HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 04/24/2017For documents pertaining to the Land Use and Planning Board, access the City’s website at:
http://kentwa.iqm2.com/citizens/Default.aspx?DepartmentID=1004.
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5454.
ECONOMIC and COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue South
Kent, WA 98032-5895
PUBLIC HEARING AND WORKSHOP
AGENDA
LAND USE AND PLANNING BOARD
APRIL 24, 2017
7:00 P.M.
LUPB MEMBERS: Katherine Jones, Chair; Jack Ottini, Vice Chair; Frank Cornelius, Dale
Hartman, Randall Smith,
CITY STAFF: Hayley Bonsteel, Senior Long Range Planner/GIS Coordinator; Danielle
Butsick, Long Range Planner; Adam Long, Assistant City Attorney
This is to notify you that the Land Use and Planning Board will hold a Public Hearing
followed by a Workshop on MONDAY, APRIL 24, 2017 at 7:00 p.m. These meetings
will be held in Kent City Hall, City Council Chambers, 220 Fourth Avenue S, Kent, WA. The
public is invited to attend and all interested persons will have an opportunity to speak at the
Hearing. Any person wishing to submit oral or written comments on the proposed
amendments may do so at the hearing or prior to the hearing by email to Hayley Bonsteel
at: hbonsteel@kentwa.gov. No public testimony is taken at the Workshop, although the
public is welcome to attend.
The agenda will include the following item(s):
1. Call to order
2. Roll call
3. Approval of the March 27, 2017 Minutes
4. Added Items
5. Communications
6. Notice of Upcoming Meetings
7. PUBLIC HEARING:
COMPLETE STREETS [ZCA-2017-1]
This is a public hearing to consider amendments that will provide clarification on several
elements of complete streets considerations such as street trees and conduit for fiber.
Hayley Bonsteel
8. WORKSHOP:
STREET TREE PROGRAM IMPROVEMENTS
Overview on efforts underway and future plans for improvements to Kent’s street tree
program. Hayley Bonsteel
MEET ME ON MEEKER
Overview of completed project milestones, current project status and strategies for
moving from concept to construction. Hayley Bonsteel
SOUND TRANSIT PROJECTS
Overview of progress made on Kent Station garage site selection and light rail station
area planning at Kent-Des Moines and Star Lake/272nd Street. Hayley Bonsteel
URBAN SEPARATORS [ZCA-2016-2]
Presentation of findings in parcel inventory and characterization. Danielle Butsick
Land Use and Planning Board March 27, 2017
Minutes Kent, Washington
Approval Pending
Page 1 of 3
Date: March 27, 2017
Time: 7:00 p.m.
Place: Council Chambers
Attending: Frank Cornelius, Chair; Katherine Jones, Vice Chair; Jack Ottini,
Randall Smith; Charlene Anderson, AICP, Long Range Planning Manager; Danielle
Butsick, Long Range Planner; Adam Long, Assistant City Attorney
Agenda:
1. Call to Order
Chair Frank Cornelius called the meeting to order at 7:20 pm upon arrival of Jack
Ottini.
2. Roll Call
3. Approval of Minutes
Board Member Jones Moved and Board Member Smith Seconded a Motion to
Approve the minutes of November 28, 2016. Motion Passed 4-0.
4. Added Items None
5. Communications None
6. Notice of Upcoming Meetings
Anderson stated that this item will likely go before the Economic and Community
Development Committee on April 10, 2017. A short course on local planning will be
held on Thursday, March 30, 2017 requiring registration with the Department of
Commerce.
7. Public Hearing
Docketed Comprehensive Plan Amendments [CPA-2017-1]
Cornelius stated that this hearing considers proposed amendments to the
comprehensive plan, land use plan map and zoning district map.
Butsick presented six comprehensive plan docketed amendments for the 2015/2016
year; stating that amendments are submitted by residents, city council or staff.
These amendments were discussed at the Land Use and Planning Board Workshop
on February 27th. Staff recommends approval of these amendments to City Council.
The first amendment is administrative in nature; is related to the educational
services areas and facilities map; updates labels for Mill Creek Middle School and
Mount Rainier High School; adds the point and label for the Valley View Elementary
School.
The second amendment adds Mobile Home Park (MHP) zoning as an allowed zoning
designation under both low density multifamily and medium density multifamily
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Land Use and Planning Board March 27, 2017
Minutes Kent, Washington
Approval Pending
Page 2 of 3
residential land use designations. Kent’s zoning code allows for mobile home zoning
in these land use districts. This amendment makes this table consistent with what
the zoning code says and fixes an inadvertent omission from the table.
The third amendment is administrative. Economic and Community Development
was asked to amend the comprehensive plan and make it reflect the City’s decision
to surplus the Naden properties. The amendment updates language in the Park and
Recreation Element to reflect the City’s decision to surplus those properties and
recognize the new surplus process.
The fourth amendment changes the land use plan map and the zoning districts
map, rezones 43 acres at the intersection of S 180th Street and SR-167 from
General Commercial to General Commercial/Mixed Use, and makes these properties
consistent with properties zoned General Commercial/Mixed Use to the west as well
as some Renton residential and commercial areas to the north and east. Key
Changes based on this zoning re-designation allows for increasing maximum
heights from 35 to 65 feet, allows increases in lot coverage, decreases some
required setbacks, and allows property to be developed at a greater density. Staff
reviewed the specific criteria required to consider rezoning to mixed use and
concurs that these proposed amendments meet that criteria.
It is likely that residential development on any of these properties might contribute
to some traffic impacts. New development is required to bring the transportation
system in the vicinity of the development up to the current level of service. Any
impacts would be mitigated. There are no parks in close proximity to this property,
one criteria for rezoning to mixed use. The multifamily design guidelines require
150 sf of open space per unit for multifamily residential; that can include indoor
recreation such as racquet ball courts or gyms, balconies and rooftop decks.
The fifth amendment updates the Housing Element Data to reflect the data
provided by the Department of Housing and Urban Development’s Comprehensive
Housing Affordability Study (CHAS) data report. This is a report that covers a range
of topics on housing affordability, substandard housing, overcrowded housing,
housing characteristics, and housing where households pay over 30 or 50 percent
of their income on rent. The newest data indicates that renters paying over 50
percent of their income for rent in Kent has risen from 3,443 to 4,230 households.
The sixth amendment changes the land use plan map to provide continuity with the
zoning map for an area that was left as MHP where the surrounding area was
rezoned to industrial. This land is designated as open space, urban conservancy in
our shoreline master program. The properties are part of a river bank that goes
down to the river. It is unlikely that it would be developed. We wanted to make
sure that our land use plan reflects what is in our zoning.
One comment was received from the public; a request to rezone a particular parcel
along 180th to allow for maximum height of 195 feet and allow for additional
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Land Use and Planning Board March 27, 2017
Minutes Kent, Washington
Approval Pending
Page 3 of 3
flexibility in parking-such as reduced parking space sizes and a reduction in the
number of required spaces per hotel room or condo units. Staff is recommending
that this item be considered as a separate request unrelated to the rezone of these
properties as it differs from what the docket request was.
Chair Cornelius Opened the Public Hearing. Seeing no speakers, Chair Cornelius
closed the public hearing and called for a motion.
Board Member Jones MOVED and Board Member Smith Seconded a Motion
to recommend to the City Council Approval of the proposed amendments to
the Comprehensive Plan, Land Use Plan Map, and Zoning Districts Map as
presented by Staff. Cornelius Called for a Vote. Motion Passed 4-0.
8. Nomination and Election of Officers
Board Member Smith MOVED and Board Member Ottini Seconded a Motion
to elect Katherine Jones as Land Use and Planning Board Chair for 2017.
Motion Passed 4-0.
Board Member Smith MOVED and Board Member Jones Seconded a Motion
to elect Jack Ottini as Land Use and Planning Board Vice-Chair for 2017.
Cornelius called for the vote. Motion Passed 4-0.
Pamela A. Mottram
Administrative Assistant I
Economic and Community Development
March 27, 2017
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ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue South
Kent, WA 98032-5895
Date: April 24, 2017
To: Chair Kathi Jones and Land Use and Planning Board Members
From: Hayley Bonsteel, Senior Long Range Planner
Re: Complete Streets Amendments – Conduit and Trees [ZCA-2017-1]
Summary: The City of Kent passed complete streets legislation, Ordinance 4207, on
July 5, 2016, codifying the City’s commitment to a transportation system that provides
for all users, regardless of mode, age or ability. At the time of the ordinance, the City
of Kent already had many standards that contribute to safe and welcoming walking
and biking environments, so staff created an administrative checklist process to ensure
projects are scoped to include consideration of all existing standards and policies that
support safe walking and biking environments, in addition to considerations that go
above and beyond the standards.
Street trees are an important component of a safe and welcoming pedestrian
environment. The City of Kent passed Ordinance 1703 in 1971, declaring that it is a
policy of the City to line its streets with trees, and regulated the maintenance,
protection, control and removal of street trees. Street trees can calm traffic and reduce
pedestrian fatalities. Street trees also preserve asphalt from sun damage and raise
adjacent property values. While not specifically called out in the City’s complete streets
Ordinance 4207, the City has long understood the integral component street trees are
to a functioning and complete transportation system.
Additionally, the City of Kent has identified conduit as an important element to consider
during transportation project scoping. Given the potential fiscal impacts to removing
and replacing sidewalks or other infrastructure when utilities are needed, it is the
desire of the City to consider conduit needs along with other utilities as part of the
assessment for complete streets. The attached amendment to the Complete Streets
chapter of Kent City Code (6.14) rectifies the omission of these important elements of
complete streets considerations, and makes some minor tweaks for clarity.
Exhibits: Draft Ordinance
Budget Impact: None
MOTION: Recommend to the City Council approval of proposed
amendments to the Kent City Code, related to Complete Streets, as
presented by staff.
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1 Amend Chapter 6.14 KCC -
Re: Complete Streets
ORDINANCE NO.
AN ORDINANCE of the City Council of the
City of Kent, Washington, amending Chapter 6.14
of the Kent City Code entitled “Complete Streets.”
RECITALS
A. The City of Kent passed complete streets legislation,
Ordinance 4207, on July 5, 2016, codifying the City’s commitment to a
transportation system that provides for all users, regardless of mode, age
or ability.
B. The City of Kent already had many standards that contribute
to safe and welcoming walking and biking environments at the time the
complete streets Ordinance 4207 was passed.
C. To implement Ordinance 4207, staff created an administrative
checklist process to ensure projects are scoped to include consideration of
all existing standards and policies that support safe walking and biking
environments, in addition to considerations that go above and beyond the
standards.
D. The City of Kent passed Ordinance 1703 in 1971, declaring
that it is a policy of the City to line its streets with trees, and regulated the
maintenance, protection, control and removal of street trees.
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2 Amend Chapter 6.14 KCC -
Re: Complete Streets
E. Street trees are an important component of a safe and
welcoming pedestrian environment. Street trees can calm traffic and
reduce pedestrian fatalities. Street trees also preserve asphalt from sun
damage and raise adjacent property values. While not specifically called
out in the City’s complete streets Ordinance 4207, the City has long
understood the integral component street trees are to a functioning and
complete transportation system.
F. More recently, the City of Kent has identified conduit as an
important element to consider during transportation project scoping. Given
the potential fiscal impacts to removing and replacing sidewalks or other
infrastructure when utilities are needed, it is the desire of the City to
consider conduit needs along with other utilities as part of the assessment
for complete streets.
G. The City determined that due to the procedural nature of this
amendment (which includes no development regulations), neither
notification to the State nor State Environmental Policy Act review is
required.
H. Planning staff presented the draft ordinance at a public
hearing held by the Land Use and Planning Board on April 24, 2017. The
LUPB moved to ______ recommend to the City Council adoption of the
ordinance as presented by staff.
I. The Public Works Committee, at its regularly scheduled
meeting on _______, moved to accept the recommendation of the LUPB,
and forward the matter for consideration by the full City Council.
J. The City Council, at its regularly scheduled meeting on ____,
adopted the ordinance as presented by staff.
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3 Amend Chapter 6.14 KCC -
Re: Complete Streets
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT,
WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS:
ORDINANCE
SECTION 1. - Amendment. Chapter 6.14 of the Kent City Code,
entitled “Complete Streets,” is amended as follows:
Sec. 6.14.010. Vision. The city endorses the concept of complete
streets, which promotes roadways that are safe, convenient, and attractive
for all users regardless of age and ability, including pedestrians, bicyclists,
transit riders, freight haulers, and motor vehicle drivers. The vision of
complete streets is a community in which all residents and visitors can
safely and efficiently use the public right-of-way to meet their
transportation needs regardless of their preferred mode of travel.
Sec. 6.14.020. Policy.
A. The city will plan for, design, construct, operate, and maintain an
appropriate and integrated transportation system that will meet the needs
of pedestrians, bicyclists, wheelchair users, transit riders, freight haulers,
motorists, emergency responders, and residents of all ages and abilities.
B. Transportation system facilities that support the concept of complete
streets shall include, but are not limited to: pavement markings and signs;
street and sidewalk lighting; sidewalk and pedestrian safety
improvements; Americans with Disabilities Act (“ADA”) and Title VI
compliance; street trees; transit accommodations; bicycle
accommodations, including signage and markings; and, as appropriate,
streetscapes that appeal to and promote all modes of travel. The system’s
design will be consistent with and supportive of local neighborhoods,
recognizing that transportation needs vary and must be balanced in a
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4 Amend Chapter 6.14 KCC -
Re: Complete Streets
flexible, safe, and cost-effective manner. Projects will therefore be
assessed holistically to include the many considerations outlined above, as
well as the future need for conduit for city-owned fiber optics
communications, given the budgetary implications for provision of
facilities.
Sec. 6.14.030. Applicability. The city will plan for, design, and
construct all new city transportation improvement projects to provide
appropriate and safe accommodation for pedestrians, bicyclists, transit
riders, freight haulers, motor vehicles, and persons of all abilities. Those
city employees involved in the planning and design of projects within the
public right-of-way will give consideration to all users and modes of travel
from the start of planning and design work consistent with approved plans
and standards. Transportation system improvements shall be viewed as
opportunities to create safer, more accessible streets for all users, and as
opportunities to improve city communication processes between relevant
personnel, such as consulting city arborists on designs including street
trees. This shall apply to new construction, reconstruction, and
rehabilitation. The city may create a checklist that will assist in considering
modes of travel in the planning and design of transportation system
improvements. ADA-specific projects, such as the installation of ramps or
other improvements required for improved accessibility, are exempt from
complete streets consideration, as are ordinary maintenance activities such
as mowing, sweeping, spot repair, joint sealing, pothole filling, and
installation of raised pavement markers.
Sec. 6.14.050. Plans and standards. As city plans, guidelines,
and standards are updated, consideration shall be given to complete
streets concepts to ensure that new regulations and practices comply with
this chapter and the latest in applicable complete streets research and best
practices. Examples of plans and standards include, but are not limited to,
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5 Amend Chapter 6.14 KCC -
Re: Complete Streets
the design and construction standards and the Transportation Master Plan.
Resources to be referenced in developing these standards and plans shall
include, but not be limited to, the latest editions of National Association of
City Transportation Officials’ Urban Street Design Guide and the Manual on
Uniform Traffic Control Devices.
Sec. 6.14.100. Exemptions.
A. The mayor, after consultation with the public works director, the
economic and community development director, and the parks and human
services director, may determine that a project is exempt from any or all
of the requirements of this chapter, based on the following circumstances:
1. The project would require the accommodation of street uses
that are prohibited by law;
2. The accommodation of a specific use is expected to have
adverse impacts on environmental resources such as streams, wetlands, or
floodplains, or on historic structures or sites (eligible for listing in national,
state, or local preservation registers), above and beyond the impacts of
currently existing infrastructure;
3. Topographic challenges make accommodation of a specific
use infeasible;
4. The establishment of complete streets facilities would be
contrary to public safety;
5. The cost would be excessively disproportionate to the need or
probable future use; or
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6 Amend Chapter 6.14 KCC -
Re: Complete Streets
6. The inclusion of complete streets facilities would create a
disconnected section (less than 300 feet) of improvements where
additional improvements at either end are unlikely to occur within 10
years.
B. Where the above exemptions allow complete streets facilities to be
omitted from a roadway project, the city shall consider whether bicyclists,
pedestrians, transit users, and persons of all abilities can be
accommodated by nearby facilities, and shall strive to provide complete
streets connections to those facilities.
Sec. 6.14.120. Intergovernmental cooperation. The city will
cooperate with other transportation agencies, including the Washington
State Department of Transportation, King County Metro, and Sound
Transit, to ensure the principles and practices of complete streets are
embedded within their planning, design, construction, and maintenance
activities. The city will specifically cooperate to ensure the transportation
network flows seamlessly between jurisdictions in accordance with local
and regional road, transit, bicycle, and pedestrian plans.
SECTION 2. – 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 3. – 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.
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7 Amend Chapter 6.14 KCC -
Re: Complete Streets
SECTION 4. – Effective Date. This ordinance shall take effect and
be in force thirty days from and after its passage, as provided by law.
SUZETTE COOKE, MAYOR
ATTEST:
KIMBERLEY A. KOMOTO, CITY CLERK
APPROVED AS TO FORM:
TOM BRUBAKER, CITY ATTORNEY
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8 Amend Chapter 6.14 KCC -
Re: Complete Streets
PASSED: day of , 2017.
APPROVED: day of , 2017.
PUBLISHED: day of , 2017.
I hereby certify that this is a true copy of Ordinance No.
passed by the City Council of the City of Kent, Washington, and approved
by the Mayor of the City of Kent as hereon indicated.
(SEAL)
KIMBERLEY A. KOMOTO, CITY CLERK
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ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue South
Kent, WA 98032-5895
Date: April 24, 2017
To: Chair Kathi Jones and Land Use and Planning Board Members
From: Hayley Bonsteel, Senior Long Range Planner
Re: Street Tree Program Improvements - Overview
SUMMARY: Through implementing the City of Kent’s Complete Streets program,
the Mayor instructed staff to develop a plan for more successful street tree
plantings. The issues most commonly identified have to do with tree selection;
however, through interviews with key staff, staff from other jurisdictions and
interested community members, a number of other issues have risen in importance.
Addressing these issues is likely to have more impact on street tree success than
the more detailed selection guidance originally envisioned.
Staff have prepared a plan for short- and long-term improvements, and have begun
work implementing these new processes. The attached report details the findings
staff are using to create a roadmap for a more successful street tree program.
Project components include integration into complete streets assessment and
assistance reviewing and documenting procedures during the transition of street
tree responsibilities from Parks to Public Works, as well as further research into
other issues identified. Staff will be available at the April 24th workshop to give an
overview of the project and answer questions.
Exhibits: Street Tree Program Findings Report
Budget Impact: None
HB:pm S:\PUBLIC\City Clerk's Office\City Council\Advisory Committees\Land Use & Planning Board\2017\Packet
Documents\4-24-17\Street Trees Program Update MEMO LUPB 4.24.17.docx
cc: Ben Wolters, Economic and Community Development Director
Charlene Anderson, AICP, Long Range Planning Manager
MOTION: Information Only
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Kent’s Street Tree Program –
Findings Report and Preliminary
Analysis
Introduction
Through implementing the City of Kent’s Complete Streets program, the Mayor
instructed staff to develop a plan for more successful street tree plantings. The
issues most commonly identified have to do with tree selection; however, through
interviews with key staff, staff from other jurisdictions and interested community
members, a number of other issues have risen in importance. Addressing these
issues is likely to have more impact on street tree success than the more detailed
selection guidance originally envisioned.
Background
Kent passed Ordinance 1703 in 1971 regulating the planting, maintenance,
protection, control and removal of street trees. The ordinance declares that it is a
policy of the City to line its streets with trees and to provide a consistent and
adequate program for maintenance and preservation of such trees. The ordinance
also stipulates that it shall be the consistent purpose of the City to provide proper
maintenance according to good municipal forestry practices for all trees growing
along city arterials and in business and industrial districts.
In 1995, Ordinance 2567 amended the adopted regulations to give decision-making
authority to the Parks Director, rather than the Park Board. This ordinance also
established the Parks and Recreation department, but otherwise did not
substantially change the content of the street tree program as laid out in Ordinance
1703.
Unfortunately, it seems that city policies and procedures are not always followed,
as in the case of Central Avenue, which was completed just recently in 2016 and
did not include street trees. This may be due to a combination of issues, including
inconsistent values regarding trees, unclear processes or missed communications,
inadequate funding, and insufficient staff training.
In 2017, the Parks department and Public Works department are gearing up to
transition the street tree program entirely to Public Works. This project is
potentially well timed to take advantage of that transition, as explained in the
recommended actions section, below.
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The Issues
Issue 1: Making the right kind of places for trees to succeed.
This is a values/culture issue, as well as a process/communications
issue. This has been incorporated into the Complete Streets process.
This may have indirect funding implications.
Consulting arborists during the design phase of roadway projects (which happens
sometimes but not consistently), and committing (leadership and staff) to making
good places (i.e., designing projects with enough space to create successful
planting beds), would likely go a long way toward improving Kent’s street tree
program. Unfortunately, when ROW is at a premium, there are funding implications
to making good places for trees.
Issue 2: Properly planting and maintaining trees.
This is a process/communication issue, as well as a funding issue.
Guidance may be developed as part of a report, but will be
irrelevant without adequate funding.
Having arborists on site during planting or having arborists consistently conduct
post-planting inspections would help ensure proper planting procedures and
improve the success of Kent’s street trees. Funding a maintenance staff with
adequate personnel to ensure that newly planted trees receive three years of care
while getting established and all trees receive pruning on a cycle of less than seven
years would likely help trees remain in good shape for as long as possible, as well
as identify issues before they become hazardous.
Issue 3: Removing trees as rarely as possible, only when truly
needed, and agreeing on acceptable replacement procedures.
This is a process/communications issue, as well as a values/culture
issue, and may be addressed in a report.
All departments and leadership need to agree on what warrants tree removal,
which (apart from arborist-identified hazards) is a somewhat values-based
judgement. Ultimately, a worthy goal would be for all staff and elected officials to
commit to tree removal being acceptable only as a last resort, when all other
methods of mitigation have been deemed infeasible. Additionally, agreeing on
acceptable replacement procedures could help keep staff on the same page—
although how closely such expectations and agreements would be followed for a
specific project may vary, since a report cannot enforce any recommendations.
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Issue 4: Preventing damage to trees during construction.
This is a staff training issue, as well as a process/communications
issue.
Having an arborist present to ensure best practices for tree protection are being
followed may improve the chances for existing street trees to remain healthy when
construction projects are located nearby. Staff have heard that the City does have
best management practices in place and that staff have only recently recognized
the importance in following them—however, confirmation of this is still pending. It
may be prudent to codify the City’s BMPs into more formal SOPs (standard
operating procedures) or another adopted document.
Issue 5: Sidewalk claims
This is a complication that is somewhat related to all of the above
issues.
The City of Kent spends thousands of dollars every year in claims for people who
have tripped on sidewalks. Some of those sidewalks are buckled due to trees. While
some of this issue would be solved by working on Issue 1 (making the right kinds of
places for trees to succeed), trees will continue to buckle sidewalks in existing
configurations (where planter beds are too small) and even in more ideal
configurations (if we provide more planter bed space, but the tree roots buckle the
sidewalk for other reasons). This is simply an urban reality that many jurisdictions
face. What may be unique to Kent is the magnitude of claims or dollars spent.
Recommended Actions
On Issue 1:
Incorporating arborist consultation into the complete streets process is an
immediate action staff has recently taken that could have a large impact. Further
discussions with the new team of arborists taking over the street tree program
could also provide more opportunities to shift the staff culture at the outset of this
Public Works-run phase of the street tree program. Longer term strategies include
performing a canopy cover survey and setting goals to increase canopy cover on
city streets.
On Issue 2:
Staff can review and revise existing guidance and create guiding documents as
needed to help in the transition of the street tree program from Parks to Public
Works. In particular, documenting the procedures and practices of the Parks
arborists to ensure the continuation of institutional knowledge during the
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transition to Public Works is likely to be very valuable. However, funding
maintenance will remain an issue.
On Issue 3:
Staff can review and revise existing guidelines but the likelihood is that individual
project decisions will be where this particular rubber hits the road. Staff can create
a process whereby tree removal decisions are documented and circulated before
tree removal to ensure that staff from multiple departments have input – however,
the expertise of the arborist should be what the final decision rests on, so the input
of planners in ECD or Parks may be seen as advisory and without the weight of
technical expertise. For now, reviewing existing guidelines and procedures (or
lack thereof) for documentation is the most sensible action to take.
On Issue 4:
Staff can review and revise best management practices for tree protection and
examine how communication about projects does or does not include arborist
expertise. As the street tree program is being transitioned to Public Works from
Parks, it may make the most sense to participate in the transition discussions
and suggest new communication processes as they come up. In other words,
now that construction projects will be in the same department as the street tree
program, arborists may be more likely to know about construction projects and
watch out for BMPs—and perhaps a new process could be developed through the
transition to ensure that communication.
On Issue 5:
Staff can continue to explore how Kent’s procedures related to sidewalk claims
compare to other jurisdictions’. Addressing Issues 1 and 3 (i.e., leaving more space
for future trees and ensuring that existing trees are not removed unnecessarily due
to sidewalk concerns) is likely to ameliorate some of this issue. However, further
research is needed to understand how other jurisdictions are able to creatively keep
trees despite sidewalk issues, and whether or not there are other gaps in Kent’s
processes that could be addressed to lessen the impact on the City of these claims.
Summary
Staff originally envisioned a “Street Tree Master Plan” under the assumption that
further guidance on species selection was needed. However, numerous interviews
with staff from Public Works, HR (risk) and Parks, as well as SDOT’s Urban Forestry
group and Seattle Parks arborists, have yielded a much more complicated picture.
Therefore, staff proposes a new direction for the project that would include
integration into complete streets assessment and assistance reviewing and
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documenting procedures during the transition from Parks to Public Works, as well
as further open-ended research into the other issues identified.
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ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue South
Kent, WA 98032-5895
Date: April 24, 2017
To: Chair Kathi Jones and Land Use and Planning Board Members
From: Hayley Bonsteel, Senior Long Range Planner
Re: Meet Me on Meeker Update
MOTION: Information Only
SUMMARY: Meet Me on Meeker, the collaborative redesign of a key gateway to our
downtown, is making significant strides towards implementation. Through a TIB
grant, in-house work, and upcoming development, several segments of the corridor
will better serve our residents by providing quality walking and bicycling
infrastructure within just a few years. Community outreach has shown the latent
demand for these investments, and the project is gaining visibility in the region for
its forward-thinking approach.
Staff members are now at the starting stages of tackling how to fund, phase, and
implement the preferred cross-section and layout created in the Meet Me on Meeker
Concept Plan. Staff will offer a high-level run-through of the project and
segmentation, demonstrating the best understanding at this stage of how concepts
can be constructed over the next few years.
To make current preliminary, high-level cost estimates and potential sequencing
more accurate, additional survey work and a higher percentage of engineering and
design will need to be accomplished. Staff, therefore, will also sketch the critical
path for Meet Me on Meeker.
BUDGET IMPACT: None
BE:pm P:\Planning\Hayley\MEET ME ON MEEKER\MMOM LUPB Update 4.24.17.docx
Enc: Presentation Slides
cc: Ben Wolters, Economic & Community Development Director
Charlene Anderson, AICP, Long Range Planning Manager
23
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ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue South
Kent, WA 98032-5895
Date: April 24, 2017
To: Chair Kathi Jones and Land Use and Planning Board Members
From: Hayley Bonsteel, Senior Long Range Planner
Re: Sound Transit Light Rail Update
MOTION: Information Only
SUMMARY: City staff has been meeting with Sound Transit staff on a weekly basis
for the past few months. These meetings are intended to generate discussion and
eventually concurrence on a wide range of issues related to the Federal Way Link
Extension light rail project, including the Kent-Des Moines station, the Star
Lake/272nd Street station, and the guideway between the two stations. The topics
discussed so far have included the City’s code requirements and possible deviation
requests, maintenance responsibilities, station design including canopy coverage,
wind protection and seating, crosswalk locations, restrooms, transit-oriented
development strategy, the design-build process and other environmental/technical
topics.
In the coming months, staff will continue to hash out individual issues, while also
gearing up for the next phases in Sound Transit’s process. The next phase includes
reconvening the stakeholders who were previously involved in the outreach process
for another workshop, related to architecture and neighborhood compatibility.
Additionally, Sound Transit’s art program is kicking off with neighborhood research,
and the City’s arts commission has become engaged on the project. Sound Transit
is also beginning right-of-way acquisition soon.
Key issues that are still to be resolved at a staff level include the possibility of
regional detention, the feasibility of relocating overhead transmission lines away
from 30th Avenue, the design and location of plazas near the station, and how the
ground floor of the garage will be designed for an activated and safe pedestrian
experience. All of these issues, in addition to any code deviation requests, will go
before the City Council later this year. Any code amendments will go before the
Land Use and Planning Board as well. Therefore, staff will be available on the April
24th meeting of the LUPB to give a high level overview of the work done to date on
the light rail project, and will be happy to answer any questions regarding the
project.
BUDGET IMPACT: None
HB:pm S:\PUBLIC\City Clerk's Office\City Council\Advisory Committees\Land Use & Planning Board\2017\Packet Documents\4-24-
17\LUPB FWLE UPDATE 4.24.17.docx
cc: Ben Wolters, Economic & Community Development Director
Charlene Anderson, AICP, Planning Manager
33
34
ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue South
Kent, WA 98032-5895
Date: April 24, 2017
To: Chair Kathi Jones and Land Use and Planning Board Members
From: Danielle Butsick, Long-Range Planner/GIS Coordinator
Re: Sound Transit Sounder Access Improvements
MOTION: Information Only
SUMMARY: Sound Transit restored funding for the Kent Station Access
Improvements project in 2016; the project was initially authorized in 2008, and
suspended in 2010 as a result of the recession. A new parking structure is the main
project component, but pedestrian and non-motorized improvements will likely be
included as well. Economic and Community Development staff is collaborating with
Sound Transit staff to ensure that the project is consistent with City of Kent long-
term goals and that implemented improvements enhance the character of Kent’s
downtown. Sound Transit held an open house and stakeholder meeting to guide
selection of site alternatives; staff met with Sound Transit and consultants to
narrow the list of alternatives to four sites. Staff will briefly describe the project and
be available to answer questions from the Board.
The project is likely to include a 450-parking-stall garage and non-motorized access
improvements as determined by the stakeholder and technical advisory committee
process. Four top alternatives have been identified for project siting. These include
1) a vacant lot on the north side of E James Street 2) the Kent Station surface
parking lot; 3) the Washington Cold Storage facility and parking lot and the Sound
Transit-owned surface parking lot on Railroad; and 4) Kaibara Park.
Staff provided information on the Kaibara Park site at the April 10, 2017 ECDC
meeting, and recommended that Kaibara Park be removed from consideration as a
garage site. Feedback from the committee supported this recommendation.
BUDGET IMPACT: None
DB:pm S:\PUBLIC\City Clerk's Office\City Council\Advisory Committees\Land Use & Planning Board\2017\Packet
Documents\4-24-17\LUPB ST Access Improvements UPDATE MEMO 4.24.17.docx
cc: Ben Wolters, Economic & Community Development Director
Charlene Anderson, AICP, Planning Manager
35
36
ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue S.
Kent, WA 98032-5895
Date: April 17, 2017
TO: Chair Kathi Jones and Members of Land Use and Planning Board
FROM: Danielle Butsick, Long-Range Planner/GIS Coordinator
RE: Urban Separators Inventory and Characterization Report [ZCA-2016-2]
For Meeting of April 24, 2017
SUMMARY: The City received multiple requests from property owners during the 2014 and 2015
comprehensive plan amendment docket process to consider changes to zoning or allowed
development density of Urban Separator parcels. City Council approved adding an Urban
Separators analysis to the department’s work plan for 2017. Staff presented a scope of work for
the project to the Economic and Community Development Committee (ECDC) in January, which
included as its first task an inventory and characterization report of existing Urban Separators
parcels. Staff will present the draft report to the Board and will be available to receive feedback
and answer questions.
BACKGROUND: Kent’s Comprehensive Plan and King County Countywide Planning Policies
designate certain parcels in the City as Urban Separator land use. Urban Separators are
intended to create visual definition within and between urban areas, buffer rural or resource
lands, and connect wildlife and critical area corridors. This designation limits development on
these parcels to one residential unit per acre, as all Urban Separators are zoned SR-1, the
lowest density allowed under Kent’s zoning code.
Docket applicants cited neighborhood context and adjacent densities as points to consider when
evaluating alternatives for potential changes in zoning designations or development restrictions.
ECD staff produced a draft inventory and characterization report documenting conditions in
existing Urban Separator parcels, including adjacent land uses, presence of inventoried critical
areas and current development characteristics. The inventory and characterization report will lay
the foundation for future work, including a consistency review, preliminary alternatives analysis,
and stakeholder and public engagement.
Staff will be available at the April 24th meeting to provide information, answer questions, and
receive feedback from the LUPB on the Urban Separators report and next steps.
EXHIBITS: Draft Inventory and Characterization Report; PowerPoint presentation
BUDGET IMPACTS: None
S:\PUBLIC\City Clerk's Office\City Council\Advisory Committees\Land Use & Planning Board\2017\Packet Documents\4-24-17\04-24-17_LUPB_UrbanSeparators-memo-info-only.doc
CC: Ben Wolters, Economic & Community Development Director
Charlene Anderson, Long Range Planning Manager
MOTION: Information Only
37
38
Urban Separators Project, 2017 Parcel Inventory & Characterization
1
City of Kent Urban Separators Project, 2017
Parcel Inventory and Characterization
Introduction
The City of Kent received three docket requests between 2014 and 2017 to consider land
use plan map amendments and zoning amendments for certain parcels currently designated
as Urban Separator on the city’s land use plan map, and zoned SR-1. All three docket
applicants requested that the city consider allowing increased development density on the
referenced parcels, citing existing development on adjacent properties and greater density
in neighboring zoning districts as justification. This report inventories and describes the
currently designated Urban Separators; it is the city’s first step in considering the requested
changes.
The Urban Separator land use designation is used by King County and the City of Kent to
identify and preserve low-density buffer areas within and between urban areas. Countywide
policies direct King County and its municipalities to designate Urban Separators as
permanent low-density areas. These low-density lands are intended to protect forest and
agricultural resource lands, rural communities, and environmentally sensitive areas. They
are intended to preserve open space and connect wildlife corridors within and between
communities while also providing public health, environmental, visual, and recreational
benefits. Countywide policies also provide for a process by which amendments can be made
to designated Urban Separators. Not all of the City’s Urban Separators are also designated
Urban Separators in the Countywide Planning Policies.
In 2001, the Kent City Council passed Ordinance 3551 amending the Kent Comprehensive
Plan to provide for an Urban Separator land use designation consistent with the King County
Countywide Planning Policies (CPPs). The City Council adopted corresponding zoning
regulations that set standards for how parcels within Urban Separators can be subdivided
and developed. For instance, residential development must be “clustered” when located in
Urban Separators, concentrating development in a small segment of the property and
reserving the remainder as undeveloped land or open space. Urban Separators in Kent are
all zoned for single-family residential development at a density of one residential unit per
acre (SR-1), the lowest residential density provided in Kent’s zoning regulations.
The factors and characteristics described for Urban Separators in this report include current
development conditions, property ownership and land use, presence of critical and
environmentally sensitive areas, adjacent land uses and resource lands, and transportation
and utility infrastructure access. These characteristics play various roles in the extent to
which lands can or should be developed, and are briefly described in the following
paragraphs.
The City of Kent adopted a critical areas code in 2005, and comprehensively updated it in
2015, which describes critical or environmentally sensitive areas to be protected from
development through setbacks, preservation, or other means of minimizing potential
impacts. Maps inventorying these critical areas are included in the code by reference, but
actual delineation of the critical areas occurs on a case-by-case basis. Sensitive areas that
may be buffered or preserved by the Urban Separator designation may include geological
hazard areas, such as landslide hazard, erodible soils, or steep slopes, where intensive
development could increase hazardous conditions or put the development itself at risk.
Seismic hazard areas are also included in the city’s inventoried critical areas, and primarily
pertain to the Green River Valley seismic hazard area, where liquefiable soils are prevalent.
39
Urban Separators Project, 2017 Parcel Inventory & Characterization
2
Areas at risk from flooding are identified by the Federal Emergency Management
Administration (FEMA) as those with a 1% annual chance of experiencing flooding, and are
often referred to as the 100-year flood zone. Although defined as critical areas in Chapter
11.06 Kent City Code, flood hazard regulations are located in a separate chapter which
describes policies and standards for development intended to reduce flood losses. Low-
density Urban Separators serve as additional buffers to absorb floodwaters that extend
beyond regulatory flood zone delineation. Low-density development can also prevent
localized flooding in low-lying areas near flood zones by preserving storm water absorption
capacity.
Wildlife habitat, which provides food, protective cover, nesting, breeding, or movement for
certain fish and wildlife species, is also considered a critical area in the city’s critical areas
code. Wildlife habitat corridors are another example of environmentally sensitive areas
buffered or preserved by the low-density development regulations for Urban Separators.
Urban Separators may also serve to connect wildlife habitat in multiple locations, preventing
habitat fragmentation and facilitating movement within and between habitat areas.
The Growth Management Act requires local jurisdictions to identify important resource
areas, including forest and agricultural lands. These lands may also be buffered or protected
by the Urban Separator designation, by physically separating them from the potential
“spillover effects” of intensive development, like polluted storm water runoff, accidental
brush fires, and damage from recreational users. Often, the Urban Separator designation is
used to buffer open space areas such as parks, natural areas, or shorelines to preserve their
character and maintain their integrity as recreational and environmental resources.
The critical areas code also calls for protection of critical aquifer recharge areas to ensure
that development does not have the potential to contaminate important groundwater
sources or impede recharging of the aquifer by causing excessive runoff or otherwise
reducing permeability. Low-density Urban Separators can help to maintain natural drainage
and reduce the potential for intrusion of pollutants into groundwater sources.
Providing access to transportation and utilities infrastructure, including roads, non-
motorized transportation, water supply infrastructure, and sewer utility infrastructure can
influence the cost of developing vacant lands or increasing density of previously developed
properties. Without established access to infrastructure, or with insufficient capacity, the
cost of development can dramatically increase; directing development to areas lacking this
infrastructure through zoning may not be practical or appropriate.
Methods and Data Sources
All City of Kent parcels within the Urban Separator land use designation were selected and
extracted for analysis using GIS tools. Two versions of the Urban Separator parcels layer
were made; one retained the entire extent of all parcels, including those that are split
between the Urban Separator land use designation and other designations. The second was
“clipped” to the extent of the Urban Separators land use designation, excluding portions of
parcels designated under land uses other than Urban Separators. Average parcel sizes were
calculated using the unclipped version, which included the entirety of the parcel; figures
pertaining to total Urban Separator acreage used the second version, which excludes non-
Urban Separator portions of parcels.
To create reporting areas or for the inventory and characterization of existing Urban
Separators, the parcels were grouped into 16 “focus areas” labeled A through P. Focus
areas were determined based on geographic proximity and similarity, and where practical,
40
Urban Separators Project, 2017 Parcel Inventory & Characterization
3
date of annexation to the City of Kent. Figure 1, below, shows the Urban Separator focus
areas to be described.
Data used for analysis for the purposes of this report include King County Parcel Viewer 2.0
for property ownership information; Washington Department of Fish and Wildlife (WDFW)
Priority Habitat and Species (PHS) data; and City of Kent Critical Areas GIS layers including
steep slopes, erosion hazards, landslide hazards, wetlands, critical aquifer recharge areas,
seismic hazard, and flood hazards; and City of Kent parcels, annexation history, and 2009
City of Kent building footprint data. Data have varying dates of publication, but all layers
used are the most recent versions available in the City of Kent GIS database as of February,
2017. City of Kent parcel data were downloaded from the King County GIS website, and
cannot be considered entirely accurate. Recent land surveys in King County have revealed
up to 15 feet divergence from GIS data, so area calculations should be considered rough
estimates. Actual parcel lines and acreage would have to be determined via survey.
Road access and utilities service areas were determined using a combination of Google
satellite imagery (Copyright, 2017), and Kent’s 2008 Transportation Master Plan and 2015
Comprehensive Plan.
Figure 1 – Urban Separator Focus Areas
41
Urban Separators Project, 2017 Parcel Inventory & Characterization
4
Focus Area A – “Contemporary Construction Annex”
Focus Area A, referred to in annexation documentation as “Contemporary Construction”,
was annexed to the City of Kent in 1978. The site is 19 acres, and entirely designated Urban
Separator. There are five single-family homes on the 19-acre site, and seven separate
parcels. Six of the parcels are privately-owned; one of these is vacant. The seventh parcel
is retained by the City of Kent for storm water drainage purposes. The privately-owned
parcels range in size from 0.9 acres to over five acres. The majority of the site is wooded
and has steep slopes; highly erodible soils are also present throughout much of the area.
The extreme southwest corner of the site is part of the Green River Valley seismic hazard
zone. Below are maps indicating the location of steep slopes, erodible soils, and landslide
hazard areas.
Focus Area A is bounded to the south and west by King County Urban Separators and
agricultural resource lands. It also connects a wildlife corridor identified by Washington
Department of Fish and Wildlife (WDFW) as a priority terrestrial habitat area. The wildlife
corridor (center) is indicated in purple in Figure A-6. WDFW describes the area as steep
forested hill slopes along the Green River Valley, which are unstable, but provide wildlife
habitat and migration corridors.
Focus Area A is served by local streets including Woodland Way S., a residential collector
arterial, and the 97th Avenue S. cul-de-sac street. Other nearby collectors and arterials, as
identified in the 2008 Transportation Master Plan (TMP) are SE 277th Street, a minor
arterial, to the south; and 104th Avenue SE, alternately a residential collector arterial and a
residential collector, to the east.
The entire focus area is within Kent’s water and sewer utility service areas.
Figure A – Focus Area A, Contemporary Construction Annex
42
Urban Separators Project, 2017 Parcel Inventory & Characterization
5
Figure A-1 – Focus Area A, Erodible Soils Figure A-2 – Focus Area A, Landslide Risk
Figure A-3 – Focus Area A, Steep Slopes Figure A-4 – Focus Area A, Open Space, Resource
Lands, or Other Jurisdictions' Urban Separators
43
Urban Separators Project, 2017 Parcel Inventory & Characterization
6
th Pl
Figure A-6 – Focus Area A, Wildlife Corridor
S 267th St
Wo
o
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a
n
d
W
a
y
S
S 262nd Pl
Figure A-5 – Focus Area A, Seismic Hazard
44
Urban Separators Project, 2017 Parcel Inventory & Characterization
7
Focus Area B – “Ramstead”
Focus Area B was annexed to the City of Kent in 1994 as part of the 596-acre “Ramstead”
annexation. Of the 596-acre annexation site, the portion designated as Urban Separator is
105 acres. The area is bisected by S 277th Street, and includes 12 parcels, averaging
roughly 8 acres. The largest two parcels are 32 and 39 acres, respectively, and are both
owned by the City of Kent. The Ramstead Urban Separator parcels are almost entirely
wooded with highly erodible soils and steep slopes with landslide risk. No buildings or
structures are present in the focus area. A 5-acre inventoried wetland area is present on
the west side of the area. Figures B-1 through B-4 depicts erodible soils, landslide risk
areas, steep slopes, and wetlands, respectively. The west side of the focus area is also
within the Green River Valley seismic hazard zone and is subject to the FEMA 1% annual
chance flood.
The Ramstead area connects two wildlife corridor areas, although S 277th Street physically
separates them and prevents their contiguity. The wildlife corridors in Focus Area B are
steep terrestrial habitat, similar to that described in Focus Area A. In fact, the northern
segment of the wildlife corridor present in Focus Area B is a continuation of the corridor
present in Focus Area A.
Focus Area B also connects to City of Auburn Urban Separators to the southeast and City of
Auburn open space areas to the southwest, including Mary Olsen Farm, North Green River
greenbelt, and Auburn Golf Course. These open space areas and Urban Separators are
characterized by steep slopes, erodible soils, and landslide hazards.
Streets serving the focus area include S 277th Street, listed as a minor arterial in the 2008
TMP, and Green River Road S., a residential collector arterial. As there is no development in
Focus Area B, no local streets are extended within its boundaries.
The entire focus area is within Kent’s water supply and sewer utility service areas.
Figure B – Focus Area B, Ramstead
45
Urban Separators Project, 2017 Parcel Inventory & Characterization
8
Figure B-1 – Focus Area B, Erodible Soils Figure B-2 – Focus Area B, Landslide Risk
Figure B-3 – Focus Area B, Steep Slopes Figure B-4 – Focus Area B, Wetlands
46
Urban Separators Project, 2017 Parcel Inventory & Characterization
9
Figure B-5 – Focus Area B; Open Space, Resource
Lands, or Other Jurisdictions' Urban Separators
Figure B-7 – Focus Area B; FEMA 1% Flood Zone
Figure B-6 – Focus Area B, Seismic Hazard
47
Urban Separators Project, 2017 Parcel Inventory & Characterization
10
SE 272nd St
10
8
th
Av
e
S
E
Figure B-8 – Focus Area B, Wildlife Corridor
48
Urban Separators Project, 2017 Parcel Inventory & Characterization
11
Focus Area C – “Impoundment Reservoir South”
Focus Area C was annexed to the City of Kent in 1987 as part of a 156-acre annexation
area, referred to as the Impoundment Reservoir Annexation. Of the annexation site, 87
acres in the southern portion were designated as Urban Separator. This area is not within
Kent’s contiguous boundary. There are 89 separate parcels on the site; 75 of these parcels,
totaling 9 acres, have been graded and are ready for construction of single-family homes.
As of February, 2017 none of the 75 lots have been permitted for construction; however,
Kent has issued civil permits for utilities and roads, which have been installed to access the
parcels. These privately owned properties are within the Bridges Planned Unit Development
(PUD), and they average roughly 0.4 acres. The PUD allows some commercial uses within
the area designated Urban Separator. A large portion of the acreage in Focus Area C is
owned by the City of Kent; the largest single parcel is owned by the city and is split-
designated and split-zoned Urban Separator/SR-1 and SR-3. In addition to the privately-
owned and city-owned parcels, twenty tracts averaging 0.3 acres have been reserved to
remain undeveloped. The remaining 65 acres in the Impoundment Reservoir Annexation
area that are not designated Urban Separator are zoned SR-3; most of the buildable lots in
this area have recently-built (within the last five years) single-family homes.
A substantial portion of Focus Area C consists of inventoried critical areas, including erodible
soils, landslide risk, 32 acres of wetlands, and a small area with steep slopes. Refer to
Figures C-1 through C-5 for Focus Area C critical areas.
Focus Area C also has a WDFW-designated wildlife corridor for priority wetland habitat. The
WDFW designated wildlife corridor (Figure C-6) is roughly aligned with the city-designated
critical wetland area.
As the site is not within Kent’s contiguous boundary, there are no City of Kent parks nearby;
Figure C – Focus Area C, Impoundment Reservoir South
49
Urban Separators Project, 2017 Parcel Inventory & Characterization
12
Figure C-1 – Focus Area C, Erodible Soils Figure C-2 – Focus Area C, Landslide Risk
Figure C-3 – Focus Area C, Steep Slopes Figure C-4 – Focus Area C, Wetlands
however, the site is immediately adjacent to Auburndale II Park to the west. Auburndale II
is part of the City of Auburn’s park system, and is a wooded 9.3-acre property with a
network of gravel walking trails. Adjacent to Focus Area C to the northwest are City of
Auburn Urban Separator parcels zoned R1 (one residential unit per acre), which have
inventoried critical areas characterized by steep slopes, erodible soils, and landslide
hazards.
A network of local streets is present throughout Focus Area C, serving the residential lots
within the Bridges development. City of Auburn streets form the boundaries of the focus
area, including 124th Avenue SE, SE 304th Street, both of which are identified as minor
arterials in Auburn’s 2015 Transportation Comprehensive Plan.
Focus Area C is served by the City of Kent’s water supply system, and the City of Auburn’s
sewer utility system.
50
Urban Separators Project, 2017 Parcel Inventory & Characterization
13
SE 296th Way
12
4
th
Av
e
S
E
11
8
th
Av
e
.
S
E
Figure C-6 – Focus Area C, Wildlife Corridor
Figure C-5 – Focus Area C; Open Space, Resource
Lands, and Other Jurisdictions’ Urban Separators
51
Urban Separators Project, 2017 Parcel Inventory & Characterization
14
Focus Area D – “Meridian South”
The Meridian South focus area, Focus Area D, was annexed in 1996 as part of a 3,329-acre
annexation. Of the annexation site, 239 total acres are Urban Separator; properties in this
focus area total 124 acres. There are 47 separate parcels in Focus Area D; all are privately
owned and average over 2.5 acres in size. Three of the parcels at the northeast corner of
the site are split-zoned; together, they extend approximately 0.2 acre into the SR-6 zoning
district to the east. Present uses in Focus Area D are primarily low-density residential and
Reber Ranch, which includes a veterinary clinic, dog park, farm and feed store, and
equestrian center.
Focus Area D has coincident erodible soils and landslide risk in the southwest quadrant of
the site. There is also a small region of steep slopes at the extreme southwest corner.
Nineteen acres of designated critical wetlands exist throughout the focus area; the largest
contiguous wetland runs north-south across its entire length. The Meridian South focus
area is also entirely within a designated critical aquifer recharge area, and the central
approximately one quarter of the focus area is within the Green River Valley seismic hazard
zone.
Streams running through the center and southwest quadrant of the site serve as WDFW
priority habitat and breeding grounds for Coho salmon and resident coastal cutthroat trout.
The streams running through Focus Area D also create a linkage between aquatic habitat
corridors to the north, south, and east. These wildlife corridors can be seen in Figure D-8.
Focus Area D connects to City of Auburn Urban Separator parcels zoned R1, immediately to
the south and west, as can be seen in Figure D-6. The adjacent Auburn Urban Separators,
like Focus Area D, contain wetlands, landslide risk, and erodible soils.
Figure D – Focus Area D, Meridian South
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Focus Area D is served by a minor arterial, 132nd Avenue SE, to the south and a residential
collector arterial, SE 282nd Street, to the north. Local streets off of these arterials serve the
residential uses within the focus area.
Focus Area D is within the District #111 water supply service area; sewer utility service is
provided by Soos Creek Water & Sewer District.
Figure D-2 – Focus Area D, Erodible Soils Figure D-1 – Focus Area D, Aquifer Recharge Area
Figure D-3 – Focus Area D, Landslide Risk Figure D-4 – Focus Area D, Steep Slopes
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Figure D-5 – Focus Area D, Wetlands Figure D-6 – Focus Area D; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
Figure D-7 – Focus Area D, Seismic Hazard
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SE 282nd St
SE 288th St
13
2
nd
Av
e
S
E
Figure D-8 – Focus Area D, Wildlife Corridor
14
0
Av
e
S
E
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Focus Area E – “Meridian East”
Focus Area E, Meridian East, was annexed to the City of Kent in 1996 as part of a 3,329-
acre annexation generally referred to as the Meridian annexation. Of the annexation area,
239 total acres are designated Urban Separator; properties in this focus area total 52.5
acres.
Focus Area E contains 16 individual parcels, which are both privately- and publicly-owned.
All three of the properties in the northeast segment are state-owned; two of these
properties, with total acreage of six and seven acres, respectively, are owned by the
Washington State Department of Natural Resources (DNR). A third, three-acre property is
owned by the Washington State Department of Transportation (WSDOT). Neither of these
properties is entirely within the Urban Separator designation; each is split between Urban
Separator and open space designations.
Soos Creek Estates is located in in the northwestern most segment of the focus area. This
mobile home park contains 118 individual mobile homes. The southern segment of the
focus area is primarily privately owned, with parcel sizes ranging from 0.5 to 4.5 acres.
Publicly owned properties include City of Kent Fire Station 75 at the north of the southern
segment on the south side of S 272nd Street, and a 0.5-acre wooded property to the south
of the fire station owned by King County Parks. This King County Parks property abuts Soos
Creek at its eastern border.
Focus Area E is entirely within a critical aquifer recharge area. It also contains roughly 19
acres of inventoried wetland. In the easternmost portion of the focus area, north of Kent
Kangley Road, is a narrow band of inventoried steep slopes. The eastern portion of the focus
area, along Soos Creek, is subject to the FEMA 1% annual chance flood.
Figure E – Focus Area E, Meridian East
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The focus area abuts several open space corridors, including those that connect to Soos
Creek. Urban separators in the City of Covington span the entire northern and eastern
perimeter of the Meridian East focus area.
A wildlife habitat corridor (Figure E-6) runs through Focus Area E, which according to the
WDFW Priority Habitat and Species dataset includes aquatic habitat and freshwater
forested/shrub wetland. Streams in the inventoried habitat corridor carry Coho salmon,
steelhead, Chinook salmon, resident coastal cutthroat trout. The streams in the area are
also identified as breeding grounds for Coho salmon.
Focus Area E is served by SR-516/Kent Kangley Road, with local streets and driveways
spurring off of Kent Kangley road to access residential uses. The focus area is bounded to
the west by 156th Avenue SE, a residential collector arterial.
The majority of Focus Area E is served by District #111 for water supply services, although
small portions to the east are served by the Covington Water District. The northern segment
of the focus area, north of SE Kent Kangley Road, is served by Soos Creek Water & Sewer
District for sewer utility service; the southern segment is not served by a public district, and
properties in this area are on private septic systems.
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Figure E-1 – Focus Area E, Aquifer Recharge Area Figure E-2 – Focus Area E, Steep Slopes
Figure E-3 – Focus Area E, Wetlands Figure E-4 – Focus Area E; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
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SE 272nd St/SR-516
15
2
nd
Av
e
S
E
Figure E-6 – Focus Area E, Wildlife Corridor
Figure E-5 – Focus Area E, FEMA 1% Flood Zone
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Focus Area F – “Meridian Northeast”
Focus Area F was annexed to the City of Kent in 1996 as part of the above referenced
3,329-acre Meridian annexation. Of the annexation site, 239 acres are Urban Separator; the
parcels in this focus area total 33 acres. The focus area is oriented diagonally northwest to
southeast and abuts slopes in the City of Covington to the east.
The Meridian Northeast focus area includes 16 parcels, which average approximately 2 acres
in size and are primarily privately owned. The City of Kent owns three parcels in the
northern segment of the focus area, which total roughly 9 acres. These publicly-owned
parcels are adjacent on their eastern borders to City of Kent-owned open space properties
and King County Parks properties, including a segment of Soos Creek Park. The entirety of
Focus Area F’s eastern border is adjacent to open space or City of Covington Urban
Separators; the southern boundary of the south segment abuts a portion of Soos Creek
Park.
The vicinity of Soos Creek is subject to the FEMA 1% annual chance flood; most of Focus
Area F is outside of the flood zone, but it does cross into small segments along the eastern
border of the focus area. See Figure F-8 for a map depicting the Focus Area F flood zone.
Inventoried critical areas are present throughout the Meridian Northeast focus area; the
northern half of the focus area is within the inventoried critical aquifer recharge area, as is a
segment at the far southeast. Erodible soils and landslide hazard areas cut through the
center of the focus area; these areas also align with the seismic hazard zone. There are 16
acres of inventoried wetland present, along the area’s eastern side; these connect to City of
Covington wetlands to the east. See figures F-1 through F-7 for maps of these critical areas.
Similar to Focus Area E, Focus Area F contains a WDFW inventoried wildlife corridor,
Figure F – Focus Area F, Meridian Northeast
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characterized by freshwater forested/shrub wetland habitat, and Soos Creek/Meridian Valley
Creek stream habitat carrying steelhead, Chinook salmon, coastal cutthroat trout, and Coho
salmon. The stream is inventoried breeding grounds for Coho salmon.
Focus Area F is served by SE 256th Street, a minor arterial per the 2008 TMP, and is
bordered to the west by 148th Avenue SE, a residential collector arterial. Residential uses
are served by local streets and gravel driveways.
Water supply service is provided to Focus Area F by District #111; it is served by the Soos
Creek Sewer & Water District for sewer utility service.
Figure F-3 – Focus Area F, Landslide Risk Figure F-4 – Focus Area F, Steep Slopes
Figure F-1 – Focus Area F, Aquifer Recharge Area Figure F-2 – Focus Area F, Erodible Soils
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Figure F-5 – Focus Area F, Wetlands Figure F-6 – Focus Area F; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
Figure F-7 – Focus Area F, Seismic Hazards Figure F-8 – Focus Area F, FEMA 1% Flood Zone
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SE 256th St
SE 260th St
15
2
nd
Av
e
S
E
148
th
Av
e
S
E
Figure F-9 – Focus Area F, Wildlife Corridor
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Focus Area G – “Meridian Valley”
Focus Area G was annexed to the City of Kent in 1997 as part of the 902-acre annexation
generally referred to as Meridian Valley. Of the annexation site, 50 acres are designated
Urban Separator, and are all within this focus area. The 30 individual parcels within Focus
Area G are all privately owned; the focus area also includes a 1-acre undevelopable tract.
Development on the site is primarily single-family residential with an average lot size of 1.5
acres; the largest parcel is over 8 acres and includes a residential structure and a
manicured grass field. Other properties in the focus area, 2-3 acres in size, are used for
livestock and equestrian purposes.
Focus Area G is entirely within Kent’s inventoried critical aquifer recharge area and it
contains roughly 2 acres of inventoried wetlands. Its eastern border, as well as narrow
bands through its center, contains inventoried critical areas for erodible soils, landslide
hazards, and steep slopes. The eastern portion of the Meridian Valley focus area is also
within the seismic hazard zone. Figures G-1 through G-7 graphically depicts these critical
areas.
To the east of Focus Area G is Soos Creek Trail and its associated park system, owned by
King County Parks. The Soos Creek FEMA 1% annual chance flood zone runs adjacent to
Focus Area G to the east, without actually reaching into the focus area. Farther east beyond
the Soos Creek Trail system, and to the southeast of Focus Area G, are City of Covington
Urban Separator properties.
The Meridian Valley Urban Separator focus area is adjacent to a WDFW inventoried priority
habitat area for freshwater forested/shrub wetland habitat and Soos Creek, which carries
Chinook salmon, Coho salmon, and coastal cutthroat trout. Refer to Figure G-8 for a map of
the WDFW wildlife corridor. The Meridian Valley Urban Separator properties appear to serve
Figure G – Focus Area G, Meridian Valley
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as a buffer between these habitat areas and single-family residential areas zoned SR-4.5.
Focus Area G is served to the east by SE 240th Street and 148th Avenue SE, a minor arterial
and residential collector arterial, respectively. 148th Avenue SE connects to a second minor
arterial, SE 256th Street, to the south. A residential collector, 144th Avenue SE, bisects the
focus area in a north-south orientation. Just to the north of the focus area is the trailhead
for Soos Creek Trail, a 7-mile paved multi-use non-motorized trail running northwest-
southeast.
Soos Creek Sewer & Water District provides sewer utility service for Focus Area G; water
supply service is provided by District #111 for the segments south of SE 240th Street, and
by Soos Creek Water District for the segment to the north.
Figure G-1 – Focus Area G, Aquifer Recharge Area Figure G-2 – Focus Area G, Erodible Soils
Figure G-3 – Focus Area F, Landslide Risk Figure G-4 – Focus Area G, Steep Slopes
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Figure G-5 – Focus Area G, Wetlands Figure G-6 – Focus Area G; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
Figure G-7 – Focus Area G, Seismic Hazards Figure G-8 – Focus Area G, FEMA 1% Flood Zone
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144
th
Av
e
S
E
Figure G-9 – Focus Area G, Wildlife Corridor
SE237th Pl
SE 240th St
148
th
Av
e
S
E
148
th
Av
e
S
E
145
th
Pl
SE
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Focus Area H – “Soos Creek”
The Soos Creek focus area was annexed to the City of Kent in 2010 as part of the Panther
Lake annexation, which totaled 3,346 acres. Of the larger annexation site, 438 acres are
designated Urban Separator; parcels in this focus area total 233 acres. Focus Area H
contains 101 individual parcels, and 4 reserved undevelopable tracts. The average size of
these parcels is just over 2 acres; however, the parcels vary widely in size from less than
one acre to over 26 acres. The majority of the Focus Area H properties are privately owned,
although the largest parcel, at just over 26 acres, is owned by the City of Kent. The city
also owns a 6-acre parcel, which is contiguous with this larger property.
Three parcels near the center of the focus area, including the 26-acre City of Kent parcel,
are split-designated between Urban Separator, zoned SR-1; and Single Family Residential,
zoned SR-4.5. One parcel, which is privately owned, is split-designated between Urban
Separator, zoned SR-1; and Single Family Residential, zoned SR-8. Of the 101 properties,
84 contain structures of some kind; 17 are vacant. Uses in this area are primarily single-
family residences and associated structures, as well as a public elementary school, a dog
daycare and kennel, and private equestrian uses. In the northern half of the focus area, an
8-acre single-family residential subdivision built in the late 1970s is present, in which
parcels average .25 acre in size.
Inventoried critical areas for erodible soils, landslide risk, and steep slopes cut through the
center of the focus area, running parallel to the slopes in unincorporated King County to the
east. The northernmost segment of the focus area also has incidence of erodible soils and
landslide hazard. Three major (>1 acre) inventoried wetland bodies, as well as several
smaller wetland bodies, are present in Focus Area H, with a total area of 37.5 acres of
wetland. Large wetland bodies (8-10 acres) are also present outside of the focus area to the
west, and are part of the wildlife corridor described below. The southern half of the focus
area is subject to seismic hazards.
Figure H – Focus Area H, Soos Creek
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Figure H-1 – Focus Area H, Erodible Soils
King County open space and greenbelts, including the Soos Creek Trail system, span the
entire east and north borders of Focus Area H, and the FEMA 1% annual chance flood zone
crosses slightly into the focus area on the far eastern edge.
The City of Kent received a docket request in 2014 to consider rezoning a 2.3 acre parcel in
the northwest segment of Focus Area H. A map indicating the location of the parcel is
shown in Figure H-7. The request was to consider rezoning this particular parcel to match
that of the parcels to the west, which are zoned SR-6. Current zoning, not controlling for
any site constraints would allow 2 dwelling units on the parcel, if subdivided. By rezoning
the parcel to SR-6, allowed density would increase to a total of 12 dwelling units on the
property, if subdivided.
No inventoried critical areas are present on the docket property, although a small (<1/10
acre) wetland body is present on the property directly to the south, and large wetland
bodies are present to the west and southeast within 1,000 to 1,200 feet. It is surrounded
on three sides by properties zoned SR-1; it is bordered to the west by 132nd Avenue SE. On
the west side of 132nd Avenue SE, properties are zoned SR-6.
A wildlife corridor inventoried by WDFW as priority wetland or emergent wetland habitat
runs northwest to southeast adjacent to the east side of the focus area. Also in this wildlife
corridor are streams carrying coastal cutthroat trout, Coho salmon, and Chinook salmon. It
is a breeding area for Coho salmon.
Focus Area H is served by an east-west minor arterial at the northern end, SE 208th Street
and a north-south minor arterial that forms the northern portion of the focus area’s western
border. The southern portion of the focus area can be accessed north-south through 140th
Avenue SE and east-west through SE 133rd Street, both residential collectors. The focus
area is served by Soos Creek Trail to the east, for non-motorized transportation.
The Soos Creek Water & Sewer District provides water supply and sewer utility service for
Focus Area H. A small segment south of SE 244th Street does not have sewer utility service.
Figure H-2 – Focus Area H, Landslide Risk
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Figure H-3 – Focus Area H, Steep Slopes Figure H-4 – Focus Area H, Wetlands
Figure H-5 – Focus Area H; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators Figure H-6 – Focus Area H, Seismic Hazard
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Figure H-7 – Focus Area H, Docket Parcels
(Rezone Requested) Figure H-8 – Focus Area H, FEMA 1% Flood Zone
Figure H-8 – Focus Area H, Wildlife Corridor
SE 208th St
14
8
th
Av
e
S
E
SE 244th St
SE 240th St
13
2
nd
Av
e
S
E
11
6
th
Av
e
S
E
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Focus Area I –“Panther Lake Northeast”
Focus Area I was annexed to the City of Kent in 2010 as part of the 3,346-acre Panther
Lake annexation. Of the annexation site, 438 acres are Urban Separator; this focus area is
39 acres. There are 40 separate parcels in the Panther Lake Northeast Urban Separator
focus area, which average just less than 1 acre in size. There are 3 reserved undevelopable
tracts, totaling less than .5 acre. In the center of the site is a 4.5 acre subdivision, with 22
parcels averaging less than .25 acre each. The remaining 18 parcels average over 1.5 acres
in size. All but one of the 40 parcels is privately owned; the largest of these is over 9 acres.
The second largest property, at roughly 3.6 acres in size, is owned by the City of Kent. All
three of the reserved tracts are vacant, as are four of the 40 parcels, including the 3.6-acre
City of Kent property.
Inventoried critical areas in Focus Area I include bands of erodible soils and landslide hazard
across the northern half of the focus area, and small slivers of erodible soils and landslide
hazard areas at its southeastern most edge, which extend into unincorporated King County.
Small slivers of steep slopes are present in the northwest and southeast. Focus Area I
contains 8 acres of inventoried wetland, primarily located in the southern segment and at
the far northeast perimeter.
Focus Area I is adjacent to King County open space and greenbelts, including the Soos
Creek Trail system, along its entire eastern and northern border. To the south and to the
west, properties are zoned SR-6; those to the southwest are zoned SR-1.
A wildlife corridor, inventoried by WDFW in the PHS database, is adjacent to the focus area
to the east. It contains wetland and emergent wetland habitat, as well as freshwater
forested/shrub wetland. Priority wetland habitat is also present within the focus area, the
majority of which is located in the eastern portion of the southern segment.
Figure I – Focus Area I, Panther Lake Northeast
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124th Avenue SE, a residential collector arterial, runs north-south along the western border
of Focus Area I. Local streets and driveways, including the SE 198th Place cul-de-sac serve
the residential uses in the focus area. At the northernmost edge of the focus area is the
trailhead for Soos Creek Trail, a paved, multi-use path which runs along its entire eastern
perimeter.
Focus Area I is served by Soos Creek Water & Sewer District for water supply and sewer
utility service.
Figure I-1 – Focus Area I, Erodible Soils Figure I-2 – Focus Area I, Landslide Risk
Figure I-3 – Focus Area I, Steep Slopes Figure I-4 – Focus Area I, Wetlands
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Figure I-5 – Focus Area I; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
Figure I-6 – Focus Area I, Wildlife Corridor
SE 198th Pl
12
4
th
Av
e
S
E
SE 200th St
SE 201st Pl
SE 192nd St
11
9
th
Av
e
S
E
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Focus Area J – “Panther Lake”
Focus Area J was also annexed in 2010 as part of the 3,346-acre Panther Lake annexation.
Of the annexation site, 438 acres are Urban Separator; parcels in this focus area total 140
acres. The area has 90 separate parcels, averaging roughly 1.5 acres. The largest four
parcels, however, range from 6 to 16 acres. Nearly all of the parcels have structures on
them; only seven are entirely vacant. Structures include single family homes and the New
Hope Presbyterian Church.
Property ownership in in the Panther Lake focus area is primarily private. Two properties out
of 90 are publicly owned, each just under one acre; one of these is owned by the City of
Kent, and one is owned by the State of Washington.
The city received a docket request to consider rezoning a contiguous group of 8 parcels at
the southwest corner of the focus area from SR-1 to SR-6 or SR-8 (see Figure J-6). The
parcels on the docket request have an average size of just over ½ acre; the largest single
parcel is 1.3 acres. Not controlling for any site constraints, and dependent upon
confirmation of legal lot size via survey, current zoning would allow for less than one
dwelling unit per parcel, if subdivided. A rezone to SR-6 would result in average allowable
density of four dwelling units on each of the eight parcels. The city’s adopted density
calculation method, KCC 15.02.096, does not allow rounding in density calculations for
subdivisions of less than four lots; three of the parcels have development potential under
SR-6 of less than two units, so these parcels would not be allowed to subdivide under SR-6
zoning. A rezone to SR-8 would likely allow an average of just less than six dwelling units on
each parcel; depending on legal lot survey results, the smallest parcel may be too small to
subdivide even under SR-8 density.
Properties adjacent to the south are zoned MR-G, for low-density multifamily. To the west,
Figure J – Focus Area J, Panther Lake
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across 108th Avenue SE, diagonally, are properties zoned SR-6; diagonally to the east are
properties zoned SR-8. No critical areas are present on these 8 properties; however, there
are inventoried wetlands on parcels directly to the south, as well as an 83-acre inventoried
wetland body (Panther Lake), less than 500 feet from the nearest property. To the
southwest are a mobile home park, Pantera Lago Estates, and an apartment complex called
Windsong Arbor.
Focus Area J abuts the City of Renton to the west. The 2011 King County Countywide
Planning Policy (CPP) Urban Separators South Overview map shows a City of Renton Urban
Separator corridor immediately to the west of the City of Kent Panther Lake parcels, which
connects to Kent Urban Separator parcels as far west as SR-167. This CPP-mapped Urban
Separator corridor appears to create a continuous linkage between Soos Creek wetlands to
the east of Focus Area J, wetlands surrounding Panther Lake, and wetlands at the SR-167
corridor. The City of Renton’s comprehensive land use map designates these parcels as
low-density single family; the City of Renton parcels are variously zoned R-1, RC (resource
conservancy), and R-4 (four residential units per acre). Although depicted as Urban
Separators on countywide maps, the City of Renton does not consider those properties
zoned R-4 as Urban Separators.
A small portion of Focus Area J is inventoried critical area for erodible soils, steep slopes, or
landslide risk. Over 40 acres of the site is inventoried wetland; the focus area parcels
surround Panther Lake, a priority wetland habitat area in the WDFW Priority Habitat and
Species database. The database also shows two locations in the immediate vicinity of Focus
Area J used by bald eagles as nesting and breeding grounds.
The Panther Lake focus area is bounded to the west by SR-515/108th Avenue SE, a principal
arterial in Kent and Renton. SE 208th Street, a minor arterial, runs east-west at the
southern border of the focus area; and SE 196th Street, a residential collector arterial, forms
the northern border. A network of local streets and driveways serve the residential uses off
of the arterials.
Focus Area J is served by Soos Creek Water & Sewer District for water supply and sewer
utility service.
Figure J-1 – Focus Area J, Erodible Soils Figure J-2 – Focus Area J, Landslide Risk
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Figure J-3 – Focus Area J, Steep Slopes Figure J-4 – Focus Area J, Wetlands
Figure J-5 – Focus Area J, Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
Figure J-6 – Focus Area J, Docket Parcels
(Rezone Requested)
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SE 196th St
SE 208th St
10
8
th
Av
e
S
E
Figure J-7 – Focus Area J, Wildlife Corridor
11
6
th
Av
e
S
E
SE 192nd St
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Focus Area K – “Wilson Road”
The 300-acre “Wilson Road” annexation was annexed to the City of Kent in 1959. Of the
300-acre annexation, 36 acres are designated as Urban Separators, comprising Focus Area
K. Focus Area K is made up of 11 parcels, averaging just over 3 acres each. The largest
parcel is 9.5 acres, and is split between 9 acres in the City of Kent and .5 acre in the City of
Renton; both segments are designated Urban Separator. Seven of the 11 parcels have
structures built on them, and 4 are vacant. Ten of the parcels are privately owned; the
second largest parcel, at 6.3 acres, is owned by the City of Renton.
The southernmost 4 parcels are entirely within a critical aquifer recharge area, along with
small slivers of an additional two parcels. Focus Area K has coincident inventoried erodible
soils and landslide risk areas through the center of the site; patches of inventoried steep
slopes are also present in various locations. Roughly 1.7 acres of inventoried wetlands are
present on the site; a narrow band crosses its entire width east to west toward the southern
portion of the site.
Washington Department of Fish and Wildlife (WDFW) PHS data show documented incidence
of residential coastal cutthroat trout and breeding areas for Coho salmon in Springbrook
Creek at the northern perimeter of the site. The site creates a linkage between WDFW PHS
wetland habitat to the north and to the east in the City of Renton, including Springbrook
Trout Farm, where blue heron, kingfisher, woodpecker, and osprey are frequently sighted.
Focus Area K is directly adjacent to SR-167, which runs north-south at its western border,
but there is no direct connection. S 200th Street, a residential collector arterial, approaches
the southeast corner of the focus area, but turns 90 degrees south to 92nd Avenue S before
entering the area. The only direct access to the focus area is through local streets and
gravel driveways.
Figure K – Focus Area K, Wilson Road
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The southern half of Focus Area K is served by Soos Creek Water & Sewer District for water
supply and sewer utility service; the northern half if served by Renton Sewer & Water
District.
Figure K-2 – Focus Area K, Erodible Soils Figure K-1 – Focus Area K, Aquifer Recharge Area
Figure K-4 – Focus Area K, Steep Slopes Figure K-3 – Focus Area K, Landslide Risk
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Figure K-5 – Focus Area K, Wetlands Figure K-6 – Open Space, Resource Lands, or Other
Jurisdictions’ Urban Separators
Figure K-5 – Focus Area K, FEMA 1% Flood Zone
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S 192nd St
S 200th St
Figure K-6 – Focus Area K, Wildlife Corridor
92
nd
Av
e
.
S
S 196th Pl
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Focus Area L – “Chestnut Ridge-Cloverdale”
Focus Area L, the Chestnut Ridge-Cloverdale Urban Separator, totals 52 acres. It was
annexed to the City of Kent in three parts in 1958, 1977, and 1993, respectively. The
southwestern segment was annexed to Kent in 1958 as part of the 300-acre Cloverdale
annexation, of which 14 acres have been designated as Urban Separator. Kent annexed the
southeastern part of Focus Area L in 1977 as part of the 59-acre Lien annexation; 10 of the
total 59 acres have been designated Urban Separator. The 187-acre Chestnut Ridge
annexation included the northern portion of Focus Area L, and contains a total of 28 acres
designated as Urban Separator.
There are eight individual parcels in the Chestnut Ridge-Cloverdale Urban Separator focus
area. The King County parcel GIS data also shows a sliver of a privately owned parcel on
the northeastern most corner of the focus area, which appears to be part of a larger parcel
to the south, across S 208th Street, and outside of the Urban Separator. This parcel sliver
also appears to be within the street right-of-way, and may reflect an error in the King
County data. Seven parcels comprise the southern segment of the focus area, and are all
owned by the City of Kent. The northern segment is privately owned. There are no
structures on the Focus Area L properties.
The entire Chestnut Ridge-Cloverdale Urban Separators focus area is within the designated
critical aquifer recharge area. A large portion of the northern segment contains erodible
soils and landslide risk, as do portions of the southern segment. Isolated slivers of steep
slopes are present throughout Focus Area L, and the 52-acre area contains over 18 acres of
wetland. The eastern portion of the northern segment is subject to seismic hazards, as is
the northern edge of the southern segment. Maps of these areas are shown in Figure L-1
through L-6.
Focus Area L is not immediately adjacent to designated open space, and being centrally
Figure L – Focus Area L, Chestnut Ridge-Cloverdale
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Urban Separators Project, 2017 Parcel Inventory & Characterization
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Figure L-2 – Focus Area L, Erodible Soils Figure L-1 – Focus Area L, Aquifer Recharge Area
located well within city limits, it does not abut other jurisdictions’ Urban Separators.
A WDFW inventoried wildlife corridor is present in the southern segment of Focus Area L.
This corridor contains freshwater forested/shrub wetland habitat, and a stream that carries
Coho salmon, Chinook salmon, and coastal cutthroat trout. It is also a breeding area for
Coho salmon.
Focus Area L is served by a principal arterial, S 212th Street, which bisects it running east-
west and along its northeast border. S 208th Street, a residential collector arterial, runs
east-west along the northern edge of the focus area. S 218th is a residential collector
arterial, running east-west and then north south at the southern end of Focus Area L.
The northern portion of Focus Area L, north of S 212th Street and west of S 212th Way, is
served by Soos Creek Water & Sewer District for water supply service; the southern half is
served by the Kent Water Franchise. Sewer utility service is provided by the City of Kent.
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Figure L-4 – Focus Area L, Steep Slopes Figure L-3 – Focus Area L, Landslide Risk
Figure L-5 – Focus Area L, Wetlands Figure L-6 – Focus Area L, Seismic Hazard
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Figure L-7 – Focus Area L, Wildlife Corridor
S 212th St
S 208h St
S 218th St
98
th
Av
e
S
S 218th St
96
th
Av
e
S
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Urban Separators Project, 2017 Parcel Inventory & Characterization
49
Focus Area M – “O’Connell-McCann”
Focus Area M, O’Connell-McCann, was annexed to the City of Kent in three separate
annexations, between 1968 and 1971. The central portion was annexed in 1968, as part of
the 131-acre Kaltenbach annexation; 68 of the 131 acres annexed are designated Urban
Separator. The north and western portions of the focus area were annexed to the city as
part of the 68-acre O’Connell annexation in 1971. Of the 68-acre annexation, 33 acres are
designated Urban Separator. The small southern segments were annexed to the city in
1970. This portion was part of the McCann annexation, which totaled 125 acres, of which
21 acres are designated Urban Separator.
There are 21 separate parcels in Focus Area M, with an average size of approximately 6
acres. Six of the parcels have structures on them, primarily single-family homes and
agricultural buildings; the remaining 15 are vacant.
Focus Area M contains no erodible soils or landslide hazard areas; however, there are
segments of these critical areas adjacent to the focus area. Maps below in Figure M-1 and
M-2 show these areas. A very small sliver of inventoried critical area for steep slopes is
present in the southern segments, shown in Figure M-3. Nearly the entire focus area is
within an inventoried wetland, totaling 114 acres. The Green River Valley seismic hazard
area covers all but a narrow sliver at the western edge of the focus area, and most of the
area is also within the area identified by FEMA as the 1% annual chance flood zone, or 100-
year flood.
An inventoried agricultural resource area is present in the center of the focus area, as
shown in Figure M-5. Open space lands area adjacent to the north and south of Focus Area
M, as well as its eastern perimeter, along the Green River.
Figure M – Focus Area M, O’Connell-McCann
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Figure M-2 – Focus Area M, Landslide Risk Figure M-1 – Focus Area M, Erodible Soils
The majority of Focus Area M is within a WDFW priority wildlife corridor, identified as
freshwater emergent wetland, freshwater forested/shrub wetland, and waterfowl
concentrations. These wildlife habitat areas also extend into the agricultural and open space
lands surrounding the Urban Separator focus area.
Focus Area M is served by a principal arterial, the S. 212th Street and Orillia Road corridor,
to the west and south. The 42nd Avenue S., 37th Place South, and Riverview Boulevard S.
residential collector arterial corridors connect to the focus area to the southwest.
The City of Kent provides sewer utility and water supply service for Focus Area M.
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Figure M-4 – Focus Area M, Wetlands
Figure M-5 – Focus Area M; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators Figure M-6 – Focus Area M, Seismic Hazard
Figure M-3 – Focus Area M, Steep Slopes
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Figure M-7 – Focus Area M, FEMA 1% Flood Zone
Figure M-7 – Focus Area M, Wildlife Corridor
S 212th St
S 200th St
42
nd
Av
e
S
S 216th St
S 204th St
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Urban Separators Project, 2017 Parcel Inventory & Characterization
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Focus Area N – “Highlands North”
Focus Area N was annexed in 1959 as part of the 609-acre annexation area generally
referred to as the Highlands. Of the Highlands annexation area, 276 acres are designated
Urban Separator; this focus area is 107 acres.
Eleven individual parcels are present within Focus Area N; their average size is just less
than 10 acres. The City of Kent owns nine of the parcels, and two are privately owned. One
of the properties, at the far northwest of the focus area, contains a single-family residence.
The remaining 10 properties, totaling 104 acres, are vacant.
Steep slopes, erodible soils, and landslide risk characterize the western edges of Focus Area
N, as well as broad bands through its center and surrounding Veterans Drive. The eastern
half of the focus area is within the Green River Valley seismic hazard zone, and much of this
area is also subject to the FEMA 1% annual chance flood.
The Highlands North Urban Separator focus area is adjacent to SeaTac’s Grandview Off-
Leash Dog Park to the west, and Kent’s Green River Trail and Green River Natural Resources
Area to the east.
Over 35 acres of inventoried wetland are present in Focus Area N. Much of the inventoried
wetland is also included in the WDFW priority habitat and species inventory as freshwater
forested/shrub wetland and aquatic habitat. This wildlife corridor can be seen in Figure N-7.
Focus Area N is served by Veterans Drive, a minor arterial, which runs east-west and bisects
the focus area. Frager Road, a paved bicycle path along the west side of the Green River,
offers non-motorized transportation access. Local streets to the north and west, and the
Riverview Boulevard S. residential collector arterial, serve residential areas adjacent to the
Urban Separator focus area.
Figure N – Focus Area N, Highlands North
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Figure N-2 – Focus Area N, Landslide Risk Figure N-1 – Focus Area N, Erodible Soils
Figure N-4 – Focus Area N, Wetlands Figure N-3 – Focus Area M, Steep Slopes
Water supply service is provided by the Highline Water District for Focus Area N; sewer
utility service is provided by the City of Kent.
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Figure N-6 – Focus Area N, Seismic Hazard Figure N-5 – Focus Area N; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
Figure N-7 – Focus Area N, FEMA 1% Flood Zone
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Figure N-7 – Focus Area N, Wildlife Corridor
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Focus Area O – “Highlands-Saltair”
The Highlands-Saltair Urban Separator focus area, Focus Area O, was annexed to the City of
Kent in two parts: the 609-acre Kent Highlands annexation in 1959, and the 1,212-acre
Saltair Hills annexation in 1958. Of the Kent Highlands annexation, 254 total acres are
designated as Urban Separator; 146 acres are in Focus Area O. Forty-one acres of the
Saltair Hills annexation were designated as Urban Separator, all of which are in Focus Area
O.
The western edges of Focus Area O contain inventoried critical areas for erodible soils,
landslide hazard, and steep slopes. All but the westernmost perimeter is within the Green
River Valley seismic hazard area. Also present throughout the focus area are areas subject
to the FEMA 1% annual chance flood, shown in Figure O-7.
There are 32 individual properties in Focus Area O, five of which are split-designated
between Urban Separator and other land use designations. One 14-acre parcel in the
southern portion of the focus area is split between Urban Separator and Medium Density
Multifamily; this property is owned by the Westridge Townhomes Condominium complex.
Two properties in the center of the focus area, 10 acres and 51 acres, respectively, are
split-designated Urban Separator and Transit-Oriented Community. Both are owned by the
City of Seattle. Two parcels at the far southeast end of the focus area are split between the
City of Kent and unincorporated King County. One is just less than two acres; the other is
roughly 0.7 acre. These properties are partially within the Urban Separator land use
designation, and SR-1 zoning; and partially within King County agricultural resource lands.
The average size of parcels in Focus Area O is six acres; only five of the 32 properties
contain structures. These are primarily single-family residences and utility-related
structures. The 2009 building footprint layer indicates the presence of large agricultural or
Figure O – Focus Area O, Highlands-Saltair
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Figure O-2 – Focus Area O, Landslide Risk Figure O-1 – Focus Area O, Erodible Soils
greenhouse buildings in the center of the focus area; however, these have recently been
demolished.
Kent’s Riverbend Golf Course is adjacent to the south of the largest segment of Focus Area
O, indicated as open space in Figure O-5 below. King County agricultural resource lands are
present off of the southeast edge of the focus area.
A WDFW-inventoried wildlife corridor is present on the west side of the focus area, identified
as freshwater forested/shrub wetland and aquatic habitat. This corridor has documented
incidence of Coho salmon, as does the Green River habitat area adjacent to the focus area
to the east, which also carries bull trout, coastal cutthroat trout, steelhead, and pink salmon
during odd-numbered years. The east-central region of the focus area contains a bald eagle
breeding area.
The largest portion of Focus Area O is served directly only by Frager Road, to the east,
which connects to W. Meeker Street, a minor arterial, to the south. The narrow segment to
the south, which includes the Old Fishing Hole, can also be accessed from W Meeker Street
and Frager Road. The smaller segment to the west is bordered to the east by Reith Road, a
minor arterial, but otherwise is accessed only through local streets and private driveways.
Focus Area O is entirely within the City of Kent water supply service and sewer utility
service area.
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Figure O-4 – Focus Area O, Wetlands Figure O-3 – Focus Area O, Steep Slopes
Figure O-6 – Focus Area O, Seismic Hazard Figure O-5 – Focus Area O; Open Space, Resource
Lands, or Other Jurisdictions’ Urban Separators
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Figure O-7 – Focus Area O, FEMA 1% Flood Zone
Figure O-7 – Focus Area O, Wildlife Corridor
W Meeker St
S 240th St
64
th
Av
e
S
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Urban Separators Project, 2017 Parcel Inventory & Characterization
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Focus Area P – “Del Mar”
The Del Mar Urban Separator focus area, Focus Area P, was annexed to Kent in 1997 as
part of a 578-acre annexation referred to as “Del Mar”. Of the annexation site, 76 acres are
designated as Urban Separator.
A small area at the northeast edge of the focus area contains inventoried critical areas for
erodible soils, landslide risk, and steep slopes. No other critical areas are present in Focus
Area P, with the exception of inventoried wetlands. The Del Mar focus area is almost entirely
inventoried wetland, with over 72 acres in total.
There are no permanent structures on the 76 acres in Focus Area P. A mobile home is
situated such that it abuts the north boundary of an Urban Separator parcel, and satellite
imagery shows temporary vehicle storage that extends inside the boundaries of this parcel.
Focus Area P contains one parcel that is split-designated Urban Separator and SF-6, for
single family residential at a density of 6 dwelling units per acre. The parcel is slightly less
than 14 acres; the southeast 5.2 acres are designated SR-6, and approximately 8.6 acres to
the northwest are designated as Urban Separator.
Properties in the Del Mar Urban Separator focus area are both privately and publicly owned.
Washington State Department of Transportation (WSDOT) owns the 14-acre split-
designated parcel described above, and the City of Kent owns two of the largest parcels, as
well as one smaller parcel at the far north of the focus area.
Nearly the entire focus area is within a WDFW-inventoried wildlife corridor, which is
identified as freshwater forested/shrub wetland and aquatic habitat.
Figure P – Focus Area P, Del Mar
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Figure P-2 – Focus Area P, Landslide Risk Figure P-1 – Focus Area P, Erodible Soils
Figure P-4 – Focus Area P, Wetlands Figure P-3 – Focus Area P, Steep Slopes
The only direct connections to the Del Mar Urban Separator focus area are through local
streets and driveways, although it is bordered to the west by SR-509/Pacific Highway S. and
to the south by S. 272nd Street. Pacific Highway S. is a principal arterial, and S. 272nd is a
minor arterial. One direct access point to the center of the focus area is through 28th
Avenue S. and the King County Roads Engineering Shop property.
Focus Area P is served by the Highline Water District for water supply service; Midway
Sewer District provides sewer utility service.
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Figure P-5 – Focus Area P, Wildlife Corridor
S 272nd St
S 260th St
28
th
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20
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