HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 02/25/2019 (2)
Unless otherwise noted, the Land Use and Planning Board meets at 7 p.m. on the second and
fourth Mondays of each month in Kent City Hall, Council Chambers West and East, 220 Fourth Ave
S, Kent, WA 98032.
The public is invited to attend and all interested persons will have an opportunity to speak at the
public hearing, provided, however, that comments shall be limited to only those items for which
the public hearing is being held. Any person wishing to submit oral or written comments on the
proposed amendments under consideration at the public hearing may do so at the hearing or prior
to the hearing by email to Hayley Bonsteel at: hbonsteel@kentwa.gov or Danielle Butsick at:
dbutsick@kentwa.gov.
Documents pertaining to the Land Use and Planning Board may be accessed at the City’s website:
http://kentwa.iqm2.com/citizens/Default.aspx?DepartmentID=1004.
Any person requiring a disability accommodation should contact the City Clerk’s Office at 253-856-5725 in
advance. For TDD relay service call Washington Telecommunications Relay Service at 7-1-1.
Land Use and Planning Board
Hearing Agenda
Board Members: Paul Hintz, Chair; Katherine Jones, Vice Chair;
Gwen Allen-Carston; Shane Amodei; Frank Cornelius;
Dale Hartman; Ali Shasti
February 25, 2019
7 p.m.
Item Description Action Speaker Time
1. Call to order Chair Hintz 1 min
2. Roll call Chair Hintz 1 min
3. Changes to the Agenda Chair Hintz 1 min
4. Approval of January 14, 2019 Minutes YES Chair Hintz 1 min
5. Public Hearing on the Zoning Code Amendment
ZCA-2018-X Manufacturing in Downtown
Commercial Enterprise Zone
YES Chair Hintz 15 min
6. Public Hearing on the Zoning Code Amendment
ZCA-2018-X Mini Storage
YES Chair Hintz 15 min
7. Adjournment Chair Hintz 1 min
Page 1 of 2
Pending Approval
Land Use and Planning Board
Land Use Regular Meeting
Minutes
January 14, 2019
Date: January 14, 2019
Time: 7:00 p.m.
Place: Chambers
Attending: Paul Hintz, Chair
Katherine Jones, Vice Chair
Gwen Allen-Carston,
Shane Amodei,
Frank Cornelius,
Dale Hartman,
Agenda:
1. Call to Order 7:00 p.m.
2. Roll Call
Attendee Name Title Status Arrived
Paul Hintz Chair Present
Katherine Jones Vice Chair Present
Gwen Allen-Carston Present
Shane Amodei Present
Frank Cornelius Excused
Dale Hartman Present
Ali Shasti Present
3. Minutes Approval
1. Approval of Minutes dated November 26, 2018
MOTION: Move to approve the Minutes dated November 26, 2018
RESULT: APPROVED [UNANIMOUS]
MOVER: Katherine Jones, Vice Chair
SECONDER: Ali Shasti
AYES: Hintz, Jones, Allen-Carston, Amodei, Hartman, Shasti
EXCUSED: Cornelius
4. Changes to the Agenda
5. Commications from the Chair
6. Notice of Upcoming Meetings
7. Mini-Warehousing Statistics
8. Adjournment 7:45 p.m.
Land Use and Planning Board Land Use Regular
Meeting
Minutes
January 14, 2019
Kent, Washington
Page 2 of 2
The public workshop was adjouned by Chair Hintz at 7:45.
Committee Secretary
ECONOMIC AND COMMUNITY DEVELOPMENT
Kurt Hanson, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue S.
Kent, WA 98032
DATE: February 25, 2019
TO: Chair Paul Hintz and Land Use and Planning Board Members
FROM: Hayley Bonsteel, AICP, Long Range Planning Manager, and Matt Gilbert,
Deputy Economic and Community Development Director
SUBJECT: Public Hearing for the Downtown Commercial Enterprise Zone for
Advanced Manufacturing
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.
EXHIBITS: Draft Ordinance, SEPA checklist, SEPA DNS
BUDGET IMPACT: None
Motion: Recommend to the City Council approval/denial/modification of
the code amendment to allow advanced manufacturing in the DCE zone.
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.
C. 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.
D. 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.
2 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
E. By including specific development requirements and
substantial limitations on any light manufacturing operation allowed in the
Downtown Commercial 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.
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 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, which recommended ____ to the City Council.
I. On March 11, 2019, the Economic and Community
Development Committee of the City Council considered the recommendation
of the Land Use and Planning Board, and recommended ________ to the
full City Council.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT,
WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS:
ORDINANCE
SECTION 1. - Amendment. Section 15.04.040, entitled
“Manufacturing land uses,” is hereby amended as follows:
3 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-10
AG
SR
-1
SR
-3
SR
-4.
5
SR
-6
SR
-8
MR
-D
MR
-T1
2
MR
-T1
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)
4 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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)
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)
5 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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)
6 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
SECTION 2. - Amendment. Section 15.04.050, 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.
7 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
e. Heavy metal processes, such as ore reduction or smelting,
including blast furnaces, and including drop forging, drop 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.
8 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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:
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.
9 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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.
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 within 500 feet of
the property, or as otherwise approved by the director.
10 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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 25,000 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 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.
11 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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
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.
12 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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.
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,
13 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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.
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.
14 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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 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
15 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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.
20. Prohibited are those manufacturing activities having potentially
deleterious operational characteristics, such as initial processing of raw
materials (forging, smelting, refining, and forming).
16 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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. 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;
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.
17 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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.
18 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
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.
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.
19 Amend KCC 15.04.040 and 15.04.050 -
Re: Light Manufacturing in DCE Zone
SECTION 3. – Severability. If any one or more section, subsection,
or sentence of this ordinance is held to be unconstitutional or invalid, such
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
Planning Services
Location: 400 W. Gowe Mail to: 220 4th Avenue South Kent WA 98032-5895
Permit Center (253-856-5302 FAX: (253) 856-6412
www.ci.kent.wa.us/permitcenter
Environmental Checklist
Application Form
Public Notice Board and
Application Fee…See Fee Schedule
TO BE COMPLETED BY STAFF:
APPLICATION #: ________ ___KIVA#:__
RECEIVED BY: ___DATE: ________PROCESSING FEE: ______
A. STAF F REVIEW DETERMINED THAT PROJECT:
_______ Meets the categorically exempt criteria.
_______ Has no probable significant adverse environmental impact(s) and
application should be processed without further consideration of
environmental effects.
_______ Has probable, significant impact(s) that can be mitigated through
conditions. EIS not necessary.
_______ Has probable, significant adverse environmental impact(s). An
Environmental Impact Statement will be prepared.
_______ An Environmental Impact Statement for this project has already been
prepared.
Signature of Responsible Official Date
B. COMMENTS:
C TYPE OF PERMIT OR ACTION REQUESTED: ________
D. ZONING DISTRICT:
City of Kent Planning Services
Environmental Checklist – Page 2
TO BE COMPLETED BY APPLICANT:
A. BACKGROUND INFORMATION:
1. Name of Project: Zoning Code Amendment ZCA-2018-X, Manufacturing in DCE
2. Name of Applicant: City of Kent
Mailing Address: 220 4th Ave S, Kent WA 98032__
Contact Person: Hayley Bonsteel Telephone: 253-856-5441
(Note that all correspondence will be mailed to the applicant listed above.)
3. Applicant is (owner, agent, other):
4. Name of Legal Owner: n/a Telephone:
Mailing Address:
5. Location. Give general location of proposed project (street address, nearest intersection of
streets and section, township and range).
Downtown Community Enterprise Zone, generally bounded by James and Willis, Hwy 167 and
Railroad Ave (essentially synonymous with “downtown” Kent).
6. Legal description and tax identification number
a. Legal description (if lengthy, attach as separate sheet):
n/a
b. Tax identification number:
n/a
7. Existing conditions: Give a general description of the property and existing improvements, size,
topography, vegetation, soil, drainage, natural features, etc. (if necessary, attach a separate
sheet).
Downtown Kent is relatively flat with substantial existing improvements including buildings and
roads, utilities, infrastructure, parks, services, etc. Vegetation is generally of an urban character (i.e.,
street trees and street plantings, trees in parking lots, etc.) – total acreage in the DCE zone is about 3.2
acres.
City of Kent Planning Services
Environmental Checklist – Page 3
8. Site Area: n/a Site Dimensions: n/a
9. Project description: Give a brief, complete description of the intended use of the property or
project including all proposed uses, days and hours of operation and the size of the project and
site. (Attach site plans as described in the instructions):
Non project action to allow various types of clean, low-impact advanced manufacturing as a
permitted use in the DCE zone.
10. Schedule: Describe the timing or schedule (include phasing and construction dates, if possible).
Draft proposal presented to LUPB 11/14/18 and 1/14/19, Public Hearing at LUPB on January 28,
2019. Present LUPB recommendation to Economic and Community Development Committee in
February 2019, with City Council adoption anticipated to take place in February or March 2019.
11. Future Plans: Do you have any plans for future additions, expansion or further activity related to
or connected with this proposal? If yes, explain.
No, however development of these kinds of uses may occur as a result of the amendment.
12. Permits/Approvals: List all permits or approvals for this project from local, state, federal, or other
agencies for which you have applied or will apply as required for your proposal.
AGENCY
PERMIT TYPE
DATE
SUBMITTED*
NUMBER
STATUS**
City of Kent
Zoning Code
Amendment
*Leave blank if not submitted
**Approved, denied or pending
13. Environmental Information: List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
n/a
City of Kent Planning Services
Environmental Checklist – Page 4
14. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
City of Kent Planning Services
Environmental Checklist – Page 5
EVALUATION FOR
AGENCY USE ONLY
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep
slopes, mountainous, other: flat .
b. What is the steepest slope on the site (approximate percent slope)?
n/a
c. What general types of soils are found on the site (for example, clay,
sand, gravel, peat, muck)? If you know the classification of agricultural
soils, specify them and note any prime farmland.
n/a
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
n/a
e. Describe the purpose, type and approximate quantities of any filling or
grading proposed. Indicate source of fill.
n/a
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
n/a
g. About what percent of the site will be covered with impervious surfaces
after project construction (for example, asphalt or buildings)?
n/a
h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any.
City of Kent Planning Services
Environmental Checklist – Page 6
EVALUATION FOR
AGENCY USE ONLY
n/a
2. Air
a. What types of emissions to the air would result from the proposal (i.e.,
dust, automobile, odors, industrial wood smoke) during construction and
when the project is completed? If any, generally describe and give
approximate quantities if known.
n/a
b. Are there any off-site sources of emissions or odor that may affect your
proposal? If so, generally describe.
n/a
c. Proposed measures to reduce or control emissions or other impacts to
air, if any.
n/a
3. Water
a. Surface:
1) Is there any surface water body on or in the immediate vicinity of
the site (including year-round and seasonal streams, salt water,
lakes, ponds, wetlands)? If yes, describe type and provide
names. If appropriate, state what stream or river it flows into.
n/a
2) Will the project require any work over, in or adjacent to (within 200
feet) the described waters? If yes, please describe and attach
available plans.
n/a
City of Kent Planning Services
Environmental Checklist – Page 7
EVALUATION FOR
AGENCY USE ONLY
3) Estimate the amount of fill and dredge material that would be
placed in or removed from surface water or wetlands and indicate
the area of the site that would be affected. Indicate the source of
fill material.
n/a
4) Will the proposal require surface water withdrawals or diversions?
Give general description, purpose, and approximate quantities, if
known.
n/a
5) Does the proposal lie within a 100-year floodplain? If so, note
location on the site plan.
n/a
6) Does the proposal involve any discharges of waste materials to
surface waters? If so, describe the type of waste and anticipated
volume of discharge.
n/a
b. Ground:
1) Will ground water be withdrawn, or will water be discharged to
ground water? Give general description, purpose, and
approximate quantities, if known.
n/a
2) Describe waste material that will be discharged into the ground
from septic tanks or other sources, if any (for example: domestic
sewage; industrial, containing the following chemicals...;
agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if
applicable), or the number of animals or humans the system(s)
are expected to serve.
n/a
c. Water Runoff (including storm water):
City of Kent Planning Services
Environmental Checklist – Page 8
EVALUATION FOR
AGENCY USE ONLY
1) Describe the source of runoff (including storm water) and method
of collection and disposal, if any (include quantities, if known).
Where will this water flow? Will this water flow into other waters?
If so, describe.
n/a
2) Could waste materials enter ground or surface waters? If so,
generally describe.
n/a
d. Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any:
n/a
4. Plants n/a
a. Check or circle types of vegetation found on the site:
______Deciduous tree: alder, maple aspen, other
______Evergreen tree: fir, cedar, pine, other
______Shrubs
______Grass
______Pasture
______Crop or grain
______Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other
______Water plants: water lily, eelgrass, milfoil, other
______Other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
City of Kent Planning Services
Environmental Checklist – Page 9
EVALUATION FOR
AGENCY USE ONLY
n/a
c. List threatened or endangered species known to be on or near the site.
n/a
d. Proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any:
n/a
5. Animals n/a
a. Circle any birds and animals which have been observed on or near the
site or are known to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other:
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened or endangered species known to be on or near the
site.
n/a
c. Is the site part of a migration route? If so, explain.
n/a
d. Proposed measures to preserve or enhance wildlife, if any:
n/a
6. Energy and Natural Resources
City of Kent Planning Services
Environmental Checklist – Page 10
EVALUATION FOR
AGENCY USE ONLY
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be
used to meet the completed project's energy needs? Describe whether it
will be used for heating, manufacturing, etc.
n/a
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
n/a
c. What kinds of energy conservation features are included in the plans of
this proposal? List other proposed measures to reduce or control energy
impacts, if any:
n/a
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, that could
occur as a result of this proposal? If so, describe.
n/a
1) Describe special emergency services that might be required.
n/a
2) Proposed measures to reduce or control environmental health
hazards, if any:
n/a
b. Noise
1) What types of noise exist in the area which may affect your
project (for example: traffic, equipment operation, other)?
n/a
2) What types and levels of noise would be created by or associated
with the project on a short-term or a long-term basis (for example:
City of Kent Planning Services
Environmental Checklist – Page 11
EVALUATION FOR
AGENCY USE ONLY
traffic, construction, operation, other)? Indicate what hours noise
would come from the site.
n/a
3) Proposed measures to reduce or control noise impacts, if any:
n/a
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
n/a
b. Has the site been used for agriculture? If so, describe.
n/a
c. Describe any structures on the site.
n/a
d. Will any structures be demolished? If so, what?
n/a
e. What is the current zoning classification of the site?
n/a
f. What is the current comprehensive plan designation of the site?
n/a
g. If applicable, what is the current shoreline master program designation of
the site?
n/a
h. Has any part of the site been classified as an "environmentally sensitive"
area? If so, specify.
n/a
i. Approximately how many people would reside or work in the completed
project?
City of Kent Planning Services
Environmental Checklist – Page 12
EVALUATION FOR
AGENCY USE ONLY
n/a
j. Approximately how many people would the completed project displace?
n/a
k. Proposed measures to avoid or reduce displacement impacts, if any:
n/a
l. Proposed measures to ensure the proposal is compatible with existing
and projected land uses and plans, if any.
n/a
9. Housing
a. Approximately how many units would be provided, if any? Indicate
whether high, middle, or low income housing.
n/a
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low income housing.
n/a
c. Proposed measures to reduce or control housing impacts, if any.
n/a
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including
antennas; what is the principal exterior building material(s) proposed?
n/a
b. What views in the immediate vicinity would be altered or obstructed?
n/a
c. Proposed measures to reduce or control aesthetic impacts, if any.
n/a
City of Kent Planning Services
Environmental Checklist – Page 13
EVALUATION FOR
AGENCY USE ONLY
11. Light and Glare
a. What type of light or glare will the proposals produce? What time of day
would it mainly occur?
n/a
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
n/a
c. What existing off-site sources of light or glare may affect your proposal?
n/a
d. Proposed measures to reduce or control light and glare impacts, if any.
n/a
12. Recreation
a. What designated and informal recreational opportunities are in the
immediate vicinity?
n/a
b. Would the proposed project displace any existing recreational uses? If
so, describe.
n/a
c. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any.
n/a
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for, national, state
or local preservation registers known to be on or next to the site? If so,
generally describe.
n/a
City of Kent Planning Services
Environmental Checklist – Page 14
EVALUATION FOR
AGENCY USE ONLY
b. Generally describe any landmarks or evidence of historic, archaeological,
scientific, or cultural importance known to be on or next to the site.
n/a
c. Proposed measures to reduce or control impacts, if any.
n/a
14. Transportation
a. Identify public streets and highways serving the site, and describe
proposed access to the existing street system. Show on site plans, if any.
n/a
b. Is site currently served by public transit? If not, what is the approximate
distance to the nearest transit stop?
n/a
c. How many parking spaces would the completed project have? How
many would the project eliminate?
n/a
d. Will the proposal require any new roads or streets, or improvements to
existing roads or streets, not including driveways? If so, generally
describe (indicate whether public or private).
n/a
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
n/a
City of Kent Planning Services
Environmental Checklist – Page 15
EVALUATION FOR
AGENCY USE ONLY
f. How many vehicular trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur.
n/a
g. Proposed measures to reduce or control transportation impacts, if any.
n/a
15. Public Services
a. Would the project result in an increased need for public services (for
example: fire protection, police protection, health care, schools, other)? If
so, generally describe.
n/a
b. Proposed measures to reduce or control direct impacts on public
services, if any.
n/a.
16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas, water,
refuse service, telephone, sanitary sewer, septic system, other.
n/a
b. Describe the utilities that are proposed for the project, the utilities
providing the service and the general construction activities on the site or
in the immediate vicinity, which might be needed.
n/a
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I
understand that the lead agency is relying on them to make its decision.
Signature:
Date: 12/19/18
City of Kent Planning Services
Environmental Checklist – Page 16
EVALUATION FOR
AGENCY USE ONLY
DO NOT USE THIS SHEET FOR PROJECT ACTIONS
D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS
Because these questions are very general, it may be helpful to read them in
conjunction with the list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the
types of activities likely to result from the proposal, would affect the item at a
greater intensity or at a faster rate than if the proposal were not implemented.
Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emission
to air; production, storage, or release of toxic or hazardous substances;
or production of noise?
The proposal would allow certain types of advanced manufacturing in the
DCE zone; this type of use has similar impacts as general office or service
uses and would therefore not be likely to increase discharge, emission,
production, storage or release of toxins, or production of noise beyond what is
already allowed in DCE under office, restaurant or retail uses. Specifically, the
proposal includes the language “heavy industrial uses that have significant
external impacts such as substantial noise, olfactory pollution, or vibration,
such as those listed in KCC 15.04.050(1) are not permitted.”
Proposed measures to avoid or reduce such increases are:
Regulations are already in place to mitigate impacts for all of the above,
regardless of use.
2. How would the proposal be likely to affect plants, animals, fish, or marine
life?
Future development will be no more or less likely to affect plants, animals,
fish or marine life as a result of this proposal.
Proposed measures to protect or conserve plants, animals, fish, or
marine life?
Regulations are in place to protect wetlands and streams and for tree
preservation.
3. How would the proposal be likely to deplete energy or natural resources?
Future development will utilize no more or less energy or natural
resources as a result of this proposal.
Proposed measures to protect or conserve energy and natural resources
are:
City of Kent Planning Services
Environmental Checklist – Page 17
EVALUATION FOR
AGENCY USE ONLY
The City promotes conservation of energy and natural resources.
4. How would the proposal be likely to use or affect environmentally
sensitive areas or areas designated (or eligible or under study) for
governmental protection; such as parks, wilderness, wild and scenic
rivers, threatened or endangered species habitat, historic or cultural sites,
wetlands, floodplains, or prime farmlands?
The proposal is unlikely to affect sensitive areas.
Proposed measures to protect such resources or to avoid or reduce
impacts are:
Regulations are in place for protection of environmentally sensitive areas
from development impacts.
5. How would the proposal be likely to affect land and shoreline use,
including whether it would allow or encourage land or shoreline uses
incompatible with existing plans?
The proposal changes allowed land uses in the DCE zone, which is a
change to existing plans but will not affect shoreline uses. The change is
consistent with land use plans that call for employment in the downtown area.
Proposed measures to avoid or reduce shoreline and land use impacts
are:
The proposal includes significant mitigation for land use impacts, such as
screening requirements and regulations on outdoor storage.
6. How would the proposal be likely to increase demands on transportation
or public services and utilities?
Demands on transportation or public services and utilities could increase
or decrease depending on future development, which would be assessed at
the time of project.
Proposed measures to reduce or respond to such demand(s) are:
Regulations are in place to mitigate demands on transportation system,
public services and utilities. Additionally, specific truck-related transportation
impacts have been mitigated in the proposal by only allowing truck storage as
an accessory use to a principally permitted use on sites with access to a
principal arterial or higher classification roadway, ensuring truck use of local
streets downtown is limited.
7. Identify, if possible, whether the proposal may conflict with local, state, or
federal laws or requirements for the protection of the environment.
City of Kent Planning Services
Environmental Checklist – Page 18
EVALUATION FOR
AGENCY USE ONLY
The proposal is unlikely to conflict with other local, state or federal laws or
requirements for the protection of the environment.
S:\Permit\Plan\ZONING_OTHER_CODE_AMENDMENTS\2018\DCE
Manufacturing\SEPA_CHECKLIST_DCE manufacturing.doc
HB|sm \\Cityvmp1v\sdata\PUBLIC\City Clerk's Office\City Council\Advisory Committees\Land Use & Planning
Board\2019\Packet Documents\02252019\5 2185201_ENV-2018-25_Advanced Manufacturing in DCE_DNS.doc
CITY OF KENT
DETERMINATION OF NONSIGNIFICANCE
Environmental Checklist No. ENV-2018-25 Project: ADVANCED MANUFACTURING IN DCE
RPSW-2185201
Description: The City of Kent has initiated a non-project environmental review for this project,
which proposes to amend the City of Kent Zoning Code section 15.04 to allow certain types of
advanced manufacturing in the Downtown Commercial Enterprise (DCE) zone. The amendment
includes several criteria and design requirements in order to integrate certain advanced
manufacturing uses into Kent’s downtown, limit truck impacts, and ensure quality site design.
Location: Downtown Commercial Enterprise (DCE) Zone
Applicant: City of Kent
Lead Agency CITY OF KENT
The lead agency for this proposal has determined that it does not have a probable significant
adverse impact on the environment. An environmental impact statement (EIS) is not required
under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental
checklist and other information on file with the lead agency. This information is available to the
public on request.
__X_ This DNS is issued under 197-11-340(2). The lead agency will not act on this proposal for
14 days from the date of this decision; this constitutes a 14-day comment period.
Comments must be submitted by 4:30 p.m., February 22, 2019. This DNS is subject to
appeal pursuant to Kent City Code section 11.03.520.
Responsible Official Jason Garnham, Senior Planner, AICP
Position/Title Acting Current Planning Manager/SEPA Official
Address 220 S. Fourth Avenue, Kent, WA 98032 Telephone: (253) 856-5454
Dated February 8, 2019 Signature _____________________________
Appeal Process: An appeal of a Determination of Nonsignificance (DNS) must be made to
the Kent Hearing Examiner within fourteen (14) days following the end of the comment period
per Kent City Code 11.03.520.
CONDITIONS/MITIGATING MEASURES: None.
ECONOMIC AND COMMUNITY DEVELOPMENT
Kurt Hanson, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue S.
Kent, WA 98032
DATE: February 25, 2019
TO: Chair Paul Hintz and Land Use and Planning Board Members
FROM: Hayley Bonsteel, AICP, Long Range Planning Manager, and Matt Gilbert,
Economic and Community Development Deputy Director
SUBJECT: Public Hearing on Mini-warehousing Regulations
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.
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. Smaller units average about $60 per month, and larger units average $293
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.
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. Staff presented a draft
ordinance prohibiting mini-warehouses entirely in November, 2018, and are now
returning with a revised proposal to limit the size of mini-warehouses and require 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.
EXHIBITS: Draft Ordinance, Mini-warehousing Images, SEPA checklist, SEPA DNS
BUDGET IMPACT: None
Motion: Recommend to the City Council approval/denial/modification of
the code amendment to regulate mini-warehousing in commercial zones.
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.
B. 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.
C. 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.
D. 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.
2 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
E. Mini-warehousing is a relatively low-performing land use; 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.
F. Most cities regulate mini-warehouses heavily, including
standards that may make development of mini-warehouses very unlikely,
such as restricting size. Cities such as Woborn, MA, and Edmonds, WA
prohibit mini-warehouses entirely.
G. 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.
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:
Sec. 15.04.040. Manufacturing Land Uses.
3 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
Zoning Districts
Key P = Principally Permitted Uses S = Special Uses C = Conditional Uses A = Accessory Uses
A-10 AG SR-1 SR-3
SR-4.5
SR-6 SR-8
MR-D
MR-T12
MR-T16
MR-G
MR-M
MR-H
MHP NCC CC DC DCE
MTC-1
MTC-2
MCR CM-1 CM-2 GC M1 M1-C M2 M3
Manufacturing, processing,
blending, and packaging of food and beverage products
(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 P P P P P C (1)
Manufacturing, processing,
blending, and packaging of dairy
products and byproducts
P 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 P C P P P P C
(1)
Chemicals and related products
mfg.
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 P P P
C
(1)
Computers, office machines, and equipment mfg. P (3) P (3)
Manufacturing and assembly of electrical equipment, appliances, lighting, radio, TV communications, equipment, and components
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 P P P P P C (1)
Manufacturing and assembly of
electronic and electrical devices,
and automotive, aerospace, missile,
airframe, and similar products
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 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)
P P A A A C
A
P
C
(1)
Miniwarehouses self-storage (19) C (19)P (19)
P (19) P (19) CP (19)
Manufacturing of soaps, detergents, and other basic cleaning and cleansing preparations
C P C (1)
4 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
Zoning Districts
Key P = Principally Permitted Uses S = Special Uses C = Conditional Uses A = Accessory Uses
A-10 AG SR-1 SR-3
SR-4.5
SR-6 SR-8
MR-D
MR-T12
MR-T16
MR-G
MR-M
MR-H
MHP NCC CC DC DCE
MTC-1
MTC-2
MCR CM-1 CM-2 GC M1 M1-C M2 M3
Manufacturing of plastics and synthetic resins
C P C (1)
Manufacturing of synthetic and natural fiber and cloth
C P C (1)
Manufacturing of plywood, composition wallboard, and similar structural wood products
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
C P C
(1)
Manufacturing of machinery and heavy machine tool equipment for
general industry and mining,
agricultural, construction, or service
industries
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 (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 P
Accessory
usesand structurescustomarily
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)
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.
5 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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 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.
6 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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:
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].
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.
7 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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
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.
8 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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.
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.
9 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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.
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.
10 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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 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.
11 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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.
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. Pedestrian-oriented development shall have
12 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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;
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.
13 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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.
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.
14 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
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.
SECTION 3. – Severability. If any one or more section, subsection,
or sentence of this ordinance is held to be unconstitutional or invalid, such
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:
15 Amend KCC 15.04.040 and 15.04.050 -
Re: Mini-warehousing
ARTHUR “PAT” FITZPATRICK, CITY ATTORNEY
Planning Services
Location: 400 W. Gowe Mail to: 220 4th Avenue South Kent WA 98032-5895
Permit Center (253-856-5302 FAX: (253) 856-6412
www.ci.kent.wa.us/permitcenter
Environmental Checklist
Application Form
Public Notice Board and
Application Fee…See Fee Schedule
TO BE COMPLETED BY STAFF:
APPLICATION #: ________ ___KIVA#:__
RECEIVED BY: ___DATE: ________PROCESSING FEE: ______
A. STAFF REVIEW DETERMINED THAT PROJECT:
_______ Meets the categorically exempt criteria.
_______ Has no probable significant adverse environmental impact(s) and
application should be processed without further consideration of
environmental effects.
_______ Has probable, significant impact(s) that can be mitigated through
conditions. EIS not necessary.
_______ Has probable, significant adverse environmental impact(s). An
Environmental Impact Statement will be prepared.
_______ An Environmental Impact Statement for this project has already been
prepared.
Signature of Responsible Official Date
B. COMMENTS:
C TYPE OF PERMIT OR ACTION REQUESTED: ________
D. ZONING DISTRICT:
City of Kent Planning Services
Environmental Checklist – Page 2
TO BE COMPLETED BY APPLICANT:
A. BACKGROUND INFORMATION:
1. Name of Project: Zoning Code Amendment ZCA-2018-X, Mini Storage
2. Name of Applicant: City of Kent
Mailing Address: 220 4th Ave S, Kent WA 98032__
Contact Person: Hayley Bonsteel Telephone: 253-856-5441
(Note that all correspondence will be mailed to the applicant listed above.)
3. Applicant is (owner, agent, other):
4. Name of Legal Owner: n/a Telephone:
Mailing Address:
5. Location. Give general location of proposed project (street address, nearest intersection of
streets and section, township and range).
City-wide; various zones
6. Legal description and tax identification number
a. Legal description (if lengthy, attach as separate sheet):
n/a
b. Tax identification number:
n/a
7. Existing conditions: Give a general description of the property and existing improvements, size,
topography, vegetation, soil, drainage, natural features, etc. (if necessary, attach a separate
sheet).
n/a
8. Site Area: n/a Site Dimensions: n/a
City of Kent Planning Services
Environmental Checklist – Page 3
9. Project description: Give a brief, complete description of the intended use of the property or
project including all proposed uses, days and hours of operation and the size of the project and
site. (Attach site plans as described in the instructions):
Non project action to restrict size of mini warehouse/self storage in all zoning districts where
currently permitted.
10. Schedule: Describe the timing or schedule (include phasing and construction dates, if possible).
First draft of proposed ordinance presented to LUPB 11/14/18 and 1/14/19, Public Hearing on
final draft at LUPB on February 25, 2019. Present LUPB recommendation to Economic and Community
Development Committee in March 2019, with City Council adoption anticipated to take place in March or
April, 2019.
11. Future Plans: Do you have any plans for future additions, expansion or further activity related to
or connected with this proposal? If yes, explain.
12. Permits/Approvals: List all permits or approvals for this project from local, state, federal, or other
agencies for which you have applied or will apply as required for your proposal.
AGENCY
PERMIT TYPE
DATE
SUBMITTED*
NUMBER
STATUS**
City of Kent
Zoning Code
Amendment
*Leave blank if not submitted
**Approved, denied or pending
13. Environmental Information: List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
n/a
14. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
City of Kent Planning Services
Environmental Checklist – Page 4
Permits for self storage may be in the pipeline; any existing projects will be unaffected.
City of Kent Planning Services
Environmental Checklist – Page 5
EVALUATION FOR
AGENCY USE ONLY
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep
slopes, mountainous, other: n/a .
b. What is the steepest slope on the site (approximate percent slope)?
n/a
c. What general types of soils are found on the site (for example, clay,
sand, gravel, peat, muck)? If you know the classification of agricultural
soils, specify them and note any prime farmland.
n/a
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
n/a
e. Describe the purpose, type and approximate quantities of any filling or
grading proposed. Indicate source of fill.
n/a
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
n/a
g. About what percent of the site will be covered with impervious surfaces
after project construction (for example, asphalt or buildings)?
n/a
h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any.
City of Kent Planning Services
Environmental Checklist – Page 6
EVALUATION FOR
AGENCY USE ONLY
n/a
2. Air
a. What types of emissions to the air would result from the proposal (i.e.,
dust, automobile, odors, industrial wood smoke) during construction and
when the project is completed? If any, generally describe and give
approximate quantities if known.
n/a
b. Are there any off-site sources of emissions or odor that may affect your
proposal? If so, generally describe.
n/a
c. Proposed measures to reduce or control emissions or other impacts to
air, if any.
n/a
3. Water
a. Surface:
1) Is there any surface water body on or in the immediate vicinity of
the site (including year-round and seasonal streams, salt water,
lakes, ponds, wetlands)? If yes, describe type and provide
names. If appropriate, state what stream or river it flows into.
n/a
2) Will the project require any work over, in or adjacent to (within 200
feet) the described waters? If yes, please describe and attach
available plans.
n/a
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3) Estimate the amount of fill and dredge material that would be
placed in or removed from surface water or wetlands and indicate
the area of the site that would be affected. Indicate the source of
fill material.
n/a
4) Will the proposal require surface water withdrawals or diversions?
Give general description, purpose, and approximate quantities, if
known.
n/a
5) Does the proposal lie within a 100-year floodplain? If so, note
location on the site plan.
Portions of the city lie within the 100-year floodplain.
6) Does the proposal involve any discharges of waste materials to
surface waters? If so, describe the type of waste and anticipated
volume of discharge.
n/a
b. Ground:
1) Will ground water be withdrawn, or will water be discharged to
ground water? Give general description, purpose, and
approximate quantities, if known.
n/a
2) Describe waste material that will be discharged into the ground
from septic tanks or other sources, if any (for example: domestic
sewage; industrial, containing the following chemicals...;
agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if
applicable), or the number of animals or humans the system(s)
are expected to serve.
n/a
c. Water Runoff (including storm water):
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1) Describe the source of runoff (including storm water) and method
of collection and disposal, if any (include quantities, if known).
Where will this water flow? Will this water flow into other waters?
If so, describe.
n/a
2) Could waste materials enter ground or surface waters? If so,
generally describe.
n/a
d. Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any:
n/a
4. Plants n/a
a. Check or circle types of vegetation found on the site:
______Deciduous tree: alder, maple aspen, other
______Evergreen tree: fir, cedar, pine, other
______Shrubs
______Grass
______Pasture
______Crop or grain
______Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other
______Water plants: water lily, eelgrass, milfoil, other
______Other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
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n/a
c. List threatened or endangered species known to be on or near the site.
n/a
d. Proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any:
n/a
5. Animals n/a
a. Circle any birds and animals which have been observed on or near the
site or are known to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other:
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened or endangered species known to be on or near the
site.
n/a
c. Is the site part of a migration route? If so, explain.
n/a
d. Proposed measures to preserve or enhance wildlife, if any:
n/a
6. Energy and Natural Resources
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a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be
used to meet the completed project's energy needs? Describe whether it
will be used for heating, manufacturing, etc.
n/a
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
n/a
c. What kinds of energy conservation features are included in the plans of
this proposal? List other proposed measures to reduce or control energy
impacts, if any:
n/a
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, that could
occur as a result of this proposal? If so, describe.
n/a
1) Describe special emergency services that might be required.
n/a
2) Proposed measures to reduce or control environmental health
hazards, if any:
n/a
b. Noise
1) What types of noise exist in the area which may affect your
project (for example: traffic, equipment operation, other)?
n/a
2) What types and levels of noise would be created by or associated
with the project on a short-term or a long-term basis (for example:
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traffic, construction, operation, other)? Indicate what hours noise
would come from the site.
n/a
3) Proposed measures to reduce or control noise impacts, if any:
n/a
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
n/a
b. Has the site been used for agriculture? If so, describe.
n/a
c. Describe any structures on the site.
n/a
d. Will any structures be demolished? If so, what?
n/a
e. What is the current zoning classification of the site?
n/a
f. What is the current comprehensive plan designation of the site?
n/a
g. If applicable, what is the current shoreline master program designation of
the site?
n/a
h. Has any part of the site been classified as an "environmentally sensitive"
area? If so, specify.
n/a
i. Approximately how many people would reside or work in the completed
project?
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n/a
j. Approximately how many people would the completed project displace?
n/a
k. Proposed measures to avoid or reduce displacement impacts, if any:
n/a
l. Proposed measures to ensure the proposal is compatible with existing
and projected land uses and plans, if any.
n/a
9. Housing
a. Approximately how many units would be provided, if any? Indicate
whether high, middle, or low income housing.
n/a
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low income housing.
n/a
c. Proposed measures to reduce or control housing impacts, if any.
n/a
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including
antennas; what is the principal exterior building material(s) proposed?
n/a
b. What views in the immediate vicinity would be altered or obstructed?
n/a
c. Proposed measures to reduce or control aesthetic impacts, if any.
n/a
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11. Light and Glare
a. What type of light or glare will the proposals produce? What time of day
would it mainly occur?
n/a
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
n/a
c. What existing off-site sources of light or glare may affect your proposal?
n/a
d. Proposed measures to reduce or control light and glare impacts, if any.
n/a
12. Recreation
a. What designated and informal recreational opportunities are in the
immediate vicinity?
n/a
b. Would the proposed project displace any existing recreational uses? If
so, describe.
n/a
c. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any.
n/a
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for, national, state
or local preservation registers known to be on or next to the site? If so,
generally describe.
n/a
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b. Generally describe any landmarks or evidence of historic, archaeological,
scientific, or cultural importance known to be on or next to the site.
n/a
c. Proposed measures to reduce or control impacts, if any.
n/a
14. Transportation
a. Identify public streets and highways serving the site, and describe
proposed access to the existing street system. Show on site plans, if any.
n/a
b. Is site currently served by public transit? If not, what is the approximate
distance to the nearest transit stop?
n/a
c. How many parking spaces would the completed project have? How
many would the project eliminate?
n/a
d. Will the proposal require any new roads or streets, or improvements to
existing roads or streets, not including driveways? If so, generally
describe (indicate whether public or private).
n/a
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
n/a
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f. How many vehicular trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur.
n/a
g. Proposed measures to reduce or control transportation impacts, if any.
n/a
15. Public Services
a. Would the project result in an increased need for public services (for
example: fire protection, police protection, health care, schools, other)? If
so, generally describe.
n/a
b. Proposed measures to reduce or control direct impacts on public
services, if any.
n/a.
16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas, water,
refuse service, telephone, sanitary sewer, septic system, other.
n/a
b. Describe the utilities that are proposed for the project, the utilities
providing the service and the general construction activities on the site or
in the immediate vicinity, which might be needed.
n/a
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I
understand that the lead agency is relying on them to make its decision.
Signature:
Date: 12/17/18
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DO NOT USE THIS SHEET FOR PROJECT ACTIONS
D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS
Because these questions are very general, it may be helpful to read them in
conjunction with the list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the
types of activities likely to result from the proposal, would affect the item at a
greater intensity or at a faster rate than if the proposal were not implemented.
Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emission
to air; production, storage, or release of toxic or hazardous substances;
or production of noise?
The proposal would allow other land use types to develop rather than
stand-alone miniwarehouse; miniwarehouses could only be developed as part
of another principally permitted use development. Land use types that develop
instead of stand-alone miniwarehouses could decrease or increase discharge
of water, emissions to air, release of toxic substances, and production of
noise, depending on the use.
Proposed measures to avoid or reduce such increases are:
Regulations are already in place to mitigate impacts for all of the above,
regardless of use.
2. How would the proposal be likely to affect plants, animals, fish, or marine
life?
Future development will be no more or less likely to affect plants, animals,
fish or marine life as a result of this proposal.
Proposed measures to protect or conserve plants, animals, fish, or
marine life?
Regulations are in place to protect wetlands and streams and for tree
preservation.
3. How would the proposal be likely to deplete energy or natural resources?
Future development will utilize no more or less energy or natural
resources as a result of this proposal.
Proposed measures to protect or conserve energy and natural resources
are:
The City promotes conservation of energy and natural resources.
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4. How would the proposal be likely to use or affect environmentally
sensitive areas or areas designated (or eligible or under study) for
governmental protection; such as parks, wilderness, wild and scenic
rivers, threatened or endangered species habitat, historic or cultural sites,
wetlands, floodplains, or prime farmlands?
The proposal is unlikely to affect sensitive areas.
Proposed measures to protect such resources or to avoid or reduce
impacts are:
Regulations are in place for protection of environmentally sensitive areas
from development impacts.
5. How would the proposal be likely to affect land and shoreline use,
including whether it would allow or encourage land or shoreline uses
incompatible with existing plans?
The proposal restricts the size of mini warehouse uses and requires them
to be located in buildings with other principally permitted uses, which is a
change to existing plans but will not affect shoreline uses.
Proposed measures to avoid or reduce shoreline and land use impacts
are:
n/a
6. How would the proposal be likely to increase demands on transportation
or public services and utilities?
Demands on transportation or public services and utilities could increase
or decrease depending on future development, which would not be directly
related to this proposal.
Proposed measures to reduce or respond to such demand(s) are:
Regulations are in place to mitigate demands on transportation system,
public services and utilities.
7. Identify, if possible, whether the proposal may conflict with local, state, or
federal laws or requirements for the protection of the environment.
The proposal is unlikely to conflict with other local, state or federal laws or
requirements for the protection of the environment.
City of Kent Planning Services
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S:\Permit\Plan\ZONING_OTHER_CODE_AMENDMENTS\2018\Mini
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HB|sm \\Cityvmp1v\sdata\PUBLIC\City Clerk's Office\City Council\Advisory Committees\Land Use & Planning
Board\2019\Packet Documents\02252019\6 4 2185147_ENV-2018-24_Mini-warehouses_DNS.doc
CITY OF KENT
DETERMINATION OF NONSIGNIFICANCE
Environmental Checklist No. ENV-2018-24 Project: MINI WAREHOUSES
RPSW-2185147
Description: The City of Kent has initiated a non-project environmental review for this project,
which proposes to amend the City of Kent Zoning Code section 15.04.040 to restrict the size of
mini-warehousing (also known as self-storage) in Kent.
Location: City-Wide
Applicant: City of Kent
Lead Agency CITY OF KENT
The lead agency for this proposal has determined that it does not have a probable significant
adverse impact on the environment. An environmental impact statement (EIS) is not required
under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental
checklist and other information on file with the lead agency. This information is available to the
public on request.
__X_ This DNS is issued under 197-11-340(2). The lead agency will not act on this proposal for
14 days from the date of this decision; this constitutes a 14-day comment period.
Comments must be submitted by 4:30 p.m., February 22, 2019. This DNS is subject to
appeal pursuant to Kent City Code section 11.03.520.
Responsible Official Jason Garnham, Senior Planner, AICP
Position/Title Acting Current Planning Manager/SEPA Official
Address 220 S. Fourth Avenue, Kent, WA 98032 Telephone: (253) 856-5454
Dated February 8, 2019 Signature _____________________________
Appeal Process: An appeal of a Determination of Nonsignificance (DNS) must be made to
the Kent Hearing Examiner within fourteen (14) days following the end of the comment period
per Kent City Code 11.03.520.
CONDITIONS/MITIGATING MEASURES: None.
Images of Mini-Warehouses
Stand-Alone Facilities
Mini-warehousing facility located at 917 Auburn Way S in Auburn, WA.
Mini-warehousing facility located at 8705 Willows Rd in Redmond, WA.
Mini-warehousing facility located at 25700 Pacific Highway S in Kent, WA.
Mixed Use Facilities
Newer mini-warehousing facility located at 4815 NE 4th Street; this example shows a project that meets
a broad definition of mixed use, as well as updated design requirements. The project meets some, but
not all, of the goals of this proposed zoning code amendment.
A commercial development in Kent including mixed use on the top floor and retail below. This project,
located at 10216 SE 256th St, in Kent, serves as a model for the proposed regulations. The commercial
uses on the ground floor are primary in terms of visibility and square footage, and the miniwarehouse is
secondary and well integrated into the building.