting on the lack of
capacity at schools surrounding the proposed Bandon West Subdivision. Anderson stated
that the City will send a response to the school district advising that school impact fees will
be collected based on the current interlocal and code language to address the impacts of
development on schools.
Anderson stated that the school districts serving Kent submit to the City Council on an
annual basis their capital facilities plans which include their 6-year enrollment projections,
standard of service, existing facilities and available capacity, and sources of funding for
meeting the adopted standard of service. Based on the school district capital facilities plans,
school impact fees are assessed on new dwelling units in the city.
Wolters mentioned that the impact fee is based on the capital facilities plan developed by
the school district and approved by the school board.
Wolters stated that the City will follow up with Dr. Stedry, Chief Business Officer for the
Kent School District for clarification of the comment letter and suggest having a more
formal meeting regarding projected student growth.
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9, Sound Transit Update
Anderson stated that on May 26, 2015, the City submitted comments to Sound Transit (ST)
for the Federal Way Link Extension (FWLE) which includes a station in the Kent-Des Moines
area, and potential stations at S. 26o`h Street, as well as the Star Lake Park and Ride.
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Anderson mentioned that the comments included as an attachment the May 5, 2015 letter
to the ST Board from Mayor Cooke and Council President regarding a preferred alternative.
Anderson elaborated on Staffs comments on the Draft Environmental Impact Statement
(DEIS) including a pedestrian bicycle overpass over SR99, future I-5 overpass from the
West Hill neighborhood to connect to the east side of I-5, minimizing solar, visual, and
noise impacts to those residences along I-5 in Kent, basic traffic impacts, and the need for
east-to-west bus connections to and from the Sounder light rail to serve the industrial area.
Anderson stated that comments on the DEIS can be viewed at www.federalwaylink.org.
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10. ShoWare Update and Economic Development Update Report
Wolters stated he is working on a response letter to the editor of the Kent Reporter
regarding comments on ShoWare's financial status. The letter references some non-
restaurant businesses that have benefitted as a result of ShoWare being in Kent.
Wolters spoke about ShoWare's income statement being ahead of budget as ShoWare is
currently under its projected loss amount of over $400,000. Wolters mentioned the ongoing
repairs and monitoring of the ice plant and stated that once the hockey season was
complete, the system was immediately shut down and technical experts from PermaCold
took apart all the machinery. Results showed that repairs made in 2014 were effective as
there are no recurring or new damages to the equipment. Wolters stated that the City is
evaluating and will likely move forward with recommended alterations from PrermaCold to
make the equipment run more efficiently and to reduce any future malfunctions. Wolters
stated that the City is in ongoing discussions with the parties involved in the construction of
ShoWare and there are settlement talks being scheduled over the summer.
Wolters spoke about the collaboration between the Economic and Community Development
department (ECD), the Kent Downtown Partnership (KDP), and the Parks Cultural Services
Group to bring together both public and private funding to create an attractive gateway at
the Meeker Street underpass of 167. At a recent KDP fundraising and auction dinner at the
ShoWare Center, $9,500 was raised to go toward that project. Wolters mentioned the funds
carried over from Council ($61,000) to implement the Downtown Strategic Plan and the
Economic Development Strategy. Those funds are sufficient to do the basic cleaning and
replace the fencing. The Public Arts Group could put forth $20,000 toward the artistic
gateway feature plus about $10,000 from KDP. Bill Ellis, Economic Development Analyst will
present this to the service clubs including the Kent Lions who have expressed interest in
the project. Wolters will continue to update the Committee on this project.
Wolters spoke about the success of Agave and the upcoming opening of Wingstop in the
Kent Station, and the development of Cafe Rio and Habbit Burger in the Lake Meridian
Shopping Center.
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Adiournment
Chair Boyce adjourned the meeting at 6:45 p.m. —
Alixandria Lu, lecretary,
Economic & Community Development Committee
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ECDC Minutes
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