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HomeMy WebLinkAboutCity Council Meeting - Council Workshop - Agenda - 01/18/2000 CITY OF �211Mr Jim White, Mayor INVIC'CA COUNCIL WORKSHOP AGENDA The Council Workshop will meet in Chambers East in Kent City Hall at 5:30 PM on Tuesday, January 18,2000. Council Members: President Leona Orr, Sandy Amodt, Tom Brotherton, Tim Clark, Connie Epperly,Judy Woods, Rico Yingling Speaker Time 1. Comp Plan Amendments Matt Jackson, Fred Satterstrom 40 minutes 2. Legislative Update Dena Laurent 10 minutes The Council Workshop meets each month on the first Tuesday at 5:OOPM and the third Tuesday at 5:30 PM in Chambers East unless otherwise noted. For agenda information please call Jackie Bicknell at (253) 856- 5712. 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. 220 4th AVE.SO., /KENT,WASHINGTON 98032-5895/TELEPHONE (253)856-5200 r� r r CITY C i ,Jim White, Mayor rN V ICTA - V Planning Department (253) 856-54541FAX(253) 856-6454 James P. Harris, Planning Director STAFF REPORT January 18, 2000 TO: LEONA ORR, PRESIDENT AND CITY COUNCIL MEMBERS FROM: MAYOR JIM WHITE SUBJECT: #CPA-99-3 (A-J) / #CPZ-99- (1-9) 1999 COMPREHENSIVE PLAN AND ZONING AMENDMENTS It is my pleasure to forward to the Council the Land Use and Planning Board's recommended Comprehensive Plan and Zoning Amendments for 1999. These recommendations are presented to you as per RCW, 35A.63.070, 071 and 072. It is my understanding that the Council will hold a workshop to discuss these amendments and the implementing zoning changes on January 18. Attached is the Land Use and Planning Board's recommendations for both the Comprehensive Plan changes (CPA-99-3, A-J) and the implementing zoning amendments (CPZ-99-1, 1-9). The Land Use and Planning Board conducted public hearings on Comprehensive Plan and implementing zoning on November 22 and 29, 1999. As outlined in the attached staff report, the City received ten proposed amendments to the comprehensive plan. Nine of these requests involve changes to the Land Use Plan Map. The proposed comprehensive plan amendments have been reviewed concurrently with corresponding changes to the Kent zoning map, where applicable. The Land Use and Planning Board considered the following applications at their public hearings. A summary of each application is provided below, followed by the Planning Board's recommended action on amending the Land Use Plan Map and zoning map (see attachments A and B). Proposal A - A change to the Land Use Plan Map from Single Family Residential one unit per acre to Single Family Residential 3 units per acre for the property located at 14845 SE 264th Street. (Cairnes #CPA-99-3(A)/#CPZ-99-1) The Planning Board is recommending that the applicant's request for a land use designation of Single Family Residential 3 be DENIED, and the zoning remain SR-1. Proposal B - A change to the Land Use Plan Map from Single Family Residential 8 units per acre to Low Density Multifamily Residential for property located at 25835 116t1" Avenue SE. (TNS Condo #CPA-99-3 (B)/#CPZ-99-2) 220 4th AVE.SO.. /KENT.WASHINGTON 9803'-5895/TELEPHONE ('-5 3)S56-5200 4tCPA-99-3 (A-J) ,' #CPZ-99-1 ( 1-9) - 1999 COMP PLAN & ZONING AMENDMENTS JANUARY 18. 2000 Page 2 `- The Planning Board is recommending that the applicant's request for a land use designation of Low Density Multifamily Residential be APPROVED, and the zoning changed to MRT 1�, Townhouse/Condo, 12 units per acre maximum. Proposal C - A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Single Family Residential 6 units per acre for property located at 13602 SE 282"d Street. (Clasen #CPA-99-3 (C)/#CPZ-99-3). The Planning Board is recommending that the applicant's request for a land use designation of SF-6 be APPROVED, and the zoning changed to SR-6. Proposal D - A change to the Land Use Plan Map from Single Family Residential 1 unit per acre to Single Family Residential 6 units per acre for property located at 24039 146`h Place SE. (Pacific Industries #CPA-99-3 (D)/#CPZ-99-4 The Planning Board is recommending that the applicants' request for a land use designation of Single Family Residential 6 be DENIED, and the property remain SR-1 on the zoning map. Proposal E - Lotto #CPA-99-3 (E) This application was located outside of the Kent City Limits and was returned to the applicant until such time it is annexed or considered for such. `— Proposal F - A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Low Density Multifamily Residential for property located at SE 244`h Street at 1081h Avenue SE. (Tolles/Fox/Braun#CPA-99-3(F)/#CPZ-99-6) The Planning Board is recommending that the applicants' request for a land use designation of Low Density Multifamily be DENIED and the zoning remain MRG. (The applicants have since requested a withdrawal of their plan/zoning request.) Proposal G - A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Single Family Residential 6 units per acre for property located at 27842 and 27854 132"d Avenue SE (Fortunato #CPA-99-3 (G)) The Planning Board is recommending that the applicant's request for a land use designation of Single family Residential 6 units per acre be DENIED and the property remain SR-3 on the zoning map. Proposal H - A change to the Land Use Plan Map from Mixed Use Limited Multifamily to Low Density Multifamily Residential for property located at the southeast corner of 102nd Avenue SE and SE 236`h Street. (Flower Court #CPS-99-3 (H)/#CPZ-99-8) The Planning Board is recommending that the applicant's request for Low �— Density Multifamily Residential plan designation be APPROVED, and the zoning changed to MRT 16, Townhouse/Condo Residential, 16 units per acre maximum. #CPA-99-3 (;A-J) / #CPZ-99-1 (1-9) - 1999 COMP PLAN & ZONING AMENDMENTS JANUARY 18, 2000 Page 3 �-- Proposal l - A change to the Land Use Plan Map from Single Family Residential 8 units per acre to Low Density Multifamily Residential for property located in the 27000 block of 132"`' Avenue SE. (Meridian Associates #CPA-99-3 (I) /#CPZ- 99-9). The Planning Board is recommending that the applicants' request of a land use designation of Low Density Multifamily Residential be APPROVED and the zoning changed to MRT 12, Townhouse/Condo 12 units per acre maximum density on the zoning map. Proposal J - Updates to the Capital Facilities Element. (Kent Finance Department #CPA- 99-3(J)) At this time, the Land Use and Planning Board have not reviewed the Capital Facilities Plan amendment. A public hearing on the CFP is scheduled for January 24, 2000. Staff will be available at the January 18, 2000, City Council workshop to discuss the Planning Boards' recommendations on these proposals and answer any questions about these applications. JPH\MJ\pm\S:\PUBLIC\Planning\CPA993CC.doc Attachments: 11/22/99 and 11/29/99 Staff Reports 11/22/99 and 11/29/99 LUPB Minutes cc: James P. Harris, Planning Director Fred Satterstrom, Planning Manager Matthews Jackson, GIS/Planner Kevin O'Neill, Senior Planner Diana Nelson, Planner May Miller, Finance Director CITY OF �J i Jim White, Mayor fNVICTA Planning Department (253)856-5454/FAX(253) 856-6454 James P. Harris, Planning Director LAND USE & PLANNING BOARD MINUTES Public Hearing November 22, 1999 The meeting of the Kent Land Use and Planning Board was called to order by Chair Ron Harmon at 7:00 p.m. on Monday, November 22, 1999 in Council Chambers of Kent City Hall. LAND USE & PLANNING BOARD STAFF MEMBERS PRESENT MEMBERS PRESENT James P. Harris, Planning Director Ron Harmon, Chair Fred Satterstrom, Planning Manager Terry Zimmerman, Vice Chair Kevin O'Neill, Sr. Planner Brad Bell Matthews Jackson, Planner/GIS Steve Dowell Diana Nelson, Planner Jon Johnson Tom Brubaker, Deputy City Attorney David Malik Pamela Mottram, Admin Secretary Sharon Woodford APPROVAL OF MINUTES Brad Bell MOVED and Terry Zimmerman SECONDED to approve the minutes of September 27, 1999. Motion Carried. ADDED ITEMS TO THE AGENDA #ZCA-99-2 Billboard Regulations Amendment Update COMMUNICATIONS None NOTICE OF UPCOMING MEETINGS Planning Director, James Harris stated that the Land Use and Planning Board would hold a public hearing Monday, November 29, 1999 to complete the hearings for the 1999 comprehensive plans. 1999 COMPREHENSIVE PLAN OVERVIEW Planner Matthews Jackson explained the procedural process for hearing comprehensive plan applications. He stated that the City of Kent received ten applications with nine applications submitted by private citizens for changes to the land use plan map and one request from the City of Kent Finance Department to update their Capital Facilities Element. Mr. Jackson stated that the City of Kent Finance Department has requested withdrawal of their application CPA-99-3(J) due to changes to the City budget because of Initiative 695 passing. He stated that this item would be brought back to the Land Use and Planning Board later in the year as an emergency item. Mr. Jackson stated that each amendment is reviewed based on the standards of review in the Kent City Code. 220 4th AVE.SO.. /KENT,WASHINGTON 98032-5895/TELEPHONE (253)856-5200 Land Use and Planning Board Minutes November 22, 1999 Page 2 CPA-99-3(B)/CPZ-99-2 TNS AMENDMENT Planner, Diana Nelson described this submittal as consisting of two tax parcels, 2.37 acres in size and located at 25835 116 Ave SE. The site is zoned single family residential with 8 units per acre and a land use designation of single family, 8 units per acre. Ms. Nelson stated that the site currently consists of a single-family residence with accessory buildings. She stated that a stream which transverses the middle of the site is identified on the City's wetland inventory. Ms. Nelson stated that the areas to the northeast and a portion of area south of the subject parcel, have land use and zoning designations of medium density multifamily and is currently developed as multifamily apartments or condominiums. Ms. Nelson stated that the majority of the rest of the area south of the property is zoned single family residential, 8 units per acre and has a land use designation of single family, 8 units per acre. She stated that across 116th, the land is zoned SR-6 with a land use designation of single family, 6 units per acre and is currently developed with single family homes on large parcels. Ms. Nelson stated that the applicant is requesting that the comprehensive plan designation be changed on this property to low density multifamily and that the zoning be changed to the new MRT Multifamily Residential Townhouse which requires townhouse development only. This designation does not allow multifamily stacked apartment units. She stated that this zone was recently adopted by the City in response to community need for townhouse homeownership options. Ms. Nelson stated that the current zoning of the property would allow approximately 20 additional -� single family dwelling units if no changes were made to the comp plan designation or the zoning. Ms. Nelson stated approval of a rezone and comp plan amendment from SR-8 to MR-T16 would result in a potential density of 37 total dwelling units, a potential increase of 17 units over what would currently be allowed. She stated that the new designation would allow for attached townhouse units, which is better suited to the long and narrow configuration of this parcel. Ms. Nelson stated that potentially this parcel would not be developed to the maximum density due to the parcel configuration, the location of the street and the need for two residential parking spaces per unit. Ms. Nelson stated that the site is accessed by 116th and with the completion of the 272nd/277th Street Corridor project, this site would likely be reclassified as a residential collector as identified in the City of Kent's Year 2000-2005 Six-Year Transportation Improvement Plan. Ms. Nelson stated that there is no additional mitigation required in order to develop this site as proposed. Ms. Nelson stated that the proposed site is located in an area of mixed multifamily and single family residential. She stated that this proposal is consistent with the existing neighborhood and this site would act as a transitional area between higher density multifamily to the north and single family to the south. Ms. Nelson stated that the additional traffic to 116th would be minimal. Ms. Nelson stated that staff recommends approval of the applicant's request to low density multifamily residential and MR-T16 zoning. Chair, Ron Harmon submitted two letters for the record; one letter from Daniel W. Symonds as Exhibit 1 and one letter from Mr. and Mrs. Yadon as Exhibit 2 which addressed police protection, schools, traffic improvements, wetlands and ground water runoff. City Engineer, Gary Gill stated that 116th Avenue serves as a residential collector arterial. He stated that 116th Avenue is going to be improved as part of the 277th Corridor and turning lanes and related Land Use and Planning Board Minutes November 22, 1999 Page 3 improvements will occur right at the intersection. Mr. Gill said that the improvements between Kent Kangley and Southeast 256th Street are listed as part of the six year transportation improvement program which will include widening of SE 256th from 116th just east of 132nd to three lanes minimum and five lanes at major intersections. Board member Terry Zimmerman asked how the effects of I-695 would influence the plans for 116th Avenue Southeast. Mr. Gill stated that the impacts at this point are speculative. He stated that there could be difficulty in obtaining grants from State or Federal Government levels in the future. Mr. Gill stated that development of this site as proposed would probably show only a mild increase in traffic flow based on the site's developmental constraints as well as the potential road widening. He stated that development from a typical townhouse or multifamily units tend to generate 60% less trips than from single family residential developments. Brad Bell MOVED and Jon Johnson SECONDED to open the public hearing. MOTION CARRIED. Tom Sharp, 25801 116th Ave Southeast stated that he is the applicant and owner of the two parcels submitted for future development. He stated that the stream running through this parcel is not a salmon bearing stream and that it will be enhanced as part of the overall design in developing this site. He stated that even though the potential build-out for the property would hold 30 units per acre, he said that the actual development could possibly accommodate 13.25 units per acre. Jon Johnson MOVED and Brad Bell SECONDED to close the public hearing. Motion carried. Brad Bell MOVED and Terry Zimmerman SECONDED to accept Planning Staff s recommendation �-' for MR-T16 on#CPA-99-3(B)/CPZ-99-2 TNS Amendment. MOTION CARRIED unanimously. #CPA-99-3(CUCPZ-99-3 CLASEN AMENDMENT Matthews Jackson stated that the Clasen property is located at 13602 SE 282nd Street with 132nd located to the west. He stated that SE 282nd Street is an unimproved road. The site consists of approximately 11.25 acres. Mr. Jackson stated that the applicant requests a change in the land use designation from SF-3 Single Family Residential, 3 units per acre and change in the zoning from SR-3 to SR 6, which would allow approximately 6.05 units per acre of single family residential. Mr. Jackson stated that this application came forward to the Board last year under the name of the Burridge Amendment. He stated that at that time planning staff recommended approval and the Board, after taking public testimony and deliberating, recommended denial of this application, which was upheld by the City Council. Mr. Jackson stated that the plans for the current request is similar to last year's application with information added based on questions raised by the Board at their workshops. He stated that the site is currently unoccupied by existing single family residences and out houses. Mr. Jackson stated that the property to the east of the site is largely undeveloped and heavily treed as well as partially encumbered by a substantial wetland area. Mr. Jackson stated that this site is next to the approved South Ridge Development, which will bring 153 lots to the vicinity. He stated that the South Ridge property abuts the proposed site on the East Side and will bring sewer and water facilities from Soos Creek to serve the site. Mr. Jackson stated that the density of the property is 3.71 units per acre under existing zoning. Mr. Jackson stated that Planning Staff received an addendum to this application with additional information from Baseline Engineering stating that it is likely that about 30% of the site will not be Land Use and Planning Board Minutes November 22, 1999 Page 4 developed due to wetlands and buffer requirements. He stated that existing zoning would allow for about 40 units on the site and the applicant indicates that with the 30% reduction in buildable area as well as a rezone to SR-6, a maximum density of 48 units would be possible. Mr. Jackson stated the properties located to the north and east of the site are currently zoned SR-6 and Comped SF-6. He stated that property to the south is designated as SF-1 in the comp plan and to the west of the site there are areas that continue with the SR-3 and SF-3 designation. Mr. Jackson stated that planning staff recommends approval of this application as this property will be transitioning to more typical suburban type lots and capital facilities such as sewer and water will be moving into the area. He stated that a condition of development on the proposed site will include improvements to Southeast 282nd Street and the Southridge Development has been required to develop through access between 14th and Southeast 132nd Street. Brad Bell MOVED and Terry Zimmerman SECONDED to open the public hearing. Motion Carried. Joel Kwakenat, 13639 Southeast 282nd Street stated that his property is located directly south of the proposed site. He stated that the wetlands on the eastern portion of the proposed site was surveyed in the summer revealing an inadequate picture of how much water stands on the property and stated that the wetlands need to be delineated better. He inquired how far a setback is from a designated wetland to buildable soil and questioned if some of the wetlands are incorporated as part of the lots being proposed for development. Mr. Kwakenat stated that 282nd Street is unimproved and has two 36-inch culverts running under the street east of the site. He stated that these culverts are scarcely able to handle the current volume of water runoff from surrounding developments. Mr. Kwakenat stated that he would like to know what specific road improvements are planned for Southeast 282nd Street. Alan Stuckey, 13456 Southeast 282nd Street stated that his property is located directly west of the proposed application boundary. Mr. Stuckey submitted a letter addressing his concerns, for the record, as Exhibit#3. Mr. Stuckey stated that the proposed development would be inconsistent with the character and use of adjacent and nearby property. He stated that the applicant's property would be difficult to develop due to steep hills and ground water drainage problems, as well as the way homes are facing in relation to the road. Mr. Stuckey stated that the staff report discusses the wetlands but does not mention other water located in the area and how much of the drainage of one property depends on the lay out of another property. He stated that some of the lots have drainage systems that handle both rainwater run-off and water from underground streams from adjacent properties. Mr. Stuckey stated that his property has a man made pond that captures drainage from the pasture area of the property as well as water runoff from the uphill properties to the west. Mr. Stuckey stated that water is funneled to the edge of the property proposed for rezoning and then works its way along Southeast 282nd to the wetlands. He said that changing the zoning to 6 units per acre rather than 3 units per acre could impair the drainage system. Kim Adams Pratt, 555 West Smith, Kent, WA stated that she is the Clasen's attorney. She stated that her office represents Don and Barbara Clasen in their efforts to have their property rezoned and the comprehensive plan changed to that affect. Land Use and Planning Board Minutes November 22, 1999 Page 5 Ms. Pratt stated that the Clasens went to the expense of having Baseline Engineering look at the drainage issues. She submitted a letter from Terrell Ferguson with Baseline for the record as Exhibit #5. Ms. Pratt stated that Mr. Ferguson explains in his letter that he has worked extensively with the South Ridge development. Ms. Pratt stated that it would be premature at this time to have specific drainage designs and plans in place for this site. She stated that the engineer indicates that the City would require that onsite drainage capacity issues be specifically addressed at the time of development. Ms. Pratt stated that the engineer indicates that the drainage concerns would also be addressed when street improvements are made. Ms. Pratt stated that as part of the development of South Ridge, public water would be brought in. She stated that the Clasen property will not be hooked into the community well when the property is developed, thus the water levels will not be reduced nor would the water quality be jeopardized. Ms. Pratt stated that Southeast 282nd Street is going to be improved to address traffic concerns. She stated that this site is in an urban growth area where the intent is to make intensive use of land for location of building structures and impermeable surfaces. Ms. Pratt stated that growth is to be encouraged in the urban areas so that we do not have the rural sprawl. She stated that the South Ridge development to the east is currently zoned SR-3, three units per acre, and those neighbors will get three units per acre rather than the two houses they see on the eleven acres right now. Ms. Pratt stated that the Clasens need this change to develop the parcel consistent with an urban growth area, provide more affordable housing as well as protect the wetlands. Ms. Pratt said that the Clasens need the SR-6 designation to develop the property cost effectively with approximately 4.36 lots per acre. Ms. Pratt stated that the neighbors concerns have been addressed in regard to public health safety and welfare and that this amendment is consistent with the Kent Code, the King County Policies on Growth Management and the Growth Management Act. Ms. Pratt responded to Board member Terry Zimmerman's concerns regarding water runoff onto neighboring properties if development takes place on the proposed site. Ms. Pratt stated that the neighbors would have recourse through the developer of the property after plat approval. She stated that neighbors would receive notification of any preliminary plat development and have opportunity to analyze the plans and bring their concerns to another public hearing where they can have their issues addressed in a specific manner. Don Clasen, 136 SE 282 St., Kent, WA stated that he is the applicant and owner of the property proposed for rezone. He stated that the property has been in his family for over 50 years and they have seen dramatic changes in this area from a rural to a suburban community over the years and continued change is inevitable. Mr. Clasen spoke at length on the drainage concerns of his neighbors. He stated that he has made the effort to speak to all of his neighbors and stated that the source of their concerns was lack of information where upon he attempted to explain the application process to his neighbors. Charles Burridge, 27001 114th Ave SE, stated that he is the developer of the 148 lot South Ridge development. He stated that the water retention system was enlarged to address water run off issues in the area. Mr. Burridge stated that 282nd Street is being improved with sidewalks on both sides of Land Use and Planning Board Minutes November 22, 1999 Page 6 the street in addition to a 12-inch water line, which will run from 132nd to 144th Street. He stated that sewer will be available along 282nd Street and to the Clasen's property. Curt Newell, 28110 134th Place SE, stated that his property is located to the west of the Clasen's property. He stated that the 40'x40' man made catch basin abutting the rear of his property reached capacity over the veterans holiday with the water overflowing into the low point at the back of his property then existing across Mr. Clasen's property. Mr. Newell stated that what staff has determined to be a stream through the Clasen property is actually a low spot in the field. He stated that his primary concern is with drainage and the impact on the surrounding areas with the potential for flooding due to increasing density. He stated that last year four out of seven board members voted to deny approval of this rezone to SF-6, single family six units per acre after viewing the site. Mr. Newell questioned how wetland setbacks would be determined and cautioned staff to look at the plans carefully to assure that all issues would be addressed prior to any development occurring. He voiced his support of the improvements along 282nd Street. Mr. Newell voiced concern that his well is 35' from the edge of the existing road surface and questioned which direction the road would be widened, as he fears he would be forced to shut down his well and hook into city water. Mr. Newell questioned who would pay for the water running to his property. Mr. Newell stated that he lives about 600 feet up the road on 134th Place and stated that he favors sewer lines being brought in to the area but questioned when he would be forced to shut down his septic system. Mr. Newell stated that he feels with a careful drainage plan that the rezoning could be put into effect efficiently, however, he stated that he prefers that the zoning remain as it is and would like to see decreased density on this site. Mr. Newell encouraged the Board to consider the water flow as it exists all times during the year and not just during the summer during their deliberations. Mr. Jackson stated that the wetland buffers for this site are part of the Soos Creek system and would likely be given a 100 foot wetland buffer delineation with an additional 100 foot buffer extension beyond the wetland delineation areas. Mr. Jackson stated that no individual lots would be a part of that wetland or buffer area. Mr. Jackson stated that the Cities typical storm water standard is to maintain or decrease the water flow on property. He stated that the City's stringent construction standards for storm water facilities provides for on-site detention and treatment of storm water as well as requiring downstream analysis. Mr. Jackson stated that Mr. Newell's well would have to be evaluated by the City but that he could retain his septic system unless it failed, then the City could mandate a connection at that point. Mr. Jackson stated that the Soos Creek Sewer & Water District serve this area. Mr. Gill concurred. Mr. Jackson stated that regardless of rather this amendment is approved for higher density, road improvements will occur along 282nd St. with the addition of curb gutters and sidewalks. City Engineer, Gary Gill stated that once sewer and water is available in an area, system hookup is —� regulated by each jurisdiction's mandates for connection. He stated that the City of Kent is governed by Seattle King County Health department's regulations which stipulates when a public sewer system reaches within 200 feet of a person's property, the property owner can be required to connect to public sewer. Land Use and Planning Board Minutes November 22, 1999 Page 7 Mr. Gill stated that normally if a resident sells his property and the lending institution is aware that public sewer is available, they would in all probability require hookup at that point. He stated that if a resident is served by a public or domestic well that functions without compromising public health issues, then the well can continue to operate until surrounding property is further developed at which time the well system will be shut down. Mr. Gill stated that the Public Works department is attempting to develop systems that will enhance ground water infiltration, in order to discourage individual well systems that pump ground water from the local aquifers. Mr. Gill stated that the two drainage courses on the subject property drain into the Soosette Creek tributary, a salmonid stream, which flows into Big Soos Creek. He stated that the wetland associated with that stream is a highly classed, forested wetland with a 100' minimum setback required from the edge of the delineated wetland. Mr. Gill stated that he was unsure how the wetlands on the proposed site would be classified. He stated that the wetlands do not appear to be forested, so they would be assigned a lower classification of 2 or 3 which requires a 25 or 50 foot minimum setback plus the addition of a building setback. Mr. Gill stated that the wetlands would need to be delineated by a qualified wetland biologist prior to setting actual setback requirements. Mr. Gill stated that the City enforces storm water detention requirements defined as the Soosette Creek standards. He stated that these standards would not allow the runoff rate from a development to exceed 70% of what preexisting run off rates were for a two-year storm, a 25-year storm and up to 100 year events. He stated that engineers would analyze existing runoff conditions on the site based on geology, drainage characteristics and vegetation. Mr. Gill stated that based on Public Works department calculations, the developer would have to provide adequate water detention ponds as well as employ methods to provide treatment of the storm water before it is released into the open drainage course and affecting Soosette Creek. He stated that the use of wet ponds or biofiltration swells could be utilized. Mr. Gill stated that the developer will be required to complete an engineering analyze from a minimum distance of a quarter mile down stream from the storm water's natural outlet from the site. Mr. Gill stated that the South Ridge developer would be reconstructing the South Ridge drainage system after obtaining hydraulic project approval from the State of Washington and obtaining improvement permits through the State Department of Fish and Wildlife. He stated that the South Ridge developer is required to obtain a 404 permit through the Corp of Engineers as some of the wetlands on that site is categorized as jurisdictional and controlled by the Corp of Engineers which involves a lengthy regulatory process. Mr. Gill stated that roadway improvements on Southeast 282 would include the area fronting the South Ridge Development with curbs, gutters and sidewalks on both sides of the street. Mr. Gill stated that the off site road improvements will reach 132nd. He stated that the road width will be increased to a minimum of 24 feet and the shoulder will be widened by six feet minimum to provide a walking area. Mr. Gill stated that the typical connection costs that property owners would be assessed for hooking up to city water or sewer system ranges from $10,000 to $12,000 per household. He explained that Land Use and Planning Board Minutes November 22, 1999 Page 8 the cost of reconstructing an on-site septic system (specifically the mound or pump type systems required by the Health Department) can run as high as $15,000 and require extensive maintenance. Terry Zimmerman MOVED and Jon Johnson SECONDED to close the public hearing. Motion carried. Ron Harmon acknowledged staff's diligence and expertise in presenting their recommendation. He stated that he does not support staffs recommendation to allow SF-6, Single Family, six units per acre, but that 4.5 units per acre is better suited for this site based on existing wetlands on the site. Terry Zimmerman stated that although the extensive wetland areas will challenge how lots are placed on this site, she supports staff s recommendation for SF-6 and stated that the City of Kent is mandated to develop buildable land within the City's boundaries per the Growth Management Act. Sharon Woodford stated that by understanding how the South Ridge development is progressing, she believes that the City will diligently monitor development of this site and voiced her support of staff s recommendation. David Malik stated that he is confident that the City of Kent's Public Works Department will work to protect the river and surrounding land by providing for adequate storm water drainage, retention and safeguarding water quality as well as acknowledging the surrounding neighbors rights. Mr. Malik voiced support for staff s recommendation. Brad Bell stated that upon his recommendation, the applicant, Mr. Clasen, took the initiative to minimize the concern of his neighbors by speaking with them. He voiced his assurance that Mr. Clasen, a 50 year Kent resident, would continue to work with his neighbors in the development of this site. Mr. Bell stated that Public Works has worked closely with addressing the neighbors concerns and voiced his approval of staff s recommendation. Steve Dowell MOVED and David Malik SECONDED to approve CPA-99-3 (C)/CPZ-99-3 Clasen Amendment as recommended by the Staff. Motion CARRIED. CPA-99-3 (F)/CPZ-99-6 TOLLES/FOX/BRAUN AMENDMENT Planner Diana Nelson said that the proposed site is located at southeast 244th west and east of 108`''. She stated that the site consists of four tax parcels approximately 9.12 acres in size north of 244`h. The site is currently zoned Single Family Residential, 3 units per acre, with a land use designation of SF-3. Ms. Nelson stated that three single family residences as well as accessory buildings occupy this property. Ms. Nelson stated that wetland areas exist on the property. She stated that the applicant has requesting leaving the first row of houses designated as SF-3 with the remainder of the parcel retained as low density multifamily. She stated that the applicant is looking to retain the SR-3 zoning on a portion of property on the north side of 244th, with a proposed zoning of MR-D, Multifamily Residential Duplex zone on a 120 foot strip of property located directly north of that portion of property. Ms. Nelson stated that the zoning requested for the remainder of the property is MR-G, Low Density Multifamily that allows stacked multifamily residential housing apartments. Ms. Nelson stated that retaining the duplex zone allows for development of two-unit attached duplexes on individual lots. Ms. Nelson stated that the majority of the area to the north of the site is zoned CC, Community Commercial with a mini-warehouse located east of the vacant wetlands area. Ms. Nelson stated that Land Use and Planning Board Minutes November 22, 1999 Page 9 the property located near the northeast corner of this site is zoned medium density multifamily residential and is developed with multifamily apartments. She stated that property located to the south and east of the site are single family residential, 3 units per acre with a land use designation of SF-3. Ms. Nelson stated that this proposal leaves a narrow strip of property, one lot wide directly to the west, which would remain SR-3. She stated that adjacent to this strip of land, the property is zoned as Community Commercial/Mixed Use. She stated that the property has one single family dwelling unit on it with conditional use approval for mini warehouse storage on all but the first 200 feet of property along 244"' Street. Ms. Nelson said that existing zoning would allow for development of 30 single-family units with no changes to the current zoning or comp plan designation. Ms. Nelson stated that rezoning this property from SR-3 to a MR-D and MR-G zone would allow development of two additional single family residences in the two lots along 244th and development of 10 duplexes in the MR-D zoning area. Ms. Nelson stated that the remainder of the property could be developed with 107 multifamily apartment units for a potential increase of 99 dwelling units above what current zoning would allow. Ms. Nelson stated that it might not be possible to construct all of those units due to the wetlands and parking requirements. She stated that multifamily housing is more likely to meet the density allowances however, as they can stack units and are not required to meet the standards for individual lot requirements. Ms. Nelson said that the property abuts commercial and multifamily zones on the north side but on the other three sides you are abutting single family residential zones and uses. She stated that MR-D t zone is intended to function as a buffer between the single-family residential units along the road and the multifamily units within an area 120 feet wide. Ms. Nelson stated that this portion of property would only provide enough room for construction of one row of duplexes with minimal buffering. Ms. Nelson stated that staff believes that the proposal does not allow for a very cohesive or easily managed zoning pattern. Ms. Nelson stated that the applicants based this zoning proposal on the assumption that 108`h Street would not be continued on through to 244th. She stated that Public Works staff has informed planning staff, that 108'h will eventually be completed and if this property were developed, roadway improvements would be required from the developer. Ms. Nelson stated that 108th Street has a 30-foot right-of-way and would require that an additional 30"of right-of-way be dedicated as part of any development in this area. Ms. Nelson stated that when 108" is put through, it will be considered a residential collector like southeast 244" Ms. Nelson stated that several wetlands exist on this property which would likely require a 50-foot buffer which would be determined upon completion of wetland delineation. She stated that although staff recognizes that higher density single family residential or townhouse development may be appropriate in this area, they feel that this proposal results in small fragmented zones not compatible with efficient management of City development. Ms. Nelson stated that staff recommends denial of this proposal but offered the Board consideration of alternate proposals such as SR-6 or SR-8 zoning. She stated that SR-6 or SR-8 would allow for a higher density single family development and SR-8 could allow for a rezone to townhouse zoning in a subsequent year. Land Use and Planning Board Minutes November 22, 1999 Page 10 Ms. Nelson stated that if the Board considers the alternatives, Staff recommends that all parcels dividing single family residential with community commercial be rezoned for consistency as part of this proposal. Ms. Nelson stated that if the Board chose the alternative proposal, a public notice would need to be mailed to the additional property owners impacted by this proposal and an additional public hearing would be required beyond the November 29 meeting. Sharon Woodford MOVED and Terry Zimmerman SECONDED to open the Public Hearing. MOTION carried. Rachel Neilsen, 10824 SE 244 St., stated that their residence is located east of the proposed site and looked at the potential for subdividing when they purchased their 1.3 acres four months ago. She stated that when City sewer is made available in the area, that they would consider hooking into the system as a positive selling point. Ms. Neilsen stated that she would not oppose development of single family homes in this area but voiced her opposition to development of multifamily in the narrow strip of property behind her property. She stated that development of apartments would generate high volumes of vehicular travel through their private neighborhood. Ms. Neilsen spoke at length on traffic impacts in the area and voiced her opposition to this proposal. Mike and Jackie Marchetka, 10615 SE 2441h St., stated that high Volumes of water run under 244 h Street and cross the Bruan's property each year. He stated that he has resided in his quiet neighborhood since 1981. Mr. Marchetka stated that he does not oppose development and would like to see only single family development occur as too many apartment complexes already surround them and the area is rapidly increasing with commercial uses. Mr. Marchetka stated that the applicant, Mr. Bruan does not maintain properties that he develops and therefore has no respect for him. Mrs. Marchetka stated that Mr. Bruan's developments are typically rentals and voiced her concern that if these properties are not maintained, the rat population would increase and wildlife, which abounds in the area, would diminish. She questioned if the developer would be required to replace trees that are destroyed as a result of development. She stated that documented wetlands exist on the Brewer Plat behind their property that begins approximately 600 feet off of 244" and crosses the Bruan property. Mrs. Marchetka stated that the property is wet nearly 12 months of the year from the stream on the property that buffers their property. Mrs. Marchetka voiced her concerns with increased vehicular traffic with the addition of 99 units of development. Gena Lovell, 24428 1091h Place SE stated that her street dead ends at the water park that the City of Kent put in three years ago. Ms. Lovell stated that she is primarily concerned that if this area were developed with apartments that her street would be used as the primary access to the park for the residents from the development. She stated that an increase in littering of beer bottles and other refuse would occur as a result of teenagers using the park for their partying grounds and children walking through the area to Sequoia and Daniel Elementary School. Ms. Lovell stated that wetland issues and the protection of wildlife in the area need to be addressed. She stated that accepting this proposal would alter the character and tranquility of their neighborhood. Land Use and Planning Board Minutes November 22, 1999 Page 11 Ms. Lovell spoke at length on traffic concerns including the increase in congestion at the major intersections that would occur as a result of development. Ms. Lovell requested that this property remain single family, three units per acre. Robert Lovell, 24428 109`h Place submitted a petition for the record as Exhibit 7. He stated that the petition has the signature of fifteen residents opposing this proposal and requesting that the current zoning of three houses per acre be retained. Mr. Lovell stated that traffic, wetlands and compromising quality of life are major issues for concern. He spoke at length on traffic concerns. Mr. Lovell stated that the wetlands needs to be defined more accurately as existing apartments have been engulfed by water and therefore, a detention wall has been erected to prevent water from flowing into the lower apartments. He stated that the majority of the property is wet and that a tributary that flows into Garrison Creek becomes a salmon-bearing stream further down in the Valley. Mr. Lovell stated that development of an additional 99 units would damage the surreal quality of life in this area, increase traffic and cause dangers for the children who play along 244' Mr. Lovell voiced opposition to the proposal. Sandra VanNieuwenhuise, 10625 SE 244`h St. stated that she concurs with the neighbor's statements. She stated that she purchased her home September 1 and loves the peaceful tranquility of the area, which would diminish if apartments were, developed as well as lower the value of her home. Ms. VanNieuwenhuise stated that her children attend Daniel Elementary where she works and that the school is fully staffed and already have more children in attendance then the school's capacity can handle adequately. She stated that development would highly impact Daniel Elementary as well as Sequoia Junior High. Darryl VanNieuwenhuise, 10625 SE 2441h St., stated that his children walk down 2441h Street each day to and from school with no sidewalks. He voiced concern with the high volume of traffic that could be generated as a result of the development of apartments in the area. Brad Bell MOVED and David Malik SECONDED to note that additional signatures could be added to the submitted petition. MOTION carried. Robert Thorpe, 705 2°" Avenue, Seattle, WA 98104 stated that he is a certified planner with Planners and Landscape Architects. He stated that he prepared a packet of materials, which he would present to staff. He stated that their firm was approached by the property owners to evaluate the property. Mr. Thorpe offered a third alternative for the proposed site that combines the desires of staff and what the neighbors have requested. He stated that the SR-3 zoning is an important transition to this neighborhood in order to protect development east of this site. Mr. Thorpe said that there is an existing storm water and sanitary sewer in this area. He stated that the wetlands are based on inventory provided by a wetland biologist and compared to the City's wetlands map, therefore, the information before the Board should be reasonably accurate. Mr. Thorpe read a letter for the record from Marathon Senior Living Services as Exhibit#8. He stated that Marathon Senior Living Services is completing construction on the Arbor Village Assisted Living Center located at 240"' and 116"'a"d is interested in pursuing related adult senior housing for the more Land Use and Planning Board Minutes November 22, 1999 Page 12 independent residents in our area. Mr. Thorpe stated that their goal would be to develop for sale, condominium housing duplexes with a six-point configuration and with a density of 12 to 18 units per acre on the proposed site. Mr. Thorpe stated that his staff feels that 108`h Street could provide a route for senior citizens to walk to shoppin1-3 g, parking and the transit system. He stated that an access road could be developed to direct traffic to 108`h from the senior housing project. Mr. Thorpe stated that a landscape buffer exists with an open area to preserve trees and the drainage swale that runs through the property and that this proposal is compatible with the City's comprehensive plan and is located within the City's growth management area. Mr. Thorpe stated that there is a demand for senior housing as indicated in Marathon's request and stated that their staff believes SR-3 to be appropriate for this area. Mr. Thorpe indicated that his staff has held discussions with the City's senior planning staff to assist them in determining what development would be appropriate for the proposed site. He stated that discussion covered the history of the area as well as what requirements would be necessary to develop senior housing while protecting the neighborhood through mitigation measures. Michael Robinson, 10635 SE 2441h St., Kent, WA stated that his property is across from the proposed development. He stated that water runs across his property over ten months of the year into a culvert on the northwest corner of his property and down into the northwest portion of the site proposed for zoning changes and pools in the horse pasture proposed for development. He stated that ...� further development could cause the water to continue to back up and flow back on to his property. Mr. Robinson voiced his concern over the increased traffic congestion in the area and stated that he would like to see zoning remain SF-3. Mike Houston, 10805 SE 2441h St., Kent, WA stated that he resides across from the proposed site and indicated that apartments exist on adjoining properties as well as commercial properties which consists of mini storage facilities which are relatively quiet. Mr. Houston stated that trees and wetlands substantially buffer the apartment complex mentioned earlier. He stated that the remainder of the neighborhood is a basically rural farming community with horses and cattle. Mr. Houston stated that he would like to see this area remain the same so as not to diminish quality of life or property values. Laurie Houston, 10805 SE 2441h St., Kent, WA concurred with Mr. Houston's statement concerning property valuation. She stated that if duplexes or condominiums were developed in this area, there would be a significant change in neighborhood compatibility and character. She stated that homeowners would find it difficult to sell their properties. Robert Bray, 10604 SE 244" St., Kent, WA stated that completing 108t' Street would draw traffic through their neighborhood and create safety risks. He voiced concern with drainage issues concerning the creek that runs through the property. He stated that he opposes this proposal and voiced his discord with the applicant, Mr. Braun. Noelle Rogerson, 10637 SE 2441h St., Kent, WA stated that it is her understanding that the City of Kent has a new zoning policy that allows for development of townhomes and questioned if a comprehensive plan was in place for where townhomes could be built. Ms. Rogerson said that she would like to see the proposed site remain residential. Land Use and Planning Board Minutes November 22, 1999 Page 13 Jim Fox, 12622 Old Snohomish Monroe Rd, Snohomish, WA stated that his grandfather purchased the Fox property in 1912. He stated that his folks had endeavored to develop this property in the sixties and had platted out 7,200 square foot lots and a path road off of 108"'. Mr. Fox stated that the plat was never filed and his folks sold two lots. Mr. Fox stated that his proposal did not include completing 108"' Street and offered to meet with the neighbors over their concerns. Mr. Fox felt that if the site was developed off of 108" with traffic funneled to a stop light at 240`", traffic concerns could be eliminated. Mr. Fox said that if senior housing were developed on this site, the residents could walk to community facilities, they could be provided with affordable housing that would be an asset to the neighborhood. Terry Zimmerman MOVED and Sharon Woodford SECONDED to close the Public Hearing. Motion CARRIED. Diana Nelson stated that the wetlands map provided by the applicant differs somewhat from the City's inventory of wetlands. She stated that the City's wetland inventory was completed ten years ago and is only an inventory. Ms. Nelson stated that this property would require wetland delineation by a wetland biologist, which would be reviewed by the City's experts. Ms. Nelson said that the inventory does not imply that additional wetlands do not exist and indicated that the applicant's report simply reveals what he has currently identified. Ms. Nelson reiterated that no site-specific plan is proposed at this time and when a plan is submitted, the developer will be required to provide storm water drainage as part of that project. Ms. Nelson stated that if a multifamily project were developed on this site, a multifamily design review would be required as part of the development process, whereas staff would look at building design, site layout and buffering. Ms. Nelson said that senior living facilities can be developed on single family zoned property as a conditional use and if the proposed use of this property is for the development of senior living facilities, a rezone is not required. Ms. Nelson stated that the applicant would have to go through a Hearing Examiner hearing with a public notification sent to the surrounding neighbors as part of the conditional use application process. Ms. Nelson spoke at length on the zoning options that the applicant could pursue, including the MR-T zone, which allows for development of townhome type units with a density of 16 units per acre. Ms. Nelson stated that the City Council is encouraging the connectivity of streets within the City, and discouraging cul-de-sac street designs. She stated that not connecting 108"' Street could be contrary to what the City is attempting to accomplish with connectivity of neighborhoods. Gary Gill stated that the City took possession of the East Hill Community Well in the 1980's and rebuilt the water system throughout that area. He stated that it is his understanding that the aquifer is a deep well that goes down several hundred feet and based on the geology of this area, the soils are not very permeable. Mr. Gill stated that approximately four to six feet underground, glacially compacted soils exist that inhibits water from infiltrating quickly. He stated that development should not impact the public water supply as it is fed from aquifers that stretch out over many miles. �•.- Mr. Gill stated that the City Council is currently enlisting Public Works, Planning and other City departments in reviewing road standards. He stated that connectivity is encouraged. Land Use and Planning Board Minutes November 22, 1999 Page 14 Mr. Gill stated that 244"' Street is classified as a residential collector street. He stated that as the mini storage and the short plats on the south side of the street develop, the developers would be required to construct street improvements along their frontages. Mr. Gill stated that eventually the road would be 36 feet in width from curb to curb with sidewalks and provisions for two through lanes with a center turn lane. Mr. Gill stated that the concerns voiced over 108`' Street with increased vehicular traffic through the residential neighborhoods are an ongoing problem throughout the city. Mr. Gill said that the City has a Neighborhood Traffic Control Program managed by Joe Mitchell which works with neighborhood groups in an effort to analyze methods for slowing traffic down. He stated that the City is being encouraged to revise our construction standards to provide measures to slow traffic down on streets that are being constructed. Mr. Gill stated that if 108"' Street were to be completed, the roadway would be designed with provisions that would discourage vehicular cut through and speeding. He stated that it is necessary to provide alternatives for exiting neighborhoods. Mr. Gill stated that many times, residents could bypass congested intersections. Mr. Gill stated that 104th and 244th would likely have traffic signals erected in the future. Mr.Gill stated that with developments on the West Side of the Benson Highway, Public Works has been required to execute agreements for participating in erecting a signal at that intersection in the future. Mr. Gill stated that the Public Works Department is working with the Kent School District in developing a better sidewalk system, which would protect the neighborhood children walking to and from school. Steve Dowell stated that he does not believe that the issues concerning this proposal have been adequately addressed and therefore supports staff s recommendation to deny this amendment. Jon Johnson concurred with Mr. Dowell and stated that he feels this area is not ready for the type of development proposed at this time and stated that even though commercial development exists to the north, this site is more conducive to single family development. Mr. Johnson stated that he supports staff s recommendation to deny this amendment. Ms. Zimmerman expressed her appreciation to the citizens in expressing their feelings about their neighborhood. She stated that she would like the seller and developer to do more specific planning for this property utilizing the input from the neighbors. Ms. Zimmerman stated that the proposal for this site was not specific. She stated that the Board needs a specific recommendation on the table, in order to form an appropriate recommendation to be sent on to the City Council. Ms. Zimmerman stated that she supports staffs recommendation to deny this amendment. Sharon Woodford stated that she concurs with the Board members and supports staff s recommendation to deny this amendment. Ron Harmon stated that he supports staff s recommendation to deny this amendment and was encouraged by the citizen input. ..1 Sharon Woodford MOVED and Brad Bell SECONDED to accept staffs recommendation to deny the applicant's proposal on CPA-99-3(F)/CPZ-99-6 Tolles/Fox/Bruan Amendment. Motion CARRIED unanimously. Land Use and Planning Board Minutes November 22, 1999 Page 15 #CPA-99-3(H)/CPZ-99-8 FLOWER COURT AMENDMENT Planner Kevin O'Neill stated that the property is located at the southeast corner of 102nd Avenue and SE 236th Street and consists of approximately 2.5 acres. He stated that the parcel is currently designated in the Comprehensive Plan as mixed use and is zoned Community Commercial. Mr. O'Neill stated that the site is located within the mixed-use overlay, which allows residential development only in conjunction with commercial development. Mr. O'Neill defined the zoning on the surrounding properties that abut this site. Mr. O'Neill stated that this parcel was placed in the Mixed Use Overlay because it is a transition area between commercial development to the east and residential development to the south, north and west. Mr. O'Neill stated that the applicant was primarily looking at creating a development that conforms to existing mixed use regulations and combines residential and commercial uses. Mr. O'Neill stated that the only way that mixed use development could occur on this site is if 25 percent of the floor area is used for commercial purposes. He stated that the applicants feel that this site is not conducive to commercial development, as they do not have direct frontage to 1041h Avenue SE. Mr. O'Neill stated that the applicant is requesting a comp plan designation of low-density multifamily and a zoning designation of MR-T16, new townhouse zoning adopted by the City Council two months ago. Mr. O'Neill stated that the 2.5-acre parcel would allow for full build out of approximately 40- townhouse condominium style units under the proposed MR-T16 zoning. He stated that no significant environmental constraints appear on this property and that Garrison Creek is located north of the site and does not directly abut this parcel. Mr. O'Neill stated that one of the issues in developing this parcel for any use would be traffic access. He stated that 102nd Street is open and in speaking with the Public Works Department, it could be advisable to open a segment of 236`h Street upon development of this parcel. Mr. O'Neill stated that typically residential zoning creates less traffic impacts than commercial zoning as retail development particularly generates a higher volume of trips per square foot then residential development. Mr. O'Neill stated that this proposal would actually generate less trip traffic to the site than the existing zoning would allow. Mr. O'Neill stated that staff recommends approval of this application. Ron Harmon spoke at length on concerns with the traffic patterns through that area and the need for sidewalks to alleviate safety concerns for the children. Gary Gill stated that the Public Works Department Traffic Division has noted the concerns regarding the narrow strip of 102"d Street as it approaches 240"or James Street. He stated that the City typically requires frontage improvements along the entire property, which will include curb gutters, sidewalks and half-street improvements. Mr. Gill stated that in the case of 236th, the City would require both frontage and off site improvements all the way to the Benson Highway. Mr. Gill spoke at length on road improvements and right-of-way requirements as they relate to development of this site. Ron Harmon stated that he supports staff s recommendation for approval of this amendment. �-- Steve Dowell MOVED and Terry Zimmerman SECONDED to open the Public Hearing. Motion CARRIED. Land Use and Planning Board Minutes November 22, 1999 Page 16 Ron Fernley, 923 Powell Avenue, stated that he is associated with the applicant, Pacific West Development. He spoke at length on traffic issues in connection to development of this site. Terry Zimmerman MOVED and Sharon Woodford SECONDED to close the Public Hearing. MOTION carried. Terry Zimmerman stated that she believes this property is well suited for MR-T zoning and supported staff s recommendation to approve this amendment. Terry Zimmerman MOVED and Sharon Woodford SECONDED to accept staffs recommendation to approve CPA-99-3(H)/CPZ-99-8 Flower Court Amendment. MOTION carried unanimously. #ZCA-99-2 BILLBOARD REGULATIONS AMENDMENT Diana Nelson said that the billboard amendment was removed from the last City Council agenda due to 1-695 budget related issues. She stated that this item would be rescheduled as a City Council agenda item in January 2000. Ms. Nelson stated that Councilman Yingling has made an alternative proposal to the original recommendation. She stated that this proposal would allow existing billboard structures to have a 300 square feet surface area per side versus the 300 square feet surface area per structure that is currently allowed and that all billboards can convert to tri vision on both sides. Ms. Nelson stated that billboards could be relocated anywhere in the city or at least not limited to placement only in the M-1 through M-3 zones. She stated that even if billboards were limited to M-1 —� through M-3, the arterials would not be protected as two of the new corridors partially run through the M-1 through M-3 zones. Ms. Nelson stated that the new proposal would expand the billboard square footage over what is currently allowed and in staff s opinion would be a step backward. Ms. Nelson stated that a public hearing has not occurred on the proposed changes to this amendment. She stated that she mentioned this to the City's legal department and the City Attorney, Roger Lubovich has not conclusively responded as to whether or not a new public hearing will be necessary. Ms. Nelson stated that the newly proposed amendment has significantly changed from what the original public hearing was held on and would recommend a new public hearing,preferably at the City Council level. ADJOURNMENT The meeting adjourned at 10:20 p.m. Respectfully Submitted, James P. Harris Secretary CITY OF �— Jim White, Mayor R�H V IC[I+ Planning Department (253) 856-5454/FAX(253) 856-6454 James P. Harris, Planning Director STAFF REPORT NOVEMBER 22, 1999 MEMO TO: RON HARMON, CHAIR, AND MEMBERS OF THE LAlNi D USE,-ND PLANNING BOARD FROM: MATTHEWS JACKSON, PLANNER/GIS COORDINATOR SUBJECT: 1999 COMPREHENSIVE PLAN AMENDMENTS NOVEMBER 22, 1999 HEARING ♦ #CPA-99-3(B)/CPZ-99-2 TNS AMENDMENT ♦ #CPA-99-3(C)/CPZ-99-3 CLASEN AMENDMENT ♦ #CPA-99-3(F)/CPZ-99-6 TOLLES/FOX/BRUAN AMENDMENT ♦ #CPA-99-3(H)/CPZ-99-8 FLOWER COURT A.TMENDMENT ♦ #CPA-99-3(J)/CITY OF KENT CIP INTRODUCTION In April, 1995, the Kent City Council adopted the Kent Comprehensive Plan, which was prepared and adopted under the provisions of the Washington State Growth Management Act (GMA). The GMA requires that comprehensive plans combine land use, transportation, capital facilities, and other elements in a way, which is both internally consistent and consistent with plans from other jurisdictions in the region. The GMA also requires that a city's development regulations implement and be consistent with the plan. The GMA establishes procedures for the amendment of plans, and stipulates that plans can only be amended once a year unless an emergency is declared which requires immediate action. Pursuant to the provisions in the GMA, the City Council adopted an ordinance (Ordinance #3237) outlining procedures for the amendment of the City's plan. These procedures are now outlined in Chapter 12.02 of the Kent City Code. The City's procedures ordinance established September 1 of each calendar year as the deadline for applications to be submitted to the Planning Department for proposed amendments to the plan. 1999 AMENDMENTS As of September 1 of this year, the Planning Department received ten (10) applications for amendments to the comprehensive plan. Nine applications were initiated by private property owners, and one application was initiated by the City of Kent. One application was returned to the "01th AVE. SO. /KENT, W.\SHINGTOV TF,LEPHONE I'_?,I S56-i-100 Subject: "'CPA-99-'(A-J) Comprehensive Plan Amendments November 22, 1999 Page 2 applicant because it was determined to be outside of the existing Kent City Limits and premature for any land use or zoning changes. The proposed amendments are summarized below: 1. #CPA-99-3(A)/CPZ-99-1 CAIRNES AMENDMENT -A change to the Land Use Plan Map from Single Family Residential 1 unit per acre to Single Family Residential 3 units per acre for the property located at 14845 SE 264" Street. (Cairnes) 2. #CPA-99-3(B)/CPZ-99-2 TNS AINIENDMENT - A change to the Land Use Plan Map from Single Family Residential 8 units per acre to Low Density Multifamily Residential for the property located at 25835 116' Avenue SE. (TNS Condo) 3. #CPA-99-3(C)/CPZ-99-3 CLASEN AMENDMENT -A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Single Family Residential 6 units per acre for the property located at 13602 SE 282"d Street. (Clasen). 4. #CPA-99-3(D)/CPZ-994 PACIFIC INDUSTRIES AMENDMENT - A change to the Land Use Plan Map from Single Family Residential 1 unit per acre to Single Family Residential 6 units per acre for the property located at 24039 146'h Place SE. (Pacific Industries) 5. #CPA-99-3(E)/CPZ-99-5 LOTTO NURSERY AMENDMENT—Denied/Returned —not in the City. 6. #CPA-99-3(F)/CPZ-99-6 TOLLES/FOX/BRUAN AMENDMENT -A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Low Density Multifamily Residential for the property located at SE 244d' Street at 108`' Avenue SE. (Tolles/Fox/Braun) 7. #CPA-99-3(G) FORTUNATO AMENDMENT - A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Single Family Residential 6 units per acre for the property located at 27842 and 27854 132°d Avenue SE (Fortunato) 8. #CPA-99-3(I)/CPZ-99-8 FLOWER COURT AMENDMENT -A change to the Land Use Plan Map from Mixed Use Limited Multifamily to Low Density Multifamily Residential for the property located at the se comer of 102nd Avenue SE and SE 236' Street. (Flower Court) 9. #CPA-99-3(1)/CPZ-99-9 MERIDIAN ASSOCIATES AMENDMENT-A change to the Land Use Plan Map from Single Family Residential 8 units per acre to Low Density Multifamily Residential for the property located in the 27000 block of 132"d ...� Avenue SE. (Meridian Associates) Subject: #CPA-99-3(A-J) Comprehensive Plan Amendments November 22, 1999 L Page 3 10. #CPA-99-3(.I) KENT CAPITAL. FACILITIES ELEMENT A.MENDivIENT - Amendments to the Capital Facilities Element. (Kent Finance Department) It should be noted that any proposed changes to the Land Use Plan Map will be reviewed concurrently with corresponding amendments to the zoning map except for.the proposed Fortunato amendment. This applicant chose to not seek a rezone of the subject property at this time. 1999 Hearing Process _ At the recommendation of the Land Use and Planning Board, staff has separated the proposals into two sets to be heard at separate hearings. At the November 22, 1999 hearing, staff will be presenting items numbered#CPA-99-3(B), #CPA-99-3(C), #CPA-99-3(F), #CPA-99-3(H), and CPA-99-3(J). This memorandum will present information about each of these proposed amendments. Maps have been prepared, and are attached, for each area, which will be affected by the proposed changes to the Land Use Plan Map and zoning map (Attachment A). Each proposed amendment will be analyzed and staff s recommendation will be noted. The second set of amendments will be heard at the next hearing scheduled for November 29, 1999, and will include#CPA-99-3(A), #CPA-99-3(D), #CPA- 99-3(G), and #CPA-99-3(I). STANDARDS OF REVIEW Section 12.02.050 of the Kent City Code outlines the standards of review, which must be used by staff and the City Council in analyzing any proposed comprehensive plan amendments. Proposed amendments are to be examined based on the following criteria: 1. The amendment will not result in development that will adversely affect the public health, safety, and general welfare; 2. The amendment is based upon new information that was not available at the time of adoption of the comprehensive plan, or that circumstances have changed since the adoption of the plan that warrant an amendment to the plan; and 3. The amendment is consistent with other goals and policies of the comprehensive plan, and that the amendment will maintain concurrency between the land use, transportation, and capital facilities elements of the plan. The proposed plan amendments have been analyzed based on these criteria. Subject: #CPA-99-3(A-J) Comprehensive Plan .-amendments -� November 22, 1999 Page 4 PROPOSED AMENDMENTS Proposal B - #CPA-99-3(B)/CPZ-99-2 Change in Land Use Plan Map and zoning map for property located at 25835 116te Avenue SE (TNS Condo Amendment) Applicant: Thomas and Jane Sharp Existing Plan Designation: SF-8, Single Family Proposed Plan Designation: 8 units/acre Low Density Multifamily Existing Zoning: SR-8, Single Family Proposed Zoning: 8.71 units/acre MRT-16, Townhouse 16 units/acre Background The subject site consists of two tax parcels and covers an area of approximately 2.37 acres. The site is located on the west side of 116t'Ave. SE. The site is currently zoned Single Family Residential- 8 Units/Acre and the land use designation is Single Family-8 Units/Acre Maximum. A single-family residence and accessory buildings currently occupy the site. The site contains an area that has been identified as a stream in the City's wetland inventory. The area north, east and a portion of the area south of the subject property is zoned and has a land use designation of Medium Density Multifamily Residential. This area is developed with multifamily apartments. The majority of the area south of the subject property is zoned and has a land use designation of Single Family Residential- 8-units/acre maximum. The area is developed with single family dwellings on large lots. Across 116t' Ave., the land has a land use designation of and is zoned Single Family Residential-6 units/acre. This area 's developed with single family dwellings on large parcels. Analvsis The applicant is requesting the Low Density Multifamily land use designation and the Multifamily Residential Townhouse MRT-16 zone. The MRT-16 zone was recently adopted by the City to meet the community need for townhouse condominium homeownership options. The creation and development of this type of housing meets the City's housing goals and policies, which are as follows: Goal H-4 - Expand home ownership opportunities for all income groups via land use regulations,financial strategies, and the removal of barriers to lending. -� Policy H-4.1 - Revise zoning and development standards to facilitate small lot sizes, Subject: #CPA-99-3(A-J) Comprehensive Plan : mendments November 22, 1999 Page 5 manufactured housing on single-family lots, townhouses, condominiums, clustering, and other options which increase the supply of affordable home ownership opportunities. The current zoning of this property could potentially allow 20 single family dwellings to be located on the subject property. Approval of a rezone of this property from SR-8 to MRT-16 would result in a potential density of 37 dwelling units on the property, a total potential increase of 17 units. It is unlikely that this could be built to the maximum density either as single family detached residences or as townhouses, due to the .5ite constraints of parcel configuration and the presence of a stream as well as the requirement for two parking spaces per unit. However, MRT zoning does allow for more flexibility of unit placement, clustering and innovative design to deal with the constraints of the property and efficiently utilize this site, than does SR-8 zoning. The site is accessed by 116'Avenue Southeast, which is currently classified as a Residential Street. Wi�h the completion of the South 272nd/South 277'h Street Corridor project, it is likely that 116`h Avenue SE. will be reclassified as a Residential Collector Street. This section of 116' Avenue Southeast is currently identified within the City's 2000 —2005 Six Year Transportation Improvement Program (TIP), and will require little or no additional mitigation by the applicant. The site has a stream which transverses the middle of the property. The stream must bridged in order to develop the west half of the property. The stream is not salmon-bearing. Wetland buffers of 25 or 50 on each side of the stream will be required to protect the stream from development activity and use. A wetland report and on-site investigation at the time of development of the site will determine the buffer width. Recommendation The uses surrounding this site are a mixture of multi-family residential and single-family residential. Development of this site with townhouses, as required by the MRT-16 zone is consistent with the existing neighborhood and would function as a transitional area between differing densities and types of residential uses. The potential impact of additional traffic to 116d' Avenue SE. is minimal. Wetland buffers required, as part of the development process of the site will protect the stream on the property. Therefore, Staff recommends approval of the applicant's request for Low Density Multifamily Residential and MRT-16 zoning. Proposal C - #CPA-99-3(C)/CPZ-99-3 Change in Land Use Plan Map and zoning map for property located at 13602 .SE 282°d Street (Clasen Amendment) Applicant: Donald and Barbara Clasen Existing Plan Designation: SF-3, Single Family Proposed Plan Designation: 3 units/acre SF-6, Single Family 6 units/acre Subject: ;"CPA-99-3(A-1) Comprehensive Plan Amendments November 22, 1999 Page 6 Existing Zoning: SR-3, Single Family Proposed Zoning: 3.63 units/acre SR-6, Single Family 6.05 units/acre Background The subject site consists of 2 tax parcels and covers an area of approximately 11.21 acres. The site has a land use designation of SF-3, Single Family Residential, 3 units per acre maximum density, and is zoned SR-3, Single Family Residential, 3.63 units per acre. The site is located in the Meridian annexation area, which became a part of the city on January 1, 1996. The applicant is requesting a change to a land use designation of SF-6, Single Family Residential, 6 units per acre, and a zoning of SR-6, Single Family Residential, 6.05 units per acre in order to make the property more viable for subdivision and construction of single family detached residences. Analvsis Two single family residences and accessory buildings currently occupy the site. The site contains areas which have been identified as wetlands in the City's wetland inventory. Properties to the north --� and east are zoned SR-6 and have a land use designation of SF-6. Included in the vicinity of this proposal is the approved South Ridge subdivision which includes some 153 lots adjacent to the subject on the east. A portion of the South Ridge plat was a request for a 1997 Comprehensive Plan Amendment known as the Clasen/Dinsdale amendment. This property, located adjacent to this years request on the east, received approval for a change in land use designation from SF-3 to SF-6 and ni zong from SR-3 to SR-6. This is consistent with the request being heard today. Properties to the west are zoned SR-3 and have a land use designation of SF-3. Properties to the south are zoned SR-1 and have a land use designation of SR-1. There are two major considerations when considering this property for development. One is the protection of the wetlands and the other is the improvement to existing substandard transportation facilities. Preservation and buffering of a delineated wetland will limit the amount of potential development on the site. The subject property is in an area which is slowly developing into typical suburban residential developments. Most of the platting activity has occurred in the areas designated SR-6. Primary access to the site is along SE 282nd Street. This is a substandard road which is not constructed to City of Kent Construction standards. As a part of plat approval, the developers of the South Ridge plat will be required to improve SE 282❑d Street across a portion of the wetland In order to provide a secondary access to the project other than 144 h Avenue SE. Subsequent development of the proposed Clasen property would likely require additional offsite improvements to SE 282"d Street. --� Subject: #CPA-99-3(A-J) Comprehensive Plan Amendments November 22, 1999 Page 7 There are several goals and policies in the Kent Comprehensive Plan which encourage new single family development which is sensitive to wetlands, and capital facilities. Overall Goal: Encourage a future growth and development pattern which implements the community's vision, protects environmentally sensitive areas, and enhances the quality of life of Kent residents. Goal H-1 —Promote healthy neighborhoods by providing a wide variety of housing options throughout the community that are accessible to community and human services, employment opportunities, and transportation and by being sensitive to the environmental impacts of development. Policy LU-8.1 —Provide in the land use plan adequate land and densities to accommodate both city and county housing targets within the Potential Annexation Area. Average net residential densities throughout the potential Annexation Area should be at least four units per acre in order to adequately support urban services. Recommendation Upon review of the standards of review and the merits of the applicants request, staff is recommending approval of the Clasen amendment. Any proposed development on the site would be compatible with existing and future single family residential development in this area. The pending development of the South Ridge plat will start a significant change in the nature of this area. The City has a wetlands ordinance and Construction Standards which are in place to protect sensitive areas and provide adequate transportation facilities. Development on this site will create new single family residential neighborhoods which are a high priority of the Kent City Council. Proposal F- #CPA-99-3(F)/CPZ-99-6 A change in Land Use Plan Map and zoning map for the property located on SE 244te Street at 108te Ave. SE. (Tolles/FoyJBraun Amendment) Applicant: Robert Thorpe Existing Plan Designation: SF-3, Single Family Proposed Plan Designation: 3 units/acre SF-6, Single Family 6 units/acre Existing Zoning: SR-3, Single Family Proposed Zoning: 3.63 units/acre SR-3, Single Family 3.63 Units/Acre MRD,Duplex Multifamily 10units/acre MRG, 16 units/acre Subject: rCPA-99-'(A-J) Comprehensive Plan Amendments November 22, 1999 Page 8 Background The subject site consists of four tax parcels and covers an area of approximately 9.12 acres. The site is located on the north side of SE. 244`" Street and on both the west and east side of the unimproved public right-of-way for 108' Ave. SE. The site is currently zoned Single Family Residential-3 Units/Acre and the land use designation is Single Family-3 Units/Acre Maximum. Three single- family residences and accessory buildings currently occupy the subject property. The site contains several areas that have been identified as wetlands in the City's wetland inventory. A majority of the area north of the subject property is zoned Community Commercial and has a land use designation of Mixed Use Limited Multifamily. This area is partially developed with a mini- warehouse self-storage complex with the remainder being vacant land. The balance of the area north of the subject property is zoned Medium Density Multifamily Residential and has a land use designation of Medium Density Multifamily. This area is developed with multifamily apartments. The areas south and east of the subject property and the abutting parcel to the west is zoned Single Family Residential-3 units/acre maximum and has a land use designation of Single Family-3 units/acre maximum. The area is developed with single family dwellings on small to large lots. The area to the west of the abutting SR-3 zoned parcel is zoned Community Commercial-Mixed Use with the land use designation of Mixed Use Limited Multifamily. This area is developed with small commercial buildings and some undeveloped land, which is currently in the process of being developed as a mini-warehouse self-storage complex. The proposed zoning request would result in the retention of the SR-3 zoning on a strip of land approximately 100 feet in depth, adjacent to SE 244" Street and changing the zoning to MRD, Duplex Multifamily Residential on a second strip of land, approximately 120 feet in depth, directly north of the SR-3 zoning district. The remainder of the subject property would be zoned MRG, Low Density Multifamily Residential. Analvsis The current zoning of this property could potentially allow 0 additional single family dwellings to be located on the subject property. Approval of a rezone of this property from SR-3 to MILD and MRG would result in a potential density of two additional single-family dwellings in the area remaining in the SR-3 zone, ten duplexes with a total of twenty units in the area proposed to be zoned MRD and 107 multifamily apartment units in the area proposed to be zoned MRG. The total potential increase due to rezoning would be 99 dwelling units. However, it may not be possible to construct the site to the maximum density due to the location of several wetlands on the property and residential parking requirements. The subject property abuts commercial and multifamily zones on the north side. Although the area is beginning to change from solely single-family residential uses, the other three sides of the property still abut single family zones and dwellings. While the intent of a creating a transitional buffer area Subject: #CPA-99-3(A-J) Comprehensive Plan .-\mendments November 22, 1999 Page 9 between the low density single-family residential uses and the higher density multifamily uses is a laudable idea, this specific proposal is unlikely to create a sufficiently wide area to actually buffer the single family uses. In addition, the resulting narrow strips of mixed zones, which jog and meander over the property, are difficult for the City to effectively administer zoning and development activity. The site abuts the north side of Southeast 244`h Street and unimproved 108`h Avenue Southeast runs through the east side of the subject property. The Public Works Department has determined that 108'Avenue SE. will be extended to SE. 244`h Street. The extended 108' Avenue SE. is classified as a Residential Collector, as is SE. 244`h Street. The rezone and development ofthis site with multifamily housing would necessitate the donation of additional right-of-way and the construction of 108`h Avenue SE. as a condition of development. The site has several wetlands located on the property. Wetland buffers around the perimeter of each wetland will be required to protect the wetlands from development activity and use. A wetland report and on-site investigation at the time of development of the site will determine the buffer width. Recommendation The uses surrounding this site are a mixture of low density single-family residential and commercial zoning or uses. Although higher density single family residential development or townhouses may be appropriate in this area; the requested zoning proposal results in a series of very small fragmented zones, which is not compatible with efficient management of city development. Therefore, Staff recommends denial of the applicant's request for Low Density Multifamily Residential and MRD and MRG zoning. An alternative option that the Board may wish to consider is to change the comprehensive plan land use designation to SF-8 and rezone the property to the SR-8 zoning district, which would allow higher density single-family residential development or enable a future comprehensive plan amendment/rezone to the MR-T Multifamily Residential Townhouse zone. If the Board should prefer this option, Staff would recommend that all of the parcels be rezoned between the commercial zoned land to the west and 108`h Avenue SE. as well as the two parcels abutting the east side of IOS'h Avenue SE. Proposal H - #CPA-99-3(H)/CPZ-99-8 A change in Land Use Plan Map and zoning map for the property located at the southeast corner of 102°d Avenue SE and SE 2361h Street (Flower Court Amendment) Applicant: Pacific West Development LLC Existing Plan Designation: MU-R, Mixed Use Proposed Plan Designation: Limited Multifamily Low Density Multifamily Subject: #CPA-99-3(A-1) Comprehensive Plan amendments November 22, 1999 Page 10 Existing Zoning: CC-MU Proposed Zoning: Community CommercialJ MRT-16, Multifamily Townhouse Mixed Use 16 units/acre Background The subject property consists of three tax parcels and is approximately 2.5 acres in size. The site is located at the southeast intersection of 102nd Avenue SE and SE 236d' Street. 102"d Avenue SE terminates at the north end of the property; SE 236'is currently not open and development adjacent to the site. The current land use designation is Mixed Use and the zoning is Community Commercial. The site is located within the Mixed Use overlay area. The property is currently vacant. The properties to the northwest, west, and south are designated as Multi-family Residential in the comprehensive plan, zoned MRM and MRG and are developed with multi-family residential uses. The parcels to the east designated in the plan as Mixed Use, zoned CC and are developed with commercial uses. These commercial uses are oriented towards 104"Avenue SE, located to the east. There is a large parcel to the north of the site which is undeveloped; Garrison Creek runs through the southern portion of this parcel. The applicants are requesting a change in the land use designation to Low Density Multifamily and a change in the zoning to MRT in order to construct a condominium townhouse development. The size of the property would potentially permit approximately 40 units on the site. Analvsis As mentioned above, the subject parcel is surrounded by both commercial and residential uses. The applicant maintains that the site is not appropriate for commercial uses, given its lack of street frontage on 104d' Avenue SE. The applicant also states that a residential development on the site would be more compatible with the surrounding uses than commercial development, which is what the present zoning allows. Residential development typically has less impact than commercial development due to lower trip generation and less impervious surfaces. The current zoning of the site allows for developments which combine commercial and residential uses. A mixed use zoning overlay was established in 1997 which allowed for mixed use development on some parcels in the city, including the subject property. Under the existing zoning, multi-family residential uses are permitted, but at least 25 percent of the total floor area of the development must be a commercial use. The subject property was included in the mixed use overlay because it appeared to be a good location to combine commercial and residential uses, given its proximity to both types of development. The applicants proposed a mixed use development on the site, but found that the requirement to use 26 percent for commercial uses -� was not feasible given the site's lack of visibility from 104'Avenue SE. Subject: #CPA-99-3(A-J) Comprehensive Plan Amendments November j2, 1999 \. Page 11 The comprehensive plan contains several goals and policies which encourage housing to locate in close proximity to commercial and other community services. These include the following: Policy LU-8.3 —Locate housing opportunities within close proximity to employment, shopping, transit, and human and community services. Policy LU-9.1 —Allow and encourage high to medium density residential development in the downtown and designated activity centers. - Goal H-1 —Promote healthy neighborhoods by providing a wide variety of housing options throughout the community that are accessible to community and human services, employment opportunities, and transportation and by being sensitive to the environmental impacts of development. One important issue with regard to the future development of this site, regardless of whether it is residential or commercial, is transportation access. As mentioned, this site is located at the northern edge of 102"d Avenue SE. 102"d Avenue already serves a number of residential developments, and development of the site will put a greater burden on the road. SE 236' Street is currently not open adjacent to the parcel, but is open at the north edge of the commercial parcel to the east of the site, and intersects with 104d'Avenue SE It may be advisable to open the remainder of SE 236`h Street to enable future residents of the project, should the plan and zoning amendment be approved, to use this street without burdening 102"d Avenue SE. However, it will be important to design the street improvements in such a way as 102"d Avenue will not be further impacted by drivers using it instead of 104`h Avenue to get to James Street. Recommendation This proposed amendment appears to be consistent with the standards of review outlined in the Kent City Code pertaining to comprehensive plan amendments. The proposed development would be more compatible with surrounding uses than commercial development, and would have less of an impact with regard to traffic than the existing zoning would allow. Therefore, staff recommends that the proposed amendment be approved Proposal J- #CPA-99-3(J) Update of Capital Facilities Element Applicant: City of Kent Finance Department The Capital Facilities Element in the comprehensive plan which was adopted in 1995 contains a great deal of information relating to inventories of existing capital facilities, estimated costs of anticipated future facilities, and projected revenues to fund these facilities. These components of the Capital Facilities Element are all required sunder the Growth Management Act (Gl1A). A large Subject: 1CPA-99-3(A-J) Comprehensive Plan Amendments November 22, 1999 Page 12 scale revision to the element is planned for 1999, however the recently passed Initiative 695 will force changes to many decisions already made. Recommendation Staff recommends that the Land Use Board recommend approval to the City Council of the updates to the Capital Facilities Element as prepared b_y the Finance Department, and as shown in Attachment B. CONCLUSION In summary, the staff recommendations for the set of five proposed plan amendments are as follows: Proposal B - Recommend that the applicant's property be redesignated Low Density Multifamily in the comprehensive plan and MRT-16 on the zoning map. Proposal C - Recommend that the applicant's property be redesignated Single Family Residential 6 in the comprehensive plan and SR-6 on the zoning map Proposal F - Recommend that the applicant's request for Low Density Multifamily and MRI7, MRG, and SR-3 zoning be denied. Proposal H - Recommend that the applicant's property be redesignated Low Density Multifamily in the comprehensive plan and MRT-16 on the zoning map. Proposal J - Recommend the update of the Capital Facilities Element per the recommendation of the City of Kent Finance Department. If you have any questions prior to the November 22nd public hearing, please contact me at (253) 856-5441. MJ\pm\P:\CPA99-3.M 13.doc Enc: Attachments A&B cc: James P. Harris, Planning Director Fred Satterstrom, Planning Manager Kevin O Neill, Senior Planner Diana Nelson,Planner Mayene Miller, Finance Director � -s; '" ems. ��:�.•` �... :w? us• .i ^�::.. ,. W _ .sue • LPN x. 3 ''�r,.v.. 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Harris, Planning Director LAND USE & PLANNING BOARD MINUTES Public Hearing November 29 1999 The meeting of the Kent Land Use and Planning Board was called to order by Chair Ron Harmon at 7:20 p.m. on Monday, November 29, 1999 in Council Chambers of Kent City Hall. LAND USE & PLANNING BOARD STAFF MEMBERS PRESENT MEMBERS PRESENT James P. Harris, Planning Director Ron Harmon, Chair Fred Satterstrom, Planning Manager Brad Bell Matthews Jackson, Planner/GIS Steve Dowell Diana Nelson, Planner Jon Johnson Justin Osemene, Asst. City Attorney David Malik Pamela Mottram, Admin Secretary Sharon Woodford LAND USE & PLANNING BOARD MEMBERS ABSENT/EXCUSED �.- Terry Zimmerman, Vice Chair APPROVAL OF MINUTES The minutes of November 22nd has been moved to the January 24 public hearing for approval. ADDED ITEMS TO THE AGENDA None COMMUNICATIONS None NOTICE OF UPCOMING MEETINGS Planning Director, James Harris announced that a tentative continuance hearing is set for Monday, December 13 concerning #CPA-99-3 (J) The City of Kent Finance Department's capital improvement program amendment. 1999 COMPREHENSIVE PLAN OVERVIEW Planner,Matthews Jackson explained the procedural process for reviewing and hearing comprehensive plan applications. He stated that the applications are reviewed citywide and staff bases their recommendations on the following three standards of review criteria: ♦ that the amendments do not result in development that would adversely affect public health, safety and general welfare, and ♦ that the amendments are based on new information at the time of adoption or on circumstances that may have changed since the adoption of the comprehensive plan that warrant amendment, and 220 4th AVE.SO., /KENT.WASHINGTON 98032-5895/TELEPHONE (253)856-5200 Land Use and Planning Board Minutes November 29, 1999 Page 2 ♦ that the amendment is consistent with other goals and policies of the comprehensive plan and will maintain concurrency between the land use, transportation, and capital facilities elements of the plan. Mr. Jackson stated that staff anticipates sending the amendments to City Council in January, 2000 with the Land Use and Planning Board's recommendations for final review and decision. #CPA-99-3 (A)/CPZ-99-1 CAIRNES AMENDMENT Planner Diana Nelson spoke in the absence of Kevin O'Neill. She stated that the subject property consists of one tax lot approximately 1.18 acres in size located at 14845 SE 264th at the intersection of 264th and the Soos Creek trail, approximately 300 feet west of 148th Avenue Southeast. Ms. Nelson stated that the existing comp plan designation for the parcel is SF-1, Single Family, one unit per acre with a proposed comp plan designation of SF-3, Single Family, three units per acre. Ms. Nelson stated that the existing zoning is SR-I, Single Family, one unit per acre with a proposed zoning change to either SR-2 or SR-3; both of which are consistent with the comp plan designation of SF-3. Ms. Nelson stated that the site currently contains one single-family residential dwelling unit and is generally flat with no wetlands. She stated that the property is surrounded to the north and west by low-density single family residential uses and that King County owns parcels to the south and southeast of the site as part of Soos Creek Park. Ms. Nelson stated that the surrounding parcels are designated SF-1 and zoned SR-1 with parcels to the west of 148th Avenue Southeast designated as SF-6 and zoned SR-4.5. Ms. Nelson stated that the Soos Creek trail is located immediately east of the site with a parking lot for the park located south of the site. Ms. Nelson said that there are three single family residences located west of the site which abut 148th Avenue Southeast. Ms. Nelson stated that access to the subject property is from Southeast 264th Street, which is not currently built to residential standards. She stated that if this application is approved and the property divided into an additional lot, the applicant would be required to participate in the cost of improving 264th Street. Ms. Nelson stated that an urban separator designated this property in King County's Comprehensive Plan (adopted in 1994), prior to annexation by the City of Kent. Ms. Nelson stated that the zoning for the parcel was R-1, one unit per acre. She stated that King County's Comprehensive Plan contains several policies defining urban separators as "low-density areas within the urban growth area that create open space corridors and provide visual contrast or buffer to continuous development between cities. " Ms. Nelson stated that urban separator designations were generally applied to undeveloped land or underdeveloped parcels located near existing open space corridors or environmentally sensitive areas. Ms. Nelson stated that at the time of adoption of Kent's Comprehensive Plan in 1995, there were no designated urban separator areas within Kent's city limits; therefore, the City's comprehensive plan does not include goals or policies specifically addressing urban separators. Ms. Nelson stated that properties with urban separator designations were annexed into the City at the time of the Meridian Annexation in 1996. She stated that when zoning for that area was improved some of the urban separator areas were given higher single family zoning designations while others remained at low- density. Land Use and Planning Board Minutes November 29, 1999 Page 3 Ms. Nelson stated that the proposed site is appropriate for low-density residential and that a zoning designation of SR-2 would allow for one additional lot to be created resulting in two lots approximately one half acre in size per lot. Ms. Nelson stated that the creek as well as the open space along the creek function as an affective buffer and urban separator. She stated that SR-3 zoning would allow three additional lots to be created resulting in lots smaller than the existing adjoining lots. Ms. Nelson stated that the lot sizes of the proposed parcels are approximately 29,000 square feet in size and there are other single family lots in the adjoining area that vary in size from 32,000 square feet to over one acre. Ms. Nelson stated that since the property is 51,778 square feet in size, two lots would average approximately 26,000 square feet each equivalent to existing surrounding lots to the west ranging from 28,000 to 29,500 square feet. She stated that these lot sizes do not conform to the current SR-1 zone with a minimum lot size of 34,500 square feet. Ms. Nelson stated that changing zoning to SR-2 would result in development compatible with the surrounding area which would not unduly burden the transportation network and would continue to preserve the low density nature of the area. Ms. Nelson stated that staff recommends a SF-3 designation and a rezone to SR-2, not SR-3 as requested by the applicant. Ms. Nelson stated that the application only considers the applicant's property. However, there are three parcels to the west of the subject property that are also designated SF-1 and SR-1 which do not currently meet the minimum lot size requirements for that zone and offered the option to the Board to consider changing the comp plan designation on those three parcels as well to SF-3. Ms. Nelson stated that if the Board chose to pursue the aforementioned option, staff recommends that an additional hearing be held with a public notice sent to the effected property owners, allowing them the opportunity to be involved in the process. Ms. Nelson said that since the property owners have not requested a zone change at this time, staff does not propose a zone change at this time. She stated that by changing only the comp plan designation the entire area's designation would remain similar, giving a more consistent look to the comp plan map. Sharon Woodford MOVED and Steve Dowell SECONDED to open the public hearing. MOTION carried. Carol Cairnes, 14845 SE 264th St., Kent, WA stated that as the applicant she is requesting dividing her property into two parcels to remain consistent with the half acre parcels abutting her property. Joe Miles, 24639 156th Avenue, Kent, WA stated that he is the President of Friends of Soos Creek Park, a nonprofit corporation committed to the enhancement of Soos Creek Park. He submitted a report for the record as Exhibit #1. Mr. Miles stated that the corporation's primary objection to both the Cairnes and Pacific Industries amendment relate to increasing density in the urban separator that serves as an open space buffer to Soos Creek and the Soos Creek trail. Mr. Miles stated that in 1990 the State Legislature passed the Growth Management Act (GMA) and subsequently amended the GMA in 1991 requiring adoption of County wide planning policies. Mr. Miles stated that the King County Council adopted the County wide planning policies in 1992, which were subsequently ratified by the City of Kent. Mr. Miles read, for the record, from a significant countywide land use policy LU-27 relating to urban separators. Mr. Miles emphasized critical portions of the policy relating to urban separators as `permanent low density lands which protect adjacent resource lands, rural areas and environmentally sensitive Land Use and Planning Board Minutes November 29, 1999 Page 4 areas... " Mr. Miles stated that in 1994 the King County Comprehensive Plan designated this area as urban separators and in 1995 the zoning within that urban separator was designated as one unit per acre. Mr. Miles stated that the intent of the urban separator is to buffer Soos Creek and the Soos Creek Trail from higher density. Mr. Miles said that he refutes the section of the staff report stating that "nothing in the City's comprehensive plan relates to urban separators. Mr. Miles said that Soos Creek is a valuable fisheries resource, utilized by several salmon species including Chinook and that Soos Creek Trail is designated as a regional trail serving a large community and several jurisdictions. Mr. Miles stated that subsequent to this proposed amendment both the Meridian and Meridian Valley Annexations annexed parts of this urban separator. He stated that the City of Kent should strictly adhere to the County wide planning policy LU-27 to not redesignate the property to a higher density for the twenty year planning cycle. Mr. Miles said that the City of Kent should receive approval and concurrence from King County prior to modification of the development regulations. Mr. Miles voiced concern over road standard impacts that could result from rezoning the Cairnes property. He stated that 264th Street is a dead end street serving over four homes with no emergency turn around and consists of gravel with no drainage controls, no detention, no water quality treatment nor a conveyance system. Mr. Miles stated that the intersection of 148th and 264th has limited site distance to the north for southbound traffic movement and that actual site distance standards should be 490 feet. Mr. Miles stated that it appears that only 300 feet is available at this intersection. Mr. Miles stated that the Cairnes two-lot short plat would probably not be subject to drainage review or to full improvements of this roadway as the property consists of less than 5,000 square feet of impervious surface. Mr. Miles stated that there is a sentence in the City of Kent's comprehensive plan that states "the City is incorporating the Soos Creek Land Use Map which is one unit per acre on an interim basis until an interlocal agreement is reached between the City and King County regarding growth targets for the area. " He questioned if the interlocal agreement was ever established. Mr. Miles said that the Kent City Code Section 12.02050 states that there are three standards by which amendments are reviewed. Mr. Miles said that the second standard is based upon new information not available at the time of the comprehensive plan's adoption or where circumstances have changed since the adoption of the plan. Mr. Miles questioned what new information and change in circumstances since 1995 would warrant an increase in density. Mr. Miles stated that he recommends denial of the Cairnes amendment as the proposed rezone is not compatible and suggested retaining the current zoning of one dwelling unit per acre. Marc Imlay, 24625 148th Ave SE, Kent, WA stated that he is treasurer of the Friends of Soos Creek Park and said that his main concern is that the park and trail be protected. He voiced concern that approval of this amendment could function as a precedent for increasing zoning density in this sensitive area. Faith Wilson, 15011 SE 264th St., Kent, WA said that she has resided in the area 27 years. Ms. Wilson questioned how the City of Kent would address needed road improvements as the roadway in the area of the Cairnes driveway tends to settle and sink. Ms. Wilson questioned if the Cairnes would continue to use their well or hook into city water and voiced concern over the aquifer's capability to handle additional houses. Ms. Wilson stated that she opposes a rezone. Land Use and Planning Board Minutes November 29, 1999 Page 5 Bob Nelson, 24048 156th Ave SE, Kent, WA stated that he is a member of the Covington Planning Commission. He said that his testimony expresses his personal feelings and was not representative of the City of Covington, the Planning Commission or any staff member of the City or elected official. Mr. Nelson stated that the county wide planning policies include a consistency requirement and these comprehensive plan amendments would intrude into that urban separator which was set up to specifically discourage the encroachment of housing directly up to the edge of the trail or stream. Mr. Nelson stated that King County's zoning of one unit per acre should be retained and voiced opposition to this property being rezoned to two or three units per acre. Mr. Nelson encouraged the Board to consider that if this rezone is approved, this could set precedence for future infringement into sensitive areas. Mr. Nelson stated that he believes this amendment is inconsistent with the County wide planning policies and with the Growth Management Act and urged the Board to reject this amendment. Brad Bell MOVED and Sharon Woodford SECONDED to close the public hearing. Motion CARRIED. City Engineer Mr. Gill stated that although SE 264th is a public right-of-way, it is a gravel roadway and therefore not maintained. He stated that the road currently serves four residences as a private access driveway for their homes. Mr. Gill stated that in conjunction with any future development the roadway would have to be improved with asphalt to a specific width per City standards. Mr. Gill stated that the road improvements would likely trigger requirements for storm water detention and treatment. He stated that as this site is located in a sensitive area and in close proximity to Soos Creek, City staff would analysis the site from an environmental perspective. Mr. Gill stated that the City could require treatment and detention even if the property does not exceeds the five thousand square foot size requirement as set by Cities standards. Mr. Gill stated that this property is serviced by King County Water District #111 jurisdiction. Mr. Gill stated that he believed the property owner would be able to use their private well system as long as the well met current standards. Mr. Gill stated, however, that the property owner would need to work in conjunction with King County Health Department, State Department of Ecology and the local water purveyor to determine the viability of the well. Planner Diana Nelson quoted extensively from King County's Land Use Policy 27 on urban separators. She stated that the urban separators seem to be at the center of the controversy regarding this amendment. She said that a portion of the policy states that "maintenance of these urban separators is a regional as well as a local concern. Therefore, no modification shall be made to the development regulations governing these areas without King County review and concurrence. " Ms. Nelson spoke at length on the City of Kent's Comprehensive Plan's definition of higher and urban densities. She stated that a considerable amount of development has taken place in this general area since 1995 and when an applicant requests additional density, staff looks at what would be considered appropriate for the area based on the nature of the land and what has occurred in the surrounding areas. Planning Manager Fred Satterstrom said that an interlocal agreement concerning growth targets did not exist between King County and the City of Kent and stated that an agreement existed for the processing and disposition of building permits. Mr. Satterstrom stated that the City of Kent completed a capacity analysis and looked at existing zoning as �"'an attempt to ascertain a growth target at the time the Meridian Annexation took place. Land Use and Planning Board Minutes November 29, 1999 Page 6 Mr. Satterstrom stated that the Urban Separator policies were not a concern to City of Kent at the time Kent adopted their own comprehensive plan as the Meridian area was not annexed at that time. He stated that urban separators become an issue as the City begins to annex territory east of the City of Kent. Mr. Satterstrom urged the Board to move staff s recommendation on to the City Council, as the City's legal department is currently analyzing what would occur if Planning staff decided to move ahead with an action that would oppose the County wide planning policy. Mr. Satterstrom stated that the City does not have an established urban separator definition established. Mr. Satterstrom stated that from the City of Kent's perspective, low density is defined as three units or less and the Growth Hearings Board would stipulate that a density of four units or less per acre is not considered dense enough for urban development. Mr. Satterstrom stated that although staffs recommendation of two units per acre is an increase in the existing density, it is not out of character with the development adjacent to the west of the site. Steve Dowell MOVED and Brad Bell SECONDED to close the public hearing. Motion carried. Steve Dowell stated that he recognizes the sensitive nature of this property and voiced concern that the density of development would be greater than this parcel of land could accommodate. He voiced opposition to this amendment as it could adversely affect public health, safety and general welfare. Brad Bell concurred with Mr. Dowell in opposing this amendment. Jon Johnson stated that approval of this amendment infringes upon the urban separators and voiced his opposition. Sharon Woodford concurred with the other Board members in voicing her opposition. Chair Ron Harmon concurred with the Board members to deny this amendment. Steve Dowell MOVED and Brad Bell SECONDED to deny Staff s recommendation to approve CPA-99-3 (A)/CPZ-99-1 Cairnes Amendment on the basis that it would adversely affect public health, safety and general welfare. Motion carried unanimously. #CPA-99-3 (D)/CPZ-99-4 PACIFIC INDUSTRIES INC AMENDMENT Diana Nelson said that the proposed site is located at 24039 146th Place Southeast on the eastern edge of the City abutting Southeast 240th Street. She stated that the site consists of one-parcel 8.6 acres in size. Ms. Nelson stated that the existing plan designation is SF-1, single family, one unit per acre and the proposed plan designation is SF-6, single family, six units per acre. Ms. Nelson stated that existing zoning is SR-1, single family, one unit per acre and the proposed zoning is SR-6, single family, 6.05 units per acre. She said that the parcel currently contains one single-family residential unit and has steep slopes on the north and eastern portions of the parcel. Ms. Nelson stated that single family residential development exists in varying densities surrounding the property. She stated that the Loe Estates Subdivision, home to the Ridgefield and Ridgecrest development is located to the west and south of the subject property and is zoned SR-4.5. Ms. Nelson stated that the subdivision was platted in 1992 under King County with an average lot size of 10,000 square feet. Ms. Nelson stated that at the time of platting, King County zoning was SR-9600, which equates to the County's current R-4 zoning. She stated that at the time the plat was approved 146th Avenue Southeast was developed leading to the southern portion of the site. Ms. Nelson stated that access to the subject property is available from the road to the south and from an easement extending south from Southeast 240th. Land Use and Planning Board Minutes November 29, 1999 Page 7 Ms. Nelson stated that parcels to the northwest and east of the property are over an acre in size and zoned SR-l. She stated that King County owns the parcels to the north across Southeast 240th as part of Soos Creek Park and that the park is located approximately 500 feet to the east of the property and the trail system is north and east of the site. Ms. Nelson said that prior to annexation, the property was designated as an urban separator in the King County Comp Plan and zoned R-1. She stated that King County defines urban separators as "low-density areas within urban growth areas that create open space corridors andprovide visual contrasts or buffers to continuos development between cities". Ms. Nelson stated that one on the County's comp plan policies defines urban separators as permanent low- density lands, which protect adjacent resource lands, rural areas and environmentally sensitive areas. Ms. Nelson stated that the steep slopes on the land are not suitable for development and are part of the reason why this has been designated as an urban separator. She stated that at the time the Kent Comprehensive Plan was adopted in 1995, there were no urban separator lands within city limits and this area only came into the City in 1997 with the Meridian Valley Annexation, at which time, those urban separator lands were annexed to the City. Ms. Nelson spoke at length on Kent's Comprehensive Plan Land Use Policy 8.1, referring to densities within the potential annexation areas as well as Goal LU-20 that referred to the protection and enhancement of environmentally sensitive areas. Ms. Nelson stated that this parcel is located at the edge of urban development to the west and south and open space corridors along the creek. She stated that there is a natural urban separator of steep slopes located �-- along the northern and eastern boundaries of the site. Ms. Nelson stated that both the south and western portions of the property are not environmentally constrained and would appear to support higher density development. While the applicants have requested SR-6 zoning, staff does not feel that this is compliant with the surrounding property densities and that four units per acre or SR-4.5 is a more appropriate density. Therefore, staff recommends that the proposed plan designation be changed from SF-1 to SF-6 and that the zoning on the property be changed from SR-1 to SR-4.5 in lieu of the SR-6 zoning as requested by the applicant. Ms. Nelson stated that a survey has not been completed to determine how much of the acreage consists of steep slopes and it appears that two-thirds of the property is level enough for residential development. Ms. Nelson stated that there is not an abutting road connection to the west and the easement to the north is too dangerous to be considered as a viable access point for the property. She concurred with Ron Harmon that the only viable access to the site would be directly through the neighborhood to the south. Jon Johnson MOVED and Steve Dowell SECONDED to open the public hearing. Motion carried. Denny Holt, 1215 S Central,#211, Kent,WA submitted a map for the record as Exhibit#2. He stated that he represents Pacific Industries. Mr. Holt stated that the geography and topography of the property does not lend itself to a development of 6 units per acre. Holt stated that Mr. Miles points are well taken relative to urban separators, the history of the GMA and the goals and objectives of preserving the park and open space along the creek. Mr. Holt stated that the urban separator issue should be discussed further between the City Council and the County. Mr. Holt continued to speak at length on what defines urban separators. Land Use and Planning Board Minutes November 29, 1999 Page 8 Mr. Holt stated that the proponents for this amendment concur with staff that urban densities should be considered as four units per acre to adequately support urban services. He stated that although the proposed site consists of 8.6 acres, potential development consists of 25 lots, which equates to 3 units per acre. Mr. Holt stated that he is aware that adequate access would need to be determined for the site. John Carlson, 24322 147th Ave SE, Kent, WA said he is the President of the Loe Estates Homeowners Organization representing the Ridgefield and Ridgecrest development located south of the proposed site. Mr. Carlson stated that the homeowners felt that they had not been given a long enough notification time prior to the public hearing. He stated that there are 123 residences in their development of which 54 received notification who reside within the 300-foot radius of the proposed zone change. Mr. Carlson stated that the recipients had only three business days to put together their presentation due to the holidays. Mr. Carlson spoke at length on safety issues connected with increased vehicular traffic as well as ingress and egress through his community. He stated that if the proposed site were to be developed with 25 homes, this could equate to between 250 and 300 more vehicular trips in and out of their existing neighborhood per day. Mr. Carlson voiced concerns over environmental hazards including drainage issues and the loss of natural vegetation and animal habitat. Mr. Carlson stated that the homeowners association desire more time to work on their opposition of this proposal and further said that the association collected 90% of residential signatures in the form of a petition requesting continuation of the hearing at a later date. Charles Olson, 14533 SE 243rd Place, Kent, WA stated that he resides in the community next to the proposed site. He stated that 146th Place was developed in anticipation of the possible extension of the Ridgefield neighborhood into that proposed area. Mr. Olson voiced his concern over potential safety hazards with increased traffic in the area. Mr. Olson stated that the proposed property functions as a catch basin during the spring and fall and said that if development occurs, this would necessitate containing and rerouting the water. Joe Miles, 24639 156th Ave SE, Kent, WA reiterated that his prior testimony regarding urban separators applies to this issue as well. Mr. Miles submitted a letter for the record as Exhibit 43. He stated that as President of Soos Creek Park, he is committed to its enhancement and protection. Mr. Miles stated that he opposes the Pacific Properties Amendment primarily due to the urban separator issue and the specific impacts associated with development of those properties. Mr. Miles felt that staff was reinterpreting the County wide planning policy LU-27 in order to accommodate higher density development whereas the policy clearly says "...shall not be redesignated for higher density. " Mr. Miles stated that this policy is a regional issue that should be considered at the county level. Mr. Miles stated that the purpose of the urban separator is to protect the Soos Creek Trail (designated as a regional trail) and Soos Creek, which contains the salmonid species including the Chinook salmon. Mr. Miles stated that since an interlocal agreement was never established, this would indicate that existing zoning should remain the same. Mr. Miles said that there are safety concerns connected with Southeast 240th providing access to both the existing neighborhood as well as generating additional traffic for a proposed new development site. He stated that Southeast 240th has limited sight distance and in event of an emergency, a single entrance could block accessibility to the community. Land Use and Planning Board Minutes November 29, 1999 Page 9 Mr. Miles spoke at length on impacts associated with drainage issues and zoning compatibility with surrounding neighborhoods. Mr. Miles reiterated that a condition for approving amendments must indicate that new information has been made available and that circumstances have changed. He stated that the listing of Chinook salmon as endangered and the addition of the urban separator might warrant lower densities. Mr. Miles recommended that this amendment be denied. Marc Imlay, 24625 148th Ave SE, Kent, WA stated that he concurs with Mr. Miles testimony and said that he is uncomfortable with what he perceives as Planning staff s inclination to redefine density as it suites their needs in order to allow for more development. He voiced his concern over development infringing into the urban separator area. Gregory Cox, 24308 147th Ave SE, Kent, WA stated that he concurs with the previous opponents' testimonies. He stated that his property backs up directly to the drainage area of the applicant's site and he observes the field retaining water during spring and fall. Mr. Cox stated that the water slowly drains off, over the course of two or three days, by running through a drainage easement located on the back of his and his neighbor's property. Mr. Cox stated that a significant wildlife populace resides in the area including red-tailed hawks, tree frogs, blue herons, ducks, deer and coyotes. Mr. Cox stressed his recommendation for denial. Catherine Skinner, 24048 146th Place, Kent, WA stated that their property is located at the bottom of the hill with water draining across their property into a drainage conduit in the Ridgefield Development. She stated that water stands year round on her property and vegetative growth would support this. Ms. Skinner stated that King County designated the hillside as erosion sensitive and a land slide area which should not be developed and stated that development of one home per acre would be reasonable. She said that she concurred with Mr. Miles testimony. Ken Dickel, 14612 SE 243rd Place, Kent, WA stated that his biggest concern is with drainage issues. He stated that he has observed water pooling in three locations on the proposed site that cascades down into his property. He stated that water runs into the drainage system on his property all winter long Mr. Dickel stated that with an increase in density, the level of the land would have to be raised in order to develop this property, creating a land mass differential that would add additional drainage flow problems. Doug Spencer, 14515 SE 247th St., Kent, WA stated that he concurs with the previous speakers and opposes this amendment. He stated that as a resident of King County for 45 years, he has seen the implementation of the GMA as a tool to inhibit destructive developmental growth within the community. Cathy Tillotson, 24231 146th Ave SE, Kent, WA stated that her property is located on 146th and believes that her property would be greatly impacted with the possible development of 25 homes. She stated that as traffic travels into the neighborhood on her street, the increased trips would create safety hazards. Ms. Tillotson stated that she would like to see this amendment denied. Bob Nelson, 24048 156th Ave SE, Kent, WA restated his position that he does not represent the City of 2ovington, their staff, Planning Commission or elected officials. Mr. Nelson stated that his main objective to development is infringement into the urban separator, therefore, he does not want an increase in zoning. Land Use and Planning Board Minutes November 29, 1999 Page 10 Mr. Nelson spoke at length on urban separator issues and voiced his belief that the King County planning policies has specific requirements in place that would not allow for incremental deterioration of urban separator. John Sluys, 24122 145th Ave SE, Kent, WA stated that he lives in Ridgecrest, which borders the subject property to the west. Mr. Sluys submitted photos of the site along with petitions from the neighbors for the record as Exhibit #4. He stated that they refer to the subject property as the Lakes as it is usually flooded over during the year. Mr. Sluys referred to the GMA in speaking to steep slopes on the subject property. He said that Section 4.4 of the Comprehensive Growth Plan Inventory of Critical Areas specifically states that "the Growth Management Act requires cities to inventory, designate and protect through development regulations, all critical area and resource lands. " Mr. Sluys stated that these critical areas are further defined to "include geologically hazardous areas such as steep slopes. " Mr. Sluys stated that he found it interesting that a recommendation was made to increase the zoning. He stated that he received his public notice on the morning of December 20, a Saturday morning. He stated that only 50 homes received notification in a neighborhood where every home would be impacted by this request and felt that the notification time was inadequate, as there were only 9 days notice of which only 3 days were business days due to the holidays. Mr. Sluys stated that public notice boards should be positioned on sites where accessibility is readily available to the public. Bill and Mary Ann Solomon, 24606 145th Place SE, Kent, WA voiced opposition to increasing density. Mr. Solomon stated that he is director of his home owners association and voiced concern that as density increases on the subject property located in close proximity to his neighborhood, that the residents may wish -to use their neighborhood's playground. Mr. Solomon stated that he would not be opposed to inviting others to use some of their facilities but felt that in fairness to his community, the new residential development should set up their own association as well as be required to establish their own playground area. He stated that the homeowner's in his community pay for the privilege of having this amenity. Vidya Shastri, 24134 145th Ave SE, Kent, WA stated that he resides in Ridgecrest and concurs with the 11 previous speakers' testimonies. He stated that he moved into this neighborhood as it exemplified a rural setting with its proximity to Soos Creek as well as being set back from the main road. Mr. Shastri stated that increasing density would intensify traffic hazards in the area of 240th and 144th. Debbie Elkan, 24533 148th Lane SE, Kent,WA stated that the road leading to her home has flooded from drainage flowing down hill from Ridgefield through a pipeline in the hillside. She stated that no drainage easement exists through her property and that her driveway washed out with a portion of her property flooding over and washing down into the neighbor's property. Ms. Elkan stated that developing additional 25 homes is going to negatively impact the existing drainage problem. She stated that she purchased her home with its 1.5-acre parcel for the rural beauty that exists within the current zoning. Lowell Hess, 14425 SE 240th, Kent, WA stated that he is not opposed to development of this property and "1 questioned if any space was dedicated for play ground areas. Scott Herder, 24157 145th Ave SE, Kent, WA stated that he is a resident in the cul-de-sac near the site. He stated concern over safety and traffic issues at the school bus stops as well as near the playground Land Use and Planning Board Minutes November 29, 1999 Page I I located on 145"'. He stated that IS youth under the age of 10 reside in his development and that vehicular �- traffic does not heed the posted 25-mile per hour speed limit. He concurs with the other speakers' testimonies and opposes this amendment. Walt Kuehlthau, 24116 145th Ave SE, Kent, WA stated that he observes six bodies of water setting on the proposed site from early fall to late spring. He stated that he concurs with the prior speakers' testimonies and said that he felt betrayed by City staff. Mr. Kuehlthau said that he was pleased when his subdivision was annexed into the City of Kent two years ago. He said that he attended every planning meeting and it was his understanding that the zoning would not change. Mr. Kuehlthau said that as he recalled at the time of annexation, in questioning Mr. O'Neill, he was informed that the adjoining property would remain zoned one house per acre due to the slope being undevelopable as well as the slope being designated as a buffer zone. Mr. Kuehlthau questioned what information has changed in two years for staff to consider higher density. He stated that he is not opposed to developing the area with one unit per acre but opposes clustered housing on small lots of 6,000 to 7,200 square feet. Joe Harmon, 24022 146th Place SE, Kent, WA stated that his property is located directly east of the proposed property and voiced his opposition to this application. He stated that he shares the use of a well with three other residents located on his property near the boundary with owners to the south. He voiced concern with water run off possibly contaminating the well. Mr. Harmon stated that he is concerned with the increase in traffic and the safety issues that would arise with having only a single access point to the new development through their community. Mr. Harmon questioned how wetland issues would be mitigated. He stated that two major lakes form on the proposed site, one through a dam created by an existing road with a small culvert. David Leipham, 24110 145th Ave SE, Kent, WA stated that it was his understanding during the annexation process two years ago, due to the steep slopes part of the proposed site is not buildable. He stated that he understood that a single parcel of land could not be zoned with two differing zones. Mr. Leipham stated that 156`" Street fronts his home and questioned if the road was barricaded only until further development occurs. Mr. Leipham questioned how an easement access from the north would effect 240'. Joe Singh, 18124 Riviera Place, Normandy Park, WA stated that he is the owner of Pacific Industries. He stated that Joe Miles is a Senior Engineer with King County DDS who has worked on numerous plats including many of his own properties over the last ten years. Mr. Singh questioned the urban separator definition and if urban separators were established by King County or the Legislative branch of Government. Mr. Singh spoke at length on his interpretation of the Growth Management Act to enable developers to build on property within an established boundary that provides the community with fire, police, roadway, schools and park services. Mr. Singh spoke at length on water retention system criteria and stated that he has complied with the standards set by both King County and other applicable government agencies to meet the rules and `'regulations of the Service Water Management Act with his developments. Land Use and Planning Board Minutes November 29, t999 Page 12 Mr. Singh stated that he has been in the development business for forty years and believes that his developments improve the economic status of the community and provides employment for the construction industry. Mr. Singh stated that he is requesting a zoning of 3.5 units per acre and due to constraints on the property will not be able to develop the site at that level. Mr. Singh spoke at length on the neighboring communities concerns with traffic and health issues. Sharon Woodford MOVED and Jon Johnson SECONDED to close the public hearing. Motion carried. Planner Diana Nelson spoke at length on urban separator concerns. She addressed the conflict between the City of Kent Land Use Policy S.l regarding densities and King County's policy on urban separators in connection with zoning. Ms. Nelson stated that the City of Kent has a "Sensitive Areas Ordinance" which does not prohibit development on the entire parcel, only on those portions of the slope that fall within sensitive area guidelines. She stated that staff believes that the upland portion of flat to rolling hills on the site is appropriate for development and considers the area along the creek and the roadway to provide adequate urban separators. Ms. Nelson stated that Staff prefers not to split zoning on property. She stated that the applicant is asking for rezoning on the entire parcel with the knowledge that at least a third of the property is not developable at the requested density and that the remaining property can not be developed at a density of 6.05 units per acre. Ms. Nelson stated that the applicant wishes to develop the property at 3.5 units per acre but is requesting a higher density of 6.05 units per acre to allow for an appropriate number of lots to meet the cost of improving the land. She stated that the City of Kent does not have a clustering ordinance. Ms. Nelson deferred to City Engineer Gary Gill to speak to the issue of water detention and retention requirements. Ms. Nelson stated that a requirement does not exist for the construction of a playground as part of a development. She stated that the City Parks Department can require that a subdivision pay fees for City parks development and maintenance, or if the Parks Department request development of a park, they can require a donation of a portion of land in lieu of fees for construction of a park. Ms. Nelson stated that the City is in compliance with State and local regulations in noticing property owners within the 300-foot radius within the proper time frame. She concurred with the property owners that perhaps the City should consider a longer notification period to allow for public preparedness. Ms. Nelson stated that the City Council or Planning Board would need to initiate this issue, as a number of sections within the City Code would have to be amended. Ms. Nelson stated that City regulations do not specify where a public notice board must be positioned on a proposed site but allows the City to require an applicant to post more than one board on a large site. City Engineer Gary Gill stated that Soos Creek Sewer and Water District and King County Water District ..� 111 serve property in the arrea of the proposed site. He stated that adequate utilities exist for extension to the proposed site. Mr. Gill stated that the City of Kent would require a public street extension into the proposed site. Mr. Gill said that the City will look at access from the standpoint of what King County's intent was when they Land Use and Planning Board Minutes November 29, 1999 Page 13 provided stub streets in that area. Mr. Gill stated that no access would be allowed onto 240"' as that area is �-- steep and does not allow for adequate site distance. Mr.Gill stated that 146" St. is a dead-end street with a type three barricade that would allow the County to continue development of the street for further development. He stated that this roadway would provide the most logical and safest grade for primary access to the site and that a secondary access would be to extend 145` - Mr. Gill said that Kent's City Council has requested that the Public Works Department re-evaluate Kent's road standards, which includes connectivity within neighborhoods. Mr. Gill stated that the City of Kent would like to discourage construction of cul-de-sacs. He stated that by providing alternative routes through a site, a safer environment is provided for police and fire vehicles as well as give the residents alternate ways to access and exit their neighborhood. Mr. Gill stated that the City has established a Neighborhood Traffic Control Program, as they are sensitive to public safety issues. He stated that residents of the site's adjoining neighborhoods have worked with the Public Works Departments on speeding issues and heavy traffic volume within their residential areas and encouraged them to continue to work with Public Works to explore methods of reducing traffic on their residential streets. Mr. Gill stated that the City would participate with the neighbors by conducting speed studies and accident surveys. Mr. Gill stated that 140 is the main access road into the site and was constructed as part of Loe Estates Subdivision under King County's jurisdiction. He stated that the road was intended to extend through to the south and provide a connection to Southeast 256`'Street. Mr. Gill stated that the required road extension was appealed by the developer through the King County Hearing Examiner and Council. The County upheld the decision to require that the road be extended although the extension never occurred and the City of Kent favors extension of this road as a means to provide a safe alternative route that would move traffic away from highly congested intersections. Mr. Gill stated that in the interim time since the appeal occurred, the property was annexed to the City of Kent and the road continuation is a legal issue that is being analyzed by the City of Kent's Law Department. Mr. Gill stated that the Public Works will consider slope stability, erosion and require that the developer conduct a geotechnical investigation and report to identify soil types, slope stability issues and what methods should be implemented to manage development on that site. Mr. Gill stated that Public Works considers this property as a highly hazardous area in that they would apply their strictest standards for storm water treatment and detention. Mr. Gill stated that typically there would be a required setback distance of 75 feet from the top of the steep slope, which would be left in its native vegetation as an undisturbed slope. He stated that storm water would be collected and detained or retained and that each home would be required to install down spout infiltration systems so that a majority of the storm water will flow into the ground to help recharge the normal ground water in that area. Mr. Gill stated that residual water flow not percolating into the ground would be collected and conveyed through a detention system and then moved off site. Mr. Gill stated that the developer would be required m to complete a downstream analysis to look at how stor water flows currently drain off the property. Mr. rill encouraged the neighbors to work with Public Works in identifying where drainage problems exist. Land Use and Planning Board Minutes November 29, 1999 Page 14 Mr. Gill stated that Public Works would typically require a developer to tight line storm water down to the point where it is not running off of the erosive hillside and then provide water treatment prior to discharge into Big Soos Creek. Mr. Gill spoke at length regarding the existing site distance problems associated with 144"' and 240`h. He stated that the site distance standards were established utilizing the American Association for State Highway and Transportation Officials Recommendations for Roadway and Geometric Design. Mr. Gill stated that as stated by the City Attorney's office, the road standards were predominately developed around roadways built in Arizona and southern California consisting of flatlands with infinite room for good visibility. Mr. Gill stated that as a condition of development, the developer and his engineer would be required to work with both the County Health Department and other regulatory agencies to assure that there would not be negative impacts on adjacent well sites. Mr. Dowell stated that the Planning Department must comply with the State's Growth Management Act that stipulates limiting growth to areas within Kent's city limits where public facilities exist and encourages increased density in these areas while allowing for green space. Mr. Dowell stated that it seems the urban boundary issues have not been satisfied and thus recommended denial of this amendment. Sharon Woodford stated that water run off and retention from the steep slope on the subject property is of concern to her. She stated that only one access point into this proposed site would increase traffic safety concerns. Ms. Woodford stated that this property should be developed one unit per acre and voiced her opposition to this amendment. Mr. Bell noted that one speaker had implied that Planner, Kevin O'Neill had changed his land use position of two years ago at the time this property was annexed into the City of Kent. Mr. Bell said that he has worked with the Planning Department staff over several years and has never dealt with a more intelligent, credible, open,honest and helpful group of people, which have the difficult task of determining appropriate use of land within the city. Mr. Bell stated that he would not advocate increases in density and is concerned with urban separators. He stated that he opposes staff s recommendation of increasing density. Mr. Johnson stated that he opposes staff s recommendation due to drainage and water displacement problems as well as public safety issues due to road configurations with possible development of 8 units per acre. Mr. Johnson stated that the public notice time lines and the locations for posting public notice boards need to be revisited in the future with a recommendation presented to the City Council from the Board. Mr. Harmon stated that he concurs with Jon Johnson with regard to increasing the notification time lines and perhaps to increase the 300' radius for public notification. Mr. Harmon encouraged the Public Works Department to actively pursue a solution with the Legal Department regarding completion of 144`h St. Mr. Harmon stated that he votes to deny this application. --� Brad Bell MOVED and Steve Dowell SECONDED to deny staffs recommendation of approval for#CPA- 99-3 (D)/CPZ-99-4 Pacific Industries Inc. Amendment. Motion carried unanimously. Land Use and Planning Board Minutes November 29, 1999 Page 15 #CPA-99-3 (G) FORTUNATO AMENDMENT Planner Matt Jackson stated that this application is to request only a comp plan amendment change with no rezone requested at this time. Mr. Jackson submitted a letter from Mr. Kent L. Gilleland for the record as Exhibit 44. He stated that the letter indicates that Mr. Gilleland is not opposed to Mr. Fortunato developing his land under the current three units per acre zoning but opposes double density in this area. Therefore, he is opposed to this amendment request. Mr. Jackson stated that Mr. Fortunato is requesting to change the land use plan map on property located at 27842 and 27854 132nd Avenue SE with the two lots consisting of approximately 6.75 acres. He stated that the current land use designation is SF-3, single family residential and the applicant is requesting a change to SF-6, single family residential, six units per acre. Mr. Jackson stated that this request is an attempt to better utilize this property in accordance with the existing neighborhood. Mr. Jackson stated that a portion of a creek flows through the northeastern corner of the property and buffers will be required. Mr. Jackson stated that access is provided to the site from 132°d Avenue and City of Kent construction standards require that an additional residential street be provided for access. Mr. Jackson stated that any development would be required to meet City of Kent construction standards for on site storm water detention. Mr. Jackson stated that by requesting only a land use change at this time, Mr. Fortunato can return to the Planning Department at a later date, with the comp plan change already in place. Mr. Fortunato could than apply for a rezone to SR-6, to be heard before the Hearing Examiner. Mr. Jackson said that if the property were developed under current zoning, approximately 24 p.m. peak hour trips would be generated based on the potential for 24 lots. He stated that under the proposed land use change, with a maximum density of six units per acre, this would create the potential for 40 p.m. peak hour trips based on 40 lots. Mr. Jackson stated that the creek on the northeast corner of the lot limits lot density. Mr. Jackson stated that property west of the site has an existing SF-6 designation and surrounding property in the general vicinity of the site is designated SF-3. Mr. Jackson stated that property north and east of the site is designated SF-6. He stated that staff recommends approval of this amendment as the request does not pose any health, safety or welfare issues and is consistent with existing zoning and land use in the area. Jon Johnson MOVED and Brad Bell SECONDED to open the public hearing. Motion carried. Mr. Jackson stated that he represents the applicant Mr. Fortunato who was unable to attend the hearing due to illness in his family. Planning Director explained that the comprehensive plan amendment process does not dictate that an applicant must apply for both a comp plan and zoning change simultaneously. Mr. Harris stated that an applicant must first request a comp plan change, then can request a zoning change through the Hearing Examiner at a later date. Mr. Harris stated that usually applicants apply for a comp plan and zoning change at the same time in order to expedite the planning process. Brad Bell MOVED and Jon Johnson SECONDED to open the public hearing. Motion carried. Michael Leonard, 13321 SE 278th, Kent, WA stated that his property lies to the north towards the east end of the applicant's property and that he has lived there for 11 years. He stated that he opposes the Land Use and Planning Board Minutes November 29, 1999 Page 16 amendment due to increased safety concerns associated with the influx of higher volumes of traffic that would be generated. Mr. Leonard stated that with the development of homes, the potential of vandalism to his property would increase and he voiced concern over the ecosystem of the creek being compromised and possibly depleting the Coho salmon habitat. Emily Leonard, 13321 SE 278th St., Kent, WA stated that she has resided in the area for 11 years and chose the location for its rural country environment and peacefulness. Mrs. Leonard stated that she is concerned about the wildlife and the salmon habitat, which could potentially be destroyed. She voiced concern over increases in traffic volume with existing developments already underway and that vehicular traffic will cut through their neighborhood so as not to have to wait for the light at Kent Kangley and 132nd. Mrs. Leonard stated that development of 16 houses per acre is excessive and would over burden the land. Leonard Juhnke, 13511 SE 278th, Kent, WA stated that Soos Creek runs through a corner of the proposed site and questioned the viability of implementing only 100 foot setbacks due to the salmon returning to the creek for the first time in 12 years. He stated that if the property were to be rezoned to SR-6, homes would have to be constructed on small lots to compensate for any impacts to Soos Creek. Mr. Juhnke stated that zoning should remain as it is currently so as not to jeopardize the salmon population and in order to protect the creek. Mr. Juhnke stated that he concurs with Mr. and Mrs. Leonard's testimony regarding traffic impacts. Mr. Juhnke questioned if the City plans to improve 132nd with four lanes. Mr. Juhnke stated that with the rezoning of property, taxes increase and questioned if the City of Kent or the developer would absorb some of the cost for needed road improvements with the increase in vehicular traffic due to development. Brad Bell MOVED and Jon Johnson SECONDED to close the public hearing. Motion carried. Mr. Jackson stated that Staff supports SR-6, as this designation is a typical suburban type density. Mr. Bell said he sees no way to stop development in this area and with the understanding that the neighbors concerns would be addressed before the Hearing Examiner when the applicant applies for a rezone, he fully supports staff s recommendation of SF-6. Jon Johnson stated that he is opposed to Staffs recommendation of SF-6 as it seems more consistent to retain the SF-3 designation for this site as surrounding zoning is SF-3 except for land to the west. Brad Bell MOVED and Sharon Woodford SECONDED to accept staff s recommendation to change the land use designation to SF-6 for CPA-99-G the Fortunato Amendment. The motion was denied 3 to 2 with Jon Johnson, Steve Dowell and Ron Harmon opposed. #CPA-99-3 (I)/CPZ-99-9 Meridian Associates Amendment Matt Jackson stated that this is a request by Mike Reid with Meridian and Associates to change the existing land use designation from SF-8, single family residential, 8 units per acre to a low-density multifamily designation; in order to rezone the property from SR-8 to our new MR-T, Multifamily Townhouse at 12 units per acre. Mr. Jackson stated that the property consists of three lots approximately 6.5 acres in size and is located behind the Lake Meridian Plaza with the Metro Park and Ride lot located on 132nd abutting the back side of the property. Mr. Jackson stated that a branch of Soosette Creek runs through the proposed property, with a wetland feature covering a third of the property on the western portion. Land Use and Planning Board Minutes November 29, 1999 Page 17 �. Mr. Jackson stated that the applicant proposes providing primary access off of Kent Kangley Road into the eastern portion of the site, avoiding the existing neighborhood and encroachment to the sensitive areas as well as provide the area with a townhouse, nonstacked unit type condominium development. Mr. Jackson stated although this is a nonproject action, the applicant is going to present illustrations of the type of projects they have developed and present what type of development they intend to build on this site. Mr. Jackson stated that under the existing MR-T zoning with the existing 6.5 acres, approximately 78 units could be constructed on the proposed site. However, the site plans shown to Planning staff indicates only 3.92 buildable acres which would allow for less density than the developers proposed 34 duplex type dwellings. Mr. Jackson stated that the Public Works department disapproves of the access point from Kent Kangley to this property. He stated that an easement exists behind Lake Meridian Plaza, which is owned by the applicant. Mr. Jackson stated that the applicant is proposing a couple of office complexes with the option of using the three lots on the south side of the proposed site for access and further development. Mr. Jackson stated that several goals and policies of the City of Kent's Comprehensive Plan encourages the City to provide denser development near existing infrastructure and services which this development would provide. Mr. Jackson stated that staff is investigating ways to protect the sensitive areas while achieving a density that is urban in nature in this area. Mr. Jackson stated that this would be achieved through buffering and preservation of those areas. Mr. Jackson stated that Staff feels with the use of the City's construction standards and zoning regulations, development on this site this will not create a burden to the health, safety and welfare of the City. Mr. Jackson stated that staff recommends approval of a change to low-density multifamily on the land use map and a zoning of MR-T at 12 units per acre density. Mr. Dowell questioned if a change could occur in the MR-T12 zoning whereas apartments would be constructed in lieu of condominiums. Mr. Harris stated that the City Council carefully crafted the MR-T Townhouse zone specifically for condominium type development and believes the Council would be adamant in upholding their decision. Mr. Harris stated that it has been the Council's vision to provide more owner occupied, higher density development. Steve Dowell MOVED and Brad Bell SECONDED to open the public hearing. Motion carried. Michael Reid, 10522 132nd Ave N.E., Kirkland, WA stated that he is the applicant's agent and has sat through two weeks of hearings observing the Board members. Mr. Reid stated that with each issue considered by the Board over the last two weeks, efforts have been made to protect the environment and preserve the sensitive areas in this town. He stated that the Board has sought to make strong conscientious decisions in their recommendations on the comp plan amendments in a manner that would improve the community while promoting quality residential development. Mr. Reid stated that a subdivision application has been submitted to the City for this property. Mr. Reid stated that we listened to the neighbors and attempted to accommodate what they wanted in their community. Mr. Reid stated that this property is severely constrained by surrounding commercial development, access issues, sensitive areas and artificial sensitive areas created by a flood control dam. Mr. Land Use and Planning Board Minutes November 29, 1999 Page 18 Reid pointed out that there is only one appropriate access to this property through the northwest neighborhood along 128' and 268°i Street. Mr. Reid spoke at length on traffic, access and sensitive area concerns and the means by which they are trying to rectify these conditions. Mr. Reid stated that north of the Lake Meridian Shopping Center there is four square blocks with the northern most block owned by the applicant which is zoned commercial. He stated that William and Ava Cary, whom we have entered into an agreement with to purchase those three blocks, own the next three blocks. Mr. Reid stated that curb cuts exist on all the commercial properties abutting the western side of the shopping center and that each one of those properties carries a thirty-foot easement for ingress/egress and right-of-way. Mr. Reid stated that in developing this site they have elected to develop a private road utilizing the availability of existing easements and accesses in order to create a community sensitive to its environment and surrounding neighbors. Mr. Reid said that as this is a nonproject specific action and that the site plans displayed are representative of what could be accomplished by combining development of a small commercial office complex with a clustered townhouse development. Mr. Reid illustrated at length potential site plan alternatives. Mr. Reid submitted Site Plan#1 as Exhibit#5 and Site Plan #2 as Exhibit #6 and additionally submitted a copy of the easement that the property adjoins for the record as Exhibit #7. Mr. Reid indicated that the original owner of the proposed site, sold the adjoining property to the to the shopping center with the understanding that access would be allowed to his site from the property sold to the shopping center. Mr. Reid stated that he believes this proposal achieves what the City Code is attempting to accomplish by protecting the environment, to cluster housing, listen to our neighborhood and create a buffer between our development and the residential neighborhoods to the northwest. Mr. Reid stated that he would appreciate the Board's support of this proposal. James Parrick, 12718 SE 268th, Kent, WA stated that he owns lots 1 and 2 of Meridian Meadows and has lived there for 30 years along with eight other residents. He stated that several neighbors have spoken with Mr. Reid over traffic concerns and Mr. Reid has acknowledged their concerns. He stated that the streets are narrow with no sidewalks and there are many children and walkers in this area. Mr. Parrick stated that Kent Kangley off of 127' is particularly dangerous. Mr. Parrick questioned if the developer will be able to obtain access to the site off of Kent Kangley. He stated that he has observed numerous accidents on the stretch of road from 124 h to 132"d. Mr. Parrick stated that further development would increase vehicular traffic on the roads and compromise the living style within their community. Mr. Parrick stated that he opposes this amendment. Patrick McBride, 1804 136th Place NE, Bellevue, WA stated that he is the architect for the project and is aware that at this time, there is no specific action associated with this comp plan amendment and rezone. Mr. McBride showed formats for a duplex layout as well as commercial office buildings which would be constructed as two story, wood scale walk ups that would illustrated the image and character of the architecture of the homes, residences and commercial office space within the community. Mr. McBride indicated that a component of the site plan aligns the development to the south to 128" Place in order to align the intersection with the public street on the south. Mr. McBride stated that this alignment Land Use and Planning Board Minutes November 29, 1999 Page 19 has been evaluated in the event that a street signal is erected in this area in the future which would provide safer turning movements in either direction along Kent Kangley. Mr. McBride stated that the general concept in planning development of duplexes on this site is that they are more single family in character which is consistent with the City of Kent's zoning criteria and comp plan requirements. He stated that the second alternative for a planned development consists of clustered side by side town homes, two stories in character, within a three or fourplex format. Mr. McBride stated that this would leave the central area of the site available for developing into a natural village green using storm drainage components while preserving the open space and sensitive areas. George Nickle, 1615 143rd Place SE, Mill Creek,WA stated that he is part of the partnership that acquired this property in 1973. He stated that he sold a portion of his property to the Lake Meridian Shopping Center in 1988. Mr. Nickle stated that part of the sales agreement allowed him to have access on the west side of that property on an easement with three curb cuts (one curb cut on each of the three lots on 129th Street) also known as the Cary property. Mr. Nickle stated that the option is available for purchasing the three south lots. Ms. Woodford stated that she was concerned that if the Board was to approve this amendment and the developer did not acquire the three south lots then access to the site would pose a severe problem. Mr. Nickle concurred but felt that the access issues would be rectified. Paula Egbert, 26705 132nd Ave SE, Kent, WA stated that her property directly adjoins the proposed site and said that she was not publicly notified of this potential development. She stated that she favors development but felt that the Board needs to consider the wetland issues as the portion of the site that abuts L... her property is considered Class Two wetlands. Ms. Egbert stated that she is concerned that development of this site will push those wetlands onto her property and would like assurance that this would not occur. Ms. Egbert stated that subdivisions are being developed on property to the north of this site where water flow was effected due to disregard by the developers. Ms. Egbert said that she actively farms her property and would like assurance that adequate fencing would be erected to protect her livestock from dogs that would be brought into the area as a result of development. Ms. Egbert stated that the existing park and ride lot is not easily accessible, as it requires a left turn onto Kent Kangley against the traffic and another left turn at the light. Garry Stewart, 26620 127th Ave SE, Kent, WA stated that he was concerned that access to the site would necessitate crossing the creek if the developer does not obtain the three lots that would allow access off of Kent Kangley. Mr. Stewart stated that he is not in favor of approving this amendment due to major traffic concerns. Mr. Stewart noted that the publics notice time lines seem to be too short. Brad Bell MOVED and Sharon Woodford SECONDED to close the public hearing. Motion carried. Ron Harmon asked staff if the Board could receive assurance that the property owner would obtain the three parcels for accessing the site through Kent Kangley, if this amendment were approved. Mr. Jackson stated that the Public Works department has the right to require access from a specific location through existing construction standards or SEPA that allows staff to mitigate for potential impacts beyond our existing standards. Sharon Woodford questioned if the City of Kent can require fencing to protect Ms. Egbert's property from new development. Mr. Jackson concurred. Land Use and Planning Board Minutes November 29, 1999 Page 20 Mr.Gill stated that in support of this proposal, the property owners hold an existing easement across the property to the east with a thirty-foot private easement along the western property line of the Lake Meridian Shopping Center. Mr. Gill stated that Public Works department's main concern is that the location of the existing curb cut does not contain good site distance. He stated that access would be improved if the curb cut could be realigned further west with 128" Street and if a traffic signal could be installed. Mr. Gill said that Public Works is working with the State Department of Transportation in looking at possibly restricting turning movements in the 128`h Street area due to high incidents of accidents. Mr. Gill stated that providing a signalized intersection at 128' that functions in coordination with the signal at 132nd Street could provide an additional safe walking route for crossing Kent Kangley. Mr. Gill stated that access to the site through 268th Street would negatively impact the wetlands and salmonid stream. Mr. Gill stated that the developers would be required to obtain a fisheries permit, a hydraulic project approval from state fisheries and possibly Corp of Engineers approval. Mr. Gill stated that the developers will strive to avoid impacting these wetlands and the stream as indicated by providing access through Kent Kangley. Steve Dowell spoke at length on issues concerning road alignment and safe access to the site. During deliberations, the Board members mutually concurred to support staff s recommendation for approval of the amendment. Chair Ron Harmon MOVED and Sharon Woodford SECONDED to recommend approval of#CPA-99-3 (I)/CPZ-99-9 Meridian Associates Amendment as supported by staff. Motion carried unanimously. ELECTION OF OFFICERS Chair Harmon opened the meeting for nominations. Steve Dowell NOMINATED and Sharon Woodford SECONDED a motion to appoint Ron Harmon to the position of Vice Chair. Ron Harmon accepted. Steve Dowell NOMINATED and Brad Bell SECONDED a motion to appoint Jon Johnson to the position of Chairman. Jon Johnson accepted. Steve Dowell MOVED and Sharon Woodford SECONDED a motion for a unanimous ballot for the positions of Chair and Vice Chair. Motion Carried. ADJOURNMENT The meeting adjourned at 11:45 p.m. Respectfully Submitted, James P. Harris S euxetary CITY OF ' r•�,; -l'+ � ,� �- Jim White, Mayor rNVIC'fA Planning Department (53) 856-5454/FA,t(53) 856-6454 James P. Harris, Planning Director CITY OF KENT PLANNING DEPARTMENT (253) 856-5454 STAFF REPORT NOVEMBER 29, 1999 MEMO TO: RON HARMON, CHAIR, AND MEMBERS OF THE LAND USE AND PLANNING BOARD FROM: MATTHEWS JACKSON, PLANNER/GIS COORDINATOR SUBJECT: 1999 COMPREHENSIVE PLAN AMENDMENTS NOVEMBER 29, 1999 HEARING ♦ #CPA-99-3(A)/CPZ-99-1 CAIRNES AMENDMENT ♦ #CPA-99-3(D)/CPZ-99-4 PACIFIC INDUSTRIES AMENDMENT ♦ #CPA-99-3(G) FORTUNATO AMENDMENT ♦ #CPA-99-3(I)/CPZ-99-9 MERIDIAN ASSOCIATES AMENDMENT INTRODUCTION In April, 1995, the Kent City Council adopted the Kent Comprehensive Plan, which was prepared and adopted under the provisions of the Washington State Growth Management Act (GMA). The GMA requires that comprehensive plans combine land use, transportation, capital facilities, and other elements in a way, which is both internally consistent and consistent with plans from other jurisdictions in the region. The GMA also requires that a city's development regulations implement and be consistent with the plan. The GMA establishes procedures for the amendment of plans, and stipulates that plans can only be amended once a year unless an emergency is declared which requires immediate action. Pursuant to the provisions in the GMA, the City Council adopted an ordinance (Ordinance#3237) outlining procedures for the amendment of the City's plan. These procedures are now outlined in Chapter 12.02 of the Kent City Code. The City's procedures ordinance established September 1 of each calendar year as the deadline for applications to be submitted to the Planning Department for proposed amendments to the plan. 220 SO.. /KENT. WASHINGTON 9N(!l,--� 9>/TEI-EI'IIONE i'-Sj)SSO-i'UO Subject: KCPA-99-3 (A-1) Comprehensive Plan Amendments November 29, 1999 Page 2 1999 AMENDMENTS As of September lst of this year, the Planning Department received ten (10) applications for amendments to the comprehensive plan. Nine applications were initiated by private property owners, and one application was initiated by the City of Kent. One application was returned to the applicant because it was determined to be outside of the existing Kent City Limits and premature for any land use or zoning changes. The proposed amendments are summarized below: 1. #CPA-99-3(A)/CPZ-99-1 CAIRNES AMENDMENT - A change to the Land Use Plan Map from Single Family Residential 1 unit per acre to Single Family Residential 3 units per acre for the property located at 14845 SE 2641h Street. 2. #CPA-99-3(B)/CPZ-99-2 TNS CONDO AMENDMENT - A change to the Land Use Plan Map from Single Family Residential 8 units per acre to Low Density Multifamily Residential for the property located at 25835 116`' Avenue SE. 3. #CPA-99-3(C)/CPZ-99-3 CLASEN AMENDMENT - A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Single Family Residential 6 units per acre for the property located at 13602 SE 282°d Street.. 4. #CPA-99-3(D)/CPZ-99-4 PACIFIC INDUSTRIES AMENDMENT - A change to the Land Use Plan Map from Single Family Residential 1 unit per acre to Single Family Residential 6 units per acre for the property located at 24039 146`"Place SE. 5. #CPA-99-3(E)/CPZ-99-5 LOTTO/TOPPANO NURSERY AMENDMENT - Denied/Retumed—Not in the City. 6. #CPA-99-3(F)/CPZ-99-6 TOLLES/FOX/BRAUN AMENDMENT-A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Low Density Multifamily Residential for the property located at SE 244`h Street at 1081, Avenue SE. 7. #CPA-99-3(G) FORTUNATO AMENDMENT - A change to the Land Use Plan Map from Single Family Residential 3 units per acre to Single Family Residential 6 units per acre for the property located at 27842 and 27854 132°d Avenue SE 8. #CPA-99-3(I)/CPZ-99-8 FLOWER COURT ANIENDMENT - A change to the Land Use Plan Map from Mixed Use Limited Multifamily to Low Density Multifamily Residential for the property located at the se corner of 102nd Avenue SE and SE 236' Street. 9. #CPA-99-3(I)/CPZ-99-9 MERIDIAN ASSOCIATES AMENDMENT-A change ,to the Land Use Plan Map from Single Family Residential 8 units per acre to Low Density Multifamily Residential for the property located in the 27000 block of 132nd Avenue SE. 10. #CPA-99-3(J) KENT CAPITAL FACILITIES ELEMENT AMENDMENT -� Amendments to the Capital Facilities Element. (Kent Finance Department) Subject: #CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 3 It should be noted that any proposed changes to the Land Use Plan Map will be reviewed ' concurrently with corresponding amendments to the zoning map except for the proposed Fortunato amendment where the applicant chose to not seek a rezone of the subject property at this time. 1999 Hearing Process At the recommendation of the Land Use and Planning Board, staff has separated the proposals into two sets to be heard at separate hearings. At the November 22, 1999 hearing, staff presented items numbered #CPA-99-3(B), #CPA-99-3(C), #CPA-99-3(F), #CPA-99-3(H), and CPA-99-3(J). At the November 29, 1999 hearing, staff will present items numbered #CPA-99-3(A), #CPA-99- 3(D), #CPA-99-3(G), and #CPA-99-3(I). Maps were prepared, and are attached, for each area, which will be affected by the proposed changes to the Land Use Plan Map and zoning map (Attachment A). Each proposed amendment will be analyzed and staff s recommendation will be noted. STANDARDS OF REVIEW Section 12.02.050 of the Kent City Code outlines the standards of review, which must be used by staff and the City Council in analyzing any proposed comprehensive plan amendments. Proposed amendments are to be examined based on the following criteria: 1. The amendment will not result in development that will adversely affect the public health, safety, and general welfare; 2. The amendment is based upon new information that was not available at the time of adoption °-- of the comprehensive plan, or that circumstances have changed since the adoption of the plan that warrant an amendment to the plan; and 1 The amendment is consistent with other goals and policies of the comprehensive plan, and that the amendment will maintain concurrency between the land use, transportation, and capital facilities elements of the plan: The proposed plan amendments have been analyzed based on these criteria. PROPOSED AMENDMENTS Proposal A- #CPA-99-3(A)/CPZ-99-1 Change in Land Use Plan Map and zoning for property located at 14845 SE 264th (Cairnes Amendment) Applicant: Andrew and Carol Cairnes Existing Plan Designation: SF-1, Single Family Proposed Plan Designation: 1 unit/acre SF-3, Single Family 3 units per acres Existing Zoning: SR-1, Single Family Proposed Zoning: 1 unit/acre SR-2 or SR-3 Subject: #CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 4 Background The subject property consists of one tax lot that is approximately 1.18 acres in size. The property is located at the intersection SE 2641h Street and the Soos Creek Trail. The site is located approximately 300 feet west of 148" Avenue SE. The subject property was annexed to the City in 1996 as part of the Meridian annexation. The property currently contains one single-family residential unit. The site is generally flat and appears to contain no wetlands. The property is surrounded to the north and west by low-density single-family residential uses. King County owns the parcels to the south and southeast of the site as part of Soos Creek Park. The surrounding parcels are all designated as SF-1 and zoned SR-I. Parcels to the west of 148`' Avenue SE are designated as SF-6 and zoned SR-4.5. Previous to annexation, the subject property and surrounding properties were designated as Urban Separator in the King County comprehensive plan. The applicants are requesting a zoning designation of either SR-2 or SR-3; they wish to develop the property with an additional single-family lot. Analvsis The area surrounding the subject property is characterized with low-density residential development and open space uses. The Soos Creek trail, which is part of a King County regional park, is located immediately to the east of the site. A parking lot for the park is located to the south of the site. There are three single-family residential lots located to the west of the site, all of which abut 148`h Avenue SE. The lot sizes of these parcels are all approximately 29,000 square feet. There are other single-family lots in the adjoining area which ranges in size from 32,000 square feet to well over an acre. As mentioned, all of the surrounding parcels to the east of 148`h Avenue SE are zoned SR-1; the SR-1 zoning district allows 1 dwelling unit per acre, while the minimum lot size is 34,700 square feet. The SR-2 zoning district allows 2.18 dwelling units per acre, and a required minimum lot size of 16,000 square feet. The SR-3 zoning district allows 3.63 dwelling units per acre, with a required minimum lot size of 9,600 square feet. Access to the subject property is from SE 264`h Street. This street is currently not built to the standard of a residential street. If the proposed application was approved and the property was divided into an additional lot, it is likely that the applicant would be required to participate in the costs of improving SE 264 Street at some point in the future. A short plat was recently approved to the east of the subject property, which created one lot, and the applicants in that case were required to financially participate in additional street improvements. As mentioned, when the King County comprehensive plan was adopted in 1994, the subject properties, and surrounding properties, were designated as Urban Separator. The zoning for the property was R-1, 1 unit per acre. The King County comprehensive plan also contains several policies pertaining to urban separators. Generally, the King County plan defines urban separators as low density areas within the urban growth area that create open space corridors and provide a visual contrast, or buffer, to continuous development between cities. It appears that urban separator designations were applied generally to undeveloped and underdeveloped parcels located near existing open space corridors or near environmentally sensitive areas. Subject: #CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 5 In addition, the King County Countywide Planning Policies, which were initially adopted in 1992 and amended in 1994, contains the following policy with regard to urban separators. LU-27. Urban separators are low density areas or areas of little development within the Urban Growth Area. Urban separators shall be defined as permanent low density lands which protect adjacent resource lands, rural areas, and environmentally sensitive areas and create open space corridors within and between urban areas which provide environmental, visual, recreational and wildlife benefits. Designated urban separators shall not be redesignated in the future (within the 20-year planning cycle) to other urban uses or higher densities. The maintenance of these urban separators is a regional as well as a local concern. Therefore, no modification should be made-to the development regulations governing these areas without King County review and concurrence. At the time that the Kent Comprehensive Plan was adopted in 1995, no urban separator areas were located within Kent's city limits. The City's comprehensive plan does not contain goals and policies that specifically address urban separators. When the Meridian annexation occurred in 1996, properties that were within the urban separator designation were annexed to the City. When the zoning for the Meridian annexation area was approved, some of these urban separator areas were given higher single-family zoning densities, while others remained low density. The general area in question is appropriate for low-density residential development. It is located at the eastern edge of the city, is served by an underdeveloped roadway, and is directly adjacent to a trail and major regional park. The applicants state that the proposed amendments would allow for the creation of one additional lot, and that the subsequent division of the parcel would create two lots of roughly one-half acre in size. The applicants state that these subsequent lots would be roughly equivalent to the sizes of the adjoining lots to the west. A zoning designation of SR-2 would allow one additional lot to be created on the property. A zoning designation of SR-3 would allow additional three lots to be created on the property. Recommendation The subject property is located in an area that should remain low density, given its location adjacent to the Soos Creek Park and trail system. The creek and the open space along the creek do function as an effective open space buffer and urban separator, as outlined in the King County comprehensive plan and countywide planning policies. The applicants have requested either SR-2 or SR-3 zoning, both of which would be consistent with a comprehensive plan designation of SF-3. SR-3 zoning would not be appropriate for the site, in that it would create the potential for lots that are smaller than adjoining lots; also, the current condition of SE 264`'Street would not support much more in the way of additional trips. A zoning designation of SR-2 would allow only one additional lot to be created. Since the property is currently 51,778 square feet, presumably two lots on the site would average approximately 26,000 square feet. This is roughly equivalent to the existing lot sizes of the three lots to the west, which range from 28,000 to 29,500 square feet. These lot sizes do not conform to the minimum lot size in the SR-1 zone, which is 34,500 square feet. Therefore, it appears that a change of zoning to SR-2, by creating potential for only one additional lot, will result in development which is compatible with the surrounding area, will not unduly burden the transportation network, and will preserve the low density nature of the area. Therefore, staff Subject: 4CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 6 recommends that the proposed change to SF-3 and SR-2 be approved. It should be noted that staff would not recommend a zoning of SR-3 on the site. The application in question only considers the applicants' property. As noted, the three parcels to the west of the subject property are also designated as SF-1 and SR-1. One option for the Board's and Council's consideration is to redesignate those three parcels to SF-3 as well. Staff would not propose any zoning change, since the property owners have not requested a change; also, as noted, SR-2 zoning on these properties would not create any additional development capacity. By redesignating these three parcels, it would link all of these parcels together under the same plan designation, instead of giving the subject property its own, separate designation. Proposal D - #CPA-99-3(D)/CPZ-99-4 A change in Land Use Plan Map and zoning map for property located at 24039 1461h Place SE (Pacific Industries Amendment) Applicant: Pacific Industries, Inc. Existing Plan Designation: SF-1, Single Family Proposed Plan Designation: 1 unit/acre SF-6, Single] Family 6 units/ acre Existing Zoning: SR-1, Single Family Proposed Zoning: 1 unit/acre SR-6, Single Family 6.05 units/acre Background The subject site consists of one parcel that is approximately 8.6 acres in size. The site is located at 24039 146'h Place SE, and also abuts SE 240`h Street. The property was annexed to the City in 1997 as part of the Meridian Valley annexation. The parcel currently contains one single-family residential unit. The northern and eastern portions of the site are constrained by steep slopes. The parcel is surrounded by single-family residential development at varying densities. The Loe Estates subdivision is located to the west and south of the subject property, and is zoned SR-4.5. The parcels to the northwest and east of the parcel are fairly large—these parcels are zoned SR-1. King County owns the parcels to the north across SE 240`h Street as part of Soos Creek Park. Previous to annexation, the subject parcel was designated as Urban Separator in the King County comprehensive plan, and zoned R-1 in the county. Soos Creek is located approximately 500 feet to the east of the property. The applicant seeks to subdivide the property into single-family lots at 6 units per acre. Analvsis This parcel is located at the eastern edge of the city limits. The Soos Creek Park and trail system is located to the north and east of the property. There are very large lots (in excess of one acre) to .� the northwest and east of the property. As mentioned, to the west and south is a large subdivision, which was recorded by King County in 1992. Lot sizes in this plat appear to average approximately Subject: #CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 7 10,000 square feet. The zoning under which this plat was approved in King County was S-R 9600, ~' which is now the equivalent of the County's R-4 zoning. At the time this plat was approved, a road (146`h Avenue SE) was planned and developed leading to the southern portion of the subject property. Access to the subject property is available from this road to the south (which is currently barricaded) or from an easement which extends south form SE 240`, Street. This easement serves the subject property and three other parcels, and was established when these lots were created by a short plat in the 1970s. As mentioned, the subject property was designated as Urban Separator in the King County Comprehensive Plan and zoned R-1 prior to annexation to the City of Kent. As discussed earlier in the staff report with regard to Proposal A, the Kirig County plan defines urban separators as low density areas within the urban growth area that create open space corridors and provide a visual contrast, or buffer, to continuous development between cities. Also, as discussed previously in the staff report, the King County Countywide Planning Policies contains a policy relating to urban separators, defining them as permanent low density lands which protect adjacent resource lands, rural areas, and environmentally sensitive areas.. At the time that the Kent Comprehensive Plan was adopted in 1995, no urban separator areas were located within Kent's city limits. The City's comprehensive plan does not contain goals and policies that specifically address urban separators. When the Meridian Valley annexation occurred in 1997, properties that were within the urban separator designation were annexed to the City. When the zoning for the Meridian Valley annexation area was approved, some of these urban separator areas to the west of the subject property were given higher single-family zoning densities, while others, �-- including the site, remained low density. Although there are no specific policies in the City's comprehensive plan pertaining to urban separators, there are a number of policies that relate to single-family development and environmentally sensitive areas. These include the following: Policy LU-8.1 —Provide in the land use plan adequate land and densities to accommodate both city and county housing targets within the Potential Annexation Area. Average net residential densities throughout the Potential Annexation Area should be at least four units per acre in order to adequately support urban services. Goal LU-20 — Protect and enhance environmentally sensitive areas via the adoption of Citv regulations and programs which encourage well-designed land use patterns such as clustering and planned unit development. Use such land use patterns to concentrate higher urban land use densities and intensity of uses in specified areas in order to preserve natural features such as large wetlands, streams, steep slopes, and forests. Goal H-1 — Promote healthy neighborhoods by providing a wide variety of housing options throughout the community that are accessible to community and human services, employment opportunities, and transportation and by being sensitive to the environmental impacts of development. This parcel is at the edge between urban development to the west and south and open space corridors (urban separators) to the north and east. The lot itself reflects this, in that the northern and eastern Subject: #CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 8 portion of the lot is constrained with steep slopes. These slopes, along with the continuation of SE 240`' which leads into 148`' Avenue SE and the Soos Creek corridor to the north and east, creates a natural urban separator which should be maintained. Even under higher density zoning, however, this northern portion of the lot would not be able to be developed due to its environmental constraints. The southern and western portions of the property are not environmentally constrained, and would appear to support higher density development. The fact that a road was created by the Loe Estates plat which leads to the subject property seems to indicate that King County contemplated that future development would occur on the property. While the applicants have requested SR-6 zoning, this appears to be not in keeping with the surrounding parcels, which were developed at approximately 4 units per acre, and are now zoned SR-4.5. SR-4.5 zoning would be more appropriate for this parcel than SR-6. Recommendation Staff recommends that the proposed plan designation change from SF-1 to SF-6 be approved. Staff recommends that the zoning of the parcel be changed from SR-1 to SR-4.5, as opposed to the request of SR-6 made by the applicant. Proposal G - #CPA-99-3(G) A change in Land Use Plan Map for the property located at 27842 and 27854 132nd Avenue SE (Fortunato Amendment) Applicant: Phillip Fortunato and Suzanne Faulks Existing Plan Designation: SF-3, Single Family Proposed Plan Designation: 3 units/acre SF-6, Single Family 6 units/acre Existing Zoning: SR-3, Single Family Proposed Zoning: 3.63 units/acre. SR-6, Single Family 6.05 Units/Acre Background The subject property consists of two tax parcels and is approximately 6.75 acres in size. The site is located along 132'Avenue SE, south of SE 278"Street. The subject property has a current land use designation of SF-3, Single Family Residential, with a maximum density of 3 units per acre. The applicants are requesting a land use designation of SF-6, Single Family Residential,with a maximum density of six units per acre in order to "make it more consistent with surrounding zoning." The applicants are not asking for a change in zoning at this time. Properties located to the west of the subject property have a land use designation of SF-6 and zoning of SR-6. Properties immediately adjacent to the site have a land use designation of SF-3 and a zoning of SR-3, however, properties near the site to north and east have a land use designation of SF-6 and zoning of SR-6. To the south of the subject property the area has a land use designation of SF-1 and a zoning of SR-1. There has been a substantial amount of recent and proposed platting activity in the vicinity under the SF-6 land use designation and SR-6 zoning Subject: #CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 9 Analvsis The current zoning of this property could potentially allow 24 single family dwellings at a densitv of 3.71 units per acre and SR-3 zoning. If this comprehensive plan amendment were approved, the property could be rezoned up to a SR-6 designation. Under SR-6 zoning, this property could potentially yield approximately 40 units. There appears to be a small creek located on the northeast corner of the property. With the inclusion of creek setbacks, road construction, and stormwater detention, it may not be likely that this property would reach its highest potential for new residential units. If this request for a change in land use designation is approved, the applicant will not be required to seek an additional Comprehensive Plan Amendment in order to rezone the property to any SR designation with a designation of 6 or less. Any proposed rezone within this range would be considered consistent with existing plans and anticipated within the Comprehensive Plan. Access to the site will be primarily from 132"d Avenue SE. Any future subdivision of this property will require a new residential street constructed to applicable Kent Construction Standards. The current two lots could potential generate two PM peak hour vehicle trips on the Kent Street System. If the site were subdivided under the existing zoning, at a maximum it could generate 24 PM peak hour vehicle trips. With a proposed SF-6 land use designation, and a future rezone to SR-6 zoning, the site could potentially generate 40 PM peak hour vehicle trips. Recommendation The uses surrounding this site are a mixture of single-family residential types. This site abuts an area designated SF-6 on the west side. This site is adequately served by streets, and subsequent development will require additional improvements to the street system. There have been several requests in the last couple of years to change properties from a land use designation of SF-3 to SF-6. Most argue that they are unable to receive the necessary yield of lots to pay for expensive utility and street improvements. This request for a change to the Comprehensive Plan Land Use Map only. Any subsequent rezone of this property would be heard at the Hearing Examiner and City Council. Based on the criteria for granting a Comprehensive Plan Amendment, staff is recommending approval of the applicants' request for a land use designation of SF-6 Proposal I- #CPA-99-3(I)/CPZ-99-9 A change in Land Use Plan Map and zoning map for the property located at the 2700 block of 132"d Avenue SE (Meridian Associates Amendment) Applicant: Mike Reid, Meridian Associates Existing Plan Designation: SF-8, Single Family Proposed Plan Designation: 8 units/acre Low Density Multifamily Existing Zoning: SR-8, Single Family Proposed Zoning: 8.71 units/acre MRT-12, Multifamily Townhouse 12 units/acre Subject: #CPA-99-3 (A-J) Comprehensive Plan :-amendments November 29, 1999 Page 10 Background The subject property consists of three tax parcels and is approximately 6.52 acres in area. The current land use designation is SF-8, Single Family Residential with an eight units per acre maximum density, and zoning is SR-8, Single Family, with 8.71 units per acre. The site is currently vacant and located behind an existing shopping center and Metro Park and Ride. Neighboring land use designations range from Commercial to the south and east, to SF-6 on the west. The subject site is located near the busy intersection of Kent-Kangley Road and 132nd Avenue SE. The City of Kent Wetland Inventory indicates the presence of wetlands on a portion of the site. Additional environmental constraints on the property include creeks or drainages which are part of the Soos Creek Drainage Basin. This branch of Soosette creek will likely have buffers extending up to 100 feet from the ordinary high water mark of the creek. The applicant states that they will be able to provide a development which is more respectful of the environment if they are allowed to do townhome as opposed to a typical single family detached lot subdivision which would require crossing and/or covering the creek. Analvsis Access to the site appears to be very difficult. However, the developers of this property also have options on the three lots located on the southeast portion of the development. This would allow improved access to the subject property as well as continued access to the Meridian Plaza Shopping Center. The applicant's had previously received approval of a preliminary plat on the property know —, as Pat's Promise. This plat would have its access from the northwest through an existing development, and would require crossing the wetlands and creeks with a residential road. This plat shows a total of 18 lots. Under the new MRT-12 zoning, this site could potentially yield 78 units, however existing site constraints will likely make this impossible. The site plan shows approximately 3.92 acres of buildable land with 34 dwelling units provided. The applicant is proposing an offset duplex type development for this site. They are not required to provide a site plan for this application however, because it is a non-project action. The proposed townhouse development is superior in design for a site with so many environmental constraints. There are several goals and policies in the Comprehensive Plan which support this type of development Goal H-4 -Expand home ownership opportunities for all income groups via land use regulations, financial strategies, and the removal of barriers to lending. Policy H-4.1 -Revise zoning and development standards to facilitate small lot sizes, manufactured housing on single-family lots, townhouses, condominiums, clustering, and other options which increase the supply of affordable home ownership opportunities Goal LU-20 — Protect and enhance environmentally sensitive areas via the adoption of City regulations and programs which encourage well-designed land use patterns such as clustering and planned unit development. Use such land use patterns to concentrate higher urban land use densities and intensity of uses in specified areas in order to preserve natural features such as large wetlands, streams, steep slopes, and forests k Subject: #CPA-99-3 (A-J) Comprehensive Plan Amendments November 29, 1999 Page 1 I Recommendation This proposed amendment appears to be consistent with the standards of review outlined in the Kent City Code pertaining to comprehensive plan amendments. The proposed townhouse type development would be much more responsive to existing environmental concerns. Adequate access can be provided from Kent Kangley Road with the inclusion of the 3 lots which the applicant states they have an option. This access would not have to come through existing neighborhoods, which in this situation is more desireable. This site is located adjacent to many services and transportation opportunities. Staff is recommending that this property be changed to Low Density Multifamily Residential on the land use plan map and MRT-12 on the zoning map. CONCLUSION In summary, the staff recommendations for the set of four proposed plan amendments are as follows: Proposal A - Recommend that the applicant's property be redesignated SF-3 in the comprehensive plan and SR-2 on the zoning map. Proposal D - Recommend that the applicant's property be redesignated Single Family Residential 6 (SF-6) in the comprehensive plan and SR-4.5 on the zoning map Proposal G - Recommend that the applicant's property be redesignated Single Family Residential 6 (SF-6) in the Comprehensive plan. Proposal I - Recommend that the applicant's property be redesignated Low Density Multifamily �--� in the comprehensive plan and MRT-12 on the zoning map. If you have any questions prior to the November 29th public hearing,please contact me at(253) 856- 5441. MJlpmT:TUBLICI CPA 99-3.MM4.doc Enc: Attachment A cc: James P. 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