HomeMy WebLinkAboutCity Council Committees - Economic and Community Development Committee - 03/11/2019 (2)
Unless otherwise noted, the Economic and Community Development Committee meets at 5
p.m. on the second Monday of each month in the Kent City Hall, Council Chambers East,
220 Fourth Avenue South, Kent, WA 98032.
For additional information please contact Rhonda Bylin at 253-856-5457 or via email at
RBylin@KentWA.gov.
Any person requiring a disability accommodation should contact the City Clerk’s Office at
253-856-5725 in advance. For TDD relay service call Washington Telecommunications Relay
Service at 7-1-1.
Economic and Community
Development Committee
Agenda
Chair - Bill Boyce
Satwinder Kaur– Marli Larimer
Monday, March 11, 2019
5:00 p.m.
Item Description Action Speaker Time
1. Call to Order Chair 01 MIN.
2. Roll Call Chair 01 MIN.
3. Changes to the Agenda Chair 01 MIN.
4. Approval of January 14, 2019
Minutes
YES Chair 05 MIN.
5. 2018 Consolidated Annual
Performance Evaluation Report
YES Dinah Wilson 05 MIN.
6. Economic Development Activity
Update
Bill Ellis 05 MIN.
7. RapidRide1 NO Hayley Bonsteel & April
Delchamps
15 MIN.
8. Rally the Valley Update NO Danielle Butsick 10 MIN.
9. DCE Zoning Initiative for
Advanced Manufacturing
YES Hayley Bonsteel 10 MIN.
10. Mini-warehousing Regulations YES Hayley Bonsteel 10 MIN.
11. Adjournment Chair 01 MIN.
Page 1 of 5
Pending Approval
Economic and Community
Development Committee
CC ECDC Regular Meeting
Minutes
January 14, 2019
Date: January 14, 2019
Time: 5:00 p.m.
Place: Chambers East
Attending: Bill Boyce, Committee Chair
Satwinder Kaur, Councilmember
Marli Larimer, Councilmember
Agenda:
1. Call to Order 5:03 p.m.
2. Roll Call
Attendee Name Title Status Arrived
Bill Boyce Committee Chair Present
Satwinder Kaur Councilmember Present
Marli Larimer Councilmember Present
3. Changes to the Agenda
4. Approval of the Minutes
Approval of Minutes dated December 10, 2018
MOTION: Move to approve the Minutes dated December 10, 2018
RESULT: APPROVED [UNANIMOUS]
MOVER: Satwinder Kaur, Councilmember
SECONDER: Marli Larimer, Councilmember
AYES: Boyce, Kaur, Larimer
5. Food Truck Pilot Program Debrief
Michelle Wilmot, along with guest speaker Jonathan Amato owner of Curbside
Provisions and
SeattleFoodTrucks.com, discussed the results of the Food Truck Pilot Program
launched in June of 2018 in Town Square Plaza Park in downtown Kent. The
program had a soft open June 2 and the pilot concluded September 29th.
Food trucks were scheduled on Wednesdays and Saturdays between those
dates.
The purpose of the program was to bring more foot traffic to Town Square
Plaza and downtown in general, complement other summertime activities like
the Parks Department's Summer Concert Series and the Saturday Farmers
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Economic and Community Development
Committee CC ECDC Regular Meeting
Minutes
January 14, 2019
Kent, Washington
Page 2 of 5
Market, assess the viability of food trucks in the downtown core, and deter
negative activity in the park space.
Preparations prior to starting the pilot included outreach to stake holders,
coordination with Finance, Parks, Public Works, Police and Fire, partnering
with Curbside Provisions to bring the subject matter expertise and handle
much of the regulatory activities necessary to work with Vendors, The city's
role was to clear issues related to use of public space and share in the
marketing and promotion for the vendors and event days.
Initial stakeholder feedback was mixed, with some feeling that food trucks
would compete with existing restaurants and others welcoming the possibility
of additional foot traffic and economic activity. With the program limited to
two days a week and for a limited term pilot, the downtown business
community proved mostly welcoming to the idea and to the vendors.
The public response was largely positive, resulting in the highest likes and
shares on social media ever, prior to the opening of Dick's Drive In, and the
food vendors were a welcome addition to the family oriented Summer
Concert Series held over the lunch hour at Town Square Plaza. The vendors
provided additional options for picnic style dining for concert goers and also
brought out many of the employees who work downtown (city employees not
the least of them) to enjoy the unique food options and the music.
However the program was not without its challenges, which included worries
over reduced parking capacity, and - most concerning - no show vendors,
which happened on three separate occasions.
A few of the vendors also felt that the traffic was not quite heavy enough to
make it worth their while, though Jonathan offered that most food truck
programs build from a slow start. They also reported that Saturday foot
traffic was even more disappointing, which City staff found surprising given
the popularity of Farmers' Markets around the region. While public space
regulations were relaxed for the period of the pilot, some regulations would
need to be changed in order for food trucks to become a regular feature
within the downtown core. Changes in how Curbside Provisions handles their
vendor relationships are being made to ensure that food trucks show up for
their promised engagements.
The Committee's consensus was that city staff should develop the necessary
policy and regulatory changes to welcome food trucks to the community for
consideration of the full Council.
6. Meet Barbara Napier, Permit Center Manager
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Economic and Community Development
Committee CC ECDC Regular Meeting
Minutes
January 14, 2019
Kent, Washington
Page 3 of 5
New Permit Center Manager Barbara Napier was introduced to the Committee
members by Matt Gilbert, ECD's Deputy Director. Matt took a few moments
to explain that Barbara's hiring came about due to a restructuring of the
Permit Center after the departure of its former manager/city Building Official.
Current ECD leadership determined that the scope of the job might be better
split between two people. One to supervise the Building Services staffers,
and be the Building Official, and a Permit Center Manager, to supervise those
staff who work with the public on permit applications, issuance, and all the
steps in between.
Barbara then took the floor with a summary of her employment history with
the city previously and currently, as well as her more than a decade working
in permitting and development for private sector employers. Barb first
worked for the city in the mid 80's, working for Public Works down at the
shops. After a break she returned to the city as a project coordinator in
Development Engineering, when they were part of the Public Works
Department. She was laid off in 2002 and that is when her career in the
private sector began. Here experience working with private developers and
builders to navigate their projects through different jurisdictions across 3
counties gave her a unique perspective on what we might do to make the
way smoother for those who want to build in our city. Barb returned to the
city in 2018 as a Planning Technician, but we are delighted to utilize her
unique experience and skill set to bring positive innovation to the crucial
functions provided by Buildings Services and Permit Center staff.
7. Rally the Valley Update
Danielle Butsick, Sr. Long Range Planner addressed the committee. The
following summary of the ideas she shared are not to be construed as direct
quotes.
Highlights of Danielle's presentation included an explanation of how economic
activity and growth in the Valley has an impact well beyond Kent's
boundaries, impacting our neighboring cities of Renton, Tukwila, SeaTac, Des
Moines, Federal Way, Auburn and even as far South as Algona, Pacific and
Sumner.
New findings from the Community Attributes report commissioned by Kent's
Economic Development Team, reveal some interesting things about the
nature of employment in the KIV. In the Kent Valley - as defined on this
map (available as an attachment to these minutes) - Kent has almost half
of the state’s jobs in Global Trade/Supply Chain Management
(warehousing, freight-forwarding, logistics, and wholesale).
HOWEVER - it’s a relatively small portion (16%) of the Kent Valley’s total
employment, meaning that the majority of the Valley's jobs are in other
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Economic and Community Development
Committee CC ECDC Regular Meeting
Minutes
January 14, 2019
Kent, Washington
Page 4 of 5
sectors - e.g. aerospace, advanced manufacturing, etc. This data truly
underscores the need to take a fresh look at the valley and critically evaluate
our investment priorities.
Multiple stake holder engagement efforts have also already begun. Our staff
and leadership from Neighbor cities had a kick off meeting in late October,
with all but two of the cities in attendance.
A smaller Staff Working group comprised of Kent, Auburn, and Renton
Economic development team members emerged from this and is working to
identify potential panelists for an Advisory Panel. The panelists would be
individuals working for private companies from the 5 interest categories
representing the majority of jobs in the Valley. These are:
· Aerospace/High Tech manufacturing
· Commercial/Industrial Real Estate
· Workforce Development
· General Manufacturing/Food
· Global Trade/Supply Chain Management
We have a list of about 50 individuals/organizations and we’ve prioritized 8
stakeholders of which one has already committed to serving on the
committee. The goal is for the panel to have 15 members representing as
many organizations a possible.
A handful of technical consultants engaged in this type of work have been
approached, they have submitted proposals and interviews with each have
been scheduled for January 29 - 30. They are: CAI, Berk, Transpo Group,
and Mackenzie/EcoNW.
Staff will provide monthly updates to the ECD Committee as these initiatives
progress.
8. DCE Zoning Initiative for Advanced Manufacturing
Long Range Planning Manager Hayley Bonsteel addressed the Committee.
The following is a summary of the thoughts she shared and not to be
construed as direct quotes.
As previously discussed before the committee, changes in manufacturing
technologies over the past many years have significantly reduced negative
community impacts especially for certain types of advanced manufacturing.
Staff has been considering if small surgical changes to the Kent zoning code
to permit more manufacturing downtown may prove beneficial by bringing
new industries with smaller footprints but a high number of jobs into our
employment center.
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Economic and Community Development
Committee CC ECDC Regular Meeting
Minutes
January 14, 2019
Kent, Washington
Page 5 of 5
A draft of the proposed zoning code change is now available for review and
feedback, but the main emphasis of the changes is that while certain
advanced manufacturing uses would be permitted within the DCE zone, those
approved will have to operate within a well defined set of parameters. These
stipulations seek primarily to address concerns related to outdoor storage
and the movement of goods to ensure these new uses do not compromise
aesthetic goals for the district or bring more trucks to the downtown core.
Note that existing use categories will not change with this amendment, as a
larger project to redefine and update industrial use categories is a likely out
come of the KIV Subarea Plan now underway.
9. Adjournment 5:59 p.m.
Rhonda Bylin
Committee Secretary
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ECONOMIC AND COMMUNITY DEVELOPMENT COMMITTEE
Kurt Hanson, Economic and Community Development Director
220 Fourth Avenue S,
Kent, WA 98032
253-856-5454
DATE: March 11, 2019
TO: Economic and Community Development Committee
FROM: Parks, Recreation, & Community Services
SUBJECT: 2018 Consolidated Annual Performance Evaluation Report
MOTION: Move to recommend Council approve the 2018 Consolidated
Annual Performance and Evaluation Report and authorize the Mayor to
submit the report Housing and Urban Development (HUD).
SUMMARY: The 2018 Consolidated Annual Performance and Evaluation
Report (CAPER) for the City of Kent is a report to the U.S. Department of
Housing and Urban Development (HUD) on the City’s activities and
accomplishments using Community Development Block Grant (CDBG) and
other funds. The report is required by HUD annually and must be
submitted by March 31st. The report includes information on how CDBG
funds were used to further the goals and strategies of the Consolidated
Plan, as well as other activities executed by the City.
BUDGET IMPACT: N/A
SUPPORTS STRATEGIC PLAN GOAL:
Thriving City
ATTACHMENTS:
1. CAPERdraft version -2018 (2) (PDF)
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CAPER 1
OMB Control No: 2506-0117 (exp. 07/31/2015)
CITY OF KENT
CDBG
CONSOLIDATED ANNUAL PERFORMANCE AND EVALUATION
REPORT (CAPER)
2018
Fourth Year CAPER
ASSOCIATED WITH THE
2015 – 2019
Consolidated Plan for Housing and Community Development
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CAPER 2
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-05 - Goals and Outcomes
Progress the jurisdiction has made in carrying out its strategic plan and its action plan. 91.520(a)
The purpose of this report, which is called the Consolidated Annual Performance and Evaluation Report (CAPER), is to inform the U.S.
Department of Housing and Urban Development (HUD) and the community of the activities and accomplishments derived from the investment
of CDBG and other resources for the 2018 program year, which covers the period January 1, 2018 to December 31, 2018. In 2018, HUD allocated
$1,145,186 in CDBG funds to the City. (An additional $956,938 in funds allocated from the City's General Fund budget were used in conjunction
with CDBG funds to provide for a wide range of human services and affordable housing needs.) The City successfully executed the activities
outlined in this report.
Comparison of the proposed versus actual outcomes for each outcome measure submitted with the consolidated plan and
explain, if applicable, why progress was not made toward meeting goals and objectives. 91.520(g)
Categories, priority levels, funding sources and amounts, outcomes/objectives, goal outcome indicators, units of measure, targets, actual
outcomes/outputs, and percentage completed for each of the grantee’s program year goals.
Goal Category Source
/
Amount
Indicator Unit of
Measure
Expected
–
Strategic
Plan
Actual –
Strategic
Plan
Percent
Complete
Expected
–
Program
Year
Actual –
Program
Year
Percent
Complete
Affordable
Housing to
homeless and
those at risk
Affordable
Housing
Homeless
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 40 173 432.50%
Affordable
Housing to
homeless and
those at risk
Affordable
Housing
Homeless
CDBG:
$
Homeowner
Housing
Rehabilitated
Household
Housing
Unit
450 453
100.66% 90 115
127.77 %
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CAPER 3
OMB Control No: 2506-0117 (exp. 07/31/2015)
Affordable
Housing to
homeless and
those at risk
Affordable
Housing
Homeless
CDBG:
$
Homeless Person
Overnight Shelter
Persons
Assisted 200 299 149.50% 40 167 417.50%
Basic Needs
Homeless
Non-Housing
Community
Development
CDBG:
$
Public service
activities other
than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 110 281
255.45% 64 169
264.06%
Basic Needs
Homeless
Non-Housing
Community
Development
CDBG:
$
Tenant-based
rental assistance /
Rapid Rehousing
Households
Assisted 260 561
215.76% 58 182 313.79%
Increase Self
Sufficiency
Non-Housing
Community
Development
CDBG:
$ Other Other 280 85 30.35% 401 45
112.5%
Planning and
Administration
Planning and
Administration
CDBG:
$ Other Other 0 0
Table 1 - Accomplishments – Program Year & Strategic Plan to Date
Assess how the jurisdiction’s use of funds, particularly CDBG, addresses the priorities and specific objectives identified in the plan,
giving special attention to the highest priority activities identified.
As explained in the preceding tables, the City successfully addressed the goals and objectives of meeting basic needs, affordable housing to
1 The expected number included in the Strategic Plan was incorrect-it should have been 160 (40 per year for a three-year period) rather than 280.
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CAPER 4
OMB Control No: 2506-0117 (exp. 07/31/2015)
homeless and at-risk persons, increasing self-sufficiency, and planning and administration by providing the following services:
Case management services to youth with intellectual disabilities and their families
Rent and utility assistance
Home repair assistance
Shelter
Transitional housing
Employment and training
Planning and administration activities
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CAPER 5
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-10 - Racial and Ethnic composition of families assisted
Describe the families assisted (including the racial and ethnic status of families assisted).
91.520(a)
CDBG
White 263
Black or African American 310
Asian 49
American Indian or American Native 3
Native Hawaiian or Other Pacific Islander 12
Total 637
Hispanic 73
Not Hispanic 564
Table 2 – Table of assistance to racial and ethnic populations by source of funds
Note: The racial categories listed above do not include all of the racial categories that are tracked by
sub-recipients in compliance with the racial categories that HUD requires programs to track. For
example, programs track Other/Multi-racial, Black/African American AND White, etc.
Narrative
Demographic breakdown is listed below:
41% of the population served was White
49% of the population served was Black or African American
8% of the population served was Asian
0.47% of the population served was American Indian or American Native
2% of the population served was Native Hawaiian or Other Pacific Islander
11% of the population served was ethnic Hispanic
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CAPER 6
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-15 - Resources and Investments 91.520(a)
Identify the resources made available
Source of Funds Source Resources Made
Available
Amount Expended
During Program Year
CDBG 2,091,379.542 $947,043.643
Table 3 – Resources Made Available
Narrative
The City invested the full allotment of its CDBG budget into public services, capital projects, and
planning and administration in accordance with the strategies outlined in the Consolidated Plan for
Housing and Community Development.
Identify the geographic distribution and location of investments
Target Area Planned Percentage of
Allocation
Actual Percentage of
Allocation
Narrative Description
Table 4 – Identify the geographic distribution and location of investments
Narrative
The city distributed 100% CDBG funds to programs serving Kent residents throughout all geographic
regions of the city. The majority of funds were invested in programs serving low/moderate-income
individuals and families.
2 The City’s 2018 Entitlement grant was 1,145,186.00; however amount available for the 2018 PY is the amount
listed here.
3 Amount includes recaptured funds from previous years.
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CAPER 7
OMB Control No: 2506-0117 (exp. 07/31/2015)
Leveraging
Explain how federal funds leveraged additional resources (private, state and local funds),
including a description of how matching requirements were satisfied, as well as how any
publicly owned land or property located within the jurisdiction that were used to address the
needs identified in the plan.
In addition to allocating $1,145,186 in CDBG funds, the City leveraged $956,938 in resources from
General Funds to fund additional human services programs.
Additional leveraging opportunities included the following:
The Kent Community Development Collaborative (KCDC), an equitable community development alliance,
was created to improve community outcomes focused on housing, health and economic security.
Community engagement and leadership development are overarching priorities in KCDC’s work. KCDC is
lead by the Community Network Council and includes the following organizations: Coalition for Refugees
from Burma, Centro Rendo, Somali Youth and Family Club, Mother Africa, BEST, Iraqi Community Center
and Communties In Schools of Kent. The City of Kent’s role is to offer support, help leverage addition
resources, assist with data gathering, and to participate in workgroups. KCDC received a two-year grant
of $500,000 from Communites of Opportunity.
City staff provided additional Genderal Fund investment to Catholic Community Services in the amount
of $20,000 in 2018 to leverage an additional $74,950 in funding through a “2018 King County Emergency
Shelter and Services Outside of Seattle” Request for Proposals (RFP). This funding was utilized to expand
the hours, as well as the days of operation, of the the Community Engagement Center (day shelter).
The City does not allocate HOME funds; however Kent staff participates on the Joint Recommendations
Committee (JRC). The JRC is an inter-jurisdictional body that provides funding recommendations on a
variety of capital funding sources for affordable housing, including HOME funds. JRC also provides advice
on guidelines and procedures for King County, and its consortia city partners on a wide range of housing
and community development issues.
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CAPER 8
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-20 - Affordable Housing 91.520(b)
Evaluation of the jurisdiction's progress in providing affordable housing, including the
number and types of families served, the number of extremely low -income, low-income,
moderate-income, and middle-income persons served.
One-Year Goal Actual
Number of homeless households to be
provided affordable housing units
40 173
Number of non-homeless households to
be provided affordable housing units
90 115
Number of special-needs households to
be provided affordable housing units
0 0
Total 130 288
Table 5 – Number of Households
One-Year Goal Actual
Number of households supported
through rental assistance
58 182
Number of households supported
through the production of new units
0 0
Number of households supported
through the rehab of existing units
90 115
Number of households supported
through the acquisition of existing units
0 0
Total 148 297
Table 6 – Number of Households Supported
Discuss the difference between goals and outcomes and problems encountered in meeting
these goals.
Outcomes exceeded goals; and overall, the City was pleased with the performance of its sub-recipients
(organizations that the City contracted with to provide services), as funding was stretched to prevent
eviction and keep families in their homes.
Discuss how these outcomes will impact future annual action plans .
Although the City is projecting that it will receive level funding in 2019; this is extremely speculative
given political uncertainties. The City is poised to shift a modest amount of funding to emerging issues
(e.g., immigration services) and other issues identified by its residents and nonprofits.
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CAPER 9
OMB Control No: 2506-0117 (exp. 07/31/2015)
Include the number of extremely low-income, low-income, and moderate-income persons
served by each activity where information on income by family size is required to determine
the eligibility of the activity.
Number of Persons Served CDBG Actual HOME Actual
Extremely Low-income 204 0
Low-income 46 0
Moderate-income 38 0
Total 288 0
Table 7 – Number of Persons Served
Narrative Information
The City met the national objective of activities benefitting low/moderate-income persons; these totals
are only for Affordable Housing projects pursuant to CR-20. The projects are: City of Kent-Home Repair
Program, Catholic Community Services-Katherin's House, St. Stephen Housing Association, and the
YWCA-Anita Vista Transitional Housing.
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CAPER 10
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-25 - Homeless and Other Special Needs 91.220(d, e); 91.320(d, e); 91.520(c)
Evaluate the jurisdiction’s progress in meeting its specific objectives for reducing and ending
homelessness through:
Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs
The City invested in outreach to the homeless through General Fund-supported projects, including
street outreach by mental health professionals and a community engagement day center. In addition,
the City's police officers’ bike unit outreaches to unsheltered street homeless individuals by connecting
them to Housing and Human Services staff and providing information on organizations that provide
homeless assistance. The City provides information on its cold weather shelter through organizations
that work with the homeless and in locations where homeless individuals assemble; e.g, the library, hot
meal programs, etc.
Finally, a number of homeless individuals received telephone assistance and visited the City’s Housing
and Human Services Office to request food, housing and other services. City staff assessed their needs
and provided referrals to nonprofits in the area.
Addressing the emergency shelter and transitional housing needs of homeless persons
Three programs funded by the City addressed emergency shelter and transitional housing needs of
homeless persons: YWCA: Anita Vista Transitional Housing Program (housing for domestic violence
survivors and their families); St. Stephen Housing Association Transitional Housing Program (housing for
families); and Catholic Community Services-Katherine's House (shelter and case management services to
single women in recovery).
Helping low-income individuals and families avoid becoming homeless, especially extremely
low-income individuals and families and those who are: likely to become homeless after
being discharged from publicly funded institutions and systems of care (such as health care
facilities, mental health facilities, foster care and other youth facilities, and corrections
programs and institutions); and, receiving assistance from public or private agencies that
address housing, health, social services, employment, education, or youth needs
Through its homeless continuum; which was funded by General Funds and CDBG, Multi-service Center
(MSC) provided responsive services to target the needs of homeless individuals. Services provided along
the continuum consisted of shelter with supportive services, hotel vouchers, rental assistance, and
referrals to permanent housing.
The YWCA provided case management services and helped homeless individuals find permanent
housing.
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CAPER 11
OMB Control No: 2506-0117 (exp. 07/31/2015)
Helping homeless persons (especially chronically homeless individuals and families, families
with children, veterans and their families, and unaccompanied youth) make the transition to
permanent housing and independent living, including shortening the period of time that
individuals and families experience homelessness, facilitating access for homeless individuals
and families to affordable housing units, and preventing individuals and families who were
recently homeless from becoming homeless again
Rental assistance to prevent homelessness was provided by MSC and Open Doors for Multicultural
Families.
Most of the women that received shelter through CCS were women who were released from the King
County Regional Justice Center.
General Fund dollars support The Watson Manor Transitional Living Program, which provides up to 18
months of transitional housing and support services to single, homeless, and extremely low-income
teenage and young adult mothers and their children. Each young mother is parenting one to two
children or at least six months pregnant. Program participants receive a furnished apartment in Watson
Manor, a small apartment complex. Services include case management, parent education, life skills
training, counseling, substance abuse services, and referral to childcare and educational/vocational
programs. The overall program goal is to increase self-sufficiency among homeless young mothers and
equip them with the skills necessary to obtain and retain permanent housing.
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CAPER 12
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-30 - Public Housing 91.220(h); 91.320(j)
Actions taken to address the needs of public housing
The City worked collaboratively to address the needs of public housing by advocating for and investing
in affordable housing stock, providing supportive services to prevent homelessness (keeping additional
people off the King County Housing Authority waitlist), and staffing a number of committees and
application review teams that directed funds to organizations managing affordable housing stock.
Actions taken to encourage public housing residents to become more involved in
management and participate in homeownership
The King County Housing Authority (KCHA) increased resident involvement through a number of
mechanisms; e.g., the Resident Advisory Council was created as a forum for residents to provide
feedback to assist KCHA with the development of policies and procedures that impact Housing Authority
residents, etc. The City was rarely in a position to have direct impact on resident involvement.
Actions taken to provide assistance to troubled PHAs
The KCHA is not considered a troubled PHA.
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CAPER 13
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-35 - Other Actions 91.220(j)-(k); 91.320(i)-(j)
Actions taken to remove or ameliorate the negative effects of public policies that serve as
barriers to affordable housing such as land use controls, tax policies affecting land, zoning
ordinances, building codes, fees and charges, growth limitations, and policies affecting the
return on residential investment. 91.220 (j); 91.320 (i)
The City is researching and analyzing several potential changes, however no action was taken in 2018.
Staff is tracking the Regional Affordable Housing Task Force Five Year Action Plan released in December
2018 to determine what recommendations can be implemented locally.
Actions taken to address obstacles to meeting underserved needs. 91.220(k); 91.320(j)
The City staffs the Kent Cultural Diversity Initiative Group (KC-DIG). KC-DIG consists of provider
agencies, public sector organizations, businesses, and community members that specialize in providing
services and resources to refugee communities residing in Kent. It is an opportunity for continuing
education, networking, collaboration, and understanding and sharing across cultures.
CDBG Coordinator/KC-DIG facilitator was appointed by the King County Executive to serve on
the Immigrant and Refugee Task Force; a report was released in July 2016, and Dinah Wilson
testified before the King County Council, advocating that the Council provide funding for a staff
position and authorize an Immigrant and Refugee Commission; the Council Committee of the
Whole unanimously approved an ordinance to appoint an Immigrant and Refugee Commission
which was approved by the King County Council; Dinah will stay connected to the Commission
and attend meetings periodically
The CDBG Coordinator attended Racial Equity in Education gatherings in 2018 to support the
Kent School District in its efforts to improve education opportunities and academic performance
for immigrant and refugee students and students of color
Staff worked with the King County Department of Natural Resources to provide free training
opportunities to Kent residents, KC-DIG participants, and Kent Cultural Communities Board
members on climate change and how it impacts the community
Staff participated on the planning committee to provide a training on refugee housing and is a
member of the King County Refugee Housing Task Force
http://www.kingcounty.gov/council/issues/archive/immigrantrefugee.aspx
Staff served as the South King County representative on the King County Mobility Coalition
http://metro.kingcounty.gov/advisory-groups/mobility-coalition/index.html
Staff participated on the Black Education Strategy Roundtable; this group works to improve
education outcomes for African American students in WA State
Staff participated on the Governing for Racial Equity and Inclusion (GREI), a regional equity and
inclusion coalition
GREI hosted over 400 government employees, administrators, and a handful of nonprofit
leaders at a conference in December 2018 which focused on racial equity; CDBG Coordinator,
Dinah Wilson, chaired the Workshop Planning Committee
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CAPER 14
OMB Control No: 2506-0117 (exp. 07/31/2015)
City staff represented Kent and South King County in a regional planning process to evaluate
governance of the existing homelessness system in Seattle and King County. The community
engagement process was lead by Future Laboratories and 123 customers were engaged to gain
a deeper and nuanced understanding of the homeless service system. The work plan includes
collaboration with those experiencing homelessness and marginalized communities to allow for
the creation of feedback and accountability, enabling leadership to check biases, and build
better structures to support change.
Actions taken to reduce lead-based paint hazards. 91.220(k); 91.320(j)
None
Actions taken to reduce the number of poverty-level families. 91.220(k); 91.320(j)
The City of Kent is committed to maintaining the affordable housing stock in our community. Using
CDBG funds for the Home Repair Program enabled home owners to maintain their homes and preserve
housing stock by assisting with critical repairs that they otherwise could not afford.
In addition, the City provided funds to Puget Sound Training Center to provide job training and
employment assistance to under-servered populations.
The City continues to look for opportunities to partner with nonprofits and other community
organizations to apply for planning and implementation grants to increase economic opportunity for its
residents.
Actions taken to develop institutional structure. 91.220(k); 91.320(j)
City staff chaired a regional committee (included the City of Federal Way) that continued a two-
year parallel human services application process for the 2019-2020 funding cycle process; the
City awarded General Fund grants to four ECBOs totaling over $30,000 (grants were between
$2,500 to $9,000),
City staff is on a county planning committee to develop a rapid respond strategy to the
challenges that immigrants and refugees are facing as a result of the new immigration policies
In 2018 city staff represented Kent and South King County in a regional planning process to
evaluate governance of the existing homelessness system in Seattle and King County. Based on
the findings the City of Seattle and King County have agreed to begin pursuing a consolidated
regional authority to respond to homelessness while simultaneously boosting aspects of their
rcurrent regional capacity in order to be more immediately responsive to the crisis.
Actions taken to enhance coordination between public and private housing and social service
agencies. 91.220(k); 91.320(j)
The City funds several organizations providing housing and rental assistance: Multi-Service Center,
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CAPER 15
OMB Control No: 2506-0117 (exp. 07/31/2015)
Catholic Community Services, DAWN (General Fund budget), Open Doors for Multicultural Families, and
St. Stephen Housing Association. The City coordinates housing services through its investment,
communication, and networking with these organizations. Additionally, the City sits on a number of
committees that coordinate services to homeless individuals. Homeless coordination is led by All Home,
formerly known as the King County Committee to End Homelessness.
South King Housing and Homelessness Partnership
Staff worked extensively in 2018 to develop an Interlocal Agreement as the continuation and expansion
of three years of piloting formal collaboration on housing and homelessness issues between six cities in
South King County, including Kent. Kent has contributed funds to the South King Housing and
Homelessness Partnership since 2016; this partnership provided additional staff capacity for tracking,
developing, and implementing policies related to affordable housing and homelessness to the
participating cities. City staff and the Mayor attended collaborative meetings in 2018 to plan the future
of the South King Housing and Homelessness Partnership project. Meetings were held in March, June,
and October and solidified the intention of nine cities and King County to enter into an Interlocal
Agreement starting in 2019. Funding for the project will continue to be allocated from within Human
Services’ General Fund budget. Kent staff and other South King County stakeholders continue to meet to
deepen cross-jurisdictional coordination, create a common understanding for housing and homelessness
needs and strategies for South King County, and move forward strategies in the South King County
Response to Homelessness. Two separate groups currently meet – the South King County Homeless
Action Committee and the South King County Joint Planners.
South King County Joint Planners Convening
Human services, land use, and other staff members met every other month with Housing Development
Consortium staff to promote regional dialogue and collaboration and provide support and technical
assistance on comprehensive plan policies and assessments. This group, the SKC Joint Planners,
continued to meet bimonthly to address regional needs related to housing and the suburbanization of
poverty in general.
South King County Homeless Action Committee
The Homeless Action Committee met monthly and its focus was to keep stakeholders updated on
regional work, such as the All Home Strategic Plan update and One Night Count facilitation. In 2016, the
City of Kent joined with other cities, agencies, and funders in South King County to work with Housing
Development Consortium to hire a South King County Housing Planner to help manage the coordination
of a network of South King County stakeholders on issues related to affordable housing and
homelessness. This partnership is now known as the South King Housing & Homelessness Partnership
(SKHHP). The planner disseminated information about regional funding and comment opportunities and
catalyzed progress on the implementation of local comprehensive plans and the South King County
Response to Homelessness. Support for this work aligned South King County interests with needed
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CAPER 16
OMB Control No: 2506-0117 (exp. 07/31/2015)
homeless and affordable housing interventions, resources, and promising practices. As a result, South
King County communities speak with a united voice to attract resources for locally supported housing
solutions.
Identify actions taken to overcome the effects of any impediments identified in the
jurisdictions analysis of impediments to fair housing choice. 91.520(a)
Recommendations from the City's Analysis of Impediments to Fair Housing Choice included:
Recommendation I: Expand current education and outreach efforts
The City continued to work on this recommendation by: (1) Posting fair housing materials on its website;
(2) Providing fair housing articles/information/notices in electronic communications to the Kent Cultural
Diversity Initiative Group; and (3) Providing fair housing materials to apartment complexes through its
police department.
Recommendation II: Continue ongoing enforcement activities
In January 2017, the Kent City Council unanimously passed a Source of Income Discrimination
Ordinance. This tenant protection ensures that people already facing high barriers to housing are not
discriminated against solely based on use of a Section 8 voucher or other form of public assistance.
This can have a significant impact on communities like Kent whose low income residents
disproportionately need to rely on housing subsidies to make ends meet, including households of color,
seniors, veterans, people with disabilities, and single parent households with young children.
The City Council took great strides in 2016 by including funding in the 2017-2018 budget to enact a
Proactive Rental Inspection program in the City of Kent. This tool will both help protect tenants who fear
speaking up about substandard housing conditions, and ensure that rental properties are adequately
maintained.
The City does not have enforcement authority; the Washington State Human Rights Commission and the
King County Office of Civil Rights investigates complaints.
Recommendation III: Target home ownership and lending marketing to African Americans and Hispanics
households
When the City received stimulus funds through the Neighborhood Stabilization Program (NSP), the funds
were used to purchase and rehabilitate three foreclosed homes, which were then sold to income-
eligible homebuyers. The homebuyers were families of African descent that had been on the Habitat for
Humanity waitlist for an extended period of time; the families received zero-interest loans. A fifteen-
year covenant of affordability was signed by each homebuyer. Mortgage payments received from the
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CAPER 17
OMB Control No: 2506-0117 (exp. 07/31/2015)
homebuyers were entered into a fund that will allow Habitat for Humanity to purchase, rehabilitate, and
sell additional houses. (Habitat for Humanity provides an annual accounting to the City on the amount
of these funds.) The mortgage payments will allow the City and Habitat for Humanity to target
additional home ownership to African American and Hispanic households that are on the waitlist. The
City provides an annual report to the State on its NSP project.
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CAPER 18
OMB Control No: 2506-0117 (exp. 07/31/2015)
CR-40 - Monitoring 91.220 and 91.230
Describe the standards and procedures used to monitor activities carried out in furtherance
of the plan and used to ensure long-term compliance with requirements of the programs
involved, including minority business outreach and the comprehensive planning
requirements
The City monitored its CDBG projects throughout the year, met with a number of project managers, and
will schedule on-site visit at two projects in 2018. The following standards and procedures were used to
monitor CDBG-funded agencies:
Programs funded by the City must maintain high standards. Organizations are informed via the
CDBG Agreement that the failure to comply with contractual requirements and regulations
could result in remedial actions and/or the termination of funding
Backup reports to support costs are required; and if adequate documentation is not submitted,
payment is reduced or denied
Projects received quarterly monitoring. Programs that needed guidance in achieving
performance measures or adhering to contractual requirements received technical assistance,
were required to attend a meeting with City staff, and/or received an on-site monitoring visit;
Quarterly performance reports were reviewed by the Human Services Commission
Monitoring concerns/finding were reviewed with agency staff and documented in writing. When
applicable, timely corrective action was required
Agencies were required to provide supporting documentation or written communication verifying that
deficiencies were corrected.
Citizen Participation Plan 91.105(d); 91.115(d)
Describe the efforts to provide citizens with reasonable notice and an opportunity to
comment on performance reports.
A Public Notice was posted on the City of Kent website on Monday, January 11, 2019. A link to
the website was provided to non-profits, South King County Planners, and stakeholders in the
Kent area. In addition, a link to the electronic notice was provided to participants of the Kent
Cultural Diversity Initiative Group and other organizations that have contacts with ethnic/racial
minorities, non-English speaking persons, and people with disabilities.
A copy of the Public Notice and the CAPER were posted in the Housing and Human Services
Office and at City Hall.
The Kent community and stakeholders were also invited to provide comments at a public
hearing before the Kent Human Services Commission on February 25, 2019.
CR-45 - CDBG 91.520(c)
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CAPER 19
OMB Control No: 2506-0117 (exp. 07/31/2015)
Specify the nature of, and reasons for, any changes in the jurisdiction’s program objectives
and indications of how the jurisdiction would change its programs as a result of its
experiences.
There were no changes in the City's program objectives. The City does not anticipate major changes in
programs.
Does this Jurisdiction have any open Brownfields Economic Development Initiative (BEDI)
grants?
No
[BEDI grantees] Describe accomplishments and program outcomes during the last year.
N/A
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CAPER 20
OMB Control No: 2506-0117 (exp. 07/31/2015)
Submitted to:
US DEPARTMENT OF HOUSING & URBAN DEVELOPMENT
Office of Community Planning and Development
Seattle Federal Office Building
909 First Avenue, Suite 300
Seattle, WA 98104-1000
Prepared by:
CITY OF KENT
Parks, Recreation & Community Services Department
Housing and Human Services Division
220 Fourth Avenue South
Kent, WA 98032
Staff:
Housing & Human Services Manager, Merina Hanson
Lead CDBG Staff: Dinah R. Wilson
Report Due: March 2019
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ECONOMIC AND COMMUNITY DEVELOPMENT COMMITTEE
Kurt Hanson, Economic and Community Development Director
220 Fourth Avenue S,
Kent, WA 98032
253-856-5454
DATE: March 11, 2019
TO: Economic and Community Development Committee
SUBJECT: RapidRide1
SUMMARY: RapidRide is coming to Kent! Bus Rapid Transit (BRT) is the kind of
transportation investment that cities can depend on as a catalyst for
transformation. BRT is fast, frequent, and reliable, and its alignment is fixed unlike
other bus service. BRT can be more similar to light rail than bus service, in terms of
dependability, functionality, and development investment in station areas.
RapidRide I, scheduled to be implemented in 2023, will connect Auburn, Kent and
Renton through Kent’s downtown and East Hill. The exact alignment will be
determined in the coming months, and has significant land use and economic
development implications. BRT has a very positive impact on property values in
case studies from around the nation and world, and RapidRide I could therefore be
a catalyzing influence on Kent’s East Hill commercial corridors.
The RapidRide project kicks off with a Mobility Plan, which is a review of the full
network of transit services in Kent, including fixed route, DART and Community
Connections projects, to ensure transit services support RapidRide I (see Exhibit).
In other words, all of the transit service in the city is getting a fresh look to ensure
that the new RapidRide service has great connections and intuitive complementary
service. These changes to existing bus service will be implemented in Fall of 2020,
including a new bus line along the Rapid Ride I alignment, with full RapidRide
service coming in 2023 after significant investment—potentially including signal
timing changes, queue bypass lanes, or other capital investments, and of course
the branded amenities like shelters and real-time arrival information that make
Rapid Ride distinctive.
King County Metro is interested in learning Kent-specific concerns or desires for the
area mobility plan and RapidRide I, and Kent staff want to ensure a broad, robust
decision-making process to ensure this exciting project maximizes its potential and
supports Kent’s growth and development into an urban, transit-rich place to live
and work.
SUPPORTS STRATEGIC PLAN GOAL:
Thriving City
7
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ATTACHMENTS:
1. 190311.Kent.ECDC.Metro I Line Briefing (PDF)
2. RKAMP_studyarea (PDF)
7
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Metro RapidRide I Line
Ke nt Economic and Community Development Committee Briefing
March 11, 2019
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What is RapidRide?
RapidRide is a robust arterial Bus Rapid
Tr ansit service that:
•Is the “Best of Metro”
•Has high quality service and facilities
•Employs state-of-the-art innovations
•Tr avels natural transportation corridors
•Has the highest level of speed and reliability
investments among Metro services
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METRO CONNECTS Vision
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RapidRide I Line:
Re nton, Kent & Auburn
•Current routes 169 & 180
•6,000 Daily Riders
•~$120M expected capital investment
•Applying for FTA Small Starts Funding in 2020
Planning
2019
Preliminary
Design
2019-2020
Final Design &
Construction
2021-2023
Start Service
Sept 2023
FTA Small Start Application
Sept 2020
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Re nton-Ke nt -Auburn Area Mobility Plan
•Respond to changing needs in the area
•Improve mobility and access for disadvantaged
populations
•Improved performance of the network
•Prepare for the implementation of the RapidRide I Line
Outreach and Plan
Development
Now –Fall 2019
Service Change
Ordinance Developed
Fall 2019 –Spring
2020
Service Change
Education
Summer 2020
Service Change Begins
Sept 2020
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Community Engagement
Phase 1:
Needs Assessment
February –April
•Inform community members
about the project and how
to be involved
•Collect feedback on current
transit usage, needs,
barriers to accessing transit
and I Line alignment
Phase 2:
Alternatives Development
June-July
•Present and collect input on
alternatives developed
based on feedback provided
in Phase 1
Phase 3:
Final Plan
September
•Present and collect input on
final Mobility Plan and I Line
alignment
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Dave Va nderZee
Renton-Kent-Auburn Area Mobility Plan Project Manager
(206) 477-0091
David.Va nderZee@kingcounty.gov
Robyn Austin
Communications and Engagement Manager
(206)263-0694
raustin@kingcounty.gov
Greg McKnight
RapidRide I Line Project Manager
(206) 477-0344
gmcknight@kingcounty.gov
Questions?
Hannah McIntosh
RapidRide Program Director
(206) 263-9104
hmcintosh@kingcounty.gov
Find more information and stay up to date:
kingcounty.gov/depts/transportation/metro/programs-projects/routes-and-service/rapidride-expansion/i-line.aspx
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TukwilaStation
AngleLakeStation
Airport/SeaTacStation
SE 240th St
108th Ave SE
124th Ave SE
15th St SW
S 288th St
164
166
168
180
180
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186 915
915
105RENTON TC
148
908 169
153105
AUBURNSTATION
180 181
917
910
186
915
497
A LG O N A
AUBU RN
BL AC KDIAMOND
BUR I EN
COV I NGT ON
DE SMOINES
EN U MC L A W
FEDER ALWAY
KE N T
M ILTO N
MAP L EVALLEY
NO R MAN DYPARK
PAC I FI C
RE NTO N
SE ATAC
TU K WI L A
TukwilaInternationalBlvd Station
S 272nd St
S 188th St
68th Ave SW
21st Ave SW
SE 272nd StS 277th St
68th Ave S
140th Ave SE
SW 356th St
Kent Black Diamond Rd SE
S 212th St SE 208th St
NE 4th St1st Ave S
SW 320th St
SW 43rd St
SE 128th St
16th Ave SW
132nd Ave SESR 99
S
R 1
6
4
SR 169
908
914
917
148
164
164
183
906
150
168
166
952
180
0 1 2
Miles
R e n t o n -Ke n t -A u b u r n M o b i l i t y P l a n E x i s t i n g C o n d i t i o n s : C u r r e n t S e r v i c e
Study Area Routes
*Frequent routes run at least every 15 minutes all day
January 30, 2019The use of the information in this map is subject to the terms and conditions found at:www.kingcounty.gov/services/gis/Maps/terms-of-use.aspx.Your access and use is conditioned on your acceptance of these terms and conditions.
Study Area Rou tes:105, 148, 150, 153, 157, 158, 159, 164, 166,168, 169, 180, 181, 183, 186, 190, 192, 906,908, 910, 913, 914, 915, 916, 917, 952Pierce Transit route 497
Other current routes (RT numbers not shown)
CF: G:\Major Projects\Renton_to_Auburn_Mobility_Plan\Maps\MXD\RKAMP_studyarea.
All day routesRt#Transit Center (TC)Permanent Park&Ride
Route deviation areaPeak only routes
Pierce Transit RT 497
Rt#Community Ride Area
Rt#Frequent routes*Link light rail and station Sounder railand station
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ECONOMIC AND COMMUNITY DEVELOPMENT COMMITTEE
Kurt Hanson, Economic and Community Development Director
220 Fourth Avenue S,
Kent, WA 98032
253-856-5454
DATE: March 11, 2019
TO: Economic and Community Development Committee
SUBJECT: Rally the Valley Update
SUMMARY: Evolving technologies are impacting Kent’s industrial sectors, including
commercial space, manufacturing, and global trade/supply chain management;
they are opening the door to enormous opportunities in the Kent Industrial Valley
(KIV). Meanwhile, Kent’s fiscal realities have changed. Due to the passage of
Streamlined Sales Tax, the warehousing and distribution sector, which was once
lucrative for the City, no longer brings in sufficient revenues to support the
infrastructure it requires. In late 2018, City staff began work on a collaborative
project that will result in a new vision for the KIV and could lead to some changes
to zoning and how the City directs public and private investment in the valley.
The project kicked off in late January, beginning with consultant interviews. Staff,
with support of staff working group members from Auburn and Renton, have
selected Mackenzie, a Seattle-based firm with a long history of industrial land use
planning and design work. Mackenzie will support staff in engaging with the Rally
the Valley advisory panel; conduct a profile and needs assessment for the valley;
develop a vision, goals, and strategies to meet those goals; and complete an
environmental review and ensure the plan meets the Puget Sound Regional
Council’s requirements for manufacturing industrial centers subarea plans, if the
City elects to retain the MIC designation.
Staff will be available at the March 11 meeting to provide details on the project’s
progress and next steps, and answer questions from committee members.
SUPPORTS STRATEGIC PLAN GOAL:
Thriving City
ATTACHMENTS:
1. Kent Industrial Valley Subarea Plan Quals (PDF)
8
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City of Kent
Kent Industrial Valley Subarea Plan
November 19, 2018
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OUR HISTORY. OUR FUTURE. OUR PROMISE.
The values of our founder, Tom Mackenzie, remain the hallmarks of our firm.
Upon this foundation we have, steadily and intentionally, built
leaders in architecture, interiors, engineering, and planning, focused on
delivering excellence in design and service to our clients.
This mark is our signature and our promise.
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P 206.749.9993 F 206.749.5565 W MCKNZE.COM Logan Building, 500 Union Street, #410, Seattle, WA 98101
ARCHITECTURE INTERIORS STRUCTURAL ENGINEERING CIVIL ENGINEERING LAND USE PLANNING TRANSPORTATION PLANNING LANDSCAPE ARCHITECTURE
Portland, Oregon Vancouver, Washington Seattle, Washington
November 19, 2018
City of Kent
Attn: Danielle R. Butsick, AICP
400 West Gowe
Kent, WA 98032
Re: Kent Industrial Valley Subarea Plan
Dear Ms. Butsick:
On behalf of the Mackenzie team, we are pleased to oer the following proposal for the Kent Industrial
Valley Subarea Plan.
After reviewing the draft scope of services provided, we are confident we can complete all of the tasks
with our in-house sta. Our internal, integrated tea m includes architects, engineers, and planners with the
needed experience to complete your tasks within budget and schedule. While Chris Blakney is listed as a
consultant, he previously was a full-time Mackenzie employee who currently works for us when needed.
Our integrated approach includes the ability to consult all disciplines to provide a response to any land
use, design, and transportation analysis question. Our experience in land use and development codes is
respected and recognized by our clients as having a depth of understanding of complicated permitting
strategies and review processes.
We seek to balance community goals with the realities of development, and we provide analysis to
determine compliance with City codes, policies, and regulations while understanding the impact to the
applicant. This understanding of both community’s needs and the applicant’s in a development review
process allows us to better provide recommendations for improvements to strengthen the proposals’
eectiveness.
In the following qualification package, we have included our hourly rates. We respectively request an
opportunity to sit down with you, and talk over the necessary and desired tasks for your project, as well as
your overall goal and vision. This way we can better understand your needs and discuss more fully the cost
of each task. This approach will expedite the process as we will fully understand what is needed and know
what we can accomplish for you within your $150,000 budget. We are confident we can provide what you
need, but we also want to ensure our final deliverables meet your expectations and is accomplished within
your budget.
Michael will serve as the primary point of contact during the proposal process. Both Michael Chen and
Todd Johnson can negotiation and sign for any contract on behalf of the firm. We are excited to provide
support services to the City of Kent. If you have any further questions, please do not hesitate to contact
either of us.
Sincerely,
Todd Johnson Michael Chen
Principal-in-Charge/Planner Project Manager/Associate Principal
Sincncncncncncncncncncncncncncerely,
Todd Johnsnsnsnsnsnsnsnsnsnsnsnsnson
8.a
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Page 1
Kent Industrial Valley Subarea Plan
2180559.MK
FIRM OVERVIEW
MACKENZIE
AT A GLANCE
Founded in Portland in 1960
Oces in Portland, Oregon;
and Seattle and Vancouver,
Washington
191 employees
31 LEED Accredited
Professionals
34 licensed architects
37 architectural designers
10 National Council of
Interior Design Qualification
Certified Designers
24 licensed engineers;
10 engineers in training
5 structural engineers
3 licensed landscape
architects
2 AICP certified planners
7 Green Globes
Professionals
1 Envision Sustainability
Professional (ENV SP)
Services
Architecture
Interiors
Structural, Civil and
Trac Engineering
Land Use & Transportation
Planning
Landscape Architecture
Dedicated to Kent’s Vision
Over the last three decades, we have master planned and designed
well over 40 million SF of employment development in the Pacific
Northwest and throughout the United States. Working for business,
industrial, and high-tech clients give us a strong understanding of the
needs of the City of Kent’s Industrial Valley (KIV) Subarea Plan.
Our integrated team of infrastructure engineers, permitting and
long-range planning sta, and economists provide a cr eative yet
practical approach to capitalizing on the opportunities and challenges
of development planning. Our integrated design sta , working in
collaboration with subconsultants, analyzes zoning infrastructure,
access, and environmental issues associated with preparing sites for
development.
Our broad experience and understanding will be strategically applied
to prepare the Kent Industrial Valley Subarea Plan. This includes
our capabilities in land use planning, permitting, compliance, policy
and regulatory monitoring, GIS mapping and analysis, and site
constraints and opportunities analysis, with emphasis on industrial and
employment land development requirements.
We have applied this expertise for a multitude of both public and
private clients during the past 30+ years, including work directly to
the Port of Seattle, Port of Chehalis, Port of Ridgefield, Clark County
Washington, and the City of Kalama.
Our dedication to Design Driven and Client Focused project
management is evident in our commitment to customer service and
client satisfaction. We value an open dialog with our clients and
routinely implement changes in our stang, project d elivery, and
project approach to better meet the needs of each client.
Land Use & Design Capability
Our community focused approach to permit reviews provides value
to our jurisdictional clients and to applicants in the process. We have
direct experience in developing zoning and procedural codes that
facilitate reviews of applications and provide for the appropriate
level of public input and comment for each application. We have
experience in processing all levels of development review applications,
from proposed code changes to simple building permit support. Our
ability to assign one point of contact to the City for daily project
management while still allowing for a scalable team of planners,
engineers, architects, and designers allows us to meet the timing needs
of any client. Where our services in other disciplines are already a part
of the City’s team, we can eectively communicate wi th other technical
experts to support consistency in responses through the City review
process.
8.a
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City of Kent
November 19, 2018
Mackenzie’s ability to provide a wide range of
stang support within planning also promotes an
ecient method to provide for a responsiveness
that will meet the City’s needs, while providing for
the sta at the right level to minimize billing rates
and provide an appropriate level of experience
in the development review process. The Planning
Project Manager and Principal-in-Charge are always
responsible for the product we produce.
We understand the need of our jurisdictional review
clients to be frugal with the public funding used
to support contracted services. We typically sta
projects by utilizing a mix of senior planning sta
and less expensive support sta to provide the right
sta for each project. Using a mix of sta internally,
with a consistent Planning Project Manager
responsible to the City for all of our work allows for
a cost eective approach to permit review services.
A major benefit of having an in-house sta of land
use planning, architecture, transportation planning
and civil engineering professionals is the ability to
quickly address development issues that may arise,
minimize approval time, maximize development
potential, and provide sound advice to our clients
on land use issues. We are certain our experience
will be a valued part of the City’s permitting and
development review services.
Compliance
As part of the approval process, Mackenzie
ensures that conditions of approval from the
review agencies on a proposal are written clearly.
We also assist other review team members in
developing conditions for regulatory compliance
and strategizing on approach for conditions, as
well as coordinating follow up with the regulating
jurisdictions to clarify any proposed conditions of
approval. This produces a smoother process for
all parties involved in the subject project and can
minimize appeals of land use determinations.
Once land use conditions have been issued,
Mackenzie’s planning sta can coordinate and
manage the compliance, as well as the final review
process, with other agencies or reviewers. To assist
applicants in understanding the required items to
be finalized during the review process, Mackenzie
develops clear and concise conditions based on
the findings developed in the decision. With clearly
written conditions of approval that identify the
necessary steps, actions, and products, such as
documentation, Mackenzie will assist applicants in
determining what must be prepared in the required
time. Our planning sta clearly understands how
conditions impact development and will utilize
this experience to craft conditions that achieve
compliance with the applicable regulations while
maintaining an applicant’s rights to work within the
bounds of the code. We will communicate regularly
with City sta to maintain consistency in application
of the permitting standards and in the development
of supporting findings for the development decision
or recommendation.
Policy and Regulatory Monitoring
Mackenzie can only provide this high level of service
and commitment on which its reputation is based
upon by paying attention to, and participation
in, the legislative issues that can impact the
development throughout a community. As part of
this commitment, Mackenzie routinely monitors
proposed regulatory legislative actions and other
jurisdictional issues for our clients. We pride
ourselves on being aware of the region’s emerging
trends, development patterns, and legislative
proposals.
GIS and CAD Mapping and Analysis
Mackenzie provides GIS and CAD mapping and
analysis services with ESRI ArcGIS software and
GIS data for the City of Sammamish area, as well
as select counties throughout Washington. We use
GIS analysis to aid in the production of land use
reviews, site conditions analysis, and identification
of opportunities and constraints that may change
development patterns in a region. Final products
include maps to be used in presentations and
ocial documents, as well as analytical data
sets produced using overlays, screens, and other
assessment methodologies.
Mackenzie planners work with our architects and
engineers using AutoCAD to allow a cross platform
integration of data sets for a wider use of the
project review team.
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Kent Industrial Valley Subarea Plan
2180559.MK
TEAM FOR KIV SUBAREA PLAN
Below is an organizational chart which identifies the
team members we propose for this Industrial Valley
Subarea Plan project.
Key project leadership personnel who are listed
below will stay with projects for their duration.
City of Kent
Danielle R. Butsick, AICP
Project Manager/Senior Planner
Michael Chen
Principal-in-Charge
Todd Johnson
Mackenzie’s Team
Seth Lenaerts
Asst. Planner
Brian Varricchione
Sr. Planner
Brett Conway
Architect
Brent Ahrend
Trac Engineer
Brent Nielsen
Civil Engineer
Chris Blakney
Sr. Economist
Consultant
Datsign
Solutions
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City of Kent
November 19, 2018
Todd Johnson
Principal-in-Charge
Todd has nearly three decades of planning experience. During his
career, he has been active in regional planning and land use policies,
including participation in several stakeholder groups. He has worked
on urban growth boundary comprehensive plan updates, assisted
several jurisdictions and agencies in streamlining development code,
and established design standards. He also has worked actively with on
site development permitting and site master planning projects for both
public and private clients.
Experience
Adna Volunteer Fire Station, Lewis County Fire District 1, WA
Battle Ground School District, Site Feasibility Study, Battleground,
WA
Beaverton Public Safety Building, Beaverton, OR
Camas Critical Area Ordinance, Camas, WA
City of Battle Ground Community Vision Strategic Plan, Battle
Ground, WA
City of Beaverton Public Safety Building, Beaverton, OR
City of Kalama Development Code Review, Kalama, WA
City of Kalama East Port Master Plan Review, Kalama, WA
City of Kalama Mixed Use Zoning Code, Kalama WA
City of Vancouver Fire Department Facilities Assessment,
Vancouver, WA
City of Vancouver Police, East Precinct, Vancouver, WA
CJ Dens Land Co Urban Growth Boundary Expansion, Battleground,
WA
Clackamas County Industrial Site Inventory, Gresham, OR
Clark County Fire 61, 62, & 63, Vancouver, WA
Columbia River Economic Development Commission Employment
Land Analysis (Clark County Vacant Lands Inventory), WA
Discovery Point, Port of Ridgefield, WA
Port of Chehalis Industrial Master Plan, Chehalis, WA
Port of Portland, On Call Land Use Planning Consulting, Portland,
OR
Port of Olympia Industrial Distribution Center, Tumwater, WA
Port of Ridgefield Development Road Improvements and SEPA
Process, Ridgefield, WA
Washington County Industrial Site Readiness Assessment &
Implementation, Washington County, OR
EDUCATION
Bachelor of Arts, English,
Washington State University
Graduate Course Work, Land Use
Planning, Portland State University
PROFESSIONAL AFFILIATIONS
National Organization of Oce
and Industrial Professionals,
Oregon Chapter Board member
Columbia River Economic
Development Council,
Employment Lands Committee
Vancouver Washington Chamber
of Commerce, Public Aairs
Committee
APPOINTMENTS
Clark County Code Streamlining
Task Force for Employment Lands
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Kent Industrial Valley Subarea Plan
2180559.MK
Michael Chen LEED Green Associate
Project Manager/Senior Planner
Michael brings over 20 years of experience in land-use planning, SEPA
review, permit entitlement, feasibility studies, project management and
business development to project teams. Michael’s attention to detail
and a keen understanding of his client’s expectations has allowed him
to work with several local municipalities in Washington, such as Kent
and Kalama. For eight years, he served on the Planning Commission
for the City of Renton where he assisted the City in earning several
Governor’s Smart Communities Awards. He also assisted King County in
creating changes to its zoning code.
Experience
24 Hour Fitness Site Assessments and Feasibility Studies, Multiple
Locations, Washington and California
Algona Police Due Diligence Investigation, Algona, WA
Bainbridge Island Police & Fire Stations Facilities Assessment,
Bainbridge Island, WA
Bonney Lake Justice Center, Bonney Lake, WA
Cascade Mill Redevelopment Master Plan, Yakima, WA
City of Buckley Fire Station Needs Assessment Pre-Bond Support,
Buckley, WA
City of Kalama Shorelines Master Plan, Kalama, WA
City of Kent Public Works Facility Assessment, Kent, WA
City of Maple Valley, Summit Place Conceptual Master Plan, Maple
Valley, WA
Fred Meyer Store Due Diligence Studies and Land-Use Entitlement,
Multiple Locations, Washington and Alaska
Hospital Central Services Association Laundry Facility, Auburn, WA
Interbay Self Storage, Seattle, WA
Joint Base Lewis McChord BLST Buildings, Fort Lewis, WA
Joint Base Lewis McChord Training Facility, Fort Lewis, WA
Kelsey Creek Retail Center Repositioning, Bellevue, WA
KeyBank, Kent, WA
Mercer Island Town Center Redevelopment, Mercer Island, WA*
Port of Seattle, Des Moines Creek Business Park Concept Plan, Des
Moines, WA
Ridge Plaza, Snoqualmie, WA
Riverton Distribution Center, Seattle, WA
The Salvation Army Retail Store Upgrades, Seattle, WA
The Salvation Army Regional Processing Center, Federal Way, WA
EDUCATION
Bachelor of Arts, Environmental
Planning and Policy, Minor
Geography, Western Washington
University
Certificate in Commercial Real
Estate, University of Washington
PROFESSIONAL REGISTRATION
LEED Green Associate
PROFESSIONAL AFFILIATIONS
International Council of Shopping
Centers, Washington State Alliance
Private Sector Co-Chair
National Association of Industrial
and Oce Professionals (NAIOP),
Night of the Stars, In Coming
Co-Chair
Washington Public Ports
Association, Associate Member
Former Planning Commissioner,
City of Renton
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City of Kent
November 19, 2018
Chris Blakney
Senior Economist | Datsign Solutions
Over a 14-year consulting career in the Pacific Northwest, Chris has
successfully managed over 200 projects across a broad spectrum
serving public clients. Chris oers particular exper tise in regional
economic, workforce, and targeted industry analysis. His philosophy
in approaching economic analysis is grounded in the development
of dynamic models allowing seamless and flexible testing of scenario
alternatives. Chris has completed dozens of market studies throughout
the Pacific Northwest, and has been involved in many of Oregon’s
most innovative studies addressing the opportunities and readiness
of employment lands. He was among the chief architects of the 2012
Regional Industrial Lands Analysis Methodology, a best practices
approach that has been applied to nearly 50 employment sites in
Oregon and southwest Washington.
Experience
Business Oregon, Industrial Site Certification Modernization Project
City of Beaverton, Economic Opportunities Analysis, Beaverton, OR
City of Hillsboro, Economic Opportunities Analysis, Hillsboro, OR
City of Milwaukie, Economic Opportunities Analysis, Milwaukie, OR
City of Redmond, Downtown Housing Strategy, Redmond, OR
City of Redmond, Highest & Best Use Analysis of the New Redmond
Hotel, Redmond, OR
City of Sherwood, Tonquin Employment Area Subarea Plan and
Recruitment Strategy, Sherwood, OR
City of Tualatin, Target Industry Recruitment Analysis, Tualatin, OR
Columbia River Economic Development Council (CREDC), Target
Industry Identification Study
Deschutes County, Central Oregon Regional Large-Lot Needs
Analysis
Deschutes County, Highest & Best Use Analysis of the Bend Landfill
Site
Greater Portland Inc., Foreign Direct Investment Market
Prioritization Model, Portland, OR
Jacobsen Development, Multi-family Feasibility Analysis in Bend,
OR
Oregon Infrastructure Finance Authority, Strategic Investment ROI
Modeling
Port of Newport, Strategic Business Plan, Newport, OR
Port of Portland, Hillsboro Airport Acquisition Site, Hillsboro, OR
Port of Portland, Troutdale Airport Master Plan, Troutdale, OR
Portland Development Commission, Innovation Quadrant
Development Plan, Portland, OR
Portland Development Commission, SE Quadrant Subarea Plan,
Portland, OR
Umatilla Army Depot Reuse Authority, Umatilla Chemical Weapons
Depot Reuse Master Plan, Umatilla, OR
EDUCATION
Bachelor of Arts, Economics,
Pacific Lutheran University
PROFESSIONAL AFFILIATIONS
Oregon Economic Development
Association
Greater Portland Inc.
National Association of Industrial
and Oce Properties (NAIOP)
Columbia River Economic
Development Council
APPOINTMENTS
Northwest Pilot Project, Board of
Directors (past)
East Multnomah County Workforce
Task Force (past)
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Page 9
Kent Industrial Valley Subarea Plan
2180559.MK
Brett Conway AIA, NCARB, LEED AP
Architect
Brett has more than 30 years of experience as an architect and interior
designer focusing in the industrial, corporate, financial, and retail
sectors. For the last 15 years, he has focused on project fulfillment,
including design leadership, and project execution. Brett is highly
proficient with entitlements and due diligence; conceptual design
leadership and visuals; meeting budgets and schedules; construction
management; and community involvement and presentations. Some of
the projects in the Seattle area Brett is known for include the Prologis
Georgetown Crossroads, the first modern multi-story logistics center
in the United States; Square One, a 80,000 SF warehouse and three-
story corporate oce; and Exotic Metals, a 126,500 S F facility with
manufacturing, corporate oces, and research and de velopment.
Experience
Bertch Capital, Everett, WA*
BlueShore Financial, Variety of Branches, Vancouver, British
Columbia*
Bridge Development Partners, Columbia Blvd. Property, Bellevue,
WA
CenterPoint Properties, Numerous Sites, Puget Sound, WA*
Coast 360 Federal Credit Union, Guam*
Columbia Credit Union, Variety of Branches, Washington and
Oregon*
DCG One, Seattle, WA*
Exotic Metals Forming Company, Kent, WA*
iQ Credit Union, Vancouver, WA*
IRG Greenline, Federal Way, WA*
LogistiCenter, Fife and Lakewood, WA*
North Valley 64, Kent, WA *
NW Corporate Park, Seattle, WA*
Prologis Georgetown Crossroads, Seattle, WA*
Prologis Holgate, Seattle, WA*
Provident Electric, Black Diamond, WA*
Smith Brothers, Tacoma, WA*
South Seattle Business Park, Seattle, WA*
Snoqualmie Ridge, Snoqualmie, WA*
Square One Distribution, Snoqualmie, WA*
Tacoma Portside, Tacoma, WA*
Tree Owl Properties, Seattle, WA*
Washington Federal, Variety of Branches, Washington, Oregon and
Nevada*
*Projects completed prior to Mackenzie.
EDUCATION
Master of Architecture, University
of Michigan
Bachelor of Science, Architecture,
University of Michigan
PROFESSIONAL REGISTRATION
Licensed Architect: WA, OR, CA,
AZ
National Council of Architectural
Registration Boards, NCARB
LEED Accredited Professional
PROFESSIONAL AFFILIATIONS
University of Washington,
Department of Architecture,
Professionals Advisory Council,
Chair, 2011-2012
American Institute of Architects
National Association of Industrial
and Oce Properties (NAIOP)
APPOINTMENTS
City of Seattle, Design Review
Board, SE Region, 2008-2012 (Chair
2012)
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City of Kent
November 19, 2018
Seth Lenaerts
Assistant Planner
Seth has over five years of experience as a planner and project
manager. Prior to Mackenzie, he served as a planner for the City
of Vernonia in Oregon where he prepared and updated a Buildable
Lands Inventory, an Economic Opportunity Analysis, and the Capital
Improvement Plan. Seth reviewed land use planning applications
and facilitated stakeholder meetings. Seth also served as a project
manager for Devils Lake Water Improvement District where he worked
on stormwater management programs, shoreline restoration, and
public outreach campaigns. In addition, Seth has experience working
internationally. Most recently, he completed a five-year company
Sustainability Plan for Spraying Systems Company in Shanghai, China.
Experience
ARCO Murray Self-Storage, Vancouver, WA
City of Kalama, On-call Services, Kalama, WA
Kalama Zoning Text Amendments, Kalama, WA
Kalama School District Campus Improvements, Kalama, WA
Clackamas County Employment Land Strategy, Oregon City, OR
Clark County Fire District 6, Station #62 and #63, Vancouver, WA
Cornerstone Christian Academy K-8 School, Vancouver, WA
Fred Meyer Stores, Oregon and Washington
Hawes Oak Site Feasibility, Vancouver, WA
Leilani Ridge Two, Vancouver, WA
North Lincoln Fire and Rescue, Bob Everset Station Seismic
Upgrade, Lincoln City, OR
Prosper Portland, Industrial Site Readiness, Portland, OR
South 11th Street Industrial Site Development, Ridgefield, WA
University Place Apartments, Vancouver, WA
Vancouver Fire Station #11, Vancouver, WA
EDUCATION
Master of Community and Regional
Planning, University of Oregon
Master of Business Administration,
University of Oregon
Bachelor of Science, Natural
Resource Management, University
of Wisconsin
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Kent Industrial Valley Subarea Plan
2180559.MK
Brian Varricchione PE
Planner
Brian is a land use planner and a civil engineer with experience working
for local government (City of Scappoose) and as a consultant for both
public and private clients. He provides permitting and entitlement
support for a range of civic, commercial, and infrastructure projects.
Brian is knowledgeable about land use regulations near and around the
City of Kent.
Experience:
Albany Fire Station, Albany, OR
Albany Police Station, Albany, OR
Beaverton Public Safety Building, Beaverton, OR
Business Oregon Industrial Site Certification
City of Happy Valley Development Review Support, Happy Valley,
OR
City of Kalama Development Code Updates and Permitting support,
Kalama, WA
City of Scappoose Planning and Development Review Support,
Scappoose, OR
City of Scappose TSP Update, Scappose, OR*
Comcast Facility Expansion, Troutdale, OR
Fields Property Comprehensive Plan and Zone Change, Tigard, OR
Harrisburg Fire Station, Harrisburg, OR
Hillsboro Airport Master Plan, Hillsboro, OR
Lake Oswego New City Hall, Lake Oswego, OR
Mercer-Glasco Industrial Complex, Beaverton, OR
Milwaukie Avenue Planning Asistance, Milwaukie, OR
PDX Southwest Quadrant Development Feasibility Study, Portland,
OR
Port Westward Industrial Park Zone Change and Goal Exception,
Clatskanie, OR
Portland International Center Conceptual Site Plans, Portland, OR
Washington County Industrial Site Readiness Assessment and
Implementation, Washington County, OR
EDUCATION
Bachelor of Science, Civil
Engineering, Northeastern
University
Master of Regional Planning,
Cornell University
PROFESSIONAL REGISTRATION
Professional Engineer: OR
PROFESSIONAL AFFILIATIONS
American Society of Civil Engineers
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City of Kent
November 19, 2018
Brent Ahrend PE
Trac Engineer
Brent Ahrend combines technical skills in transportation analysis and
modeling with strong communication and demonstrated abilities to
provide ecient solutions for transportation deficiencies. His range of
experience includes master plan transportation planning, trac impact
analyses, report preparation, trac signal design a nd timing, corridor
analysis, safety reviews, and trip generation surveys. Significant, repeat
clients include Intel, Fred Meyer Stores, the City of Hillsboro, and the
Port of Ridgefield. Brent has served on the City of Tualatin Planning
Advisory Committee, the City of Lake Oswego Transportation Advisory
Board, ODOT’s Access Management Committee, and the Vancouver
Growth and Transportation Eciency Center Committee. H e currently
serves on the City of Lake Oswego Development Review Commission.
Experience
Aspen at Southview Heights Drive Trac Control, La Ce nter, WA
Bonney Lake Justice Center, Bonney Lake, WA
Buckley Fire Department Needs Assessment, Buckley, WA
Cascade Mill Master Plan, Yakima, WA
City of Fairview Industrial Lands Master Plan Trac, Fairview, OR
Clackamas County Industrial Lands Study, Clackamas County, OR
Discovery Master Plan Transportation Planning, Ridgefield, WA
Grass Valley Annexation Transportation Planning, Camas, WA
Greenway Terrace Zone Change, Clark County, WA
Harrison Avenue Arterial Corridor Analysis, Centralia, WA
Highway 99 Turn Lane Striping, Clark County, WA
Interchange Subarea Plan, La Center, WA
La Center Junction Subarea Plan, La Center, WA
Lewis County Fire District #6 Adna Substation, Adna, WA
Pacific Oncology Trac Impact Analysis, Beaverton, OR
Port of Chehalis Master Plan, Chehalis, WA
Port of Olympia Transportation Planning, Tumwater, WA
Port of Ridgefield Lake River Site, Ridgefield, WA
RidgeCrest Master Plan Transportation Planning, Ridgefield, WA
Southview Heights Transportation Impact Analyses, La Center, WA
Stevens County Fire District Needs Assessment, Loon Lake,
Suncrest and Clayton, WA
Tilly Road Quarry TIA and Road Improvements, Grand Mound, WA
Vancouver Police & Fire Facility Transportation Impact Analyses,
Vancouver, WA
Washington County Industrial Lands, Washington County, OR
West Centralia Transportation System Analysis, Centralia, WA
EDUCATION
Bachelor of Science, Civil
Engineering, Portland State
University
PROFESSIONAL REGISTRATION
Professional Engineer: OR, WA
PROFESSIONAL AFFILIATIONS
Institute of Transportation
Engineers, member (1993-current)
APPOINTMENTS
City of Lake Oswego Development
Review Commission (2011 -
current)
Oregon Department of
Transportation Access
Management Committee, member
(2010-2012)
Vancouver Growth and
Transportation Eciency Center
(GTEC) Committee (2010)
City of Lake Oswego
Transportation Advisory Board
(2004 - 2011)
City of Tualatin Planning Advisory
Committee (1998)
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Page 13
Kent Industrial Valley Subarea Plan
2180559.MK
Brent Nielsen PE
Civil Engineer
Brent is an expert in his field of civil engineering and provides a broad
background, including geotechnical engineering. While Mackenzie
does not provide soils or geotech services, Brent has the capability of
providing innovative solutions to his clients based on his past project
work in the geotech field. Brent has provided infrastructure analysis
and preliminary costing for the majority of the firm’s industrial lands
projects, including the Metro UGB Urban Reserves Analysis, North
Hillsboro Industrial Development Strategy, Oklahoma City Employment
Land Needs Assessment and Action Plan, and Regional Industrial Site
Readiness Project.
Experience
29th Avenue and Liberty Street Improvements, Portland, OR
Concordia University Master Plan, Portland, OR
Concordia University Field & Facility, Portland, OR
Cornelius Pass Road and US 26 Improvements-Preliminary
Engineering, Hillsboro, OR
Drovers Trail Road Preliminary Design, Troutdale, OR
Elrod Road and 21st Avenue Bridge Public Street Improvements,
Portland, OR
Highway 101 and Wilson River Loop Street Improvements,
Tillamook, OR
Highway 18 Improvements, McMinnville, OR
Lam Research, Tualatin, OR
Metro UGB Expansion Urban Reserves Analysis, Portland Metro
Region, OR
Oregon State Department of Transportation (ODOT), Weighstation
Accessibility Review, Cascade Locks, OR
ODOT, Lawnfield Parking Modification, Clackamas, OR
ODOT Mill Creek Bank and Building Settlement Review, Salem, OR
Oregon State Hospital Campus, Salem, OR
Oregon State University Washington Way Realignment Schematic
Design and Construction Documents, Corvallis, OR
Portland International Airport (PDX) Economy Lot Bus Route & Exit
Plaza Rehabilitation, Portland, OR
PDX Employee Lot Renovation, Portland, OR
PDX Rental Car Facility/QTA, Portland, OR
PDX Maintenance Campus Master Plan, Portland, OR
Regional Industrial Lands Inventory, Portland Metro, OR
Rivergate Corporate Center, Portland, OR
Ronler Drive Road and Signals, Hillsboro, OR
SE Clay Street and 3rd Avenue, Portland, OR
EDUCATION
Master of Science, Civil
Engineering, Geotechnical
Emphasis, Montana State
University
Bachelor of Science, Civil
Engineering, Montana State
University
PROFESSIONAL REGISTRATION
Professional Engineer: OR
PROFESSIONAL AFFILIATIONS
Former American Society of
Civil Engineers, Member, Oregon
Geotechnical Chapter
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City of Kent
November 19, 2018
PAST PERFORMANCE
Washington County Industrial
Site Readiness Assessment and
Implementation Planning
In 2015, Mackenzie completed a project for the
2015 Washington County Large Lot Industrial
Site Readiness Assessment and Implementation
Planning project. This project included two main
components.
The first component was a detailed analysis of the
current challenges and opportunities presented
by regulations, infrastructure, local economics,
and the environment of 15 industrial sites. The
finished report serves as a guide to Washington
County communities in understanding the complex
relationship between regulations, infrastructure
investment, and the development of industrial sites
for job creation. The project was a collaborative
eort undertaken by a partnership between
Mackenzie, Washington County, and the cities
of Forest Grove, Hillsboro, Sherwood, Tualatin,
and Wilsonville. The process was modeled on
Mackenzie’s 2012 Regional Industrial Site Readiness
Project that examined similar criteria for 25 sites
in the Portland metro area. The sites analyzed in
the 2015 work had sizes ranging in size from 25 to
225 acres, with development timelines that ranged
from fifteen months to over six years. The study
identified the cost of improving site readiness and
evaluated the potential economic benefits of these
improvements. On a regional level, the project forms
a part of the dialogue in Washington County’s eort
to attract industry and family wage jobs through
establishing a realistic inventory of developable,
market ready, industrial sites.
The second component was a Market Analysis and
Business Recruitment Strategy for over 700 acres
added to the urban growth boundary (UGB) in the
early 2000’s for industrial development, namely
Sherwood’s Tonquin Employment Area (TEA) and
Tualatin’s Southwest Concept Plan (SWCP) area.
This eort built on the concept plans adopted
by the Cities for the TEA and SWCP by assessing
market conditions, evaluating the suitability of the
target industries, identifying transportation and
infrastructure needs and associated construction
costs, recommending a phasing strategy, and
outlining actions to eectively market the
area to potential businesses. Finally, the team
prepared specific recommendations including
an implementation plan pertaining to project
sequencing, key projects, and potential financing
tools for infrastructure improvements for both areas.
North Hillsboro Industrial
Development Strategy
Mackenzie prepared a development strategy for
the North Industrial Area within the Hillsboro
UGB—including infrastructure improvements, a
comprehensive natural resource mitigation strategy,
site aggregation strategies, and public financing
tool options—for parcel-specific projects to create
five development-ready sites. Johnson Economics
identified alternative funding options and analyzed
appropriate target industries and markets based on
site configuration, utility services, transportation/
circulation, and proximity to suppliers and
customers.
Port of Chehalis Industrial
Development District Master Planning
Mackenzie provided assistance to the Port of
Chehalis to develop a master planned industrial
development district implementation strategy.
Services included engineering, planning,
landscape design, and architectural support for
the development of a master plan and design
guidelines for future development. As part of
the implementation strategy process, Mackenzie
worked collaboratively with the Port and City to
implement a provision in the zoning code allowing
the Port to define the development standards for
the master planned area within broad boundaries
set by the City. Additionally, Mackenzie evaluated
the transportation, water, and sewer infrastructure
serving the area and recommended a strategy to
serve future users in the industrial development
district.
Troutdale Airport Master Plan Update
Mackenzie and Johnson Economics provided
planning, civil engineering, site planning, and
economic analysis services to the Port of Portland
as the Port evaluated options for the future
of the Troutdale Airport. The team evaluated
industrial development sites throughout East
Multnomah County to gauge market supply
and assessed the Troutdale Development
Code to identify opportunities for the Port to
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Kent Industrial Valley Subarea Plan
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repurpose underutilized airport land for industrial
development. Mackenzie prepared concept plans
illustrating potential industrial development options
and assessed existing capital improvement plans
to estimate construction costs for infrastructure
upgrades necessary to serve industrial users.
Grass Valley Master Plan, Camas, WA
Mackenzie’s overall scope included planning, civil,
and transportation engineering services as needed
to complete the annexation of a 200-acre area in
unincorporated Clark County. Following annexation,
the area will be developed as a master planned
community with commercial, residential and
educational elements. We worked for the developer,
but coordinated the planning eort closely with
the City of Camas. Mackenzie participated in
developing the master plan for this area, including
estimating the needed revisions to the city’s
capital facilities plan for infrastructure to serve the
anticipated build-out. Mackenzie also provided test
fit analyses for prospective users within the master
planned area and, where necessary, amended the
infrastructure plans to achieve project goals. Our
scope included analysis of the utility infrastructure
and existing property conditions to determine
general development feasibility, project limitations,
consistency with the City’s vision and goals, and
construction costs.
On-Call Permitting and Planning
Services, Kalama, WA
Since 2012 Mackenzie has been providing on-call
planning services for the City of Kalama. These
services have primarily supported the City as a
contracted consulting planner, filling all of the duties
of a City Planner. These duties consisted of technical
assistance and professional guidance on land use
and City planning matters, as well as preparing
documents and attending City Council and Planning
Commission meetings. Mackenzie has maintained
and utilized Geographic Information System
data furnished by the City to assist the City with
administering land use regulations and City planning
tasks. Some specific task orders include assisting
with the Cedar Springs Subdivision review, the East
Port Master Plan review, the Estate Lot Floating
Zone zoning code update, and development of the
Downtown Kalama Revitalization Strategy.
In 2014, the City and Port of Kalama received
a governor’s Smart Community Award for the
New Mixed Use Zoning District which focused
on redeveloping an existing industrial site for
administration oce use. Mackenzie assisted the
City in this eort
On-Call Permitting and Planning
Services, Happy Valley, OR
Mackenzie has provided on-call planning services
to the City of Happy Valley since 2013. Services
have included utilizing Geographic Information
System data to assist with administering land use
regulations and City planning tasks, assisting City
sta with subdivision applications for planning and
permitting, and reviewing design drawings. Some of
these task orders have included the King Road Plan,
City Annexations, and Stevens Creek Apartments
Landscape Plan Review.
On-Call Permitting and Planning
Services, Scappoose, OR
The City of Scappoose began utilizing Mackenzie
for on-call planning services in 2014. As a land use
planning on-call consultant, Mackenzie provides
land use application review; Land use planning
support at public meetings and hearings; land Use
Planning advice and collaboration in meetings
with City sta; and guidance to the city in long-
range planning eorts. Some of these specific task
orders included the Airport Employment Overlay
zoning code update, design review for industrial
developments and subdivision for a business park,
and city annexation review assistance.
Port of Portland On-Call Land Use
Planning Services
Mackenzie has provided on-call planning services
for the Port of Portland’s Planning and Policy
Department for four terms, from 1998 to present.
During the course of these contracts, services for
more than 65 projects have been provided. Such
projects included the TRIP Site Studies, T6 Honda
Dock Environmental Zone Review, Heineman
Street Vacation for Rivergate Corporate Center,
T6 Nonconforming Analysis and Upgrades, and
Greenway Reviews for T2, T4, and T5. Additionally
Mackenzie has periodically prepared both regional
and site-specific analysis on employment and
industrial lands for potential future development.
These studies evaluate factors for site viability and
readiness, including the feasibility of redevelopment
with local land use policies, infrastructure
requirements and physical constraints. Legislative
monitoring and review eorts on behalf of the Port
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City of Kent
November 19, 2018
include analysis and determination of impacts of the
City-wide Tree Policy on Port properties, facilitating
a Greenway Forum, case studies and white papers,
and the review of and comment on draft zoning
prepared for the Columbia Cascade River District.
Port of Ridgefield, Planning and
Permitting Projects
Since 2004, Mackenzie has provided the Port of
Ridgefield with a variety of planning and permitting
services with several dierent projects. Below is a
list of projects and the specific services:
Discovery Pointe Corporate Park
Mackenzie master planned 78 acres for industrial
and oce-type uses. The intent of the master
plan was to provide certainty in applicable
permit standards for future users and encourage
employment-based industry. The planning
assessment identified the need to annex about
30 acres of property into the City, zoning code
amendments, and a zone change. Permitting
included wetland and environmental constraints.
Lake River Site
Mackenzie provided permitting services for the
advancement of the Lake River property master
plan. Mackenzie modified a previous plan for
the area to include a mix of oce, retail, and
residential uses.
Miller’s Landing Waterfront Redevelopment
Mackenzie provided master planning services
for a 40-acre waterfront redevelopment site.
Work also included the evaluation of preferred
land uses, storm and utility plans, and financing
and implementation strategies.
Clark County Industrial Employment
Lands Analysis
Mackenzie provided GIS and planning support to
a regional coalition of city, county, and economic
development professionals for a development-
ready inventory and employment zoned
(industrial, oce, and mixed-use) land analysis
for Clark County, Washington. The base inventory
was analyzed against existing and planned
infrastructure, environmentally sensitive lands,
and zoning and land use policies. Cluster areas
were evaluated for suitability for siting potential
industry clusters identified in the county’s Economic
Development Plan. The product of this study was
a comprehensive analysis and GIS-based site
inventory of areas likely to support development in
the near term for the identified target industries.
City of Kalama Shorelines Master
Plan Update
Mackenzie assisted the City of Kalama with the
review of the Shoreline Master Plan (SMP) update.
Mackenzie served as the City’s reviewer for the
proposed drafts of the SMP update by providing
written comments. Mackenzie planners also
presented the proposed SMP revisions to the City
Planning Commission, and coordinated meetings
between the City and Port of Kalama sta, as well
as stakeholders.
Clark County Shorelines Master
Plan Update
Mackenzie assisted Clark County with the review of
the Shoreline Master Plan (SMP) update. Mackenzie
served as the County’s reviewer for the proposed
drafts of the SMP update by providing written
comments. Mackenzie planners also coordinated
meetings between the County and Port of
Vancouver sta, as well as stakeholders.
City of Renton Community
Development Plan
Proposed Project Manager Michael Chen served
on the City of Renton’s Planning Commission for
eight years, from 2007 to 2015. During this time,
the City of Renton received several Governor’s
Smart Communities Awards, partially based o of
Michael’s leadership. These included:
2016, Smart Partnerships Award, Development
Project to Implement a Plan, Judges’ Merit
Award, City of Renton for the public library
partnership with the King County Library
System to preserve and renovate the historic
Renton Public Library. Demonstrated tangible
benefits to the community by re-establishing the
city center as a people place.
2013, Smart Vision Award, Comprehensive
Planning for the Sunset Area Planned Action
2012, Smart Vision Award, Comprehensive
Planning for the 20-year Vision for Parks,
Recreation and Natural Areas
2012, Smart Vision Award, Comprehensive
Planning for the City Center Community Plan
Rivergate Corp. Center, Portland, OR
Mackenzie prepared a master industrial site plan
and a phased lot reconfiguration plan for this 120-
acre site in Rivergate, owned by the Port and leased
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Kent Industrial Valley Subarea Plan
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by Trammell Crow, to maximize the site’s industrial
development potential. Mackenzie has coordinated
closely with the Port of Portland, City of Portland,
and Trammell Crow throughout this project’s
various building permits, easement issues, lot line
adjustments, and lot partition. Mackenzie also
processed and facilitated a street vacation for the
site. Upon completion, this site provides the City of
Portland with needed industrial development built
to accommodate current industrial users. Our firm
recently completed work on the latest build-outs,
and continues to provide ongoing site planning
assistance to Trammell Crow.
Regional Industrial Lands Inventory &
Site Readiness Project, Portland, OR
Mackenzie is working for a regional consortium of
public and private funders to inventory and identify
infrastructure and policy strategies for industrial
land in the Portland metropolitan area. The diverse
funding consortium includes Metro, the State of
Oregon, Port of Portland, Portland Business Alliance
and the Oregon Chapter of NAIOP, the national
commercial and industrial development association.
Phase I of this project has been completed,
producing a GIS-based site inventory that
categorizes industrial sites 25-acres and greater in
the region into tiers based on their development
readiness.
Phase II of this project analyzed 11 sites that are
representative of the issues that the region faces in
bringing industrial sites to market readiness.
Clackamas County Industrial Campus
Concept Planning, Clackamas, OR
Mackenzie and Johnson Economics prepared an
analysis to assess alternative site development
scenarios to maximize the development potential
of a 70-acre property owned by the Clackamas
County Development Agency for private sector
investment. The analysis looked at the assets and
constraints of the site, as well as current demand
for industrial property in the area. Each developed
scenario was analyzed to determine the intensity
of job creation and creation of livable wage jobs.
Recommendations were made regarding the types
of, and potentially specific, industries that best suit
the site. The final products of the study included a
presentation of the analysis and recommendations,
as well as marketing materials which included
site concept plans, photos, maps, and scenario
descriptions.
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City of Kent
November 19, 2018
Mackenzie has proven success—and decades of experience—in
providing professional architectural and engineering solutions for a
wide range of high tech clients. We have assisted in site feasibility
studies, development decisions, facility planning, and the design of
complex facilities. Our work encompasses research and development
laboratories, clean rooms, manufacturing, manufacturing support, and
data centers. Tech facilities need to be designed and built quickly, and
must be reliable with a built-in ability to adapt. Mackenzie’s integrated
design approach eciently delivers projects with a focus on speed-to-
market, 24/7 operations, and the flexibility to change with time.
EXPERIENCE | HIGH TECH
Shoei SEMI
Tokai Carbon
Asahi Glass
JAE
Selected Experience
AGC Electronics, Hillsboro, OR
American Tokyo Kasei, Portland, OR
ATMI, Beaverton, OR
DW Fritz, Wilsonville, OR
Fujitsu Microelectronics, Gresham, OR
Fujimi, Tualatin, OR
Hewlett Packard, Vancouver, WA
Intel Corporation, Hillsboro, OR
Japan Aviation Electronics, Hillsboro, OR
Lam Research (formerly Novellus Systems), Tualatin, OR
MTI/Worldcom Network Information Center, Oakland, CA
OKI Semiconductor, Tualatin, OR
RadiSys, Hillsboro, OR
SEH America, Vancouver, WA
SK Hynix (formerly Hynix Semiconductor), Eugene, OR
Sequent Computer, Beaverton, OR
Sentrol, Tualatin, OR
Shoei Electronics, Corvallis, OR
Sumitomo Electric, San Jose, CA
SUMCO (formerly Mitsubishi Silicon America), Salem, OR
Snynektron/TDK, Portland, OR
Synetics, Portland, OR
Synopsys, Sunnyvale. CA
Tektronix, Beaverton, OR
Tokai Carbon America, Hillsboro, OR
Tokyo Electron Ltd., Hillsboro, OR
Tokyo Kasei Kogyo Ltd., Hillsboro, OR
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Kent Industrial Valley Subarea Plan
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JV Northwest
Oregon Metal Slitters
Helser Machine Works
Mackenzie has proven success in providing A/E services for industrial
and manufacturing clients. We have assisted clients in site feasibility
studies, development decisions, facility planning, and design. Our
designs have encompassed both heavy and light manufacturing
facilities. Special features of these designs include heavy equipment
foundations, specifications for pre-engineered buildings, bridge
craneway specification and design, hazardous production material
(HPM) storage, water and wastewater treatment facilities, and explosion
venting designs. In addition, several of the projects incorporate designs
for administrative areas, meeting facilities, and corporate oce spaces.
Selected Experience
A&K Design, Portland, OR (apparel)
American Steel, Kent, Washington and Portland, OR (steel)
Climax Portable Machine Tools, Newberg, OR (milling machines)
Coee Bean International, Portland, OR (coee roasting )
Columbia Trailer, Hillsboro, OR (heavy equipment)
DW Fritz Automation, Inc., Wilsonville, OR (automation systems)
Farwest Steel, Vancouver, WA (steel fabrication)
Fulton Provisions, Portland, OR (food)
Graziano Produce, Portland, OR (food)
HCSA Laundry Facility, Auburn WA (commercial laundry)
Helser Machine Works, Portland, OR (milling machines)
JV Northwest, Canby, OR (stainless steel tanks)
Jantzen, Inc., Hood River, OR (clothing)
LaCrosse Footwear Inc., Portland, OR (footwear, apparel)
Landa Inc., Camas, WA (pressure washers & water cleaning
systems)
Metals USA, Portland, OR (slitter equipment)
Micropump, Vancouver, WA (high tech precision-build pumps)
Milgard Manufacturing Addition, Wilsonville, OR (vinyl windows)
Pacific Cabinets, Ridgefield, WA (wood products)
Portland French Bakery, Portland, OR (food)
Potters Industries, Canby, OR (reflective components)
RadiSys, Hillsboro, OR (automated controls)
Reser’s Fine Foods, Beaverton, OR (food)
RFD Publications, Wilsonville, OR (printing)
Shredding Systems, Wilsonville, OR (shredders & compactors)
Supra/GE Security, Salem, OR (automotive security devices)
Wade Manufacturing, Tigard, OR (irrigation systems)
Warn Industries, Milwaukie, OR (after market)
Welded Tube, Portland, OR (metal tubing)
EXPERIENCE | INDUSTRIAL/MANUFACTURING
Farwest Steel
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City of Kent
November 19, 2018
RATE AND SERVICE STRUCTURE
Reimbursable Expenses
Outside reimbursable expenses are billed at cost plus 12%.
IN-HOUSE PRINTING/COPYING
Fax
Local ..................................................................$1.00/sheet
Long distance ...............................................$1.30/sheet
Scanning - Black and White
Small Format (81/2x11 - 11x17) ....................$0.25/sheet
Large Format (including Half Size) ........$1.00/sheet
Scanning - Color
Small Format (81/2x11 - 11x17) ....................$0.50/sheet
Large Format .................................................$3.00/sheet
Printing & Copying- All Sizes
B&W ........................................................................$0.21/sf
Color ........................................................................$4.00/sf
OTHER REIMBURSABLE ITEMS
Digital Photo Documentation .......$15.00/download
Check Generation Fee ..........................................$25.00
Data Supplies
CD documentation ................................................ $15.00
DVD documentation ............................................$30.00
Report Binder
With tabs ........................................................$4.00/book
Without tabs ..................................................$3.00/book
Foamcore .......................................................$4.25/sheet
Delivery Service
Fixed rates ...............................................$7.75 to $54.40
(based on mileage)
Automobile Mileage - Billed according to IRS
Guidelines
Hourly Rates
Billing rates are fully loaded to include employee costs including all benefits, overhead/fixed costs, no more
than 10% profit. Chris Blakney’s billable rate is included under the category of Economist.
Principals .................................................................$145-230
Architecture/Landscape
Senior Project Architect ......................................$135-220
Project Architect I-III ............................................$95-175
Architectural Designer III & IV ..........................$70-145
Architectural Designer I & II ...............................$55-90
Designer/Drafter ....................................................$50-70
Intern ..........................................................................$50-65
Engineering
Senior Project Engineer .......................................$135-220
Project Engineer I-III .............................................$95-170
Designer I & II ..........................................................$65-115
Transportation Analyst I & II ...............................$65-100
Designer/Drafter ....................................................$60-100
Intern ..........................................................................$50-65
Planning
Senior Project Planner .........................................$135-220
Project Planner I-III ................................................$80-175
Permit Coordinator ...............................................$50-80
Assistant Planner ...................................................$60-85
Economist .................................................................$100-150
Interior Design
Senior Project Interior Designer .......................$135-220
Interior Designer III-V ...........................................$80-160
Interior Designer I & II ..........................................$50-105
Intern ..........................................................................$50-65
Administration
Administrator ..........................................................$60-150
Word Processor ......................................................$70-95
Graphic Artist ..........................................................$95-115
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REFERENCES
On Call Permitting and Planning Services
Kalama, WA
Adam Smee, City Administrator
City of Kalama
360.673.3265
asmee@kalama.com
On Call Permitting and Planning Services
Happy Valley, OR
Michael Walter, AICP, Economic and Community Development Director
City of Happy Valley
503.783.3839
michaelw@ci.happy-valley.or.us
Public Works Parks Department Maintenance Yard Needs Assessment
Kent, WA
Garin Lee, Parks Operations Superintendent
City of Kent
253.856.5100
glee@kentwa.gov
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ECONOMIC AND COMMUNITY DEVELOPMENT COMMITTEE
Kurt Hanson, Economic and Community Development Director
220 Fourth Avenue S,
Kent, WA 98032
253-856-5454
DATE: March 11, 2019
TO: Economic and Community Development Committee
SUBJECT: DCE Zoning Initiative for Advanced Manufacturing
MOTION: Recommend to the City Council approval of the amendment to
Kent City Code chapter 15 to permit light manufacturing in the Downtown
Commercial Enterprise district subject to specific development conditions.
SUMMARY: Advanced manufacturing has changed significantly over the past few
generations and Kent’s zoning code reflects outdated restrictions on where
manufacturing facilities can locate today. Considering the lesser impacts of many
categories of manufacturing today, permitting more manufacturing downtown may
be beneficial by bringing primary industries and intensive uses with a high number
of jobs into our employment center.
The attached draft ordinance would permit certain advanced manufacturing uses in
the DCE zone, with considerable stipulations to ensure this change brings no
adverse impacts. Specific limitations include limiting truck storage to sites with
close access to principal arterials, to ensure downtown streets are not impacted by
increased freight traffic, and limiting dock-high doors for truck loading to a ratio of
one door per 25,000 square feet of building area. Freight-intensive uses such as
packaging, wholesale trading and distribution are specifically not permitted in the
proposal, while robotics testing and industrial research are specifically the kinds of
uses that would bring desirable jobs and activity downtown, and are therefore
permitted. The draft amendment does not change the existing use categories;
although they do not reflect current industries, a larger project to redefine and
update industrial use categories is a likely outcome of the Kent Industrial Valley
Subarea Plan effort now underway. This amendment takes a more surgical
approach as a way to broaden the possibilities for Kent’s downtown within a set of
reasonable identified parameters.
BUDGET IMPACT: N/A
SUPPORTS STRATEGIC PLAN GOAL:
Thriving City, Innovative Government, Sustainable Services
ATTACHMENTS:
1. Adopt 1st-Ordinance Light Manufacturing in DCE zone - CLEAN - FINAL (PDF)
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1 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
ORDINANCE NO.
AN ORDINANCE of the City Council of the
City of Kent, Washington, amending sections
15.04.040 and 15.04.050 of the Kent City Code to
permit light manufacturing in the Downtown
Commercial Enterprise District subject to specific
development conditions.
RECITALS
A. The City has a strong interest in fostering a vibrant and
productive economic environment and a growth management goal to
promote economic opportunity within the City through land use planning.
B. Advanced manufacturing has changed significantly over the
last several decades, and Kent’s current zoning code reflects some
outdated restrictions on where manufacturing facilities can be located
within the City. Many specialty or advanced manufacturing operations do
not produce the kind of noise, truck traffic, or pollution that is often
associated with manufacturing of the past.
C. Considering the lesser impacts of many categories of light,
specialty manufacturing today, allowing more manufacturing downtown
may be beneficial by bringing primary industries and intensive uses with a
significant number of high quality jobs into our employment center. By
including specific development requirements and substantial limitations on
any light manufacturing operation allowed in the Downtown Commercial
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2 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
Enterprise District, the City will be in a better position to attract operations
that use advanced technology and create quality products, while still
prohibiting the heavy, industrial type operations that have long been
prevented from locating in the downtown area.
D. On December 19, 2018, the City notified the state
Department of Commerce of the proposed amendment, and requested
expedited review under RCW 36.70A.106. On January 3, 2019, the state
Department of Commerce granted the City expedited review. No
comments were received.
E. On February 8, 2019, the City’s SEPA responsible official
issued a Determination of Non-Significance for the code amendment.
F. On November 26, 2018, the Land Use and Planning Board
held a workshop to discuss the proposed concept. After appropriate public
notice, on February 25, 2019, a public hearing was held before the Land
Use and Planning Board. No public comments were received in opposition
to the zoning amendment at the hearing, and the Land Use and Planning
Board unanimously recommended the City Council grant the zoning code
amendment and allow light manufacturing in the Downton Commercial
Enterprise District, subject to the development conditions provided for in
the ordinance.
G. On March 11, 2019, Council’s Economic and Community
Development Committee considered the recommendation of the Land Use
and Planning Board and similarly recommended Council adopt the zoning
code amendment as presented to the Land Use and Planning Board.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT,
WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS:
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3 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
ORDINANCE
SECTION 1. – Amendment – KCC 15.04.040. Section 15.04.040 of
the Kent City Code, entitled “Manufacturing land uses,” is hereby amended
as follows:
[See Following Page]
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4 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
Sec. 15.04.040. Manufacturing land uses.
Zoning Districts
Key
P = Principally
Permitted Uses
S = Special Uses
C = Conditional Uses
A = Accessory Uses
A-
1
0
AG
SR
-
1
SR
-
3
SR
-
4
.
5
SR
-
6
SR
-
8
MR
-
D
MR
-
T
1
2
MR
-
T
1
6
MR
-
G
MR
-
M
MR
-
H
MH
P
NC
C
CC
DC
DC
E
MT
C
-
1
MT
C
-
2
MC
R
CM
-
1
CM
-
2
GC
M1
M1
-
C
M2
M3
Manufacturing,
processing,
blending, and
packaging of food
and beverage
products
P
(2)
(23) P
(23)
P
(23)
P
(23)
P
(23)
P
(23)
C
(1)
Manufacturing,
processing,
blending, and
packaging of drugs,
pharmaceuticals,
toiletries, and
cosmetics
P
(2)
P P P P P P
C
(1)
Manufacturing,
processing,
blending, and
packaging of dairy
products and
byproducts
P P
(2)
P P P P P P
C
(1)
Industrial laundry
and dyeing
(including linen
supply and diaper
services)
P P P P P
(29)
C
(30)
Printing, publishing,
and allied industries
P
(21)
P
(2)
P P
C P P P P
C
(1)
Chemicals and
related products
mfg.
P
(2)
C
(4)
C
(4)
C
(4)
C
(1)
Contractor shops P
(5)
P
(5)
(3)
C P
C
(1)
Custom arts and
crafts products mfg.
P
(2)
P P P P
C
(1)
Computers, office
machines, and
equipment mfg.
P
(2)
P
(3)
P
(3)
Manufacturing and
assembly of
electrical equipment,
appliances, lighting,
radio, TV
communications,
equipment, and
components
P
(2)
P
(3)
P
(3)
P P P P
C
(1)
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5 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
Zoning Districts
Key
P = Principally
Permitted Uses
S = Special Uses
C = Conditional Uses
A = Accessory Uses
A-
1
0
AG
SR
-
1
SR
-
3
SR
-
4
.
5
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-
6
SR
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8
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-
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1
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MR
-
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MH
P
NC
C
CC
DC
DC
E
MT
C
-
1
MT
C
-
2
MC
R
CM
-
1
CM
-
2
GC
M1
M1
-
C
M2
M3
Fabricated metal
products mfg.;
custom sheet metal
mfg., containers,
hand tools, heating
equipment, screw
products, extrusion,
coating, and plating
P
(2)
P P P P P P
C
(1)
Manufacturing and
assembly of
electronic and
electrical devices,
and automotive,
aerospace, missile,
airframe, and similar
products
P
(2)
P
(3)
P
(3)
P
(25)
P
(25)
P
(25)
P
(25)
C
(1)
Hazardous
substance land uses
A
(7)
A
(7)
A
(8)
A
(8)
A
(8)
A
(8)
A
(7)
A
(7)
A
(7)
A
(7)
A
(12)
A
(12)
A
(12)
A
(14)
C
(15)
Offices incidental
and necessary to the
conduct of a
principally permitted
use
A A A A A P
(2)
A A A P P P P P P
Warehousing and
distribution facilities
P
(22)
C
(31)
P
(16)
P
(16)
P
(16)
P
(16)
P
(16)
P
(24)
C
(1)
Rail-truck transfer
uses
C
(13)
C
(17)
C
(17)
P
(18)
P
(11)
C
(1)
Outdoor storage
(including truck,
heavy equipment,
and contractor
storage yards as
allowed by
development
standards, KCC
15.04.190 and
15.04.195)
A
(2)
P P A A A C
A
P
C
(1)
Miniwarehouses
self-storage
C
(19)
P P C
Manufacturing of
soaps, detergents,
and other basic
cleaning and
cleansing
preparations
P
(2)
C P
C
(1)
Manufacturing of
plastics and
synthetic resins
P
(2)
C P
C
(1)
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6 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
Zoning Districts
Key
P = Principally
Permitted Uses
S = Special Uses
C = Conditional Uses
A = Accessory Uses
A-
1
0
AG
SR
-
1
SR
-
3
SR
-
4
.
5
SR
-
6
SR
-
8
MR
-
D
MR
-
T
1
2
MR
-
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1
6
MR
-
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MR
-
M
MR
-
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MH
P
NC
C
CC
DC
DC
E
MT
C
-
1
MT
C
-
2
MC
R
CM
-
1
CM
-
2
GC
M1
M1
-
C
M2
M3
Manufacturing of
synthetic and
natural fiber and
cloth
P
(2)
C P
C
(1)
Manufacturing of
plywood,
composition
wallboard, and
similar structural
wood products
P
(2)
C P
C
(1)
Manufacturing of
nonmetallic mineral
products such as
abrasives, asbestos,
chalk, pumice, and
putty
C P
C
(1)
Manufacturing of
heat-resisting or
structural clay
products (brick, tile,
or pipe) or porcelain
products
P
(2)
C P
C
(1)
Manufacturing of
machinery and
heavy machine tool
equipment for
general industry and
mining, agricultural,
construction, or
service industries
P
(2)
C P
C
(1)
Manufacturing,
processing,
assembling, and
packaging of
articles, products, or
merchandise made
from previously
prepared natural or
synthetic materials
P
(20)
(26)
(28)
P
(20)
(26)
(28)
P
(20)
(26)
(28)
P
C
(1)
Manufacturing,
processing, treating,
assembling, and
packaging of
articles, products, or
merchandise from
previously prepared
ferrous, nonferrous,
or alloyed metals
P
(2)
P
(20)
(26)
P
(20)
(26)
P
(20)
(26)
P
(26)
C
(1)
Complexes which
include a
combination of uses,
including a mixture
of office, storage,
and light
manufacturing uses
P
(2)
(33)
P P
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7 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
Zoning Districts
Key
P = Principally
Permitted Uses
S = Special Uses
C = Conditional Uses
A = Accessory Uses
A-
1
0
AG
SR
-
1
SR
-
3
SR
-
4
.
5
SR
-
6
SR
-
8
MR
-
D
MR
-
T
1
2
MR
-
T
1
6
MR
-
G
MR
-
M
MR
-
H
MH
P
NC
C
CC
DC
DC
E
MT
C
-
1
MT
C
-
2
MC
R
CM
-
1
CM
-
2
GC
M1
M1
-
C
M2
M3
Accessory uses and
structures
customarily
appurtenant to a
permitted use
A A A
(27)
(32)
A
(32)
A
(32)
A
(32)
A
(32)
A A A A A A A
(9)
A
(9)
A
(10)
A
(10)
A
(10)
A
(10)
A
(10)
A
(9)
A
(9)
A
(9)
A
(6)
A
(6)
A
(6)
A
(6)
Impound lots C C
(1)
[End KCC 15.04.040.]
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8 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
SECTION 2. – Amendment – KCC 15.04.050. Section 15.04.050 of
the Kent City Code, entitled “Manufacturing land use development
conditions,” is hereby amended as follows:
Sec. 15.04.050. Manufacturing land use development
conditions.
1. The following uses require a conditional use permit:
a. Manufacture of such types of basic materials as follows:
i. Gum and wood chemicals and fertilizers, and basic
industrial organic and inorganic chemicals or products
such as alkalis and chlorine, industrial and liquid
petroleum, gases, cellophane, coal tar products, dyes
and dye products, impregnated products, tanning
compounds, and glue and gelatin.
ii. Hydraulic cement, concrete, gypsum, lime, carbon,
carbon black, graphite, coke, glass, and similar
products.
b. Manufacture of products such as the following:
i. Ammunition, explosives, fireworks, matches,
photographic film, missile propellants, and similar
combustibles.
ii. Rubber from natural, synthetic, or reclaimed materials.
iii. Paving and roofing materials or other products from
petroleum derivatives.
c. Refining of materials such as petroleum and petroleum
products, metals and metal ores, sugar, and fats and oils.
d. Distilling of materials such as bone, coal, coal tar, coke,
wood, and other similar distillates.
e. Heavy metal processes, such as ore reduction or smelting,
including blast furnaces, and including drop forging, drop
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9 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
hammering, boiler plate works, and similar heavy metal
operations:
i. Asphalt batching plants.
ii. Concrete mixing and batching plants, including ready-
mix concrete facilities.
iii. Rock crushing plants and aggregate dryers.
iv. Sandblasting plants.
f. Animal and food processing, including the following and
similar operations:
i. Tanning, dressing, and finishing of hides, skins, and
furs.
ii. Meat and seafood products, curing, canning, rendering,
and slaughtering.
iii. Nitrating of cotton and other materials.
iv. Rendering of animal grease or tallow, fish oil, and
similar materials.
v. Slaughtering, stockyard, feedlot, dairy, and similar
operations.
vi. Pickling and brine curing processes.
vii. Wholesale produce markets.
g. Salvage, wrecking, and disposal activities, including the
following and similar operations:
i. Automobile and building wrecking and salvage.
ii. Salvage of industrial waste materials such as metal,
paper, glass, rags, and similar materials.
iii. Sewage disposal and treatment plants.
iv. Dump and sump operations for such uses as rubbish,
garbage, trash, and other liquid and solid wastes.
h. Storage of the following kinds of goods:
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10 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
i. Bulk storage of oil, gas, petroleum, butane, propane,
liquid petroleum gas, and similar products, and bulk
stations and plants.
ii. Used building materials, mover’s equipment, relocated
buildings, impounded vehicles, and similar materials.
iii. Explosives or fireworks, except where incidental to a
principally permitted use.
iv. Fertilizer or manure.
2. [Reserved]. Light manufacturing is permitted in the Downtown
Commercial Enterprise District as follows:
a. Laboratory and related industrial research and development
uses are permitted, including such uses as hardware or
robotics testing, industrial showrooms and training facilities
for industrial machinery.
b. Operations of sorting, packaging, recycling or distribution are
not permitted except as accessory uses to the on premise
manufacturing.
c. Heavy industrial uses that have significant external impacts
such as noise, olfactory pollution, or vibration, such as those
listed in KCC 15.04.050(1) are not permitted.
d. All processing, fabricating or assembly of products (i.e., light
manufacturing) takes place wholly within an enclosed
building.
i. Assembly is defined as creation of a component or end
item made from a number of parts and subassemblies.
This does not include the putting together of kits, gift
baskets, or packaging items produced elsewhere for
purposes of e-commerce or wholesale trading.
e. Storage is limited to items consumed, produced or altered on
the premises.
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Re: Light Manufacturing in DCE Zone
i. Outdoor storage shall only be allowed as an accessory
use to another principal use.
A. The material(s) being stored shall not exceed 12
feet in height at any point.
B. The material(s) being stored shall be wrapped or
enclosed to prevent wind-blown debris.
C. The storage area shall not exceed 15 percent of
the building footprint or 5 percent of the lot
area, whichever is less.
D. Outdoor storage shall be screened from public
view from Class A and B streets (as defined in
the Downtown Design Guidelines) and from trails
by Type I landscaping and minimum 6-foot tall
fence or wall.
E. Outdoor storage shall be sited to minimize
visibility.
f. Truck storage is only permitted as an accessory use to a
principally permitted use on sites 2.5 acres or larger that also
have access to a principal arterial or higher classification
roadway.
g. Areas designated for truck parking or loading shall be
concealed from view along public streets or trails. Dock-high
doors for truck loading are permitted at a ratio of one door
per 30,000 square feet of building area.
h. Dock-high loading doors shall be set back, recessed and/or
screened so as not to be visible from adjacent local streets or
residential properties.
i. The office portion of a manufacturing use shall be adjacent to
the public street with the highest classification.
j. Buildings must have entries on abutting Class A and B streets
(as defined in the Downtown Design Guidelines) and those
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12 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
entries shall include substantial fenestration on the
associated façade, to emphasize the entry.
3. Small scale light manufacturing operations as follows: stamping,
brazing, testing, electronic assembly, and kindred operations where the
building, structure, or total operation does not encompass more than
10,000 square feet of area. The 10,000-square-foot total shall include all
indoor and outdoor storage areas associated with the manufacturing
operation. Only one 10,000-square-foot manufacturing operation shall be
permitted per lot.
4. Conditional use for manufacturing of paint, but manufacturing of
paint is permitted outright in the M3 zone.
5. Contractor shops where most of the work is done on call, and which
do not rely on walk-in trade, but where some incidental storage or semi-
manufacturing work is done on the premises, such as carpentry, heating,
electrical, or glass shops, printing, publishing, or lithographic shops,
furniture, upholstery, dry cleaning, and exterminators.
6. Accessory uses include sales of product accessory to and directly
related to the manufacturing or warehousing use on the site.
7. For permitted uses, accessory hazardous substance land uses,
including onsite hazardous waste treatment or storage facilities, which are
not subject to cleanup permit requirements of Chapter 11.02 KCC, subject
to the provisions of KCC 15.08.050, except offsite hazardous waste
treatment or storage facilities, which are not permitted in this district. Fuel
farm facilities are not allowed in AG or A-10 zones.
8. For permitted uses, hazardous substance land uses, including onsite
hazardous waste treatment or storage facilities, which are not subject to
cleanup permit requirements of Chapter 11.02 KCC and which do not
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13 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
accumulate more than 5,000 pounds of hazardous substances or wastes or
any combination thereof at any one time on the site, subject to the
provisions of KCC 15.08.050, except offsite hazardous waste treatment or
storage facilities, which are not permitted in this district.
9. Includes incidental storage facilities and loading/unloading areas.
10. Includes incidental storage facilities, which must be enclosed, and
loading/unloading areas.
11. Including rail-truck transfer uses, except classification yards in the
category of “hump yards.”
12. For permitted uses, accessory hazardous substance land uses,
including onsite hazardous waste treatment or storage facilities, which are
not subject to cleanup permit requirements of Chapter 11.02 KCC, subject
to the provisions of KCC 15.08.050. Offsite hazardous waste treatment or
storage facilities are not permitted in this district, except through a special
use combining district.
13. Conditional use permit required for trucking terminals and rail-truck
transfer uses.
14. For permitted uses, accessory hazardous substance land uses,
including onsite hazardous waste treatment or storage facilities, which are
not subject to cleanup permit requirements of Chapter 11.02 KCC, subject
to the provisions of KCC 15.08.050, except offsite hazardous waste
treatment or storage facilities, which require a conditional use permit in
this district.
15. The following require a conditional use permit:
a. Offsite hazardous waste treatment or storage facilities,
subject to the provisions of KCC 15.08.050.
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14 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
b. Any hazardous substance land use that is not an accessory
use to a principally permitted use.
16. Warehousing and distribution facilities and the storage of goods or
products, except for those goods or products specifically described as
permitted to be stored only as conditional uses in the M3 district.
17. Conditional use for car loading and distribution facilities, and rail-
truck transfer uses.
18. Warehousing and distribution facilities and the storage of goods or
products, including rail-truck transfer uses.
19. Miniwarehouses; provided, that the following development
standards shall apply for miniwarehouses, superseding those set out in
KCC 15.04.190 and 15.04.200. For purposes of this title, miniwarehouses
means any real property designed and used for the purpose of renting or
leasing individual storage space to occupants who are to have access to
the space for the purpose of storing and removing personal property on a
self-service basis, but does not include a garage or other storage area in a
private residence. No occupant may use a miniwarehouse for residential
purposes.
a. Frontage use. The first 150 feet of lot depth, measured from
the property line or right-of-way inward from the street
frontage, shall be reserved for principally permitted uses for
this district, or for the office or onsite manager’s unit,
signage, parking, and access. A maximum of 25 percent of
the frontage may be used for access to the storage unit area;
provided, that in no case shall the access area exceed 75 feet
in width. No storage units or structures shall be permitted
within this 150 feet of commercial frontage depth.
b. Lot size. Minimum lot size is one acre; maximum lot size is
four acres.
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15 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
c. Site coverage. Site coverage shall be in accordance with the
underlying zoning district requirements.
d. Setbacks. Setbacks shall be as follows:
i. Front yard: 20 feet.
ii. Side yard: 10 feet.
iii. Rear yard: 10 feet.
e. Height limitation. The height limitation is one story.
f. Outdoor storage. No outdoor storage is permitted.
g. Signs. The sign requirements of Chapter 15.06 KCC shall
apply.
h. Off-street parking.
i. The off-street parking requirements of Chapter 15.05
KCC shall apply.
ii. Off-street parking may be located in required yards,
except in areas required to be landscaped.
i. Development plan review. Development plan approval is
required as provided in KCC 15.09.010.
j. Landscaping. Landscaping requirements are as follows:
i. Front yard: 20 feet, type III (earth berms).
ii. Side yard: 10 feet, type II abutting commercial uses or
districts; type I abutting residential uses or districts.
iii. Rear yard: 10 feet, type II abutting commercial uses or
districts; type I abutting residential uses or districts.
For maintenance purposes, underground irrigation systems
shall be provided for all landscaped areas.
k. Onsite manager. A resident manager shall be required on the
site and shall be responsible for maintaining the operation of
the facility in conformance with the conditions of the
approval. The economic and community development
department shall establish requirements for parking and
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16 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
loading areas sufficient to accommodate the needs of the
resident manager and the customers of the facility.
l. Drive aisles. Drive aisle width and parking requirements are
as follows:
i. Fifteen-foot drive aisle and 10-foot parking aisle.
ii. Parking for manager’s quarters and visitor parking.
m. Building lengths. The horizontal dimension of any structure
facing the perimeter of the site shall be offset at intervals not
to exceed 100 feet. The offset shall be no less than 20 feet in
the horizontal dimension, with a minimum depth of five feet.
n. Building materials. If abutting a residential use or zone,
residential design elements such as brick veneer, wood
siding, pitched roofs with shingles, landscaping, and fencing
shall be used. No incompatible building colors should be used
when abutting a residential use or zone.
o. Prohibited uses. Use is restricted to dead storage only. The
following are specifically prohibited:
i. Auctions (other than tenant lien sales), commercial,
wholesale or retail sales, or garage sales.
ii. The servicing, repair, or fabrication of motor vehicles,
boats, trailers, lawn mowers, appliances, or other
similar equipment.
iii. The operation of power tools, spray painting
equipment, table saws, lathes, compressors, welding
equipment, kilns, or other similar equipment.
iv. The establishment of a transfer and storage business.
v. Any use that is noxious or offensive because of odor,
dust, noise, fumes, or vibration.
vi. Storage of hazardous or toxic materials and chemicals
or explosive substances.
p. Fencing. No razor wire is allowed on top of fences.
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17 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
20. Prohibited are those manufacturing activities having potentially
deleterious operational characteristics, such as initial processing of raw
materials (forging, smelting, refining, and forming).
21. The ground level or street level portion of all buildings in the
pedestrian overlay of the DC district, set forth in the map below, must be
retail or pedestrian-oriented.
1
Pedestrian-oriented development shall have the main ground floor entry
located adjacent to a public street and be physically and visually
accessible by pedestrians from the sidewalk, and may include the following
uses:
a. Retail establishments, including but not limited to
convenience goods, department and variety stores, specialty
shops such as apparel and accessories, gift shops, toy shops,
cards and paper goods, home and home accessory shops,
florists, antique shops, and book shops;
1 Code reviser: Please reposition the map in the online code as reflected in this ordinance. It should
follow the first sentence of KCC 15.04.050.21, with subsections KCC 15.04.050.21.a – KCC
15.04.050.21.g. following.
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18 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
b. Personal services, including but not limited to barber shops,
beauty salons, and dry cleaning;
c. Repair services, including but not limited to television, radio,
computer, jewelry, and shoe repair;
d. Food-related shops, including but not limited to restaurants
(including outdoor seating areas and excluding drive-in
restaurants) and taverns;
e. Copy establishments;
f. Professional services, including but not limited to law offices
and consulting services; and
g. Any other use that is determined by the economic and
community development director to be of the same general
character as the above permitted uses and in accordance with
the stated purpose of the district, pursuant to KCC
15.09.065, Interpretation of uses.
22. Permitted uses are limited to storage, warehousing, processing, and
conversion of agricultural, dairy, and horticultural products, but not
including slaughtering, meat packing, and fuel farm facilities.
23. Excluding slaughtering, rendering, curing, or canning of meat or
seafood products.
24. Except for those goods or products specifically described as
permitted to be stored as conditional uses.
25. Excluding explosive fuels and propellants.
26. Excluding predominantly drop forge and drop hammer operations.
27. Other accessory uses and buildings customarily appurtenant to a
permitted use, except for onsite hazardous waste treatment and storage
facilities, which are not permitted in residential zones.
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19 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
28. Excluding paint boiling processes.
29. Limited to 25 percent of gross floor area. Reference KCC
15.04.080(5).
30. Retail or services uses which exceed the 25 percent limit on an
individual or cumulative basis shall be subject to review individually
through the conditional use permit process. A conditional use permit shall
be required on an individual tenant or business basis and shall be granted
only when it is demonstrated that the operating characteristics of the use
will not adversely impact onsite or offsite conditions on either an individual
or cumulative basis.
31. Reuse or replacement of existing structures for nonagricultural uses
is allowed where it is shown that the existing structures are obsolete for
agricultural use and will have no viable economic use unless they can be
put to nonagricultural use. Any replacement structures must maintain or
enhance the agricultural appearance of the property. Signs shall be limited
to not more than 100 square feet in area per business, and of that
amount, freestanding signs shall not exceed 40 square feet in area. No
increase in the area of existing impervious surface shall be allowed in
connection with a nonagricultural use.
32. Accessory structures composed of at least two walls and a roof, not
including accessory uses or structures customarily appurtenant to
agricultural uses, are subject to the provisions of KCC 15.08.160.
33. All uses within a complex must be principally permitted uses within
the zoning district.
SECTION 3. – Severability. If any one or more section, subsection,
or sentence of this ordinance is held to be unconstitutional or invalid, such
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20 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
decision shall not affect the validity of the remaining portion of this
ordinance and the same shall remain in full force and effect.
SECTION 4. – Corrections by City Clerk or Code Reviser. Upon
approval of the city attorney, the city clerk and the code reviser are
authorized to make necessary corrections to this ordinance, including the
correction of clerical errors; ordinance, section, or subsection numbering;
or references to other local, state, or federal laws, codes, rules, or
regulations.
SECTION 5. – Effective Date. This ordinance shall take effect and
be in force thirty days from and after its passage, as provided by law.
DANA RALPH, MAYOR Date Approved
ATTEST:
KIMBERLEY A. KOMOTO, CITY CLERK Date Adopted
Date Published
APPROVED AS TO FORM:
ARTHUR “PAT” FITZPATRICK, CITY ATTORNEY
P:\Civil\Ordinance\Ordinance Light Manufacturing in DCE zone - CLEAN.docx
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ECONOMIC AND COMMUNITY DEVELOPMENT COMMITTEE
Kurt Hanson, Economic and Community Development Director
220 Fourth Avenue S,
Kent, WA 98032
253-856-5454
DATE: March 11, 2019
TO: Economic and Community Development Committee
SUBJECT: Mini-warehousing Regulations
MOTION: Recommend to the City Council approval of the amendment to
Kent City Code Chapter 15 to revise regulations related to mini-
warehouses or self-storage facilities in zoning districts in the City of Kent.
SUMMARY: Mini-warehousing, also known as “self-storage,” is an industry in
which storage space is rented out to tenants, usually on a short-term basis such as
month-to-month.
Mini-warehousing is a relatively low-performing land use on its own; it generates
little employment for residents, relatively less revenue for the city compared to
other land uses, and may negatively impact the vitality of commercial corridors.
Land used exclusively as mini-warehousing could otherwise be utilized for housing
or more employment-intensive businesses or a mix of businesses. Mini-
warehousing’s rents tend to rise with the growth of an area, and are very unlikely
to redevelop into other uses over time. As Kent is increasingly built out,
redevelopable parcels are at risk for becoming exclusively large footprint mini-
warehouses instead of mixed uses or higher performing land uses that contribute
more to life in Kent.
There are approximately twenty-five mini-warehouses in Kent, which is higher per
capita than Auburn, Covington, Renton, Des Moines, Shoreline, Bellevue and
Redmond. Prices vary depending on size of unit, averaging between $147 to $206
per month. At the time of research, every facility in Kent and the afore-mentioned
cities had units available; the vast majority had units available at every price point.
The Land Use and Planning Board recommended approval of the attached draft
proposal at a public hearing in February, 2019. The draft proposal limits the size of
mini-warehouses and requires that they be located in buildings with other,
principally permitted uses. This approach leaves open the possibility for well
integrated mixed use projects while protecting the city’s interests in economic
development and commercial corridor vitality.
BUDGET IMPACT: None
SUPPORTS STRATEGIC PLAN GOAL:
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Thriving City
ATTACHMENTS:
1. Adopt 2nd - Self Storage Mini-warehouse Ord KCC15.04.040-.050
(2019.02.22) FINAL (PDF)
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1 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
ORDINANCE NO.
AN ORDINANCE of the City Council of the
City of Kent, Washington, amending sections
15.04.040 and 15.04.050 of the Kent City Code to
revise regulations related to mini-warehouses or
self-storage facilities in zoning districts in the City
of Kent.
RECITALS
A. The City has a strong interest in fostering a vibrant and
productive economic environment and a growth management goal to
promote economic opportunity within the City through land use planning.
Without well-planned, forward looking land use regulations, certain land
uses that do not foster economic growth, with negative consequences to
economic expansion and job creation, can be established and proliferate.
B. Mini-warehousing, also known as “self-storage,” is an industry
in which storage space is rented out to tenants, usually on a short-term
basis such as month-to-month. Typical facilities are in the range of
100,000 square feet as stand-alone uses; smaller facilities can be
integrated into commercial developments.
C. Several mini-warehouses exist today in Kent, and neighboring
cities such as Auburn, Federal Way, Tukwila and Renton also have mini-
warehousing options available. Security measures at mini-warehouses
vary. However, mini-warehousing is a relatively low-performing land use;
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2 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
it generates little employment for residents, relatively less revenue for the
City compared to other land uses, and may negatively impact the vitality
of commercial corridors. Mini-warehouses can be a financing tool for
developers.
D. Land used exclusively as mini-warehousing could otherwise be
utilized for housing, mixed use or more employment-intensive businesses.
Mini-warehousing’s rents tend to rise with the growth of an area, and are
very unlikely to redevelop into other uses over time. As Kent is
increasingly built out, redevelopable parcels are at risk for becoming
exclusively mini-warehouses instead of higher performing or mixed land
uses that contribute more to life in Kent.
E. Instead of seeking to exclude mini-warehouses from the City
entirely, this ordinance limits the size of mini-warehouses and requires
that they be located in buildings with other, principally permitted uses.
This balanced approach leaves open the possibility for well-integrated
mixed use projects, while also protecting the City’s interests in economic
development and commercial corridor vitality. This approach has similarly
been taken by other jurisdictions, including Wobron, Massachusetts, and
Edmonds, Washington.
F. On December 19, 2018, the City notified the state
Department of Commerce of the proposed amendment, and requested
expedited review under RCW 36.70A.106. On January 3, 2019, the state
Department of Commerce granted the City expedited review. No
comments were received.
G. On February 8, 2019, the City’s SEPA responsible official
issued a Determination of Non-Significance for the code amendment.
H. On November 14, 2018, and January 14, 2019, the Land Use
and Planning Board held a public meeting to discuss mini-warehouse
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3 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
zoning in the City of Kent. After appropriate public notice, on February 25,
2019, a public hearing was held before the Land Use and Planning Board.
While there were some opposing comments received, the Land Use and
Planning Board discussed those concerns, determined the zoning
amendments provided for by this ordinance struck an appropriate balance,
and unanimously recommended the City Council grant the zoning code
amendment regulating the size of mini-warehouses allowed within the City
of Kent.
I. On March 11, 2019, Council’s Economic and Community
Development Committee considered the recommendation of the Land Use
and Planning Board and similarly recommended Council adopt the zoning
code amendment as presented to the Land Use and Planning Board.
J. Immediately preceding Council’s adoption of this ordinance, it
adopted Ordinance No. ______, which amended the same code sections
that are further amended by this ordinance. Therefore, the code changes
authorized by this ordinance are based on the versions of KCC 15.04.040
and KCC 15.04.050 as adopted by Ordinance No. ______.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT,
WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS:
ORDINANCE
SECTION 1. – Amendment. Section 15.04.040 of the Kent City
Code, entitled “Manufacturing Land Uses” is amended to read as follows:
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4 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
Sec. 15.04.040. Manufacturing Land Uses.
Zoning Districts
Key
P = Principally Permitted Uses
S = Special Uses
C = Conditional Uses
A = Accessory Uses
A-
1
0
AG
SR
-
1
SR
-
3
SR
-
4
.
5
SR
-
6
SR
-
8
MR
-
D
MR
-
T
1
2
MR
-
T
1
6
MR
-
G
MR
-
M
MR
-
H
MH
P
NC
C
CC
DC
DC
E
MT
C
-
1
MT
C
-
2
MC
R
CM
-
1
CM
-
2
GC
M1
M1
-
C
M2
M3
Manufacturing, processing, blending, and
packaging of food and beverage products
P
(2)
(23) P
(23)
P
(23)
P
(23)
P
(23)
P
(23)
C
(1)
Manufacturing, processing, blending, and
packaging of drugs, pharmaceuticals, toiletries,
and cosmetics
P
(2)
P P P P P P
C
(1)
Manufacturing, processing, blending, and
packaging of dairy products and byproducts
P P
(2)
P P P P P P
C
(1)
Industrial laundry and dyeing (including linen
supply and diaper services)
P P P P P
(29)
C
(30)
Printing, publishing, and allied industries
P
(21)
P
(2)
P P
C P P P P
C
(1)
Chemicals and related products mfg. P
(2)
C
(4)
C
(4)
C
(4)
C
(1)
Contractor shops P
(5)
P
(5)
(3)
C P
C
(1)
Custom arts and crafts products mfg. P
(2)
P P P P
C
(1)
Computers, office machines, and equipment mfg. P
(2)
P
(3)
P
(3)
Manufacturing and assembly of electrical
equipment, appliances, lighting, radio, TV
communications, equipment, and components
P
(2)
P
(3)
P
(3)
P P P P
C
(1)
Fabricated metal products mfg.; custom sheet
metal mfg., containers, hand tools, heating
equipment, screw products, extrusion, coating,
and plating
P
(2)
P P P P P P
C
(1)
Manufacturing and assembly of electronic and
electrical devices, and automotive, aerospace,
missile, airframe, and similar products
P
(2)
P
(3)
P
(3)
P
(25)
P
(25)
P
(25)
P
(25)
C
(1)
Hazardous substance land uses
A
(7)
A
(7)
A
(8)
A
(8)
A
(8)
A
(8)
A
(7)
A
(7)
A
(7)
A
(7)
A
(12)
A
(12)
A
(12)
A
(14)
C
(15)
Offices incidental and necessary to the conduct
of a principally permitted use
A A A A A P
(2)
A A A P P P P P P
Warehousing and distribution facilities
P
(22)
C
(31)
P
(16)
P
(16)
P
(16)
P
(16)
P
(16)
P
(24)
C
(1)
Rail-truck transfer uses
C
(13)
C
(17)
C
(17)
P
(18)
P
(11)
C
(1)
Outdoor storage (including truck, heavy
equipment, and contractor storage yards as
allowed by development standards,
KCC 15.04.190 and 15.04.195)
A
(2)
P P A A A C
A
P
C
(1)
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Re: Mini-warehousing
Zoning Districts
Key
P = Principally Permitted Uses
S = Special Uses
C = Conditional Uses
A = Accessory Uses
A-
1
0
AG
SR
-
1
SR
-
3
SR
-
4
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5
SR
-
6
SR
-
8
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-
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-
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1
2
MR
-
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1
6
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-
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MR
-
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-
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P
NC
C
CC
DC
DC
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C
-
1
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C
-
2
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R
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-
1
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-
2
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M1
M1
-
C
M2
M3
Miniwarehouses self-storage
C
(19)
P
(19)
P
(19)
P
(19)
CP
(19)
Manufacturing of soaps, detergents, and other
basic cleaning and cleansing preparations
P
(2)
C P
C
(1)
Manufacturing of plastics and synthetic resins P
(2)
C P
C
(1)
Manufacturing of synthetic and natural fiber and
cloth
P
(2)
C P
C
(1)
Manufacturing of plywood, composition
wallboard, and similar structural wood products
P
(2)
C P
C
(1)
Manufacturing of nonmetallic mineral products
such as abrasives, asbestos, chalk, pumice, and
putty
C P
C
(1)
Manufacturing of heat-resisting or structural clay
products (brick, tile, or pipe) or porcelain
products
P
(2)
C P
C
(1)
Manufacturing of machinery and heavy machine
tool equipment for general industry and mining,
agricultural, construction, or service industries
P
(2)
C P
C
(1)
Manufacturing, processing, assembling, and
packaging of articles, products, or merchandise
made from previously prepared natural or
synthetic materials
P
(20)
(26)
(28)
P
(20)
(26)
(28)
P
(20)
(26)
(28)
P
C
(1)
Manufacturing, processing, treating, assembling,
and packaging of articles, products, or
merchandise from previously prepared ferrous,
nonferrous, or alloyed metals
P
(2)
P
(20)
(26)
P
(20)
(26)
P
(20)
(26)
P
(26)
C
(1)
Complexes which include a combination of uses,
including a mixture of office, storage, and light
manufacturing uses
P
(2)
(33)
P P
Accessory uses and structures customarily
appurtenant to a permitted use
A A A
(27)
(32)
A
(32)
A
(32)
A
(32)
A
(32)
A A A A A A A
(9)
A
(9)
A
(10)
A
(10)
A
(10)
A
(10)
A
(10)
A
(9)
A
(9)
A
(9)
A
(6)
A
(6)
A
(6)
A
(6)
Impound lots C C
(1)
[End KCC 15.04.040.]
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6 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
SECTION 2. – Amendment. Section 15.04.050 of the Kent City
Code, entitled “Manufacturing Land Use Development Conditions” is
amended as follows:
Sec. 15.04.050 Manufacturing land use development
conditions.
1. The following uses require a conditional use permit:
a. Manufacture of such types of basic materials as follows:
i. Gum and wood chemicals and fertilizers, and basic
industrial organic and inorganic chemicals or products
such as alkalis and chlorine, industrial and liquid
petroleum, gases, cellophane, coal tar products, dyes
and dye products, impregnated products, tanning
compounds, and glue and gelatin.
ii. Hydraulic cement, concrete, gypsum, lime, carbon,
carbon black, graphite, coke, glass, and similar
products.
b. Manufacture of products such as the following:
i. Ammunition, explosives, fireworks, matches,
photographic film, missile propellants, and similar
combustibles.
ii. Rubber from natural, synthetic, or reclaimed materials.
iii. Paving and roofing materials or other products from
petroleum derivatives.
c. Refining of materials such as petroleum and petroleum
products, metals and metal ores, sugar, and fats and oils.
d. Distilling of materials such as bone, coal, coal tar, coke,
wood, and other similar distillates.
e. Heavy metal processes, such as ore reduction or smelting,
including blast furnaces, and including drop forging, drop
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Re: Mini-warehousing
hammering, boiler plate works, and similar heavy metal
operations:
i. Asphalt batching plants.
ii. Concrete mixing and batching plants, including ready-
mix concrete facilities.
iii. Rock crushing plants and aggregate dryers.
iv. Sandblasting plants.
f. Animal and food processing, including the following and
similar operations:
i. Tanning, dressing, and finishing of hides, skins, and
furs.
ii. Meat and seafood products, curing, canning, rendering,
and slaughtering.
iii. Nitrating of cotton and other materials.
iv. Rendering of animal grease or tallow, fish oil, and
similar materials.
v. Slaughtering, stockyard, feedlot, dairy, and similar
operations.
vi. Pickling and brine curing processes.
vii. Wholesale produce markets.
g. Salvage, wrecking, and disposal activities, including the
following and similar operations:
i. Automobile and building wrecking and salvage.
ii. Salvage of industrial waste materials such as metal,
paper, glass, rags, and similar materials.
iii. Sewage disposal and treatment plants.
iv. Dump and sump operations for such uses as rubbish,
garbage, trash, and other liquid and solid wastes.
h. Storage of the following kinds of goods:
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Re: Mini-warehousing
i. Bulk storage of oil, gas, petroleum, butane, propane,
liquid petroleum gas, and similar products, and bulk
stations and plants.
ii. Used building materials, mover’s equipment, relocated
buildings, impounded vehicles, and similar materials.
iii. Explosives or fireworks, except where incidental to a
principally permitted use.
iv. Fertilizer or manure.
2. Light manufacturing is permitted in the Downtown Commercial
Enterprise District as follows:
a. Laboratory and related industrial research and development
uses are permitted, including such uses as hardware or
robotics testing, industrial showrooms and training facilities
for industrial machinery.
b. Operations of sorting, packaging, recycling or distribution are
not permitted except as accessory uses to the on premise
manufacturing.
c. Heavy industrial uses that have significant external impacts
such as noise, olfactory pollution, or vibration, such as those
listed in KCC 15.04.050(1) are not permitted.
d. All processing, fabricating or assembly of products (i.e., light
manufacturing) takes place wholly within an enclosed
building.
i. Assembly is defined as creation of a component or end
item made from a number of parts and subassemblies.
This does not include the putting together of kits, gift
baskets, or packaging items produced elsewhere for
purposes of e-commerce or wholesale trading.
e. Storage is limited to items consumed, produced or altered on
the premises.
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9 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
i. Outdoor storage shall only be allowed as an accessory
use to another principal use.
A. The material(s) being stored shall not exceed 12
feet in height at any point.
B. The material(s) being stored shall be wrapped or
enclosed to prevent wind-blown debris.
C. The storage area shall not exceed 15 percent of
the building footprint or 5 percent of the lot
area, whichever is less.
D. Outdoor storage shall be screened from public
view from Class A and B streets (as defined in
the Downtown Design Guidelines) and from trails
by Type I landscaping and minimum 6-foot tall
fence or wall.
E. Outdoor storage shall be sited to minimize
visibility.
f. Truck storage is only permitted as an accessory use to a
principally permitted use on sites 2.5 acres or larger that also
have access to a principal arterial or higher classification
roadway.
g. Areas designated for truck parking or loading shall be
concealed from view along public streets or trails. Dock-high
doors for truck loading are permitted at a ratio of one door
per 30,000 square feet of building area.
h. Dock-high loading doors shall be set back, recessed and/or
screened so as not to be visible from adjacent local streets or
residential properties.
i. The office portion of a manufacturing use shall be adjacent to
the public street with the highest classification.
j. Buildings must have entries on abutting Class A and B streets
(as defined in the Downtown Design Guidelines) and those
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10 Amend KCC 15.04.040 and 15.04.050 -
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entries shall include substantial fenestration on the
associated façade, to emphasize the entry.
3. Small scale light manufacturing operations as follows: stamping,
brazing, testing, electronic assembly, and kindred operations where the
building, structure, or total operation does not encompass more than
10,000 square feet of area. The 10,000-square-foot total shall include all
indoor and outdoor storage areas associated with the manufacturing
operation. Only one 10,000-square-foot manufacturing operation shall be
permitted per lot.
4. Conditional use for manufacturing of paint, but manufacturing of
paint is permitted outright in the M3 zone.
5. Contractor shops where most of the work is done on call, and which
do not rely on walk-in trade, but where some incidental storage or semi-
manufacturing work is done on the premises, such as carpentry, heating,
electrical, or glass shops, printing, publishing, or lithographic shops,
furniture, upholstery, dry cleaning, and exterminators.
6. Accessory uses include sales of product accessory to and directly
related to the manufacturing or warehousing use on the site.
7. For permitted uses, accessory hazardous substance land uses,
including onsite hazardous waste treatment or storage facilities, which are
not subject to cleanup permit requirements of Chapter 11.02 KCC, subject
to the provisions of KCC 15.08.050, except offsite hazardous waste
treatment or storage facilities, which are not permitted in this district. Fuel
farm facilities are not allowed in AG or A-10 zones.
8. For permitted uses, hazardous substance land uses, including onsite
hazardous waste treatment or storage facilities, which are not subject to
cleanup permit requirements of Chapter 11.02 KCC and which do not
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11 Amend KCC 15.04.040 and 15.04.050 -
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accumulate more than 5,000 pounds of hazardous substances or wastes or
any combination thereof at any one time on the site, subject to the
provisions of KCC 15.08.050, except offsite hazardous waste treatment or
storage facilities, which are not permitted in this district.
9. Includes incidental storage facilities and loading/unloading areas.
10. Includes incidental storage facilities, which must be enclosed, and
loading/unloading areas.
11. Including transportation and transit terminals with repair and
storage facilities, and rail-truck transfer uses, except classification yards in
the category of “hump yards.”
12. For permitted uses, accessory hazardous substance land uses,
including onsite hazardous waste treatment or storage facilities, which are
not subject to cleanup permit requirements of Chapter 11.02 KCC, subject
to the provisions of KCC 15.08.050. Offsite hazardous waste treatment or
storage facilities are not permitted in this district, except through a special
use combining district.
13. Conditional use permit required for trucking terminals and rail-truck
transfer uses.
14. For permitted uses, accessory hazardous substance land uses,
including onsite hazardous waste treatment or storage facilities, which are
not subject to cleanup permit requirements of Chapter 11.02 KCC, subject
to the provisions of KCC 15.08.050, except offsite hazardous waste
treatment or storage facilities, which require a conditional use permit in
this district.
15. The following require a conditional use permit:
a. Offsite hazardous waste treatment or storage facilities,
subject to the provisions of KCC 15.08.050.
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12 Amend KCC 15.04.040 and 15.04.050 -
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b. Any hazardous substance land use that is not an accessory
use to a principally permitted use.
16. Warehousing and distribution facilities and the storage of goods or
products, except for those goods or products specifically described as
permitted to be stored only as conditional uses in the M3 district.
17. Conditional use for car loading and distribution facilities, and rail-
truck transfer uses.
18. Warehousing and distribution facilities and the storage of goods or
products, including rail-truck transfer uses.
19. Miniwarehouses are limited to 40% of the gross leasable area of the
building in which the miniwarehousing use is located, and cannot be
located on the ground floor. ; provided, that the following development
standards shall apply for miniwarehouses, superseding those set out in
KCC 15.04.190 and 15.04.200. For purposes of this title, miniwarehouses
means any real property designed and used for the purpose of renting or
leasing individual storage space to occupants who are to have access to
the space for the purpose of storing and removing personal property on a
self-service basis, but does not include a garage or other storage area in a
private residence. No occupant may use a miniwarehouse for residential
purposes.
a. Frontage use. The first 150 feet of lot depth, measured from
the property line or right-of-way inward from the street
frontage, shall be reserved for principally permitted uses for
this district, or for the office or onsite manager’s unit,
signage, parking, and access. A maximum of 25 percent of
the frontage may be used for access to the storage unit area;
provided, that in no case shall the access area exceed 75 feet
in width. No storage units or structures shall be permitted
within this 150 feet of commercial frontage depth.
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13 Amend KCC 15.04.040 and 15.04.050 -
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b. Lot size. Minimum lot size is one acre; maximum lot size is
four acres.
c. Site coverage. Site coverage shall be in accordance with the
underlying zoning district requirements.
d. Setbacks. Setbacks shall be as follows:
i. Front yard: 20 feet.
ii. Side yard: 10 feet.
iii. Rear yard: 10 feet.
e. Height limitation. The height limitation is one story.
f. Outdoor storage. No outdoor storage is permitted.
g. Signs. The sign requirements of Chapter 15.06 KCC shall
apply.
h. Off-street parking.
i. The off-street parking requirements of Chapter 15.05
KCC shall apply.
ii. Off-street parking may be located in required yards,
except in areas required to be landscaped.
i. Development plan review. Development plan approval is
required as provided in KCC 15.09.010.
j. Landscaping. Landscaping requirements are as follows:
i. Front yard: 20 feet, type III (earth berms).
ii. Side yard: 10 feet, type II abutting commercial uses or
districts; type I abutting residential uses or districts.
iii. Rear yard: 10 feet, type II abutting commercial uses or
districts; type I abutting residential uses or districts.
For maintenance purposes, underground irrigation systems shall be
provided for all landscaped areas.
k. Onsite manager. A resident manager shall be required on the
site and shall be responsible for maintaining the operation of
the facility in conformance with the conditions of the
approval. The economic and community development
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14 Amend KCC 15.04.040 and 15.04.050 -
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department shall establish requirements for parking and
loading areas sufficient to accommodate the needs of the
resident manager and the customers of the facility.
l. Drive aisles. Drive aisle width and parking requirements are
as follows:
i. Fifteen-foot drive aisle and 10-foot parking aisle.
ii. Parking for manager’s quarters and visitor parking.
m. Building lengths. The horizontal dimension of any structure
facing the perimeter of the site shall be offset at intervals not
to exceed 100 feet. The offset shall be no less than 20 feet in
the horizontal dimension, with a minimum depth of five feet.
n. Building materials. If abutting a residential use or zone,
residential design elements such as brick veneer, wood siding,
pitched roofs with shingles, landscaping, and fencing shall be
used. No incompatible building colors should be used when
abutting a residential use or zone.
o. Prohibited uses. Use is restricted to dead storage only. The
following are specifically prohibited:
i. Auctions (other than tenant lien sales), commercial,
wholesale or retail sales, or garage sales.
ii. The servicing, repair, or fabrication of motor vehicles,
boats, trailers, lawn mowers, appliances, or other
similar equipment.
iii. The operation of power tools, spray painting
equipment, table saws, lathes, compressors, welding
equipment, kilns, or other similar equipment.
iv. The establishment of a transfer and storage business.
v. Any use that is noxious or offensive because of odor,
dust, noise, fumes, or vibration.
vi. Storage of hazardous or toxic materials and chemicals
or explosive substances.
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15 Amend KCC 15.04.040 and 15.04.050 -
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p. Fencing. No razor wire is allowed on top of fences.
20. Prohibited are those manufacturing activities having potentially
deleterious operational characteristics, such as initial processing of raw
materials (forging, smelting, refining, and forming).
21. The ground level or street level portion of all buildings in the
pedestrian overlay of the DC district, set forth in the map below, must be
retail or pedestrian-oriented.
1
Pedestrian-oriented development shall have the main ground floor entry
located adjacent to a public street and be physically and visually accessible
by pedestrians from the sidewalk, and may include the following uses:
a. Retail establishments, including but not limited to
convenience goods, department and variety stores, specialty
shops such as apparel and accessories, gift shops, toy shops,
cards and paper goods, home and home accessory shops,
florists, antique shops, and book shops;
1 Code reviser: Reposition the map in the online code as reflected in this ordinance. It should follow
the first sentence of KCC 15.04.050.21, with subsections KCC 15.04.050.21.a – KCC 15.04.050.21.g.
following.
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b. Personal services, including but not limited to barber shops,
beauty salons, and dry cleaning;
c. Repair services, including but not limited to television, radio,
computer, jewelry, and shoe repair;
d. Food-related shops, including but not limited to restaurants
(including outdoor seating areas and excluding drive-in
restaurants) and taverns;
e. Copy establishments;
f. Professional services, including but not limited to law offices
and consulting services; and
g. Any other use that is determined by the economic and
community development director to be of the same general
character as the above permitted uses and in accordance with
the stated purpose of the district, pursuant to KCC 15.09.065,
Interpretation of uses.
22. Permitted uses are limited to storage, warehousing, processing, and
conversion of agricultural, dairy, and horticultural products, but not
including slaughtering, meat packing, and fuel farm facilities.
23. Excluding slaughtering, rendering, curing, or canning of meat or
seafood products.
24. Except for those goods or products specifically described as
permitted to be stored as conditional uses.
25. Excluding explosive fuels and propellants.
26. Excluding predominantly drop forge and drop hammer operations.
27. Other accessory uses and buildings customarily appurtenant to a
permitted use, except for onsite hazardous waste treatment and storage
facilities, which are not permitted in residential zones.
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28. Excluding paint boiling processes.
29. Limited to 25 percent of gross floor area. Reference KCC
15.04.080(5).
30. Retail or services uses which exceed the 25 percent limit on an
individual or cumulative basis shall be subject to review individually
through the conditional use permit process. A conditional use permit shall
be required on an individual tenant or business basis and shall be granted
only when it is demonstrated that the operating characteristics of the use
will not adversely impact onsite or offsite conditions on either an individual
or cumulative basis.
31. Reuse or replacement of existing structures for nonagricultural uses
is allowed where it is shown that the existing structures are obsolete for
agricultural use and will have no viable economic use unless they can be
put to nonagricultural use. Any replacement structures must maintain or
enhance the agricultural appearance of the property. Signs shall be limited
to not more than 100 square feet in area per business, and of that
amount, freestanding signs shall not exceed 40 square feet in area. No
increase in the area of existing impervious surface shall be allowed in
connection with a nonagricultural use.
32. Accessory structures composed of at least two walls and a roof, not
including accessory uses or structures customarily appurtenant to
agricultural uses, are subject to the provisions of KCC 15.08.160.
33. All uses within a complex must be principally permitted uses within
the zoning district.
SECTION 3. – Severability. If any one or more section, subsection,
or sentence of this ordinance is held to be unconstitutional or invalid, such
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decision shall not affect the validity of the remaining portion of this
ordinance and the same shall remain in full force and effect.
SECTION 4. – Corrections by City Clerk or Code Reviser. Upon
approval of the city attorney, the city clerk and the code reviser are
authorized to make necessary corrections to this ordinance, including the
correction of clerical errors; ordinance, section, or subsection numbering;
or references to other local, state, or federal laws, codes, rules, or
regulations.
SECTION 5. – Effective Date. This ordinance shall take effect and
be in force thirty days from and after its passage as provided by law.
DANA RALPH, MAYOR Date Approved
ATTEST:
KIMBERLEY A. KOMOTO, CITY CLERK Date Adopted
Date Published
APPROVED AS TO FORM:
ARTHUR “PAT” FITZPATRICK, CITY ATTORNEY
P:\Civil\Ordinance\Self Storage Mini-warehouse Ord KCC15.04.040-.050 (2019.02.22).docx
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