HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 04/26/2010 (3) ECONOMIC and COMMUNITY DEVELOPMENT
Ben Wolters, Director
4 ,^ea M 1 PLANNING DIVISION
Fred N. Satterstrom,AICP, Planning Director
KEN T11� Charlene Anderson,AICP, Manager
w A s H I N G T o N Phone:253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S
Kent,WA 98032-5895
AGENDA
LAND USE & PLANNING BOARD
HEARING &WORKSHOP
APRIL 26, 2010
7:00 P.M.
LUPB MEMBERS: CITY STAFF
Dana Ralph, Chair Fred Satterstrom, AICP, Planning Director
Jack Ottini, Vice Chair Charlene Anderson, AICP, Planning Mgr
Steve Dowell Gloria Gould Wessen,AICP,Planner/GIS
Navdeep Gill Kim Adams Pratt, Assistant City Attorney
Jon Johnson Pamela Mottram, Administrative Secretary
Aleanna Kondelis-Halpin
Barbara Phillips
This is to notify you that the Land Use and Planning Board will hold a Public Hearing
followed by a Workshop on MONDAY, APRIL 26, 2010 in Kent City Hall, City Council Chambers
East and West, 220 4th Avenue South, Kent, at 7:00 P.M. The public is welcome to attend the
public hearing and all interested persons may have an opportunity to speak. Any person wishing
to submit oral or written comments on the proposed amendments may do so prior to or at the
meeting.
The agenda will include the following item(s):
1. Call to order
2. Roll call
3. Approval of the March 8, 2010 Minutes
4. Added Items to Agenda
5. Communications
6. Notice of Upcoming Meetings
7. PUBLIC HEARING:
1. CPZ-2007-2 Midway Development Regulations (Gloria Gould-Wessen)
Consideration of Kent City Code Regulations for allowed uses and development
standards, and amendments to the Zoning Districts Map and the Land Use Plan Map
as it pertains to Pacific Highway South (aka Midway).
8. WORKSHOP:
1. CPA-2007-4 Pacific Highway South (Midway) Development Incentive Program
Discussion of incentives and a bonus program to encourage development consistent
with the subarea plan.
2. CPA-2007-4 Pacific Highway South (Midway) Affordable and Workforce Housing.
Discussion of housing programs to achieve a wide range of housing options.
Any person requiring a disability accommodation should contact the City in advance for more information. For TDD relay
service for Braille, call 1-800-833-6385, for TDD relay service for the hearing impaired, call 1-800-833-6388 or call the City of Kent
Planning Services directly at(253)856-5499(TDD)
For further information or copies of the staff report(s) or text of the proposed amendment(s) contact the Planning Division
office at (253) 856-5454. You may access the City's website for documents pertaining to the Land Use and Planning Board at:
http.//kentwa.ipm2.com/citizens/Default.aspx?DepartmentlD=1004.
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LAND USE & PLANNING BOARD MINUTES 1
March 8, 2010
I. Call to Order Chair Ralph Called the meeting to order at 7:15 p.m.
2. Board Members Present: Chair Dana Ralph, Vice-Chair Jack Ottini, Steve Dowell,
Navdeep Gill, Jon Johnson, Aleanna Kondelis-Halpin, Barbara Phillips
Staff Members Present: Charlene Anderson, Jeff Watling, Lydia Moorehead, Kim Adams
Pratt and Pamela Mottram
3. Approval of Minutes
Johnson MOVED and Dowell SECONDED a Motion to approve the February 22, 2010
Minutes. Motion PASSED 7-0.
4. Added Items None
S. Communications None
6. Notice of Upcoming Meetings
Anderson stated that the Economic and Community Development Committee unanimously passed
an amendment to approve the Cottage Housing Demonstration Ordinance to allow flexibility in the
maximum number of cottage housing units. The issue will go to City Council March 16th for
approval.
7. PUBLIC HEARING:
7.1 CPA-2009-1(A) Comprehensive Plan Amendment
Planning Manager Charlene Anderson stated that this is a housekeeping amendment that amends
the Capital Facilities Element of Kent's Comprehensive Plan to correct the number of lane miles
and bridges in the City, and reference the most current Transportation Master Plan. Ralph
opened the Public hearing. There were no speakers.
7.2 CPA-2009-1(B) Comprehensive Plan Amendment
Parks and Open Space Planner Lydia Moorehead stated that the purpose of the Parks and Open
Space Plan update is to solidify the City's vision for Kent Parks. The Plan was adopted in 2000.
The update seeks to address the transition from where we are now into the next 20 years. The
update is a requirement of the Growth Management Act.
Moorehead stated that the City conducted a public survey and held a public workshop this past
spring and fall. She stated that staff emailed, published notices in the paper and published
information on the city's website for interested parties. Moorehead stated that the Plan and Parks
and Open Space Element has been presented to the Parks and Human Services Committee, at a
City Council Workshop, and at a Land Use and Planning Board workshop.
Moorehead stated that the Plan outlines four major core themes. The first core theme is
maximizing and reinvesting in the City's legacy system. Moorehead stated that the City has a
great network of existing parks and open spaces that need to be maintained. One thing staff
noticed from the public survey was that security and maintenance were top priorities for park
users. Redevelopment and renovation of the City's existing parks is one short-term priority in the
plan.
Moorehead stated that the second core theme is to manage Kent's Urban Forests in partnership
with the Cascade Land Conservancy. The Green Kent plan is currently under development and
will create a stewardship plan for a publically owned urban forest. Moorehead stated that a large
majority of Kent's inventory consists of undeveloped and natural resource areas.
Land Use and Planning Board Hearing
March 8, 2010
Page 1 of 2
Moorehead stated that the third core theme is athletic fields. The City is looking for opportunities 2
to maximize acreage and the City's investment via partnerships with other agencies such as
school districts , and looking at how the City can utilize technology to maximize space usage.
Moorehead stated that the fourth core theme is Connectivity for Kent's citizens, our users, our
greenways and parks. As Kent becomes more urbanized it is important that those connections
are there. This Plan introduces a broad theme of connectivity that will require detailed work down
the line to establish how that connectivity will happen.
Moorehead stated that the Update includes a reorganized Parks Inventory that includes
acquisitions within the last ten years. The Goals and Policies have been updated to include Green
Kent, Greenways and Trails development, and a 20-year Needs Analysis.
Moorehead stated that the Implementation Strategy is a balance between acquisition,
development and redevelopment. One of staff's main focuses in the next 10 years is to look at
the funding situation, keeping redevelopment as a top priority while maintaining a more balanced
approach for the long term.
Moorehead stated that staff is looking at a substantial update to the Park and Open Space
Element of the Comprehensive Plan that incorporates a summary of the Park Plan, with a minor
amendment to the Capital Facilities Element to change references to the Plan and to update Park
acreage.
Parks and Community Services Director Jeff Watling stated that the City has communicated with
the Kent School District with respect to utilizing the Kent-Meridian and Kentridge High Schools'
sites to create a 4 to 5 acre lit synthetic athletic facility for multi-use purposes. The economy
cannot fiscally support pursuing this multi-use facility endeavor at this time.
Watling stated that staff's short term strategy to replace those fields lost by development of the
ShowWare Center is to utilize some single use athletic facilities such as the baseball fields at Kent
Memorial Park, and field space at the Phoenix Academy for the soccer season this year.
Chair Ralph declared the Public Hearing open. There were no speakers.
Ottini MOVED and Johnson SECONDED a Motion to Close the Public Hearing. Motion
PASSED 7-0.
Kondelis-Halpin MOVED to adopt the proposed amendments to CPA-2009-1 (A) and (B)
as presented by staff. Phillips SECONDED the MOTION. Motion CARRIED 7-0.
Adiournment
Ralph declared the meeting adjourned at 7:30 p.m.
Charlene Anderson, AICP, Planning Manager
Secretary of the Board
P:\Planning\LU PB\2010\Minutes\03-08-10-LU PB-M i nutes.doc
Land Use and Planning Board Hearing
March 8, 2010
Page 2 of 2
3
ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
• PLANNING DIVISION
KENT Fred N. Satterstrom, AICP, Director
W A 5 H I N G T O N Charlene Anderson, AICP, Manager
Phone: 253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S.
Kent, WA 98032-5895
April 19, 2010
To: Dana Ralph, Chair and Land Use and Planning Board Members
From: Gloria Gould-Wessen, AICP, GIS Coordinator/Long Range Planner
Subject: Midway Subarea Plan (CPA-2007-4) and Midway Rezone
(CPZ-2007-2) (KIVA - 2074570)
For Public Hearing - April 26, 2010
MOTION: Move to preliminarily approve/deny/modify the amendments to the
Kent Comprehensive Plan and Kent City Code - Title 15 related to the Midway
Subarea as presented by staff. (NOTE: A final public hearing will be scheduled
once other planning and implementation pieces have been considered.)
SUMMARY:
The implementation of the Midway Subarea Plan (the Plan) requires changes to the Kent
Comprehensive Plan and the Kent City Code to accomplish the Plan's goals and policies. On
March 8, 2010, the Land Use & Planning Board (LUPB) held a workshop on implementation
and regulatory tools. Similar to the first public hearing on the Midway Subarea Plan held
with the LUPB on November 23, 2009, there will be another final public hearing after April
261h to consider the full range of policy documents and implementation pieces associated
with Envision Midway.' As noted through underlines (i.e., additions) and strike-throughs
(i.e., deletions), the attached Land Use tables considered comments from the LUPB and
staff. Also included for consideration is an Option #2 - Zoning District Designation map. A
workshop following the meeting will consider incentive and housing programs to promote
the vision of Midway.
BACKGROUND:
In 2008, the City of Kent conducted a collaborative planning effort focused along the Pacific
Highway transportation corridor in anticipation of the future extension of Sound Transit's
Link Light Rai/ service into the Midway area. The planning effort, called Envision Midway, is
the foundation for the Midway Subarea Plan. The goals and policies of the Plan will be
implemented through the Kent City Code - Zoning Title 15 and the Kent Comprehensive
Plan - Land Use Element. The regulatory tools under consideration by the LUPB on April
261h are augmented by the Midway Design Guidelines presented to the LUPB at the
December 14, 2009 public hearing.
COMPREHENSIVE PLAN:
The Midway Subarea Plan (the Plan) supports public investment in high capacity light rail
transit by establishing goals and policies for a mix of land uses that are compact, dense,
' Envision Midway is a collaborative planning effort with the City of Kent, the City of Des Moines and numerous
stakeholders that began early in 2008. For more information go to www.EnvisionMidway.com
4
well designed, and pedestrian-friendly around station areas, and by providing guidance for
the auto-oriented highway commercial corridor (see Attachment A - Midway Study Area
Map).2 The Plan also supports a change of uses in the Kent-Highlands area located east of
I-5 along Military Road.
To implement the Plan, the following changes to the Land Use Element (Chapter Four) of
Kent's 2004 Comprehensive Plan are proposed for the Midway Study Area:
Land Use Plan Map - Figure 4.7:
Within the Midway Study Area, the primary changes to the Land Use Plan Map are to areas
around proposed light rail stations (see Attachment B - Existing Land Use Plan Map and
Attachment C - Option #1 Land Use Plan Map Changes).
Zoning Districts Map- Figure 4.2:
Nearly all of the Midway Study Area contains changes to the Zoning Districts map (see
Attachment D - Existing Zoning Districts, Attachment E - Option #1 Zoning Districts,
Attachment F - Option #2 Zoning Districts, and Attachment G -Option#2 Aerial of MHP).
Definition of Land Use Plan Map Designations:
Transit Oriented Community (TOC) - Identifies nodes of an intense transit-supportive mix
of commercial, office and residential uses that are designed to support a compact walkable
community adjacent to light rail stations.
ZONING - TITLE 15:
The vision for the Midway Study Area is to facilitate high intensity uses that are compact,
intimate and very pedestrian-friendly around high capacity transit stations while supporting
auto-oriented highway commercial and light industrial uses outside the transit centers. The
diversity and complexity of the Midway Study Area is addressed through three (3) new
zoning designations within new Midway Overlay Districts (see Attachment H - Midway
Overlay Districts). Development Standards for the Midway Overlay Districts are tailored for
a mix of uses to best support high capacity transit, be compatible with surrounding land
uses, and be pedestrian-friendly. A detailed description of Option #1 - Development
language and tables of existing and proposed land use and development regulations are
provided in Attachment I - Development Standards, with adjustments to proposed
regulations based on input from the workshop and staff highlighted revisions using track
changes and are those new changes are considered separate options.
If there are any questions prior to the public hearing, please contact Gloria Gould-Wessen
at 253.856.5441.
FS/CA/GGW/pm S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\PublicHearing\042610_StaffRptFinal.doc
Enc: Att. A: Midway Study Area; Att. B: Existing Midway Land Use Plan Map; Att. C: Opt#1 Land Use Plan Map; Att. D: Existing Midway
Zoning Districts Map; Att. E: Opt#1 Zoning Districts Map; Att. F: Opt#2 Zoning Districts Map, Att. G: Mobile Home Aerial, Att. H:
Midway Overlay Districts, Att. I: Development Standards; Parking, Existing Zoning, Zoning Options, Standards, Notes- Residential
Zones, Notes- Residential Land Uses
cc: Ben Wolters ECD Director
Fred Satterstorm,AICP, Planning Director
Charlene Anderson,AICP, Planning Manager
Kim Adams-Pratt,Assistant City Attorney
Project Files
2 Preliminary planning conducted by Sound Transit has the light rail stations located in the vicinity of Highline
Community College and at S 272nd Street by Star Lake.
4/26/2010 - Land Use&Planning Board Public Hearing
Midway Subarea Plan - CPA-2007-4 and Midway Zoning - CPZ-2007-2
Page 2
ATTACHMENT A LUPB Public Hearing - April 26, 2010
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ATTACHMENT G LUPB Public Hearing - April 26, 2010 17
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ATTACHMENT 1-a LUPB Public Hearing - April 26, 2010 1 of 5
Kent (KCC 15.05) Off-Street Parking and Loading Requirements 21
Existing and Option #1 Parking Standards
SPECIFIC LAND USE KCC 15.05.040 Parking Standards for Specific Activities M-TC1 Midway-Transit M-TC2 Midway-Transit M-CR Midway-
Community 1 Comm unit 2 Commercial Residential
Living Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Single-family Two (2) parking spaces per single-family dwelling. Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
Duplex Two (2) parking spaces per dwelling unit. Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
Multifamily 1 One (1) parking space per unit for efficiency apartments in all sized 0.75 parking space Parking Feasibility 0.75 parking space Parking Feasibility 0.75 parking space Parking Feasibility Study
developments; two (2) parking spaces for each dwelling unit for developments Study Study
with forty-nine (49) or less dwelling units; one and eight-tenths (1.8) parking
spaces per dwelling unit for developments of fifty (50) or more dwelling units.
For developments of fifty (50) or more dwelling units, one (1) parking space
for each fifteen (15) dwelling units for recreation vehicles.
Multiple dwellings for low- One (1) parking space for each two (2) dwelling units One (1) parking space One (1) parking space One (1) parking space One (1) parking One (1) parking space for One (1) parking space for
income elderly 2 for each two (2) for each two (2) for each two (2) space for each two each two (2) dwelling each two (2) dwelling
dwelling units dwelling units dwelling units (2) dwelling units units units
Accessory dwelling unit One off-street parking space per accessory unit is required in addition to the Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
required parking for the single-family home. The planning director may waive
this requirement where there are special circumstances related to the property
and its location. The surface of a required ADU off-street parking space shall
comply with KCC 15.05.090(C).
Boardinghouses and lodging One (1) parking space for the proprietor, plus one (1) space per sleeping room Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
houses for boarders or lodging use, plus one (1) additional space for each four (4)
persons employed on the premises.
Mobile and manufactured Two (2) parking spaces for each mobile home site, plus one (1) screened Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
home parks space for each ten (10) lots for recreation vehicles.
Recreational vehicle park One (1) parking space for each site. Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
Hotels One (1) parking space for each guest room, plus two (2) parking spaces for One (1) parking space One (1) parking space Same as M-TC1 Same as M-TC1 Same as M-TC1 Same as M-TC1
each three (3) employees. for each guest room, for each guest room,
plus two (2) parking plus two (2) parking
spaces for each three spaces for each three
(3) employees. (3) employees.
Commercial Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Banks One (1) parking space for each two hundred (200) square feet of gross floor One (1) parking space One (1) parking space 1 parking space for 1.5 parking space for 1 parking space for every 1.5 parking space for
area, except when part of a shopping center. for each four hundred for each four hundred every 400 sq.ft. of every 400 sq.ft. of 400 sq.ft. of gross floor every 400 sq.ft. of gross
(400) square feet of (400) square feet of gross floor area gross floor area area floor area
gross floor area. gross floor area.
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ATTACHMENT I-a LUPB Public Hearing - April 26, 2010 2 of 5
Kent (KCC 15.05) Off-Street Parking and Loading Requirements 22
Existing and Option #1 Parking Standards
SPECIFIC LAND USE KCC 15.05.040 Parking Standards for Specific Activities M-TC1 Midway-Transit M-TC2 Midway-Transit M-CR Midway-
Community 1 Comm unit 2 Commercial fResidential
Living Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Professional and business One (1) parking space for each two hundred fifty (250) square feet of gross One (1) parking space One (1) parking space 1 parking space for 1.5 parking space for 1 parking space for every 1.5 parking space for
offices floor area, except when part of a shopping center. for each four hundred for each four hundred every 400 sq.ft. of every 400 sq.ft. of 400 sq.ft. of gross floor every 400 sq.ft. of gross
(400) square feet of (400) square feet of gross floor area gross floor area area floor area
gross floor area. gross floor area.
Shopping centers Four and one-half(4.5) spaces per one thousand (1,000) square feet of gross One (1) parking space One (1) parking space Not Applicable Not Applicable Not Applicable Not Applicable
leaseable area (GLA) for centers having GLA of less than four hundred for each four hundred for each four hundred
thousand (400,000) square feet, and five (5.0) spaces per one thousand (400) square feet of (400) square feet of
(1,000) square feet of GLA for centers having a GLA of over four hundred gross floor area. gross floor area.
thousand (400,000) square feet.
Restaurants, nightclubs, One (1) parking space for each one hundred (100) square feet of gross floor One (1) parking space One (1) parking space 3 parking spaces for 6 parking spaces for 3 parking spaces for each 6 parking spaces for each
taverns and lounges area, except when part of a shopping center. for each two hundred for each two hundred each 500 sq.ft. of each 500 sq.ft. of 500 sq.ft. of gross floor 500 sq.ft. of gross floor
(200) square feet of (200) square feet of gross floor area (see gross floor area (see area (see Design area (see Design
gross floor area. gross floor area. Design Guidelines) Design Guidelines) Guidelines) Guidelines)
Retail stores, supermarkets, One (1) parking space for each two hundred (200) square feet of gross floor One (1) parking space One (1) parking space 1.0 parking spaces for 1.25 parking spaces 1.0 parking spaces for 1.25 parking spaces for
department stores and area, except when located in a shopping center. for each four hundred for each four hundred each 500 sq.ft. of gfa. for each 500 sq.ft. of each 500 sq.ft. of gfa. each 500 sq.ft. of gfa.
personal service shops (400) square feet of (400) square feet of (see Design gfa. (see Design (see Design Guidelines) (see Design Guidelines)
gross floor area. gross floor area. Guidelines) Guidelines)
Other retail establishments; One (1) parking space for each five hundred (500) square feet of gross floor One (1) parking space One (1) parking space 1.0 parking spaces for 1.25 parking spaces 1.0 parking spaces for 1.25 parking spaces for
furniture, appliance, area, except when located in a shopping center. for each one thousand for each one thousand each 500 sq.ft. of gfa. for each 500 sq.ft. of each 500 sq.ft. of gfa. each 500 sq.ft. of gfa.
hardware stores, household (1,000) square feet of (1,000) square feet of (see Design Guidelines gfa. (see Design (see Design Guidelines) (see Design Guidelines)
equipment service shops, gross floor area. gross floor area. Guidelines)
clothing or shoe repair
shops
Drive-in business One (1) parking space for each one hundred (100) square feet of gross floor Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
area, except when located in a shopping center.
Uncovered commercial area, One (1) parking space for each five thousand (5,000) square feet of retail Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
new and used car lots, plant sales area in addition to any parking requirements for buildings, except when
nursery located in a shopping center.
Motor vehicle repair and One (1) parking space for each four hundred (400) square feet of gross floor Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
services area, except when part of a shopping center.
Industrial showroom and One (1) parking space for each five hundred (500) square feet of display area. Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
display
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ATTACHMENT 1-a LUPB Public Hearing - April 26, 2010 3 of 5
Kent (KCC 15.05) Off-Street Parking and Loading Requirements 23
Existing and Option #1 Parking Standards
SPECIFIC LAND USE KCC 15.05.040 Parking Standards for Specific Activities M-TC1 Midway-Transit M-TC2 Midway-Transit M-CR Midway-
Community 1 Comm unit 2 Commercial Residential
Living Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Bulk retail stores One (1) parking space for each three hundred fifty (350) square feet of gross Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
floor area.
Industrial Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Manufacturing, research and One (1) parking space for each one thousand (1,000) square feet of gross Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
testing laboratories, floor area. For parking requirements for associated office areas, see
creameries, bottling "Professional and business offices."
establishments, bakeries,
canneries, printing and
engraving shops
Warehouses and storage One (1) parking space for each two thousand (2,000) square feet of gross Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
buildings floor area. Maximum office area of two (2) percent of gross floor area may be
included without additional parking requirements.
Speculative warehouse and One (1) parking space for each one thousand (1,000) square feet of gross Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable
industrial buildings with floor area if building size is less than one hundred thousand (100,000) square
multiple use or tenant feet, or one (1) parking space for each two thousand (2,000) square feet of
potential gross floor area for buildings which exceed one hundred thousand (100,000)
square feet gross of floor area. This is a minimum requirement and valid for
construction permit purposes only. Final parking requirements will be based
upon actual occupancy.
Recreation-Amusement Minimum Maximum* Minimum Maximum* Minimum Maximum*
Activities
Auditoriums, theaters, One (1) parking space for each four (4) fixed seats, or one (1) parking space Determined through Determined through Determined through CUP Determined through CUP
places of public assembly, for each one hundred (100) square feet of floor area of main auditorium or of CUP CUP
stadiums and outdoor sports principal place of assembly not containing fixed seats, whichever is greater.
areas
Theaters (option for One (1) parking space One (1) parking space 3 parking spaces for 6 parking spaces for 3 parking spaces for each 6 parking spaces for each
previous item) for each twenty (20) for each twenty (20) each 500 sq.ft. of each 500 sq.ft. of 500 sq.ft. of gross floor 500 sq.ft. of gross floor
seats. seats. gross floor area (see gross floor area (see area (see Design area (see Design
Design Guidelines) Design Guidelines) Guidelines) Guidelines)
Bowling alleys Five (5) spaces for each alley, except when located in a shopping center. Determined through Determined through Not Applicable Not Applicable Determined through CUP Determined through CUP
CUP CUP
Dance halls and skating One (1) parking space for each two hundred (200) square feet of gross floor Determined through Determined through Not Applicable Not Applicable Determined through CUP Determined through CUP
rinks area, except when located in a shopping center. CUP CUP
Golf driving ranges One (1) parking space for each driving station. Determined through Determined through Determined through Determined through Determined through CUP Determined through CUP
CUP CUP CUP CUP
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ATTACHMENT I-a LUPB Public Hearing - April 26, 2010 4 of 5
Kent (KCC 15.05) Off-Street Parking and Loading Requirements 24
Existing and Option #1 Parking Standards
SPECIFIC LAND USE KCC 15.05.040 Parking Standards for Specific Activities M-TC1 Midway-Transit M-TC2 Midway-Transit M-CR Midway-
Comm unit 1 Community 2 Commercial fResidential
Living Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Miniature golf courses One (1) parking space for each hole. Determined through Determined through Determined through Determined through Determined through CUP Determined through CUP
CUP CUP CUP CUP
Recreational buildings, One (1) parking space for each two hundred (200) square feet of gross floor Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
whether independent or area. Such spaces shall be located adjacent to the building and shall be
associated with a designated for visitors by signing or other special markings.
multifamily complex
Educational Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Senior high schools, public, One (1) space for each employee plus one (1) space for each ten (10) Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
parochial and private students enrolled. In addition, if buses for the transportation of children are
kept at the school, one (1) off-street parking space shall be provided for each
bus, of a size sufficient to park each bus. One (1) additional parking space for
each one hundred (100) students shall be provided for visitors in the vicinity of
or adjacent to the administration portion of the building or complex. Such
parking spaces shall be so designated by signing or other special marking as
approved by the traffic engineer.
Colleges and universities Two and one-half(2 1/2) parking spaces for each employee, plus one (1) Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
and business and vocational space for each three (3) students residing on campus, plus one (1) space for
schools each five (5) day student not residing on campus. In addition, if buses for
transportation of students are kept at the school, one (1) off-street parking
space shall be provided for each bus, of a size sufficient to park each bus. One
(1) additional parking space for each one hundred (100) students shall be
provided for visitors in the vicinity of or adjacent to the administration portion
of the building or complex. Such parking spaces shall be so designated by
signing or other special marking as approved by the traffic engineer.
Elementary and junior high Two and one-half(2 1/2) parking spaces for each employee. In addition, if Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
buses for transportation of students are kept at the school, one (1) off-street
parking space shall be provided for each bus, of a size sufficient to park each
bus. One (1) additional parking space for each one hundred (100) students
shall be provided for visitors in the vicinity of or adjacent to the administration
portion of the building or complex. Such parking spaces shall be so designated
by signing or other special marking as approved by the traffic engineer.
Libraries and museums One (1) parking space for each two hundred fifty (250) square feet in office Same as existing Same as existing Same as existing Same as existing
and public use.
Same as existing Same as existing
Day-care centers One (1) parking space for each employee, plus loading and unloading areas. Same as existing Same as existing Same as existing Same as existing
Same as existing Same as existing
Medical activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
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ATTACHMENT I-a LUPB Public Hearing - April 26, 2010 5 of 5
Kent (KCC 15.05) Off-Street Parking and Loading Requirements 25
Existing and Option #1 Parking Standards
SPECIFIC LAND USE KCC 15.05.040 Parking Standards for Specific Activities M-TC1 Midway-Transit M-TC2 Midway-Transit M-CR Midway-
Community 1 Comm unit 2 Commercial fResidential
Living Activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Medical and dental offices One (1) parking space for each two hundred (200) square feet of gross floor Same as existing Same as existing 1 parking space for 2 parking space for 1 parking space for every 2 parking space for every
area, except when located in a shopping center. every 400 sq.ft. of GFA every 400 sq.ft. of 400 sq.ft. of GFA 400 sq.ft. of GFA
GFA
Convalescent, nursing and One (1) parking space for each two (2) employees, plus one (1) parking space Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
health institutions for each three (3) beds.
Hospitals One (1) parking space for each three (3) beds, plus one (1) parking space for Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
each staff doctor, plus one (1) parking space for each three (3) employees.
Religious activities Minimum Maximum* Minimum Maximum* Minimum Maximum*
Churches One (1) space for each five (5) seats in the main auditorium; provided, that Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
the spaces for any church shall not be less than ten (10). For all existing
churches enlarging the seating capacity of their auditoriums, one (1)
additional parking space shall be provided for each five (5) additional seats
provided by the new construction. For all existing churches making structural
alterations or additions which do not increase the seating capacity of the
auditorium, no additional parking need be provided.
Mortuaries or funeral homes One (1) parking space for each one hundred (100) square feet of floor area of Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing
assembly rooms.
Other uses Minimum Maximum* Minimum Maximum* Minimum Maximum*
For uses not specifically identified in this section, the amount of parking
required shall be determined by the planning department, based on staff
experience, parking required for similar uses, and, if appropriate,
documentation provided by the applicant.
*Parking maximum does not apply to structured parking
1. See code for recreational vehicle parking requirements.
2. See code for parking exceptions in the central business district.
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Existing Development Standards Page 1
ATTACHMENT 1-b LUPB Public Hearing - April 26, 2010 26
City of Kent Zoning Code
Zoning Districts
Residential Zone Development Standards Commercial and Industrial Zone Development Standards
MHP Mobile CC GC CM-2 M1
MR-T16 Multifamily Residential MR-G Low density Multifamily MR-H High Density Multifamily Home Park Community O General Commerical Industrial
Townhouse Residential Residential Combining Commercial Office Commercial Manufacturing-2 CC-MU Community Commercial - Mixed Use Park
SF Duplex MF SF Duplex MF SF Duplex MF (see 22)
Floor Area Ratio .4 commercial; .5 commercial w/residential;
commercial may increase 1 sf for every 1 sf
residential up to maximum commerical FAR of
.5; 1.0 residential; residential may increase .5 if
below grade parking, up to maximum 1.5
Maximum Density: 16.0 16.0 40.0
Dwelling Units per Acre du/ac 16.0 du/ac du/ac 16.0 du/ac du/ac 40.0 du/ac
Minimum lot area: Sq.Ft.
or acres, as noted 8,000 8,500/3,500 8,000 8,500/2,500 8,500/900 10,000 10,000 sq.ft.
none sq.ft. (35) sq.ft(35) none sq.ft. sq.ft(1) none 8,000 sq.ft sq.ft. (3) 10,000 sq.ft. sq.ft. (66) 10,000 sq.ft. 1 acre
Minimum lot width: feet
(4) 25 ft 80 ft 80 ft 25 ft 80 ft 80 ft 25 ft 80 ft 80 ft
Maximum site coverage: % 40% commercial; 60% commercial
of site w/residential, provided 25%of GFA is
55% (5) 40% (5) 45% (5) 55% (5) 40% (5) 45% 55% (5) 40% (5) 50% 40% 30% 40% 50% residential 60%
Min. Front Yard 0 feet; some setback may be required to
10 ft 10 ft 10 ft 10 ft 10 ft 10 ft accommodate 10-foot wide sidewalk
(6,8,9) (6,8,9) 20 ft (6,8,9) (6,8,9) 20 ft (6,8,9) (6,8,9) 20 ft 15 ft. 25 ft. 20 ft. 15 ft. [5]
Min. Side Yard 0 feet; 20 feet required when adjacent to
5 ft(30) 5 ft [11] 5 ft(30) 5 ft [11] 5 ft(30) 5 ft [11] 191 [10] [10] [10] residential zoning district [12]
Min. Side yard of flanking
street of a corner lot
10 ft(9) 10 ft(9) 15 ft 10 ft(9) 10 ft(9) 15 ft 10 ft(9) 10 ft(9) 15 ft [17]
Min. Rear yard 0 feet; 20 feet required when adjacent to
residential zoning district
5 ft 8 ft 20 ft 5 ft 8 ft 20 ft 5 ft 8 ft 20 ft 20 ft. [191 [19,2] [19] [20]
Yards, transitional
conditions [23]
Additional
setbacks/distances (14) (15) (31)
between buildings (31)(32) (31)(32) (32) [31] [31] (14) (15) (31) (14) (15) [29]
Height limitation: in stories 25 ft; basic heights may increase up to
not to exceed in feet 2.5 stry/ 2 stry/30 2.5 stry/ 2.5 stry/ 2.5 stry/ 2.5 stry/35 3 Stry/40 ft 2 stry/35 ft maximum 40 feet w/modifications noted in 2 Stry/35
30 ft ft 3 stry/30 ft 30 ft 35 ft 3 stry/40 ft 30 ft ft 4 stry/ 50 ft [30] 3 Stry/40 ft [30] 2 Stry/35 ft(30) code ft(35)
Maximum impervious
surface: % of total parcel
area 75% (19) 70% (19) 70% (19) 75% (19) 70% (19) 75% (19) 70% (19)
Zero lot line and clustering
(24)
The provisions in KCC 15.08.300, 15.08.310, 15.08.320, and 15.08.330 shall apply.
Vehicle drive-through,
drive-in, and service bays
[46] [46] [46]
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Existing Development Standards Page 2
ATTACHMENT 1-b LUPB Public Hearing - April 26, 2010 27
City of Kent Zoning Code
Zoning Districts
Residential Zone Development Standards Commercial and Industrial Zone Development Standards
MHP Mobile CC GC CM-2 M1
MR-T16 Multifamily Residential MR-G Low density Multifamily MR-H High Density Multifamily Home Park Community O General Commerical Industrial
Townhouse Residential Residential Combining Commercial Office Commercial Manufacturing-2 CC-MU Community Commercial - Mixed Use Park
SF Duplex MF SF Duplex MF SF Duplex MF (see 22)
Outdoor storage
[39] [40] (40,41) [43]
Loading areas
(47,48)
Signs
The sign regulations of Ch. 15.06 KCC shall apply.
Off-street parking
The off-street parking requirements of Ch. 15.05 KCC shall apply.
Retail/office: 4 spaces/1,000 sf floor area; first
300 sf retail/office exempt if part of individual
du; Studio: .75/du w/o commerical, .50/du
w/commercial when 25%overall GFA is
commercial; 1-bedroom: 1.5/du w/o
commercial, 1.0/du w/commercial when 25%
overall GFA is commercial; 2-bedroom: 2.0/du
w/o commercial, 1.25/du w/commercial, if
25% overall GFA is commercial.
[57] 1 1 [57] 1 [57] 1 1 [58]
Landscaping The landscaping requirements of Ch. 15.07 KCC shall apply.
[521
Multifamily transition area
[25] [25] for MF only [25]
Mutilfamily design review
[26] [26] for MF only [26]
Additional Standards
Additional standards for specific uses are contained in Ch. 15.08 and 15.09 KCC.
(50,53,54
(28)(29)(34)(36) [36] [36] [36] [36] [36] [36] [36,50,56] (36,50,56) [31,36,50,56] (50,56) ,55,56)
Note:
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DRAFT 1 of 7
Options and Existing Zoning District Regulations (Chapter 15.04) 28
ATTACHMENT I-c LUPB Public Hearing - April 26, 2010
Key City of Kent Land Use Tables
Option #1  Midway
Overlay District Existing Midway
P = Principally Permitted Uses
S = Special Uses 0, U
C = Conditional Uses E -a 'c b Q' +1
�
V) U
A = Accessory Uses E E W —' o
** Zoning District Also in Option #1 & #2 0 0 _ U ° o
U U 'V '(n 4- � L •i
5 C u Ln
c c E: a E fa 0
a�
i
O s= 4- i VI 'i U U E 4- f0
f6 f6 � ' Q a) V) N _ O ,CJ d
Q Q Q U co
5 Q — E:
-CJ N = N Z U 0 U U
U U N C
U 3 C7 - a 2 - a U (D a
i N i � H
Q U U Q 0 O �
KCC 15.04.020 Residential Land Uses
One single-family dwelling per lot P P P P A(1)
One duplex per lot
One modular home per lot P P P
Duplexes P P P
Multifamily townhouse units P P P P(19)(20) P P P(2) P(2) P(2)
Multifamily dwellings P P P P(26) P P P(2) P(2) P(2)
Multifamily dwellings for senior citizens P P P P(2) P(2) P(2)
Mobile homes and manufactured homes P
Mobile home parks P(13) P(13) P(13) P
Group homes class I-A C P P P P P P P C C P
Group homes class I-B C P P P P P P C C P
Group homes class I-C C C C C C P P C C P
Group homes class II-A C C C C C C C C C C
Group homes class II-B C C C C C C C C C C
Group homes class II-C C C C C C C C C C C
Group homes class III C(23) C(23) C(23) C(23) C(23) C(23) C(23)
Rebuild/accessory uses for existing dwellings P(6) P(6) P(6) P(6) P(6) P(6) P(6) P(6)
Transitional housing P(7) P(7) P(7)
Guest cottages and houses
Rooming and boarding of not more than three (3) persons A A A
Farm worker accommodations
Accessory uses and buildings customarily appurtenant to a permitted use A A A A(18) A(18) A(18) A A A A
Accessory dwelling units A(10) A(10) A(10) A(10) A(10)
Accessory living quarters A(14) A(14) A(14) A(14) A(14) A(14) A(14) A(14)
Home occupations A(11) A(11) A(11) A(11) A(11) A(11) A(11) A(11) A(11) A(11) A(11) A(11)
Service buildings A
Storage buildings and storage of recreational vehicles A(16) A(16) A(16) A
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DRAFT 2 of 7
Options and Existing Zoning District Regulations (Chapter 15.04) 29
ATTACHMENT I-c LUPB Public Hearing - April 26, 2010
Key City of Kent Land Use Tables
Option #1  Midway
Overlay District Existing Midway
P = Principally Permitted Uses
S = Special Uses 0, U
C = Conditional Uses E -a 'c b Q' +1
fn � U
A = Accessory Uses E E W —' o
** Zoning District Also in Option #1 & #2 0 0 U ° o
U U U cn +� e L 7
C u Ln
c c E: a E fa 0
a�
i
O E a--: i Fn = U U E 4- f0
f6 f6 � � Q N V) a) _ O ,CJ d
U � co
7 Q — E: 'i
J N = N U p U U N C
U U U 3 C7 - 2 -a a U U a
N 0
Q U U Q C7 O
Drive-in churches; welfare facilities (including emergency shelters); retirement
homes, convalescent homes, and other welfare facilities whether privately or
publically operated, facilities for rehabilitation or correction, etc. C(12) C(12) C(12) C C C C C(12) C(12) C C
Designated manufactured home P(25) P(25) P(25) P(25)
KCC 15.04.040 Manufacturing Land Uses:
Manufacturing, processing, blending and packaging of food & beverage
products P(23) P(23)
Manufacturing, processing, blending, and packaging of drugs, pharmaceuticals,
toiletries, and cosmetics P P
Manufacturing, processing, blending, and packaging of dairy products and
byproducts P P
Industrial laundry and dyeing (including linen supply and diaper services) P P
Printing, publishing, and allied industries P C P
Chemicals and related products mfg. C(4)
Contractor shops P(5)(3)
Custom arts and crafts products mfg. P
Computer, office machines, and equipment mfg. P(3)
Manufacturing and assembly of electrical equipment, appliances, lighting, radio,
TV communications, equipment, and components P(3) P
Fabricated metal products mfg., custom sheet metal mfg., containers, hand
tools, heating equipment, screw products, extrusion, coating, and plating P P
Manufacturing and assembly of electronic and electrical devices, and
automotive, aerospace, missile, aircraft, and similar products P(3) P(25)
Hazardous substance land uses A(7) A(8) A(7) A(7) A(8) A(12)
Offices incidental and neccessary to the conduct of a principally permitted use A A A A A A P P
Warehousing and distribution facilities P(16) P(16)
Rail-truck transfer uses C(17)
Outdoor storage (including truck, heavy equipment, and contractor storage
yards as allowed by development standards, KCC 15.04.190 and 15.04.195) P A A
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DRAFT 3 of 7
Options and Existing Zoning District Regulations (Chapter 15.04) 30
ATTACHMENT I-c LUPB Public Hearing - April 26, 2010
Key City of Kent Land Use Tables
Option #1  Midway
Overlay District Existing Midway
P = Principally Permitted Uses
S = Special Uses 0, U
C = Conditional Uses E -a 'c b Q' +1
�
V) U
A = Accessory Uses E E W —' o
** Zoning District Also in Option #1 & #2 0 0 _ U ° o
U U 'V '(n 4- � L •i
5 C u Ln
c c E: a E fa 0
a�
i
O s= 4- i VI 'i U U E 4- f0
f6 f6 � ' Q a) V) N _ O ,CJ d
Q Q Q U co
5 Q — E: Ln 'i
-CJ N = N z U 0 U U a
N C
U U U 3 C7 2 -a a U (D
N 0
Q U U Q 0 O �
Miniwarehouses self-storage C C(19) P C
Manufacturing of soaps, detergents, and other basic cleaning and cleansing
preparations
Manufacturing of plastics and synthetic resins
Manufacturing of synthetic and natural fiber and cloth
Manufacturing of plywood, composition wallboard, and similar structureal wood
products
Manufacturing of nonmetallic mineral products such as abrasives, asbestos,
chalk, pumice, and putty
Manufacturing of heat-resisting or structural clay products (brick, tile, or pipe)
or porcelain products
Manufacturing of machinery and heavy machine tool equipment for general
industry and mining, agricultural, construction, or service industries
Manfacturing, processing, assembling, and packaging of articles, products, or
merchandise made from previously prepared natural or synthetic materials P(20) (26) (28)
Manufacuturing, processing, treating, assembling, and packaging of articles,
products, or merchandise from previously prepared ferrous, nonferrous, or
alloyed metals P 20 26
Complexes which include a combination of uses, including a mixture of office,
storage, and light manufacturing uses P
Accessory uses and buildings customarily appurtenant to a permitted use A(9) A(9) A(9) A A A A(9) A(9) A(9) A A
Impound lots C
KCC 15.04.060 Transportation, Public, and Utilities Land Uses
Commercial parking lots or structures C C C
Transportation and transit facilities C C C C C C C C C C C
Railway and bus depots, taxi stands C C C C
Utility and transportation facilities: Electrical substations, pumping or regulating
devices for the transmission of water, gas, steam, petroleum, etc.
C C C C C C C C C C C
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DRAFT 4 of 7
Options and Existing Zoning District Regulations (Chapter 15.04) 31
ATTACHMENT I-c LUPB Public Hearing - April 26, 2010
Key City of Kent Land Use Tables
Option #1  Midway
Overlay District Existing Midway
P = Principally Permitted Uses
S = Special Uses 0, U
C = Conditional Uses E -a 'c b Q' +1
�
V) U
A = Accessory Uses E E W —' o
** Zoning District Also in Option #1 & #2 0 0 _ U ° o
U U 'V '(n 4- � L •i
5 C u Ln
c c E: a E fa 0
a�
i
O s= 4- i VI 'i U U E 4- f0
f6 f6 � ' Q a) V) N _ O ,CJ d
Q Q Q U co
5 Q — E: Ln 'i
-CJ N = N z U 0 U U a
N C
U U U 3 C7 2 -a a U (D
N 0
Q U U Q 0 O �
Public facilities: Firehouses, police stations, libraries, and administrative offices
of governmental agencies, primary and secondary schools, vocational schools,
and colleges C C C C C C C C C C C
Accessory uses and buildings customarily appurtenant to a permitted use A A A A A A A A A A
Wireless telecommunications facility (WTF) by administrative approval P(1)(3) P(1)(3) P(1)(3) P(2)(3) P(2)(3) P(2)(3) P(1)(3) P(1)(3) P(2)(3) P(1)(3)
Wireless telecommunications facility (WTF) by conditional use permit C(4)(3) C(4)(3) C(4)(3) C(8) C(5)(3) C(5)(3) C(8) C(5)(3) C(4)(3) C(4)(3) C(5)(3) C(4)(3)
KCC 15.04.070 Wholesale and Retail Land Uses
Bakeries &confectioneries P P P P
Wholesale bakery P P
Bulk retail P P P(1)
Recycling centers
Retail sales of lumber, tools, and other building materials, including
preassembled products P P P
Hardware, paint, tile and wallpaper (retail) P P P P P P
Farm equipment P P P
General merchandise: Dry goods, variety and department stores (retail) P P P P P P
Food and convenience stores (retail) P P P P P S(12)
Automobile, aircraft, motorcycle, boat, and recreational vehicles sales (retail) P P P
Automotive, aircraft, motorcycle, and marine accessories (retail) P P P P P(13)
Gasoline service stations S(6) S(6) S(6) S(6) S(6) S(6)
Apparel and accessories (retail) P P P P P P
Furniture, home furnishing (retail) P P P P P
Eating and drinking establishments (no drive-through) P P P P P P A(15) P
Eating and drinking establishments (with drive-through) S(6)(20) S(6)(20)
Eating facilities for employees A
Planned development retail sales C(14)
Drive-through/drive-up businesses (commercial/retail - other than
eating/drinking establishments) P a P(20) P(20) P(20)
S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs042610a.xls 4/19/2010
DRAFT 5 of 7
Options and Existing Zoning District Regulations (Chapter 15.04) 32
ATTACHMENT I-c LUPB Public Hearing - April 26, 2010
Key City of Kent Land Use Tables
Option #1  Midway
Overlay District Existing Midway
P = Principally Permitted Uses
S = Special Uses 0, U
C = Conditional Uses E -a 'c b Q' +1
�
V) U
A = Accessory Uses E E W —' o
** Zoning District Also in Option #1 & #2 0 0 _ U ° o
U U 'V '(n 4- � L •i
5 C u Ln
c c E: a E fa 0
a�
i
O s= 4- i VI 'i U U E 4- f0
f6 f6 � ' Q a) V) N _ O ,CJ d
Q Q Q U co
5 Q — E: Ln 'i
-CJ N = N z U 0 U U a
N C
U U U 3 C7 2 -a a U (D
N 0
Q U U Q 0 O �
Miscellaneous retail: Drugs, antiques, books, sporting goods,jewelry, florist,
photo supplies, video rental, computer supplies, etc. P P P P P P A(15)
Liquor store P P P P P
Farm supplies, hay, grain, feed, fencing, etc. (retail) P P P
Nurseries, greenhouses, garden supplies, tools, etc. P P P P
Pet shops (retail and grooming) P P P P
Computers and electronics (retail) P P P P P
Hotels and motels P P P P P
Complexes which include combinations of uses, including a mixture of office,
light manufacturing, storage, and commercial uses P
Outdoor storage (including truck, heavy equipment, and contractor storage
yards as allowed by development standards, KCC 15.04.190 and 15.04.195) P(19) A(19) A(19)
Accessory uses and buildings customarily appurtenant to a permitted use A(16) A(17) A(17) A A A A(16) A(16) A(16) A
Agriculturally related retail
KCC 15.04.090 Service Land Uses
Finance, insurance, real estate services P P P P P P P P
Personal services: Laundry, dry cleaning, barber, salons, shoe repair,
launderettes P P P P P P C P(10)
Mortuaries P P P C
Home day-care P P P P P P P P P P P P
Day-care center P P P P P P P P P P P P
Business services, duplicating and blue printing, travel agencies, and
employment agencies P P P P P P P
Building maintenance and pest control P P P P
Outdoor storage (including truck, heavy equipment, and contractor storage
yards as allowed by development standards, KCC 15.04.190 and 15.04.195) P A A
Rental and leasing services for cars, trucks, trailers, furniture, and tools P P P P
Auto repair and washing servies (including body work) P C P P
Repair services: Watch, TV, electrical, electronic, upholstery P P P P P
S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs042610a.xls 4/19/2010
DRAFT 6 of 7
Options and Existing Zoning District Regulations (Chapter 15.04) 33
ATTACHMENT I-c LUPB Public Hearing - April 26, 2010
Key City of Kent Land Use Tables
Option #1  Midway
Overlay District Existing Midway
P = Principally Permitted Uses
S = Special Uses 0, U
C = Conditional Uses E -a 'E b Q' +1
�
V) U
A = Accessory Uses E E W —' o
** Zoning District Also in Option #1 & #2 0 0 _ U ° o
U U 'V '(n 4- � L •i
5 C u Ln
c c E: a E fa 0
a�
i
O s= 4- i VI 'i U U E 4- f0
f6 f6 � ' Q a) (A N _ O ,CJ d
Q Q Q U co
5 Q — E: Ln 'i
-CJ N = N z U 0 U U a
N C
U U U 3 C7 2 -a a U (D
N 0
Q U U Q 0 O �
Professional services: Medical, clinics, and other health care-related services P P P P P P P P
Heavy equipment and truck repair P P
Contract construction service offices: Building construction, plumbing, paving,
and landscaping P(16) P P(16) P(16) P(17)
Educational services: Vocational, trade, art, music, dancing, barber, and beauty P P P P P P P
Churches S(4) S(4) S(4) S(4) S(4) S(4) S(4) S(4) S(4) S(4)
Administrative and professional offices - general P P P P P P P P
Municipal uses and buildings P(13) P(13) P(13) P(13) P(13) P(13) P(13) P(13)
Research, development, and testing P C P P P P P
Planned development retail sales C(6)
Accessory uses and buildings customarily appurtenant to a permitted use A(18) A(19) A(19) A A A A(18) A(18) A(18) A
Boarding kennels and breeding establishments C C
Veterinary clinics and veterinary hospitals P(8) P(8) P(8) P(8) P(8) P(8)
Administrative or executive offices which are part of a predominant industrial
operation P
Offices incidental and necessary to the conduct of a principally permitted use A A A
KCC 15.04.110 Cultural, Entertainment, and Recreational Land Uses
Performing and cultural arts uses, such as art galleries/studios P P P P P P
Historic and monument sites P P
Public assembly (indoor): Sports facilities, arenas, auditoriums and exhibition
halls, bowling alleys, dart-playing facilities, skating rinks, community clubs,
athletic clubs, recreation centers, theaters (excluding school facilities) C C P P P P(2)
Public assembly (outdoor): Fairgrounds and amusement parks, tennis courts,
athletic fields, miniature golf, go-cart tracks, drive-in theaters, etc. C C P P
Open space use: Cemeteries, parks, playgrounds, golf courses, and other P(7) P(7)
recreation facilities, including buildings or structures associated therewith C C C C C C C C C C C
Employee recreation areas I I A
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DRAFT 7 of 7
Options and Existing Zoning District Regulations (Chapter 15.04) 34
ATTACHMENT I-c LUPB Public Hearing - April 26, 2010
Key City of Kent Land Use Tables
Option #1  Midway
Overlay District Existing Midway
P = Principally Permitted Uses
S = Special Uses 0, U
C = Conditional Uses E -a 'c b Q' +1
�
V) U
A = Accessory Uses E E W —' o
** Zoning District Also in Option #1 & #2 0 0 _ U ° o
U U 'V '(n 4- � L •i
5 C u Ln
c c E: a E fa 0
a�
i
O s= 4- i VI 'i U U E 4- f0
f6 f6 � ' Q a) V) N _ O ,CJ a
Q Q Q U co
5 Q — E: Ln 'i
� J N = N z U 0 U U N C
U U U 3 C7 - 2 -a a U (D a
i N i � H
2: ln� z 0� z 0 U U 0 0 O �
Private clubs, fraternal lodges, etc. P(5) P(5) P(5)
C C C C C C C C C C C
Recreational vehicle parks C
Accessory uses and buildings customarily appurtenant to a permitted use A A A A A A A A A A A
Recreational buildings in MHP A
KCC 15.04.130 Resource Land Uses
Agricultural uses such as planting and harvesting of crops, animal husbandry
(including wholesale nurseries and greenhouses)
Crop and tree farming P P P P
Storage, processing, and conversion of agricultural products (not including
slaughtering or meat packing)
Accessory uses and buildings customarily appurtenant to a permitted use A A A A A A A A A A A
Roadside stands
Note a. Option #3 - If two-story development within strip-mall or shopping center.
S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs042610a.xls 4/19/2010
Option#1 and#2 Development Standards 1 of 1
ATTACHMENT 1-d LUPB Public Hearing - April 26, 2010 35
Zoning Districts
Midway Overlay District Development Standards
M-TC1 Midway-Transit Community 1 M-TC2 Midway-Transit Community 2 M-CR Midway-Commercial/Residential
Base Maximum Base Maximum Base Maximum
1.5 FAR for all uses, or a
maximum height of 65' 1.5 FAR for all uses, or 3.0 FAR 1.5 FAR for all uses, or 3.0 FAR with
Floor area ratio 1.0 FAR for all uses 55-L 1.0 FAR for all uses with a maximum height of 200' (2) 1.0 FAR for all uses a maximum height of 200' (2)
Maximum Impervious Surface 60%La) 60%(a� 70%La) 70%La) 70%La) 70%Ua
Minimum lot area 7,500 sq.ft. 7,500 sq.ft. 7,500 sq.ft. 7,500 sq.ft. 7,500 sq.ft. 7,500 sq.ft.
Minimum lot width 75 ft 75 ft 75 ft 75 ft 75 ft 75 ft
Minimum Front yard see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines
Minimum Side Yard see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines
Minimum Side yard of flanking street of a
corner lot see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines see Design Guidelines
Minimum Rear yard 20' (3) 20' (3)
Yards, transitional conditions
Additional setbacks
Height limitation: in stories not to exceed in
feet 65'-5! (1) (4) 65' r(1) (4) [1] (1) (2) [1] (1) (2)
Landscaping see Design Guidelines
Outdoor storage
Signs see Design Guidelines
Vehicle drive-through, drive-in, and service
bays
Loading areas
Off-street parking The off-street parking requirements of Ch. 15.05 KCC shall apply.
Mutilfamily design review see Design Guidelines
Notes:
1 A minimum of 2-stories. (Option: Board may consider waiving minimum height for single tenant buildings over one acre in size; such option would require change to proposed subarea plan Policy MLU-2.2.)
2 Additional height above 65' is allowed through an incentive program to a maximum of 200'. (Option: Board may consider lower height maximum, e.g., 65', 100' or other option.)
3 Rear yard applies only when abutting residential zoning district.
4 65 ft 55 ft west of Pac Hwy; 35 ft within 20 ft of a SF residential district; 45 ft within 40 ft of SF residential district
u Impervious surface can be reduced if development participates in regional storm detention or density bonus system.
Option #3: LUPB may consider waiving minimum height for single tenant buildings over one acre in size. (Note: Such option would conflict with proposed Subarea Plan Policy MLU-2.2.
Option #3: LUPB may consider lower maximum height (e.g., 65', 100' or other option).
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36
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ATTACHMENT I-e LUPB Public Hearing - April 26, 2010
37
Notes for Existing Development Standards
Residential Zones
1. Minimum lot area is eight thousand five hundred (8,500) square feet for the first two (2)
dwelling units, and two thousand five hundred (2,500) square feet for each additional dwelling
unit.
3. Minimum lot area is eight thousand five hundred (8,500) square feet for the first two (2)
dwelling units, and nine hundred (900)square feet for each additional dwelling unit.
4. To determine minimum lot width for irregular lots, a circle of applicable diameter(the minimum
lot width permitted) shall be scaled within the proposed boundaries of the lot; provided,that an
access easement to another lot is not included within the circle.
5. Interior yards shall not be computed as part of the site coverage.
6. Porches and private shared courtyard features may be built within the front building setback
line.
8. Proposed front yards less than twenty(20) feet in depth are subject to approval by the planning
manager, based on review and recommendation from the public works department relative to the
existing and future traffic volumes and right-of-way requirements as specified in the city
comprehensive transportation plan and city construction standards.
9. At least twenty (20) linear feet of driveway shall be provided between any garage, carport, or
other primary parking area and the street property line with the exception of an alley property line.
11. Each side yard shall be a minimum of ten (10) percent of the lot width; however, regardless of
lot width, the yard width need not be more than thirty(30)feet. For multifamily townhouse
developments that attach three (3) units or less, in the MRT-12 or MRT-16 zoning districts the
aggregate yard width need not be more than thirty (30)feet, but in no case shall a yard be less than
ten (10)feet.
14. An inner court providing access to a double-row building shall be a minimum of twenty(20)
feet.
15. The distance between principal buildings shall be at least one-half(1/2)the sum of the height
of both buildings; provided, however, that in no case shall the distance be less than twelve (12)feet.
This requirement shall also apply to portions of the same building separated from each other by a
court or other open space.
19. Except for lots used for agricultural practices, the maximum impervious surface area allowed
shall be ten thousand (10,000) square feet when the lot is greater than one (1) acre.
24. Minimum lot width, building setbacks, and minimum lot size regulations may be modified
consistent with provisions for zero lot line and clustering housing development.
25.The requirements of KCC 15.08.215 shall apply in any multifamily transition area, which includes
any portion of a multifamily district within one hundred (100)feet of a single-family district or within
one hundred (100)feet of a public street right-of-way.
26.The requirements of KCC 15.09.045 for multifamily design review shall apply to any multifamily
dwelling of three (3) or more units.
ATTACHMENT I-e LUPB Public Hearing - April 26, 2010
38
22. Mobile home park combining district, MHP. The standards and procedures of the city mobile
home park code shall apply. General requirements and standards for mobile home park design, KCC
12.04.055; mobile home parks, Ch. 12.05 KCC.
30. As an option to the five (5)foot side yard requirement for single-family development in all
multifamily zoning districts as set forth in KCC 15.04.170, a side yard width of no less than three (3)
feet may be utilized under the following conditions:
a. Fire hydrants for the development, as required by the fire code set forth in KCC Title 13, will
be placed a maximum of three hundred (300) feet in separation;
b.The required fire hydrants shall have a minimum fire flow of one thousand five hundred
(1,500) gallons per minutes; and
c. Emergency vehicle access roads shall be provided to the development, which includes an
improved road accessible within one hundred fifty(150)feet of all portions of the exterior first floor
of the structure.
This option is subject to the approval of the Washington State Building Council. Application of this
option shall be effective upon receipt by the city of Kent of such approval.
31. Where lands are located wholly or partially within the urban separator, as designated on the City
of Kent Comprehensive Land Use Plan Map, dwelling units shall be required to be clustered,subject
to the provisions of Ch. 12.04 KCC, entitled "Subdivision, Binding Site Plans, and Lot Line
Adjustments."... (see full text in code--doesn't apply to Midway)...
32. For multifamily townhouse developments that attach three (3) units,the minimum building to
building separation shall be ten (10)feet. For duplex and single-family condominium townhouse
developments,the minimum building to building separation shall be established through the
International Building Code (IBC) or International Residential Code (IRC), as may be applicable.
35. Minimum lot area requirements do not apply to multifamily development in the Kent downtown
planning area identified in KCC 15.09.046.
36. Cargo containers proposed to be located in a residential zone must be located completely within
a stick-built structure with a peaked roof and building materials similar to that of the principal
residence on the site. No containers greater than ten (10)feet by twenty(20)feet may be placed in
residential districts. This restriction does not apply to containers collecting debris or accepting
household goods for moving that are located on residential property for less than seventy-two (72)
hours. Additionally, institutional uses are exempt from these requirements except when a shipping
container is proposed to be located adjacent to or within sight of a residential use.
Office,Commercial and Industrial Zones
2. None, except as required by landscaping, or if off-street parking is provided onsite. See the
downtown design review criteria outlined in KCC 15.09.046.
5. The minimum front yard setback shall be related to the classification of the adjacent street. This
classification shall be determined by the city transportation engineer. The setbacks are as follows:
a. Properties fronting on arterial and collector streets shall have a minimum setback of twenty
(20)feet.
Notes for Existing Development Standards
Page 2
ATTACHMENT I-e LUPB Public Hearing - April 26, 2010
39
b. Properties fronting on local access streets shall have a minimum setback of twenty (20)feet.
9. No side yard is required, except when abutting a more restrictive district, and then the side yard shall
be not less than twenty (20)feet in width.
10. No side yard is required, except abutting a residential district, and then the side yard shall be twenty
(20)feet minimum.
12.The side yards shall have an aggregate width of ten (10) percent of the lot width, but the aggregate
width need not be more than forty (40)feet. There shall be a minimum of fifteen (15)feet on each side.
17.The minimum side yard on the flanking street of a corner lot shall be related to the classification of
the adjacent street. This classification shall be determined by the city transportation engineer. The
setbacks are as follows:
a. Properties fronting on arterial and collector streets shall have a minimum setback of forty(40)
feet.
b. Properties fronting on local access streets shall have a minimum setback of thirty(30) feet.
19. No rear yard is required, except abutting a residential district, and then the rear yard shall be twenty
(20)feet minimum.
20. No rear yard is required, except as may be required by transitional conditions.
23.Transitional conditions shall exist when an industrial park M1 or M1-C district and AG district adjoins
a residential district containing a density of two (2) dwelling units or more per acre or a proposed
residential area indicated on the city comprehensive plan. Such transitional conditions shall not exist
where the separation includes intervening use such as a river,freeway, railroad main line, major
topographic differential, or other similar conditions, or where the industrial properties face on a limited
access surface street on which the housing does not face. When transitional conditions exist as defined
in this subsection, a yard of not less than fifty(50) feet shall be provided.
29. Development in the M1 or M1-C district and AG district abutting the Green River, or Russell Road or
Frager Road where such roads follow the river bank, shall be set back from the ordinary high-water mark
of the river a minimum of two hundred (200)feet. Such setbacks are in accordance with the state
Shoreline Management Act of 1971, and shall be no more restrictive than, but as restrictive as,the
Shoreline Management Act.
30.The planning manager shall be authorized to grant one (1) additional story in height, if during
development plan review it is found that this additional story would not detract from the continuity of
the area. More than one (1) additional story may be granted by the planning commission.
31.The downtown design review requirements of KCC 15.09.046 shall apply.
35. Beyond this height, to a height not greater than either four(4) stories or sixty(60)feet,there shall
be added one (1) additional foot of yard for each one (1)foot of additional building height. The planning
manager shall be authorized to approve one (1) additional story, provided such height does not detract
from the continuity of the industrial area, and may impose such conditions as may be necessary to
reduce any incompatibility with surrounding uses. Any additional height increase may be granted by the
land use and planning board.
36. Design review for mixed use development is required as provided in KCC 15.09.045(E).
39. Outdoor storage areas are prohibited.
Notes for Existing Development Standards
Page 3
ATTACHMENT I-e LUPB Public Hearing - April 26, 2010
40
40. Outdoor storage areas shall be fenced for security and public safety by a sight-obscuring fence
unless it is determined through the development plan review that a sight-obscuring fence is not
necessary.
41. Any unfenced outdoor storage areas shall be paved with asphaltic concrete, cement, or equivalent
material to be approved by the city engineer.
43. Outside storage or operations yards in the M1 or M1-C district and AG district shall be permitted
only as accessory uses. Such uses are incidental and subordinate to the principal use of the property or
structure. Outside storage or operations yards shall be confined to the area to the rear of the principal
building or the rear two-thirds (2/3) of the property and reasonably screened from view from any
property line by appropriate walls,fencing, earth mounds, or landscaping. Outside storage exceeding a
height of fifteen (15)feet shall be so placed on the property as to not detract from the reasonably
accepted appearance of the district.
46. Wherever feasible, drive-up/drive-through facilities shall be accessed from the rear of a site and run
along an interior lot line or building elevation. Landscaping, sufficient to soften the visual impact of
vehicle stacking areas, may be required.
47. Loading areas must be located in such a manner that no loading, unloading, or maneuvering of
trucks associated therewith takes place on public rights-of-way.
48. Earth berms and landscaping shall be provided along street frontages as necessary to screen dock-
high loading areas from public rights-of-way. Berms shall be a minimum of thirty-six (36) inches and a
maximum of forty-two (42) inches in height. Landscaping located on the berm shall conform to type III
landscaping as described in KCC 15.07.050.
50. Development plan approval is required as provided in KCC 15.09.010.
52. Where building walls face adjacent streets and are unfenestrated for more than forty (40)feet at any
point along the fagade, additional landscaping shall be required to reduce visual impacts. In such
circumstances,type II landscaping, as defined in KCC 15.07.050, shall be required; provided,that
evergreen trees shall be at least ten (10)feet in height and deciduous trees shall be a minimum of two
(2) inch caliper at the time of planting.
53. Predominant activities and operations shall be completely enclosed within buildings or structures,
except for customary appurtenances such as loading and unloading areas, or where special conditions
exist as a result of a conditional use public hearing. The planning manager shall be authorized to
determine the reasonable application of this provision in cases of operational hardship or other showing
of uncommon circumstances.
54. Multitenant buildings shall be permitted.
55.All required yards, parking areas, storage areas, operations yards, and other open uses on the site
shall be maintained in a neat and orderly manner appropriate for the district at all times. The planning
manager shall be authorized to reasonably pursue the enforcement of this subsection where a use is in
violation, and to notify the owner or operator of the use in writing of such noncompliance. The property
owner or operator of the use shall be given a reasonable length of time to correct the condition.
56.The performance standards as provided in KCC 15.08.050 shall apply.
57. Off-street parking may be located in required yards except in areas required to be landscaped.
Notes for Existing Development Standards
Page 4
ATTACHMENT I-e LUPB Public Hearing - April 26, 2010
41
58.Those areas not required to be landscaped may be used for off-street parking.
66. Minimum lot area requirements do not apply to multifamily development in the Kent downtown
planning area identified in KCC 15.09.046.
S:\Permit\P Ian\COM P_PLAN_AM E N DM ENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Notes_for_Existing_Development_Standards.doc
Notes for Existing Development Standards
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Notes in Use Table
Residential Land Uses:
(1) Dwelling units, limited to not more than one (1) per establishment, for security or maintenance
personnel and their families, when located on the premises where they are employed in such
capacity. No other residential use shall be permitted.
(2) Multifamily residential use shall be permitted only in the mixed use overlay when included
within a mixed use development.
(6) Existing dwellings may be rebuilt, repaired, and otherwise changed for human occupancy.
Accessory uses for existing dwellings may be constructed. Such uses are garages, carports, storage
sheds, and fences.
(7) Transitional housing facilities, limited to a maximum of twenty(20) residents at any one (1) time
and four(4) resident staff.
(10)Accessory dwelling units shall not be included in calculating the maximum density. Accessory
dwelling units are allowed subject to the provisions of KCC 15.08.350.
(11) Customary incidental home occupations subject to the provisions of KCC 15.08.040.
(12) Except for transitional housing, with a maximum of twenty(20) residents and four(4) staff,
which are principally permitted uses.
(13)Subject to the combining district requirements of the mobile home park code, Ch. 12.05 KCC.
(14)Accessory living quarters are allowed per the provisions of KCC 15.08.359.
(16) Recreational vehicle storage is permitted as an accessory use in accordance with KCC 15.08.080.
(18) Other accessory uses and buildings customarily appurtenant to a permitted use, except for
onsite hazardous waste treatments and storage facilities, which are not permitted in residential
zones.
(19)The following zoning is required to be in existence on the entire property to be rezoned at the
time of application for a rezone to an MR-T zones: SR-8, MR-D, MR-G, MR-M, MR-H, O, O-MU, NCC,
CC, GC, DC, or DCE.
(20)All multifamily townhouse developments in the MR-T zone shall be recorded as townhouses
with ownership interest, as defined in KCC 15.02.525.1, prior to approval of a certificate of
occupancy by the city.
(23)Secure community transition facilities are permitted only in the GWC zoning district.
(25)A designated manufactured home is a permitted use with the following conditions:
a. A designated manufactured home must be a new manufactured home;
b.The designated manufactured home shall be set upon a permanent foundation, as specified
by the manufacturer, and the space from the bottom of the home to the ground shall be enclosed
by concrete or an approved concrete product that can be either load bearing or decorative.
c.The designated manufactured home shall comply with all city design standards applicable to
all other single-family homes;
d.The designated manufactured home shall be thermally equivalent to the State Energy Code;
and
e.The designated manufactured home shall meet all other requirements for a designated
manufactured home as defined in RCW 35.63.160.
ATTACHMENT I-f LUPB Public Hearing - April 26, 2010
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(26)Multifamily dwellings shall be allowed only within the Kent downtown districts outlined in the
Downtown Strategic Action Plan and shall be condominiums recorded pursuant to Chapter 64.32 or
64.34 RCW or similar dwelling units with ownership interest and recorded as such prior to approval
of a certificate of occupancy by the city.
Manufacturing Land Uses:
(3) Small scale light manufacturing operations as follows: stamping, brazing, testing, electronic
assembly, and kindred operations where the building, structure, or total operation does not
encompass more than ten thousand (10,000) square feet of area. The ten thousand (10,000)
square foot total shall include all indoor and outdoor storage areas associated with the
manufacturing operation. Only one (1)ten thousand (10,000) square foot manufacturing
operation shall be permitted per lot.
(4) Conditional use for manufacturing of paint, but manufacturing of paint is permitted outright in
the M3 zone.
(5) Contractor shops where most of the work is done on call, and which do not rely on walk-in
trade, but where some incidental storage or semi-manufacturing work is done on the premises,
such as carpentry, heating, electrical, or glass shops, printing, publishing, or lithographic shops,
furniture, upholstery, dry cleaning, and exterminators.
7) For permitted uses, accessory hazardous substance land uses, including onsite hazardous waste
treatment or storage facilities, which are not subject to cleanup permit requirements of Ch.
11.02 KCC, subject to the provisions of KCC 15.08.050, except offsite hazardous waste treatment
or storage facilities, which are not permitted in this district. Fuel farm facilities are not allowed
in AG or A-10 zones.
8) For permitted uses, hazardous substance land uses, including onsite hazardous waste treatment
or storage facilities, which are not subject to cleanup permit requirements of Ch. 11.02 KCC and
which do not accumulate more than five thousand (5,000) pounds of hazardous substances or
wastes or any combination thereof at any one (1) time on the site, subject to the provisions of
KCC 15.08.050, except offsite hazardous waste treatment or storage facilities, which are not
permitted in this district.
9) Includes incidental storage facilities and loading/unloading areas.
(16)Warehousing and distribution facilities and the storage of goods or products, except for those
goods or products specifically described as permitted to be stored only as conditional uses in the M3
district.
(17) Conditional use for car loading and distribution facilities, and rail-truck transfer stations.
(19) Miniwarehouses; provided, that the following development standards shall apply for mini-
warehouses, superseding those set out in KCC 15.04.190 and 15.04.200:
a. Frontage use. The first one hundred fifty(150)feet of lot depth, measured from the property
line or right-of-way inward from the street frontage, shall be reserved for principally permitted uses
for this district, defined by the provisions of KCC 15.04.100(A)(1), or for the office or onsite
manager's unit, signage, parking, and access. A maximum of twenty-five (25) percent of the
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frontage may be used for access to the storage unit area; provided,that in no case shall the access
area exceed seventy-five (75)feet in width. No storage units or structures shall be permitted within
this one hundred fifty(150)feet of commercial frontage depth.
b. Lot size. Minimum lot size is one (1) acre; maximum lot size is four(4) acres.
c.Site coverage. Site coverage shall be in accordance with the underlying zoning district
requirements.
d.Setbacks. Setbacks shall be as follows:
(1) Front yard: Twenty(20) feet.
(2) Side yard:Ten (10)feet.
(3) Rear yard: Ten (10)feet.
e. Height limitation. The height limitation is one (1) story.
f. Outdoor storage. No outdoor storage is permitted.
g.Signs. The sign requirements of Ch. 15.06 KCC shall apply.
h. Off-street parking.
(1)The off-street parking requirements of Ch. 15.05 KCC shall apply.
(2) Off-street parking may be located in required yards, except in areas required to be
landscaped.
i. Development plan review. Development plan approval is required as provided in KCC
15.09.010.
j. Landscaping. Landscaping requirements are as follows:
(1) Front yard: Twenty(20) feet,type III (earth berms).
(2) Side yard: Ten (10) feet,type II abutting commercial uses or districts; type I abutting
residential uses or districts.
(3) Rear yard: Ten (10)feet, type II abutting commercial uses or districts; type I abutting
residential uses or districts.
For maintenance purposes, underground irrigation systems shall be provided for all landscaped
areas.
k. Onsite manager. A resident manager shall be required on the site and shall be responsible for
maintaining the operation of the facility in conformance with the conditions of the approval. The
planning department shall establish requirements for parking and loading areas sufficient to
accommodate the needs of the resident manager and the customers of the facility.
I. Drive aisles. Drive aisle width and parking requirements are as follows:
(1) Fifteen (15)foot drive aisle and ten (10) foot parking aisle.
(2) Parking for manager's quarters and visitor parking.
m. Building lengths. If abutting a residential use or zone, residential design elements such as
brick veneer,wood siding, pitched roofs with shingles, landscaping, and fencing shall be used. No
uncomplimentary building colors should be used when abutting a residential use or zone.
o. Prohibited uses. Use is restricted to dead storage only. The following are specifically
prohibited:
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(1)Auctions (other than tenant lien sales), commercial, wholesale or retail sales, or garage
sales.
(2)The servicing, repair, or fabrication of motor vehicles, boats,trailers, lawn mowers,
appliances, or other similar equipment.
(3)The operation of power tools, spray painting equipment,table saws, lathes, compressors,
welding equipment, kilns, or other similar equipment.
(4)The establishment of a transfer and storage business.
(5)Any use that is noxious or offensive because of odor, dust, noise, fumes, or vibration.
(6) Storage of hazardous or toxic materials and chemical or explosive substances.
p. Fencing. No razor wire is allowed on top of fences.
(20) Prohibited are those manufacturing activities having potentially deleterious operational
characteristics, such as initial processing of raw materials (forging, smeltering, refining, and
forming.)
(23) Excluding slaughtering, rendering, curing, or canning of meat or seafood products.
(25) Excluding explosive fuels and propellants.
(26) Excluding predominantly drop forge and drop hammer operations.
(28) Excluding paint boiling processes.
Transportation, Public, and Utilities Land Uses
(1) For WTF towers ninety(90)feet or less for a single user and up to one hundred twenty(120)
feet for two (2) or more users.
(2) For WTF towers that are within the allowable building height for the district in which they are
located.
(3) All WTFs are subject to applicable portions of KCC 15.08.035.
(4) A conditional use permit for a WTF is required if it is greater than ninety (90)feet for a single
user or one hundred twenty (120) feet for two (2) or more users.
(5) A conditional use permit is required if the WTF exceeds the allowable building height of the
district.
Wholesale and Retail Land Uses
(1) Bulk retail uses which provide goods for regional retail and wholesale markets; provided,that
each use occupy no less than forty-three thousand five hundred sixty (43,560) square feet of
gross floor area.
(6) Special uses must conform to the development standards listed in KCC 15.08.020.
(12) Retail convenience grocery sales are allowed in conjunction with a gasoline service station as a
special permit use subject to the development standards listed in KCC 15.08.020.
(13) Retail sales are limited to tires, batteries, and accessories for industrial vehicle and equipment.
(14) Retail sales are permitted as part of a planned development where at least fifty (50) percent of
the total development is for office use. Drive-in restaurants, service stations, drive-in cleaning
establishments, and other similar retail establishments are not permitted.
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(15) Incidental sales and services, such as restaurants, pharmacies, and retail sales,to serve
occupants and patrons of permitted uses when conducted within the same building, provided there
is no exterior display or advertising.
(16) Includes incidental storage facilities and loading/unloading areas.
(17) Includes incidental storage facilities,which must be enclosed, and loading/unloading areas.
(19) Reference KCC 15.07.040(C), outdoor storage landscaping.
(20)Whenever feasible, drive-up/drive-through facilities shall be accessed from the rear of a site
and run along an interior lot line or building elevation. Landscaping, sufficient to soften the visual
impact of vehicle stacking areas, may be required.
Service Land Uses
(4) Special uses must conform to the development standards listed in KCC 15.08.020.
(6) Retail sales are permitted as part of a planned development where at least fifty(50) percent
of the total development is for office use. Drive-in restaurants, service stations, drive-in cleaning
establishments, and other similar retail establishments are not permitted.
(8)Veterinary clinics and animal hospitals when located no closer than one hundred fifty(150)
feet to any residential use, providing the animals are housed indoors,with no outside runs, and the
building is soundproofed. Soundproofing must be designed by competent acoustical engineers.
(10) Personal services uses limited to linen supply and industrial laundry services, diaper
services, rug cleaning and repair services, photographic services, beauty and barber services, and fur
repair and storage services.
(13) Except for such uses and buildings subject to KCC 15.04.150.
(16) Contract construction services office use does not include contractor storage yards, which is
a separate use listed in KCC 15.04.040.
(17) Outside storage or operations yards are permitted only as accessory uses. Such uses are
incidental and subordinate to the principal use of the property or structure.
(18) Includes incidental storage facilities and loading/unloading areas.
(19)lncludes incidental storage facilities,which must be enclosed, and loading/unloading areas.
Cultural, Entertainment, and Recreational Land Uses
(2) Principally permitted uses are limited to indoor paintball, health and fitness clubs and facilities,
gymnastic schools, and other similar uses deemed compatible with the general character and
stated purpose of the district.
[5] Business, civic, social, and fraternal associations and service offices are principally permitted
uses.
[7] Principally permitted uses are limited to golf driving ranges.
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ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
• PLANNING DIVISION
KENT Fred N. Satterstrom, AICP, Director
W A 5 H I N G T O N Charlene Anderson, AICP, Manager
Phone: 253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S.
Kent, WA 98032-5895
April 19, 2010
To: Dana Ralph, Chair and Land Use and Planning Board Members
From: Gloria Gould-Wessen, AICP, GIS Coordinator/Long Range Planner
Subject: Development Incentive Program - Pacific Highway South (Midway)
(CPA-2007-4) (KIVA - 2074570)
Land Use & Planning Board Workshop - April 26, 2010
INTRODUCTION:
Envision Midway, a collaborative planning effort focused along the Pacific Highway
transportation corridor, has generated a collection of policy and regulatory documents in
support of its vision. The Land Use & Planning Board (LUPB) has held workshops and
public hearings on the Midway Subarea Plan, Midway Design Guidelines, and Regulatory
portions over the past six months. On December 14, 2009, the LUPB in workshop
considered regulatory tools to implement the Midway Subarea Plan. Staff was asked at
that meeting as well as at the March 8t" workshop to consider possible incentives in
support of the envisioned development. The incentive programs are for discussion
purposes.
INCENTIVE PROGRAMS:
The use of incentives to encourage economic development is typical at all levels of
government. Tax incentives are a common mechanism, but there are other incentive
programs that link investment in public infrastructure, public amenities, and housing to
new development. Below is a brief description of incentives presently proposed in
Midway, what is being considered as part of city policy, and additional Possible Incentive
& Bonus Programs' to be considered by the LUPB. As these incentives and bonus
programs are reviewed, it is important to think about the regulations of density, height,
and so forth that are being proposed as well as market conditions for the area to
determine if such incentives and bonus programs would be workable.
Present Incentives
Proposed new zoning will allow a greater mix of uses and increased density.
Additionally, Planning Services is proposing a Planned Action Ordinance for Midway.
Through the Planned Action document, and in conjunction with the Midway Subarea Plan,
environmental review can be facilitated for new development. Finally, Kent is committed
to ensuring that extension of Sound Transit's Link Light Rail south of SeaTac Airport is
completed and results in a station near Highline Community College in Midway. These
components of the overall strategy are key incentives for developers to invest and for
businesses to locate into the area.
50
Potential Capital Incentives
The City of Kent is considering a substantial investment in infrastructure around the
future light rail stations. New roads need to be built to support the increased uses
anticipated to follow the light rail stations. Furthermore, the City is considering
acquisition and development of a new park and multi-modal trail system. The City is
also considering the creation of a regional storm water retention/detention facility to
eliminate the need for onsite facilities. There are different ways to arrange for financing
of the infrastructure, including local improvement districts, impact fees, conditions of
development, grants and partnerships. These public investments could be used to
leverage the type and form of development identified in the Midway Subarea Plan.
Participation in the Regional Storm Water Detention:
Intent: To implement the vision of an urban, transit oriented community around light
rail stations.
Proposal: Construct an incentive program that encourages high density by making
available the regional storm water retention/detention facility exclusively to those
meeting a minimum density or level of development. If the level of development were
not reached, individual on-site construction of a storm water management system
would be required. This program could also be tied to encouraging low-impact
development. The practice of low-impact development mitigates the impact of growth
by protecting the environment, conserving natural resources, and promoting public
health, safety and welfare.
Potential Tax Incentive
The State of Washington allows a modification to property tax for a fixed number of
years for the creation of multifamily housing. The City of Kent has applied this
multifamily tax exemption to a specified area of Downtown. Expanding this incentive
program to Midway could motivate investment to achieve desirable features of the
vision.
Multifamily Dwelling Tax Exemptions:
Intent: To encourage housing in Midway by making multifamily housing development
projects more appealing to investors.
Proposal: Establish multifamily dwelling tax exemption specifically for the Midway
Overlay Districts. Model the new ordinance after the existing multifamily tax
exemption program for Downtown Kent, ensuring that it reflects the vision of the
Midway Subarea Plan.
If there are any questions prior to the workshop, please contact Gloria Gould-Wessen at
253.856.5441.
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Enc:
cc: Ben Wolters ECD Director
Fred Satterstorm,AICP, Planning Director
Charlene Anderson,AICP, Planning Manager
Kim Adams-Pratt,Assistant City Attorney
Project Files
4/26/2010 - Land Use&Planning Board Workshop
Incentive Program - Pacific Highway South (Midway) (CPA-2007-4)
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ECONOMIC & COMMUNITY DEVELOPMENT
Ben Wolters, Director
• PLANNING DIVISION
KENT Fred N. Satterstrom, AICP, Director
W A 5 H I N G T O N Charlene Anderson, AICP, Manager
Phone: 253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S.
Kent, WA 98032-5895
April 19, 2010
To: Dana Ralph, Chair and Land Use and Planning Board Members
From: Gloria Gould-Wessen, AICP, GIS Coordinator/Long Range Planner
Subject: Affordable & Workforce Housing in Kent - Pacific Highway South (Midway)
(CPA-2007-4) (KIVA - 2074570)
Land Use & Planning Board Workshop - April 26, 2010
INTRODUCTION:
Envision Midway is a collaborative planning effort focused along the Pacific Highway
transportation corridor in anticipation of the extension of Sound Transit's Link Light Rail
service. It is the foundation for the Midway Subarea Plan, Midway Design Guidelines, and
Regulatory and Implementation strategies. The aforementioned planning documents have
all been presented to the Land Use & Planning Board (LUPB) in workshop or public hearing
over the past six months. During that time, the LUPB voiced an interest in housing and the
potential displacement of affordable housing. Housing was also a concern for participants
in the Envision Midway outreach. This memo presents State and local regulations
concerning mobile home park closure; a review of affordable housing at a regional and local
level, including market factors; and the City's next steps for addressing affordable housing
in Midway.
MOBILE HOME PARK CLOSURE PROGRAMS:
There are seven (7) mobile home parks located within the Midway Study Area, and it is
presently proposed to change the land use designation of six (6) of these parks from Mobile
Home Park (MHP) to Transit Oriented Community (TOC). The Zoning District designation of
MHP would not change at this time. A rezone would be required to change the use of
mobile home parks located in a TOC land use designation.
Within those six (6) parks proposed as TOC, there are 162 spaces for mobile homes or RVs.
There are families and seniors living in these parks, and the loss of this housing would be a
burden on those families. The State of Washington and the City of Kent both have
regulations that address the impacts to residents of mobile home parks that are being
closed.
The Landlord and Tenant title of the Revised Code of Washington addresses the rental and
closure of mobile home parks.' The purpose of the chapter is to provide a mechanism for
assisting mobile home tenants to relocate to suitable alternative sites when their mobile
home park is closed or converted to another use. If eligible, tenants are entitled to
' RCW Title 59 Landlord and Tenant
52
financial assistance on a first-come, first-serve basis. The reimbursement is for relocation
or demolition, and is based on the size of the unit and the amount of assistance received
from other sources.2 To qualify, one must own your own home and be a low-income
household. The State requires a twelve (12) month notice of park closure or conversion
before eviction of tenants can occur.
The City of Kent also regulates the closure of mobile home parks (see Attachment KCC
12.05.320 - 380). Prior to issuing eviction notices related to closure, or change of use,
Kent requires mobile home park owners to first submit and receive approval for a relocation
report and plan to Housing and Human Services. The relocation report and plan must
provide that the mobile home park owner will assist each mobile home park tenant
household to relocate, in addition to making any state or federal required relocation
payments. Such assistance would include providing tenants an inventory of relocation
resources, referring tenants to alternative public and private subsidized housing resources,
helping tenants obtain and complete the necessary application forms for state-required
relocation assistance, and helping tenants to move the mobile homes from the mobile
home park. The plan must be submitted and approved prior to the owner issuing the
twelve (12) month eviction notice as required by the State. Kent's regulations also make it
unlawful to sell, lease, or rent any mobile home or mobile home park space without
providing a copy of the relocation report and plan to the prospective tenant.
TODAY'S AFFORDABLE HOUSING:
Housing affordability is commonly defined in terms of housing costs as a percentage of
household income. Housing is considered unaffordable when a household's monthly
housing costs exceed a certain threshold percentage. The conventional U.S. standard
ranges from 25% to 33% of gross monthly income (most commonly 30%). Housing costs
include rent or mortgage payments, taxes, and insurance for owners, and may include
utility costs.
Staff has pulled from a variety of other sources to present a snapshot of housing
affordability in Kent. Puget Sound Regional Council (PSRC) is a source of regional data
concerning housing, employment, population, and transportation. Because of the flux of
the economy in recent years and the breadth of research PSRC conducts, staff will use
housing data ranging from 2006-2008 produced for the PSRC publication Regional View.
The U.S. Census Bureau has detailed information from the 2000 Census and from the
2006-2008 American Community Survey. The Kent Consolidated Plan 2008-2012 is also a
source to better understand issues of affordable housing. Together they provide an
understanding of available housing in relationship to household income.
The 2000 U.S. Census provides a detailed understanding of Kent and the housing provided
in the community. The 2006-2008 Census update for Kent estimates a total 35,784
housing units in Kent with 16,590 owner-occupied (49.5%) and 16,897 renter-occupied
(50.5%). The average household size is 2.62 persons. The Kent Consolidated Plan states
that the average sales price for a single family home, excluding condominiums, in South
King County was the lowest of all regions in King County and one-third lower than the King
County average sales price. When comparing Kent with neighboring communities, home
owners are paying a smaller percentage of their median income on housing, but renters are
paying more. Comparing housing cost and income with more affluent communities in the
2 Reimbursement ranges from up to$12,000 for a double-wide to$7,000 for a single-wide home.
4/26/2010 - Land Use & Planning Board Workshop
Affordable &Workforce Housing - Pacific Highway South (Midway) CPA-2007-4
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Puget Sound region, South King County provides lower median home value and lower gross
rents (see Table 1).
A B C D E F G
(C-B)/C A/B F/(A/12)
2008 2000 2008 Increase of Mortgage as a 2000 Gross Rent as a
Median Median Median Home Percentage of Median Percentage of
Househol Home Home Value as a Household Gross Household
Jurisdiction d Income Value Value Percentage Income Rent Income
Kent $54,234 $178,000 $315,300 43.5% 17.2% $724 16.0%
Des Moines $58,123 $174,700 $315,300 44.6% 18.4% $705 14.6%
Auburn $48,813 $153,400 $259,500 40.9% 18.8% $639 15.7%
Seattle $64,055 $259,600 $471,800 45.0% 13.6% $721 13.5%
Bellevue $81,184 $299,400 $577,200 48.1% 14.1% $961 14.2%
Kirkland $83,064 $283,100 $526,000 46.2% 15.8% $972 14.0%
U.S. 2008 $52,175 NA $192,400 NA 27.1% NA NA
Data Source: 2008 U.S. Census Estimates and 2000 U.S. Census.
Table 1. Household income and housing cost.
KENT'S NEXT STEPS:
The Midway Subarea Plan (the Plan) will lay the foundation for future development with
goals and policies to implement the vision. The Plan contains a Housing Element which
reflects the community's desire that "replacement housing be created so that people did
not have to move far from the community where some have lived for over 30 years." The
LUPB held a public hearing on 11/23/09 and preliminarily approved the Plan. At the last
workshop, the LUPB discussed additional changes to be made to the Plan, such as
establishing a timeline for decisions on affordable and transitional housing initiatives. At
present, the Housing Element goal and policies state the following:
Goal MH-1: Promote a diversity of housing types that supports a full range of
incomes and household structures.
Policy MH-1.1: Encourage market rate and workforce housing in the
designated Transit Oriented Communities within mixed use buildings or as
stand-alone multifamily residential development.
Policy MH-1.2: Create an Affordable Housing Commission to consider options,
policies, and partnerships for resolving issues surrounding the potential
displacement of existing affordable housing.
Policy MH-1.3: Promote affordable workforce housing in new housing stock,
with a target of 50010 of new owner or rental units affordable for households
earning 120010 of median income or less. Regulatory incentives, public
investments, and other strategies will assist in realizing a mix of housing types
to create a diverse transit-supported community.
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Page 3
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Policy MH-1.4: Provide for live-work housing options at medium densities
within the auto-oriented Highway Commercial Corridor.
The 2004 Kent Comprehensive Plan also contains a Housing Element which supports
affordable housing citywide. As in the Midway Subarea Plan, there are other elements that
speak to the need for quality housing for all segments within the community. The City also
has adopted many measures to remove barriers to affordable housing, including the home
repair program to maintain existing housing stock, accessory dwelling unit codes, allowing
some attached units in subdivisions, small lot development and clustering codes, impact fee
exemptions, and density bonuses in PUDs. The Kent Consolidated Plan 2008-2012 also
addresses housing affordability and articulates goals and detailed strategies to respond to
the issues identified in the needs assessment. Once the Midway Subarea Plan is approved,
one of the next steps in the strategy for Midway is to establish an Affordable Housing
Commission. Some of the programs that could be considered by the commission are:
• Inclusionary Zoning
• Housing Density Bonus
• Transfer of Development Rights
• Mobile Home Transitional Housing Funds
• Mobile Home Relocation Funds
Some of these programs are not simple to create or implement and many only work in
areas where land value is high and demand is robust. These market conditions certainly
will be key elements of discussion as the City moves forward to address achieving quality
housing for all segments of the community.
If there are any questions prior to the workshop, please contact Gloria Gould-Wessen at
253.856.5441.
FS/CA/GGW/pm S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Workshop\042610_HousingMemo2.doc
Enc: Att.A: KCC 12.05.320-380.
cc: Ben Wolters ECD Director
Fred Satterstorm,AICP, Planning Director
Charlene Anderson,AICP, Planning Manager
Kim Adams-Pratt,Assistant City Attorney
Project Files
4/26/2010 - Land Use&Planning Board Workshop
Affordable &Workforce Housing - Pacific Highway South (Midway) CPA-2007-4
Page 4
Chapter 12.05 MOBILE HOME PARKS* Attachment A Page I of I
55
Chapter 12.05
MOBILE HOME PARKS*
Sections:
12.05.010 Title.
12.05.020 Purpose.
12.05.030 Scope.
12.05.040 Enforcement.
12.05.050 Definitions.
12,05.060 Zoning for mobile home vehicle parks.
12.05.070 Preliminary meeting.
12.05.080 Application for mobile home park.
12.05.090 Tentative site plan procedures.
12.05.100 Preliminary site plan procedures.
12.05,110 Installation of improvements or bonding in lieu of improvements.
12.05.120 Final site plan procedures.
12.05.130 Environmental considerations.
12.05.140 Compatibility with existing land use and plans.
12.05.150 Minimum requirements and standards.
12,05,160 Structures.
12.05.170 Lot size.
12.05.180 Setbacks.
12.05.190 Lot coverage.
12.05.200 Density.
12.05.210 Common open space.
12.05.220 Landscaping.
12.05.230 Streets, curbs, and sidewalks.
12.05.240 Installation of utilities.
12.05.250 Mobile home park alternate development plan.
12.05.260 Nonconforming mobile home park stand*ards.
12.05.270 Minimum nonconforming mobile home park separations.
12.05.290 Exceptions.
12.05,300 Penalties.
12.05.310 Liability.
12.05.320 Eviction notices for change of use or closure of a mobile home park.
12.05.330 Relocation report and plan.
12.05.340 Certificate of completion of the relocation report and plan.
12.05,350 Notice of provisions.
12.05.360 Administration.
12,05.370 Appeal.
12.05.380 Closure and government sponsorship.
*Cross reference(s) — Planning, Ch. 2.30; planning commission, Ch. 2.57; environmental
policy, Ch. 11.03; general requirements and standards for mobile homes park design,
§ 12.04'055; flood hazard regulations, Ch. 14.09; mobile home park combining district, KCC
Title 15.
12.05.010 Title.
This chapter shall be known as the city of Kent mobile home park code,
(Ord. No. 2990, § 1(12.08.030), 8-20-91. Formerly Code 1986, § 12.08,030)
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12.06.320 Eviction notices for change of use or closure of a mobile home park.
A. Before a mobile home park owner may issue eviction notices pursuant to a closure or
change of use under Chapter 59.21 RCW, the mobile home park owner must first submit to
the housing and human services office a relocation report and plan that meets the
requirements of KCC 12,05,330. If applying for a change of use, the mobile home park owner
shall submit the relocation report and plan together with all other necessary applications.
Once the manager of housing and human services determines that the relocation report and
plan meets the requirements of KCC 12.05.330, the manager of housing and human services
shall stamp his or her approval on the relocation report and plan and return a copy of the
approved plan to the mobile home park owner. If the manager of housing and human services
determines that the relocation report and plan does not meet the requirements of KCC
12.05.330, the manager of housing and human services may require the mobile home park
owner to amend or supplement the relocation report and plan as necessary to comply with
this chapter before approving it.
B. No sooner than upon approval of the relocation report and plan, the owner of the mobile
home park may issue the twelve (12) month eviction notice to the mobile home park tenants.
The eviction notice shall comply with RCW 59.20.080 and 59.21.030, as amended. No mobile
home owner who rents a mobile home lot may be evicted until the twelve (12) month notice
period expires, except pursuant to the State Mobile Home Landlord-Tenant Act, Chapter
59.20 RCW.
(Ord. No. 3614, § 2, 9-17-02)
12.05.330 Relocation report and plan.
A. The relocation report and plan shall describe how the mobile home park owner intends to
comply with Chapters 59.20 and 59.21 RCW, relating to mobile home relocation assistance,
and with KCC 12.05.320 through 12.05.370, The relocation report and plan must provide that
the mobile home park owner will
assist each mobile home park tenant household to relocate,
in addition to making any state or federal required relocation payments. Such assistance must
include providing tenants an inventory of relocation resources, referring tenants to alternative
public and private subsidized housing resources, helping tenants obtain and complete the
necessary application forms for state-required relocation assistance, and helping tenants to
move the mobile homes from the mobile home park. Further, the relocation report and plan
shall contain the following information:
1. The name, address, and family composition for each mobile home park tenant
household, and the expiration date of the lease for each household;
2. The condition, size, ownership status, HUD and State Department of Labor and
Industries certification status, and probable mobility of each mobile home occupying a mobile
home lot;
3. Copies of all lease or rental agreement forms the mobile home park owner currently
has in place with mobile home park tenants;
4. To the extent mobile home park tenants voluntarily make such information
available, a confidential listing of current monthly housing costs, including rent or mortgage
payments and utilities, for each mobile home park tenant household;
. 5. To the extent mobile home park tenants voluntarily make such information
available, a confidential listing of gross annual income for each mobile home park tenant
household;
6. An inventory of relocation resources, including available mobile home spaces in
King, Snohomish, Kitsap, and Pierce Counties;
7. Actions the mobile home park owner will take to refer mobile home park tenants to
alternative public and private subsidized housing resources;
8. Actions the mobile home park owner will take to assist mobile home park tenants to
move the mobile homes from the mobile home park;
9. Other actions the owner will take to minimize the hardship mobile home park tenant
households suffer as a result of the closure or conversion of the mobile home park; and
10. A statement of the anticipated timing for park closure.
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B. The manager of housing and human services may require the mobile home park owner
to designate a relocation coordinator to administer the provisions of the relocation report and 57
plan and work with the mobile home park tenants, the housing and human services office, and
other city and state offices to ensure compliance with the relocation report and plan and with
state laws governing mobile home park relocation assistance, eviction notification, and
landlord/tenant responsibilities.
C. The owner shall make available to any mobile home park tenant residing in the mobile
home park copies of the proposed relocation report and plan, with confidential information
deleted. Within fourteen (14) days of the manager of housing and human service's approval of
the relocation report and plan, a copy of the approved relocation report and plan shall be
mailed by the owner to each mobile home park tenant.
D. The mobile home park owner shall update with the housing and human services office
the information required under this section to include any change of circumstances occurring
after submission of the relocation report and plan that affects the relocation report and plan's
implementation.
(Ord. No. 3614, § 2, 9-17-02)
12.05.340 Certificate of completion of the relocation report and plan.
No mobile home park owner may close a mobile home park, or obtain final approval of a
comprehensive plan or zoning redesignation until the mobile home park owner obtains a
certificate of completion from the housing and human services office. The manager of housing
and human services shall issue a certificate of completion only if satisfied that the owner has
complied with the provisions of an approved relocation report and plan, the eviction notice
requirements of RCW 59.20.080 and 59.21.030, the relocation assistance requirements of
RCW 59.21.021, and any additional requirements imposed in connection with required city
applications.
(Ord. No. 3614, § 2, 9-17-02)
12.05.350 Notice of provisions.
It is unlawful for any party to sell, lease, or rent any mobile home or mobile home park
rental space without providing a copy of any relocation report and plan to the prospective
purchaser, lessee, or renter, and advising the same, in writing, of the provisions of KCC
12.05.320 through 12.05.370 and the status of any relocation report and plan.
(Ord. No. 3614, § 2, 9-17-02)
12.05.360 Administration.
The manager of housing and human services shall administer and enforce KCC 12.05.320
through 12,05.370. Whenever an owner or an owner's agent fails to comply with the
provisions of KCC 12.05.320 through 12.05.370, the following may occur:
A. The manager of housing and human services may deny, revoke, or condition a certificate
of completion, a permit, or another approval;
B. Any other appropriate city official may condition any permit or other approval upon the
owner's successful completion of remedial actions deemed necessary by the manager of
housing and human services to carry out the purposes of KCC 12.05.320 through 12.05.370.
(Ord. No. 3614, § 2, 9-17-02)
12.05.370 Appeal.
Any appeal from a determination of the manger of housing and human services under KCC
12,05.320(A), 12.05,340, and 12.05.360(A) shall be an open record hearing filed within
fourteen (14) days of the determination in accordance with the procedures established for
Process I applications under Ch. 12.01 KCC.
(Ord. No. 3614, § 2, 9-17-02)
12.05.380 Closure and government sponsorship.
A. If an eminent domain action by a federal, state, or local agency causes closure of a
mobile home park and the procedures set forth in the Federal Uniform Relocation Assistance
and Real Property Acquisition Policies Act, 42 U.S.C. 4601 et seq., and the regulations of 49
CFR Part 24 or the Relocation Assistance — Real Property Acquisition Policy Act of Chapter
8.26 RCW and the regulations of Chapter 468-100 WAC are followed, the requirements of
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Chapter 12.05 MOBILE HOME PARKS* Page 3 of 3
those acts and regulations-will supersede the requirements of KCC 12,05.320 through 58
12.05.370.
B. If a condemnation action of the city causes closure of a mobile home park, the city will be
responsible for fulfilling the requirements of the standards contained herein. If the city
chooses to follow portions of the state act and regulations and the manager of housing and
human services and the director of public works determine that there is a conflict or
redundancy between the portions of the state act and regulations being followed by the city,
and the standards contained herein, the state act shall take precedence in such areas of
conflict or redundancy. If the state act is followed in all respects, such act will supersede the
requirements of this section and the standards contained herein.
(Ord. No. 3614, § 2, 9-17-02)
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