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City Council Committees - Land Use and Planning Board - 12/06/2010 (4)
ECONOMIC and COMMUNITY DEVELOPMENT Ben Wolters, Director 4 PLANNING DIVISION Fred N. Satterstrom, AICP, Planning Director KF Charlene Anderson, AICP, Manager WASHINGTON Phone: 253-856-5454 Fax: 253-856-6454 Address: 220 Fourth Avenue S Kent, WA 98032-5895 AGENDA LAND USE & PLANNING BOARD HEARING NOVEMBER 22, 2010 7:00 P.M. LUPB MEMBERS: Dana Ralph-Chair; Jack Ottini-Vice Chair, Steve Dowell, Navdeep Gill and Barbara Phillips CITY STAFF: Fred Satterstrom,AICP,Planning Director; Charlene Anderson, AICP, Planning Mgr; Gloria Gould-Wessen, AICP, Long-Range Planner; Kim Adams Pratt, Asst City Attorney; Pamela Mottram, Admin Secretary This is to notify you that the Land Use and Planning Board will hold a Public Hearing on MONDAY, NOVEMBER 22, 2010 in Kent City Hall, City Council Chambers East and West, 220 4tn Avenue South, Kent, WA at 7:00 P.M. The public is welcome to attend the public hearing and all interested persons may have opportunity to speak. Any person wishing to submit oral or written comments on the proposed amendment(s) 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 September 27, 2010 Minutes 4. Added Items to Agenda 5. Communications 6. Notice of Upcoming Meetings 7. PUBLIC HEARING: 1. Draft Environmental Impact Statement (DEIS) (Charlene Anderson) 2. Midway Subarea Plan (Gloria Gould-Wessen) 3. Midway Design Guidelines (Gloria Gould-Wessen) 4. Midway Development Regulations (Gloria Gould-Wessen) 5. Midway Land Use Plan and Zoning Map Designations (Gloria Gould-Wessen) 6. Midway Planned Action Ordinance (Charlene Anderson) Consideration of the City of Kent's Midway Subarea Plan and implementation measures, including a Planned Action Ordinance and DEIS. The DEIS evaluates alternative growth strategies for the Kent Planning area as well as the Midway Subarea planning and implementation measures. The Kent Planning Area consists of the existing City limits and the City's Potential Annexation Area. The Midway Subarea is located on the western edge of the City limits, generally centered on SR 99 between S. 272nd Street on the south and the Kent-Des Moines Road (SR 516) on the north. The western limit of the Midway Subarea is the City limits, and the eastern edge extends east of Military Road to the edge of the ridge and south of SR 516 to include a cluster of commercially zoned properties. Any person wishing to submit oral or written comments on these proposals may do so prior to the hearing or at the hearing. The public is invited to attend and all interested persons will have an opportunity to speak. For further information, or to obtain copies of the staff report(s), contact the Planning Division office at (253) 856-5454. The Agenda Packet may be reviewed and downloaded from the City's website at: http://kentwa.igm2.com/citizens/Default.aspx?DepartmentlD=1004. 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 Division directly at(253)856-5499(TDD)or the main line at(253)856-5454. This page intentionally left blank. 1 LAND USE & PLANNING BOARD MINUTES September 27, 2010 1. Call to Order Chair Ralph Called the meeting to order at 7:00 p.m. 2. Board Members Present/Absent: Chair Dana Ralph, Vice-Chair Jack Ottini, Steve Dowell, Navdeep Gill, Aleanna Kondelis-Halpin Absent/Excused, Jon Johnson, Barbara Phillips Staff Members Present: Charlene Anderson, William Osborne, Erin George, Kim Adams Pratt, and Pamela Mottram 3. Approval of Minutes Dowell MOVED and Phillips SECONDED a Motion to approve the July 26, 2010 Minutes. Motion PASSED 6-0. 4. Added Items None 5. Communications Planning Manager Charlene Anderson stated that the Economic and Community Development Committee (ECDC) will consider extending preliminary short plat approvals and extending the validity of issued building permits at their next meeting. She inquired if the Board would be amenable were the ECDC to decide to direct the Board to hold a public hearing without a workshop preceding that hearing. The Board members voiced their concurrence. 6. Notice of Upcominq Meetings None 7. PUBLIC HEARING: 7.1 CPA-2009-5/CPZ-2009-2 DCE Height Limits Long-Range Planner William D. Osborne directed attention to the staff report regarding Downtown Commercial Enterprise zoning and building heights where adjacent to single family residential zones. He stated that Kent City Code (KCC)15.09.050C evaluation criteria apply when considering the zoning map amendments included in a few of the options such as Option 2 and 3. These criteria do not apply to amendments of zoning code text. The Options Matrix includes "No Action/No Change", whereby the city's current regulations would apply for Downtown Commercial Enterprise Zoning where adjacent to single family residential. Osborne stated that the Johnson proposal (Option 1) proposes 35 foot height limits within 300 feet of single family residential zoned properties. Option 4C proposes a four-story 50 foot height limit, ground level and upper floor setbacks based on adjacency to single family residential lot lines rather than zoning boundaries, and includes a number of elements in the Downtown Design Review Guidelines (DDRG) stipulated as requirements rather than optional. Osborne stated that staff is recommending Option 6 which proposes a four-story 50 foot height limit within 300 feet of single family residential zoned properties. Side and rear yard setbacks would apply when adjacent to rather than abutting single family residential zoning. The DDRG would include a number of required elements based on building heights of three stories or greater. In Options 6 and 4C portions of the Downtown Commercial Enterprise (DCE) properties located to the west of Central Avenue would be removed. Osborne stated that KCC would also be amended by adding language to define "abutting" and "adjacent". This language was taken from the City of Renton's Code. Osborne stated that the DDRG that would be affected as part of the proposed options would include features incorporating human scale building elements. There would be amendatory language that if a proposed building lot abuts a single family residential zoned parcel, then Elements A and G are required and may be counted towards the minimum of four design elements used. Osborne stated that another section of the DDRG addresses how to handle heights with upper floor setbacks and balconies and would become required rather than optional. Language would be added to the Code that would note that projecting forward would not be something allowed in the DDRG where abutting single family residential property. Osborne stated that Options 4, 4B and 5 feature a DCE Transitional Overlay District. Those parcels affected would be entire parcels selected from a 300 foot buffer adjacent to single family residential property. Land Use and Planning Board Hearing September 27,2010 Minutes Page 1 of 6 2 Osborne stated that Option 6 looks at portions of selected properties; a four-story 50 foot height limit would apply within 300 feet of a single-family residential zoning boundary line; The DDRG would apply setback requirements only when abutting a single family residential property. Opt 4C looks at specific whole parcels and applies a four- story 50 foot height limit to the entirety of those parcels and requires ground level and upper floor setbacks based on lot line adjacency to single family residential zones. Long-Range Planner William D. Osborne submitted Exhibits 11 through 18 for the record. Ottini MOVED and Dowell SECONDED a Motion to accept Exhibits 11-18 into the record. Motion CARRIED 6-0. Chair Ralph declared the Public Hearing open. Greg Gorder, 318 Jason Ave N, spoke in favor of Option 1 stating that he would support Option 4C or 4B. Laura Gorder, 318 Jason Ave N, spoke in favor of Option 1 voicing her support for Option 4C with the incorporation of amendments as indicated in the letter submitted by Michael Johnson. She asked staff to clarify the intent of Option 4C. She spoke about traffic concerns. Vern Schultz, 704 E. Temperance St, spoke in favor of Option 1 but stated he would support Option 4C incorporating amendments as indicated in Michael Johnson's letter. He spoke in opposition to Option 6. Angela Schultz, 704 E. Temperance St,_spoke in favor of Option 1 with Option 4C as her second choice. Julie Brown, 802 E Temperance St, spoke in favor of Option 1 but would accept Option 4C. She voiced her opposition to Option 6 as "abutting" is not an acceptable choice. Kim Portera, 617 E Temperance St, spoke in favor of Option 1 but would consider Option 4C after receiving further clarification with respect to the amendments suggested by Mr. Johnson in his letter. Carolyn Clayton, 604 E. Temperance St, stated that her home is located next to the DCE zoning district, and she does not support development of a 7-story high rise development that will shade her community. She suggested the alluvial soils would not support a high-rise building. Ms. Clayton encouraged the City to support residential rather than commercial interests and requested that the City consider State Street as the cut-off for the DCE Zoning District. Stacey Kroeze, 701 E. Temperance St, stated that she is an advocate for Option 1 but would support Option 4C with the caveats as indicated in Johnson's letter. She stated that she favors State Street as a cutoff for the DCE zone. Daniel Daoura, 112 Kennebeck Avenue N, stated that his property is located on a flat area in the DCE area north of Smith Street. He spoke in support of applying selective height regulations within the DCE zone with the City evaluating parcels on an individual basis rather than applying a broad height regulation for the entire DCE area. He stated that he opposed development of a seven-story building north of Smith Street defining it as a potential eyesore for the community. He spoke about his concerns with traffic. Mary Jacob, 426 Prospect Ave N, spoke in favor of Option 1 stating she would support Option 4C. She spoke about traffic concerns in the DCE area and about the need to limit vertical heights in all of downtown because of traffic. She suggested wider roads, sidewalks and pedestrian signs before densifying. Lyndel Ehlers, 431 Hazel Ave N, spoke in support of Option 1 but would support 4C. She voiced her concern with traffic issues and view obstruction. Ottini MOVED and Dowell SECONDED to close the public hearing. Motion Carried 6-0. Chair Ralph declared the public hearing closed. Deliberations ensued over issues related to parking and traffic in the DCE zone. The Board members debated the merits of Option 4B versus Option 4C with the inclusion of Mr. Johnson's amendments from his letter defined as Exhibit 18. Dowell inquired if a traffic study had been completed by the city in the DCE zone with Osborne indicating that there had been no study completed with regard to traffic impacts. Ottini suggested that those people voicing concerns with traffic issues should consult the Public Works Department. Ottini voice his support for Option 4C. Land Use and Planning Board Hearing September 27,2010 Minutes Page 2 of 6 3 Dowell MOVED to recommend that City Council adopt CPA-2009-5/CPZ-2009-2 DCE Height Limits Option 1. Hearing no Second, Dowell MOVED and Ottini SECONDED to request Council to consider moving the DCE Zone from its current location westward to State Street one block east of Central Street, across James and Smith Streets where the DCE areas are. Motion CARRIED 5-0 with Gill Opposing. Dana Ralph voiced her support for moving the DCE boundary line although stating that this may not be the appropriate forum for this. Assistant City Attorney Kim Adams Pratt spoke to the viability and appropriateness of the motion. Pratt stated that the Council would not be able to act on that motion in regard to the issue before the Board. The Council cannot act on the request for a rezone motion as it requires a comprehensive plan amendment. Pratt stated, however, that the Board has the option to communicate its desire to Council. Ottini MOVED and Dowell SECONDED a Motion to recommend Approval of CPA-2009-5/CPZ-2009-2 DCE Height Limits Option 4C excluding clarification language offered by Mr. Michael Johnson. After further deliberations the Motion CARRIED 6-0. Planning Manager Charlene Anderson clarified that the motion excludes the Railroad Avenue properties, adds proposed language defining "abutting and adjacent", adds two clarifications to the Downtown Design Review Guidelines; and excludes additional clarification language proposed by Mr. Michael Johnson. Chair Ralph concurred. 7.2 ZCA-2010-1 Zoning Density—Rounding Calculations Planning Manager Charlene Anderson stated that rounding is how the city calculates maximum permitted density. Often we think about density in terms of lots for single family residential zones. For multifamily zones we think about density in terms of number of units or apartments within a particular project. Thus, there is the distinction between lots and dwelling units in the options. Anderson drew attention to the staff report while describing the options. She clarified that new Option: 5A states that no rounding would be allowed for subdivisions located within SR-3, SR-1 or A-10 zoning districts. Option 5B adds not allowing rounding in the SR-4.5 zoning district, and Option 5C does not allow rounding in the SR-3, SR-1, and A-10 zoning districts or in the Lake Meridian Watershed. Anderson stated that staff recommends Option 3, which is similar to the Kenmore Washington option which uses different calculations for rounding up or down. Anderson submitted "Y Exhibits for the record presented to the Board this evening. Ottini MOVED and Dowell SECONDED a Motion to accept the Exhibits for the record. Motion CARRIED 6-0. Chair Ralph opened the public hearing. Sally McDonough, 26441 1371" Ave SE, stated that she submitted an exhibit in response to Charlene Anderson's letter dated September 20, 2010. The impact of rounding has not been in effect long enough to know what will happen yet. The number of applications submitted in the last couple years are down dramatically. McDonough stated that Charlene Anderson clarified how many places are zoned SR-4.5 versus SR-3 with a few parcels zoned SR-6.0 in the watershed area. McDonough stated that she brought forth the need to look at density rounding on August 23 d and she disagreed with staff's description of the Pruss Short Plat as only a worst case example of what could occur by using current density rounding calculations. McDonough stated that due to staff's re-review, developers will be required to include information on their applications to meet specific code requirements related to water quality and flow control. McDonough stated that the community and many members of the Land Use and Planning Board advocated to down zone the watershed, asking the Board to vote to retain the actual zoning that they effected with the down zoning on the lake. McDonough stated that she believes Option 5C is the best choice for a literal zoning of the SR-3 and SR- 4.5 zones in the Lake Meridian Watershed to ensure "optimum utilization by Kent citizens and the preservation of the residential neighborhoods" as stated in Kent's Comprehensive Plan. Option 5C does not have the impact Option 5B would have on the rest of the City. Land Use and Planning Board Hearing September 27,2010 Minutes Page 3 of 6 4 Seeing no further speakers, Ottini MOVED and Johnson SECONDED a Motion to close the public hearing. Motion CARRIED 6-0. Dowell MOVED and Johnson SECONDED a Motion to recommend to City Council Approval of Option 5C. Motion CARRIED 6-0. 7.3 ZCA-2010-2 Vehicle Auto Repair in M3 Zones Long Range Planner, William D. Osborne stated that the City received a code text amendment application from a private business owner seeking to allow auto repair, washing services, and auto body work on parcels located along east/west arterials in the M3 zoning districts. A number of issues analyzed by staff in drafting their recommendation includes: 1) Auto repair is currently prohibited in the M2 and M3 zones including in the Manufacturing/Industrial Center (MIC)and 2)the competition for industrial land. Osborne stated that Kent is one among a handful of jurisdictions with designated MICs. He stated that Kent's comprehensive plan goals and policies are consistent with those of the County and with the Puget Sound Regional Council (PSRC) and the PSRC's guidance on protecting industrial lands for future industrial use by discouraging and limiting nonindustrial uses particularly in the MIC. Kent's MIC zones generally prohibit auto repair with minimal exception. Where the City has split designated properties such as the Gateway Commercial in the M3 zones, auto repair may be allowed when truck and heavy equipment repair is also a part of that use. However, gas stations are restricted as part of those uses. Some nonconforming uses that might be considered in the nonconforming M3 zone are actually accessory to another principally permitted use. Osborne stated that the Almeida proposal suggests an amendment to Kent City Code (KCC) 15.04.100, Condition 21 to add language parcels on east/west arterial streets consisting of at least two lanes in either direction would allow for auto repair, body work and washing services Thirty-one properties located adjacent to east/west arterials in the M3 zone would be affected. Osborne stated that two parcels running north to south along South 196th Street are used by South Seattle Auto Auction, and cannot access S. 196th as it overpasses both parcels which instead access onto 77th Avenue South. A number of parcels along South 212th Street are used for auto repair or associated with auto uses including another South Seattle Auto Auction used for outdoor automobile storage. South 228th Street is an east/west arterial in the M3 zones and most of the uses are warehouse distribution and manufacturing. Osborne stated that Option 2 proposes to add a condition No. 22 to KCC Section 15.04.090 the Service Land Uses Table. That condition would allow auto repair, auto washing and auto body work in the General Industrial zone for adaptive reuse of existing site structures. The following conditions must apply: 1) the site is not currently served by a rail spur, 2) existing site structures do not have dock high loading bay doors and the finished floor is generally level with the floor of freight containers, 3) all ground level bay doors of existing structures have a height of less than 14 feet which will generally impede full access to freight containers, 4) existing site structures have a clear height from finished floor to interior roof trusses of less than 20 feet, and 5) maximum building area per parcel allowed for auto repair uses would total 40,000 sf. Osborne stated that in Subsection B for proposed site development all the following conditions must apply: 1) the site is not currently served by a rail spur, 2) based on parcels existing at the time of the effective date of this code amendment, the maximum parcel size allowed for development of new auto repair structures is 40,000 sf. Osborne stated that there seems to be a significant number of parcels that will be available for such development under Option 2. He stated that 9 of 12 parcels available for new site development are located along South 212th Street on the north side and are smaller than 40,000 sf. The proponent's parcel of interest is located among those. Osborne stated that there is a split-designated parcel (Gateway Commercial) located in proximity to 2161h and one parcel north of the SR-167 underpass. One parcel is in partial use as outdoor storage for automobiles by South Seattle Auto Auction. Other parcels identified have structures or buildings 40,000 s.f. or less in size. One of the criteria for adaptive reuse of existing structures is that those buildings are not served by a rail spur on their site; the buildings aren't suitable for excluding nonindustrial uses. Osborne stated that where commercial condominium properties exist that have been split into commercial condominiums, the minimum lot size would be applied to those as well. Some parcel sizes may be 4000 or 6000 s.f. in size and would meet the criterion for auto repair use. Land Use and Planning Board Hearing September 27,2010 Minutes Page 4 of 6 5 Chair Ralph questioned if the intent of Option 2 is to help keep the intent of that M3 zoning but allows the understanding that some of those properties are not suitable for the intended uses of a M3 zone, thereby allowing repurposing of those buildings or properties. Osborne concurred and offered further clarification. Chair Ralph opened the public hearing. Ted Almeida, 7604 S 212th St, stated that the 212th Street site was chosen as it is adjacent to the Manheim Auto Auction and our business plan is to acquire approximately 50% of our business from dealers that travel back and forth from the Manheim Auto Auction. He stated that 212th is a major arterial route that funnels much of the East Hill residential traffic through to 1-5 traveling to Tacoma or Seattle for their business. There are approximately 25,000+ cars per day that travel this route and it became apparent that it was a good location for public use of vehicle repair. Almeida stated that in scouting out the area, he noticed about a dozen different businesses operating in the area as vehicle repair facilities, with some grandfathered in and some legal nonconforming businesses. He stated that though some of those businesses have applied for a type of business that would have been allowed; a majority of their business is in vehicle repair and denies them the ability to run their business. Almeida urged the Board while considering the options to consider the major impact to these businesses, their employees and their families if they are not allowed to continue in business. He stated that by allowing his business to exist, it will bring tax revenue to the City and provide employment. Eric Muench, 7604 S 212th St stated that he works at Guaranteed Auto as a senior account manager. In my travels as a salesman, I have encountered over a dozen taxpaying businesses in the M3 zone that are not heavy industrial uses. He stated that many of their customers benefit from their location in this area. Our business can service the truck and van fleets of neighboring heavy industrial companies. In the business park across from Guaranteed Autos south of 212t Street, no dock high loading bay doors exist and the property owner has removed the railroad tracks that heavy industry would require. If this rezone request is not considered, a dozen businesses in that area would be shuttered, Kent would lose tax revenue, and our state's unemployment ranks would increase. Approving this change suggested by Mr. Almeida is a win for the city and the businesses. Seeing no further speakers, Ottini MOVED and Phillips SECONDED to close the public hearing. Motion CARRIED 6-0. Ralph voiced her concerns regarding impacts on existing businesses in terms of the two options. Osborne stated that it is staff's understanding that some of the known auto repair businesses may be licensed but not operating within the Zoning Code in terms of compliance. Both options provide a significant amount of land area for those uses. Option 2 provides a less guaranteed land area for auto repair uses than Option 1. Option 2 acknowledges location of properties in terms of parcel size and building characteristics and that where it is viable for warehouse and industrial uses that those properties be protected. Osborne stated that when those signals are not clearly identified, there is the opportunity for real estate speculation. Typically industrial users are not going to be able to pay as much rent as a service use like auto repair. Osborne entered an exhibit for the record submitted by a real estate broker who deals with some of these properties. Johnson MOVED and Dowell SECONDED a Motion to accept the Exhibit for the record as submitted by William Osborne. Motion CARRIED 6-0. Ottini MOVED and Phillips SECONDED a Motion to recommend Approval of ZCA-2010-2 Auto Repair in M3 Zones Option 2 and to forward this on to City Council. Motion PASSED 6-0. 7.4 ZCA-2010-3 Electric Vehicle Infrastructure Senior Planner, Erin George stated that although currently there are a low number of electric vehicles on our roads due to the lack of affordability and of charging stations, more are coming. She stated that auto manufacturers will have two electric vehicle models available for consumers by the end of the year with a Federal tax rebate of$7500. She cited the Nissan Leaf at a cost of$33,720, and the Chevy Volt at a cost of$33,500. It is estimated that 10-12 models of electric vehicles will be on the market by 2012. Land Use and Planning Board Hearing September 27,2010 Minutes Page 5 of 6 6 George described the vehicle charging stations and systems under development and explained the three vehicular charging levels. She stated that King County is planning to locate charging stations in public locations pursuant to receiving energy grants. It is anticipated that approximately 2000 stations will be located throughout the Puget Sound area within the next 2 years. The Washington State Department of Transportation and the Department of Commerce will create an 1-5 Electric Highway from Vancouver BC to Mexico with Federal funding, with the first phase to begin this fall. Kent is exploring possible sites for charging stations considering Kent Station and ShoWare Center. George stated that House Bill No. 1481 passed May 12, 2009 mandates local governments to allow electric vehicles infrastructure. Staff has reviewed model regulations to create a proposal. She stated that staff proposes adding definitions to Kent City Code Section 15.02, proposes additions to Section 15.04 adding two types of uses - Level 1 and Level 2 with rapid charging broken out separately as it is not recommended for residential use. Staff proposes allowing battery exchange stations in Commercial Zoning Districts as an accessory use only in an enclosed building. Staff recommends implementing design and signage regulation criteria, such as dealing with charging station cords using a hook or retractable system. Staff proposes allowing only Level 1 and 2 charging systems in residential zones. Staff proposes adding a SEPA Exemption to KCC Section 11.03.200 to ensure that battery charging and exchange stations are categorically exempt from SEPA Review. George submitted an exhibit for the record from Mel Roberts. Phillips MOVED and Dowell SECONDED a Motion to accept the exhibit from Mel Roberts for the record as submitted by Erin George. Motion CARRIED 6-0. Chair Ralph declared the public hearing open. Dan Silvestri, 431 Scenic Way, spoke in support of electric vehicles. He explained why it was less costly to maintain an electric vehicle versus a gasoline fueled vehicle. Seeing no further speakers, Ottini MOVED and Phillips SECONDED a Motion to close the public hearing. Motion CARRIED 6-0. Ottini MOVED and Johnson SECONDED a Motion recommending Approval of ZCA-2010-3 Electric Vehicle Infrastructure Zoning Code Amendment as presented by staff. Motion CARRIED 6-0. Adjournment Chair Ralph adjourned the meeting at 9:30 p.m. Charlene Anderson, AICP, Planning Manager Secretary of the Board P:\Planning\LUPB\2010\Minutes\09-27-10-LUPB-Minutes.doc Land Use and Planning Board Hearing September 27,2010 Minutes Page 6 of 6 7 ECONOMIC and COMMUNITY DEVELOPMENT Ben Wolters, Director PLANNING SERVICES Fred N. Satterstrom, AICP, Planning Director Charlene Anderson, AICP, Manager K EN T Phone: 253-856-5454 WASHINGTON Fax: 253-856-6454 Address: 220 Fourth Avenue S Kent, WA 98032-5895 November 15, 2010 To: Dana Ralph, Chair, and Land Use and Planning Board Members From: Charlene Anderson, AICP, Planning Manager Subject: City of Kent Comprehensive Plan Review and Midway Subarea Planned Action Environmental Impact Statement Land Use & Planning Board Public Hearing - November 22, 2010 MOTION: Recommend/Not Recommend adoption of the Midway Subarea Plan, Design Guidelines, Development Regulations, Land Use Plan and Zoning Map Designations, and Planned Action Ordinance as presented by staff. INTRODUCTION: On October 22nd the City issued a Draft Environmental Impact Statement (DEIS) which analyzes alternative growth strategies on a programmatic level for the Kent Planning Area, and analyzes impacts of adoption of the Midway Subarea Plan and implementing regulations, including a planned action ordinance for a portion of the Midway Subarea. Included in the agenda packet is the DEIS, Draft Planned Action Ordinance and Exhibit B. The action before the Board is adoption of the Midway Subarea Plan, design guidelines, development regulations, comprehensive plan land use plan and zoning map and text amendments, and a Planned Action Ordinance for a portion of the Midway Subarea. BACKGROUND: The City of Kent Comprehensive Plan Review and Midway Subarea Planned Action Draft Environmental Impact Statement (DEIS) is an updated environmental document for the City's Comprehensive Plan that also addresses the Midway Subarea Plan and associated implementing regulations. The DEIS analyzes the environmental impacts of alternative growth strategies at a programmatic level for the Kent Planning Area, including the Midway Subarea. The planning horizon for the DEIS is out to 2031. The EIS for the subarea plan and Planned Action Ordinance identifies the location, type and amount of development that is contemplated. The DEIS identifies affected environments, evaluates significant impacts, and lists mitigation measures. The action before the Board is adoption of the Midway Subarea Plan, design guidelines, development regulations, comprehensive plan land use plan and zoning map and text amendments, and a Planned Action Ordinance (PAO) for a portion of the Midway Subarea. Because the environmental impacts and mitigation measures are addressed previously in a Planned Action environmental impact statement, a PAO expedites the permitting process for any future development projects that are consistent with the adopted ordinance. The process for review of applications for Planned Actions includes submittal of an application and SEPA checklist, determination by the City of consistency with the PAO, public notice and project review as appropriate. If the application qualifies as a Planned Action, no new environmental determination is required. If there are any questions prior to the public hearing, please contact me at 253.856.5431. S\PermitlPianlEnv�2008�COMPPLAN_EIS UPDATE�110810_InformationaiMemo.doc Enc: DEIS includes Planned Action Ordinance, Exhibit A-map, Exhibit B-Mitigation Measures,Comments Submittals: Exh 1-8 cc: Ben Wolters ECD Director Fred Satterstorm,AICP, Planning Director Charlene Anderson,AICP, Planning Manager 8 This page intentionally left blank. EXHIBIT A - LUPB PUBLIC HEARING 11/22/10 9 — S 228 ST s � 0 S23 ST sans RD T S 229 Pl- 'S•' $m 233 ST _ ¢ S 232 �O ST p� '•[An�'� S 234 ST � N _ S 236 ST N Highline s a a Community College 240 ST a ' g o G� s uz ST 24 3 T N a P T S 243 L ST w m m w S 243 ST 44 PL s sT �q 245 P N S 2 T SFti S 2C8 T S 246 ST w ST ¢ aPat 5T GT d $248 ST " �y S 248 ST $ PL PI,1 S SpeW MIDWAY & PLANNED �. AM1 SrypO "257 ST ACTION ORDINANCE AREA Q a 25 S 2$T m a2 LEGEND " 5 ST S2 MIDWAY STUDYAREA S 254 ST L S PLANNED ACTION ORDINANCE AREA z� $254 T INVENTORIED WETLANDS s ss S255S POTENTIAL ANNEXATION AREA " a ST CITY LIMITS cs S 259$T y 5ti5 $259 S 260 ST S L i a 2 sT s IIIIII. S L rv. �269 N ST S270 Midway Subarea ° ° ST w E SCALE: 1"=1,000' KEiJT f° This map is a graphic aid only and is not a legal document.The City of Kent s 8 makes no warranty to the accuracy of the labeling,dimensions,contours, property boundaries,or placement or location of any map features depicted V thereon.The City of Kent disclaims and shall not be held liable for any and all damage,loss,or liability,whether direct or indirect,or consequential,which y r may arise from use of th arises is product, 3 Sou ce:City of Kent Planning Services $ 2010 COMPREHENSIVE PLAN DEIS 10 This page intentionally left blank. 11 OCTOBER 2010 - DRAFT EXHIBIT B PLANNED ACTION EIS MITIGATION MEASURES TO BE PROVIDED Planned Action Ordinance- 11 Kent Comprehensive Plan Review and Midway Planned Action EIS 12 Exhibit B: Planned Action EIS Mitigation Measures City of Kent Midway Planned Action Area Introduction and Purpose The State Environmental Policy Act (SEPA) requires environmental review for project and non- project proposals that are likely to have adverse impacts upon the environment. In order to meet SEPA requirements, the City of Kent issued the Draft Environmental Impact Statement for the City of Kent Comprehensive Plan Review and Midway Subarea Planned Action on October 22, 2010 (Note: Reference to Final EIS will supersede). The Draft [and Final] Environmental Impact Statement is referenced herein as the "EIS". The EIS has identified significant impacts that are anticipated to occur with the future development of the Planned Action area, together with a number of possible measures to mitigate those significant impacts. The purpose of this Mitigation Document is to establish specific mitigation measures,based upon significant impacts identified in the EIS. The mitigation measures shall apply to future development proposals which are consistent with the Planned Action scenarios reviewed in the EIS, and which are located within the Midway Planned Action Area(see Exhibit A). SEPA Terms As used in this document, the words action, planned action, or proposal are defined as described below. ■ "Action" means projects or programs financed, licensed, regulated, conducted or approved by a governmental Agency. "Project actions" involve decisions on a specific project such as a construction or management activity for a defined geographic area. "Non-project" actions involve decisions about policies, plans or programs. (see WAC 197-11-704) ■ "Planned Action"refers to types of project actions that are designated by ordinance for a specific geographic area and addressed in an EIS, in conjunction with a comprehensive plan or subarea plan, a fully contained community, a master planned resort, a master planned development or phased project. (see WAC 197-11-164) ■ "Proposal" means a proposed action that may be an action and regulatory decision of an agency,or any action proposed by applicants. (see WAC 197-11-784) General Interpretation Where a mitigation measure includes the words "shall" or "will," inclusion of that measure in project plans is mandatory in order to qualify a project as a Planned Action. Where "should" or "would"appear,the mitigation measure may be considered by the project applicant as a source of additional mitigation, as feasible or necessary, to ensure that a project qualifies as a Planned Action. Unless stated specifically otherwise, the mitigation measures that require preparation of plans, conduct of studies, construction of improvements, conduct of maintenance activities, etc., are the responsibility of the applicant or designee to fund and/or perform. Summary of the Proposal The Proposal would amend the City's Comprehensive Plan and development regulations through the adoption of the Midway Subarea Plan, associated development regulations and design standards, and corresponding Planned Action Ordinance. 1 13 The Proposal includes a number of policies that are described in the Draft EIS. These policies are intended to address and reduce environmental impacts by providing for compact growth, improved infrastructure including roads and drainage systems,reduced vehicle travel,urban design features, street and landscaping amenities,and other features. These mitigating features are identified in the proposal documents including the EIS and were considered in determining whether additional mitigation measures were required. The EIS is a document designed to help City decision-makers make a decision about the Proposal. An EIS need not analyze the specific components of the final adopted action as long as the likely impacts of the final adopted action fall within the range of the impacts assessed in the EIS. Location The Midway Subarea is defined as an area located on the western edge of the City limits, generally centered on SR 99 between S 272nd Street on the south and the Kent-Des Moines Road (SR 516)on the north. The western limit of the Midway Subarea is the City limits, and the eastern edge extends east of Military Road to the edge of the ridge to include the Kent Highlands and south of SR 516 to include a cluster of commercially zoned properties. As shown in Exhibit A, the planned action area consists of the northern portion of Midway Subarea, including the portion of the subarea generally north of S 246th Street. Mitigation Based on the EIS, this document identifies significant dverse environmental impacts that are anticipated to occur as a result of development of planned action projects. Mitigation measures identified in the EIS are reiterated here for inclusion in proposed projects to mitigate related impacts and to qualify as Planned Action projects. Consistency review under the Planned Action, site plan review, and other permit approvals will be required for specific development actions under the Proposed Action pursuant to WAC 197- 11-172. Additional project conditions may be imposed on planned action projects based upon the analysis of the proposal in relationship to independent requirements of the City, state or federal requirements or review criteria. Any applicant for a project within the Planned Action area may propose alternative mitigation measures, if appropriate and/or as a result of changed circumstances, in order to allow equivalent substitute mitigation for identified impacts. Such modifications shall be evaluated by the City's SEPA Responsible Official prior to any project approvals by the City. hi combination, regulations applicable to each element of the environment and mitigation measures identified in the EIS and documented in this Mitigation Document that are applied to any planned action proposal will adequately mitigate all significant environmental impacts associated with planned action proposals, except for those impacts that are identified as "significant unavoidable adverse impacts." Mitigation measures are identified in the following sections: "Applicable Regulations and Commitments,"and"Environmental Impacts and Mitigation Measures." Applicable Regulations and Commitments The City of Kent Comprehensive Plan Review and Midway Subarea Planned Action EIS identified specific regulations and commitments that act as mitigation measures. These are summarized below by EIS topic. All applicable federal, state, and local regulations shall apply to Planned Actions, including the regulations that are adopted with the Proposal. Planned Action 2 14 applicants shall comply with all adopted regulations where applicable including those listed in the EIS and those not included in the EIS. Natural Environment ■ Critical Areas Ordinance(CAO) and Surface Water Drainage Code: The Kent Critical Areas Ordinance(KCC 11.06) addressing wetlands, streams,wildlife and fisheries habitat, geologic hazard areas,frequently flooded areas, and aquifer recharge areas, and Surface Water and Drainage Code(KCC 7.07)would apply to development and redevelopment in the Midway Subarea. The City Stormwater Manual will be updated to Washington State Department of Ecology equivalency by the end of 2010. ■ Environmental covenants associated with environmental cleanup of the Midway and Kent Highlands landfills would restrict development in these areas. Only actions that do not interfere with continued cleanup and containment of contamination at these sites would be allowed. Air Quality ■ Air Quality Permitting for Proposed New Commercial Facilities: All stationary emissions sources associated with new commercial facilities will be required to register with PSCAA(Regulation I and Regulation 11). ■ Project-Level Transportation Conformity Analyses for Future Roadway and Intersection Improvements: As part of future project-specific NEPA documentation for individual new roadway improvement projects,the City will be required to conduct CO hot-spot modeling(as required under WAC 173-420) for state-funded or federal-funded projects to demonstrate that the projects would not cause localized impacts related to increased CO emissions from vehicle tailpipes at congested intersections. Land Use Patterns, Plans and Policies ■ Title 15 KCC: The City's Zoning Code, Title 15, contains provisions to mitigate for development impacts by addressing setbacks, site coverage, impervious surface coverage, and landscaping. ■ Title 11 KCC: The City's Environmental Management Code, Title 11, contains provisions to mitigate development impacts by addressing critical areas protection. ■ Multifamily Transition Areas: The City's Zoning Code,KCC 15.08.215 includes multifamily transition overlay areas that protect single-family areas and adjoining streets from the impacts of taller,more intense multifamily development. In addition,with adoption of the Midway Subarea Plan,the City's existing zoning regulations would be amended to include Midway Design Guidelines establishing a flexible framework of design options to create interesting and high quality multi-family and commercial development with the Planned Action Area. Aesthetics ■ With adoption of the Midway Subarea Plan,the City's existing zoning regulations would be amended as part of implementation to include regulations implementing design related goals and policies contained within the subarea plan. Transportation ■ Commute Trip Reduction Program. Kent requires employers of a certain size to encourage employees to reduce vehicle miles of travel and single-occupant vehicle commute trips in Chapter 6.12 KCC. 3 15 ■ Public Infrastructure Improvements. Chapter 6.02 KCC requires developers to install public infrastructure improvements as conditions of permit. Infrastructure improvements include,but are not limited to rights-of-way and paved streets, street lighting systems; curbs,gutters, sidewalks, and landscaping; storm drainage systems; sanitary sewer systems; domestic water and fire systems; traffic control systems; and conduit for fiber optic systems. The City has adopted the 2009 City of Kent Design and Construction Standards("construction standards")and all codes, standards, and provisions cited therein in Section 1.6. ■ Concurrency Management. Chapter 12.11 KCC set forth specific standards providing for city compliance with the concurrency requirements of the State Growth Management Act(GMA) and for consistency between city and countywide planning policies under the GMA. This chapter establishes a transportation concurrency management system (TCMS)to ensure that the necessary facilities and/or programs needed to maintain a minimum level of service can be provided simultaneous to, or within a reasonable time of new development as required in the GMA. ■ The City of Kent Transportation Master Plan includes capital improvement projects designed to help the City maintain transportation concurrency. ■ Transportation Impact Fees. Chapter 12.14 KCC requires development to pay its fair share for capital improvement projects in the City's Transportation Master Plan and provides guidance for how impact fees are to be assessed. Public Services and Utilities ■ Fire and Emergency Medical Services: KCC Title 13 contains the City's fire code and enforcement provisions. ■ Parks,Recreation,and Community Services: The City's subdivision regulations include a requirement that new single-family residential development either provide on- site recreational space in a new subdivision, or provide a fee in lieu of providing this recreational space which goes into a fund to provide for parks and recreation areas (KCC 12.04.060 and 12.04.065). However,there are no existing requirements for multifamily. ■ Schools: The City assesses school impact fees to help school districts pay for a development's proportionate share of school district facilities serving the development. The City collects impact fees for the Kent and Federal Way school districts serving portions of the Midway Planned Action Area(KCC 12.13). ■ Stormwater: The City of Kent's Storm and Surface Water Utility Code (KCC 7.05) applies to all new development and redevelopment occurring within the City limits. The City's existing 2002 Stormwater Manual is a version of the 1998 King County Stormwater Manual. The City Stormwater Utility is in process of revising its stormwater manual, and anticipates that by the end of 2010, it will have adopted a Stormwater manual equivalent to Ecology's Stormwater Manual. ■ Solid Waste: The 2006 King County Solid Waste Transfer and Waste Management Plan (King County Solid Waste Division 2007)includes measures to help facilitate and increase the amount of recyclable materials being diverted from the waste stream. These measures should reduce the amount of waste going to landfills via transfer stations and residential/commercial collection. There are no other applicable regulations and commitments for solid waste utilities. Noise ■ City Noise Regulations: Certain noise-control measures would be required to comply with current City regulations (Chapter 8.05 KCC). These required measures would be the use of low-noise mechanical equipment at office and retail facilities adequate to 4 16 comply with the City noise ordinance limits. If nighttime construction is requested by developers,then a noise control study would need to be submitted for City approval, demonstrating compliance with the City's nighttime noise ordinance limits. ■ Washington State Department of Transportation Noise Criteria: Any roadway improvements in the Kent Planning Area that use state or federal funding would be required to prepare a traffic noise analysis to identify noise impacts at noise sensitive receivers and to assess whether state or federal funds could be used to abate identified impacts. Environmental impacts and mitigation measures Chapter 3 of the Draft EIS identifies significant impacts, unavoidable adverse impacts and mitigation measures for potential impacts associated with the natural environment, air quality, land use, aesthetics, transportation, public services and utilities, and noise. The following summarizes the information found in the EIS, including a summary of (1) significant environmental impacts; (2) significant unavoidable adverse impacts; and (3) mitigation measures identified in the EIS. Please refer to the Draft EIS for complete text associated with each element of the environment. Natural Environment Significant Impacts Development in the Planned Action Area would likely have minimal impacts on the limited natural resources within the Planned Action Area. Focus of new development in the largely built- out Planned Action Area avoids impacts on most categories of environmentally sensitive areas. Conversion of existing undeveloped land to development would be greatest on former landfill area, since most other portions of the Planned Action Area are already developed. However, land use conversions in this area would not result in significant loss of habitat function. Since the Midway Subarea is largely built out with buildings, surface parking, and other impervious surfaces dominating the environment, it is likely that even with increases in site coverage standards under the Proposal, redevelopment of the subarea would replace one type of impervious surface with another(i.e., smaller building footprint with surface parking replaced by larger building footprint with much of the parking contained within a structure),resulting in little or no additional impervious surfaces, stormwater volume, or runoff. Some excavation for construction would occur, but would not result in a significant loss of vegetation or soil productivity. Earth ■ Earth-disturbing construction could accelerate erosion,particularly in steep areas. ■ Converting open space land uses to developed land uses could result in lost soil productivity through topsoil removal, coverage by impervious surfaces, contamination, and compaction. ■ Limited instances in which building in landslide hazard areas occurs would be at risk of loss or damage because of earth movement. Water ■ Impervious surfaces could intercept precipitation and alter the timing and volume of discharge to groundwater and surface water. 5 17 ■ Impervious surfaces are generally pollutant sources. Thus,roads would receive pollutants from vehicles, and all impervious surfaces would receive airborne pollutants. ■ Earth-disturbing construction could increase erosion and result in sediment discharge to stormwater systems and/or surface waters. ■ Impervious surfaces could interrupt the recharging of groundwater by diverting natural flow patterns. ■ Residential development is a potential source of stormwater and groundwater pollution through pet waste, and use of yard care products including fertilizers and toxic biocides. Plants and Animals ■ New development that converts open space to residential and commercial uses would generally result in a loss of habitat or habitat quality. ■ Changes in surface water pollutant loading and flow regime could adversely affect fish and other aquatic organisms, either directly or through habitat alteration. ■ Redevelopment could affect the natural environment through the same mechanisms as new development. However,the potential for these impacts is less, since previously developed areas may not require new excavations and generally have lower productivity soil,higher impervious surface area,and reduced habitat compared to undeveloped land. Unavoidable Adverse Impacts Because of the Midway Planned Action Area's highly developed condition, the location and intensity of development projected, and applicable regulations, no significant unavoidable adverse impacts on earth,water, and plants and animals would occur under either alternative. Mitigation Measures In addition to Applicable Regulations and Commitments, the following mitigation measures shall be applied to planned actions. Low Impact Development(LID) The City will require that Planned Action applicants identify any LID techniques described in currently available manuals (Washington State Department of Ecology 2005,Puget Sound Action Team and Washington State University Pierce County Extension 2005) proposed for incorporation into the planned action and demonstrate why unincorporated LID techniques are not feasible. Flow reduction credits provided in the Ecology stormwater manual for use in LID facilities will translate into smaller stormwater treatment and flow control facilities over those which use conventional methods. In certain cases, use of various LID techniques can result in elimination of stormwater mitigation facilities entirely. As part of required land use, building, or construction permits, the City may condition planned actions to incorporate feasible and site- appropriate LID techniques. Air Quality Significant Impacts Development within the Midway Planned Action Area would result in a greater increase in localized air pollutant emissions from construction activities and commercial activities and regional tailpipe emissions from vehicle travel. The air quality impacts under for the Midway Planned Action Area would be as follows: 6 18 Construction Emissions Construction emissions include dust from excavation and grading activities, diesel-powered engine emissions from construction vehicles and equipment, odors detectable to people in the vicinity of construction activities (such as paving operations), and increases in general traffic- related emissions due to delays caused by construction equipment and material hauling activity. Construction activity and equipment must comply with relevant Puget Sound Clean Air Agency (PSCAA) regulations. However, despite compliance with such regulations, local construction- related emissions could cause temporary, localized impacts on air quality. Emissions from Commercial and Industrial Operations Emissions from commercial and industrial operations could cause air pollution issues at adjacent residential properties, unless properly controlled. However, all new commercial and industrial facilities would be required to register pollutant-emitting equipment with PSCAA and comply with PSCAA standards to minimize emission. Therefore, it is unlikely that new commercial and industrial operations would cause significant air quality issues. Emissions from Vehicle Travel Potential air quality impacts caused by increased tailpipe emissions are divided into two general categories: CO hot-spots caused by localized emissions at heavily congested intersections and regional photochemical smog caused by combined emissions throughout the Puget Sound region. With respect to localized hot-spot air quality, it is unlikely that increased vehicle travel on existing public roads would cause significant localized air pollutant concentrations at local intersections, forming a hot-spot. PSCAA has not indicated any exceedances over the past several years, and EPA's ongoing motor vehicle regulations have provided steady decreases in tailpipe emissions from vehicles,which possibly could more than offset the increase in vehicle traffic. In terms of regional impacts, although population and vehicle travel in the study area would increase under both alternatives,the increase in tailpipe emissions would be very small relative to the overall regional tailpipe emissions within the Puget Sound air basin. Based on the Puget Sound Regional Council's (PSRC's) air quality conformity analysis, forecasted regional emissions for its 2030 planning year are far below the allowable budgets.None of the studied alternatives would cause a substantial percentage increase in regional vehicle miles traveled (VMT)throughout the Puget Sound air basin. Therefore,the forecasted population growth and VMT for both the Proposal and No Action Alternative would not appear to alter PSRC's conclusion that future Puget Sound regional emissions will be less than the allowable emissions budgets mandated by the air quality maintenance plans. Greenhouse Gas Emissions Regional greenhouse gas (GHG)emissions could be reduced by roughly 32,167 metric tons CO2- equivalent per year based on the Proposal compared to business as usual. The GHG emission reductions would beneficially contribute to the state's goal of reducing statewide GHG emissions. Unavoidable Adverse Impacts No significant unavoidable adverse impacts on regional or local air quality are anticipated for the Midway Subarea. The regulations described below are adequate to mitigate any adverse impacts anticipated to occur as a result of study area growth. Mitigation Measures In addition to Applicable Regulations and Commitments,the following mitigation measures shall be applied to planned actions. 7 19 Construction Emission Reduction Measures The City shall require all construction contractors to implement air quality control plans for construction activities in the Midway Planned Action Area as part of plan features of the Proposal. The air quality control plans will include best management practices (BMPs)to control fugitive dust and odors emitted by diesel construction equipment,including but not limited to the following measures. ■ Develop a fugitive dust control plan. ■ Use water sprays or other non-toxic dust control methods on unpaved roadways. ■ Minimize vehicle speed while traveling on unpaved surfaces. ■ Prevent track out of mud onto public streets. ■ Cover soil piles when practical. ■ Minimize work during periods of high winds when practical. ■ Maintain the engines of construction equipment according to manufacturers' specifications. ■ Minimize idling of equipment while the equipment is not in use. ■ Burning of slash or demolition debris will not be permitted without express approval from PSCAA. No slash burning is anticipated for any construction projects in the study area. Greenhouse Gas Reduction Measures GHG emissions reductions could be provided by developers using prudent building design and construction methods to use recycled construction materials,reduce space heating and electricity usage, and reduce water consumption and waste generation. III Table 1 lists a variety of additional mitigation measures that could further reduce GHG emissions caused by building construction, space heating, and electricity usage(Washington State Department of Ecology 2008). The City shall require development applicants in the Midway Planned Action Area to identify the reduction measures shown in Table 1 in their projects, and explain why other measures found in the table are not included or are not applicable. The City may condition planned action applications to incorporate reduction measures determined feasible and appropriate for site conditions. Table 1. Potential Greenhouse Gas Reduction Measures Reduction Measures ` Comments Site Design Plant trees and vegetation near structures to Reduces onsite fuel combustion emissions shade buildings and purchased electricity plus enhances carbon sinks. Minimize building footprint. Reduces onsite fuel combustion emissions and purchased electricity consumption, materials used, maintenance,land disturbance,and direct construction emissions. Design water efficient landscaping. Minimizes water consumption,purchased energy,and upstream emissions from water management. Minimize energy use through building orientation. Reduces onsite fuel combustion emissions and purchased electricity consumption 8 20 Reduction Measures Comments Building Design and Operations Apply LEED(Leadership in Energy and Reduces onsite fuel combustion emissions Environmental Design)standards(or equivalent) and off-site/indirect purchased electricity, for design and operations water use,waste disposal Purchase Energy Star equipment and appliances Reduces onsite fuel combustion emissions for public agency use. and purchased electricity consumption Incorporate on-site renewable energy production, Reduces onsite fuel combustion emissions including installation of photovoltaic cells or other and purchased electricity consumption. solar options. Design street lights to use energy efficient bulbs Reduces purchased electricity. and fixtures Construct"green roofs"and use high-albedo Reduces onsite fuel combustion emissions roofing materials. and purchased electricity consumption Install high-efficiency HVAC systems. Minimizes fuel combustion and purchased electricity consumption. Eliminate or reduce use of refrigerants in HVAC Reduces fugitive emissions. Compare systems. refrigerant usage before/after to determine GHG reduction. Maximize interior day lighting through floor plates, Increases natural/day lighting initiatives and increased building perimeter and use of skylights, reduces purchased electrical energy celestories and light wells. consumption. Incorporate energy efficiency technology such as: Reduces fuel combustion and purchased super insulation motion sensors for lighting and electricity consumption. climate control efficient,directed exterior lighting Use water conserving fixtures that surpass Reduces water consumption. building code requirements. Re-use gray water and/or collect and re-use Reduces water consumption with its indirect rainwater. upstream electricity requirements. Use recycled building materials and products. Reduces extraction of purchased materials, possibly reduces transportation of materials, encourages recycling and reduction of solid waste disposal. Use building materials that are extracted and/or Reduces transportation of purchased materials manufactured within the region. Use rapidly renewable building materials. Reduces emissions from extraction of purchased materials Conduct 3rd party building commissioning to Reduces fuel combustion and purchased ensure energy performance. electricity consumption. Track energy performance of building and develop Reduces fuel combustion and purchased strategy to maintain efficiency. electricity consumption. 9 21 Reduction Measures Comments Transportation Size parking capacity to not exceed local parking Reduced parking discourages auto dependent requirements and,where possible,seek travel,encouraging alternative modes such as reductions in parking supply through special transit,walking,biking etc. Reduces direct permits or waivers. and indirect VMT Develop and implement a marketing/information Reduces direct and indirect VMT program that includes posting and distribution of ridesharing/transit information. Subsidize transit passes. Reduce employee trips Reduces employee VMT during peak periods through alternative work schedules,telecommuting,and/or flex-time. Provide a guaranteed ride home program. Provide bicycle storage and showers/changing Reduces employee VMT rooms. Utilize traffic signalization and coordination to Reduces transportation emissions and VMT improve traffic flow and support pedestrian and bicycle safety. Apply advanced technology systems and Reduces emissions from transportation by management strategies to improve operational minimizing idling and maximizing efficiency of local streets. transportation routes/systems for fuel efficiency. Develop shuttle systems around business district Reduces idling fuel emissions and direct and parking garages to reduce congestion and create indirect VMT shorter commutes. Land Use Patterns, Plans and Policies Significant Impacts Land Use Patterns The Midway Planned Action Area would be transformed into a more intensive, mixed-use pedestrian-oriented center for housing and employment under the Proposal, taking advantage of the subarea's proximity to the planned high-capacity transit station location near the adjacent Highline Community College. The Midway Planned Action Area would accommodate approximately 82% of new households anticipated in the Midway Subarea. The amount of concentrated multifamily and mixed-use development in the Midway Planned Action Area would create a larger a residential population than that found in Downtown. The Midway Planned Action Area would accommodate about 90% of the new jobs anticipated in the Midway Subarea under the Proposal. Existing auto-oriented commercial development in the Midway Planned Action Area would almost entirely be replaced by pedestrian oriented retail, service, and office commercial uses that support and are supported by the intense concentration of households in the area, and the high capacity transit investments made along SR 99. Commercial or residential development would either be part of a mixed-use development, or stand alone development. 10 22 Development within the Midway Planned Action Area under the Proposal would consist of taller buildings with greater site coverage than found in either existing conditions or the No Action Alternative. With the notable exception of areas in the Kent Highlands designated in the Midway Subarea Plan for passive open space and less intense uses, the majority of vacant and surface parking areas in the Midway Planned Action Area would be transformed into buildings or structured parking under the Proposal. The Proposal would also include smaller blocks and/or more frequent pedestrian and/or bicycle connections throughout the Midway Planned Action Area to facilitate use of nonmotorized modes of transportation and access to the planned transit station along SR 99. Under the Proposal, the Comprehensive Plan Land Use Plan map designations would be changed from the current mix of designations to either a new or existing transit-oriented Comprehensive Plan Land Use Plan map designation. A subsequent Zoning Districts map amendment would also be made to rezone the Midway Planned Action Area to a transit-oriented zoning district in keeping with the new Comprehensive Plan Land Use Plan map designation Plans and Policies Under the Proposal, the Midway Subarea Plan would be adopted as part of the City's Comprehensive Plan. Growth Management Act and King County Countywide Planning Policies The Midway Subarea Plan concentrates households and employment into areas with facilities and services to serve the new development, and by contrast protects environmentally sensitive areas as called for in both the Growth Management Act (GMA) and Countywide Planning Policies (CPPs). In particular, planning additional growth near future high-capacity transit investments in the subarea is consistent with GMA and CPP goals relating to focusing growth in urban areas with adequate services, encouraging efficient multimodal transportation systems, and requiring adequate public infrastructure to support planned development. The Proposal would support the City's overall plan to accommodate growth targets for 2031, consistent with both the GMA and CPPs. In addition, the Proposal for the Midway Subarea includes goals and policies intended to encourage housing that supports a full range of incomes, including promotion of affordable workforce housing. The Proposal would be consistent with the CPPs relating to community character and open space since the Midway Subarea Plan includes goals and policies addressing site and building design, as well as implementing design guidelines. Comprehensive Plan The Proposal for the Midway Subarea would be generally consistent with the City's Comprehensive Plan goals and policies. Midway Planned Action Area The Midway Planned Action Area focuses household and job growth in a transit oriented node and an area that has been identified as a redevelopment opportunity proximate to the new transit investments along SR 99. The Midway Subarea Plan includes goals and policies that are consistent with and supportive of the City's Comprehensive Plan and the more general goals of GMA and the CPPs. 11 23 Transit investments in the SR 99 corridor and the completion of reuse land use plans for the Kent Highlands Landfill provide the basis for the City's plans for the Midway Planned Action Area. These actions allow the City to develop revisions to the Comprehensive Plan Land Use Plan map, Zoning Districts map, and policies and zoning regulations that will expand capacity in the Midway Planned Action Area in particular. In addition, the Midway Planned Action Area is consistent with 2004 Comprehensive Plan Policies LU-6.1 and LU-9.4, and Goal LU-7 related to encouraging high-intensity development in centers located close to high-capacity transit noted above. This concentration of growth also supports Policy H-2.4 related to developing housing near transportation hubs, and policies ED 2.3 and ED-3.3 related to investment of a mix of housing and employment opportunities in proximity to transit. The Midway Planned Action Area would also be the most consistent with Policy LU 20.5 for an area that would include reduced parking ratios in proximity to intermodal transit/commuter facilities, given the geographic location in the vicinity of high capacity transit investments. By concentrating approximately 32% of new housing and 19% of new jobs from the overall planned growth for the Kent Planning Area in the Planned Action Area within proximity to high capacity transit investments, this allows the City to accomplish other Comprehensive Plan goals of preserving existing residential neighborhoods (Policy H-2.1) and protecting environmentally sensitive areas (Goal LU-23) in other parts of the Kent Planning Area. Unavoidable Adverse Impacts Over time, implementation of either alternative could convert vacant,partially developed, and redeveloped properties in the Midway Planned Action Area to additional or new residential, office,commercial, and industrial uses. Because of the densification and intensification of uses, the City would continue to add to its urban character. Mitigation Measures In addition to Applicable Regulations and Commitments,the following mitigation measures shall be applied to planned actions. ■ The City will adopt Comprehensive Plan Land Use Plan map amendments within the Midway Planned Action Area in support of the future land use framework outlined in the Midway Subarea Plan. ■ The City will amend the Zoning Districts map that implement a future land use framework outlined in the Midway Subarea Plan and are consistent with amendments to the Comprehensive Plan Land Use Plan map noted above. ■ The City will adopt Midway Design Guidelines in support of aesthetic goals and policies of the Comprehensive Plan's Community Design Element and the Midway Subarea Plan's Urban Design goals and policies. ■ The City will require that Planned Action applicants demonstrate consistency with City adopted plans and regulations, including but not limited to the Midway Subarea Plan, implementing zoning regulations and design standards. Aesthetics Significant Impacts 12 24 Visual Character Over time, the transit-oriented community within the Midway Planned Action Area would redevelop as a high-intensity center combining residences and a mix of commercial, office, and neighborhood service uses. Large areas of surface parking would be discouraged in favor of transit connections, and block sizes would be reduced to facilitate walking. The Midway Subarea Plan contains a collection of urban design goals and policies that call for implementation of human-scaled architectural design to maintain the Transit-Oriented Community as a desirable place for pedestrians. Implementation of the Midway Subarea Plan would create a more aesthetically pleasing visual character for this portion of the Midway Planned Action Area. In contrast to the Transit-Oriented Community's residential/employment focus, the Kent Highlands mixed-use area would be slightly more accommodating of auto-oriented uses and a mix of residential and community retail. While still a primarily pedestrian-oriented district, this area would not have such strong transit connections, though the same urban design, parks, and streetscape policies and guidelines would apply, producing a similar visual character as seen in the Transit-Oriented Community. Existing conditions in this portion of the Midway Planned Action Area, however, are far less commercially oriented than along SR 99. The Kent Highlands area is currently far less developed than the SR 99 corridor and retains far more of its natural character. As such, high intensity development of the kind proposed under the Midway Subarea Plan would have the potential to significantly transform the visual character of this area. Height and Bulk Under the Proposal, building heights in the Midway Planned Action Area would increase to a maximum of approximately 200 feet, which is a substantial increase over the current maximum heights. According to City staff,the tallest buildings (up to 15 stories)would be found in the area between S 240th Street and S 246th Street, and in the Kent Highlands area east of I-5 (Gould- Wessen pers. comm.). The remainder of the Midway Planned Action Area would consist of a mix of building heights in the five- to six-story range with taller buildings interspersed throughout. Such an increase in heights has the potential to introduce a "canyon" effect for pedestrians at street level without mitigation. The Proposal uses areas of lower height to provide buffers between tall buildings and sensitive areas, such as parks, open space, and defined pedestrian corridors (Gould-Wessen pers. comm.). The Midway Subarea Plan includes a set of integrated design guidelines focused on the reduction of visual bulk at street level and compatibility between the subarea and less intense adjacent development such as single-family residences. With mitigation incorporated,height and bulk impacts are anticipated to be less than significant. Pedestrian Environment No significant adverse impacts are anticipated to the pedestrian environment. At present, the Midway Planned Action Area provides minimal pedestrian infrastructure; blocks are large, sidewalks are frequently interrupted by curb cuts,transit stops are not sheltered from the elements and no on street parking or landscaping is present to buffer pedestrians from the adjacent highway. Under the Proposal, a set of design guidelines focused on enhancement of the pedestrian experience would be implemented, which would encourage new development to provide pedestrian amenities such as seating, weather protection, and human-scaled lighting. Over time,this would result in a pedestrian environment in the Midway Planned Action Area that is more similar to historic core of Downtown, focused on social interaction and use of public transit. Scenic Views Views from public rights—of--way in the Midway Planned Action Area are mostly fragmentary, often screened by intervening topography, vegetation, or existing development. However, strong 13 25 views of the Cascades are available in the former Kent Highlands Landfill area, and views of Mount Rainier and Puget Sound are available at topographically high points along SR 99 north of S 240th Street. The large increase in heights under the Proposal has a high potential to block these public views, though such development would increase the availability of private views. The Comprehensive Plan's Community Design Element calls for the preservation of views from public rights-of-way and public areas. Though the Midway Subarea Plan contains design guidelines that call for upper-story setbacks to take advantage of views, it does not address view preservation in the same detail as it does architectural design or pedestrian amenities. As a result, additional mitigation should be considered to prevent significant impacts on scenic views in the Midway Planned Action Area, such as the definition of protected public view corridors and the implementation of reduced height limits in locations where higher topography provides views of scenic visual resources. Light and Glare Additional growth in the Midway Planned Action Area would introduce new sources of light and glare, such as increased numbers of automobiles, additional exterior illumination for buildings, and new street lighting. The Kent Highlands area would be particularly impacted by increases in illumination,as this area is currently developed at a very low intensity. The Midway Subarea Plan includes a set of design guidelines focused on limiting glare and light pollution. With the implementation of these guidelines, light and glare impacts are anticipated to be less than significant. q&- 14 Solar Access/Shading Conditions In urban environments, solar access and shading conditions are intrinsically linked to building height and bulk. As building heights in the Midway Planned Action Area would be greatly increased over current limits, the potential for shading impacts is high. The areas of greatest concern for shading impacts in the Midway Planned Action Area are south of S 240th Street, where buildings up to 15-stories in height are planned in proximity to areas depicted as open space and pedestrian pathways in the Midway Subarea Plan. Additionally, 15-story construction planned immediately north of S 240th Street could potentially shade elements of the open space framework, including a proposed park. The Proposal includes draft design guidelines for the Midway Subarea that require upper story setbacks after the third and sixth floors of a building, which will reduce shading impacts at street level, but even with the application of these standards, solar access will be reduced compared to the No Action Alternative. SR 99 will be the least affected street frontage, due to its width and north-south orientation, as well as lower proposed height limits, but side streets and pedestrian/bicycle pathways have a high potential to be impacted, particularly during winter months,when the sun in lower in the sky and casts longer shadows. To ensure that solar access is preserved in public gathering spaces, such as parks and plazas, and that high-intensity development in the Midway Planned Action Area does not adversely affect adjacent lower-intensity residential neighborhoods and public spaces, including that anticipated within the Planned Action Area, as well as any areas on the edges (including the City of Des Moines) the City should consider the implementation of additional design guidelines related specifically to parks,public gathering spaces,pedestrian/bicycle paths, and complete streets. Unavoidable Adverse Impacts The overall character, significance, or magnitude of aesthetic impacts on the Midway Planned Action Area depend largely on the quality of the architectural and urban design features 14 26 incorporated into the development, the degree to which the overall scale and form of the development incorporates features of the local setting, and the values and preferences of those viewing the change. With proposed mitigation, particularly implementation of the design guidelines included in the Midway Subarea Plan, aesthetic impacts resulting from the Proposal are anticipated to be less than significant. However,the large increase in heights proposed for the Midway Planned Action Area in particular has a high potential to increase shading conditions on side streets and internal circulation routes beyond the ability of the incorporated design guidelines to mitigate. While the Proposal is anticipated to create a visual character and pedestrian environment that is superior to existing conditions overall, without the implementation of the additional mitigation measures related to shading conditions and public views listed in the previous section, the Midway Planned Action Area has a high potential to be impacted by the Proposal. Additionally, should the City choose not to adopt the draft design guidelines associated with the Midway Subarea Plan, impacts associated with the Proposal would be much greater. Mitigation Measures In addition to Applicable Regulations and Commitments,the following mitigation measures shall be applied to planned actions. ■ The City shall establish defined public view corridors from public rights-of-way within the Midway Planned Action Area, including but not limited to the intersection of SR 99 and S 240t'Street looking southeast(Mount Rainier),to provide a framework for preservation of important views to Mount Rainier,the Cascades, and Puget Sound. The City may condition planned action applications to incorporate site design measures that preserve established public views. ■ To minimize shading impacts within the Midway Planned Action Area in instances where adjacent sensitive land uses exists(such as a single-family residence or public park),the City shall require as a condition of development,that planned action applications place the tallest portions of new buildings or the tallest buildings on a development site central to the property in order to maximize the distance from adjacent sensitive land uses. ■ To minimize shading impacts,the City shall condition planned action applications for development with the following mitigation measures, as deemed appropriate to specific site conditions: • Solar access for public pedestrian spaces,pedestrian/bicycle pathways,parks, schools and other areas sensitive to shading shall be preserved by requiring upper-story and/or ground-level setbacks for adjacent development. • Development shall not exceed four stories in height within 50 feet of any component of the Open Space Framework illustrated in the Midway Subarea Plan,including complete streets,pedestrianibicycle pathways, and parks. • Coordinated design shall be encouraged between properties in the area south of S 240th Street and north of S 246th Street to ensure that the high-intensity development anticipated in this location preserves solar access to interior spaces and private pedestrian connections. Transportation Significant Impacts Street System Impacts Table 2 shows the projected 2031 Level of Service(LOS)for the five key intersections evaluated along the SR 99 corridor under the Proposal,with the City of Kent Transportation Master Plan 15 27 (TMP)projects in place. As the table shows, all five of the key intersections along the SR 99 corridor would have LOS F operations with greater overall delays than the No Action Alternative. Table 2. 2031 Plus Proposal Intersection Level of Service without Mitigation LOS LOS(Average ID North/South Street East/West Street Standard Delay) With Proposal' 1 SR 99 Kent-Des Moines Road F2 F(>240 seconds) (SR 516) 2 SR 99 S 240th Street F2 F(>240 seconds) 3 SR 99 S 252nd Street F2 F(>240 seconds) 4 SR 99 S 260th Street F2 F(>240 seconds) 5 SR 99 S 272nd Street F2 F(>240 seconds) LOS reflects projected operating conditions with implementation of all TMP projects. 2 The City has defined a standard of LOS F for this corridor,but as a HSS facility,the WSDOT standard of LOS D is also applied. While many of these intersections would operate at LOS F under the No Action Alternative and the City has established an LOS F standard for this corridor, introducing the Proposal without transportation network enhancements to support the proposed land uses would result in diminished mobility throughout the corridor. Given the substantial increase in delay and reduction in mobility that are projected to result from the Proposal, LOS impacts are identified at all five of these key intersections. Pedestrian, Bicycle, and Transit Facilities By introducing substantial new residential and employment capacity compared to the No Action Alternative into the Midway Planned Action Area, the Proposal would increase demands for parking, pedestrian, bicycle, and transit facilities. The Proposal includes a number of goals and policies that support development of parking, pedestrian, bicycle, and transit facilities (see Midway Subarea Plan). With these policies in place, no adverse impacts on parking, pedestrian, bicycle,and transit facilities are identified. Unavoidable Adverse Impacts Implementation of the Proposal would result in increased traffic volumes and demand for transportation facilities in the Midway Planned Action Area. Although the effects of additional vehicles on traffic congestion can be lessened through construction of the various transportation projects in the TMP and discussed under Mitigation Measures, and adoption of the Midway Subarea Plan policies described above,the actual increase in traffic volumes under the Proposal is considered a significant unavoidable adverse impact. Full implementation of the roadway mitigation measures discussed for the Proposal relies on state actions, such as the SR 509 plan as well as City policy decisions and available revenues. Because the City does not have control over the implementation of the SR 509 project, the full mitigating effects of the Midway Planned Action Area mitigation projects cannot be guaranteed. Thus, all intersection and roadway impacts identified under the Proposal are considered significant unavoidable adverse impacts. 16 28 Mitigation Measures In addition to Applicable Regulations and Commitments,the following mitigation measures shall be applied to planned actions. Level of Service Mitigation Measures—Midway Subarea The impacts of the Proposal for the Midway Planned Action Area to operations along SR 99, as well as to Kent-Des Moines Road and the Kent-Des Moines Road/I-5 interchange necessitate the provision of the on-site transportation infrastructure that supports the land uses included in the Proposal found in Table 3. Table 3. Mitigation Projects for the Midway Subarea Plan ID Roadway Facility Description 1 Local Street Connection Create a local street connection by extending 231 st Street from 1-5 to 30th Avenue.This connection would be designed to provide an additional link for local traffic across 1-5 and is contingent on state action. 2 30th Avenue Overcrossing Grade-separated four-lane crossing of Kent-Des Moines Road,with right-turn access maintained between two roadways. 3 30th Avenue Complete Construct a four-lane cross-section, but initially stripe to Streets Enhancements include two travel lanes with parking on both sides of street from Kent-Des Moines Road to S 240th Street. Design with traffic calming elements to reduce vehicle speeds and encourage non-motorized travel. Roadway will be converted to four lane operations once the City's LOS E threshold is exceeded. 4 Complete Street Connection Construct a four-lane cross-section, but initially stripe to 240th to 244th Street include two travel lanes with parking on both sides of street from S 240th Street to access road provided at S 244th Street. Design with traffic calming elements to reduce vehicle speeds and encourage non-motorized travel. Roadway will be converted to four lane operations once the City's LOS E threshold is exceeded. 5a,b Business Access Service Provide two-lane route for accessing businesses between S Roads 244th Street and S 252nd St;and between S 252nd and S 260th Street.Conceptual alignments to be determined 6a,b,c SR 99 Access Roads Provide three new access roads between 30th Avenue and SR 99.One would extend from S 238th Street;another would be midway between S 238th Street and S 240th Street,and the third would be located at S 244th Street 7a,b Local Circulation Routes Internal roadways are provided to facilitate internal travel among proximate uses in the Kent Highlands(since there will be no direct access off of S 231 st Street),and west of SR 99 in the northwestern portion of the development 8a,b,c,d New Signalized 231 st Street/30th Avenue; SR 99/S 238th Street; SR 99/S Intersections 244th Street; S 259th Place/29th Avenue S 17 29 ID Roadway Facility Description 9 New Right In/Right Out SR 99/Access road midway between S 238th Street and S Intersection 240th Street 10 240th/SR 99 Widen westbound approach to include an exclusive right- turn lane 11 Internal Site Intersections Five-to-six locations where either a roundabout,a signal,or all-way stop may be appropriate based on forecasted traffic volumes and site conditions The extension of S 231 st Street to 30th Avenue S as a local road connection was not originally anticipated in the Midway Subarea Plan; however, analysis indicates that it will be necessary to address impacts to Kent-Des Moines Road and the I-5 ramp terminal intersections. Results of the 2031 LOS for the five key intersections evaluated along the SR 99 corridor with these additional improvements in place show that many of the intersections along SR 99 will still have LOS F operations. However, the level of delay and mobility is much closer to what is projected under the No Action Alternative. The City shall apply its concurrency program to proposed planned action development applications and the City shall require each development pay its fair share contribution towards implementation of the projects listed in Table 3 and those projects included in the Transportation Master Plan through the City's adopted Impact Fee program. Public Services and Utilities Significant Impacts Police The Police Department's adopted LOS standard is a response time of 6 minutes or less to the scene from receipt of an emergency call. Growth in population and employment in a concentrated area in the Midway Planned Action Area is expected to result in greater congestion, particularly on routes identified in Transportation analysis in the DEIS (Section 3.5). The City may need to expand the existing police facilities located in and near the Midway Subarea to provide a faster resporfigtime. While the City does not define its operational LOS in terms of employed police officers and support staff,it can be reasonably assumed that the number of calls for police services would increase in conjunction with the Midway Planned Action Area's increase in population. To maintain the ability to respond to emergency calls in a timely manner, it may be necessary for the Police Department to hire additional officers and support staff for a new or expanded police facility located in or proximate to the Midway Subarea during the planning period. Because the City has a mutual aid agreement with Des Moines for police services in the Midway Subarea, increases in population and employment in the Subarea would also result in an increase in calls for service that could affect the City of Des Moines Police Department. 18 30 Fire and Emergency Medical Services Similar to the Police Department,the Kent Fire Department's LOS standards are related to response time. Although the Midway Subarea represents a small portion of the Kent Fire Department's service area,(it also serves the City of Covington and areas of unincorporated King County served by Fire District 37), and an even smaller percentage of the overall fire service area population, anticipated increases in population and employment in the Midway Planned Action Area would have an effect of increasing traffic congestion,particularly on routes identified in Transportation analysis in the DEIS (Section 3.5). Increases in congestion will have an effect of slowing response time to emergency medical calls. Therefore growth anticipated under the Proposal can be expected to result in a need for additional fire and emergency response facilities, expansion of existing facilities,relocation of fire and emergency response facilities, or a combination of these measures to serve the larger mixed-use population anticipated under the Proposal. Even though the City does not define its operational LOS in terms of employed fire and emergency response staff, it may be necessary for the Kent Fire Department to hire additional firefighters emergency medical technicians(EMTs),and support staff during the planning period. Because the City has a mutual aid agreement with nearby fire service and emergency medical service providers in the Midway Subarea,increases in population and employment in the subarea would also result in an increase in calls for service that could impact other fire and emergency medical response providers. Parks, Recreation, and Community Services The Midway Planned Action Area would see the largest concentrated increase in households in the entire Kent Planning Area under the Proposal. When applying the City's parks and recreation LOS standards to the Midway Planned Action Area, 321 acres of park land and 39,131 square feet of recreation facilities would be needed in that area to meet City parks and recreation LOS standards. Many of the City recreation programs and larger parks and open spaces are intended to serve a larger population. In addition, although there are no formal parks or recreation spaces in the Midway Planned Action Area, several parks are located nearby,both in the City, and the City of Des Moines. Schools Highline School District Under the Proposal,the portion of the Highline School District located in Kent would experience an increase of more than 2,000 students over the planning period. This large of an increase in students, in a concentrated area is likely to have an impact upon Highline School District facilities,particularly at the middle and high school levels where existing facilities are already over capacity. Federal Way School District The Federal Way School District encompasses a larger portion of the City limits,but a smaller portion of the Midway Planned Action Area than the Highline School District. Under the Proposal,the Federal Way School District would experience an increase of more than 2,400 students over the planning period, of which more than 1,500 of the students would be located in the Kent Highlands,part of the Midway Planned Action Area. Kent School District Under the Proposal,the portion of the Kent School District within the Kent Highlands would likely include mixed-use development, including multifamily residential development. Under the 19 31 Proposal,the schools in the Kent School District serving this portion of the Kent Highlands could see an increase of 200 to 300 students given the magnitude of new development anticipated in the Kent Highlands. Water Highline Water District Under this alternative,the Highline Water District would see growth in the Kent portion of its service area of approximately 10,500 households and 7,700 jobs compared to existing conditions and representing an increase of 9,800 households and 5,800 jobs compared to the No Action Alternative. The vast majority of this growth is expected to occur in the Midway Planned Action Area portion of the Midway Subarea. a Based upon historic water demand by residential and non-residential users,under the Proposal, the Kent portion of the Highline Water District would increase water consumption from 0.4 to 1.7 MGD during the planning period. Sewer Midway Sewer District Under the Proposal,the Midway Sewer District's portion of the Midway Subarea would see an increase in development,particularly in the Midway Planned Action Area portion of the service area, similar to that anticipated for the Pacific Ridge development in the City of Des Moines. Under the Proposal,the Midway Sewer District would need to serve 7,900 households and 8,900 employees in the Midway Subarea portion of its district. Using flow rates described in the 2008 Midway Sewer District Plan of 70 gallons/capita/day for residential and 40 gallons/employee/day for employment,this would increase wastewater flows to the Midway Sewer system from approximately 0.42 MGD under existing conditions to 1.76 MGD in 2030. Adding in the additional 1.34 MGD of sewage flow anticipated under the Proposal would bring the district's wastewater treatment plant up to 8.23 MGD of its 9.0 MGD capacity in 2031. The Midway Sewer District's consultant modeled the new growth anticipated in Kent's portion of the Midway Subarea.Based upon this analysis,the Midway Sewer District's infrastructure is capable of handling the increased flows resulting from the Proposal. However,the model showed one area along 20th Avenue S,between S 244th Street and S 244th Place that would be at or a little over capacity with new flows. The district will monitor as development occurs to see if the capacity issues actually do develop as predicted in the model, and implement facility improvements as needed for this 400-foot section of anl8-inch pipe(Kase pers. comm.). City of Kent Sewer The City provides sewer service to the area in and around the Kent Highlands property. Because the bulk of this property is an undeveloped former landfill site,it is likely that sewer lines would need to be extended to serve portions of the anticipated development. Under the Proposal,the Kent Highlands part of the Midway Planned Action Area is expected to have more than 3,900 households and 550 jobs located on it, in comparison to 6 households and 70 jobs under existing conditions. Since this large of an increase in population and employment was not anticipated in developing existing wastewater infrastructure, it will result in the need to extend sewer facilities and provide upgrades to existing sewer facilities in the vicinity of the Kent Highlands. 20 32 Stormwater The Kent Stormwater Utility provides service to the Midway Planned Action Area. Growth under the Proposal is expected to result in higher levels of impervious surfaces compared to existing conditions, as vacant land is developed over the planning period. As impervious surface area increases,there would be a greater need for stormwater facilities to convey and store stormwater flows. However,because most of the Midway Planned Action Area is already developed with buildings, surface parking, and other impervious surfaces,with little undeveloped land currently in existence. New development would be subject to the City's stormwater regulations. The City Stormwater Utility is in process of revising its stormwater manual, and anticipates that by the end of 2010,it will have adopted a stormwater manual equivalent to Ecology's Stormwater Manual. Solid Waste k Under the Proposal,the Midway Subarea is expected to experience a six-fold increase in households and more than four times the amount of employment over the planning period,with a consequent increase in solid waste generation. Using the 3 pounds per capita per day solid waste generation rate used by City and regional entities,the Midway Subarea would produce approximately 21,565 tons of solid waste per year under the Proposal compared to an estimated 3,850 tons of solid waste per year in the 2006 base year Unavoidable Adverse Impacts The Midway Planned Action Area is anticipated to experience significant growth during the planning period. The projected population and employment increases would increase the need for public services and utilities serving the Midway Planned Action Area. Given the length of the planning period, and the amount of time for redevelopment of the Planned Action Area, the City and service providers have an opportunity to update plans and respond accordingly. With application of mitigation measures identified below,no identified significant unavoidable adverse are anticipated. Mitigation Measures In addition to Applicable Regulations and Commitments,the following mitigation measures shall be applied to planned actions. Police ■ The City shall monitor growth and demand through regular Comprehensive Plan reviews, capital facility plan preparation, and budget process. Revenues from increased employment activity and increased property values could help offset some of the additional expenditures for providing additional officers and responses to incidents. ■ The City shall require planned action applicants to demonstrate how they have achieved security-sensitive design of buildings and landscaping environment. This could include measures such as installing moderate height and density shrubs,which could reduce certain types of crimes such as auto and storefront break-ins. ■ The City shall monitor response time LOS in the Planned Action Area over time and respond to any decreases in LOS standard through adding or adjusting policies facilities and staffing to serve the growing population. Fire and Emergency Medical Services ■ The Fire Department shall monitor growth and demand for its services in the Planned Action Area over time through its regular planning and budgeting processes and add fire facilities and personnel as needed to maintain established LOS standards in the area. 21 33 Revenues from increased employment activity and increased property values could help offset some of the additional expenditures for providing additional responses to incidents. ■ Once it is completed,the Kent Fire Department shall utilize its concurrency management system to help assess the impacts of new development on fire facilities. Parks, Recreation,and Community Services ■ The City shall provide adequate park land and recreation space within and accessible to the Midway Planned Action Area to meet City established LOS standards for population growth anticipated within the Planned Action Area. Applying the Parks and Recreation space LOS standards to the Midway Planned Action Area shows that the City should plan for up to 321 acres of park land and 39,131 square feet of recreation space to maintain LOS standards for this level of population growth. ■ The City shall continue to monitor population growth in the Planned Action Area over time and update its Parks and Open Space Plan to respond to opportunities within and accessible to the Midway Planned Action Area. Schools ■ The Highline,Federal Way, and Kent School Districts shall monitor growth over the planning period and adjust capital facility plans relating to the increased population anticipated in the Planned Action Area accordingly. Districts can expand existing facilities,building new facilities, and/or adjust attendance boundaries to account for shifts in student population. In addition, school districts can use relocatable classroom facilities on a short-term basis to address near-term shifts in student population. ■ The City of Kent collects a school impact fee for the Federal Way and Kent school districts which serve portions of the Midway Planned Action Area. These school districts may use proceeds from these impact fees to address school facility needs arising from increases in population anticipated within the Planned Action Area. ■ The Highline School District may consider preparing an interlocal agreement with the City to collect school impact fees for growth anticipated in the Midway Planned Action Area, similar to what is being done for the Kent and Federal Way school districts. Sewer ■ The Midway Sewer District shall monitor future wastewater flows and available capacity for a 400-foot section of 18-inch sewer pipe on 20th Avenue S between S 244th Street and S 244th Place. If increased flows are as modeled,the district would need to program improvements to this section of pipe to accommodate larger future flows. ■ The Midway Sewer District shall monitor capacity at its wastewater treatment plant and consider upgrades to this facility based upon future wastewater flows arising from the Planned Action Area and the nearby Pacific Ridge development located north of the Midway Subarea. ■ The City shall monitor amount and location of future development within its portion of the Midway Planned Action Area and provide the following additional sewer infrastructure,as needed, to meet the wastewater needs of the new development: o Increase sewer pipe sizes in S 231st Way and Riverview Boulevard, flowing north and east, and o Increase sewer pipe size in Kent-Des Moines Road and Reith Road flowing south and east. o Increase pump station capacity either at the existing location west of the Green River at about 221 st or at another existing pump station at 212th Street would need to be increased to accommodate additional flows. 22 34 o In addition, an undercrossing of Kent-Des Moines Road for sewer flows traveling south from the Kent Highlands would need to be constructed to tie into the existing Kent Des Moines Road sewer pipes on the south side of the road(Vesper pers. comm.). ■ Developers within the Planned Action Area shall be required to meet infrastructure standards and requirements of the appropriate sanitary sewer service provider. Stormwater ■ The City Stormwater Utility is in the process of revising its Stormwater Manual, and anticipates that by the end of 2010,it will have adopted a Stormwater Manual equivalent to the Washington State Department of Ecology Stormwater Manual. The City shall apply the requirements of its adopted Stormwater Manual to new development within the Planned Action Area. Solid Waste ■ All planned actions considered through the City's development review process shall be reviewed by the City solid waste service provider. As a condition of land use,building, or construction permit approval,the City may require measures included within the 2009 Draft King County Solid Waste Management Plan, or successor adopted document to facilitate and increase the amount of recyclable materials being diverted from the waste stream. Noise 406, Significant Impacts Redevelopment within the Midway Planned Action Area would require construction activity, which would produce temporary increases in noise levels. The City noise ordinance would prevent the nighttime construction activities and commercial operations from causing noise impacts at existing residences. However, temporary daytime construction activity is exempt from the City noise ordinance limits and could cause annoyance and speech interference at outdoor locations adjacent to the construction sites and could cause discernible noise for several blocks away from the development site. In addition, increases in commercial operations and vehicle travel are also expected to result in increased noise impacts within the Midway Planned Action Area. In addition,RapidRide service, future light rail service, and the proposed growth may result in increased demand of bus service in the subarea. Therefore, the proposed mixed-used residents and existing homes adjacent to SR 99 and the future light rail station would potentially be affected by the noise generated from increased traffic and buses and the future light rail. Unavoidable Adverse Impacts With implementation of mitigation measures noted below,neither the Proposal nor the No Action Alternative would cause significant unavoidable adverse noise impacts in the Midway Subarea. Mitigation Measures In addition to Applicable Regulations and Commitments,the following mitigation measures shall be applied to planned actions. 23 35 Construction Noise Abatement ■ If nighttime construction operations are required,then the City shall consider noise abatement on a case-by-case basis to ensure that noise levels at the nearest residences would be within the City's nighttime noise limits. According to the City code,temporary daytime construction activities are exempt. Regardless,based on site specific considerations at the time of construction permit review,the City may at its discretion require all construction contractors to implement noise control plans for construction activities in the Midway Planned Action Area for daytime activities. ■ Construction noise could be reduced by using enclosures or walls to surround noisy stationary equipment, installing mufflers on engines, substituting quieter equipment or construction methods,minimizing time of operation, and locating equipment as far as practical from sensitive receptors. To reduce construction noise at nearby receptors,the following mitigation measures will be incorporated into construction plans and contractor specifications: o Locating stationary equipment away from receiving properties will decrease noise from that equipment. o Erecting portable noise barriers around loud stationary equipment located near sensitive receivers will reduce noise. o Limiting construction activities to between 7:00 a.m. and 10:00 p.m. will avoid sensitive nighttime hours. o Turning off idling construction equipment will eliminate unnecessary noise. o Requiring contractors to rigorously maintain all equipment will potentially reduce noise effects. o Training construction crews to avoid unnecessarily loud actions(e.g., dropping bundles of rebar onto the ground or dragging steel plates across pavement)near noise-sensitive areas will reduce noise effects. New Commercial Operation Noise 1 ■ At its discretion,the City may require all prospective developers in the Midway Planned Action Area to use low-noise mechanical equipment adequate to ensure compliance with the City's daytime and nighttime noise ordinance limits. Depending on the nature of the proposed development,the City may require the developer to conduct a noise impact study to forecast future noise levels and to specify appropriate noise control measures. Compliance with the noise ordinance would ensure this potential impact would not be significant. Traffic Noise Mitigation ■ Although traffic noise is empt from City noise ordinance,based on site-specific considerations,the City may, at its discretion,require new residential development to install triple-pane glass windows or other building insulation measures using its authority under the Washington State Energy Code(KCC 14.01.010). Bus Stop Noise Mitigation ■ Buses decelerating, accelerating, and idling at bus stops would increase ambient noise and could impact existing and future homes immediately adjacent to these bus stops. The City could mitigate the impacts by not locating bus stops adjacent to residential land uses. If bus stops have to be installed in front of residential land uses,the City may, at its discretion,mitigate the impacts by requiring installation of triple-pane windows at these residential developments during permit review. 24 36 Other Mitigation Measures ■ The City may at its discretion,require new residential development to install triple-pane glass windows or other building insulation measures based on the City's adoption of the State Energy Code(KCC 14.01.010). ■ The new light rail segment anticipated within the Midway Planned Action Area would increase ambient noise and could affect existing and future residences adjacent to the station and rail track. Sound Transit will conduct a project environmental review for extension of light rail to the Midway Planned Action Area and will provide reasonable and feasible noise mitigation to reduce noise levels at affected properties to below the Federal Transit Administration(FTA) or City criteria, similar to that provided for the Airport Link. The main form of noise mitigation for transit projects is installing noise barriers along the elevated guideways or park-and-rides. In accordance with Sound Transit policy, if noise walls are not considered a reasonable and feasible form of noise mitigation, sound insulation of affected structures may also be considered(Sound Transit 2005). 25 37 EXHIBIT(S) - COMMENTS MIDWAY DRAFT ENVIRONMENTAL IMPACT STATEMENT (DEIS) For Submittal at the 11/22/10 LUPB Hearin Exhibit Date Rec'd Submitted By Description No. 1. 11/8/10 Patrick McGraner Email Comments—A large forested wetland system Wetlands Specialist lies in the southern portion of the Midway Subarea Dept of Ecology/NWRO between S 2601h St. and S. 272nd St. to the east of 3190 160th Ave SE SR-99. Several parcels zoned as Commercial are Bellevue, WA 98008 mapped partially if not wholly within the wetland. It appears (based on aerial photos)that most of these parcels may already have some (presumably) commercial development along the highway. Regardless of the zoning, impacts to wetlands are a regulated activity under the Clean Water Act and would require permits from the state through the DOE as well as from the US army Corps of Engineers. Avoidance and minimizations of impacts are required prior to the issuance of permits for filling of wetlands. S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\Exhibits\Dev.Regs\112210LUPB-DEIS_ExhibitsList.doc Page 1 of 1 From: McGraner, Patrick RECEIVED 38 Sent: Monday, November 08, 2010 10:36 AM CITY OF KEN T To: 'ggould-wesson@ci.kent.wa.us' Subject: Midway Subarea DEIS NOT 2 2 2010 ' LAND USE&PING BOARD— ' EXHIBIT Dear Gloria Gould-Wesson, This e-mail is in.response to the recent posting of the SEPA notice/DEIS for the Midway Subarea. in the brief time that I could dedicate to the review of this proposed zoning changes, I noticed that there is a large forested wetland system that lies in the southern portion of the Midway Subarea between S. 260th St. and S. 272nd St.to the east of SR-99. There are several parcels that are zoned as Commercial that are also mapped partially if not wholly within the wetland. Based on aerial photos,alone, I note that it appears that most,of these parcels may already have some (presumably) commercial development-along the highway. I just wanted to comment for the record that regardless of the zoning, impacts to wetlands are a regulated activity under the Clean Water Act and would require permits from the state through the-Department of Ecology as well as from the US Army Corps of Engineers. Avoidance and minimizations of impacts are required prior to the issuance of permits for filling of wetlands (Waters of the State/Waters of the US). Please enter these comments into.the public record. Thank you. Sincerely, Patrick McGraner Wetlands Specialist Department of Ecology/NWRO I i 3190 160th Ave SE , Bellevue, WA 98008 J 425-649-4447 Patrick.mcgraner@ocy.wa.gov i . . 39 ECONOMIC and COMMUNITY DEVELOPMENT Ben Wolters, Director PLANNING SERVICES 4^4�� Fred N. Satterstrom, AICP, Planning Director Charlene Anderson, AICP, Manager K EN T Phone: 253-856-5454 WASHINGTON Fax: 253-856-6454 Address: 220 Fourth Avenue S Kent, WA 98032-5895 November 15, 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) (KIVA - 2074570) For Public Hearing - November 22, 2010 MOTION: I move to recommend approval/denial/amendment of the Midway Subarea Plan Option #2 as presented by staff, and to forward said recommendation to the Kent City Council for adoption. SUMMARY: On November 23, 2009, the Land Use & Planning Board (LU&PB) held a public hearing on the Midway Subarea Plan (the Plan) after workshops held on September 14 and 28, 2009. The LU&PB gave preliminary approval to the Plan with the intention to hold a final public hearing after incorporating additional revisions; for the purpose of this meeting, the preliminarily approved Plan will be called Option #1. The revisions to the approved Plan reflect input received at the public hearing, written and verbal comments from the public and officials, and additional staff consideration. The revisions in Option #2 are noted by an underline (i.e., additions) or a strike-through (i.e., deletions). BACKGROUND: The Plan is the result of a collaborative planning effort with the City of Des Moines called Envision Midway which was conducted in anticipation of the future extension of Sound Transit Link Light Rail service along the Pacific Highway South. Envision Midway is guided by a Mission Statement and Goals developed through a Joint Advisory Committee. The public outreach of Envision Midway is the backbone for the Plan. Revisions to the Plan in Option #2 are more organizational than substantive. Text was moved, combined and sometimes shortened, to read with more clarity and brevity. Maps and photographs were added, as well as a title page, acknowledgments, and a table of contents. Some data were revised. The largest revision was to the Growth Forecast section in Chapter Two, moving details on methodology to Appendix A. Text was added to link the Plan with Puget Sound Regional Council's Vision 2040 and the newest King County Growth Targets for 2031. Chapter Three provides a stronger argument for locating a future Link Light Rail in the vicinity of Highline Community College. Land Use Plan Scenario 4.0 40 represents the public outreach from Envision Midway and environmental considerations. Chapter Four contains the goals and policies for various elements within the Plan. The Land Use element contains a revised goal with supporting policies to transition from existing land uses to more urban land uses, and new policies that strengthen multimodal connectivity. The Transportation element contains a new goal and several new policies to manage traffic, efficiently utilize resources, and implement identified street improvements. The Park and Open Space element has one new policy that strengthens the Pedestrian Bike Path Framework regionally. A new section Land Use Plan Map contains the definition for the land use designation Transit Oriented Community and the Land Use Plan Map of Option #2 (see Attachment B - Land Use Plan Map Option #1). Option #1 Land Use Plan Map was presented on April 26, 2010 in a LU&PB public hearing for the Midway Development Regulations (CPZ-2007-2). The Land Use Plan Map contained in Option #2 Midway Subarea Plan reflects additional consideration of the Midway Highlands area, changing it from a land use designation of Commercial as preliminarily approved to primarily Transit Oriented Community. RECOMMENDATION: Staff recommends Option #2 Midway Subarea Plan as presented. Option #2 supports transit oriented development as defined in the Midway Subarea Plan. The Midway Subarea Plan anticipates greater demand for a walkable community that supports diverse, high density uses served by high capacity transit. The subarea plan will be folded into the 2004 Kent Comprehensive Plan as a separate element. If there are any questions, please contact Gloria Gould-Wessen at 253.856.5441. GGW/pm S:\Permit�Plan�COMP PLAN AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB�SubareaPlan\112210_StaffRpt.doc Enc: Att.A- Midway Subarea Plan -Option #2 Att. B- Option #1 Land Used Plan Map Att. C-Comments/Exhibits 1-11 cc: Ben Wolters E&CD Director Fred Satterstrom,AICP, Planning Director Charlene Anderson,AICP, Planning Manager Kim Adams-Pratt,Assistant City Attorney File 11/23/09-Land Use&Planning Board Public Hearing Midway Subarea Plan-CPA-2007-4-Page 2 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 41 I� KEN TT %% b r- m -. - s�" CITY OF KENT Midway Subarea Plan Ordinance No. ### - Effective #### 42 This page intentionally left blank. ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 43 ACKNOWLEDGEMENTS The City would like to acknowledge and thank those who contributed to the development of Envision Midway (the Midway Subarea Plan). In addition to those listed below, numerous individuals provided insight, expertise, and other contributions that informed this plan. Kent City Council Mayor Suzette Cooke and John Hodgson, Chief Administrative Officer Jamie Perry, President; Debbie Raplee,former President; Elizabeth Albertson; Ron Harmon; Dennis Higgins; Deborah Ranniger; Les Thomas; Tim Clark,former Councilmember; Bob O'Brien,former Councilmember Kent City Staff Ben Wolters, ECD Dir, Fred Satterstrom,AICP, Planning Dir and Gloria Gould-Wessen,AICP, GIS Coordinator/Planner Other Kent City Staff: Charlene Anderson,AICP, Ping Mgr; Kurt Hanson, Econ Dev Mgr; Bob Hutchinson, Bid Official; Renee Cameron,Admn Asst; Katie Heinitz, Plnr; Matt Gilbert, Prncpl Plnr; Diamatris Winston, Plnr;William D. Osborne, AICP, Plnr; Ion Arai, Ping Intern; Pamela Mottram,Admn Sec; Miya Hadlock, Ping Intern;Tim Laporte, Public Wks Dir; Chad Bieren, City Engr; Mike Gillespie, Engrg Dev Mgr; Mark Howlett, Design Engrg Mgr; Mike Mactutis, Env Engrg Mgr; Kelly Peterson, Env Cnsrvtn Supervisor; Beth Tan, Env Engr III; Steve Mullen, Trnsp Engrg Mgr; Cathy Mooney, Sr.Trnsp Plnr; Kurt Palowez, GIS Spvsr; Sarah Burns, GIS Analyst;Jeff Watling, Prks and Community Srvs Dir; Katherin Johnson, Hsg & Hmn Srvs Mgr; Merina Hanson, Sr. Hsg&Hmn Srvs Plnr; Jason Johnson, Hsg &Hmn Srvs Plnr;Tom Brubaker, City Atty; Kim Adams Pratt,Asst City Atty; Robert Nachlinger, Fncl Srvs Dir; Robert Goehring, Fncl Srvs Audit Mgr; Brenda Jacober, City Clk; Mike Carrington, Info Tech Dir; Curt Ryser, Systems Mgr; Dea Drake, Multimedia Mgr; John Humphreys, frmr SystemsGrp Mgr; Pattie Garcia, Creative Art Dir/Coordinator; Kevin Casault,frmr Sr Systems Specialist; Sacha Coughran,frmr Multimedia Spclst II; Seth Frankel,frmr Video Prgm Coordinator; Mark Ciavarella, Multimedia Spclst II; Jim Schneider, Fire Chief; Jon Napier, Div Chief/Fire Marshall; Steve Strachan, Police Chief; Brendan Wales, Police Officer; Mark Gustafson, Police Sgt; Bob Holt,frmr Police Lieutenant; Cesi Velez, Public Ed Specialist Kent Land Use & Planning Board Members Dana Ralph,Jack Ottini,Navdeep Gill,Jon Johnson,Aleanna Kondelis-Halpin; Steve Dowell, Barbara Phillips and Alan Gray Des Moines City Council &Administration Mayor Bob Sheckler,Tony Piasecki, City Manager, Scott Thomasson, Carmen Scott, Dan Sherman, and Dave Kaplan Des Moines Staff Grant Fredricks, Director of Planning, Building and Public Works and Denise Lathrop,AICP, Planning Manager Other Des Moines City Staff: Steve Schenzel, GIS Coordinator; Jason Sullivan, Land Use Planner II; Brandon Carver, Associate Transportation Engineer; Kevin Tucker, Police Commander; Cass Prindle, Planning Agency Member Stakeholder Participants Sam Wentz, GIS Coordinator, WA State Dept. of Commerce formerly Community Trade&Econ Dev; City of Sea Tac- Dennis Hartwick, &Michael Scarey-Sr Plnrs; Scott Kirkpatrick, Transit-Oriented Dev Mgr, Eric Chipps, Prj Mgr, Office of Planning & Policy, and David Goldberg, Project Dev Coordinator with Sound Transit; Tom Washington, Sr.Transportation Plnr, Urban Ping Ofc, and Susan Everett, Engr Mgr&Urban Corridors Prj Dev Engr with WSDOT; Katie Chalmers,Transp Plnr II, and Jack Latteman,Transportation Plnr with King County Metro; Larry Yok, VP Admn Srvcs, Pete Babington, Dir of Fac,Jack Birmingham, Pres, and James Peyton, Community Educ-Highline Community College; Rod Sheffer, Proj Mgr, Fac Srvs, Highline Schl Dist#401; Doug Corbin, Community Srvs Puget Sd Energy; Norman Abbott, Dir Growth Mgmt Planning, Puget Sound Regional Council; Melvin Roberts and David Hoffman with Kent Bicycle Advisory Brd; Kathi Jones, The Lakes Nghbrhd Assoc; Bridget Myers, Salt Aire Hills Ngbrhd Assoc, Bob Loeliger,West Hill Ngbrhd Cncl; Bob Larson, LA Plaza Prj Mgr, Clearpath, LLC; Matthew Chan, Prop Owner, Sunway Srvs; John Muscatel, Prop Owner, Dollar Store; Steve Rodrigues, Olympic Forum; Scott Thomson, Strider Capital Mgmt Group; Sarah Campbell, Mgr Key Bank; and Randy Welk Mgr, Fred Meyer Developers Forum Participants Robert Slattery, Mondo Land Development, Peter Battuello, Steve Fuller, and Kurt Easthouse with Parametrix; Robert Cryan-Cryan Properties LLC; Rich Wagner with Baylis Architects; Ryan Hitt Dev Mgr with Tarragon;Andy Langsford with Venture Real Estate Group; Sean McDonald, Program Dir with City of Seattle Public Utilities; Karen Williams Suburban Cities Outreach Dir with Housing Dev Consortium; Tory Laughlin-Taylor, Deputy Dir, Housing Resources Group; Dan Rosenfeld,with Urban Partners; Dorothy Lengyel, Exec Dir with D.A.S.H. & University Heights Community Ctr; Catherine Benotto with Weber Thompson;Alex Martinac with CBRE Real Estate; Gary Young with Polygon NW; Bruce Lorig with Lorig Assoc; Brian Steinburg with Weber Thompson Architects; Dawn Banfield,West Hill Community; Dorsey Chester, Chester Dorsey Auto Salons; Mark Gulbranson, Deputy Exec Dir, Puget Sound Regional Council; Andrea Johnson, Exec Dir Facilities with Highline School Dist; Lim Hau Kim, Prop Owner; Dallas Radford,VP, Greenfield Park Community; and Brad Corner-Prop Owner Consultant Team Eric Schmidt& David Saxen with Cascade Design Collaborative; and Fauna Doyle with Berk and Associates Thank you! 44 This page intentionally left blank. ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 45 Table of Contents Acknowledgements i Chapter One: INTRODUCTION 1 Purpose 2 Overview 3 History of Development 4 The Present 5 Chapter Two: EXISTING CONDITIONS 7 Environmental 7 Demographics and Economics 9 Population Trends 10 Housing Types and Values 10 Household Income and Jobs 11 Community Services 12 Police and Fire 12 Water and Sewer 12 Education 12 Parks and Open Space 12 Library 13 Growth Forecast 15 Chapter Three: THE VISION 22 The Next Generation - Midway in 2050 22 Building Partnerships and a Vision 25 Vision Process 25 Visioning Products 26 Visioning Outcomes 32 Chapter Four: FRAMEWORK FOR MIDWAY 36 Midway Subarea Plan Goals & Policies 37 Overall Goal 37 Land Use 37 Urban Design 40 Housing 44 Transportation 45 Park & Open Space 49 Implementation 51 Inter-jurisdictional Coordination 51 Land Use Plan Map 52 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 46 List of Figures Figure 1 Drainage Basins and Existing Wetlands 8 Figure 2 Community Services 14 Figure 3 Envision Midway Three Light Rail Station Concepts 29 Figure 4 East SR-99 Light Rail Station Option 31 Figure 5 Land Use Plan - Scenario 4.0 34 Figure 6 Land Use Plan Map 53 List of Tables Table 1 Housing and Employment 16 Table 2 2005 Baseline Land Uses by Kzone 19 Table 3 2031 PSRC Forecast Land Uses by Kzone 19 Table 4 Capacity Based on Land Use Scenario 4.0 21 Appendix A Employment and Housing Growth 17 (note this will move to the back of the document when final) ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 47 Midway Subarea Plan !/ f Chapter One Introduction The Midway Subarea Plan (the Plan) conveys a range of actions that prepares the area for th-e-future high capacity light rail transit. The Plan illustrates the potential of Midway and is intended to inform decisions of public and private entities. The implementation of the Plan will be through design guidelines, development regulations and incentives, capital investments, and other public and private strategies along the transportation corridor of Pacific Highway South and for the transit nodes. Kent will complete a Planned Action Ordinance to encourage redevelopment in the area, most particularly around the light rail transit station node anticipated to be located in the vicinity of Highline Community College. The Midway Subarea (the Subarea) contains the commercial spine for Kent's West Hill residents, as well as residents from the City of Des Moines. The shared geography and common interests in the future of Midway prompted leadership from both communities to engage in a collaborative visioning effort, called Envision Midway, which resulted in the Midway Subarea Plan. The City of Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 1 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 48 Des Moines is developing a similar document. Together these planning documents will guide the cities in creating regulations that are consistent and that will facilitate future redevelopment, particularly for property owners east of Pacific Highway South (SR-99). The overall thrust of the Midway Subarea Plan is a new direction toward a walkable compact community, consisting of a mix of uses that thrive in an economically and environmentally sustainable future supported by high capacity transit. The existing highway commercial corridor will continue to support retail and burgeoning light industrial uses while accommodating pedestrian and transit users. This document contains the following sections: Introduction of Th-ethe Plan's PuFpe�aepurpose with an 8�te tiev�overview of the study al=eaSubarea and history of development patterns; Existing Conditions of the environment, demographics and economics, community services, and lamas growth forecast; The Vision starting with a look into the future followed by details of the public outreach process and the results; and Framework for Midway which includes the Pelicies policies and GeaEs-goals for the Midway Study AFeaSubarea. Purpose Envision Midway Mission Statement: To transform the Midway community into a sustainable urban area which enhances commercial development and optimizes its geographic location, wide range of transportation options, educational institutions, and views. The prospect of high capacity light rail transit prompted the Cities of Kent and Des Moines to undertake a major planning effort called 'Envision Midway'. The mission and goals of Envision Midway were established collaboratively by the City Councils of the two cities and guided extensive public involvement. The outcomes from the visioning efforts of Envision Midway guided the Midway SubaFea Plan. Envision Midway Goals: 1. Provide a mix of land uses that increase revenues, job opportunities, and housing choices. 2. Reconcile development standards along the border between the Cities of Kent and Des Moines to be consistent and reflect the vision for the study area. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 2 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 49 3. Provide for public participation in the development of land use policies, development regulations, and implementation strategies within the study area. 4. Provide appropriate land uses and regulations that support Bus Rapid Transit within the Pacific Highway corridor. 5. Identify preferred alignments for light rail and the associated station and stop locations within Kent and Des Moines. 6. Ensure design that provides a safe and inviting pedestrian environment. Overview TTl',-Midway is located along the extreme western portion of Kent along a north/south ridge line sandwiched between the Duwamish/Green River Valley and Puget Sound. The Subarea abuts the City of Des Moines along the entire western border. It also shares boundaries with the Cities of SeaTac and Federal Way, and _ Unincorporated King County. The - Subarea is bound to the north by SR- 516 (a.k.a., Kent-Des Moines Road) s_ _ 2aar, and to the south by South 272nd { Street. Generally the landscape is J gently rolling with the highest point Midway ti. ;Suharea located in the northern third of the ° eS 1- study ar Subarea, affording the 15•° -=rt - potential to capture views of Puget m Sound and the Olympic Mountains to 526°[ti the west, and views of the Kent Qm Valley, Mt. Rainier and Cascade Mountains to the east (see Figure I Midway Study Area The Midway S 272nd 17eT-Qer. also'3TTQrG'3 o QTfCfQTfG'3 The name Midway' was a marketing tool devised in the 1930s to denote the area's location halfway between Seattle and Tacoma. Location remains a key asset for Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 3 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 50 Midway. It is less than 5 miles south of Seattle-Tacoma International Airport. There is direct access to Interstate-5, connecting to Seattle, Tacoma and beyond. The Kent industrial valley is located minutes away off SR-516, as are recreational opportunities of golf, ice skating, and entertainment at the ShoWare Center. To the west is the City of Des Moines' large marina and beach park along Puget Sound. Completion of the I-5 - SR-509 Corridor Completion and Freight Improvement Project will link the Port of Seattle to Midway. South and runs seuth te Saltaor Hills. Saltamr Hills is defined by the single family part of the area knewn as Weedment, which extends between S 252'd-StFeet-a� Highway 99 (a.k.a. Pacific Highway South) defines Midway. The highway drew narnes, including Midway, Saltair Hills, and Weedment. These neighberhE) by an extension of SR 509 from neaFby Seattle Tacerna li9teffiatienal pFeperties are so large there are no streets other than direct access off SR 99. History of Development: The narne 'Midway' was a marketing tee! used te denote the area's location halfway between Seattle and Taeen9a. -Highway 99 (a.k.a. Pacific Highway South or SR-99) defines Midway. Back in the 1930s and 1940s, the new highway brought people from around the region to the Spanish Castle (located at the intersection of SR-99 and Kent-Des Moines Road [SR-516]) for a night out with Gordon Green's Orchestra. The Spanish Castle continued operating into the late 1960s where it became a place for teens mi to dance to local bands like The Wailers, Paul Revere and the Raiders, Sonics and national 49FAW M acts like Jerry Lee Lewis and the Beach Boys. Jimi Hendrix played there as a teenager and Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 4 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 51 later wrote Spanish Castle Magic, a hit in the 1960s. Another icon was the Midway Drive-in Theater which operated from the 1940s to the mid-1980s. The huge neon sign on the back of the gigantic screen was as iconic regionally as the Hollywood sign in Los Angeles.was the largest single screen drove On theater On the area. Once closed,4 the drive-in theater became an off-site parking lot for Highline Community College students and on weekends a huge flea-market. The Midway area has constantly been evolving. Many of the historic motels and small businesses that once served the weary traveler have made way for the new a newer auto-oriented development, namely strip malls and big box stores with large expanses of parking. Hollywood sign in Les Along with the typical auto-oriented retail shopping areas, ene wal' find there are light industrial operations, outdoor storage yards, long-haul truck sales and service, mobile home parks and a couple of small apartment complexes. Highline Community College (HCC) is tucked behind the commercial corridor in the City of Des Moines and is a major presence serving 18,000 students and providing 1,200 jobs.,-4acat^d eff C 24 the City ef Des Meines, was dedicated in january 1963 and recently- Recently HCC completed a master plan to grow the campus in partnership with Central Washington University. There are two (2) closed landfills located in the Subarea (i.e., Midway and Kent HighlandsKent Highlands Landfills). that are being prepared for reuse and redevelopment by the property owner, City of Seattle Public Utilities (SPU). The Present: A new wave of redevelopment in Midway started agein 2006 when Kent (along with adjacent cities) completed the Pacific Highway Rehabilitation Project. Kent invested $21 million dollars to build sidewalks, sweet trees, pedestrian scale lighting and a re-designed left-turn lane that gives way to a planted median, turning SR-99 into a safe and attractive roadway. Two (2) HOV -� lanes were added to the existing five (5) lane highway for the purpose of accommodating King County's "Transit Now" program and its Bus Rapid Transit (BRT) system. Scheduled te begin se i_ Beginning in October 2010, BRT uses technology to provide a fast and reliable Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 5 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 52 transit system that connects riders with the SeaTac Airport Light Rail Station. One of the first redevelopment projects was a Lowe's Home Improvement super-store where the old Midway Drive-in was located. Fred Meyer at South 252nd Street remodeled their existing store. Both projects constructed additional retailing space that abuts the highway for a more pedestrian-friendly atmosphere. heFe have also Three-story office buildings have been constructed - one to accommodate Highline Community College and the other housing the Carpenters Union. The catalyst for the next phase of development in Midway will be the expansion of Sound Transit's light rail service south from SeaTae Seattle-Tacoma International Airport. Funding to expand light rail to 55 miles was approved by Central Puget Sound voters in November, 2008. The additional 36 miles will extend rail north from Seattle to Lynnwood, east to the Redmond Overlake Transit Center, and south from the SeaTac Airport Station to Star Lake/Redondo Transit Center located at South 272"d Street. Expansion of the wilfnlp�lt� southern route is expected sometime in the next 10 to 20 years. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 6 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 53 Chapter Two Existing Conditions A thorough examination of existing conditions is essential to understanding opportunities and challenges in the Midway Study kFeaSubarea. This section examines the environmental conditions, followed by demographics and economic conditions, overview of community services, and concluding with existing land uses and regu growth forecasts. Environmental Mod The Subarea is largely developed, but there are areas that are restricted from development due to steep slopes, wetlands, or undevelopable closed landfills. Generally, the study areaSubarea sits at a high point of a gently undulating ridge that is contained by Puget Sound approximately done mile to the west and the Kent Valley to the east. The steep slopes and unstable soils on the northeastern edge of the study aFeaSubarea have constrained development and this area remain, wooded with predominately deciduous second growth trees. The topography of the study areaSubarea provides view opportunities in some locations. There are two (2) large former landfills that provide a sense of open space due to the open grassy fields and undeveloped nature of these properties. The Midway Landfill is surrounded by development and can be seen from I-5. The Kent Kent Highlands Landfill, however, is contiguous with the wooded steep slopes on the eastern edge of the study areaSubarea and adds to a relatively large habitat. There are natural open spaces within the study aFeaSubarea that contain wetlands and are a part of the Puget Sound and Green River Watersheds. The flow of these watersheds are illuminated by their names and contain two (2) basins related to the Midway Study AFeaSubarea (see Figure - Midway Subarea Drainage Basins Existing Wetlands). The Puget Sound Watershed is located west of SR-99 to South 240t" Street where it runs to the east, taking in the subarea to the south. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 7 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 54 Emil � I; L e� --L �jJ BASINS & WETLANDS ✓ g LEGEND DRAINAGE BASINS MCSDRELY CREEK MIDWAY CREEK 1 sin WETLANDS =I MIDWAY SUBAREA Q MIDWAY SUBAREA PARCELS Y Midway Subarea � h.._—� —_� ' •�-�L___� _.3L '��k�•0.�p,kPhk �IyknOnnd.�OPoimdx ltitd�m &rtp,ea.,d lleE111H whNhPOuttl ei �cpu�,.ggl.vnp .m.lrom u,o AM1Ic potli.nnm2a �9oum'.C' WMeni%ennin Servkea Figure -21: Midway Subarea - Drainage Basins and Existir g- nventoried Wetlands. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 8 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 55 Within this watershed is the McSorley Creek Drainage Basin consisting of 811 acres with 25.7% (N209 acres) as impervious.' There is one wetland in the Shy ei=eaSubarea located off SR-516-.-4t that is considered the headwaters of Massey Creek and flows into Puget Sound. A rather large wetland (> 3-9-114 acres) is located just outside the Subarea along the southeastern corner. It is the headwaters for McSorley Creek and flows through Saltwater State Park into Puget Sound. Both are wooded wetlands. The Green River Watershed is located east of SR-99 to South 240t" Street and then continues south generally along the east side of Military Road. This watershed contains the Midway Creek Drainage Basin which consists of 933 acres with 34.6% (N 35 acres) as impervious. At the base of the Kent Kent Highlands Landfill are associated wetlands; however, they are outside the study aFeaSubarea. Pacific Highway South (SR-99) runs through the Midway Study weaSubarea!_i and Interstate-5 flanks much of its eastern border. Seattle-Tacoma International Airport is located 4 miles to the northwest. The noise and pollution from the various modes of transportation moving through the study area5ubarea have an impact. Other pollutant sources are the closed landfills. Seattle Public Utilities have created and implemented a mitigation plan for the toxins within the landfills, and the United States Environmental Protection Agency has not yet taken them off the National Priorities List of hazardous waste sites. Additional properties within the study aFea5ubarea have been identified on State and Federal brownfield lists. To date, there has been no assessment or testing of these additional properties of testing eendueted to better understand their status as brownfields. Demographics and Economics South King County plays a major role in the economic vitality of the Puget Sound BasinRegion, and the City of Kent is a large contributor to that prosperity. However, economic and demographic information specific to the Midway Subarea is limited. Demographic information is available from the 2000 U.S. Census and the area's economic vitality can be assessed from business license data. This section attempts to provide an understanding of the demographics and economics of the Medway Study Subarea. ' City of Kent DFainage MasteF Plan Septengbei= 2908Surface Water Design Manual - Storm Drainage Service Area, 2002. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 9 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 56 The City of Kent recently participated in a study that looked at growth rates of key economic indicators as well as housing affordability and employment demographics.2 The analysis collected 2008 economic and financial statistics from business databases as well as state and local government records and compared the South King County region as a whole to all of King County and the State of Washington. The data on Kent represent true growth rather than growth as a result of annexations. The following provides a profile of the City of Kent based on specific indicators, along with information on Midway from the 2000 U.S. Census. Population Trends: Kent is the seeend-sixth largest city in the State and the third largest city in South King County with an estimated population of 0114,000 (in July 2010).and In 2008, South King County was home to 25.9% of the total population in King County. Between 2006 and 2008, Kent's population grew by 1.55%. During the same time, King County's population grew by 2.66%. The median age for residents in Kent is 34.91 years. Based on the 2000 Census, the median age in the Midway Study ai=eaSubarea was 31.8 years. There are a high percentage of families with young children living in the study ai=eaSubarea. As the population in Kent has grown, one of the most notable changes has been an increase in ethnic diversity. As often occurs with the settlement patterns of recent immigrants, there are concentrated communities of kinship and social networks. The study areaSubarea is home to a growing Latino population. The Hispanic/Latino population citywide is approximately 7-8% of the total population, wand nearly 20% within the study areaSubarea. Housing Types and Values: In 2008, Kent had 36,045 housing units. Kent grew between 2006 and 2008 by 0.43% with single-family units growing at an annual rate of 1.34%. During the same time, King County was adding housing at an annual rate of 0.63%. The percent of owner occupied housing units (46.7%) and renter occupied housing units (49.08%) in 2008 is skewed to rental units, which include apartments, rented condominiums and single-family homes.3 New construction of multi-family housing units in Kent (0.15%) is very slow compared to South County as a whole (4.59%). 2 South King - North Pierce County Economic Region ECONOMIC ANALYSIS & STATISTICAL PROFILE, Hefbert Research, Incorporated September 2008. 3 These statistics do not include mobile home ownership. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 10 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 57 The median value of all owner-occupied housing units in the City of Kent was $281,566 in 2008.4 Although there is significant single-family housing to the east and west, there is little housing within the Midway Study kFeaSubarea itself, and all could be considered affordable. There are seven (7) mobile home parks with 222238 spaces for mobile homes or recreational vehicles and eleven (11) associated apartments. There are €late (5�-six C6hapartment complexes consisting of 1-2-3-131 apartments. And there are seventeen (17) single-family homes, some of which are used for housing and others used for business. Household Income and Jobs: In 2008, Hebert Research conducted a review and analysis of economic conditions for South King County. The average mean household income within South King County increased between 2000 and 2008 from $56,104 to $66,000, roughly 2.2% annually. As of 2008, the City of Kent's average mean household income was $62,475, slightly lower than the overall average for South King County+.� $66,090).. The share of total population in Kent that is of working age (i.e., 16-64) is-was 67%, similar to South King County's working age population of 66.7%. The number of jobs per working-age person in Kent is 1.27, a little higher than the average for South King County at 1.22 jobs per person. In 2007, there were 76,758 jobs in Kent with 28% of those jobs in the manufacturing sector. Based on the 2000 U.S. Census, the median household income in the Subarea was $27,284 while the median household income in the City of Kent was $46,046. The number of Subarea households living below poverty level in 2000 was 34.6% while in the State of Washington it was 7.6%. The employment sector within the Midway Study AreaSubarea is dominated by retail and composed of mainly small businesses (with the exception of Lowe's and Fred Meyer). A small segment of employment is manufacturing (i.e., boat building, cabinetry, counter tops) and there are a variety of rental businesses for fleet vehicles, trucks and heavy equipment. In 2005, Puget Sound Regional Council (PSRC) provided employment data that identified 3,721 jobs within the Subarea. Highline Community College has a large presence in Midway and employs yrzrr 1,200. Based en the 2000 U.S. Census, the median househeld ineeme in the study aFea 4 Data are from the State Office of Financial Management. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 11 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 58 34.6% while in the State ef Washingten it was 7.6416--. Community Services The Cities of Kent and Des Moines share a common yet irregular city boundary line which complicates the provision of public services to the Midway S j* AFeaSubarea. The line is an artifact of an unconventional annexation process that would not be possible today. The result is that Des Moines and Kent Police and Fire support each other in ways that ensure service is provided no matter on which side the emergency call originates. Three school districts serve the Subarea and parks are provided by several cities. The Community Services within the Midway Subarea are illustrated in Figure 23. Police and Fire: The City of Kent has one substation located within the study-areaSubarea and another located nearby. The Midway Substation located at 25440 Pacific Highway South provides a presence along SR-99. The West Hill Substation located at 26512 Military Road South houses police, as well as Fire Station 73 with three (3) engines. Water and Sewer: Highline Water District provides potable water to the Midway Subarea. Midway Sewer District provides sewer service to the area. Both agencies have their headquarters located in the study areaSubarea at 23828 30t" Ave South. Education: Kent, Highline and Federal Way School Districts serve the area with public education for grades K-12. Highline Community College serves a diverse student population that is primarily commuter based. Parks and open Space: There are several parks and recreational open spaces within or adjacent to the study area-Subarea. Des Moines' Parkside Park, located at S 244th Street and 25th Avenue S is a 4.4 acre park with a play area for children and a walking path close to an extensive wetland within the park. Saltair Vista Park, located at S 246th Street and 26th Place in Kent, is a small neighborhood park with a play area for children, picnic tables and benches. There are no parks located east of SR-99. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 12 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 59 Library' King County Woodmont Library is located at 26809 Pacific Highway South in Des Moines and serves the residents of the Midway Study A Subarea. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 13 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 60 Midway Elementary,sus c q Grandview Off-Leash s Wg Park c Russell Wods •� s sT "fig° x sz� Park a s zm sr � 1 Highline Community• College 1~ Parkside a P�rk Future Park �6 Parkside Primary a s Green River • T Golf Complex ■ SaIAi Linda Weights_ .a�. _ M.T Vista Park park Sunnycrest g" w s p i s Elementary taa P, rq � Aw a ie 8 2 sr e $ Midway substatii)n "e COMMUNITY SERVICES n z p a' snsar x s a LEGEND KENT SCHOOL DISTRICT-415 "'1Noodmont HIGHLINE SCHOOL DISTRICT-401 � sz� m szao"Library• � p�' FEDERAL WAY SCHOOL DISTRICT-210 • SCHOOL _PARKS&OPEN SPACE - DES MOINES PARKS a • KING COUNTY LIBRARY s West-H111 . . POLICE&FIRE STATION Substation• - POLICE STATION Glenn Nelson MIDWAY SUBAREA �e51 � � Park u MIDWAY PARCELS zw — CITY LIMITS srro Midway Subarea •.ti..ti• " .., .fir'. w,�..:. SCALE-1"=1,500' 1ceN7 • ma xaa�rnk.aomy a.e>.cabzaimwmr.Tnruym rc.. Mark Twain Ell entaryw • � naeon in<onweMaixxi.v.�asnr¢.seeiye'u.peamr°"'emmi s a.m.z..i�a r.drry wnrmxa. o.ar«L o�.we..aai,wnxn Figure 23: Midway Subarea - Community Services. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 14 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 61 Land Use DrnfilnGrowth Forecast A measure of existing conditions requires examination of the potential for future development. Development capacity is an estimate of the amount of development that could be accommodated on vacant and redevelopable land. The allocation of the region's growth targets is tied to the regional growth strategy adopted in Vision 2040 which 4' 1 builds a strategy for the central Puget Sound region to absorb an additional 1.5 million more people and 1.2 million jobs by 2040.5 The strategy guides the location of future population and employment growth with an increased role for metropolitan cities and larger core cities like Kent to accommodate growth. . The City of Kent has a target growth of 13,200 jobs and 7,800 housing units by 2031.E The additional density encouraged by the Plan will ensure that high capacity transit nodes will play a large role in absorbing future growth. For more details on the methodology, data sources, and outcomes of employment and housing growth, refer to Appendix A. The methodology to determine the Subarea capacity is based on the Midway vision and reflects a modified buildout at the transit nodes. The Plan proposes to increase the capacity by changing the Land Use Plan Map, Zoning District Map, and development regulations associated with the refinement of land use options explored during Envision Midway (see Chapter Three: The Vision - Visioning Outcomes). Most properties in Midway's Transit Oriented Communities were considered redevelopable with capacity determined by a modified buildout scenario of 5-story structures with a maximum of 15-story structures (i.e., 200' maximum). The model assumes little surface parking with most parking enclosed or underground. Table 1 compares the Plan capacity for Midway with analysis conducted in 2006 for the Transportation Master Plan (TMP) which established a 2005 Baseline and a 2031 5 Vision 2040 - Puget Sound Regional Council (PSRQ, 2009. 6 King County Growth Targets (2006-2031) - Countywide Planning Policies approved January 25, 2010. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 15 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 62 Foreca St.7 The 2006 Baseline for Midway suggests a near 50/50 split of housing and jobs. When compared with the 2006 Baseline, the TMP 2031 Forecast has a 14% increase in housing and a 71% increase in employment within Midway. The Plan Capacity results in increases of 334% in employment and 517% in households compared with the 2006 Baseline. Table 1 Midway Housing and Employment 2005 Baseline TMP 2031 Forecast Plan Capacity Housing Units 1,917 2,178 11,821 Employment 2,183 3,721 9,481 2006 Baseline was provided by Puget Sound Regional Council (PSRQ and represents existing uses and the TMP 2031 Forecast was provided by PSRC utilizing forecasted numbers from the State Office of Financial Management. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 16 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 63 Appendix A Employment and Housing Growth land within the Midway Study Ai=ea in er-deF te bettei= undeFstand what ex sts teday Midway Study Area has been described as consisting of aute eFiented StFip malls This section takes a cleseF leek at the diStFibutmen and location of various uses e land uses aFe heused within single stei=y buildings with enly a handful ef nquiti SteFy buildings serving the study area. The City utilizes various data resources and methodologies to predict future growth of employment and households. For the 2004 Comprehensive Plan, staff used Buildable Lands Program methodology which generally determines capacity for growth based upon land use intensity achieved by actual development within the previous five (5) years. The 2008 Transportation Master Plan TMP adopted June 17, 2008 (Ordinance 3883), utilized existing and forecast employment and household numbers from the Puget Sound Regional Council (PSRC). The PSRC ,TtingbeFs The Midway Subarea Plan (the Plank is utilizing utilizes a modified buildout scenario that relies on capacity for new development based on the vision for Midway rather than forecast or achieved development. 2006 Baseline and 2031 Forecast data of households and employment are provided in two different formats. The 2006 Baseline (a.k.a. existing) data are provided as geo-coded point data based on address and applied to Kzones.8 The 2031 Forecast data are provided within the geography of PSRC Transportation Analysis Zones (TAZ). Distribution of the 2031 Forecast to the smaller geography of Kzones is accomplished mathematically based on percent of Kzone within a TAZ. The forecast numbers reflect market trends within the region and do not represent the capacity available to absorb households and employment. 8 Employment baseline data were provided by PSRC and originate from the Washington State Employment Security Department, 2005 extract. Household baseline data were extracted from housing permits submitted by the City of Kent as of 2005 and Cleo-coded by PSRC. PSRC relied on existing zoning and recent development to determine growth forecast to 2031. A Kzone is a geographic area used for transportation modeling_ Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 17 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 64 MasteF Plan (T-MP) and established a 2995 Baseline and a 2031 Fei=eeast. data The TrTC-CI"CfCCf , The Kzone geography was adjusted to reflect the Subarea. The Midway SubaFea Plan proposes_ s-a pedestrian-friendly urban environment and additional density of uses , _which requires new roads. The tie-existing Kzones tee are divided into smaller areas. Kzones 405, 406, 407, and 408 are new. Kzones 87 and 110 are not completely within the Subarea. The data from the 2005-2006 Baseline and 2031 Forecast used in the TMP are distributed to these smaller areas based on percent area. of the „eiv Kzenes to original Kzene The 2995 base'inel3aseline data (i.e., existing 'and uses) used On the T-MP weFe extracted frem varieus sources. Empleyment base! ne data were previded by PSRC— American industry Ceding System (NAICS). PSRG also provided heuseheld baseline gee- . The 2995-2006 Baseline land use data in Table 2 were produced for the TMP and suggest a near 50/50 split of housing and jobs T- ble ' ; Puget Sound Regional Council (PSRC), in conjunction with the State Office of Financial Management (OFM), provided a forecast for housing and employment used in the TMP. When compared with the 2006 Baseline, the 2031 PSRC Forecast in Table 3 has a 14% increase in housing and a 71% increase in employment within the Subarea. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 18 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 65 Table 2# Midway Subarea 2006 Baseline Land Uses by Kzone KZONE SFDU MFDU RETAIL FIRES GOV EDU WTCU MANU UNIV HOTEL 25 1 66 49 57 19 0 24 1 07 87 43 475 132 518 20 0 9 1 00 110 592 511 261 159 0 0 10 197 0 185 405 6 0 52 6 2 0 12 0 0 0 406 1 81 60 70 23 0 30 1 0 9 407 1 61 46 53 18 0 23 0 0 7 408 20 59 39 40 12 0 15 7 0 9 TOTAL 663 1254 639 903 94 0 123 207 0 217 TOTAL HOUSING 1,917 TOTAL JOBS 2,1834 Puget Seund Regional Ceuncil (PSRC), in cenjunctien with the State Offic used On the Kent TMP (see Table 2). When compared with the 2005 Base! ne, the effipleyngent within the study ai=ea. Table -23 Midway Subarea 2031 PSRC Forecast Land Uses by Kzone KZONE SFDU MFDU RETAIL FIRES GOV EDU WTCU MANU UNIV HOTEL 25 1 94 149 202 12 0 12 20 0 7 87 88 544 347 168 39 0 217 4 0 0 110 611 511 364 494 30 0 30 49 0 185 405 19 7 29 102 27 59 16 1 0 0 406 1 117 184 249 15 0 15 25 0 9 407 1 88 139 189 12 0 12 19 0 7 408 21 76 105 142 9 0 9 14 0 4 TOTAL 741 1437 1317 1545 145 59 312 131 0 212 TOTAL HOUSING 2,178 Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 19 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 66 TOTAL JOBS 3,7213-5 it sheu'd be neted that the Midway Study AFea is net eempletely eentained Within Kzene within a TAZ. The ferecast numbers reflect market tFends within the regien a Fe„^vim The Midway Subarea Plan proposes to increase the capacity in the shy aFeaSubarea by changing the Land Use Plan Map, Zoning District Map, and development regulations associated with the T-Fansit GFiented G„m„, unities refinement of land use options explored during Envision Midway (see Figure 3 - Land Use Scenario 4.01. The allowable higher density of land uses will support the future high capacity transit planned by Sound Transit. Compact high density uses are envisioned for the transit node in the vicinity of Highline Community College. The station location near South 272nd Street has far less potential for the City of Kent to accommodate growth due to a large wetland that reduces the buildable land area. Growth can will likely occur within the Cities of Des Moines and Federal Way near the South 272nd Street transit node. The methodology to determine the Subarea's capacity is based on the Midway vision and reflects buildout at the transit nodes. Most properties are considered redevelopable, with the exception of LaPlaza Shopping Center, Lowe's, the new office building housing Highline Community College and the gas stations. The vision considers the norm to be 65-story structures with a maximum of 4-615-story structures. The model also assumes little surface parking with most parking enclosed or under ground. One parking garage associated with the light rail station is considered. Infrastructure at the Midway Transit Oriented Community near Highline Community College assumes 6.3 acres of new parks, 9.3 acres in regional surface water retention/detention facilities, approximately 2,601 linear feet of new Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 20 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 67 roads and sidewalks and 2,085 linear feet of improvements to 301" Avenue. There is no new infrastructure at the 272nd Street transit node. Floor-area-ratio (FAR) is applied to determine buildout for new construction, and land uses are divided into residential (i.e., an average of 900 sq. ft. per dwelling unit) and employment (i.e., 500 sq. ft. per job). The employment is distributed by sector based on PSRC distribution percentages for the 2031 Forecast. The result is that the-Midway Land Use Scenario 34.0 (see The Vision for details) provides an increase of 32-9334% in employment and an increase of 517% in households from the 2005 Baseline. This capacity reflects a modified buildout that may not be absorbed by 2031(see Table 34). Table 34 Midway ct---'-- "-- --Subarea Capacity Based on Land Use Scenario 34.0 by Kzone KZONE SFDU MFDU Retail FIRES GOV EDU WTCU MANU UNIV HOTEL 9-77 25 0 1330 302 1007 47 0 152 0 0 0 87 99 632 347 167 40 0 217 4 0 0 110 638 2003 446 272 32 0 303 138 0 186 405 0 3924 91 133 0 0 27 0 0 306 406 0 831 516 928 0 0 103 0 207 309 407 0 1693 544 744 0 0 143 0 0 0 408 0 671 177 1504 0 0 899 0 0 0 4723 TOTAL 737 11084 2423 4754 119 0 10334 142 207 802 TOTAL HOUSING 11,821 TOTAL JOBS 9,4818�42 The State Office of Financial Management (OFM) and the PSRC recently revised the 2031 forecast of households and employment, establishing new targets for the Central Puget Sound region to use for planning purposes in determining its ability to absorb the projected growth. The King County suburban cities along with the Cities of Seattle and Bellevue, and King County aFe WOFkmnqcollaborated on the allocation of these 2031 growth targets to local jurisdictions. The resulting WiR Ultimately Fevise household and employment targets for Kent basically absorb all of the capacity determined by using the Buildable Lands Methodology. Providing additional capacity in the Midway Subarea will help Kent's ability to absorb future growth targets. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 21 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 68 Chapter Three The Vision The vision for Midway was conceived from a series of workshops, meetings and design charrettes held in 2008 and early 2009. This visioning effort brought together diverse stakeholders to consider what the future would look like. Envision Midway was both the process and the product, and the narrative below illuminates the vision. The Next Generation - Midway in 2050 Midway continues to draw business, families and visitors because of its central location in the Puget Sound Basin, convenient rapid light rail transit service, and spectacular views. Midway is an interesting, inviting and safe urban Ip ace where buildings hug the edge *� r of generous sidewalks filled with people ' r mingling with neighbors and shop ownersAll window shopping and sitting at open air ' , caf6sthat allew cemmerce te spill out ente theff, maR-H=�g them safe public spaces. Buildings are constructed out of quality materials and designed with consideration to human scale, while taking full J 1 advantage of views to Puget Sound, the r Olympic and Cascade mountain ranges, Mt. Rainier and the Kent Valley. With its emphasis .Y .4 on architectural details, Midway is a comfortable and aesthetically pleasing environment that projects a sense of permanence. Welcoming plazas and pedestrian thoroughfares connect private activities with public amenities. The grid of streets off the highway move traffic at a slow pace. The sights, smells and sounds make it a place to linger and enjoy. There is diversity in the built form in Midway and the uses that are housed within. Buildings are located in clusters near active intersections, with Retail retail shops, restaurants, and local services can be febirr on the first floor. There are A€fiees located on the second and third floors with housing layered on top, and Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 22 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 69 occupants capture views toward the mountain and the water from a variety of five and soxstory buildings. In some areas, the buildings contain one use like housing or Class-A Oeffice and they stretch to the height of 200 feet. Offices are filled with businesses immersed in international commerce that take advantage of the proximity to Seattle-Tacoma International Airport. The combined mix of uses creates a 17/7 place where a broad spectrum of people live, work, shop, and play. Th-,—Link Light Rail light Fail tFaigsit statien, fie; is the center of this bustling urban community known as Midway with a station— located near the combined campus of Highline Community College and Central Washington University. An elevated pedestrian- bridge connects the campus to the business and residential community located east of SR-99. Light rail connects the t # aFeaMidway to Seattle and beyond to Shoreline and Lynnwood, and east into Bellevue and Redmond, lessening the need for an automobile and the obligatory parking. Utilizing SR-516,METRO brings riders to the Midway transit station aleeng-the SR 516 spine west from Des Moines, Normandy Park, and parts of Burien, and east from the east Kent, Covington, Maple Valley, and Auburn. Bus Rapid Transit continues to serve as an express service along SR-99 connecting Federal Way, Des Moines, and Kent residents to light rail. Because students ride transit more and student housing is available nearby, Highline Community College and their partnership withCentral Washington University have expanded the campus into the old eastern parking lot.;_The intellectual capital generated by these institutions has attracted a variety of companies focused on technology and medical innovation. - Tacema internatienal Airport and inteffiatienal cengmerce has generated the need eFiented aFea aFeURd Seuth 24 derninate. Upen FeachingSeuth 272ftd StFeet, the light ram! line ends at the S Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 23 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 70 Urban parks serve this diverse community, supporting a healthy lifestyle. _ The parks' with expansive hard surfaces accommodate heavy uses and a large green open space that-slows down the pace of life On . A broad walkway shaded by large trees meanders through the park and large shad-e tFees connects the public to a mere-linear path that heads south about one-half mile. Here people can walk, run, skate, or ride their bicycles next to a series of naturalized stormwater detention ponds. Eventually one reaches a smaller park overlooking Puget Sound and Mt. Rainier. From here one One can access the recreational activities located at the reclaimed Midway Landfill or watch wildlife at the wetlands farther to the south, using public pedestrian and bicycle connections through private developments. Just east of Midway is the Kent Highlands community. The neighborhood stands alone, perched on the eastern edge of the ridge, but is connected to Midway and the light rail station by regular shuttle buses. With fabulous views of the Cascades and a grassy open space accessible for passive recreation, a tall hotel and condominium community dominates the landscape. Because of the excellent visibility from Interstate-5, a thriving regional shopping center has also emerged. Midway's transit oriented urban community near Highline Community College transitions south from 2401n to a more auto-oriented area at around South 246tn This is where regional retail and light industrial uses dominate. Many new developments have multiple stories to maximize the efficient use of their commercial sites, with some providing live-work spaces. Upon reaching South 272"d Street and the Star Lake/Redondo transit station, another transit node emerges complete with a mix of uses and pedestrian activities primarily in the adjacent Cities of Des Moines and Federal Way_ Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 24 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 71 Building Partnerships and a Vision From the onset of the subarea planning effort, the need to cultivate partnerships was clear. The primary partnership was between the City of Kent and the City of Des Moines and was driven by the possibility that light rail would serve Midway. An interlocal agreement between Kent and Des Moines laid out a set of deliverables that were tied to a Growth Management Grant from the State Department of Community, Trade and Economic Development (now named Department of Commerce). The direction from Kent and Des Moines City Councils was a commitment to build a livable, long lasting community that was economically and environmentally sustainable. There were other significant Envision Midway partners from transportation agencies, large property owners such as Seattle Public Utilities (SPU), Highline Community College and adjacent cities. All were invited to participate in the Envision Midway Stakeholders Committee. The development community was also included. Progressive developers with regional and national experience in mixed use and transit oriented development, and local housing experts were invited to a Developers Forum to provide feedback on the initial public visioning and a follow-up Developers Forum confirmed the vision was - achievable. All of these partnerships, : z together with input from residents, property owners, and businesses within the Midway Subarea are the foundation for Envision Midway and , will be critical in the successful -- implementation of the Midway SubareaPlan. Visioning Process: The visioning process was iterative and attempted to reach all constituents. The outcomes of each meeting were shared to ensure participants could benefit from the larger discussion, evaluate and revise ideas generated by others, and remain engaged as the project moved forward. The Stakeholders Committee and the public were asked to consider land uses, regulatory and design standards, and were charged with identifying light rail station locations and rail alignment options. In an effort to reach as many community members as possible, a project website was Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 25 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 72 developed where meeting schedules, materials and results and etheF " ateFia's were posted.9 The intent was to ensure project transparency and to solicit comment from the greater community. A unique opinion poll posted on the Envision Midway website was based on a computer generated video that reflected the vision for Midway and allowed the viewer to walk through a 'virtual reality' of Midway a light rail station near Highline Community College. A total of nine (9) meetings were held in 2008 and 2009 with the public and stakeholders, and by early in 2009, six (6) meetings were held with decision makers in an effort to develop a land use scenario that reflects the community's wisdom and vision for Midway. Additional meetings will be held that will refine the Plan further. Visioning Products: The first products from the visioning process were three distinct (3) land use alternatives for the Envision Midway Study Area. The alternatives illustrated the potential land use patterns; identified a vehicular, pedestrian, and bicycle circulation framework; and considered public spaces. The alternatives are briefly described as follows: Alternative 1 - Transit Oriented Village: The high intensity mixed-use transit supportive development stretched from South 216th Street to South 240th Street and all land uses south of 2401h were auto-oriented and called an Employment Village. Alternative 2 - Transit Oriented Centers: High intensity mixed-use transit supportive land uses were located at nodes where high capacity transit stations were located at South 216th Street, at South 240th Street, and at South 272nd Street. In Des Moines, Mixed-Use defined the area between the first two nodes and in Kent there were Mixed-Use and Employment Village land uses between the nodes. Alternative 3 - Transit Oriented Corridor: High intensity mixed-use transit supportive land uses stretched from South 216th Street to South 246th Street and another node was located at the South 272nd Street transit station. Between the two transit oriented nodes was Transit Supportive Mixed Use. 9 The project website is www.EnvisionMidway.com. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 26 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 73 The above alternatives were evaluated by a group of progressive developers with regional and national experience, local housing experts, and large property owners (i.e., SPU and HCC) at a Developers Forum. From their critical review, staff created a new land use option. The new alternative - Land Use Scenario 1.0 - condensed the mixed-use areas into nodes around future light rail stations. The intent was to strategically focus an intensity of uses around the stations and maintain a large portion of the existing auto-oriented retail and light industrial uses. This land use pattern would minimize sprawl of strip commercial development and allow an urban community to mature as envisioned. Land Use Scenario 1.0 was further refined to reflect additional comments from Envision Midway workshops and meetings. Based on Sound Transit's planning efforts to date, the first station south of SeaTac Airport would be South 200th, followed by a station near Highline Community College, with the line ending at South 272nd. Participants in Envision Midway considered three (3) light rail station and rail alignment options. To facilitate public discussion, the focus was on the station in the vicinity of Highline Community College. Detailed conceptual illustrations were created, listing the advantages and disadvantages of the different alternatives (see Figure 3 - Envision Midway - Three Light Rail Station Concepts). All options contained a 500-stall parking garage as considered by Sound Transit. The following options were entertained: The SR-99 s}� Station option generally_represented one that Sound Transit considered for budgeting purposes. Their rail alignment was located along the west side of SR-99 as an elevated structure; with Highline Community College_; Station SUPPOFted by a SOO stall parking structure and The vision expanded Highline Community College campus into the east parking lot with a pedestrian bridge to provide safe access across SR-99. New roads break up the existing street grid and a regional detention facility manages stormwater runoff. Bridges over SR-516 and I-5 would connect neighborhoods. used en Sound T-Faigsit's planning, the fiFst station south of SeaTac Airpert weuld at The 301h Ave South Stationer option came out of the public process. The alignment would be at grade through the station area, becoming elevated south of S 2401h St. The roads, detention facility, and campus expansion found in the SR-99 concept are also proposed here. Both the public and the Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 27 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 74 Stakeholders Committee thought a 30t" Ave alignment could create a more pedestrian friendly environment, where the train and automobiles moved at a slower pace than would be the case along SR-99. A large amount of right of way would be needed to accommodate multiple modes of transportation on 30th Ave. The I-5 s}� Station option was considered because the Cities of Des Moines and Federal Way Comprehensive Plans express the desire for locating future light rail on I-5 and not on SR-99. The trains would move along a combination of elevated and at-grade rail alignments. The roads, detention facility, and campus expansion found in the SR-99 concept are also proposed here. There would be an uphill climb to SR-99 and the college, and limited opportunity for development to the east of the station. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 28 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 75 ■ enV:Sr'an Station 7 MIDWAY - - t-acati9p OP t�* s a so11aberalive planfliIS prejea Revised Midway Light Rail Station Area Concept:SR 99 Pros: _ - • Removes conflict with autos ... Removes conflict with commerce .„-�,,,•t._ .- Provides fast service • Fits into existing high capacity transportation corridor Convenient ENV METRO link • Provides ENV pedestrian link across SR-99 L (overpass or at-grade) Supports major employment center[HCC] 7 '� { �•• _ v- Enhances HCC campus :i• r .�,� High development potential in 114 mile radius �i «i' ` '``•.,� Allows business at smtion s ground level Pedestrian overpass eases traffic conflicts No right-of-way(ROW)purchase for 30th Ave - Preserves intimate feel of 30rh Ave'Great Street' i - Cons; Need to acquire ROW • Narrow lots made smaller by ROW purchase cd ❑ g Need to reconfigure access to properties r■ Impact to pedestrian environment L I _ Long pedestrian crossing at-grade of SR-99 intersection `L Fast rail speed disconnects riders From passing community Midwaq light Rail Station Area Concepc:30th Avenue South Midway Light Rail Station Area Concept:1-5 . -� ..,.....tl._. t- it i 4�. - _ 111 s°v _ If _ a Figure 3: Envision Midway - Three Light Rail Station Concepts. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 29 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 76 After completing the Envision Midway public outreach and compiling the feedback, a fourth station option was developed. This fourth option reflects the additional comments from representatives of Highline Community College who wish to preserve their east parking lot, thereby negating transit oriented development within their boundaries. The fourth option places the light rail station on the east side of SR-99, connecting the station directly to an area poised for transit supportive development (see Figure 4 - East SR-99 Light Rail Station Option). The vision includes parks, a multi-purpose trail adjacent to an enhanced regional stormwater detention facility. Public and private circulation is pedestrian-friendly and connects to the trails and parks. The East SR 99 station eptieR -_Fleet_ the desires ef the college, as well as some local businesses. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 30 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 77 Midway Light Rail Station Area Concept: SR 99 East '13t�y � !S!$R 309 CKrJpr Sadre.•a eeaM•ry . --'^y . F'stlrr rt♦(Ip1a1 � .` — -- . _ t 1.'� CanglKlon•�Fnl�( deleeaoe ama i i�., +nyr�•ee rmIen SS - N 14 I S.33411,$K-K - HETRO a,�e/ A Pilo 1 Hex st+Ma pryp6 / L1 dry' wd t , S 23605aeec LkM Rail Staeon Highilre I �z(s00>panr) Park I I Community 1 Hewrere.r� '� I College l ymm X9 Corridor 1 Pedeslrhn mn�xwom ❑ r C.Vkdenawd keyer I l � ____ � 1 � MyrorenlKst lhpjKa � Re=ionil sremlwzler 1 4 y�ca� &-do.Wilk, 1 ..Vs tea• Hex:vee dMdV ! _� _p,e„�,ryosc Vail 1 LoxeY _ J Low Oenairy New arreen , fr l i Y sine hKq Parkside Park �'f 4 l .a.-[�`.-�r "'r�IS-i, S.7�IIF So- 6dYYJl1•Zlly!ap sMesamlr F i. Pros: Cons: • Removes conflict with autos Need to acquire ROW • Removes conflict with commerce Possible need to reconfigure access • Provides fast service to properties • Fits into existing high capacity transportation corridor Elevated rail impacts pedestrian �h✓/.s�Oh • Convenient EIW METRO link environment • Serves urban density housing and jobs East of SR-99 Wide at-grade crossing SR-99 • E/W pedestrian link across SR-99 at new intersection increases potential for MIDWAY • Supports major employment center(HCC) vehicle-pedestrian conflicts • High development potential in 1/2 mile radius METRO access to station from 30th a collaborative planning project • Allows business at station's ground level Noise due to track curves. • Preserves intimate feel of 30th Ave'Great Street' - F- rdplW0J"4_A_10 Figure 4 - East SR-99 Light Rail Station Option. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 31 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 78 Visioning Outcomes: Land Use Scenario 34.0 reflects the conclusion of the Envision Midway public visioning process and is used for Kent's Midway Subarea Plan (see Figure 4-5 - Envision Midway Land Use Scenario 4.0). There are five-(5-)three 3 categories of land uses identified in ScenaFie 3.0, three of which peFtain te the City of 1 1. The Transit Oriented V-il+age-Community land use represents nodes of intense transit-supportive mixed use that are pedestrian-friendly with a mix of services, office, and residential activities. 2. The Kent Highlands Lail Mixed Use and SUFFeunding area is identifie ed use th accommodates automobiles and suppeFts pedestrian_ oriented uses at a high density, but is alse aute aeeen9nqedatingand has a residential bias. 3. The Highway Commercial Corridor allows a wide range of auto-oriented uses including retail, light manufacturing, and housing. The public believed it was important to connect the surrounding residential communities to the new light rail station. I-5 and SR-516 are barriers for pedestrians and vehicles. Scenario 43.0 connects the community located to the east of Midway over I-5 with a bridge that provides a safe multimodal eptien-link to the transit station. A bridge over SR-516 connects 301" Ave South and the community to the north and opens a possible connection to the I-5/SR-509 Corridor Completion and Freight Improvement Project. A pedestrian sky-bridge over SR-99 would provide a safe and comfortable alternative to crosswalks. Another outcome from Envision Midway was identification of a preferred station location and alignment. The Stakeholders Committee selected a preferred station location and alignment. Participants were asked to review and discuss three (3) hypothetical light rail station locations and rail alignments (see Visioning Products). Eighteen committee members were each given five (5) large dots to place on one or more options, indicating their preference. SR-99 was the preferred station location (50 dots), followed by 30t" Ave (15 dots), and I-5 (4 dots). The public also preferred the SR-99 alignment, with 30t" Ave coming in second. An alignment along I-5 was seen as antithetical to the tenets of transit oriented development by limiting tli-e-potential }~ansit eFiented development aleng SR 99 fFenq ato Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 32 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 79 only west of the station aleng the inteFState. The East SR-99 Station option developed from comments at the final Envision Midway meetings was not considered during the preference voting_ There were several key results that resonated throughout the public process. There was desire for this transit oriented development to be built well, with excellent materials and design. There was agreement that tall buildings would fit into Midway and capture the spectacular views to the east, west, and south. There was consensus that housing should be diverse and affordable for a range of economic groups. Participants recognized the need for public spaces which included generous sidewalks, plazas, parks, and trails. Connecting the surrounding neighborhoods to the transit station area was important. The participants also saw the need for the Cities of Kent and Des Moines to work together in the future to ensure services are coordinated and development regulations are compatible. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 33 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 80 I�S4'b STD Ir II `Al Kentpop- 1a_ S; 71 ... V Highlands Landfill •. \ 71 r 6]365T r_ w --,� Highline Community College �• - This line is the 15611509 Corridor Completion and a:w L x I I s•.. FreightlmprovementProject Midway Subarea Plan Land Use Scenario 4.0 uaJ:'rt�71 R �I •••� nr LE END �- X _. saaa� LJsr i Transit Oriented Community szeb a r' High intensity transit supportive mixed-use with a residential focus.Strongly pedestrian oriented with small walkable blocks.High quality design through use of Design Guidelines.Parks and open space shared with P s regional storm detention.Minimum 2-story to 5-story height with a maximum 200'height TIT" limit with incentives.Lower parking is - b requirement-No single use,big box,industrial, or auto-dependent uses. Kent Highlands-Mixed Use Pedestrian and Auto-accommodating. Mixed use with community retail and services 1 for residential focus.Minimum 2-story to 5-story height with a maximum 200'height f limit with incentives, Highway Commercial Corridor "1 Wide range of community,citywide,or regional commercial and light industrial uses and q;; ? work/live uses.Primarily auto-dependent uses, - with pedestrian supportive facilities 35'to 45' j height limit. 4 !` Mobile Home Park Open Space and Stormwater Framework u j Wetlands Wetlands j r f � ,,,,,, Circulation Framework f -•--••Pedestrian and Bike Path Framework sus: f Complete Streets Proposed BRT Stations(Metro) Y x Proposed Secondary Bus Stops(Metro) I 1 SCALE:r-tsoo - �' • KENT Figure 5: Midway Subarea Land Use - Scenario 4.0. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 34 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 81 Scenario 3.0 5216th5ne°` - t • � _ y�'su e Transit Oriented Village •High intens6ty transit.supportive mixed-use with I • s residential bias � � f <! r •Strongly pedestrian onenred with small walkable blocks -! '_ I Slsp 50➢rammr'" Pacific=35'to 200'height limit g Rid e i , �Caqleuoa and rreilQx ., •Lowered parking requirement - -j' �� t Market rate and affordable housing ice 5.224sh Sweet •Retail Hotel I a •Neighborhood services •Civic uses I o •No single use,big box,industrial,or auto-dependent 1= uses ® Mixed Use-Pacific Ridge - Kent.Highlands •Auto-accommodating community and citywide retail and services •Pedestran oriented ] • •Mixed rise with office or residemal y .'f 'I Highlands =35'to as,Commealal height limit '� �. ' Landfill 35'to 2ta0'Residential height limit l ' use:: M i dwa � Residential ' Community,citywide aM regional retail Htighline ` _ 'Office Community k,' - Hotel e Colleg 0 Mixed Use-Kent Highlands s,24od,street • •Auto accommodating c«munny recall and P.�. J. � n Irk • " •Pedestrian oriented •Mosid use with residential rn •s� _ - I r -•200'height limit �•'s -- c •Uses: .. sz �, •Residential Community Retail ' Hotel ! - y, ■Highway Commercial I "''�5 Salt Air Corridor ' •wide range of community.citywide, !_�'` •-,o s. or regional commercial and light 1 _ industrial uses 5.252nd kreer •Primarily Qum-dependent uses, with pedestrian supportive facilities 1 -' •35'to 50'height limit Le end uses: g Regional and citywide retail _ ', — - �Open Space Framework Automobile sales and service Light lndu-ial and ) ME Complete Stream —facturing •Trucking 5 26M Street ! ""�Circulation Framework Omdoar sto • �e f 000 pedestrian&Bicycle Paths Office " Pint-rech °% ..� Q Proposed BRT Stations Mixed me(on west side) p (Metro) Live�work Woodrnorlt _ ... Q Proposed Secondary Bus .Institutional - Wetlands ! Stops(Metro) Institutional mixed use '65aj residential or office i f' •uses: ' en✓iSr•on •College academic - College oriented retail ! a'=.D !, 'zc'^ -y College oriented office '- g MIDWAY =Studentand Faculty 'I � ! � renal Housing "I '=f .. - a(OIIebora[IVe planing pojea . r S.272nd Street -� - ,.,•., lF' -- it - Envision Midway Land Use Seenarie 3-.G-. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 35 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 82 Chapter Four Framework for Midway The planning effort for Midway was guided by principles outlined in the Growth Management Act and Kent's Comprehensive Plan. The public investment in high capacity light rail transit drove the Midway Subarea Plan's early visioning efforts. The framework below reflects a synthesis of statements made at Envision Midway public workshops, Stakeholders meetings, and workshops held for elected officials and provides guidance for the goals and policies of the Midway Subarea Plan: A flourishing economy: Midway will be home to a range of employment opportunities that are synergistic with programs at Highline Community College and Central Washington University and unique to the businesses and employment needs of international trade,-and the Kent Valley research and industry, and regional retail. Vibrant mix of neighborhoods: Midway will contain a broad range of housing types for a broad range of incomes. Shopping, services and transit will be conveniently located within walking distance from residences. Supportive parks and open space: Midway will have parks to serve the nearby residents, employees, and visitors. The large open spaces that are undevelopable within the Kent HighlandsKent Highlands and Midway landfills will be converted, wherever possible to passive use wherever possible. If possible, the large wetlands will be used both for passive recreation and education. A sense of place: Midways neighborhoods will be distinct from Kent's Downtown and East Hill business areas. Midway will build on its roadside past and ethnic heritage, with eyes toward the future. Public investment in street lights and furniture at the Transit Oriented Communities will be consistent and coordinated with the City of Des Moines. Multimodal transportation system: Midway's improved public transportation system with Bus Rapid Transit (BRT) and Sound Transit fight raffLink Light Rail will provide convenient and fast access to the north and south. With greater demand, reliable east/west transit connections will be provided. SR- Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 36 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 83 99 will continue to act as a highway and accommodate pedestrians, while the side streets will be bicycle- and pedestrian-friendly. Views: Midway will be dotted with high-rise buildings that ensure views are maintained and access to sunlight is available. Sustainabi/ity and design: State-of-the-art techniques, materials, and design will be used to enhance and support the built and natural environment and create a ffieFesustainable and livable community. Midway Subarea Plan Goals & Policies The Midway Subarea Plan is guided by Kent's Comprehensive Plan Framework policies and the goals and policies of elements in the Comprehensive Plan. The following goals and policies are specific to Midway and are the result of extensive community visioning efforts. These goals and policies set the stage for developing implementation measures to achieve the goals. overall Goal: Create a dense, pedestrian-friendly, sustainable community that provides jobs, housing, services and public open space around nodes of high capacity mass transit while maintaining auto-oriented uses between the transit oriented nodes. Land Use: The community vision for the Midway Subarea is one that supports high capacity transit stations with compact, high density uses. The uses include retail, office, education, research, i medical, and residential. These high density transit station nodes are served by a series of small, walkable blocks and pedestrian throughways that not only move people, but act -'� as the public square for commerce, relaxation and entertainment. The more auto-oriented ,- -� portion of the subarea outside of the transit nodes is enhanced to make pedestrian movement more comfortable and appealing. The goal of the Midway Land Use Policies is to structure the Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 37 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 84 activities around the high capacity transit station nodes with a land use designation of Transit Oriented Community and the auto-oriented peFtie+rPacific Highway commercial transportation corridor of the Midway Study AFeaSubarea. Goal MLU-1: Increase employment opportunities and housing choices in support of rapid light rail and mass transit options within areas designated Transit Oriented Community Policy MLU-1.1: Feeus Designate where high I density retail, office, and residential development will be focusedwithin designated TFansit Orient }Fans,} seFvmees e leeateel. Policy MLU-1.2: Allow stand-alone land uses as part of a mix of uses Rearesodentma' land use which should be in vertically mixed structur . Policy MLU-1.3: Provide flexibility in land uses and density as the market transitions from auto-oriented development form to a dense pedestrian- friendly development form. Policy MLU-1.4: Disallow outdoor storage of trucks, heavy equipment, aif"d contractor storage yards, and mini-storage as an accessory or primary use within designated Transit Oriented Gemmunities. Policy MLU-1.S: Establish a n9iningung building height in designated tFa . Disallow drive-through food services within the land use designation of Transit Oriented Community. Policy MLU-1.6: Establish a miningung and n9axmn9HFn floor area ratio (FAR) or other mechanism to ensure levels of development supportive of future light rail transit investments . Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 38 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 85 Goal MLU-2: Promote a mix of land uses that support local and regional needs in an auto-oriented commercial and light industrial area along the Pacific Highway South commercial transportation Corrodercorridor not designated Transit Oriented Community. Policy MLU-2.1: Allow a mix of retail, light industrial or live-work uses that aFe aeeessoble fFeFa SR 99. Policy MLU-2.2: Allow 'big box' and drive-through uses along the Pacific Policy MLU-2.3: Allow outdoor storage of autos, boats, trucks, heavy equipment, and contractor storage yards_ Goal MLU-3: Establish a multimodal sti=eet circulation network within areas designated Transit Oriented Community that is safe, interesting and encourages walking, bicycling and transit use, and connects to surrounding neighborhoods. Policy MLU-3.1: Create a network of attractive and identifiable pedestrian and bicycle linkages within commercial and residential uses to nearby public amenities, transit facilities, and streets. Policy MLU-3.2: Create Ensure vehicula public or semi-public throughways at a minimum of every 400 feet to ,� connect commercial and residential uses with public parks, trails, streets or other public - amenities. Policy MLU-3.3: Identify and designate streets as multimodal within areas designated Transit Oriented Comm unity;esas .,,., .'t;~~,,,, I. tiinedal . q Policy MLU-3.4: Establish north/south connectivity for pedestrians and bicyclists from SR-516 to S 272nd Street as a safe alternative to Pacific Highway South. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 39 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 86 Policy MLU-3.5: Establish north/south connectivity for pedestrians and bicyclists through the area designated Transit Oriented Community located east of I-5. Urban Design- The built environment is the framework where urban life occurs. A successful urban environment is a place that pays attention to design details. There is a pedestrian scale, where the first floor provides interest and the - 1 •~ opportunity for interaction. From a distance, buildings become more abstract and are seen more as a piece of art. The Transit Oriented _ Communities will look and feel like urban centers. Buildings will be constructed close to the sidewalks making it imperative they are interesting and constructed of quality materials. The Urban Design Element of the Midway Subarea Plan focuses on these details to ensure that Midway becomes a desirable place where people want to live and do business. Goal MUD-1: Create a place that is distinctive, aesthetically beautiful, evokes permanence of the built environment, and supports social interaction in the dynamic urban center of the areas designated Transit Oriented Communit , Policy MUD-1.1: Ensure quality and durable materials and interesting architectural details are ., +'' incorporated into new and remodeled structures, including structures for parking, mechanical services, or solid waste collection. 17 Policy MUD-1.2: Provide an interesting built environment by encouraging a diversity of building heights and footprints, continuous building fagades that are modulated, windows located at ground floor, and shelter for pedestrians from inclement weather. Policy MUD-1.3: Create public plazas, building `- entrances, and pathways that are integrated into the Midway Subarea Plan/Revisions post 11/23/09 LUPB Public He ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 87 private and public realm to encourage social interaction and to facilitate the use of public transportation. r� Policy MUD-1.4: Establish methods to vertically layer the height and size of development and stagger - high-rises to maximize view potential and sun access. Policy MUD-1.5: Use screening to minimize the visual impact of mechanical systems at street level or from adjoining high-rise buildingsFee#s. - Policy MUD-1.6: Provide visual interest at entrances to stand-alone or internal structured parking facilities. Policy MUD-1.7: Reduce the visual impact of surface parking by using measures such as minimizing curb cuts, enhancing the landscaping at entries, and prohibiting surface parking between buildings and sidewalks. Policy MUD-1.8: Encourage public and private art in public open areas and on buildings. Goal MUD-2: Create an urban form that is environmentally sensitive and sustainable a--in areas designated Transit Oriented Communityie.- 6,-Seld eA _ban F,._nq that Policy MUD-2.1: Promote environmentally sustainable building design that takes into account sun orientation, water and energy conservation, and practices such as the US Green Building Council LEED Pl T certification. � t Policy MUD-2.2: Emphasize natural drainage systems wherever feasible, - including, but not limited to, green roofs or walls, rain gardens and so forth. S Policy MUD-2.3: Apply landscaping standards that emphasize environmentally sustainable practices through t a Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 41 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 88 plant selection, horticultural practices, and water retention, diversion and conservation. Goal MUD-3: Create streetscapes that provide for ease of movement, personal safety, pleasant aesthetics, and a stage for public engagement within areas designated Transit Oriented Community. Policy MUD-3.1: Design streets to be urban in character, easy and safe for pedestrians to Yk cross, and where vehicular movement is slowed ,f by design-utilizing street ealriging ffleaSLIFes suchas en Street — _ 'q parking, ehmeanes, elevated pedestrian crossings or ether methods Policy MUD-3.2: Ensure a safe and attractive pedestrian environment along the street system through the use of streetlights, street trees, plantings, minimized number of curb cuts and other streetscape elements. Policy MUD-3.3: Establish a pallet of easy-to-maintain streetscape elements and features that are unique4 -e the Transit Ormented Cerringunotm Policy MUD-3.4: Provide pedestrian amenities along 4 the public and private sidewalks such as seating, human scale lighting, transit shelters, and shelter from the weather within the designated Transit Oriented Corn.•,-,. not Policy MUD-3.5: Build pedestrian areas large enough for commercial activities to spill out onto the sidewalks without significantly impeding _ pedestrian movement Oriented Gernmunitodesignated Transit K. PL public access thFeUgh private development to assUFe pedestrian cennectivity to adjacent, public open spaces. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 42 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 89 Policy MUD-3.86: Establish sign regulations feF the designated Ti=ansitl Oriented Ce „9unit;^ that acknowledge the human scale and the slower vehicular movement along 30t" Avenue South, other internal street systems and internal pathways. " Policy MUD-3.97: Establish sign regulations fer the designated Transit O.ment...-1 ^~~.~..; :t;^.-that acknowledges the more auto-centric environment for development adjacent to SR-99 while maintaining the overall urban character of the designated Transit Oriented Community. Policy MUD-3.+G8: Work with Puget Sound Energy and other utility providers to underground or relocate overhead wires along 30t" Ave South and South 240t" Street. Goal MUD-4: Support transit use and the pedestrian environment through parking management, design, and � standards within areas designated Transit Oriented Community. aft Policy MUD-4.1: Establish methods to ' encourage the use of alternative modes of transportation, including maximum parking _ standards and shared parking agreements. Policy MUD-4.2: Reduce the supply of surface parking supply designated Policy MUD-4.3: Encourage structured parking in designated tFansit Policy MUD-4.4: Reduce surface parking adjacent to the sidewalk. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 43 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 90 Housing_ Housing is key to the success of the Transit I' i no a Oriented Communities anticipated in the ii ; jj Midway Subarea. Housing is also Nei io f WIN important within the auto-oriented Pacific iiii °T w Highway commercial transportation corridor .baFea Ran. Redevelopment at the Transit Oriented Communities may eliminate existing affordable housing, displacing families and the elderly. The community who participated in the vismen Envision Midway was adaman emphasized that replacement housing be created so that people did not have to move far from the community where some F have lived for over 30 years. Goal MH-IL: Promote a diversity of housing types that supports a full range of incomes and household structures within the Midway Subarea. Policy MH-1.1: Encourage market rate and workforce housing. in the designated Transit OFiented Cemmunities Within mixed use buildings or as Policy MH-1.2: Create an Affordable Housing Gem eF Task Force by 2012 to consider options, policies, and partnerships for resolving issues surrounding the potential displacement of existing affordable housing. Policy MH-1.3: Promote Utilize affordable werl(f8Fee housing On new heusin-EJ heusehe'ds earning 120% ef median income er less. Regulatory regulatory incentives, public investments, and other strategies wHl-to assist in realizing a mix of housing types Policy MH-1.4: Provide for live-work housing options at medium densities within the auto-oriented Pacific Highway Gemme~eia' commercial transportation GeFFidercorridor. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 44 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 91 Transportation: In the 215t Century, transportation will consist of several components - cars, transit, trains, bicycles and pedestrians. In Midway, all modes of transportation will need to work together to reduce greenhouse gas emissions by reducing vehicular trips. To support a pedestrian-friendly Transit Oriented Community, a new street grid system consisting of small walkable blocks needs to be created. There exists an excellent north/south spine in 30th Ave South requiring only some _- east/west connections to create a system of public spaces where those who work, live, or visit can move safely, easily, and enjoyably. Extending 301h Ave south to South 246th St. with connections west to SR-99 will support the anticipated development surrounding the high capacity transit coming to theeavicinity of Highline Community College. Other opportunities to relieve traffic pressures from new development need to be explored, like bridging over SR- 516 along 30th Ave and then connecting with the I-5/SR-509 Corridor Completion and Freight Improvement Project. Shared trails through public and private properties can connect communities outside the Midway Subarea to the anticipated high capacity transit. Goal MT-1: Establish a connected street system that encourages walking and bicycling,— supports -- transportation investments, including existing and future mass transit,,—Land connects surrounding single- family neighborhoods to Midway while protecting them from the impacts of spillover traffic. Policy MT-1.1: Design and develop streets within the designated Ti=ansit GHented Gengn9. mimes ti=ansit that provide a safe experience that s and have aesthetic value to all users ef the public right, of way. Policy MT-1.2: Consider a bridge to connect the West Hill single-family neighborhood east of I-5 to the Transit Oriented Community located near South 240th Street. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 45 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 92 Policy MT-1.3: Work with the City of Des Moines and Washington State Department of Transportation to consider connecting the Pacific Ridge Neighborhood north of SR-516 to Midway via a 30t" Ave South bridge over SR-516. Policy MT-1.4: Work with the City of Des Moines and Washington State Department of Transportation to consider a local connection to the interchange for the I-5 - SR-509 Corridor Completion and Freight Improvement Project off 30t" Ave South. PolicyMT-1.45: Identify and designate articular _ Y 9 p streets to be shared with bicycles. Policy MT-1.56: Identify and, where feasible, connect local and regional bicycle and pedestrian trails to the Midway Pedestrian & Bike Path Framework system in Land Use Scenario 4.Ote thedesignated Transit Oriented Cernmunities. T � ryr� Goal MT-2: Create design guidelines for a street hierarchy within the designated Oriented that addresses the r pedestrian and environmental needs in the areas designated G Transit Oriented Community. Policy MT-2.1: Establish pedestrian-friendly design standards for streets sidewalks, and lighting. Policy MT-2.2: Design and build green streets' where street trees, landscaping and sustainable stormwater drainage systems enhance the public and private domain aesthetically and environmentally as identified in Land Use Scenario 4.0. Policy MT-2.3: Provide safe mid-block pedestrian eressings passage-ways to public amenities ^ig internal streets when RL urban block sizes areemeeed 64 -400 linear feet or r� r M'" _ Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 46 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 93 Policy MT-2.4: Provide on-street parallel parking that ee-s--promotes a safe pedestrian environment in the areas designated Transit Oriented Community (except along SR-99). within the designated (not aleng SR 99) Policy MT-2.5: Work with transit agencies to ensure safe access to local and regional transit, including but not limited to covered bus shelters f. and sky-bridges. a Policy MT-2.6: Work with the City of Des Moines f and SeaTac to ensure aeeess connections to existing or proposed multi-modal trails within their jurisdictions. Goal MT-3: Integrate high capacity light rail transit service and associated station locations into the urban design and functionality of the street systems. Policy MT-3.1: Work with Sound Transit during all phases of planning for the extension of light rail into Midway to ensure Kent's preferred rail alignment and station location are realized. Policy MT-3.2: Work with Sound Transit and other _= entities to provide an elevated pedestrian crossing over Pacific Highway South SR 99 at the PFE)pE)seE[ light Fail statien near Highline Community College. Policy MT-3.3: Work with Sound Transit and additional partners to establish a shared parking structure On associated with the future light rail station proposed in the vicinity of Highline Community Collegeat Midway-. Policy MT-3.4: Integrate any proposed parking structure associated with the light rail station into the urban landscape by adding commercial uses at ground floor, an active pedestrian plaza, and art to enhance the pedestrian environment and minimize the impact of vehicular traffic. Policy MT-3.5: Work with transit agencies and private entities to ensure communities, businesses, and park & ride facilities located outside of the Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 47 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 94 one-half mile radius around the future light rail stations are connected to the high capacity transit system. Policy MT-3.6: Ensure proposed development is compatible with future light rail improvements by identifying and preserving rights of way necessary for future transportation projects. Goal MT-4: Design and fund street improvements identified through the Midway Planned Action Ordinance (PAO) and accompanying Environmental Impact Statement (EIS) to serve the areas designated Transit Oriented Community-afd Kent Highlands ai=ear. Policy MT-4.1: Develop a new street grid system of local public streets consisting of small pedestrian friendly sized blocks no larger than 400 feet within the P48designated Transit Oriented Community located near S 240tn Street. V (single eccupancy vehicle) trips freng and within the Transit Oriented noti Policy MT-4.32: Whenever possible, limit access along South 2315t Way, state routes and highways, using instead local streets or private internal circulation roads to connect land uses and public amenities within the nnrAOarea. Policy MT-4.43: Work with Washington State Department of Transportation on improvements to SR-99 identified in the PAO/ C and on the extension of SR-509 as identified in the PAO/EIS to best serve the surrounding community. Policy MT-4.4: Integrate identified street improvements into a 10 year city- wide transportation demand analysis and funding structure, and incorporate results into the Kent Comprehensive Plan update of 2014. Goal MT-5: Utilize transportation system management (TSM) techniques in support of pedestrian-friendly streets. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 48 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 95 Policy MT-5.1: Provide adequate access to adjacent land uses by adopting Access Management strategies, including but not limited to consolidating driveways, limiting the number of driveways, and connecting parking lots. Policy MT-5.2: Allow new driveways on internal streets only ( i.e., 30t" Ave South). Policy MT-5.3: Establish methods to achieve significant increases in non- SOV (single occupancy vehicle) trips. Park & Open Space_ Dense, compact mixed use urban areas require public places for E social interaction and personal relaxation. The vision for Midway's Transit Oriented Communities acknowledges the need for open space and identifies several public and private development options for providing exercise, relaxation, and gathering places. Goal MP&OS-1: Create an aesthetically pleasing, functional, and effective park and 6 ,. - open space system in areas designated Transit Oriented Community esthrough public, private investments and other partnerships. Policy MP&OS-1.1: Wherever possible, integrate city owned properties that have recreational or educational potential with public parks and plazas. Policy MP&OS-1.2: Utilize undeveloped ri rLght-of way for a linear park with multi-purpose trail. Policy MP&OS-1.3: Identify, acquire, design and construct a large civic plaza/park to serve employees, residents and visitors in the Transit Oriented Community located near South 240t" Street. T - . 7 Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 49 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 96 Policy MP&OS-1.4: Work with Seattle Public Utilities - property owners of the Kent Highlands and Midway landfills - to design and develop passive or active public recreational opportunities on portions of the landfills identified as undevelopable. Policy MP&OS-1.5: Feyide-Consider access to wetlands at South 272nd Street for educational and passive recreational opportunities. Policy MP&OS-1.6: Engage with neighboring jurisdictions, school districts, and others in an effort to share existing facilities through joint use agreements. Policy MP&OS-1.7: Work with private and public property owners agencies, and surrounding jurisdictions to establish and link the Midway Pedestrian & Bike Path Framework to regional facilities. Policy MP&OS-1.8: Consider shuttle service from Midway to Kent park facilities located in the valley in an effort to expand recreational access. Goal MP&OS-2: Create a joint-use regional drainage infrastructure L for development and recreational purposes. Policy MP&OS-2.1: Consider the opportunities for a regional stormwater detention facility to contribute aesthetically, recreationally and environmentally to the urban landscape of the designated Transit Oriented Community at South 240t" Street. 5 Policy MP&OS-2.2: Establish a funding mechanism to build the detention pond and associated ? _ t recreational and aesthetic features in the designated Transit Oriented Community at South 2401" Street. Policy MP&OS-2.3: Program the detention facility as a community focal point for ecosystem education and neighborhood adopt-a-park. Policy MP&OS-2.4: Encourage natural drainage systems in public and private development where feasible, as an alternative or offset to traditional stormwater treatment and controls. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 50 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 97 Implementation_ The vision for Midway is ambitious, transforming the existing auto-oriented retail activities into a more compact, dense, transit supported urban community where light rail transit stations are planned. The Plan identifies new roads and bridges, parks and trails, and a regional stormwater detention facility for the Transit Oriented Communities located at South 240th Street and South 272nd Street. These changes and improvements will come over time, and a successful implementation strategy will require a city funding strategy utilizing existing revenue sources and new financing tools. Goal MI-1: Provide an effective process and appropriate tools that will implement the vision for the Midway Subarea Plan. Policy MI-1.1: Implement the Midway Subarea Plan using a combination of development regulations and incentives, capital investments, and other public and private strategies. Policy MI-1.2: Establish a mechanism that identifies needed infrastructure and amenities to support the designated Transit Oriented Community at South 240th Street and create a financial strategy that shares the development cost for those improvements across the various parties that directly benefit from the improvements. Policy MI-1.3: Utilize tools such as master planned development, development agreements or other processes to facilitate site planning and permit process. Inter-jurisdictional Coordination_ Envision Midway was a joint visioning effort by the Cities of Kent and Des Moines, engaging numerous agencies and institutions that have a stake in the outcome. The shared city boundary on the west side of SR-99 needs to be consistent to facilitate future development. Continued discussion and coordination needs to occur since many of the changes anticipated in this plan will take decades to be realized. Goal MIC-1: Reconcile regulatory differences between the City of Kent and the City of Des Moines along the shared city boundaries to facilitate economic growth and stability. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 51 ATTACHMENT A- LUPB PUBLIC HEARING 11/22/10 98 Policy MIC-1.1: Continue to work with the City of Des Moines to create consistent land use regulations along the shared boundary west of SR-99 and within the Transit Oriented Community located at South 240t" Street. Policy MIC-1.2: Wherever possible, ensure design guidelines and development standards are consistent with the City of Des Moines. Policy MIC-1.3: Enter into interlocal agreements to facilitate development where private properties are within both the City of Kent and the City of Des Moines. Goal MIC-2: Continue coordination with regional and state transportation agencies on matters of transportation investments, planning and construction. Policy MIC-2.1: Coordinate with Sound Transit, King County METRO, Washington State Department of Transportation, and Puget Sound Regional Council to ensure facilities and services are provided over time. Land Use Plan Map The Land Use Plan Map for the Midway Subarea Plan establishes the framework for amendments to the City's official Zoning District Map. There are several different land use designations within the Subarea and only one is new (see Figure 6 - Midway Subarea - Land Use Plan Map Designation). All designations will be incorporated into the Kent Comprehensive Plan - Land Use Plan Map and all freedoms and constraints associated with the Comprehensive Plan are applicable. Transit Oriented Community (TOC) This designation allows retail, office, and multifamily residential uses together in the same area or as a stand-alone use. This area allows high-density uses in support of rapid transit investments. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 52 ATTACHMENT B - LUPB PUBLIC HEARING 11/22/10 99 PL - ml awl x3gsT i2' � y s 22z �y 4 fi319 6L1 � :�3�346T i•.E ll— --5296 ST D Y F �o x s 4T s s — —�TJ d 51g95T 5 ^ 5243 IL qd 6T ry h N —3$T &�F 9114 5(ag ST � 5✓ 1z � 5Nr 53g9 sT S2443T LAND USE PLAN s " Gsr MAP DESIGNATION 0 a sr LEGEND s�,q sT LAND USE 62$q .ST TRANSIT ORIENTED COMMUNITY(TOC) g=36 w ^ 5a COMMERCIAL(C) MOBILE HOME PARK(MHP) a � MIDWAY STUDY AREA S45T Y�9ryy9 S35S ssr CITY LIMITS POTENTIAL ANNEXATION AREA e x.PR O 52-gT LJ -. sT 33i0 N Midway Subarea w t. --`�—— �_��_ mia mep is egrapnic eid Daly aatl'�e aor aiegai aacuapnr.me ary oraear maNes no wanenry a ma accuracy orme laeei�ng,olmenvona.conaure.s ST'ut ��n ` Pro�rry bauntler�ea,w Placemagwbcatian at�y manfiaWresaepwRed o.Tna jai am nda�niero,aav aae.0 _ � tlemege,loss,orl'reGlAy,wheCrer tlireclwlnlalrect,or cansequentia,which vy ,2 may arise ham ese of Mla product. 5271 Si arlSaurce:Gilt a�IGenr Plannirp 6erv�ew Figure 6 - Midway Subarea - Land Use Plan Map. Midway Subarea Plan/Revisions post 11/23/09 LUPB Public Hearing 53 100 This page intentionally left blank. 101 EXHIBITS MIDWAY SUBAREA PLAN CPA-2007-4 Will be submitted at the November 22,2010 LUPB Hrg for the Record. Exh. Date Submitted By Description No. Rec'd 1 10/9/07 Kathi Jones Realtor Letter(dated 10/5/07) indicating a desire to assist in the policy ABR, CRS, CNHS and planning processes and to work to develop community John L. Scott Realty involvement. She offered "five core principles which share many 22506 MVDR elements of the National Assoc of Realtors Smart Growth Des Moines, WA Principles: 1)Ensure economic vitality that creates good jobs and 206.910.1335 promotes economic diversity. 2)Provide housing opportunities so that kathijones@johnlscott.com everyone can find safe and affordable houses near where they live and work. 3)Preserve our environment by planning for open space and developing policies to protect clean air and water. 4)Build better communities by adequately investing in infrastructure (transportation, water, and sewer sytems), schools, and public services that provide the framework for a high quality of life. 5) Protect property owners'ability to own, use, and transfer property. 2. 5/30/08 Denise Lathrop Comments received from Joe Wagenius suggesting: 1) Planning Manager extending SR-509, 2) locating and elevating light-rail in the City of Des Moines, WA center median down SR-99, 3) Place a truck-stop at the On behalf of— interchange with Kent-Des Moines Rd when SR-509 is built, 4) Joe Wagenius Bring upscale restaurants and hotels to area, 5)Add signage at 907 S 194th St. SR-99/Kent Des Moines Rd listing businesses and directing Des Moines, WA 98148 folks to downtown Des Moines. 3. 2/7/08 Steve Rodriques Series of Email Communication between Steve Rodriques, thru Olympic Forum 2000 Gloria Gould-Wessen-City of Kent Planner, Ben Wolters-City of 7/3/08 Kent E&CD Director, and Sean McDonald-City of Seattle (Dated 2/7/08—7/3/08): regarding Rodriques's interest in purchasing and developing a portion of the Highland landfill site for a "Super Sporting Park& Gardens. 4. 8/1/08 Alex Martinac Email Comments concerning challenges of mixed-use Bsi Dev & Strategy development and redevelopment with "wikipedia reference"— CB Richard Ellis/Ld Srvs Grp attached. 1145 Brdway Plaza, Ste 1000 Tacoma, WA 98402 5. 9/17/08 Rick Perez, PE Email Comments Some comments cited concerning light rail City Traffic Engineer station locations and conceptual cross-sections of possible rail City of Federal Way alignments along SR-99, 30th Ave S, and 1-5 were: 1) The 33325 8th Ave S Midway Plan's characterization of SR-99 as being Sound Federal Way, WA 98063 Transit's preferred route for light rail is not correct. Federal Way City Council has gone on record as supporting an 1-5 alignment through Fed. Way. 2) Federal Way would not be supportive of any at-grade light-rail alignment. 3) Light rail in south King County must be grade separated, as Sound Transit has assumed, to minimize regional travel times. 4) The plan should acknowledge HOV lanes being removed as counter-productive to Metro's implementation of BRT. 9/19/08 Email Response from Gloria Gould-Wessen acknowledging Mr. Perez's comments. 102 EXHIBITS MIDWAY SUBAREA PLAN CPA-2007-4 Will be submitted at the November 22,2010 LUPB Hrg for the Record. Exh. Date Submitted By Description No. Rec'd 6. 4/17/09 Cathy Mooney Letter(dated 4/17/09) addressed to Mr. Dan Brewer, PE Asst Sr. Transportation Planner Ping, Bldg, PW Dir. Transp & Engr, City of Des Moines: City of Kent Voicing a couple concerns with the City of Des Moines 2009 Public Wrks Engr, Transp. Comprehensive Transportation Plan — LAU09-007 Optional DNS. 7. 12/24/09 Mike McMahon Email Comments voicing concerns that his parcel (TPN Columbia Valuation Group, #2822049002) would be rezoned from MHP to Commercial with Inc.-Seattle respect to the Midway Subarea Plan Gloria Gould-Wessen responded that staff will not recommend zoning changes to any MHP designations within the Midway Study area. 8. 3/1/10 Chris Picard Letter submitted comments on the 2009 Amendment to the Mgr, Urban Planning Office Kent Comprehensive Plan, Dept of Commerce Tracking ID Washington State Dept of #15175 concerning the Visioning Process, and Transportation Transportation Policies: MT-1.2, MT-1.5, MT-2.3, MT-3.2, and MT-3.5. 401 Second Ave S, Suite 300 Seattle, WA 98104 9. 3/4/10 Gary Kriedt Email Comments submitted comments related to the proposal's Sr. Env Planner potential impact to transit. Metro Transit 201 South Jackson St. Seattle, WA 10. 4/26/10 Bob McOmber Testimonial and Wetland Map submitted at the 4/26/10 LUPB 26448 Pacific Highway South Hearing. He raised concerns with his property Tax Parcel No. Kent, WA #7682800060 and four properties located north of his property. He cited that the Midway Subarea Plan lists these properties as being totally developable as commercial. 93% or 14.34 acres of the combined properties make up the McSorley Creek wetlands and are not developable. 11. 7/9/10 Melvin Roberts (KBAB) Email Comments consisting of an email submittal along with a Cover letter dated 6/28/10 and 27 page document commenting on the Envision Midway Action Plan citing bike lane proposals. S:\Permit\Plan\COM P_PLAN_AM ENDM ENTS\2007\CPA-2007-4_MID WAY\Exhi bits\112210 LU PB-Su barea PI anExhi bitsList.doc EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 103 E h l i #� - date Rec' Staff ON ' e i4y of bent REAL ESTATE �P8 William D. Osborne, AICP i J Long Range Planner ,L�1 C PS L ity Of Kent Tanning Services 400 West Gowe Street Kent, WA 98032 v �� PLAN, October 5, 2007 Dear William: I appreciated your call the other day about the upcoming Planning Meeting on October 8's regarding the long range planning issues and the sub-area planning in the Midway and Pacific Ridge Areas. I am personally outspoken and opinionated in regard to how we plan our communities for sustainability, quality of life and growth. As a Realtor®with John L. Scott in Des Moines and a resident of Kent I have an interest in and involvement in smart growth. I recognize the importance of getting involved and involving stakeholders in shaping their communities as they grow and change. In real estate we sell communities,not just houses and so it is in our best interest to make our entire community a great place to live. Healthy communities means strengthening schools, making our transportation system more efficient and ensuring that open space is made available for recreation. The Washington Realtors®' Quality of Life Campaign was formulated to strive to sustain and enhance the quality of life for our residents by supporting quality growth. These five core principles share many elements of the National Association of Realtors@ Smart Growth Principles: I. Ensure economic vitality that creates good jobs and promotes economic diversity. 2. Provide housing opportunities so that everyone can find safe and affordable homes near where they live and work. 3. Preserve our environment by planning for open space and developing policies to protect clean air and water. 4. Build better communities by adequately investing in infrastructure(transportation, water,and sewer systems), schools, and public services that provide the framework for a high quality of life. 5. Protect property owners' ability to own,use, and transfer property. I These are the things our clients tell us are important when they select the homes they buy and the communities they prefer to live in. As a real estate professional, my perspective EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 104 is unique and by involving myself in the decision making process, I hope to offer a broad range of input into the policy and planning processes. There are many examples locally and around the country of municipalities who have implemented effective growth principles. AARP magazine recently featured Kirkland Washington as a pedestrian friendly city. High Point in West Seattle is our country's largest example of a Green Built development where subsidized housing and market rate housing were planned and ultimately marketed seamlessly. Kent Station is a resounding success, bringing over 500 new jobs and revitalizing our downtown. What a pleasure to grab a latte, sit by the fire pit, watch young and old stroll along, dine, shop and take in the latest movie.Funding for retailers in Old Town Kent can provide incentives to implement the University of Washington Student planners' ideas for store front renovations. High density housing and townhouses could be an asset where homeowners are able to resource FHA funding because they choose to locate adjacent to mass transit locations. Implementating"form based codes" changes current zoning constraints so that we worry less about segregating uses and more about specifying the kind of development that a community wants. Midway/Pacific Ridge and Benson areas could benefit changing current zoning and implementing form based codes and design guidelines. Planning can speed approvals for developers to provide the widest range of housing: single family homes, apartments, townhouses, condominiums, and mixed use development. The people best able to define the needs of a community are those that live there. I hope to participate and work to develop community involvement so that the planning process is functional and that the public can trust that the process works. I look forward to our upcoming meetings and participating in future planning processes. Sincerely, Kathi Jones Realtor® ABR, CRS, CNHS John L. Scott 206-910-1335 kathi-jones@,johnlscott.com EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 105 { M�� ar�l�tlllltl't��tlltEll W4 r4, a' Wism ��p cd �! t. •� i..zu:�!4VJir.^:. ......C:9'�o ..c_,�.. _.�.� � d 2 001 . 4 ,. � . _ ro �. Mr 5 M� U ., r•S'�� xr�.r+ ..�"'.=P' ..�'':� i-..�^�.«yT�'',tcg'n" MS66vl3eG'. Sohn c,scotf HEAL ESTATE �C1 i 11��►�►-► D. Osbo���j A 10c' soy Set-"Vi Ge 5 106 This page intentionally left blank. Midway-more Contact InfOrrpatIIBIT C - LUPB PUBLIC HEAffpqal�A� Page 1 of 1107 Gould-Wessen, Gloria - From: Denise Lathrop[DLathrop@desmoineswa.gov] RECEIVED Sent: Friday, May 30, 2008 12:15 PM CITY OF KENTi To: Gould-Wessen, Gloria NOV 2 2 2010 Cc: Mottram, Pamela LAND USE&P G BOARD Subject: Midway-more contact information EXHIBIT5���d plan FYI -- Today I received a call from Joe Wagenius regarding the Envision Midway project. His contact information is: 907 S 194th Street Des Moines, WA 98148 (253) 709-4909 joe.wagenius@withsylvan.com He read about the project in the Federal Way News (Mirror?). We talked for about 1/2 hour and h9re is a summary of his comments. ® A lot of crime from apartments on S 194th. Extension of SR-509 would remove the apartments and associated problems. ,—� ® Light rail should be located down SR-99 (elevated) in the center median; would provide a lot of visibility for businesses; would shorten line by 1/4 mile and cost less money compared to the extra distance to route along I-5. . When SR 509 is built, putting a truck stop at the interchange with Kent-Des Moines Rd would help take truck traffic off of I-5 and would also serve as a hub for trucks coming off of SR-516; should make SR-509 a truck route -- provides access to Duwamish, Seattle waterfront, Port and Harbor Island. ® In the long term would be good to bring money (investment) to area -- need more upscale family restaurants (closest are in DT Kent, Federal Way and Burien) and hotels in area. ® Suggested adding signage at SR-99/Kent DM Road with businesses listed to direct folks to downtown Des Moines and entice people to the waterfront. I told Joe I would e-mail him a PDF file of the visual displays we used at the open house and asked him to e-mail any other comments/suggestions he might have. Let me know if you have any questions on any of this. Denise E. Lathrop, AICP Planning Manager City of Des Moines 21630 11th Avenue S., Suite D Des Moines, WA 98198-6398 Phone: (206) 870-6563 E-mail: dlathrop@desmoineswa.gov 5/30/2008 108 This page intentionally left blank. Message EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Page 1 of 3 109 RECEIVEDU' CITY OF KENT Mottram, Pamelad'1 --- 2 2 '12) D-----�- --_-.- From: Gould-Wessen, Gloria LAND BITSE&P NG BOARD Sent: Thursday, July 03, 2008 10:32 AM ��e- To: Mottram, Pamela Subject: FW: Midway Stakeholders meetings& Seattle Highland Landfill property sales Please file -----Original Message--- From: steve rodriguegmailto:olympicforum2000@usa.net] Sent:Tuesday,July 01,2008 9:12 AM To: Wolters,Ben;steve rodrigues;Sean.McDonald@Seattle.Gov; Chuck.Clarke@Seattle.Gov Cc: Gould-Wessen,Gloria;Hanson,Kurt;Satterstrom,Fred;Anderson,Charlene;Hodgson,John;Pulliam,Julie Subject: RE: Midway Stakeholders meetings&Seattle Highland Landfill property sales Ben, It is good to be direct. We also have been adhering to all cities direct interests and our visions. We, only hope to help return the lands back to a useful shared vision for future generations to enjoy. And, I thank you and look forward to continued efforts together towards zoning and planning a great site that has great community values for our citizens within all the region. We only hope that our project can inspire our political representatives towards envisioning such a great Gardens and recreational amenities that can become the seeds of land uses within establishing your future development standards and land uses. Best regards, Steve Message EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Page 1 of 3 110 Mottram, Pamela RECEIVED From: Gould-Wessen, Gloria CITY OF KENT Sent: Thursday, July 03, 2008 10:32 AM To: Mottram, Pamela NOV 2 2 20�0 Subject: FW: Midway Stakeholders meetings& Seattle Highland Landfill property sales LAND USE"LNG BOARD J Y 9 9 p p Y EXHIBIT ' please file -----Original Message----- From: steve rodrigues [mailto:olympicforum2000@usa.net] Sent: Tuesday,July 01,2008 10:57 AM To: Wolters,Ben; Sean.McDonald@Seattle.Gov;Chuck.Clarke@Seattle.Gov Cc: Gould-Wessen,Gloria;Hanson,Kurt; Satterstrom,Fred;Anderson,Charlene;Hodgson,John;Pulliam,Julie; steve rodrigues Subject: RE: Midway Stakeholders meetings&Seattle Highland Landfill property sales Ben& Sean, I thank you for being direct. We understand that the City of Kent is now not interested in purchasing the Seattle Public Utilities (SPU)properties. And, I commend you for all the Midway stakeholders meetings. Please ask Gloria to officially add, Steve Rodrigues, to the Midway Stakeholders meetings future contact attendee list. We understand the City of Kent and SPU Landfill shared community interests, and we look forward to continued Midway Stakeholders meetings. We also look forward to future SPU RFP's or RFB's when the competitive opportunity and process arrises. But, I too want to be direct. We feel that it is not just the individuals attending your Stakeholders meetings that will provide all the necessary input towards a final 21 st century regional community goal of re-using the SPU landfill properties. We ask SPU to seek other private interests Via RFP's &RFB's simultaneously today. Therefore,we would like the City of Kent to allow SPU to consider seeking RFP's & RFB's simultaneously during and/or before the Midway planning and zoning committe meetings are final. After the RFP/RFB process is complete Midway Stakeholders and SPU shall allow mutually participate sharing decisions related to short listing the RFP's/RFB's to three top finalists. The RFP &RFB combined process could be Phased as necessary, and only needs to focus on the SPU potential developable properties that can be immediately sold to the private sector. We expressed this important comment at the last June Stakeholders meeting. We feel that seeking other developers private interests today, as well as, seeking public interests within the Midway land uses at this time is important. We feel that the Seattle Public Utilities, City of Kent, City of DeMoines, and all private stakeholders will be encouraged of this proposed process prior to finalizing your Midway Stakeholders visons and future land uses(including the surrounding land adjacent properties). We feel,today, that the time is right for SPU to seek a combined RFP's/RFB's by the SPU (Midway & Highland Landfill sites). We feel that implementing such a process can only help everyone to better succeed in identifying,planning, & zoning during our most difficult times of sharing seeds of tring to build a better community. Over 50 years ago the site became a landfill. Over 50 years ago has passed and we know that it was not the best plan for today. Today, we must ask you to better protect future best land uses and create all the right laws that will better protect our future developments of the landfills for the next 50 years to come and beyond. It is not too late to return it into a legendary community project together. Please get with your public representatives and consider our input at this 7/3/2008 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Message Page 2 of 3 111 RECEIVED time. CITY.OF KENT• Best regards, Steve N0-V"2 2 2010 LAND USE&PLNG BOARD EXHIBIT _- ------ Original Message ------ Received: Fri, 27 Jun 2008 02:51:04 PM MDT From: "Wolters, Ben" <BWolters@ci.kent.wa.us> To: "steve rodrigues" <olympicforum2000@usa.net>, <Sean.McDonald@Seattle.Gov>, <Chuck.Clarke@Seattle.Gov> Cc: "Gould-Wessen, Gloria" <GGould-Wessen@ci.kent.wa.us>, "Hanson, Kurt" <KHanson@ci.kent.wa.us>, "Satterstrom, Fred" <FSatterstrom@ci.kent.wa.us>, "Anderson, Charlene" <CAnderson@ci.kent.wa.us>, "Hodgson, John" <JHodgson@ci.kent.wa.us>, "Pulliam, Julie" <JPulliam@ci.kent.wa.us> Subject: RE: Midway Stakeholders meetings & Seattle Highland Landfill property sales Steve, I will let Sean update you on the status of Seattle Public Utilities' effort to prepare a portion of the Highland Landfill site for future redevelopment. As project manager, he has all the information. Regarding your hope that the City, of Kent may purchase Highland Landfill property that may become available for sale: I want to be clear with you that the City of Kent has no interest in purchasing Highland Landfill property for your development or any other development. Are goal is to work collaboratively with Seattle Public Utilities to prepare for sale any Highland Landfill property suitable for private development. This includes identifying zoning that is most appropriate for encouraging development of the property. Identifying the appropriate zoning is one of the key goals of the Midway sub area plan currently under discussion with the community. - My apologies for my directness, but I did not want you to suffer from any ambiguity about the city's interest concerning the Highland Landfill as you pursue your development plans. With regards, Ben Ben Wolters Economic Development Director City of Kent " 220-:Fourth Avenue South Kent, WA 98032-5895 Ph: 253-856-5703 Fax: 253-856-6700 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Page 1 of 1 112 Gould-Wessen, Gloria RECEIVED From: sieve rodrigues[olympicforum2000@usa.net] CITY OF KENT Sent: Friday, June 27, 2008 7:57 AM NOV 2 2 2010 To: Sean.McDonald @Seattle.Gov; Chuck.Clarke@Seattle.Gov LAND USEALPLNG BOARD Cc: Wolters, Ben; Gould-Wessen, Gloria; sieve rodrigues EXHIBILTL^,,..,, Subject: Midway Stakeholders meetings & Seattle Highland Landfill property sales 5dwid- 0Ian Please give to us a progress report regarding the status of the Highland Landfill land planning, land releases potentially becoming for sale, and I would like to request a meeting together with both Ben Wolters and Chuck Clarke within the month of August if possible. We have continued to work with City of Kent& Seattle in regards to attending the Midway Stakeholders meetings and the Highland landfill. It is our hopes that the City of Seattle release the Highland properties for sale. It is our hopes that the City of Kent purchase them and allow our Super Sporting Park& Gardens to become an alternative planning and zoning option while all Stakeholders review and envision the best uses of this site. Our proposal is now public. We have submitted copies to the City of Kent. We have submitted our team members to the City of Seattle with their letters of interest. We would like your continued reviews to recognize that our environmental and project team are all world class. We only want to plant this seed before it is too late for the lands to be used for such a great vision. Time is of the essence and we feel that if the City of Kent does not purchase all lands owned by the City of Seattle then we are ready to proceed with a level of acquistions related to our master plan submitted to the City of Kent. Our vision is a good seed that follows the sense of community and culture already envisioned within the hearts of the citizens within the City of Kent. A new sporting park and gardens will only enhance their accomplishments for the 21 st century. We would like the City of Seattle to release and sell to us all the Highland Landfill properties that can be considered released for sale to the private sector. And, we would like to purchase or work with the City of Seattle to purchase and use the footprint of the landfill for a future Gardens as shown on the master plan shared in the June 2008 Midway Stakeholders meeting. We can share our confidential financial banker information related to the necessary land purchases required at this time. But,this must considered a community public-private venture if it is to become a world class environmental and community shared project. We know that our project will guide the necessary planning of most of the Midway growth and developments in the future. Best regards, Steve .................................... 6/27/2008 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Page 1 of 3113 -Gould-Wessen, Gloria RECEIVED From: steve rodrigues[olympicforum2000@usa.net] CITY OF KENT Sent: Wednesday, June 18, 2008 12:42 PM NOV 2 2 2010 To: Gould-Wessen, Gloria; sieve rodrigues LAND USE&PLNGBOARD Cc: Mottram, Pamela EXHIBIT "5 Subject: RE: Midway and Kent Highlands meeting Gloria, I will attend this evening. I would like to get to you an aerial file of the Highland Landfill, so that, it can be loaded onto your computer presentation prior to the start of the meeting: The aerial file is too large to send via internet. I will need to copy it and bring to you a CD file. I also have a presentation of a whitewater river rafting element that I envision for the site, and an additional ruff draft of how it could configure onto the Highland Landfill properties. Please call me 277-0518 (local Kent number). Best regards, Steve ------ Original Message ------ Received: Thu, 07 Feb 2008 02:20:51 PM MST From: "Gould-Wessen, Gloria" <GGould-Wessen@ci.kent.wa.us> To: "steve rodrigues" <olympicf6rum2000@usa.net>:,. Subject: RE: Midway and Kent Highlands meeting Steve It was wonderful talking with you and I look forward to meeting you this coming Monday. As I promised,I have attached the packet for this Monday's meeting. See you there! Gloria Gloria G'ouff-Wessen AICT GIS Coordinator/Long Range Planner City of Kent-Planning Services Kent WA 98032-5895 mail: 220 Fourth Ave. S. location: 400 W. Gowe Phone: 253-856-5441 FAX: 253-856-6454 -----Original Message----- From: steve rodrigues [mailto:olympicforum2000@usa.net] Sent: Thursday,February 07,2008 10:43 AM To: PMottran@ci.kent.wa.us;Gould-Wessen,Gloria Cc: steve rodrigues; Sean.McDonald@Seattle.Gov Subject: Midway and Kent Highlands meeting We have been working with Sean McDonald, City of Seattle, regarding the future best uses for your City of Kent Highlands property. He has notified me of your special meeting on the 1 Ith. It is highly important for you to know that we have continued special interest within your defined landfill and adjacent City of Kent owned boundaries. We have a world class turnkey project team and family destination resort conceptual plan for this property. Although, we currently need to retain some level of confidentiality regarding our proprietary project 6/18/2008 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Page 2 of 3114 components and designs we are willing to share them within your meeting at this time. We feel that it is highly important for your communities to know what our future plans are for these sites. We feel if not given this opportunity that your planning will be too late. We have assembled the total turnkey project ownership, development, construction, and operating teams. Our project scope and team members can be presented to you at your meeting. Concepts can be shared within a short presentation for your future planning reviews among your respective community representatives. We understand that there are competitive laws, and we also understand that we can become a non- competitive exclusive type project that excludeds any and adheres to all WAC's and RCW's within the Cities and State laws that can allow us to proceed without violating any public competitive bidding laws. Our project is a community public -private world class and regional project. We will attend your first meeting on the 11th with hopes that we can present more than just give a public comment within your aggenda. Please allow us more than a standard 3 minute testimony. And, if so we can boot up and present a short power point presentation. And,we may want a few minutes allowed for any committe questions. Also, it may be interesting for your groups to see our teams websites. So, if your system was hooked up to the internet our presentation would be even more exciting. If you want any info prior to the meeting you may either contact Sean or myself to submit. There is already public info that was released to the city of Seattle. Please feel free to contact me if you have any questions. 1-253-277-0518. Best regards, Steve Rodrigues "It's the Water" LLC, PO Box 1475, Tacoma, WA. 98401 Tel.1-253-277-0518, email: olympicforum2000@usa.net. www.rodriguesenterprises.com. The information in this e-mail may be privileged, confidential and protected from disclosure. If you are not its intended recipient, any dissemination, distribution or copying is strictly prohibited. If you think you received this e-mail in error, please notify the sender by e-mail and delete the message and any attachments. RECEIVED CITY OF KENT NOV 2 2 2010 I.AN®us EXHIBIT > Attachment: 021108_Schedule.pdf >MIME Type: application/octet-stream > --------------------------------------------- > --------------------------------------------- > Attachment: 021108 Memo Final.pdf >MIME Type: application/octet-stream > --------------------------------------------- > --------------------------------------------- >Attachment: 021108_MissionGoals_AttachA.pdf >MIME Type: application/octet-stream > --------------------------------------------- > --------------------------------------------- >Attachment: 021108 HCC-maincampus_map.pdf 6/18/2008 Envision Midway EXHIBIT C ' LUPBpUBUCHEA�N�� 11�2d OBO p� � Of2 '~``~/ ~ 115 Gould-Wessen, Gloria From: K8adnoc Alex @ Tacoma AUaxN10 .conn Sent: Friday, August O1. 2OO 5:16PM To: Gould-VVeaoen Gloria. RECEIVED SwkKaot: RE: Envision Midway COY OF KENT NOV � � �M�� Thank you, G|oho. Here ianorneof the info vvediscussed. 'nv" ~~ ~~ ~~— LAND USE k?LNG BOARD Attached isLocey'o Woodland District Zoning code. EXHIBIT | will have to look for specific examples of retail incentive zones, but Wiki edi has some good info on the challenges cf mixed-use development, and a quick raad.: | think that Envision Midway can differentiate itself by avoiding some of the pitfalls ofnoixad'use zoning that have created difficult redevelopment environments }n other cities. The environmental contacts we discussed are through the Northwest Environmental Business Council \ Emery Bailey from ECOSG is the one | mentioned with the list ofking county brovvnDe|d sites. Kurt Ea,5thnuse is also a Qnagt resource. My opinion is that it is helpful to know which parcels are potential trouble spots, but ` its 6 Pandora's box. I do feel though that cities can facilitate the cleanup and redevelopment of contaminated sites by being proactive, subsidizing o|eonup, creating incentives for doing eo, and streamlining the review process with EPA. Ecology, etc. | look forward to talking again soon. Have o great weekend! Alex Alex k8orbnooI Business Development&Strategy 8� C8 Richard Ellis I Land Services Group -Gpecie|Asaete 1145 Broadway Plaza, Suite 10DO | Tacoma, VVA084O2 T25359600441F25359600591C2533778367 Please consider the environment before printing this email. This email may containinformation that is confidential n,attorney-client privileged and may constitute inside information The contents wmis email are intended only for the recipient(s)liste onve If you are not the intended recipient, are directed not m read,disclose,distribute m otherwise use this transmission.n you have received this email in error,please notify the sender immediately and delete the transmission.Delivery of this message is not intended to waive any applicable privileges. Gloria [mnai|to'GGou|d-VVeooen��d.k�nt.vva.us ~ . ''-___/ ^ . _] Sent: Friday, August O1, 2OO83:57PM TO: Madjnac, Alex @T000nna Subject: Envision Midway Hi Alex, Now I can thank you for taking time with me yesterday. I included your comments in our summary notes. Regards Gloria �G_'_ G-__ ..-_—''_~- 'G|qCoordinator/LongRongeP|onner City of Kent- Planning Services Kent VVA88032-b805 R/5/200Q � � Mixed-use development- Wikipedia, c0ieJWM%EUbBLIC HEARING 11/22/10 Page 1 of 5 RECEIVED 116 Mixed-use developmentCITY OF IGENT CITY NOV 2 2 2010 ENT From Wiki edia, the free encyclopedia LAID I & I_NG BOARD pEXHIBIT 2 Mixed-use development is the practice of allowing more than one type of � use in a building or set of buildings. In planning zone terms,this can mean I some combination of residential, commercial, industrial, office, institutional, or other land uses. The concept of"mixed-use" as a discrete zone is predicated on the relatively recent practice of single-use zoning wherein uses in all other parts of a community are widely separated by 1 k fiN. legislative mandate. Contents Mixed use residential and retail, ® 1 History pedestrian friendly street in Bitola, ® 2 Benefits Republic of Macedonia. ® 3 Drawbacks ® 4 Examples of traditional mixed-use ® 5 Examples of zoned mixed-use ® 6 See also ® 7 External links History Throughout most of human history, the majority of human settlements developed as mixed-use environments. Walking was the primary way that people and goods were moved about, sometimes assisted by animals such as horses or cattle. Most people dwelt in buildings that were places of work as well as domestic life, and made things or sold things from their own homes. Most buildings were not divided into discrete functions on a room by room basis, and most neighborhoods contained a diversity of uses, even if some districts developed a predominance of certain uses, such as metalworkers, or textiles or footwear due to the socio-economic benefits of propinquity. People lived at very high densities because the amount of space required for daily living and movement between different activities was determined by walkability and the scale of the human body. This was particularly true in cities, and the ground floor of buildings was often devoted to some sort of commercial or productive use, with living space upstairs. This historical mixed-used pattern of development declined during -- industrialisation in favor of large-scale separation of manufacturing and residences in single-function buildings. This period saw massive migrations of people from rural areas to cities drawn by work in factories and the associated businesses and bureaucracies that grew up around them. These influxes of new workers needed to be accommodated and many new urban districts arose at this time with domestic housing being their primary function. Thus began a separating out of land uses that previously had occurred in the same spaces. Furthermore, many factories produced substantial pollution of various kinds. Distance was required to minimize adverse impacts from noise, dirt, noxious fumes and dangerous substances. Even so, at this time, most industrialized cities were of a size that allowed people to walls between the different areas of the city. These factors were important in the push for Euclidian or single-use zoning premised on the compartmentalization of land uses into like functions and their spatial separation. In Europe, advocates of the Garden City Movement were http://en.wikipedia.org/wiki/Mixed-use—development 11/9/2010 Mixed-use development - Wikipedia,EY(HW6'neW6feE1UBLIC HEARING 11/22/10 Page 2 117 attempting to think through these issues and propose improved ways to plan cities based on zoning areas of land so that conflicts between land uses would Mixed residential and religious be minimized. Modernist architects such as Le Corbusier advocated radical building rethinking of the way cities were designed based on similar ideas, proposing plans for Paris such as the Plan Voisin, Ville Contemporaine and Ville Radieuse that involved demolishing the entire center of the city and replacing it with towers in a park-like setting, with industry carefully sited away from other uses. In the United States, another impetus for Euclidian zoning was the birth of the skyscraper. Fear of buildings blocking out the sun led many to call for zoning regulations, particularly in New York City. Zoning regulations, first put into place in 1916, not only called for limits on building heights, but eventually called for separations of uses. This was largely meant to keep people from living next to polluted industrial areas. This separation, however, was extended to commercial uses as well, setting the stage for the suburban style of life that is common in America today. This type of zoning was widely adopted by municipal zoning codes. With the advent of mass transit systems, but especially the private automobile and cheap oil, the ability to create dispersed, low-density cities where people could live very long distances from their workplaces, shopping centres and entertainment districts began in earnest. However, it has been the post-second World War dominance of the automobile and the decline in all other modes of urban transportation that has seen the extremes of these trends come to pass. In the 1920s, the U.S. National Zoning Enabling Act of 1923 and a series of National Subdivision and Planning acts in English-speaking countries first set forth standards and practices of single-use zoning to be adopted by every municipality, which soon became the standard for all post-World War II development. These laws enforced and codified standards for modern suburban design as it is known today, which have been exported to many other countries through planning professionals and transportation engineers. The resulting bills progressively included restrictions on alleyways, minimum road widths, restrictions on cross streets for major arteries, buffer zones between separate areas, and eliminating mixed-use in all new developments, resulting in a moratorium on traditional urban development which remains in place in most areas that are not specifically zoned as "mixed use" or "general urban development", a common term for grandfathered urban areas. In addition, some existing urban areas commonly cited as mixed-use have been rezoned in such a way that, if demolished, they could not be rebuilt as such; for example, post-flood redevelopment areas in the 18th-century city of New Orleans. Benefits i Throughout the late 20th century, it began to become apparent to many urban - - planners and other professionals that mixed-use development had many benefits y and should be promoted again. As American, British, Canadian and Australian cities deindustrialized, the need to separate residences from hazardous factories became less important. Completely separate zoning created isolated "islands" of each type of development. In most cases, the automobile had become a requirement for transportation between vast fields of residentially zoned housing and the separate commercial and office strips, creating issues of Automobile dependency. In 1961, Jane Jacobs' influential The Death and Life of RECEIVE© Great American Cities argued that a mixture of uses is vital and necessary for a CITY of KENT healthy urban area. NOV 2 2 2010 Zoning laws have been revised accordingly and increasingly attempt to address LANs USE RLNG BOARD these problems by using mixed-use zoning. A mixed use district will most EXHIBIT_ commonly be the "downtown" of a local community, ideally associated with public transit nodes in accordance with principles of Transit-oriented development (TOD) and New urbanism. Mixed use guidelines often result in residential buildings with streetfront commercial space. Retailers have the assurance that they will always have customers living right above and around them, while residents have the benefit of being able to walk a short distance to get groceries and household items, or see a movie. http://en.wikipedia.org/wiki/Mixed-use_development 11/9/2010 Mixed-use development- Wikipedia, g1yd-WU&cMBft131ABLIC HEARING 11/22/10 CITY F KENT 118 REC OEI VED Page 3 of 5 Drawbacks NOV 2 2 2010 LAND USE Elf HIBIT Mixed use development is often seen as too risky by many developers and lending institti ions USE success requires that the many different uses all remain in business. Most development throughout the mid to late 20th century in the United States was single-use, so many development and finance professionals see this as the safer and more acceptable means to provide construction and earn a profit. Christopher B. LeinbergerEatation needed] notes that there are 19 standard real estate product types that can obtain easy financing through real estate investment trusts. Each type, such as the office park and the strip mall, is designed for low density, single use zoning. Another issue is that short term discounted cash flow has become the standard way to measure the success of income-producing development,resulting in "disposable" suburban designs that make money in the short run but are not as successful in the mid to long term as walkable, mixed use environments. Mixed use commercial space is often seen as being best suited for retail and small office uses. This precludes its widespread adoption as the trend to ever- larger corporate and government employment accelerates. Mixed use residential buildings and neighbourhoods seldom offer single-family homes, thus are best suited to residents who prefer public amenities to private 4 space. The lack of backyards or other private outdoor space for children and fir; lea 4ai pets is anathema to some, particularly in some North American and Australian cultures. Street hierarchy and other traffic calming measures intended to serve such residential users may impede commercial traffic.[citation needed] Construction costs for mixed-use development currently exceed those for similar sized, single-use buildingsE,itation needed]. Challenges include fire separations, sound attenuation, ventilation, and egress. Leinberger explains, Good urban architecture costs upward of 50 percent more than typical suburban buildings. In urban areas, residents and and a higher quality of building, since you are businesses demand Mixed-use skyscraper walking past them, not driving by at 45 miles an hour with the buildings set back 150 feet. Additional costs arise from meeting the design needs: In some designs, the large, high-ceilinged, columnless lower floor for commercial uses may not be entirely compatible with the smaller scale of walled residential space above. Single use developments are commonplace at high, medium and low urban density, but low density mixed-use ones are rare. Thus, parking space requirements are likely to exceed those of low density residential development, and mixed use projects that are not sited close to public transit are likely to require a large number of parking spaces (often mandated by the same subdivision act requirements that restrict mixed-use) that may be difficult to finance. Note that this is equally true for any other higher-density development remote from public transport; however, compared to residential zones, this may be a drawback due to higher initial investment required that only amortizes over the medium and long-term. On the other hand, in denser areas, owning an automobile might be considered a luxury rather than a necessity, especially where there is good public transport. Therefore, others argue that mixed-use neighborhoods need less parking space and are more efficient, if the authorities do not require generous parking (see Donald C. Shoup, The High Cost of Free Parking). Manhattan is an example of unusually high density leading to relaxation of standards in this matter. Critics of traditional urban design maintain that modem consumers prefer big box retailers, arguing that most grocery shoppers today would prefer the convenience of weekly shopping, as opposed to picking up each day's food items from a number of local shops. It is however not clear whether this phenomena is the cause of attractive retailers or of zoning regulations that do not permit mixed-use development so that small shops are remote and, thus, inconvenient(see Jane Jacobs, The Death and Life of Great American Cities). Moreover, it may be argued that people prefer to shop with http://en.wikipedia.org/wiki/Mixed-use—development 11/9/2010 Mixed-use development - Wikipedia, MFNbTe%C)1dJWftffMBLIC HEARING 11/22/10 Page 4 0GQ retailers because, due to single-use zoning, the local availability of goods through convenience commercial is limited. Where authorities are lenient, as in Time Warner Center, a large supermarket can be included. Examples of traditional mixed.-use ■ Town planning (18-19c): Paris, France, Bath, England, Annapolis, Maryland,New Orleans, Louisiana ■ Town planning (China): the hutongs of Beijing and Shanghai associated with courtyard urban design ■ Partial (pre-war zoning): Manhattan,New York; parts of Los Angeles and other streetcar suburbs ■ Traditional (informal): Favelas, Rio De Janiero;North Boston, Massachusetts; Old City, Jerusalem ■ National Trust Main Street Program (U.S.) ■ Main Street Programs in the United States RECEIVE® CITY OF (CENT Examples of zoned mixed-use NOV 2 2 20`0 LAN B USE YLNG BOAR® ■ Bayshore Town Center ■ Country Club Plaza(1907) ■ Easton Town Center ■ HafenCity, Hamburg ■ Hercules, California ■ Newport on the Levee ■ Santana Row, California ■ Time Warner Center ■ Zona Rosa(Kansas City) See also ■ Activity centre ■ Automobile dependency ■ Edge city ■ Main Street ■ New Mobility Agenda ■ New Urbanism ■ Principles of Intelligent Urbanism ■ Smart Growth ■ Public Space ■ Single-use zoning ■ Sustainable development ■ Third Place ■ Transit-oriented development ■ Urban Design ■ Urban Sprawl External links ■ Urban Markets Strengthen, But Standard Real Estate Products Are Not Suited for Mixed-Use, Leinberger ■ The Option of Urbanism - Back to the future for Metro Vancouver, (video of lecture by Christopher B. Leinberger, April 2008) ■ Crenex.com, Online Real Estate Portal with extensive Finance, Development and Research data ■ Mixeduse Property Financing, Mixeduse.com; firm focused on financing on Mixeduse and Green Properties ■ Mixed Use Development Charleston ■ The Live/work Network, liveworknet.com; UK based live/work network for live/workers, developers,planners http://en.wikipedia.org/wiki/Mixed-use—development 11/9/2010 Mixed-use development- Wikipedia, W0-W&e"0ftR1ABLIC HEARING 11/22/10 RECEIVED Page 5 of 5 CITY OF KENT 120 and legislators K10V 2 2 20'10 ® Sustainable Urban Development Resource Guide LAND USE& NG BOARD Retrieved from "http://en.wikipedia.org/wiki/Mixed-use_development" EXHIBI� Categories: Urban studies and planning I Sustainable development I Sustainable transport ) Urban design I Commercial real estate I Residential real estate I Zoning ® This page was last modified on 12 October 2010 at 19:23. ® Text is available under the Creative Commons Attribution-ShareAlike License; additional terms may apply. See Terms of Use for details. Wikipedia® is a registered trademark of the Wikimedia Foundation, Inc., a non-profit organization. http://en.wikipedia.org/wiki/Mixed-use—development 11/9/2010 Message EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Page 1 of 2 121 Mottram, Pamela From: Gould-Wessen, Gloria RECEIVED Sent: Friday, September 19, 2008 4:50 PM CITY OF KENT To: Mottram, Pamela NOV 2 2 2010 Subject: FW: Envision Midway packet LAND USE&PLNG BOARD EJCG-6B�9T Pam.....Please file. Thanks Sa))#W P10A -----Original Message----- From: Gould-Wessen,Gloria Sent: Friday,September 19,2008 4:49 PM To: 'Rick Perez' Cc: Cary Roe;Greg Fewins;'dbrewer@desmoineswa.gov';Mullen, Steve; Satterstrom,Fred;Anderson,Charlene;'Denise Lathrop-Des Moines' Subject: RE: Envision Midway packet Dear Rick, I want to thank you for your comments concerning possible light rail station locations and conceptual cross-sections of possible rail alignments along SR-99, 30th Ave S, and I-5. These proposals were part of a larger packet recently distributed to the Envision Midway Stakeholders Committee in preparation for their September 24th meeting. )You are correct; Sound Transit has referred to extending Sound Transit 2 Link Light Rail Transit (LRT) from South 200th Street to Kent-Des Moines Road via SR-99 as a 'representative alignment'. The Sound Transit document staff used was intended for cost estimates from a 'prototypical alignment and representative transit stations' where it states up front that it 'does not presume a preferred alignment'. I will make that clear in my presentation at the Stakeholders Committee meeting on September 24th and change the wording on future documents to reflect that nuance. I hope that you or Greg Fewins of Community Development will be able to attend the September 24th Stakeholders Committee meeting. The participants will form smaller groups to discuss the merits of the proposed land use scenario and the possible light rail stations. The intent of this meeting is to further refine the alternatives. If neither of you will be able to attend, your recent written comments will be summarized with those garnered from the Stakeholders meeting and placed on the projects website www.Envision Midway com. We appreciate your observations and critique of the possible transit station locations and alignments, ensuring we are aware of Federal Way City Council's support for an I-5 alignment through Federal Way. Sincerely, Gloria Gould-WessenAIOP GIS Coordinator/Long Range Planner City of Kent- Planning Services Kent WA 98032-5895 mail: 220 Fourth Ave. S. )cation: 400 W. Gowe Phone: 253-856-5441 FAX: 253-856-6454 9/19/2008 Message EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 Page 2 of 2 122 RECEIVED -----Original Message----- CITY OF KENT From: Rick Perez [mailto:Rick.Perez@cityoffederalway.com] Sent: Wednesday, September 17, 2008 10:00 PM NOV 2 2 20'10 To: Gould-Wessen, Gloria; 'd lath rop@desmoineswa.gov' LAN®USE .PLNG BOARD Cc: Cary Roe; Greg Fewins; 'dbrewer@desmoineswa.gov'; Mullen, Steve EXHIBIT Subject: Envision Midway packet 5&y� p'awl Thank you for keeping the City of Federal Way informed as to development of this sub-area plan. Unfortunately, our staff resource issues continue to inhibit our ability to participate in a more meaningful manner. However, having reviewed the packet, I felt compelled to comment on a few points that are key to Federal Way's interests. The characterization of SR 99 being Sound Transit's preferred route of light rail is not correct. Sound Transit has been careful to characterize it as an example alignment assumed for estimation purposes only. Furthermore, after considering the proposed station spacing, impacts of the disruption caused by construction in the recently reconstructed SR 99 corridor, and noise impacts on residential uses adjacent to the SR 99 corridor, Federal Way City Council has gone on record as supporting an 1-5 alignment through Federal Way. This complicates the ability to transition to an SR 99 alignment in Kent and Des Moines. Along the same vein, Federal Way would not be supportive of any at-grade light-rail alignment. Given the spacing of station locations assumed by Sound Transit, this segment of light rail would serve as a regional, not local, transit service. As such, the relatively low speeds required by an at-grade alignment would be counter-productive to serving regional transit trips, and would ultimately lower ridership. Given that Metro will be providing a very high level of service on SR 99 with implementation of BRT, it would be wasteful to have light rail attempt to serve the same travel demand market. Therefore, light rail in south King County must be grade-separated, as Sound Transit has assumed, to minimize regional travel times. Finally, it is quite disconcerting, after 12 years (with 3 more years to go) of implementing the SR 99 Redevelopment Study in coordination with WSDOT, King County, and the cities of Tukwila, SeaTac, Des Moines, Kent, and Federal Way, with its amalgam of federal, state, regional, and local funding sources, to see a graphic depicting the HOV lanes being removed. At the very least, you must acknowledge that it is counter-productive to Metro's implementation of BRT, even if you choose to not acknowledge its contribution to local and regional mobility. I understand that to be implementable, a plan must develop a compelling vision. A plan that fails to consider the value of existing investments and investments planned by others would certainly be handicapped in achieving its vision. I offer these comments as constructive criticism, and hope that you will take them into consideration as you move forward to develop a plan that is visionary and implementable. Sincerely, Rick Perez, P.E. City Traffic Engineer City of Federal Way j 33325 8th Ave S PO Box 9718 Federal Way WA 98063 Phone 253-835-2740 Fax 253-835-2709 rick.perez@cityoffederalway.com 9/19/2008 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 123 PUBLIC WORKS TRANSPORTATION ENGINEERING Stephen G. Mullen, P.E. Transportation Engineering Manager 400 West Gowe ® Kent, WA 98032 KENT Fax: 253-856-6500 WASHINGTON PHONE: 253-856-5500 April 17, 2009 RECEIVED CITY OF KENT Dan Brewer, PE NOV 2 2 2MO Assistant Planning, Building & Public Works Director Transportation and Engineering LAND USE� LNG BOARD City of Des Moines EXHIBIT-==,-- 21650 11th Avenue South 5'&,k Des Moines, WA 98198 RE: City of Des Moines 2009 Comprehensive Transportation Plan LAU09-007 Optional DNS Dear Mr. Beier: f., I've had an opportunity to review the City of Des Moines 2009 Comprehensive Transportation Plan and would like to extend congratulations on a job well done:'The document is easy to use. I could find what I was looking for each time I picked it up. The layout is attractive, practical and logical. The content is complete and well written. I also attended your Open House event at City Hall on March 31" and thought the layout of display materials was well done and the staff on hand were more than happy to answer all of my questions. There are only a couple of small concerns that I would like to bring to your attention. These are not criticisms exactly but more aptly labeled as concerns. In your future street recommendations, you recommend a grade separated overpass of I-5 at South 240th Street in Kent. I realize that this suggestion was made at an Envision Midway planning meeting but having a vision of something and actually recommending it in a Transportation Plan are two different things. I must"tell you that an overpass of Interstate 5 at South 240th Street is not likely to happen in our lifetimes and certainly not by the year 2030 which is the planning horizon of your Comprehensive Transportation Plan. It is not in the City of Kent Transportation Master Plan or any other transportation planning documents in Kent. I would be happy to speak with you further about some of the reasons that this project would not be feasible. Next, your plan recommends a grade separation of 30th Avenue South over Kent-Des Moines Road for connection between the Pacific Ridge and Midway neighborhoods. This project is also not in any Kent transportation documents and is not likely to happen unless a developer pays for it entirely. (n In Table 4-14, Recommended Street System Improvements, there are two City of Kent projects listed under Safety and Operations. a The first project which is at Pacific Highway South and South 240th Street calls for adding dual _1� left turns for the eastbound approach and revising the signal phasing. While it is obvious that this project would facilitate the emptying out of the Highline Community College parking lot in 0 MAYOR SUZETTE COOKE City of Kent Public Works Department Larry R. Blanchard, Public Works Director 124 This page intentionally left blank. EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 t'� Z d, � �v 125 Gould-Wessen, Gloria From: Mike McMahon [mmcmahon@cvgseattle.com] Sent: Thursday, December 24, 2009 4:14 PM To: Gould-Wessen, Gloria Subject: ? `RE: Envision Midway % � Gloria, _ �� who are Planning services and how were they involved with he p an�that called for my parcel to be rezoned from MHP to commerial? ,-„ � �e- GWY M-J- Mike Mike McMahon, MAI Columbia valuation Group, Inc.-Seattle 206-200-1103 --- ��"Uz l�n G�3lc. c a.dc.►. RECEIVED CITY OF (CENT --original message----- From: Gould-Wessen, Gloria [mailto:GGould-Wessen@ci .kent.wa.us] NOV 2 2 2010 sent: Thursday, December 24, 2009 2:03 PM TO: Mike McMahon LAND USE&'ELNG BOARD subject: RE: Envision Midway FEENHIRIT I understand your disappointment Mike. I will be in next week and we can talk about what your options are and where you can go from here. Gloria Gloria Gould-Wessen AICP GIs Coordinator/Long Range Planner City of Kent - Planning Services Kent WA 98032-5895 mail : 220 Fourth Ave. S. location: 400 W. Gowe Phone: 253-856-5441 FAX: 253-856-6454 ---original message----- From: Mike McMahon [mailto:mmcmahon@cvgseattle.com] Sent: Thursday, December 24, 2009 12:27 PM To: Gould-wessen, Gloria Subject: RE: Envision Midway Thanks Gloria, I will call you next week. That recommendation pretty much defeats the whole purpose of my involement in the study over the last 2 years and is a huge dissappointment to say the least. Mi ke Mike McMahon, MAI Columbia valuation Group, Inc.-Seattle 206-200-1103 ---original message----- From: Gould-wessen, Gloria [mailto:GGould-wessen@ci .kent.wa.us] sent: Thursday, December 24, 2009 12:21 PM To: Mike McMahon Cc: Anderson, Charlene; Mottram, Pamela subject: RE: Envision Midway Hi Mike, 1 EXHIBIT C ' LUPB PUBLIC HEARING 11/22/10 126 ' My apologies n ot ��i back � I was out on vacation the first of the getting ac o you sooner. ' month and I've been playing catch-up since my return. In response to your email , I will be creating a new Midway Study Area map for the final midway subarea Plan that includes your property and excludes the City of Des Moines' If you have the chance to leaf through the midway Design Guidelines located at the Land Use & Planning Board (LU&PB) portion of the city`s webaite you will find those maps are correct. There is a lot to do before the Draft midway Subarea Plan is ready for the LU8PB's final public hearing anticipated for early 20I0, correcting the Midway study Area map will be part of the final draft document. Another important matter I believe you will be interested in is the status of your tax l #Z822049OO2 i relationship to �h� midway Subarea Plan parcel n p _-' . At this time, Planning Services will not be recommending a zoning h to any mobile Home Park (MHP) designations within the midway study Area and only the P land use map designations located in the proposed new Transit Oriented community (TO[}land use designation will be recommended for change to TO[. I believe you were interested in changing the aforementioned property located off 5 260th to a commercial ([} land use designation and General commercial (G[) zoning district designation. At this time, our recommendation will be to retain the MHP zoning and land use designations for #2822049002. I'm sure you would like to discuss this matter further. Please give me a call anytime and we can talk or meet at your convenience. Regards Gloria Gloria Gould-Wessen AI[P GIs coordinator/Long Range Planner city of Kent - Planning Services Kent W4 98032-5895 mail : 220 Fourth Ave. S. location: 400W. Gmwe Phone: 253-856-544I FAX; 253-855-6454 � -----Original message----- FrVm: Mike McMahon mailto:mmcmahon0cvgseattla.coml | sent: Monday, December 07, 2009 2:34 PM | To: Gould-Wessen, Gloria subject: Envision midway � � Gloria, � � I'm still concerned that the subarea map in the draft is still not the final subarea map that was approved. mike Mike McMahon' MAI Columbia valuation Group, Inc.-Seattle � 306-200-1I03 Z � / EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 127 Washington State Strategic Planning&Programming Department off Transportation Urban Planning Office Pawls J. Hammond, P.E. RECEIVED � � Se Second Avenue South,Suite 300 Secretary of Transportation Seattle,WA 98104 206-464-1260/Fax 206-464-1286 TTY: 388 MAR 0 3 2010 www 1sdot.wa.g v www.wsdot.wa.gov March 1,2010 CITY OF KENT RECEIVE® PLANNING SERVICES CITY OF KENT NOV 2 2 204 Ms. Gloria Gould-Wessen,AICP LAND USE& NG BOAR® GIS Coordinator/Long-Range Planner EXHIBIT City of Kent Planning Services 400 W Gowe Kent, WA 98032 Dear Ms. Gould-Wessen: Re: 2009 Amendment to the Kent Comprehensive Plan,Department of Commerce Tracking ID #15175 The Washington State Department of Transportation(WSDOT)has received the City's 2009 Comprehensive Plan draft amendments concerning the Midway Subarea Plan. We appreciate the opportunity to provide comments on the amendments and request that the City consider making these changes before adopting the amendment.Per your discussion with our office,the comments are minor and consist of adding some standard language regarding the need to work with WSDOT on improvements that involve WSDOT facilities.The comments are as follows: ® Visioning Process: The SR-99 station option represented one that Sound Transit considered for budgeting purposes. Their rail alignment was located along the west side of SR-99 as an elevated structure, with the Highline Community College Station supported by a 500-stall parking structure and a new traffic signal for pedestrians to cross SR-99 safely. We understand from conversations with King County Metro that Kent is intending to install a signal at this location. Please coordinate any plans for signalization on SR 99 with WSDOT Traffic.The NW Traffic contact is Rick Roberts. He can be reached at 206-440-4352 or by email at RoberRi@wsdot.wa.gov. a Transportation,Policy MT-1.2: "Consider a bridge to connect the West Hill single- family neighborhood east of I-5 to the Transit Oriented Community located near South 240th St."This project will require pre-coordination with both WSDOT and FHWA. Limited access breaks on interstate facilities require FHWA approval.If the bridge connects two local(city or county)streets and is mostly for the benefit of the city/county transportation system,the bridge will be owned and maintained by Kent. Since it will involve improvements within and over WSDOT facilities,the proposed bridge will require an airspace lease agreement and break in limited access with WSDOT Access and Hearing Group,who will coordinate with the FHWA. The contact person for this group is Steve Chestnut. He can be reached at 360-705-7252 or ChestnS@wsdot.wa.gov. WSDOT Developer Services will also need to determine any impacts of the structure to the facility such as ITS,geo-tech, drainage,or shoulder widths;the office will provide more specifics once the exact location is known. The contact person for Developer Services is Felix Palisoc. He can be reached at 206-440-4713 or by e-mail at PalisoF@wsdot.wa.gov. EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 �h �- Pq Z Ms. Gould-Wessen March 2, 2010 Page 2 ® Transportation,Policy MT-1.5: "Identify and, where feasible, connect local and regional bicycle and pedestrian trails to the designated Transit Oriented Communities." Limited access breaks and airspace leases may be required for improvements to trail crossings at state routes and ramps.Please coordinate with Developer Services. ® Transportation,Policy MT-2.3: "Provide safe mid-blockpedestrian crossings on internal streets when urban block sizes exceed 600 linear feet and through-block passages every 400 linear feet for pedestrian connectivity to public amenities within the designated Transit Oriented Communities."The term"internal streets" is not defined. Please provide language to exclude state facilities such as SR 99 and SR 516 if that is the intent. If the intent is to include state facilities in this policy,please add language that coordination with, and approval by, WSDOT Traffic will be required. ® Transportation,Policy MT-3.2: "Work with Sound Transit to provide an elevated crossing over SR-99 at the proposed light rail station near Highline Community College." Improvements proposed within or over WSDOT facilities must be approved by and coordinated with WSDOT Developer Services.Please note that if the bridge connects two local streets and is mostly for the benefit of the city/county transportation system,the bridge will be owned and maintained by Kent. ® Transportation,Policy MT-3.5: "Work with transit agencies and private entities to ensure communities, businesses, and park&ride facilities located outside of the one-half mile radius around the future light rail stations are connected to the high capacity transit system." Please coordinate the development of any new park-and-ride facilities with WSDOT Traffic to provide WSDOT the opportunity to review traffic impacts and mitigation. Again,thank you for the opportunity to review the City of Kent's 2009 draft Comprehensive Plan amendment.Please contact Leah Bolotin at 206-464-1264 or at BolotiL@wsdot.wa.gov if you have questions about these comments or require further information. Sincerely, Chris R.Picard Manager,Urban Planning Office cc: Felix Palisoc,WSDOT NWR Rick Roberts, WSDOT NWR Steve Chestnut,HQ Highway Access Bill Wiebe,WSDOT TPO Leah Bolotin, WSDOT UPO David Andersen, COM Rocky Piro,PSRC EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 RECEIVED of s<E Nr 129 NOV 2 2 2010 LAND USE& LNG BOARD Anderson, Charlene EXHIBIT From: Kriedt, Gary[Gary.Kriedt@kingcounty.gov] Sent: Thursday, March 04,2010 3:12 PM To: Anderson, Charlene Subject: KC Metro Transit Comments on Midway Subarea Plan DS/Scoping Hi--King County Metro Transit staff reviewed the Midway Subarea Plan DS/Scoping document and we have the following comments. The analysis should address the following questions related to proposal's potential impact to transit: (1)What changes to local streets and circulation are assumed to support the desired densities? (2)What impacts from changes in circulation are projected to Highway 99 South? How will the operation of Highway 99 South be affected? (3) How will the changes to local streets and circulation affect access to transit?(both future bus and rail) (4)What will be the impacts on mode split of future alternative development patterns? 5 What will be the relationship of future development patterns east of Highway 99 for future development at the Highline Community College campus? (i.e., what is the relationship between the college's master plan and the proposed comp plan changes?) Thank you for the opportunity to comment on this proposal. Gary Kriedt, Senior Environmental Planner Metro Transit 201 South Jackson St.,MS KSC•TR-0431 Seattle,WA 98104.3856 (206)684-1166 fax:(206)-684-1900 aary.kriedtPkingcounty.uov 1 130 This page intentionally left blank. EXHIBIT C - LUPB PUBLIC HEARINGRtWWO CITY OF KENO' 131 Submitted by Bob McOmber NOV 2 2 20`10 April 26', 2010 Address: 26448 Pacific Highway South LAND USE&P NG BOARD EXHIBIT Subject of talk: When is a Wetland not a Wetland? My family and I have owned the two and a quarter acres of property for sixty one years. I currently live in the house on the property and hope to continue to for another seventeen years. My concern is about the future of my property (parcel # 7682800060) and the four properties north of mine. The five properties have been listed in the Midway Subarea Development Plan as being totally developable commercially in spite of the fact that 93% [ 1 acre / 14.34 acres ] of the combined properties are undevelopable due to the existing wetland and required buffer. Even the 1995 King County Assessors' map still shows the five properties as being completely developable. Quickly a brief description and history of the McSorley Creek wetlands. The north wetland is mostly in the city of Des Moines beginning next to Parkside Elementary School and extending southward past the Marcus Whitman Church. The most southern edge ends in the Salt Air Hills neighborhood of Kent. The south wetland is located between 260t' and 272"d to the south. With the exception of four wedge shape extensions the wetland lies between Highway 99 and Interstate 5. The wetland has been classified at the higher rating as a Category I Wetland according to the Western Washington State Wetland Rating System. The system uses a scoring system giving values for different types of vegetation, animal habitat, topography of the land and water filtering abilities. The final score determines category number and amount of buffer required. The City of Kent's 2005 and 2006 code currently requires a 125' to 150' buffer. (KCC 11.06.600) Also there is an additional required setback from buffer's edge of fifteen feet for buildings and any use of pressure treated wood. (KCC 11.06.600 sect. J The wetland was severely damaged in 1983 when the Midway sewer line was put in. Water containing Glacier silt was pumped from the trench and allowed to seep into wetland area killing all the large fir trees and most of the shrubbery. The only large trees to survive are Red Alder and Black Cottonwood. October 1995 King County (Marilyn E. Cox, Chief of SEPA section of King County Environmental Division) surveyed my south neighbor's property and put up ribbons marking the wetland. The survey extended half way onto my property and was the first time I was fully aware of where the actual edge of the wetland was. The other half of my property was posted with ribbons showing the wetland boundary when my northern neighbor had his survey done in 2005. I had my own wetland survey done as required for a building permit in September 2009. Now for the good and bad qualities of wetlands: The wetland serves the general public as: 1.) Flood Control of McSorley Creek by storing and slowly releasing water. I know of only once in the last twenty years that Salt Water Park was severely damaged by flooding from the creek. RECEIVED CITY OF KENT i APR 2 6 2010 LAND USE&PLNG BOARD EXHIBIT EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 132 2.) Water Quality, McSorley Creek is considered a Salmon bearing creek because the first half mile has sand and gravel for fish to spawn. (biofiltration of sediment and pollution) 3.) Wildlife Habitat provides birds and other animals shelter and forage. RECEIVED 4.) Possible future use as a Wetland Park with trails? CITY OF KENT NOV 2 2 204 All the bad qualities seemed to be against the property owner of a wetland. LAND USE&PL G BOARD If you want to do any development requiring a Building Permit then you musfE es°B°T�/,► First do a Wetland Survey, in this case $4,845.75 (KCC 11.06.590) Second need to put up the required fence and signs; add $559.41 (KCC 11.06.630) Thirdly, you must either sign a permanent easement or track the property to either the county or the City of Kent. With the easement I would still own the property and would still be taxed on it. What angers me the most is that I am being forced to give up 7/9ths of my property with no compensation after my family and I have paid high taxes on it for sixty one years. (KCC 11.06.640) The Envision Midway meeting November 12th 2008 had a zoning proposal map showing the five properties shown in dark green with black dots. The legend of the map defining the different areas but did not label what the color designation stood for the five properties, so I asked the city planner. She replied that the long term plan for the properties was for a possible wetland park. At the March 8t" meeting the map labeled as Option #1 of the Land Plan has the five properties shown as Commercial. The Midway Subarea Development Plan is suppose to be the long term planning for the area and is being used to set zoning codes which will control future development. I personally feel that the City of Kent needs to slow down and take the time to correctly do the right thing and address this zoning problem for the wetlands. To the question "When is a Wetland not a Wetland?" The apparent answer seems to be at the time for zoning and tax purposes the wetland simply doesn't exist. Thank You for allowing me to present this to the council. Last zoning of property done by King County in 1995 Woodmont area annexed into City of Kent July lst, 1997 NORTH 360 3 5 5 O B716 RECEIVED CITY OF KENT E 81l 812 81 614 APR 2 6 2010 3 6 3 7 3 8 1 8 8 t 7 6 1 8 1 8 4 3 LAND USE&PLNG BOARD j EXHIBIT 374 G2,0 621 622 623 648 649 6 375 24 6 5 2 627 654 655 56 tt.I.wA hlap S-6:-:,,A•N. 828 629 83D 661 2 J L E G E N D '"�.o T ;11 I I' 3 - KENT J•—•---' KENT CITY LIMITS . - J ,� �`, /°�•,=r•I' •%"" I '}i� \�j`._...--- ------- QTRSECTION LINES PROFERTY LINES — — HYDRO FEATURES _13Q BETLAND n/Relerenee-) O� Y ,' s•, ram. `�rr'{L..---""'". *cm ( !� I. ' R> %ai,,, s r o i e e i°i m e r a r i°. .g G '�'i'G'' ."rr °,.,xk '` 1. I - ?I ,•796 P/°1°t,°PAr ,o_ �I ` t` � l!.^t� D ..,, -- ' ,1 , ..�!\`... �.•� t trvtt. rit t:�. 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' i, 1\ � 1 xt _ I I i I y 1-!'"l- c�.-"-`�� -r•� ,� ,l4�� r I; r r� 1 � ( ,�2 � , i I { 1 Vk 5-11 i� -',� t S' S It { � � a\-: �;' /—�•'� " - �,•.•'- ��;' >aal , .- :tJ,l ...{�^'" �1 fin. �'i• t �•..:'�-----,;y'—", •Jr..�', j��+.�5�°�, f� �f�1 L � ,1 s� .}r�Y � i•Ity.r s+''! .J-t' �f` ""'1>>^. T J 77��]" `tl� � I -_. i��, - f5 � 1, tJ {x J Uq....p ..:^.,•.=' } ,.. ! r a � 'ai• yyir yJ Fl$� 1� 1� ' r '\\`f� ..° ,'�,1 � I I I t �' -.._,Yt...J Jl.�•.. { ,:, sir `t`1,S Z1 56i � '0 :1. ` +.' '' ..1 {y 7 dli� ml�! h..r t�.h••,�1 1t:�/1 j I' 's '1^j�-j�'�' _:'."-�� ( �_ ..... ' -r� t " '\ ,r+t ��.0 Ham,.. �"�. "-� r41 :��� Jrr'�x` V � .•yl� I} j 71 'Il � �kJ�1=�- '�• �.� 1 4 ~' \� F "r-�1 5 a�t' ! �hz >'I g I��,\ r. ;/6y69,$S�� 1 ''1.,/ I �{ , , 11296 v ' ilYi `\�\� 5 tViVf1l�J 11f{ Jet �-sea . x ass \\ CITY OF KENT .•-•� "it t /' ,� 'I 11 71' ~`� \ Ektl{'tJ5E P NG109ARD' ` �, 1 '� '�1 $ t \ / •\� ly / ( I '. \ RECEII! + + `tt 4 PRY OF K SIT 1 t Y. (( {� 11 ') 5 \\ IAh Z U 1 10 - -- 1 I p >C3LAND U E � � XHIBiT� �... 1 ,ri - ,�_ _..� _ •1 T „ --�.,366 ' •� " .--•i'i 4 s2�iSz Yam.. 1~1 'H'The boundaries shown an this map are approximate and are not intended to •�r}F•-'�^-�'.�_�t `,�' L': .�' ° ��t •1 'I represent jurisdictional wedand boundaries. 'p ('\'�y'''l\� 1 Fr:+l -...-- \.-.+_''�]1 __""•....__.. Additional wationd areas may exist Which \ •'rt!L.••_-,- f° -'�+,r +••"' �b-'',��\1• �_..-•"• do not apppear on this map.The field mob'�.` M \ •\ J fr.° assessments for thic inventory wore mode r• w t p!+ t,� in April 2001.For further information on --•-' --�"' q,I � \ 1 J 1. A L L' the Inventory please contact the City of t Kent Engineering Department .3661'Li 8 134 This page intentionally left blank. EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 135 Moftram, Pamela From: Gould-Wessen, Gloria R`CEWED Sent: Friday, July 09, 2010 11:19 AM CITY OF KENT To: 'Melvin Roberts' Cc: Anderson, Charlene; Mottram, Pamela NOV 2 2 204 Subject: RE: KBAB comments on,Envision Midway LAVA®USE&?J.i\1G BOARD EXHIBIT--a_ Thank you Mel! I will make sure it becomes an exhibit at the LUPB future public hearing on the Midway Subarea Plan. Gloria Gould-Wessen, AICP, GIS Coordinator/Planner Planning Services I Economic&Community Development 400 West Gowe, Kent, WA 98032 Direct 253-856-5441 1 Main 253-856-5454 www.ci.kent.wa.us/planning PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING THIS E-MAIL From: Melvin Roberts [mailto:mel@cyclekent.com] Sent: Friday, July 09, 2010 11:16 AM To: Cooke, Suzette; Anderson, Charlene; Gould-Wessen, Gloria; Tony Piasecki; Wolters, Ben Cc: LaPorte,Tim; Mullen, Steve; Denise Lathrop; Ben Atkinson; Sam Hartt; John Bailo; Tessa Greegor; David Hiller; Robin Mayhew; Mooney, Cathy Subject: KBAB comments on Envision Midway Mayor Cooke, Enclosed is the document prepared by the Kent Bicycle Adisory Board members after reviewing the Midway Action Plan. It contains comments and recommendations for the Envision Midway Area. This letter is being send to people with a stake in planning the bicycle facilities that are needed in Midway. Sincerely, Mel Roberts Chairman, Kent Bicycle advisory Board 425-417-8931 cell i EXHIBIT C ' LUPB PUBLIC HEARING 11/22/10 136 Moftra0M Pamela From: Gould-VVeaeen. G|ohm Sent: Thursday, June 17. 2O1O7:33AK8 To: .[Na|vin RobertnITYOFKENT Cc'` 'Ben Atkinson; Sam Hartt; John Boi|o NOV � � �n1Q Subject: RE: Envision Midway /vwv ^° ^° �v.� LAND USE& NG BOARD EXHIBIT— Thank you for the update Mel. As you know, P|aOO|Og Services plans to bring before the Land Use Ok Planning Board in public hearing the Midway Subarea Plan, and associated Design Guidelines and Development Regulations July 26th. The packet will be compiled for the printer 7/13 and going out tnthe [Oe[DbeB 7/16. � KBAB's comments are substantial, and to be thoughtfully considered by the Board, I suggest you have them to us by 7/13. AS you know, Iam always available if you have any questions. Regards, Gloria Gloria Gould-Wemsen, AICIP/ GIsC000zina8nn49unnor Planning Services | Economic&Community Development 400 VVestGowe, Kent, VVA98032 KENT Direct 253 856 5441 | Main 253 856 5454 xvvvm/.ci.hont.wa'us/Plan ninm pa*ss CONSIDER THE ENVIRONMENT BEFORE PRINTING THIS E-MAIL From: Melvin Roberts [nlm|Ko:me .conl] Wednesday, June 16, 2O1O11,13PM To: Gould-Wessen, Gloria Cc: Ben Atkinson; Sam Hartt/ ]ohn Bo||o ' � Subject: Envision Midway � KBAB comments Oo Envision Mid 'Midway to the members for comments. � I hope to send you the update soon. � Mel ` 1 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 137 R CEiVED CITY OF KENT NOV 2 2 2010 To Suzette Cooke, Mayor,City of Kent LAND USE�t° Nara B®AR® Charlene Anderson, AICP, Planning Manager, Kent EMHIBITL, ..___ Gloria Gould-Wessen, Planner, Kent Tony Piasecki,City Manager, Des Moines,WA From Kent Bicycle Advisory Board Mel Roberts, Chairman Date June 28, 2010 Subject Envision Midway Action Plan The members of the Kent Bicycle Advisory Board (KBAB)have reviewed the draft of the "Envision Midway Action Plan" presented at the Land Use and Planning Board Workshop September 14,2009. During May 2010 members conducted automobile and bicycle field trips to the Midway area. We have prepared and attached a document with our comments on the plan. The number of residents that will be living in the area and the number of commuters that will utilize light rail combine to demonstrate that addition bicycle facilities are essential. A discussion of current facilities and recommendations are in the document transmitted with this letter. We encourage all readers to complete the Executive summary. The maps of cycling facilities will need examination by planning and engineering personnel.The very detailed street by street data will be used for project planning. Sincerely Mel Roberts KBAB Chairman E-Cc: Tim LaPorte, Director of Public Works, Kent Ben Wolters, Director Economic&Community Development, Kent Steve Mullen,Traffic Engineering, Kent Denise Lathrop, Planner, Des Moines KBAB members, Tessa Greegor,Cascade Bicycle Club David Hiller,Cascade Bicycle Club Robin Mayhew, PSRC, Bike and Pedestrian Board 138 This page intentionally left blank. EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 139 R`CEiVED CITY OF KENT NOV 2 2 20,10 LAND USE 4 PLNG BOARD EXHIBIT Kent Bicycle Advisory Board Comments on the Envision i a c i n Plan Prepared by: Mel Roberts Dr.Sam Hartt John Bailo Ben Atkinson Bill Millers; June 28, 2010 This document is available from Mel Roberts,Kent Bicycle Advisory Board: Bicycling-KBAB/EnvisionM idway/KBAB-Com men tsOnEnvisionM idway-Fi nal-v17Ju ne282010xp.pdf KBAB on Envision Midway June 28,2010 Page 1 of 27 KBAB on Envision Midway June 28, 2010 Page 1 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 140 Table of Contents Item Page Cover Page 1 Table of Contents 2 Executive summary 3 Detailed Information 5 Current Des Moines Plan Figure 1 6 Changes to Des Moines Plan Figure 2 7 Current Kent Plan Figure 3 8 Changes to Kent Plan Figure 4 9 Kent Landfill Trail Figure 5 10 North-South Route Description 11 Find Report Details by Figure Numbers Figure 6 12 Near S216th St Figure 7 13 Near SR-516 Figure 8 17 Near S252nd St Figure 9 21 Near S260th St Figure 10 23 Near S272nd St Figure 11 24 References 26 KBAB on Envision Midway June 28, 2010 Page 2 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 141 Kent Bicycle Advisory Board Comments on the Envision i aAction The comments in this document reflect the ideas from the Kent Bicycle Advisory Board (KBAB)on the proposed "Envision Midway Action Plan"found in the LUPB Packet for Sep 14,2009. We encourage every reader to complete the Executive summary. The next topic"Bicycle Planning Maps"should be read by the people concerned with connectivity of the bicycle facilities.The last topic"Details"should be read by the people that need the very detailed street by street information. We are pleased to see evidence that efforts are being expended to create a more people-friendly, live- able community in the Midway Area.The planned link-light rail system is a great opportunity to assess the current conditions in the neighborhood and plan to improve the facilities so that it becomes an attractive neighborhood in which to live.We have spent time riding in the area, reviewing the current bicycling facilities,and thinking about future of cycling and cycling facilities. One must recognize that bicycle riders are significant stakeholders in the use of the features and facilities projected to be build through the Envision Midway effort. Good cycling facilities attract a diverse population, including environmentally aware people,to the area and will provide them a positive quality-of-life experience. Executive Summary The Midway Subarea Plan will enhance both the City of Kent Plans and Des Moines Plans for this area. KBAB identifies in this document, improvements to the existing as well as the planned pedestrian and bicycling facilities in the Midway Subarea Plan. Driving these recommendations is the notable trend that the number of bicycle riders is increasing and this spurs the need to increase the quantity of shared trails and bike lanes. If this area,which now may have a 1% bicycle ridership,fills in with the population density that Envision Midway projects this ridership could grow to 5-6%similar to Seattle. The following factors will influence cycling use in the Midway area: 1) perception of safety when using a bicycle route; 2) connectivity to work,retail,transportation, and residential destinations; 3)the directness and energy efficiency of a bicycle route, and 4)the experience and abilities of the riders. Point 1.The goal of making a walk-able community around the transit center with good pedestrian connections needs to include a bigger,but appropriate goal of making it a bike-able community.This means the focus is not only the distance you can walk in 20 minutes which is lmile; but also on the distance you can ride in 20 minutes which is 5 miles. Point 2. Using Attachment A(Scenario 3.0)for reference,we support the north-south bicycle connectivity, between 1-5 and SR-99, provided by the using neighborhood streets (291h and 301h Avenues),a new Midway landfill trail, a new bridge over SR-516,and the Des Moines Park trail. A bicycle-pedestrian route is needed in the south end of the Envision Midway area.This new route would be part road and part trail between SR-99 and 1-5.This route connects the Star Lake Park and Ride on S 272"d St with S 260th St near 30th Ave. See Figures 7-11. KBAB on Envision Midway June 28, 2010 Page 3 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 142 Point 3.State Route SR-99 in Des Moines needs to be signed to allow bikes in the HOV lanes;following the pattern set by Kent. Point 4. Bike lanes and often sidewalks are needed on all east-west roads (Des Moines shows some bike lanes in their planning) especially the ones where the traffic volume is high enough to have signals at the intersections with SR-99.A couple of the low volume right-in, right-out, low volume streets west off of SR-99 might be OK with Sharrows. Point 5.Connect the neighborhood east of 1-5 with Midway shopping and Light Rail by providing a new bridge complete with bike lanes and sidewalks over 1-5 along the S240st St route. This is a priority for KBAB, as it would provide a safer bicycle route for the east-west crossing of 1-5 than is provided by SR516/Kent-Des Moines road. Point 6.Connect the neighborhoods along 301h Ave S, north and south of SR-516,with Midway shopping and Light Rail by providing a new bridge over SR-516 complete with bike lanes and sidewalk. Point 7. Provide separated pedestrian and bicycle friendly connections to the Light Rail in the vicinity of the train station.The cycling connection should allow easy access to the north-south bicycle corridor along 29-30`h Ave route. Likewise the cycling connection must provide easy bike access to the loading platform and the train cars. Point 8. Provide separated pedestrian and bicycle friendly connections to Highline Community College from the Light Rail train cars and loading platforms.Sound Transit and their Bicycle Advisory Board have discussed these issues at other station locations. Point 9. Require short term (secured racks)and long term (secured lockers)for bike parking at public and private locations based on the number of parking stalls, or the number of employees, or the size of the building(in square feet). See the Bike Parking Guide from the Association of Pedestrian and Bicycle Professionals(APBP), http://www.apbp.org/. Point 10.Signals where the detector wires are not visible need to have an "X" painted in the lane where the bicycle crank arm can be located to trip the signal light(like Bellevue uses for bicycle detection). Point 11.Create a multi-use pedestrian/bike trail on the landfill in the northeast corner of the intersection of SR-516 and Military Rd.This trail would connect the interchange at S231st and Riverview Blvd to the intersection of SR-516 and Military Rd.This provides a route with a lot less elevation gain than following S231st ST and Military in the same area. See Figures 5. Providing bicycle facilities with these features will provide an environment that will attract cyclists to the Midway area to live and work. Completing the Envision Midway dream will create a people friendly, live- able city that is close to shopping, housing,schools and businesses. KBAB on Envision Midway June 28, 2010 Page 4 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 143 Detail Information The following pages show the detailed changes that KBAB recommends for inclusion the Envision Midway plans. It includes ideas from KBAB that overlay the bicycle plans from the cities of Des Moines and Kent. Incorporating the resulting concepts into the Envision Midway plan will provide direct,safe, and connected facilities for the future residents of Midway. The next four pages contain: 1)the current Des Moines plan, 2) KBAB recommendations for Des Moines, 3)the current Kent bicycle network plan, and 4) KBAB recommendations for Kent. See figures 1-4. Next the proposed trail across the Kent Landfill is described. It provides an energy efficient route for riders on S 231"Way. See figure 5. The Envision Midway plan is divided in to 5 sections and each one is discussed in detail.The cross roads and trail facilities are discussed along with the main north south route.The needed improvement for each road segment is discussed.See figure 6, 7-11 KBAB on Envision Midway June 28, 2010 Page 5 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 144 _ ' -5 92 tiSt . I 1 , ,� L, ri �11 I 11 ` {.— `� v I t r-• (r StiV.X10do Sv t o _p r F tc 11;LL1 La` t i g in)1,• c J , j , 8200111 rt• 1 � 13 r; — d , t r rt. LZibd n �. L 4� i r�r ,� C Ili r�•r - '�Y,�y' i 11 52d0$r3t0 + LEGEND Recommended Bike Facilities �• i t, �_`i°� I; - j _� , "� ® Bike Lane :T. "•.,,'' Bike Route m� Important Connection ,W � `� _ 1 ,1 ,f }! {{! n• (Other Jurisdiction) Traits ..1"- ca '•°°••Barnes Creek Trail -•••••Des Moines Greek Trail r ••••••WoodmontTrall J 50 rst Y`r _ 0 o t7 u Important Bridge cps '�''•' (Y 7 Connection Library ® Post Office ,t � - `i� ..,.. School �l 11 �1S272ti�5i � — 4'� - d• Hcc Highllne Community College "— K... City Hall B 5 27901 5t Park �t,.erina 5c4nm City Limits �9 - Tatnobgy r + e Figure 5-6., NOT TO SCALE �- Recommended Bike System N.'ProY_C515E06C0�1 DE6t(QnErrCcmO Plan�tv'Ltidt,MxO,FEtniarv09 OCATIEN�6 rEf',5her2vs.IrnO Figure 1,Current Des Moines Bikeways Plan KBAB on Envision Midway June 28, 2010 Page 6 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 145 Legend: Bicycle Share HOV Future Bike Lanes I' i 1 1 Planned Bike Lanes ' s 3 — Other Jurisdiction ! Connections ® ® Is ® ® -- _ I i .a b I 7 � j C rr LEGEND Recommended Bike Facilities 1 , 1 Bike Lane :- -- Bike Route - ! u=m Important Connection(Other Jurisdiction) t ' Trails ' •'•' Games Creek Trail ......Des Moines Creek Trail ......Woodmont Trail 1 .fl u Important Bridge r-" Connection rE Library t-"• ; ® Post Office �a ,.i School Highline Community College J� City Hall n 279th St 1Ta Park ' ,F7enna kunm tt� _ City Limits dui Talnola9Y nF.r 'j _ -» INt"t I a i.i Figure 5-6. '1 Recommended Bike System NOT TO SCAT: � N:IPro1°C:6'.iE08-C�DEStMneECa7D FlaflrlS'ILYd'MJlCriF2Cill'vtvU9 U0�12V1456 reCakeYldvB,lmd Figure 2 Changes needed to Des Moines Bikeways Plan for Envision Midway. KBAB on Envision Midway June 28, 2010 Page 7 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 146 Legend: Current Shared HOV 0 ® ® ® ® V) �C Future Street Project _. . ...'" n with Bike Lanes Ell IN E2 Ell -` Shared Use Path � ` S Shared Roadway with Sharrows and Signs ® ® ® ® Ride-able Shoulder ® ® ® ® o Bike Lanes EST (` z p Its C S260 St f; fr Cn Of l; r l S272St Figure 3 Current Kent Bicycle Network Plan from Kent's Transportation Master Plan dated June 2008, Figure 6-11(a) KBAB on Envision Midway June 28, 2010 Page 8 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 147 i Legend: Plan has HOV shared r Plan has Road Diet ■ e o o o a ,y�Fy ' Future Street Project with Bike Lanes a � New Shared Use Path ° U a m 13 0 ® a N 0 Add Shared Roadway with Sharrows and Signs ® ® ® ® ® ® ® ® N Add Ride-able Shoulder ■• • ■ ■ •• ,* ,� 4 0 lw,n Ld LI CJ ■ S 260 St m ■ ■ ■ ■ Figure 4 Changes needed to Kent Bicycle Network Plan for Envision Midway KBAB on Envision Midway June 28, 2010 Page 9 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 148 Proposed Kent Landfill Trail 141 j a Figure 5 Proposed Kent Landfill Trail from S 231St St to Military Rd and SR-516. ®This trail leaves the south side of the Riverview interchange with S 231"Way and works its way southwest to the intersection of SR-516 and Military Rd.This route provides a shallower slope for bicycle riders to use that provided by going uphill to Military and then downhill to SR-516.The exact location of the trail will be determined by the City of Kent. KBAB on Envision Midway June 28, 2010 Page 10 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 149 North-South Route Description (See Figures 7-11) Using the LUPB Attachment A(Scenario 3.0)from planning for reference, we support the need to provide north-south connectivity between 1-5 and SR-99.This route is provided by the using neighborhood streets(mostly 291h and 30th Avenues),several new trail segments, and a new bridge over SR-516. Use of secondary side streets in the design literature is often called a bicycle boulevard.The goal of a bicycle boulevard is to provide a safer environment with lower vehicle speeds and volumes.This goal is met here when the bicycle traffic is moved away from the primary highways, in this case 1-5 and SR-99. A description of the north-south route follows: 1) This description starts from S 272"d St and moving north between 1-5 and SR-99. 2) The bicycle route follows 26th Ave S along the west side of the Star lake P&R. 3) The route continues north along the King Co Road maintenance area on a new paved trail that goes north to S 260th St near west side of 1-5. 4) The route crosses S 2601h St then continues north on 301h Ave,turns west on S 254th St,turns north on 29th Ave and goes north to S252nd St. 5) North of S252nd,the route uses the new"Midway Landfill Trail" across the landfill connecting with S240th St near the west side of 1-5.This connection is on the north side of the Fred Meyer store. 6) North of S252nd St,the route continues north on 30th Ave arriving at the site of a new overpass that flies over SR-516. 7) .North of SR-516,the bicycle route follows 30th Ave S to the Des Moines Midway Park,where it crosses the park on a new sunny trail on the east side of the park. 8) The route continues across S 221"St, hopeful through the mobile home park,to S 220th St, without going west to use 28th Ave S. 9) The route crosses S220th St and continues north on 30th Ave S to S216th St. This north-south route is reflected in the maps and details in this document. KBAB on Envision Midway June 28 2010 Page a 11 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 150 Figure 6 Find Report Details by Figure Numbers 5 � Pacific Ridge Figure 7 Figure 5 de rcu i � Y a Figure 8 & , MM9r fi 4; SaItAirt Figure 9 ' s l i I f ' Figure 10 ij 1 Woodmo it ? 1 Figure 11 KBAB on Envision Midway June 28, 2010 Page 12 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 151 Figure 7. _ S.216th Street th S.22CI St s.222th St Paciflc Ridge k -- S. 224th St ' S.224d,Street S. 226th St - r- --- =- $. 227th St S.227 thSt SR-99 30th Av S. I-5 East—West Neighborhood Connections in Figure 7: S 216th St:Traffic Light ®West of SR-99, keep the existing Bike Lanes on the north and south sides of the street. Bike Lanes go west to 241h Ave S. Speed Limit=35 mph. ®Between SR-99 and 30th Ave, keep the existing Bike Lanes on north and south sides of the street. ®Between 30th Ave and 1-5, keep the existing Bike Lanes on north and south sides of the street. ®Keep existing ride-able shoulders on the north and south sides of the street that connect to Military Rd east of 1-5; over 1-5 the shoulders are only 3'wide. If WSDOT re-builds this bridge then the bike lanes should be 5'wide. No parking is allowed—none should be. S 220th St:Traffic Light ®West of SR-99,this street segment has 14'wide lanes on north and south sides,and it needs Bike Lanes on both sides and needs about 200'of sidewalk west from SR-99 on the north side. ©Between SR-99 and 30th Ave on the north side,there is 120'of paved shoulder, 150'of gravel shoulder, 50'of un-useable shoulder, a paved driveway at 28th St S, 75'of grass shoulder,the road continues from 29th Ave to 30th Ave with an open ditch.The north side needs bike lanes and sidewalk. On the south side keep the existing 6'wide school walkway that works for cycling. Speed limit=25 mph, unsigned. ®East of 30th Ave,this street dead ends at 1-5 and does not need cycling improvements. S 220th St is on the north side of the Trailer Court. Midway Neighborhood Park is on the south side of the Trailer Court between S 221't St and S 222nd St. KBAB on Envision Midway June 28, 2010 Page 13 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 152 S 222th St: No Traffic light,Right in and Right out. ®West of SR-99, on the north side this street has no shoulder for about 600'west of SR-99 and then has a Bike Lane;on the north side it needs a Bike Lane and sidewalk for the 600'. On the south side this street has a vehicle lane for about 600'west of SR-99 that expands to a 6'school walkway. It needs to have a marked bike lane for about 600'west of SR-99. The pavement is wide enough for a bike lane. ®This Street currently does not have access between SR-99 and 28th Ave.To complete the plan as envisioned, it will need to have ROW acquired and a pedestrian-bike path located here.There is currently a parking lot at this location.This street doesn't have a crosswalk on SR-99. ®Between 28th Ave and 301h Ave both sides are unimproved with grass shoulders, except for a short section that has sidewalk and paved parking by the neighborhood park.This street could temporarily have Sharrows on it until Bike Lanes and sidewalk are installed. ®East of 30th Ave,this street dead ends at 1-5 and does not need cycling improvements. S 224th St:Traffic light. ®West of SR-99, keep the existing Bike Lanes on the north and south sides on the street. Speed limit=25 mph. ®Between SR-99 and 30th Ave, on the north side of this street, it is half bike lane and half un- improved shoulder as you go up the hill eastbound. It needs to have sidewalk and bike lane on north side of the road for the east half on this segment. On the south side there is no bike lane with a narrow vehicle lane on the west half and there is an open ditch on the east half;both are unsatisfactory for cycling.The south side really needs to a bike lane for the full length of this segment. Given a choice put Sharrows in the downhill lane and put a bike lane on the uphill side of a road.You might have to take the downhill lane and move it to the south side of the street. The cyclists need to be separated from the vehicles when they are going uphill at 4-5 mph. ®East of 30th Ave,this street has a walking path on the north side and grass shoulder on the south side.The street is a dead end at 1-5 and does not need cycling improvements. S 226th St:No Traffic light. ®West of SR-99,this un-improved street segment has 12'vehicle lanes and it needs Bike Lanes on both sides.There is a sidewalk on the south side and no sidewalk on the north side. (What's the traffic volume here that cyclists are mixed in with?) ®This Street currently does not have access between SR-99 and 30th Ave.To complete the plan as envisioned, it will need to have ROW acquired and a pedestrian-bike path located here.This street doesn't have a crosswalk on SR-99. ®East of 30th Ave,this street is S 2251h PI and it dead ends at 1-5 and does not need cycling improvements. S 227th St:No Traffic light. OWest of SR-99,the plan does not show either a road or trail along the S 227th St corridor. Do you want to connect to S 2271h PI west of 26th Ave S from SR-99? ®The plan show a new pedestrian/bike access between SR-99 and 301h Ave,to complete the plan as envisioned, it will need to have ROW acquired and a pedestrian-bike path located here. Note:There is not currently a crosswalk on SR-99. ®East of 30th Ave,this private street dead ends at 1-5 and does not need cycling improvements. KBAB on Envision Midway June 28, 2010 Page 14 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 153 S 228th or 229th St: No Traffic light. ®West of SR-99,the plan does not show either a road or trail along the S 228"or S 229th St corridor. Do you want to connect to S 228th PI west of 261h Ave S from SR-99? ®The plan shows a new pedestrian/bike access between SR-99 and 30th Ave in this vicinity.To complete the plan as envisioned, it will need to have ROW acquired and a pedestrian/bike path located here. Note:There is not currently a crosswalk on SR-99. ®East of 30th Ave this street does not exist,however,there are driveways to apartment complexes that could use the connection. North —South Connections in Figure 7: From S 2161h St to S 219th St along 30th Ave, This street has wide lanes and low volumes and it needs to have Sharrows placed in the lanes. Near house number 21615,the mailbox rack needs to be moved away from the road centerline and the roadway widen.This street needs sidewalk on the west side.Speed limit=25 mph. From S 2191h St to S 220th St along 30th Ave This street has curb-and-gutter and sidewalk on the east side and an un-paved shoulder and open ditch on the west side (no sidewalk). The road should be improved with curb-and-gutter on the west side.Sharrows can be used on this road segment. From S 2201h St to S 2211h St along 301h Ave(Private Rd) The north-south bike route has to go through a Trailer Court on 301h Ave(private rd)or go west to 28th Ave S(feels like 3 blocks out of the way). Can we get permission or an easement to ride through it? From S 221th St to S 222th St through Midway Park along the 301h Ave corridor Midway Park has a narrow(5')wide trail that can be used to cross the park, however,its location is under tall trees and the moss grows like crazy creating a hazard for bike riding. The new 10' paved trail needs to be re-located to the open area on the east side of the park.The new trail would run along the current"demand line"i.e.,dirt track through the grass. From S 2221h St to S 224th St along 301h Ave Keep the existing walkway/bike lane along the east side of the street. This street has un-improved shoulder along the west side and because it is a dead end street with low volumes,the southbound street could be marked with Sharrows.Sign school walkway/bike lane on the east side with no parking signs. From S 224th St to SR-516 along 301h Ave ®Plan to retain the existing walkway(bike lane) located on the east side of the street. This street has mixture of paved shoulder and un-improved shoulder along the west side. Vehicles use this road to access SR-516 from the higher density apartments along this road. ®This Street really needs to have bike lanes, curb&gutter,and sidewalks all along the west side of the road to provide safe passage for walkers and cyclists away from the high volume of vehicles. ®On the east side of the school walkway/bike lane place signs that say"no parking allowed on pavement". KBAB on Envision Midway June 28, 2010 Page 15 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 154 An open question: What easily connects Envision Midway area to the east side of Mt Rainer High School at approx S225th St and 19`h Ave S? Should 2241h or 226"'or 24"'Ave connect to the High School?Where does one get off of the primary north-south bike route,i.e., 30"'Ave to get to the High School? KBAB on Envision Midway June 28, 2010 Page 16 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10. 155 A neighborhood connector Figure 8. bridge with bike lanes is proposed for 30th Av S and would go over SR-516. SR-516 =_ ; S 231ih St Hit 1 K' th . . a S. 234 St z th ►..�° ,� k �r�' S. 235 St �• L S. 236ih St As part of the SR-509 Project n S. 237" this interchange will become th ' r : an elongated diamond,with S. 237 Ste � u I E �,. -= $;yypa, the cloverleaves removed. S. 240in St S231th St will be part of the interchange. See SR-509 FEIS SR-99 301h Av S. 1-5 (New here) A neighborhood connector bridge with bike lanes is proposed for S. 240th St and would go over 1-5. East—West Neighborhood Connections in Figure 8: SR-516:Traffic light OWest of SR-99,the north and south sides of this street does not have bike lanes for approximately 500'. Bike lanes need to be provided here.The bike lane on the south side should go through the intersection on the north side of the right turn pocket. Keep the bike lanes,west of the 500'point on Kent Des Moines Rd.This is one of the few points where bicycles can go under 1-5 and the east-west connectivity and safety are needed here. ®Between SR-99 and 30th Ave on the south side of Kent-Des Moines Rd,this highway has an island in the SE corner of the intersection with room for bicycles—it needs to be marked for bike lanes.The next segment is along the north side of the Bank property to 30th Ave and needs to stay and be marked for"bike lane". Between 30th Ave and the southbound ramp to 1-5,there is no bike lane.The road needs to be widened for an eastbound bike lane on the north side of the right turn lane. KBAB on Envision Midway June 28, 2010 Page 17 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 156 ®Between SR-99 and 30th Ave on the north side of Kent-Des Moines Road, this highway has an island in the NE corner of the intersection between the two through lanes and the right turn lane.The west half of this island should be narrowed and marked to provide a westbound bike lane on the north side of the through lanes. East of the island on the north side of the road,the westbound bike lane needs to be provided east to 30th Ave—with dashed lines showing that the cars can cross it to turn north from the west bound right turn lane.The island at on the north side of Kent-Des Moines Rd at 30th Ave needs to be trimmed back from the vehicle lane in order to have the bike lane continue westbound. ®East of 30th Ave,we are left the puzzle of how to get the westbound bike lane across the south side of the transit pull-out that is just west of the 1-5 southbound off ramp. ®As part of the SR-509 project—the bike lanes on both sides need to go under 1-5 and connect to the ride-able shoulders on Kent-Des Moines Rd east of Military Rd and to the bike lanes on Military Rd. ®Change the Kent Bicycle Network showing ride-able shoulders on Kent Des Moines Rd. SR-509 design and construction is making major changes to the 1-5/Kent-Des Moines Rd/Military Rd/S231st St Intersection.See the CD for SR-509:Corridor Completion/1-5/South Access Road, Final Environmental Impact Statement. S 234th St:(new) No traffic light. ®West of SR-99 a street in line with S 234th St.does not currently exist.A multi-purpose bike/pedestrian trail along here would be a great addition to connect the SR-99 corridor and the neighborhood to the west. Connections from the north side of the trail would be helpful for rider/walker wanting to access the businesses on west side of SR-99. Where do you safely cross SR-99 to reach the businesses on the east side of the highway? ®Between SR-99 and 30th Ave and 1-5 there is no current connection. S 235th St:(new)No traffic light. ®West of SR-99 this does not currently exist. ®Between SR-99 and 30th Ave,there is a narrow paved road (looks like a driveway), approximately in line with S 235th St. If this is public and goes from SR-99 to 30th Ave this could work for a ped/bike route. It would need to be signed. From Google Street view it looks like the RV/Boat place has a gates in two places across this driveway. On Sunday 4/25/10 the gates were closed and locked. Is there a solution planned to get public use of this route? ®East of 30th Ave there is no street or path and doesn't need to be(unless there a linear park along 1-5). KBAB on Envision Midway June 28, 2010 Page 18 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 157 S 236th St:(new)No Traffic light. ®West of SR-99 a street in line with the neighborhood S 236th St does not currently exist.A driveway exists on the HCC campus that is parallel to S 236th St. Does a public pedestrian/bike connection exist from HCC to the neighborhood on the north side of carnpus?A multi-purpose bike/pedestrian trail along S 2361h St here would be a great connection from the SR-99 corridor to both HCC and the neighborhood to the north. Where do you safely cross SR-99 to reach the businesses on the east side of the highway? A pedestrian/bike crossing might need to exist here. ®Between SR-99 and 30th Ave and 1-5 there is no current connection. A new connection is shown on the plan—where is the route for it? ®East of 30th Ave there is no street or path and doesn't need to be(unless there a linear park along 1-5). Note the SR-509/1-5 project will take a strip of the real estate along the west side of I- 5 south bound from SR-516—making any linear park along 1-5 narrower. Highline Community College Connection (near the 236 to 238 hundred block of SR-99):No Traffic light. ®West of SR-99 on the east side of HCC campus,the rail station will have to have good pedestrian/bike connections to north and south bound SR-99 along with the obvious connections to the west into the college. It would be smart to examine if pedestrians and bike need separate trails/sidewalks near the station. This discussion has been opened between Sound Transit and their bike board members and needs completed recommendations. if surface parking is used for the transit station then structured parking will need to be added nearby. ®A pedestrian/bicycle connection to S 2361h St on the north side of the campus near the east parking lot might be appropriate. S 2371h St:(exists as 271h Pl.S) No Traffic light. ®West of SR-99 this street exists as a one-way westbound driveway into the HCC parking lot. Is there walking and bicycling access along this road for the general public and not just students? The sidewalk is in disrepair but could be fixed. ®Between SR-99 and 30th Ave and 1-5 there is no current connection.A new connection is shown on the plan—where is the route for it? ®East of 30th Ave there is no street or path. Would a new trail along here be provided to allow people to get to the transit stop on the southbound 1-5 on-ramp? Does it serve a linear park along the freeway?If not then it doesn't need to be here. S 240th St:(south of HCC and north of Lowe's)Traffic light ®West of SR-99 on the south side of HCC campus, no bike lane/trail exists on the north side of the street for bicycles use to ride onto the campus.This road is a bus route with turnouts on the north side of the road.The area where a bike lane needs to exist now has a right turn pocket from S240th St into the campus via a driveway.A bike lane is on the south side on the westbound right turn pocket for the westbound bicycle riders. West of SR-99 on the south side of HCC campus,only a wide traffic lane exists on the south side of the street. This street needs an eastbound bike lane. ®Between SR-99 and 30th St this street does not have bike lanes on the north or south sides and needs to have them added (take away the two way left turn lane?).The bike lanes here become doubly important when this road extends east to its new overpass over 1-5 and the traffic volume increases as bikes and vehicles travel from the housing on the east side of the freeway. This will be a major route to HCC for students living on the east side of 1-5. KBAB on Envision Midway June 28, 2010 Page 19 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 158 ®East of 30th Ave this road has some shoulder and some un-marked bike lane area but needs to have continuous bike lanes from SR-99 across 1-5. ®The overpass and connections for S240th St east over 1-5 will need to have bike lanes and sidewalks. East of 1-5 on S240th St the street has grass shoulder and will need to have sidewalks and bicycle lanes.This segment is 3 blocks long. Neighborhood Trails and Parks between SR-516 and S 240th St ®Several neighborhood trails and local parks/green areas are purposed between 30th Ave and the 1-5 ROW. These are great walking trails and offer neighborhood riding.They would be nice to have in addition to the longer connected trails. North —South Connections in Figure 8: Over SR-516,there is a new bridge proposed. This bridge would directly connect the neighborhoods and the shopping on both the north and south side of the Kent Des Moines Rd with each other. Providing sidewalks and bike lanes would greatly encourage walking and riding in this area. From SR-516 to S 240th St along 30th Ave This street has a mixture of grass and gravel shoulders with numerous pot holes in the area of the road shoulder.There are no sidewalks on East and West sides. It has a moderate traffic volume and needs to have sidewalks and bike lanes. Speed Limit is 25 mph. Pedestrian traffic was observed along this route.This route is a significant connection to 1-5 and SR-516 and needs to be re-developed with sidewalks, 2 Bike Lanes,2 general purpose lanes and a center two way left turn lane. (This would support up to 20k ADT). I i KBAB on Envision Midway June 28, 2010 Page 20 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 159 Figure 9. To S. 240"St S. 244th St a S.246th St --- ! Alternate location and side connection for new Trail on r the Midway landfill. S. 248th St ! • ' Salt Air � ����"a , �ff;• New neighborhood s.zszndsme multipurpose trail is proposed &t � for over the Midway Landfill. I? SR-99 30th Av S. 1-5 East—West Neighborhood Connections in Figure 9: S 244th St: (new road somewhat to the south of Lowe's)Currently no light,Right in and right out. ®West of SR-99, on the north side of the street for 1 block there is no bike or pedestrian facility, There needs to be bike lanes and sidewalk added here. Further west there is still no facility. ®West of SR-99,on the south side of the street for 1 block there is no bike or pedestrian facility, There needs to be bike lanes and sidewalk added here. Further west there is sidewalk on the south side. If the traffic volurne is low then use Sharrows and if it is high then add bike lanes. ®SR-99 has a center northbound left turn lane to get from northbound SR-99 to westbound S 244th St and will need a southbound left turn lane to get from southbound SR-99 to eastbound S244th St. ®East of SR-99,this new road this should have bike lanes on both sides that to connect to the north part of the Midway Landfill Trail and to the future new road, likely to be 30th Ave or 31sT Ave(east of Lowe's) running north to S 240th St. ®This Street doesn't exist between SR-99 and 1-5 (it is the landfill). S 246th St:Currently no light, Right in and right out. ®Right turn only west off SR-99 and right turn southbound off S 246th St., No bike lane or sidewalk on either side.There is approximately 24' of pavement(2-12' lanes)for 1 block west of SR-99. Further west there is 1 block with a 1 lane gravel road,followed by three blocks of two lane road.This street then turns north to connect to S 244th St(a more major connection). If the traffic volume is low then use Sharrows and if it is high then add bike lanes.The 1 block of gravel road needs to be paved. I KBAB on Envision Midway June 28, 2010 Page 21 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 160 S 248th St: No Traffic light, Right in, Right out. Northbound SR-99 has left turn lane to go westbound on S 248th St. Southbound SR-99 has left turn lane to go eastbound on S 2481h St.There were lots of parked cars west of SR-99. OWest of SR-99,on the north side of this street,there is a wide lane,this street dead ends—3 block west of SR-99. If the traffic volume is low then use Sharrows and if it is high then add bike lanes.A new trail approximately 1 block long should be used to cross the greenbelt on bikes. ®This street doesn't exist between SR-99 and 1-5 (it is landfill). It is important to connect pedestrians and riders across SR-99 near here so they could easily get to the Midway Landfill Trail. S 252th St: (South side of the Landfill,north side of Fred Meyer)Traffic Light. ONorth side of this street,west of SR-99 this street doesn't have Bike lanes and needs Bike Lanes. ®South side of this street,west of SR-99 this street doesn't have Bike Lanes and needs Bike Lanes. Consider removing one of the eastbound lanes to make space for a bike lane on each side. Bike Lane eastbound should be next to the eastbound through lane. ®On the north side of westbound S 252nd St,for 1 block east of SR-99,there are 3 traffic lanes (1 left, 1 thru, 1 right) and no bike lane. Need westbound bike lane or at least westbound Sharrows(it's downhill here). One block east of SR-99,there is a single unimproved westbound lane,where the north side needs to be widened for a bike lane. ®On the south side of eastbound S 252"d St,for 1 block east of SR-99,there is one uphill traffic lane and no bike lane.There needs to be an uphill bike lane separate from the car lane— Sharrows don't work on steep uphill segments. One block east of SR-99,there is a single unimproved lane,where the south side needs to be widened for a bike lane. ®On north and south side of this street east of 291h Ave the street dead ends and doesn't need improvement. Neighborhood Trails and Parks between S 240th St and S 244th St OSeveral new neighborhood trails and local parks/green areas are purposed between 30th Ave and the 1-5 ROW. These are great walking trails and offer neighborhood riding.They would be nice to have in addition to the longer connected trails. North —South Connections in Figure 9: From S 240th St to S 244th St along 30th Ave(new road) There is currently an undeveloped dual track dirt"road"east of Lowe's and west of 1-5 if a road is located here it should be a "complete street"with sidewalks and bike lanes. There is another choice at this location and that is to put just a multi-purpose pedestrian/bike trail southbound from S240th St that connects to the Midway Landfill Trail south of S 244th St. From S 244th St to S 252"d St along 301t'Ave Corridor There is no road or public trail here now.A multi-purpose two way pedestrian/bike trail that could be called the"Midway Landfill Trail" is purposed and should be implemented here. It would be helpful if it was connected to S 248th St on the west side of SR-99. i KBAB on Envision Midway June 28, 2010 Page 22 of 27 I EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 161 Figure 10. S.252nd St is near here 1. S.260th Str S.260th Street * r 1 S. 2591h PIAV SR-99 30th Av S. 1-5 East—West Neighborhood Connections in Figure 10: S 260"St: ®North side,the street has No BL for—400' west of SR-99 and needs BL; North side,the street has BL after—400'west of SR-99 and is OK; South side,the street has No BL for—400'west of SR-99 and needs thru BL; South side,the street has BL after—400'west of SR-99 and is OK; These bike lanes extend west to 20th Ave S. ®North side, between SR-99 and 30th Ave,the street has No BL for—400'east of SR-99 and needs BL; South side, between SR-99 and 30th Ave,the street has No BL for—400' east of SR-99 and needs BL. ®East of—400'SR-99, both sides have very wide lanes.This street east to Military Rd should be put on a road diet, (BL+GPLane+TWLTL+GPLane+BL) i.e., (BikeLane+GeneralPurposeLane+TwoWayLeftTurnLane+GeneralPurposeLane+BikeLane).This Matches Kent's Bicycle Network Plan. North —South Connections in Figure 10: From S 252th St to S 260th St along 30th Ave south of 2561h St and 29th Ave north of 256th St. This street has wide general purpose lanes on both east and west sides and needs Sharrows and route signs. On the south end,this road segment runs on 30th Ave until it turns west on S254th St. S 254th St runs into the east side of the Fred Meyer parking lot with possible connection to SR-99. On the north end,this road segment runs up to the Midway Landfill on 29th Ave.The Midway bike route needs to continue with the trail on the Landfill,See Figure 9. KBAB on Envision Midway June 28,2010 Page 23 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 162 Figure 11. S. 260"St zz__'�i S.260th Street A Z n •,q J Woodmont 'd 4 4.� AW, New Trail along Wedand� �a j k west side of I-5 OD S. 268th$t jam_ j 6 fi i { Trail connects to 28tn Ave north of the P&R. Sth St. 272 ___.. S.272nd Street �-,- SR-99 261h AV S. P&R 1-5 East—West Neighborhood Connections in Figure 11: S 260th St:Traffic Light For the discussion of S 260th St see Figure 10. S 260th St is here to show the connections to the new trail. S 268th St:No Traffic Light,Right in,Right out. (king Co library) ®West of SR-99 on the north side of the street,there is wide curb lane with sidewalk (no bike lane). Further west of SR-99 near 19th Ave the north side of the street'narrows to a 12' lane with open ditch. If the traffic volume is low then use Sharrows and if it is high then add bike lanes. ®West of SR-99 on the south side of the street,there is wide curb lane(no bike lane). West of 191h Ave the north side of the street narrows to a 12' lane with open ditch. If the traffic volume is low then use Sharrows and if it is high then add bike lanes. ®There is no(legal)way to currently cross SR-99 here. There is no east-west connection here that heads toward 1-5. i KBAB on Envision Midway June 28, 2010 Page 24 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 163 S 272th St:Traffic Light ®West of SR-99 on the north side this street has 2 lanes westbound (no bike lane)without adding bike lanes this street needs Sharrows westbound.There is a two way left turn lane in the middle of the street. ®West of SR-99 on the south side this street has 2 lanes eastbound (no bike lane)without adding bike lanes this street needs Sharrows eastbound. ®The intersection of S272nd St and SR-99 will need bicycle friendly features (Sharrows, blue bike lanes)added. ®Between SR-99 and 26th Ave the north side this street has 2 lanes westbound (no bike lane) without adding bike lanes this street needs Sharrows westbound.There is a two way left turn lane in the middle of the street near SR-99 and near 261h Ave. Between'SR-99 and 261h Ave the south side this street has 2 lanes eastbound (no bike lane) without adding bike lanes this street needs Sharrows eastbound. This is currently not a friendly street for bicycle riding. The Star Lake Park and Ride that is on the north side of S272nd St just west of 1-5 is a location that generates bicycle traffic and needs bicycle access and bicycle storage. North —South Connections in Figure 11: This connection provides pedestrian and bicycle access to the Star Lake P&R from the housing near and north of S272nd St. There is currently no pedestrian or bike facility from S 260th St to approximately S 268th St. A pedestrian/bike facility would be provided by a proposed trail segment on the north and road segment on the south. ®The proposed trail segment would be created running along the west side of I-5 (maybe in WSDOT ROW)from S 260th Ave to about the 268 hundred block of 28th Ave. ®At that point the pedestrian/bike facility uses 28th Ave/S270th St/26th Ave S street segments to access the Park and Ride and S272nd St. The section of 28th Ave S has paved shoulder on the west side and open ditch on the east side. Add Sharrows for cycling. ®This section of S 270th St has paved shoulder on the north side and moss covered un-used and un-useable walkway behind extruded "c" curb on the south side; not safe for riding. Add Sharrows for cycling. Consider removing the "c" Curb so that the pavement can be cleaned and would stay clean. ®The section of 26th Ave has paved shoulder on the west side and moss covered un-used and un-useable walkway behind extruded "c" curb; not safe for riding. Add Sharrows for cycling.See Figure 11. Consider removing the"c"Curb so that the pavement can be cleaned and would stay clean. The signs indicate that King Co. and WSDOT control some of the property to the north of the public end of 28th Ave S where the trail is needed. I KBAB on Envision Midway June 28, 2010 Page 25 of 27 EXHIBIT C - LUPB PUBLIC HEARING 11/22/10 164 References Des Moines Bicycle plan Kent's Comprehensive Plan Kent's Transportation Master Plan—Bicycle Network Plan Refer to the diagrams of bicycle motions near 1-5/SR-516/S231st that are contained in the Final Environmental Impact Statement(FEIS)for the SR-509:Corridor Completion/15/South Access Road.This FEIS was published on CD by WSDOT in connection with USDOT-Federal Highway Administration, Port of Seattle,City of SeaTac, King County, and City of Des Moines,Jan 2003. In the PDF file,see pages 620-647,Chapter 5, pages 69-96. CD should be available from Paul Johnson at JohnsPa@wsdot.wa.gov, 206.768.5803 WSDOT Corson Ave. Project Office Paul Johnson,6431 Corson Ave.S., MS-61 Seattle,WA 98108 206-768-5680 Editor's note:Copy and paste these numbers for bulleted points: 000000 KBAB on Envision Midway June 28, 2010 Page 26 of 27 165 ECONOMIC and COMMUNITY DEVELOPMENT Ben Wolters, Director PLANNING SERVICES 4^4�� Fred N. Satterstrom, AICP, Planning Director Charlene Anderson, AICP, Manager K EN T Phone: 253-856-5454 WASHINGTON Fax: 253-856-6454 Address: 220 Fourth Avenue S November 15, 2010 To: Dana Ralph, Chair and Land Use and Planning Board Members From: Gloria Gould-Wessen, AICP, GIS Coordinator/Long Range Planner Subject: Midway Design Guidelines (CPZ-2007-2) (KIVA 2074570) For Public Hearing - November 22, 2010 MOTION: I move to recommend approval/denial/amendment of the Midway Design Guidelines Option #2 as presented by staff, and to forward said recommendation to the Kent City Council for adoption. SUMMARY: On September 28, 2009, the Land Use & Planning Board (LU&PB) held a workshop on the Midway Design Guidelines (the Guidelines) followed by a public hearing on December 14, 2009. The LU&PB gave preliminary approval to the Guidelines with the intention to hold a final public hearing after incorporating additional revisions; for the purpose of this meeting, the preliminarily approved Guidelines will be called Option #1. The revisions to the approved Guidelines reflect input received at the public hearing, written and verbal comments from the public and officials, and additional staff consideration (see Attachment A). The revisions in Option #2 are noted by a red underline (i.e., additions) or a red strike- through (i.e., deletions). BACKGROUND: The Midway Design Guidelines are part of the regulatory mechanisms that will implement the Midway Subarea Plan, which was preliminarily approved November 23, 2009 by the LU&PB. The Midway Subarea Plan reflects a collaborative planning effort, called Envision Midway, that focused on the Pacific Highway transportation corridor in anticipation of the future extension of Sound Transit light rail service. The Guidelines are intended to provide meaningful guidance to applicants, design professionals, and public officials responsible for administering regulations of future development within the Comprehensive Plan Land Use Map designation Transit Oriented Community. The Guidelines supplement Kent City Code Zoning Title 15, and where specified, supersede portions of the City of Kent Construction Standards Manual. Revisions to the Guidelines in Option #2 are primarily organizational with attention given to clarity and brevity. Newly added is a cover page, table of contents, a section of definitions, and numerous photographs as visual explanations to the guidelines. The Guidelines start with the Overview of Character which outlines 166 overarching design concepts followed by two major sections, Site Design and Architectural Design. Site Design addresses the arrangement of buildings, landscaping, open space, circulation, and other features unique to locating the built environment. Architectural Design focuses on construction materials, design details, and how the built form influences the sense of place. There are subsections within Site Design and Architectural Design that provide the specific guidelines. The subsection, Signage, contains the most significant revisions, moving most of the guidelines into Kent City Code chapter 15.06.050. RECOMMENDATION: Staff recommends Option #2 Midway Design Guidelines as presented. Option #2 supports transit oriented development as defined in the Midway Subarea Plan which anticipates greater demand for a walkable community with diverse, high density uses served by high capacity transit. The Guidelines will be folded into the Kent City Code Title 15 Zoning. If there are any questions, please contact Gloria Gould-Wessen at 253.856.5431. GGW/pm S:IPermihPlanICOMP—PLAN_AMENDMENTS 120071 CPA-2007-4_MIDWAYILUPBIDesignGuidelines1112210—StaffRpt.doc Enc: Att.A-Midway Design Guidelines—Option#2 cc: Ben Wolters E&CD Director Fred Satterstrom,AICP, Planning Director Charlene Anderson,AICP, Planning Manager Kim Adams-Pratt,Assistant City Attorney File 11/23/09—Land Use&Planning Board Public Hearing Midway Subarea Plan—CPA-2007-4-Page 2 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 167 KEN TT %% b r- m -. - s�" CITY OF KENT Midway Design Guidelines Ordinance No. ### - Effective #### 168 This page intentionally left blank. ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 169 Table of Contents INTRODUCTION 1 DESIGN GUIDELINES 3 Overview of Character 3 Site Design 4 Site Characteristics 4 Heart Locations 6 Topography 7 Street Compatibility 7 Human Activity 9 Pedestrian 10 Transition between Residence, Street and Adjacent Sites 12 Parking and Vehicle Access 13 Screening of Dumpsters, Utilities and Service Areas 14 ARCHITECTURAL DESIGN 16 Height, Bulk and Scale 16 Architectural Context and Features 18 Exterior Finish Material 21 Human Scale 22 Commercial Entrances 23 Residential Entrances 25 Blank Walls 26 Parking Near Sidewalks 27 Personal Safety and Security 29 Signage 30 Lighting 32 Landscaping and Open Space 34 DEFINITIONS ** 170 This page intentionally left blank. ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 171 Midway Design Guidelines A. t r Introduction The purpose of the Midway Design Guidelines (the Guidelines) is to establish a flexible framework of design options for creating interesting and high quality commercial, and multi-family residential pFejeet-sand public projects. The Guidelines €eeus -eoapply to--the Raped TFansit Geffingunity (RTC) 'and use pedestrian-oriented places located around Sound Transit light rail stations planned near Highline Community College and near the intersection of South 272nd Street and Pacific Highway South (SR-99) with a Midway Transit Community 1 (MTC-1), Midway Transit Community 2 (MTC-2) or Midway Commercial/Residential (MCR) zoning district,- and en the aute eFiente-d highway eemnqeFeial uses on betweefl. The intent of the Guidelines is to establish a consensus of quality, unity, and conformity illustrated in a menu of design options that define a minimum condition for approval. For continuity Midway Design Guidelines/Revisions post 12/14/09 LUPB Public/Revisions post 12/14/09 LUPB Public Hearing 1 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 172 along our shared boundary, the Midway Design Guidelines will have a counterpart in the City of Des Moines. The Midway Design n Guidelines reflect the vision °'� $240 .5 -= � found in the Midway Subarea Plan. In addition to -- 1 their application to private development projects, the Guidelines will be applied to street improvements, parks and other public facilities in an effort to create a setting that is special, dynamic and safe for civic activities. The gam„ - MIDWAY SUBAREA Guidelines are not intended to slow or restrict LEGEND development. Instead, they provide predictability -' pMIDWAY SUBAREA POTENTIAL ANNEXATION AREA and consistency to the development review TRANSIT ORIENTED COMMUNITY process. axes n rr w .I Legend g Midway Subarea 3 City Limits Midway Tr—it Village O.day 1 MM^i�tlway Subarea ParcelsKCRT { Ee Midway Subarea Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 2 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 173 - 11 97, ' ."' Design Guidelines Overview of Character: The vision for Midway is an active place where commerce, education and cultural events are integral to the fabric of the community; it is a place where broad spectrums of people live. This new 'urban center' is built around a light rail station, making the automobile less of a necessity for those who live or work there. Parks and outdoor gathering places provide a common ground where people meet and where nature rejuvenates the body and spirit. These green spaces, whether located on roof tops and terraces or on the ground, provide a sustainable method for managing stormwater runoff from this urban landscape. Midway is a walkable place where pedestrian circulation is convenient, attractive and safe. Designated pedestrmaRPedestrian-oriented streets provide a high- quality environment where the spatial and functional integration of sidewalks and building elements complement each other. There is an ease of movement, and linkages are easily identifiable for the pedestrian. While-The the automobile continues to have a presence: particularly along Pacific Highway South (SR-99), the pedestrian has an equal status. Street and building design elements are integrated for walkability and to promote the identity of Midway_, Gateways sk-R-identify+r►g Midway and the cities of Kent-afrd Des Moines, and Federal Way. The lecatien ef the Midway Development can capitalize on scenic views to the Puget Sound Basin that sheuld be pretected and enhanced. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 3 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 174 The following overarching design concepts represent the intent of the Midway Design Guidelines. Promote Architectural Compatibility Reflect the 21st Century. Establish Gateways and Neighborhood Identity Create a unique identity for those who live and work in Midway, along with those who pass through, while smoothing the transitions from a mixed-use commercial environment to the surrounding single-family neighborhoods. Protect and Enhance Views Promote the view potential of Midway and Kent-Highlands by siting and designing new construction in a manner that maximizes capturing territorial views iconic to the Puget Sound Basin. 41. rwl Site Design: (' Site design is the arrangement of buildings, landscaping, open space, circulation elements, and other features in response to unique site features and surrounding context. Site Characteristics Overview: Buildings-The built environment should be oriented to respond to specific site conditions and opportunities such as proximity to prominent intersections, topography, significant vegetation and views, or other natural features such as sunlight. Intent: To locate the built)nffieA ik ntbuildings strategically to -_=-_- create a sense of place, encourage synergy with its surroundings, and optimize sustainable design. " Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 4 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 175 Guidelines: ❖ Reinforce established community gateways through the use of architectural elements, streetscape features, artwork, landscaping, signage, or references to the history of the location. ❖ Provide outlooks and overlooks for the public to view public open space or territorial views of mountains or water bodies. , and eppertunities to view Mt. r r the Gaseade r Kent V r rroarrra-irrs ❖ Minimize shadow impacts to public mad parks and multi-modal trails. ❖ Configure the development to lower its impact on the environment through: o Solar orientation o Storm water run-off, y' detention and filtration ` systems o Sustainable landscaping o Versatile building design for adaptive reuse during the building's life cycle .;._ TRT�-_�infe cengn9unity gateways thFough the use of histery of the lecatien. The fellewing lecatiens are gateways Midway: e SR nn o. Fz231 O SR nn o. Sa th � Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 5 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 176 R Heart Locations Overview: Heart Locations serve as the = perceived center of commercial and social activity within a neighborhood. These locations have an identity and are anchors for the community. ' Intent: To enhance and promote the central character of Heart Locations through appropriate site planning and architectural treatments, giving high priority for improvements that focus on the public realm. Guidelines: ❖ Provide design treatments to respond to identified Heart Locations as listed below: o Light rail station o Parks and plazas o Commercial intersection nodes Intersections aleng 30th Ave So e—l"t-ttlers�etmen of 30t"�5eut; and Seuth 246th S;Teet ❖ Provide primary entry treatments and fagade amenities toVM . respond to centers of commercial and social activity at -_ Heart Locations. AngenitiesPrimary entries shall provide a minimum of four (4) amenities teeensidei= arelisted below: o Pedestrian weather Weather protection pp��AAu e Pedestrian level wendews o Pedestrian lighting Lighting l o Public art ,+ I o Special paving :' o Landscaping o Additional public or semi-public open spaceprevided by CUFb bulbs and eHtFy plazas Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 6 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 177 R" F Topography l Overview: The built environment should reflect, ratherI than obscure, natural topography. Intent: To respond to topographic conditions of the site and its neighbors: Guidelines: ❖ Step buildings up slopes to accommodate significant changes in elevation. f : similar tepegraphic conditions in their sites in a consistent and pesitive i ❖ Utilize topographic considerations to reduce the visibility of parking garages. Street Compatibility = � O3 Overview: The character of a street ;""• i. defines the human experience; from the eyes of the pedestrian, the street with _ . its sidewalks and related spaces is perceived as individual "rooms"--a . tThe sidewalk and related spaces need to be safe, welcoming, and easy to navigate. Buildings and other structures play a significant role in creating this pedestrian friendly environment. ' I Intent: To site buildings in a way that - -- acknowledges and reinforces the desirable spatial characteristics of the right--of--way and pedestrian realm. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 7 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 178 Guidelines: -*.- -Establish entries that are clearly identifiable and visible a from the street, and create a sense of human scale as a+b exemplified in the "Golden Ratio". The total length of a+b is to the longer segment as a is to the shorter segment b. Two quantities are in the Golden Ratio if the ratio of the sum of the quantities to the larger quantity is equal to the ratio of the larger quantity to the smaller one.The Golden Ratio is often denoted by the Greek letterphi. Previd-e spaces fer street level uses that vary +••._ and dep • s ze, width, o• Where appropriate, consider a reduction in the amount of commercial and retail space at the ground level to create transition zones between , commercial and residential areas. Transition zones may include: o Locating office uses adjacent to residential o Locating parking niches as a buffer to residential uses e Locating plazas or alcove entryways between uses '. o Orienting retail entries away from residential uses ❖ Provide a minimum sidewalk area of 12 feet with eight (8) feet for sidewalk and four (4) feet for street trees, landscaping and other pedestrian amenities. V1-w._ f. ' rr ❖ Design for a network of safe and well-lit pedestrian t1 connections between buildings to encourage human activity and link existing activity areas at a minimum of every 400'. ❖ Discourage closed campuses by keeping pedestrian connections open. Y- S - Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 8 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 179 � III Human Activity Overview: Lively street edges make for safer streets. Ground floor shops and services _ needed by residents attract market activity to the street and increase safety r� through informal surveillance. - t Intent: To encourage human activity on the street through site planning, architectural design and business activity. Guidelines: s wy. L + ' s: ❖ Consider accommodating outdoor dining opportunities, by setting portions of the building back and providing plazas, generous walkways, or open windows to bring �JQW the activity to the street public sidewalk edge.+ ❖ Create activity clusters through appropriate co-location of uses. ❖ Encourage commercial activities to spill out at a , maximum of two (2) feet onto the public sidewalk, maintaining adequate clearances for pedestrian movement. ❖ Provide street level transparency to encourage _ interaction between people and the activities within the y interior of a building. The following examples of undesirable design treatments are prohibited: o Windowless walls o Mirrored or non-transparent glass o Backs of display cases in windows Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 9 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 180 o Window frame bottoms located above waist level as measured from a non-sloping street o Interior walls, equipment, or functional layout that hampers the intent of transparency as stated above. t h Pedestrian Overview: Successful pedestrian- oriented places require convenient r safe and interesting circulation x¢� opportunities. Intent: To create a rich, attractive, and safe pedestrian-oriented environment that �- facilitates movement and provides interest. ! Guidelines: _� 7"P ❖ Provide a pedestrian-friendly streetscape with connectivity, interest and amenities that emphasize details and quality materials, such as: o Short blocks o Safe and well lit crosswalks '`- o Wide walkways for easy passages o Tree grates E l 1 o Seating ' o Lighting Midway Design Guidelines Revisions post 12 14 09 L earin 10 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 181 e ❖ Provide a generous amount of weather protection along sidewalks or other walkways adjacent to buildings to enhance the pedestrian environment. ❖ Buildings over 200 feet in length and contiguous with public parks or open space shall provide a wide, safe, and interesting pedestrian thoroughfare a - connecting the community with the adjacent public amenity. ❖ Maintain a continuous and safe public streetscape for the pedestrian considering the following design techniques: o Provide generous sidewalks (minimum 12' wide) for pedestrians to easily pass potential commercial activities spilling outside the business establishment s - o Limit gaps in the streetscape by restricting parking access to the minimum width required by code. s o Set buildings as close as possible to the sidewalk, with ground floor display windows that provide views to the interior. ;• 'iiii o Provide pedestrian interest every 25 feet using display window, entrances, eve hangs, pedestrian-oriented signs, or exterior light fixtures that also complement the building architecture, plantings, or artwork. e o Define an amenity zone for understory plantings, street trees, benches, trash and recycling .. receptacles, bike racks and the like (note: bundle newspaper dispensers, delivery service drop boxes to minimize clutter, having— no more than four (4) dispensers per block)_ ,�.V A. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 11 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 182 ley o At corners where buildings are set back: provide a generous pedestrian space, ensuring the area contains sufficient edges, amenities and activities to support a place for people to gather (i.e., seating, planting, lighting, trash receptacles, etc.). ❖ Provide 'way-finding' signs for pedestrians to 1, navigate the neighborhood. ORO ❖ Provide a safe, attractive, pedestrian-friendly environment within shopping centers to facilitate movement internally and _ to adjacent uses, such as: o Landscaped pedestrian walkways o Seating o Lighting Transition between Between „ rer�eResidence, streetStreet, and — d•fit-Adjacent sitesSites "� } Overview: For residential projects, the space between the building and the Pr sidewalk should provide security and privacy and encourage social interaction among neighbors. Buildings should - respect adjacent properties, particularly r less intensive uses. t Intent: To create a safe, attractive, and comfortable transition between private and public spaces for residential uses. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 12 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 183 Guidelines: , +—Step back the upper floors, or increase the ■' t:,a: Ay side or rear setback, so that window and balcony areas are farther from the ;� ; r' � property line. ❖ Stagger residential windows to not align with adjacent windows. Encourage site planning to create the following: fir. o Courtyards o Common gardens o Common pathway - -w --_-- o Front entrance stoops/rear _- at-grade access o Small private garden *L�'� ❖ Accommodate a variety of - residential uses such as townhouse, live-work, apartment, student and senior living. 7T Sir r- Parking and Vehicle' Access Overview: Parking lots, garages and driveways 0�■ ��w d _ can have a negative - - - impact on the pedestrian environment and adjacent properties and should be minimized to maintain a level of pedestrian compatibility and human scale. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 13 184 Intent: To reduce the impact of surface parking lots, garages and driveways through site planning. Guidelines: ❖ Lee-ate sur-faeeSurface parking shall be located at rear or side letsof building site. � Fn ❖ Surface parking lots shall not exceed thirty (30) stalls per building complex within the Midway Transit Oriented Community 2 District. ❖ Minimize number and width of driveways and curb cuts. ❖ Share driveways with adjacent property owners. ❖ When building sites are sloped, locate parking in lower level or less visible portions of site while maintaining views to the parking from nearby buildings. ❖ Provide car-sharing opportunities to lower parking requirements. clutteF ef parking let signs and equipment. owl . J='3 Screening of Dumpsters, Utilities and Service Areas Overview: Unsightly service elements can detract from the visual aesthetics and compatibility of new projects with the community and create hazards for pedestrians MMIMEW and vehicles. lD =1�25� Intent: To site the service elements like trash dumpsters, loading docks and mechanical equipment of new buildings away from the street front where possible. When these elements cannot be located away from the street front, they should be situated and screened from view and shall not be located in the pedestrian right--of--way. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 14 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 185 Guidelines: such elements cannet be located away from the stre using the fellevving teehniques: ❖ Locate utility meters, dumpsters, mechanical units and service areas away from the street front. ❖ Screen dumpsters, mechanical units and services are behind a screen wall or fence so that it is not visible from the building r"t entrance. Aj Use durable materials that complement d,s,•` _. the building for screening. ` Incorporate landscaping to create a more effective screen. Locate the opening to the service area away from the sidewalk. Prohibit the location of service elements like mechanical equipment, signal controls, and utility meters at or above grade in the pedestrian right of way. ❖ Utilize principles of Crime Prevention through Environmental Design when siting service elements. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 15 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 186 Architectural Design: Architectural design, choice of construction materials, and how the built form sits within the context of its surroundings influence the sense of place. A well- designed building should be welcoming, add human interest, and allow opportunities for meaningful social interaction. Height, Bulk and Scale _ RI � �!`•!' Overview: Projects should be compatible with the scale of development anticipated by the applicable Land Use Pel*cmesZoning Districts for the surrounding area and should be sited and designed to provide a R sensitive transition to nearby, less intensive zones as well as the pedestrian environment. Intent: Projects located along different zone edges or next to public spaces or which have unusual physical characteristics such as large lot size, unusual shape, or topography, should be developed in a manner that creates gradual transition in perceived height, bulk, and scale. Guidelines: ❖ Consider a variety of factors to address h� height, bulk and scale impacts on adjacent properties with different zoning district designations, including the - following: - - -- d o Distance from the edge of a less ` intensive zone Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 16 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 187 o Differences in development standards between `a abutting zones (allowable building height, width, lot I coverage, etc.) �. o Effect of site size and shape o Type and amount of separation between lots in the different zones (i.e., separation by only a property line, by a street, or by other physical features such _ as grade changes). ❖ Utilize careful siting techniques and design treatment to achieve compatibility with ; i --- ' surrounding arealand uses, including the jRq W following: I ■u i - - �' o Architectural style o Details (such as rooflines e-r and window treatments) o Color and materials landscapin I Landscaping or ; other screening P Leeat7orrvr-reurd-re.rvi site t6 faeilitate ti=anssuEh as leeating required epen space next rrror 1� wall. o Co-locate s—neaF compatible existing uses or zoning districts-edges. e ❖ Reduce height, bulk and scale of the proposed structure as needed to , ' w i mitigate adverse impacts to adjoining r � public amenities, including sidewalks, E" - parks, and open space and to achieve m - - P 3 MR an acceptable level of compatibility, by-including the following: Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 17 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 188 I� o Articulate the ground floor building facade : ` vertically or horizontally in intervals that conform to new neighboring structures with 8 o Step back building upper levels from original footprint starting at the third story and once again when the building exceeds 6 stories to take advantage of views, increase sunlight at street level, and create a pedestrian scale. o Set back buildings located at street . intersection corners to promote visibility and encourage pedestrians to gather_ o Increase building setbacks from a less intensive zone edge. -ineFease building w ❖ Use architectural features to reduce building scale, such as: o Landscaping, trellis. o Variety of complementary building n materials. o Detailing, accent trim, fenestration, P r, or modulation. - Architectural Context and Features ~ Overview: Building design elements, details and massing should create a well-proportioned and unified building form, exhibit an overall architectural concept, exhibit features identifying the functions within the building, complement physical conditions of existing development, and if appropriate pioneer and establish a pattern or identity from which future development can take its cues. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 18 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 189 Intent: To focus on the design consideration of organizing the many architectural elements of a building into a unified whole, so that details and features can be seen to relate to the structure and not appear as add-ons, and the building form derives from its function and integrates into the surrounding architectural context. Guidelines: ❖ Create a well-proportioned and unified building form that exhibits an overall architectural concept expressed in distinct architectural features and details. ❖ Architectural features n9ayshall include a minimum of three (3) of the following: - o Building modulation or articulation o Bay windows or balconies - o Corner accent, such as a turret or clock tower o Garden or courtyard elements (such as a fountain or gazebo) Ala o Rooflines HIM o Building entries o Building base ❖ Architectural details may—shall include a minimum of five (5) of the following: o Treatment of masonry - such as ceramic tile inlay, paving stones, or alternating brick patterns o Treatment of siding - such as wood siding combined with shingles o Articulation of columns C o Sculpture or art work o Architectural lighting o Detailed grills and railings o Special trim details and moldings f o Trellis or arbor ; o Awnings or canopies Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 19 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 190 ❖ Exhibit building form and features r that identify the functions within the building, such as: - - � ,• � - o Grand entry for financial institution - o Balconies for residential ' ❖ Clearly distinguish roofline or top of the structure from the building's facade. 3 ❖ Ensure new buildings are compatible with existing architectural features that have set r— an aesthetic pattern, including the following: o Fenestration patterns o Building proportions o Building _d, materials -:-- inteFest On the strueture by including the . oTQ a,=,=oo-re-rerr-rents tv--re+nrvreethe-ri,-va-a-rcrt+eTr-v�=-art+CU,-crtroi=-rvr the StRletWe. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 20 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 191 � , making o PFevide lighting fiXtLffes, , a ❖ Design and organize the "fifth elevation" — the roofscape — rooftop elements to minimize visual impacts from surrounding buildings. Exterior Finish Material Overview: Building exteriors should be constructed of sustainable, —and--main +elasting, renewable, and easy to maintain materials that are attractive even when viewed up close. Intent: To encourage the use of durable and sustainable building materials that have texture, - i pattern, or lend themselves to a high quality of detailing. Guidelines: ❖ Use materials that by their nature, provide a sense of permanence, and can provide texture or scale that i', '= ',;::: helps new buildings fit better into their surroundings. Examples of these exterior building materials include the following: o Stained or painted wood siding o Shingles o Brick - - � o Stone - o Ceramic and terra-cotta tile Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 21 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 192 ❖ Provide entries, plazas, or other semi-public or public spaces with a visually interesting ' ' ground plane, such as: o Use of local materials o Recording history and tradition o Designs that delight - Human Scale Overview: The term "human scale" generally refers to architectural features and site design elements oriented to ' human proportion and activity. A building has a good human scale if its details, elements and materials allow ` people to feel comfortable using and approaching it. Features that give a building human scale also encourage human activity (see Golden Ratio in glossary). Intent: To design new buildings and public spaces that incorporate architectural features, elements and details that achieve a good human scale. Guidelines: Utilize the following building elements to achieve human scale: . ❖ Distinctive ground floor building materials from upper _ stories. ❖ Alternation of dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation of the structure. ❖ Pedestrian weather protection in the form of = - canopies, awnings, arcades or other elements -=-- wide enough to protect at least one person. - Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 193 ❖ Pedestrian-oriented open space such as a courtyard, garden, patio, or other unified landscaped areas. ❖ Bay windows that reflect an internal space such as a room or alcove. . o• Large areas of glazing separated through the use of moldings or door jambs. ❖ Trim or molding that appears substantial from the sidewalk and is separated from adjacent windows - ` by a vertical element. p�-eeas of glazing separated threuo -:-- ❖ Windows with small multiple panes of glass. ❖ Window patterns, building articulation and other treatments that help to identify individual residential units in a multi-family building. aFeades ❖ Visible chimneys. E N'I 5 f L:1.9 Commercial Entrances , I Overview: The space between the building and the public right-of-way may �I be conducive to pedestrian or resident - activity. In a business district, where pedestrian activity is desirable, the primary function of open space between commercial buildings and the sidewalk is to provide visual and physical access to activities such as vending, sitting or dining, as well as convenient and attractive access to the building. Whether for commercial activity or user access, the Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 23 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 194 semi-public and private space should ensure comfort and security, be sufficiently lighted, and entry areas should be protected from the weather. Intent: To provide opportunities in commercial and mixed-use buildings for entrances and associated spaces that are lively, attractive, comfortable, and secure for the pedestrian or resident. Guidelines: ❖ Where there is sufficient distance between the building and the public right-of-way, provide the following features: o Walking surfaces with attractive pavers o Area for commercial display or _ activities *Landscaping that screens undesirable elements or that enhances the public space and architecture pedestrian o Site furniture, artwork or amenities l such as fountains, benches, pergolas, kiosks, etc. e o Other methods that meet the intent of these criteria ❖ Ensure special detailing or architectural , . features at entrances, such as the following: o Ornamental glazing, railings or balustrades o Awnings or canopies o Decorative pavement and lighting _ Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 24 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 195 o Seating -.. - o Architectural molding o Planter boxes, containers, or trellises o Artwork signs and visible building : address o Other methods that meet the intent of these criteria io Residential Entrances Overview: Whether housing is mixed in with commercial projects or stand alone, entries need to provide security, a sense of privacy, and identity for the occupants and their visitors. Intent: To provide safety, privacy and visual interest for residential uses. Guidelines: ❖ In residential mixed-use buildings, enhance the character of the streetscape and create a transition between the public sidewalk and private entry by providing the following: 1 o Recessed or courtyard entries o Small gardens ` =__-__-- o Weather protection and/or grand canopies o Stoopeds entries or grand stairways o Change in glazing or window frame o Contrasting trim or distinctive - surrounds o Lighting o Distinctive addressing o Accented paving - o Other methods that meet the } intent of these criteria Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 25 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 196 ❖ Create unique unit entries in town house/rowhouse residential buildings by providing the following: o Entrances with stoops o Covered porch or entry o Transitional spaces such as portals or arcades o Distinctive paving of on-site walkways o Surrounds around entry doors using color, texture and building material .�._ fangoly/n9ixed use ceFrmdOF within commercial areas—and between public and private space in multi family/mixed use entries while 6=) Steeped entries er grand stairways * Accented paving Blank Walls Overview: In the pedestrian- oriented Midway a Transit Oriented Community, every effort should be made to buildings sheuld avoid large blank walls to increase pedestrian interest and reduce _ opportunities for tag_aers or other graffiti. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 26 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 197 Intent: To ensure a friendly streetscape, blank walls should be avoided, and if they are unavoidable, they should receive design treatment to increase pedestrian comfort, interest, and visual aesthetics. Guidelines: Avoid large blank building walls especially near public y- - and private sidewalks and pedestrian pathways. Avoid retaining walls that extend higher than eye level near a public sidewalk and between properties. " ❖ Provide special treatment for blank walls longer than twenty (20) feet and visible from pedestrian walkways, parking areas, and adjacent properties. The following treatments may be used: o Vertical trellis in fFent of the wall . .;}" supporting climbing vines er plants materials. o A landscaped planter Planter bed On fr nt of }"^ wall baek, planted containing a rich assortment of plant materials that vary in height, texture, and color. o Pedestrain-orientedAFt art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a - substantial portion of the blank wall surface. o Other methods that meet the intent of these criteria. Parking Near Sidewalks Overview: Parking below grade or structured parking is pFe€e however, some surface parking lots near n sidewalks are expected. Parking lots near sidewalks are similar Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 198 to blank walls, adding little interest to the pedestrian experience. Minimally parking lots should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. Intent: To design parking facilities that are pedestrian-friendly, safe, and easily maintained to maximize a lively street front. Guidelines: r ❖ Separate surface parking lots or carport areas adjacent to public rights-_of-_way by a low screen wall with plantings or plantings alone 24 to 36 inches high (and per KCC 15.07 and Kent Design & Construction Standards) Architectural Design). •O 0 nehes high at maturity (within 7 years) contained within ❖ Ensure parking structures at-grade and accessoryparking garages are P 9 9 9 architecturally compatible with the main 1� structure and streetscape using architectural detailing (i.e., frieze, cornice, canopy, overhang, trellis or other devices to cap the parking structure). 5 P! 4- + •3 Design a parking structure to provide visual interest to the streetscape or adjacent property by providing the following: ' o Commercial uses at the ground floor. o Dense landscaping that provides variety, height, texture, and color. o Landscaping and architectural features to parking entrances. o Techniques found in the Blank Walls section of Architectural Design. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 28 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 199 ❖ Ensure pedestrian walkways, ramps, and stairways associated with surface parking aFeas--andor parking structures, , ramps, and stairways are well-lit for safety with non-glare lighting to respect adjacent uses (see Kent Design & Construction Standards). ._. S I. When the uses surround the parking structure, utilize serne or the aFeas by providing wheel steps about two (2) feet fFeM the sidewalk OF J Personal Safety and Security Overview: New projects should consider opportunities to enhance personal safety and security } for the residents, workers, shoppers and visitors who enter the area. Intent: To reduce crime and create an increased feeling of personal safety and security through increased activity at street level using building design elements and improved pedestrian gathering places. Guidelines: ❖ Enhance public safety to foster 18-hour public activity. To accomplish this goal, utilize the following methods: o Strategically locate pedestrian and streetscape lighting. _ o Focus on key functional or aesthetic elements such as doorways, windows, signage, and architectural details. o Design public spaces to have clear -- - sight lines. 77 , 8 °❖ Use reduced glare security lighting fixtures r so as not to hamper the vision of pedestrians, bicyclists, drivers or adjacent property uses. r Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 29 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 200 ❖ Consider motion-detector lights in areas not needing constant night lights. .; .--Avemd blank, windewless walls that attFaet gFaffiti and that de net peFHqit FesitiTCTrrs-Oi^o'd oi=r(eFs to--obseFvethe stFeet. ❖ Use landscaping that maintains visibility, such as short shrubs and pruned trees, so there are no branches below six (6) foot height at 10 years after installation. a ,_. ❖ Use creative ornamental grille as fencing or p over ground floor windows wherever appropriate. .;. -Eliminate structures that previde hiding places fer criminal activi�t�. ♦ ❖ Design parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park - - A there and for occupants of nearby buildings. w.. ❖ Encourage "eyes on the street" through placement of windows, balconies and 5 street-level uses. 'ri- . Ensure natural visibility of children's play _ _- areas and other semi-public spaces. r� G Signage - Overview: There are two environments within 01 the Midway Transit Gengn9unity Overlay District {TGAD�. One fronts SR-99 and is awe- - oFienteAHighway Oriented with large volumes Midway Design Guidelines/Revisions post 12/14/09 LU ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 201 of traffic moving at relatively high speeds. The other environment is the--more Pedestrian Oriented ands located on streets to the east and west of SR-99 where the streets are narrow, vehicular speeds are greatly reduced, and the pedestrian is dominant. While different, both are treated as pedestrian-oriented by providing visual interest and human dimension to street-level building facades. The following are additional guidelines for signage. Intent: To create signs that are engaging, creative, and effective for a variety of user groups and respond to a variety of pedestrian and vehicular environments. Guidelines: ❖ Design signage as an integral part of the building fagade and architecture adding interest for the pedestrian and integrity _ in building design. ❖ Encourage creative and individual expression in the design and placement of signs. ❖ Encourage creative, sculptural, and neon signs. i� ❖ Placement of signage shall not obscure or 'Tr overlap architectural elements. t Glass buildings shall incorporate a sign band into the building design to accommodate 6G ��' Ir signage. R ❖ High-rise buildings shall consolidate multiple i- signs. lie in] ❖ For development over 2 acres in size, efeal:e-a ��� �, • Master Sign Plan shall be created that is in z_ " keeping with the objectives of the Midway Design Guidelines. +— with paH • In., .Lial parking stall signs sh,euld b.- level. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 31 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 202 S: ,;.- sign shall net exceed 15 feet in height and shall be integrated with —Th-4rKefl7'C'rffi=e Fit signs shall be belew 19 feet On height n9easuFed fi=enq the tep ef the sign te the ground plane, PFeVide a substantial base, be integrated .;.— shall net extend Fnere than 12' above the greund for parking garages. Pedestrian Ormente&-- .;.— business. , +— permitted. i .;.- buildings, (ne higher than 15 feet)-. .—Mefreng the gi=eund plane and shall be integrated with landseaping. nungent signs shall be ne tallei= than seven (7) feet On height n9easui=edsigns shall be "t frem above er reverse pan channel. +;.- ene sign per entFance and shall net extend ngere than 12' abe Lighting Overview: Lighting plays a critical role in the character of a place as well as for safe movement of pedestrians and vehicles. Well designed lighting limits glare and light pollution while providing security. Light can also provide visual interest by accenting trees, building facades, or providing fanciful ambient light. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 32 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 203 Intent: To provide artificial lighting that promotes visual interest and a sense of security for people in commercial and residential areas during evening hours. Guidelines: -^ ❖ Encourage illuminating distinctive features of the building, such as entries, signage, and areas of architectural detail and interest. ❖ Ensure lighting fixtures complement the building fagade. ❖ Utilize energy-saving night lighting (see Pei=senal Safety and Seeui=ity the Architectural Design sectien�. ❖ Utilize downward-directed lighting at entries and along walkways so as not to cast glare into right of way and neighboring uses (see Kent Design & _- low Construction Standards. � needing night lights. .;. Enceurag illuminating distinctive features ef the building, such as entries, signage, and areas ef architectural detail and interest. . Public and semi-public ❖ Street Lighting within the TG^^ and east SR 99 shall be non-glaring with cut off fixtures to minimize light spilling over onto adjacent properties or public ROW as specified €e-r Residential Ge"eateF StFeet a-33„-eaRen feund in Kent's — Design & Construction Standards Manu-aT KDCS If these u guidelines and the Genstructien StandaFds KDCS conflict, the guidelines control. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 33 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 204 ❖ Pedestrian—oriented lighting shall be used in all parks, plazas, or pathways to provide safety while minimizing light spillover on to adjacent properties. Private ❖ Ensure flood lighting in delivery areas is directed downward to limit glare and is active only during the time of delivery; otherwise, security lighting in delivery areas or high risk areas shall be low wattage and directed downward to be sensitive to adjacent uses. ❖ Ensure accent lighting is appropriate to and complements the overall character of the public or semi- public setting._T_TTrTrrT_rT_'C1U_ buiIding facade lighting te be sensitive te r Fesdenees and dFiveFS. ' character of the public er seFni public settirg-. i y Landscaping and Open Space Overview: Landscaping and green open spaces within the Transit ■ Vil+ageland use designated Midway Transit Community everlay District softens the urban form by integrating the building into the natural environment and creating public and semi-public spaces for human interaction. Intent: To create an intimate and human scale environment through the use of hardscape or greenscape which reinforces, complements and enhances the public streetscape and public open spaces and contributes to the natural environment while discouraging oversized spaces that lack eentainmep}human scale. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 34 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 205 Guidelines: Landscaping includes living plant materials, special pavements, trellises, ; ; screen walls, planters, site furniture and similar features that enhance the overall project design. Utilize the i following guidelines: o Select plant materials based on soil conditions and light exposure first, followed by form, texture and color to ensure an interesting landscape that will thrive within the niche in which they have been planted. o When selecting plant materials, utilize drought tolerant species and plants that support wildlife by creating habitat. o Use similar landscape construction materials, textures, colors or elements to fit into the surrounding eentent context to achieve design continuity. e ❖ Create plazas and courtyards that are welcoming and comfortable for human activity and social interaction while moving through, as well as sitting and standing within. Amenities to consider are: o Planters and trees f ; o Seating - benches, tables & chairs, low seating walls o Special paving o Bollards and mntongateor other - pedestrian lighting that accents the - building and landscape, aftd F,, eswhile facilitating pedestrian movement o Public art o Water feature ❖ Take advantage of special on-site conditions such as slopes, view corridors, significant trees, nearby publicly owned greenbelts or open space, or adjacent private open space in the following manner: Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 35 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 206 o Support the creation of a passive and active open space that may include pooling on-site open space requirements to create larger spaces. o Whenever possible, link semi-public spaces with adjacent public open spaces to facilitate movement from one place to another. o Wherever possible, retain existing mature trees in a manner that ensures longevity; o Street trees shall not be planted within 20 feet of any street light (see Kent Design & Construction Standards). o If a street has a uniform planting of street trees, or a distinctive species, install street trees that match the existing tree form or species (per KCC 6.10�. ❖ Enhance the built form through the use of plant ' materials, paving, and other features such as the following: o Emphasize entries with special = _ planting, decorative paving and 0. lighting. o Consider special features within a courtyard such as a fountain or pool. �. :'., r ,•.: 'sue `''�:: -,� o Consider integrating artwork into t. :r .•.. publicly accessible areas to evoke a 4 ` sense of place. F o Distinctively landscape open areas created by building modulation o Incorporate upper story planter boxes and roof planters. o Encourage water features, including natural marsh-like installations. o Where wheelchair ramps are provided on the street front, include a planting strip next to the sidewalk. Midway Design Guidelines/Revisions post 12/14/09 LUPB Public Hearing 36 ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 207 Definitions Articulation - Where built elements connect. Balcony - A balcony projects from a building and is enclosed by a railing, balustrade, or parapet. Bay Window - A bay window protrudes from an exterior wall. Blank Walls - A blank wall is over five feet (5') in height measured from finished grade at the base of the wall and longer than 20' measured horizontally, and does not have any significant building feature, such as a window, door, or other special wall treatment along that surface. Courtyard - A courtyard is an open space that is enclosed on three or more sides by walls or a building, and that is open to the sky. Fagade - Generally, a fagade refers to one side of the exterior of a building, especially the front since it is the most important from a design standpoint and typically contains the primary public entry and faces the public street. Fenestration - Fenestration is the design and arrangement of openings in a building envelope, such as windows, doors, and skylights. Gateways - Key intersections that are entranceways into the Midway Subarea. Golden Ratio - The golden ratio is a mathematical constant and used in the arts by architects and artists in an effort to proportion their works to be aesthetically pleasing. The following is the algebraic expression of the geometric relationship: a + b/a + alb = cp Pedestrian-friendly - Pedestrian-friendly, or walkability, is a measure of how friendly an area is for walking. Factors influencing walkability include the presence or absence and quality of footpaths or sidewalks, traffic and road conditions, land use patterns and their intensity, building accessibility, and safety, among others. Pedestrian Scale - Pedestrian scale is the perceived height and bulk of a building relative to other forms in its context. Service Areas - Service areas refer to enclosed or open areas, containing equipment and uses such as ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. Site Planning - Site planning is the organization and arrangement of structures, land form, circulation, parking, landscaping, drainage, privacy, public open spaces, and other facilities on a specific site. Good site planning will result in a cohesive ATTACHMENT A - LUPB PUBLIC HEARING 11/22/10 208 site design concept and take into consideration natural features, slope, hydrology, vegetation, land ownership, orientation, the uses and design of neighboring sites, and other features in the immediate vicinity of the site. Streetscape - The streetscape is the visual character and quality of a street as determined by various elements located between the edge of the street and the building face, such as trees and other landscaping, street furniture, artwork, transit stops, utility fixtures and equipment, and paving. Where there are frequent and wide spaces between buildings, the streetscape will be defined by the pattern of building and open space and the character of that open space. Surface Parking - Surface parking is single level vehicular parking located at ground level. Structured Parking - Structured parking is a multiple level structure designed specifically to be for automobile parking, in whole or in part. 209 ECONOMIC and COMMUNITY DEVELOPMENT Ben Wolters, Director PLANNING SERVICES 4^4�� Fred N. Satterstrom, AICP, Planning Director Charlene Anderson, AICP, Manager K EN T Phone: 253-856-5454 WASHINGTON Fax: 253-856-6454 Address: 220 Fourth Avenue S Kent, WA 98032-5895 November 15, 2010 To: Dana Ralph, Chair and Land Use and Planning Board Members From: Gloria Gould-Wessen, AICP, GIS Coordinator/Long Range Planner Subject: Midway Rezone & Development Regulations (CPZ-2007-2) (KIVA 2074570) For Public Hearing - November 22, 2010 MOTION: I move to recommend approval/denial/amendment of the Kent City Code Title 15 Zoning Option #3 and within said title Kent City Code Chapter 15.05 Option #2 as presented by staff, and to forward said recommendation to the Kent City Council for adoption. SUMMARY: To implement the Midway Subarea Plan (the Plan), the Land Use & Planning Board (LU&PB) held a workshop on March 8, 2010 for rezoning portions of the Midway Subarea, changing Land Use Plan Map designations, and revising Kent City Code Title 15 Zoning. On April 26, 2010, a public hearing was held and the LU&PB gave preliminary approval to rezoning Option #2 Zoning District Map, Option #1 Land Use Plan Map, and a range of options revising Kent City Code Title 15 Zoning with the intention to hold a final public hearing after incorporating additional revisions. The proposed revisions include abandoning the Midway Overlay District, relying instead on the Land Use Plan Map designation Transit Oriented Community; revising the Zoning District Map to reflect a longer timeframe for light rail to be operational; and revising Kent City Code to reflect input received at the public hearing, written and verbal comments from the public and officials, and additional staff consideration (see Attachments A-D). The text revisions are noted by a bold red underline (i.e., additions) or a bold red strike-through (i.e., deletions). BACKGROUND: Rezoning portions of the Midway Subarea and revising the Kent City Code will in part implement the preliminarily approved Midway Subarea Plan of November 23, 2009. The collaborative planning effort, called Envision Midway, is the foundation for the Midway Subarea Plan which anticipates the future extension of Sound Transit light rail service within the Pacific Highway transportation corridor. The present recession has reduced funding revenues for Sound Transit, delaying expansion of light rail into Midway. 210 The revisions to the Zoning District Map and Kent City Code reflect the revisions to the Midway Subarea Plan and the Midway Design Guidelines under consideration at the November 22, 2010 Public Hearing. The revised sections within Kent City Code are as follows: • Kent City Code 15.02 - Definitions • Kent City Code 15.03 - Districts Established - Zoning Map • Kent City Code 15.04 - District regulations • Kent City Code 15.05 - Off-Street Parking and Loading Requirements • Kent City Code 15.06 - Sign Regulations • Kent City Code 15.07 - Landscape Regulations • Kent City Code 15.09 - Administration RECOMMENDATION: Staff recommends Option #3 amendment to Zoning District Map, Option #3 amendments to Kent City Code - Title 15 Zoning, and Option #2 amendment to KCC 15.05 - Off-Street Parking and Loading Requirements as presented. Option #3 Zoning District Map supports the Land Use Plan Map Designation Transit Oriented Community. Option #3 Kent City Code Title 15 completes amendments that support the Midway Subarea Plan with clear definitions; new zoning districts and land use tables linked to the Land Use Plan Map Designation Transit Oriented Community; sign and landscaping regulations supporting the new zoning districts; and amendments to the Administration chapter to evaluate or condition applications utilizing the Midway Design Guidelines; and Option #2 Kent City Code Chapter 15.05 - Off-Street Parking supports aforementioned recommendations. If there are any questions, please contact Gloria Gould-Wessen at 253.856.5441. GGW/pmS:\Permit�P/an�COMP PLAN_AMENDMENTS�2007\CPA-2007-4_MID WAY\LUPB\RegulationskPublicHearing\112210_StaffRpt.doc Enc: Att.A Amendments to Kent City Code Title 15 Zoning Att. B Option #3 Zoning District Designation Att. C Option #1 Zoning District Designation Att. D Option #2 Zoning District Designation Att. E Options#1  KCC 15 Zoning as previously presented Att. F Midway Overlay District cc: Ben Wolters E&CD Director Fred Satterstrom,AICP, Planning Director Charlene Anderson,AICP, Planning Manager Kim Adams-Pratt,Assistant City Attorney File November 22,2010 Land Use&Planning Board Public Hearing Midway Rezone —CPZ-2007-2 211 Amendments to Kent City Code: Title 12 Planning & Land Development and 15 Zoning 1. RECOMMENDATION: Amend Kent City Code 12.01.040(A) - Project permit application framework, as follows: (insert within column Process II of table of Process types between Downtown design review, only minor remodels [I][7] and Multifamily design review [I][7]) Midway design review (1)(7) 2. RECOMMENDATION: Amend Kent City Code 15.02 - Definitions, as follows: (insert between 15.02.065 Building height and 15.02.067 Bulk retail uses) Build-to lines. Build-to lines means the location along a designated block or right-of- way where a building must be constructed. The build-to line is the property line. (insert between 15.02.400, Sign, freestanding and 15.02.405 Sign, gate or entrance) Sign, freestanding monument. Freestanding monument sign means a sign above grade which is mounted or attached to a wide base or grade. These signs are composed of a sign face and a sign base. The base and architectural detail must be consistent with the character of the primary structure. (insert between 15.02.223 Less restrictive alternative and 15.02.225 Lot) Live-work unit. Live-work unit means a structure or portion of a structure that functions predominantly as work spaces and secondarily as residences, and: A. Combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household; B. The resident owner or employee of the business is responsible for the commercial or manufacturing activity performed; and C. The commercial or manufacturing activity conducted takes place subject to a valid business license associated with the premises. 3. RECOMMENDATION: Amend Kent City Code 15.03.010 - Establishment and designation of districts, as follows: (insert between DCE Downtown Commercial Enterprise District and CM-1 Commercial Manufacturing-1 District) MTC-1 Midway Transit Community-1 District The purpose and intent of the MTC-1 district is to provide an area that will encourage the location of moderately dense and varied retail, office, or residential activities in 212 support of rapid light rail and mass transit options, to enhance a pedestrian-oriented character while acknowledging the existing highway corridor character, and to implement the goals and policies of the Midway Subarea Plan. MTC-2 Midway Transit Community-2 District The purpose and intent of the MTC-2 district is to provide a place and create environmental conditions which will promote the location of dense and varied retail, office, or residential activities, and recreational activities in support of rapid light rail and mass transit options, to ensure a primarily pedestrian-oriented character, and to implement the goals and policies of the Midway Subarea Plan. MCR Midway Commercial/Residential District The purpose and intent of the MCR district is to provide area that will encourage the location of dense and varied retail, office, or residential activities in support of rapid light rail and mass transit options, to enhance a pedestrian-oriented character, and to implement the goals and policies of the Midway Subarea Plan. 4. RECOMMENDATION: Amend City of Kent official Zoning District Map, as proposed in Option #3 - Midway Zoning District Designation (see Attachment B - Option #3 Midway Zoning District Map). Explanation.- Option #1 - Midway Zoning District Designation (see Attachment C - Option#1 Zoning District Map) proposes the following: • MTC-1 Midway Transit Community-1 District, located adjacent to SR-99 within the Land Use Plan Map designation of Transit Oriented Community (TOC) (see Attachment D - Option #1 Land Use Plan Map). • MTC-2 Midway Transit Community-2 District, located adjacent to 30t" Ave South within the Land Use Plan Map designation of TOC. • CM-2 Commercial Manufacturing-2 District, located along SR-99 south of S 246th St and north of S 2681" St within the Land Use Plan Map designation of Commercial (C). • MCR Midway Commercial/Residential District, located east of Military Road and north of SR-516 within the Land Use Plan Map designation of TOC. • CC Community Commercial District, located west of Military Road and north and south of SR-516 within the Land Use Plan Map designation of TOC. • MHP Mobile Home Park, existing MHP zoning district map designations located in portions of Land Use Plan Map designated TOC are maintained, even properties that are not presently functioning as a mobile home park and historically were never mobile home parks (i.e., 2500600420 and 2500600425). Option #2 - Midway Zoning District Designation (see Attachment D - Option #2 Zoning District Map as preliminarily approved by the LU&PB Public Hearing April 26, 2010) proposes zoning districts designations identical to Option #1 with the following exception: November 22, 2010 - Land Use & Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 213 • MHP Mobile Home Park, existing MHP zoning district map designations as described in Option #1 are maintained, except properties that are not presently functioning as a mobile home park and historically were never mobile home parks (i.e., 2500600420 and 2500600425). Option #2 proposes that the aforementioned tax parcels have a zoning district designation of MTC-2 Midway Transit Community-2 District. Option #3 - Midway Zoning District Designation (see Attachment B - Option #3 Zoning District Map) proposes zoning districts designations identical to Option #2 Zoning District Map as preliminarily approved by the LU&PB Public Hearing April 26, 2010 with the following exceptions: • Properties within the Midway Study Area located west of Military Road and north of SR- 516 (i.e., 1522049027, 1522049109, 1522049027, and 7260220060) presently zoned General Commercial (GC) and parcel 7260200060 presently zoned Community Commercial (CC) would be rezoned Midway Commercial/Residential (MCR); and • Properties within the Midway Study Area located west of Military Road and south of SR- 516 (i.e., 1522049046 and 1522049010) presently zoning General Commercial (GC) would be rezoned to Community Commercial (CC). • Properties between South 2401" Street and South 2461" Street within the designated Transit Oriented Community changes from Midway Transit Community 2 (MTC-2) to Midway Commercial/Residential (MCR) to provide transition from the auto-oriented land uses south of South 246t" and the more pedestrian-oriented intensity of MTC-2 north of South 240t" 5. RECOMMENDATION: Amend land uses within the District Regulations chapter of Kent City Code 15.04.020 thru 15.04.130 - District Regulations Option #3 Land Uses tables and Option #3 Development Conditions, as follows: (See Attachment E - Option #1 and #2 Land Use tables and Option #2 Development Conditions.) November 22, 2010 - Land Use & Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 Op3_LU Res 214 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 0ty of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o U c fu 0- N C = Conditional Uses L (U in -p a) 4� .L 0 i •i 4- f0 N A = Accessory Uses ( fa o _ o L- a) ra N � � — E 'er _ ro E E E v 0 � o f U a E v E 0 U U i5 U U U fu U KCC 15.04.020 Residential Land Uses One single-family dwelling per lot P One duplex per lot One modular home per lot Duplexes Multifamily townhouse units P P P P(2) Multifamily dwellings P P P P(2) Multifamily dwellings for senior citizens P P P P(2) Mobile homes and manufactured homes P Mobile home parks P Group homes class I-A C P P P P C Group homes class I-B C P o P C Group homes class I-C C C P C Group homes class II-A C C C Group homes class II-B C C C C C Group homes class II-C C C C C C Group homes class III C(23) C�23 C(23) C(23) C(23) Rebuild/accessory uses for existing dwellings PL61 P 6 P 6 P(6) P(6) Transitional housing P(7) Guest cottages and houses Rooming and boarding of not more than three (3) persons Farm worker accommodations Accessory uses and buildings customarily appurtenant to a permitted use A A A Accessory dwelling units Accessory living quarters AL141 A 1+ Ht i4 A(14) A(14) Live-work units P 28 Home occupations A 11 A 11 A 11 A(11) A(11) A(11) Service buildings A Storage buildings and storage of recreational vehicles A 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 of 3 LUPB Hearing December 6, 2010 AMENDED PAGE ATTACHMENT-A Op3_LURes 215 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 Qty-e€Kent Land Use Tables 6�rer�ay-Bistriet New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses i t S = Special Uses o c c a L` L 4 t C = Conditional Uses N M 0 N E 'L 4� u N A = Accessory Uses �o ,o �, _ 4� o �, v •Gc S 'E .9 2 C E • Gi NE O . UE E E O Eo~ o oo ^ o U � U U U o 2: U U U U2: 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 C C C C(12) Designated manufactured home I P(25) 15.04.030 Residential land use development conditions(excerpts relevant to above table) (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. (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. (14)Accessory living quarters are allowed per the provisions of KCC 15.08.359. (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. 11/30/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 of 3 Op3_LU Res 216 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o ' U c fu 0- N C = Conditional Uses L W in -p a) 4� .L 0 i •i 4- f0 N A = Accessory Uses ( fa o _ ij L- a) ra N � � — E 'er _ ro °c' E L O v E r" E E v O E U w +, D- U C ~ O ~ O U O •D = O U O fu U U U 0 � U U U U2: Amend Kent City Code 15.04.030- Residential land use development conditions, as follows (insert after 27.) i (28) Live-work units; provided,that the following development standards shall apply for live-work units, in addition to those set forth in 15.04.190. a.The unit shall contain a cooking space and sanitary facility in conformance with applicable building standards; b.Adequate and clearly defined working space must constitute no less than fifty percent of the gross floor area of the live/work unit. Said working space shall be reserved for and regularly used by one or more persons residing there; c.At least one resident in each live/work unit shall maintain at all times a valid city business license for a business on the premises; d. Persons who do not reside in the live/work unit may be employed in a live/work unit when the required parking is provided; e. Customer and client visits are allowed when the required parking is provided; f. No portion of a live/work unit may be separately rented or sold as a commercial space for a person or persons not living on the premises, or as a residential space for a person or persons not working on the premises; R.The multiple-family design guidelines and development standards do not apply to live/work units; h. Construct all nonresidential space,to the maximum allowed,to commercial building standards;and i. Provide an internal connection between the residential and nonresidential space within each unit. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 3 of 3 Op3_LUManu 217 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 0ty of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o U c fu 0- N C = Conditional Uses L W in -p a) 4� .L 0 i •i 4- f0 N A = Accessory Uses ( fa o _ o L_ a) ra N � � — E 'er _ ro E E E v 0 � o f U a E v E 0 U U i5 � U U U U2: KCC 15.04.040 Manufacturing Land Uses Manufacturing, processing, blending and packaging of food & beverage products P(23) Manufacturing, processing, blending, and packaging of drugs, pharmaceuticals, toiletries, and cosmetics P Manufacturing, processing, blending, and packaging of dairy products and byproducts P Industrial laundry and dyeing (including linen supply and diaper services) P Printing, publishing, and allied industries P Chemicals and related products mfg. Contractor shops P(5)(3) Custom arts and crafts products mfg. Computer, office machines, and equipment mfg. P(3) Manufacturing and assembly of electrical equipment, appliances, lighting, radio, TV communications, equipment, and components P(3) Fabricated metal products mfg., custom sheet metal mfg., containers, hand tools, heating equipment, screw products, extrusion, coating, and plating P Manufacturing and assembly of electronic and electrical devices, and automotive, aerospace, missile, aircraft, and similar products P(3) Hazardous substance land uses �� A(8) A(7) Offices incidental and neccessary to the conduct of a principally permitted use A P Warehousing and distribution facilities P(16) Rail-truck transfer uses Outdoor storage (including truck, heavy equipment, and contractor storage yards as allowed by development standards, KCC 15.04.190 and 15.04.195) P Miniwarehouses self-storage 6 C(19) P Manufacturing of soaps, detergents, and other basic cleaning and cleansing preparations 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 of 5 Op3_LUManu 218 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 0ty of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o � � Y c a N C = Conditional Uses L " 4- °' 4' � a� L Q E '� 4' A = Accessory Uses ( fa N � _ o a, _ ro d E U E C U C U i5 U U U U fu 2: 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 Manufacuturing, processing, treating, assembling, and packaging of articles, products, or merchandise from previously prepared ferrous, nonferrous, or alloyed metals 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 Afg+ Afg+ Afg+ permitted use 1 (10) 1 (10) 1 (10) 1 1 A(9) I A(9) Impound lots I I I I 1 1C 15.04.050 Manufacturing land use development conditions: (excerpts relevant to above table) (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. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 of 5 Op3_LUManu 219 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 Otlyr of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o � U c a N C = Conditional Uses o g L v i i 4' N A = Accessory Uses ( fa N _ o a, E 'er _ ro 0 °c' E L o v E ` E E v O E v w a E v E I � U U B U D � U U U U2: (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. (10) Includes incidental storage facilities, which must be enclosed, 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. (19) Miniwarehouses; provided, that the following development standards shall apply for miniwarehouses, superseding those set out in KCC 15.04.190 and 15.04.200: 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 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. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 3 of 5 Op3_LUManu 220 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 0ty of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o � U c a N C = Conditional Uses o g L v i i 4' N A = Accessory Uses ( fa N _ U) a, E 'er E E E v � o f U ~ O ~ O U O = O U O U U B U D 2: U I U U I U (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. The horizontal dimension of any structure facing the perimeter of the site shall be offset at intervals not to exceed one hundred (100)feet. The offset shall be no less than twenty(20)feet in the horizontal dimension, with a minimum depth of five (5)feet. n. Building materials. If abutting a residential use or zone, residential design elements such as brick veneer, wood siding, pitched roofs with shingles, landscaping, and fencing shall be used. No 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: (1)Auctions (other than tenant lien sales), commercial, wholesale or retail sales, or garage sales. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 4 of 5 Op3_LUManu 221 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 Otlyr of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o [= U c a N C = Conditional Uses o g L v i i 4' N A = Accessory Uses ( fa N _ U) a, E 'er _ ro 0 °c' E L o v E E v E E E U ~ O ~ O U O D = O U O U U B U D Z U U U U (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 chemicals or explosive substances. p. Fencing. No razor wire is allowed on top of fences. (23) Excluding slaughtering, rendering, curing, or canning of meat or seafood products. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 5 of 5 Op3_LUTranspo 222 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 Otlyr of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o U c fu 0- N C = Conditional Uses L W in -p a) 4� .L 0 i •i 4- fu N A = Accessory Uses ( fa o _ o L- a) ra N � � — E 'er _ ro E ` E E v o f v w 0 a E v E U U i5 2: U U U fu U 2: 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 Railway and bus depots, taxi stands 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 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 Accessory uses and buildings customarily appurtenant to a permitted use A A A A A Wireless telecommunications facility (WTF) by administrative approval P 1 3 P 1 3 PLU 3 P(2)(3) P(1)(3) Wireless telecommunications facility (WTF) by conditional use perm I C 4 3 C 4 3 C 4 3 C(8) C(5)(3) C(4)(3) EV Charging Station A(9) A( A(9) A(9) A(9) A(9) Rapid Charging Stations A A A A A A 15.04.065 Transportation, public, and utilities land use development conditions: (excerpts relevant to above table) (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. (8) If on property owned, leased, or otherwise controlled by the city or other government entity subject to KCC 15.08.035(I). (9) Level 1 and 2 charging only. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 of 1 Op3_LUWhol 223 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 Otlyr of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o U c fu 0- N C = Conditional Uses L W in -p a) 4� .L 0 i •i 4- f0 N A = Accessory Uses ( fa o _ o L_ a) ' ra N � � — E 'er _ ro y °c' E L o E r E E v 0 � O E U a E v E � fu U U U i5 � U U U U2: KCC 15.04.070 Wholesale and Retail Land Uses Bakeries &confectioneries P P P P Wholesale bakery P Bulk retail P 2 61 P 26 P Recycling centers Retail sales of lumber, tools, and other building materials, including preassembled products P P Hardware, paint, tile and wallpaper (retail) P P P P Farm equipment P P General merchandise: Dry goods, variety and department stores (retail) P P P Food and convenience stores (retail) P P P Automobile, aircraft, motorcycle, boat, and recreational vehicles sales (retail) P P Automotive, aircraft, motorcycle, and marine accessories (retail) P P P P Gasoline service stations SL6 S�j6 S(6) S(6) Apparel and accessories (retail) 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 Eating and drinking establishments (with drive-through) S(6)(20) Eating facilities for employees P P Planned development retail sales Drive-through/drive-up businesses (commercial/retail - Pf-a} other than eating/drinking establishments) L241 P 24 P(20) P(20) Miscellaneous retail: Drugs, antiques, books, sporting goods,jewelry, florist, photo supplies, video rental, computer supplies, etc. P ° P P Liquor store P P P Farm supplies, hay, grain, feed, fencing, etc. (retail) P P Nurseries, greenhouses, garden supplies, tools, etc. P P P Pet shops (retail and grooming) P P 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 of 2 Op3_LUWhoI 224 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&P13 in Public Hearing April 26, 2010) Chapter 15.04 Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses 4' `n 4.1 � Y fa ra v c a C = Conditional Uses 4 o -0 L v i i 4' N A = Accessory Uses ( fa N _ U)fu a, _ ro 2: E 2: E -2 C: E L o v ~ O ~ C U O = O U O fu U CI Ul i5 U U U U2: Computers and electronics (retail) P P P P Hotels and motels P ff 251 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) Accessory uses and buildings customarily appurtenant to a A permitted use LU7 A 17 A 17 A(16) A(16) Agriculturally related retail Battery Exchange Station A 23 AL_ 3 A 23 S(23) S(23) Note: a. C)pteion #3 if two story development within strip mall or sheppmnq cen 15.04.080 Wholesale and retail land use development conditions: (excerpts relevant to above table) (6) Special uses must conform to the development standards listed in KCC 15.08.020. (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. (23) All battery exchange activities and associated storage shall take place within an enclosed building. The development standards listed in KCC 15.08.020.13 shall apply, except that number three (3) shall not apply. Amend Kent City Code 15.04.080-Wholesale and retail land use development conditions,as follows(insert after (24) Drive-through/drive-up businesses are permitted only under the following conditions: a.The development must be within a strip-mall or shopping center. (25) The ground floor or street level must be retail or pedestrian-oriented following the Midway Design Guidelines. The main ground floor entry shall open to a public street with accessory retail uses accessible by pedestrians. (26) Bulk retail is permitted only when single tenant building is over one acre in size. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 of 2 Op3_LUSery 225 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 0ty of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o U c fu 0- N C = Conditional Uses L W in -p a) 4� .L 0 i •i 4- f0 N A = Accessory Uses ( fa o _ o L_ a) ra N � � — E 'er _ ro E E E v 0 � o f U a E v E 0 U U i5 � U U U U2: KCC 15.04.090 Service Land Uses Finance, insurance, real estate services P P P P P Personal services: Laundry, dry cleaning, barber, salons, shoe repair, launderettes P P_ P P Mortuaries P P Home day-care P P P P P Day-care center P P P P P P Business services, duplicating and blue printing, travel agencies, and employment agencies P P P P Building maintenance and pest control 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 Rental and leasing services for cars, trucks, trailers, furniture, and tools p p Auto repair and washing servies (including body work) P C P Repair services: Watch, TV, electrical, electronic, upholstery P P P Professional services: Medical, clinics, and other health care related services P ' P P Heavy equipment and truck repair P Contract construction service offices: Building construction, plumbing, paving, and landscaping P 16 P Educational services: Vocational, trade, art, music, dancing, barber, and beauty P P P Churches S 4' S 4 S 4 S(4) S(4) Administrative and professional offices - general P P P P P Municipal uses and buildings P 13 P(13 PL1 31 P(13) P(13) Research, development, and testing P P P Planned development retail sales Accessory uses and buildings customarily appurtenant to a permitted use 19 A 19 A U9 A(18) A(18) Boarding kennels and breeding establishments C 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 of 2 Op3_LUSery 226 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 0ty of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o � U c a N C = Conditional Uses o g L v i i 4' N A = Accessory Uses ( fa N _ � U) a, E 'er E E E v � O E v w d U i C U U U D U U U U Veterinary clinics and veterinary hospitals P 8 P 8 P(8) P(8) Administrative or executive offices which are part of a predominant industrial operation Offices incidental and necessary to the conduct of a principally permitted use 15.04.100 Service land use development conditions: (excerpts relevant to above table) (4) Special uses must conform to the development standards listed in KCC 15.08.020. (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. (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. (18) Includes incidental storage facilities and loading/unloading areas. (19)lncludes incidental storage facilities, which must be enclosed, and loading/unloading areas. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 of 2 Op3_LUCultur 227 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 0ty of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o U c fu 0- N C = Conditional Uses L W in -p a) 4� .L 0 i •i 4- fu N A = Accessory Uses ( fa o _ o L_ a) ' ra N � � — E 'er _ ro y °c' E L o E r" E E v 0 � O E U w ~ O ~ O U O = O U O fu U U U i5 � U U U U2: KCC 15.04.110 Cultural, Entertainment,and Recreational Land Uses Performing and cultural arts uses, such as art galleries/studios o P Historic and monument sites 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 P P Public assembly (outdoor): Fairgrounds and amusement parks, tennis courts, athletic fields, miniature golf, go-cart tracks, drive-in theaters, etc. 6 C P Open space use: Cemeteries, parks, playgrounds, golf courses, and other recreation facilities, including buildings p(7) or structures associated therewith C uq g9` C U9 C C Employee recreation areas Private clubs, fraternal lodges, etc. P 5 (' C C Recreational vehicle parks Accessory uses and buildings customarily appurtenant to a permitted use A A A A Recreational buildings in MHP I I I A 15.04.120 Cultural, entertainment,and recreational land use development conditions: (excerpts relevant to above table) (5) Business, civic, social, and fraternal associations and service offices are principally permitted uses. (7) Principally permitted uses are limited to golf driving ranges. Amend Kent City Code 15.04.120-Cultural,entertainment,and recreational land use development conditions, as (9) Conditionally permitted uses are limited to parks and playgrounds. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 of 1 Op3_LUResource 228 Option #3 - Kent City Code 15.04 District Regulations (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.04 Otlyr of Kent Land Use Tables New Key Zoning Districts Existing Zoning Districts P = Principally Permitted Uses S = Special Uses o U c fu 0- N C = Conditional Uses L W in -p a) 4� .L 0 i •i 4- fu N A = Accessory Uses ( fa o _ o L- a) ' ra N � � — E 'er _ ro y °c' E L o E r" E ce E v O E U w ~ O ~ O U O D = O U O fu U U U D � U U U U 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 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 Roadside stands 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 of 1 229 6. RECOMMENDATION: Amend development standards within the District Regulations chapter of Kent City Code 15.04.190 thru 15.04.195 - District Regulations Option #3 Development Standards tables and Option #3 Development Standard Conditions, as follows: (See Attachment E - Option #1 and #2 Development Standards tables and Option #1 Development Standard Conditions.) November 22, 2010 - Land Use & Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 Op3_ConnDevReWork (2) 230 Option #3 - Kent City Code 15.04 Development Standards (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) 15.04.190 Commercial and industrial zone development standards New Zoning Districts Existing Zoning Districts MTC-1 Midway MTC-2 Midway MCR Midway CC CM-2 Transit Community-1 Transit Community- Commercial Community Commerical District 2 District Residential District Commercial Manufacturing 2 Base Maximum Blase Max4mtt M Base Me ant +1.-S+A-R- 1.-S+A-R- f eraw I- 1.5 FAR uses, or "vvWH-*- '"vvrii--a- u1.0 FAT maxnrnum yi.G FATniammmum 11.0 FAT for-a♦ : hen of- for-aw for aFP Itei uses- 6&LSS! uses usesMaxomu �A 2 surface 6eO �eO �eO Minimum lot area: s ua are 7,500 71see 7,500 7,500 10,000 10,000 feet or acres,as noted sa.ft. ssq.A sq.ft. ssq.A sa.ft. ss-.f-, sq.ft. sq.ft. Minimum 'et wmdth 7-5--ft 7-5-ft 7" 7-5-#t 7-5-ft 7-5-ft Maximum site coverage. 80% 100% 800 40% 50% percent of site Minimum yard requirements: feet 20 ft ^ : 67 Mini -Front Yard see-eesiait- Guidelines eq 4ee-eesietrr es 15 ft. 15 ft. Guidelines Guidelines Guidelines 67 10 67 10 67 10 Mwnwmum-Side Yard see Besmmt- Guid see-6esirnr see-eesicnr es (9) (10) Guidelines Guidelines Guidelines Minimuni-Side yard on flanking street of a corner see Design Guidelines lot Minirnum Rear yard 67 67 19 67 19 20 ft. (19) Yards, transitional conditions Additional setbacks 5 St 16S Height limitation: in 55ft t 16St 6r' 3 Stry/ stories/not to exceed in feet 68 69 200 ft 3 -2� 200 ft 40 ft(30) 2 Stry/35 ft(30) 69 69 Landscaping The landscaping requirements of Ch. 15.07 KCC shall apply. See Outdoor storage I I I I 1 (39) (40,41) 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 Op3_ComDevReWork (2) 231 Option #3 - Kent City Code 15.04 Development Standards (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) 15.04.190 Commercial and industrial zone development standards New Zoning Districts Existing Zoning Districts MTC-1 Midway MTC-2 Midway MCR Midway CC CM-2 Transit Community-1 Transit Community- Commercial Community Commerical District 2 District Residential District Commercial Manufacturing 2 Blase I ♦ axi W utt1 BdSe Meximtm Blase I maxlmtm Signs The sign regulations of Ch. 15.06 KCC shall apply. Vehicle drive-through, drive- 46 46 (46) (46) in, and service bays Loading areas Off-street parking The off-street parking requirements of Ch. 15.05 KCC shall apply. review 50 56 50 56 50 56 (36,50, Additional standards 70 70 70 56) (50,56) Notes: 1. A Fninimum ef 2 SteFies. (9ptien: BeaFd n9ay eensideF waiving Figii9ingung height feF single tenant buildings eveF ene aeFe in sk7e;sueh 2. Additienal height @§ewe W• height fflaxingung, e�65', eptien \ 4. 65 ft 55 ft west ef Pae Hwy,,35 ft within 20 ft ef a SF Fesidential distFiet;45 ft within 40 ft ef SF Fesidential distFiet Optien 3. LlJPB may eensideFwaiving Fninimurn height feF single tenant buildings__ ene aeiein size. (Nete!Sueh eptien weuld Eenfliet cptien 3.LIJPo iiray een ider(ewer Fnaximum height e-g., 6S', 100ere+ther eptien-� 15.04.195 Commercial and industrial land use development conditions. (excerpts relevant to above table) 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. 19. No rear yard is required, except abutting a residential district, and then the rear yard shall be twenty(20) feet minimum. 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. 36. Design review for mixed use development is required as provided in KCC 15.09.045(E). 39. Outdoor storage areas are prohibited. 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. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 Op3_ComDevReWork (2) 232 Option #3 - Kent City Code 15.04 Development Standards (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) 15.04.190 Commercial and industrial zone development standards New Zoning Districts Existing Zoning Districts MTC-1 Midway MTC-2 Midway MCR Midway CC CM-2 Transit Community-1 Transit Community- Commercial Community Commerical District 2 District Residential District Commercial Manufacturing 2 Base M imum Base f4ximtxm Base IMMU= 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. 50. Development plan approval is required as provided in KCC 15.09.010. 56.The performance standards as provided in KCC 15.08.050 shall apply. Amend Kent City Code 15.04.195—Commercial and industrial land use development conditions,as follows (insert after 66.) (67) No yard, except as required by landscaping,or if surface parking is provided onsite. See the Midway Design Guidelines and KCC 15.09.045. (68)The height of new construction in MRT-1 zoning district abutting a residential district shall be thirty-five(35)feet in height within twenty(20)feet from the residential district and forty-five(45)feet in height within forty(40)feet from the residential district. (69) New construction shall conform to applicable Federal Aviation Administration regulations, including Part 77, Federal Aviation Regulations, Objects Affecting Navigable Airspace, as presently constituted or as may be subsequently amended. (70)The transit oriented community design review requirements of KCC 15.09.045 shall apply. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_RegsO9O21O.xls 3 233 7. RECOMMENDATION: Amend within the Off-Street Parking and Loading Requirements chapter of Kent City Code 15.05.040 - Parking standards for specific activities Option #2 Parking Space Requirement table and parking conditions, as follows: (See Attachment E - Option #1 Parking Standards table) November 22, 2010 - Land Use & Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 Op3_Parking 234 Option #2 - Amendments to Kent City Code 15.05 Parking Standards (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and Loading Requirements SPECIFIC LAND USE Parking Space Requirement Living Activities Single-family Two (2) parking spaces per single-family dwelling. Duplex Two (2) parking spaces per dwelling unit. Multifamily 1, One (1) parking space per unit for efficiency apartments in all sized developments; two (2) parking spaces for each dwelling unit for developments 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-income One (1) parking space for each two (2) dwelling units elderly 2, Accessory dwelling unit One off-street parking space per accessory unit is required in addition to the 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 houses One (1) parking space for the proprietor, plus one (1) space per sleeping room for boarders or lodging use, plus one(1)additional space for each four(4) persons employed on the premises. Mobile and manufactured home parks Two (2) parking spaces for each mobile home site, plus one(1) screened space for each ten (10) lots for recreation vehicles. Recreational vehicle park One (1) parking space for each site. Hotels 5 One (1) parking space for each guest room, plus two(2) parking spaces for each three(3) employees. Commercial Activities Banks 6 One (1) parking space for each two hundred (200) square feet of gross floor area, except when part of a shopping center. Professional and business offices 6 One (1) parking space for each two hundred fifty (250) square feet of gross floor area, except when part of a shopping center. Shopping centers 7 Four and one-half(4.5) spaces per one thousand (1,000) square feet of gross leaseable area (GLA)for centers having GLA of less than four hundred thousand (400,000) square feet, and five(5.0) spaces per one thousand (1,000) square feet of GLA for centers having a GLA of over four hundred thousand (400,000) square feet. Restaurants, nightclubs,taverns and One (1) parking space for each one hundred (100) square feet of gross floor area, except lounges 8 when part of a shopping center. Retail stores, supermarkets, One (1) parking space for each two hundred (200) square feet of gross floor area, except department stores and personal when located in a shopping center. service shops 9 Other retail establishments; furniture, One (1) parking space for each five hundred (500) square feet of gross floor area, except when appliance, hardware stores, located in a shopping center. household equipment service shops, clothing or shoe repair shops 10 Drive-in business 11 One (1) parking space for each one hundred (100) square feet of gross floor area, except when located in a shopping center. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1of4 Op3_Parking 235 Option #2 - Amendments to Kent City Code 15.05 Parking Standards (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and Loading Requirements SPECIFIC LAND USE Parking Space Requirement Uncovered commercial area, new and One (1) parking space for each five thousand (5,000) square feet of retail sales area in addition used car lots, plant nursery to any parking requirements for buildings, except when located in a shopping center. Motor vehicle repair and services One (1) parking space for each four hundred (400) square feet of gross floor area, except when part of a shopping center. Industrial showroom and display One (1) parking space for each five hundred (500) square feet of display area. Bulk retail stores One (1) parking space for each three hundred fifty (350) square feet of gross floor area. Industrial Activities Manufacturing, research and testing One (1) parking space for each one thousand (1,000) square feet of gross floor area. For laboratories, creameries, bottling parking requirements for associated office areas, see"Professional and business offices." establishments, bakeries, canneries, printing and engraving shops Warehouses and storage buildings One (1) parking space for each two thousand (2,000) square feet of gross floor area. Maximum office area of two(2) percent of gross floor area may be included without additional parking requirements. Speculative warehouse and industrial One (1) parking space for each one thousand (1,000) square feet of gross floor area if building buildings with multiple use or tenant size is less than one hundred thousand (100,000)square feet, or one (1) parking space for potential each two thousand (2,000) square feet of 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 lactual occupancy, Recreation-Amusement Activities Auditoriums, theaters, places of One (1) parking space for each four(4) fixed seats, or one(1) parking space for each one public assembly, stadiums and hundred (100) square feet of floor area of main auditorium or of principal place of assembly outdoor sports areas 12 not containing fixed seats, whichever is greater. Theaters (eption for previous Rent) Bowling alleys 13 Five (5) spaces for each alley, except when located in a shopping center. Dance halls and skating rinks 14 One (1) parking space for each two hundred (200) square feet of gross floor area, except when located in a shopping center. Golf driving ranges One (1) parking space for each driving station. Miniature golf courses One (1) parking space for each hole. Recreational buildings, whether One (1) parking space for each two hundred (200) square feet of gross floor area. Such spaces independent or associated with a shall be located adjacent to the building and shall be designated for visitors by signing or other multifamily complex special markings. Educational Activities Senior high schools, public, parochial One (1) space for each employee plus one(1)space for each ten (10) students enrolled. In and private 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 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2of4 Op3_Parking 236 Option #2 - Amendments to Kent City Code 15.05 Parking Standards (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and Loading Requirements SPECIFIC LAND USE Parking Space Requirement Colleges and universities and Two and one-half(2 1/2) parking spaces for each employee, plus one(1) space for each three business and vocational schools 15 (3)students residing on campus, plus one (1) space for 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 Elementary and junior high Two and one-half(2 1/2) parking spaces for each employee. 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. Libraries and museums One (1) parking space for each two hundred fifty(250) square feet in office and public use. Day-care centers One (1) parking space for each employee, plus loading and unloading areas. Medical activities Medical and dental offices io One (1) parking space for each two hundred (200) square feet of gross floor area, except when located in a shopping center. Convalescent, nursing and health One (1) parking space for each two (2) employees, plus one(1) parking space for each three institutions (3) beds. Hospitals One (1) parking space for each three(3) beds, plus one (1) parking space for each staff doctor, plus one (1) parking space for each three(3) employees. Religious activities Churches_ One (1) space for each five(5) seats in the main auditorium; provided, that 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 assembly rooms. Other uses 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. Amend Kent City Code 15.05.040 - Parking standards for specific activities, as follows [insert text after condition (5)d. Compactstalls will not be permitted except for one-third(113)of the required employee parking.] 3. In MTC-1, MTC-2,and MCR zoning districts,a minimum of 0.75 parking space per dwelling unit,or conduct a parking feasibility study to determine need. No spaces provided for recreation vehicles. 4. In MTC-1, MTC-2,and MCR zoning districts,one(1) parking space for each four(4)dwelling units,or conduct a parking feasibility study to determine need. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 3of4 Op3_Parking 237 Option #2 - Amendments to Kent City Code 15.05 Parking Standards (Amend as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and Loading Requirements SPECIFIC LAND USE Parking Space Requirement S. In MTC-1, MTC-2,and MCR zoning districts,one(1) parking space for each guest room, plus two(2) parking spaces for each five(5) employees,or conduct a parking feasibility study to determine need. 6. In MTC-1 and MCR zoning districts,one(1) parking space for each four hundred (400)square feet of gross floor area ,except when part of a shopping center and in MTC-2 zoning district,one(1) parking space for each five hundred (500) square feet of gross floor area or conduct a parking feasibility study to determine need. 7. In MTC-1 and MCR zoning districts,one(1) parking space for each four hundred (400)square feet of gross floor area or conduct a parking feasibility study to determine need. 8. In MTC-1 or MCR zoning districts,one(1) parking space for each two hundred (200)square feet of gross floor area and in MTC-2 zoning district a minimum of one(1) parking space for each three hundred (300)square feet of gross floor area or conduct a parking feasibility study to determine need. No parking is required if use is 3,000 square feet or less and with a parking supply of at least twenty(20)spaces within five hundred (500)feet or 1,000 feet of a public garage. 9. In MTC-1 and MCR zoning districts,one(1) parking space for each four hundred (400) square feet of gross floor area and in MTC-2 zoning district,one(1) parking space for each five hundred (500) square feet of gross floor area or conduct a parking feasibility study to determine need. No parking is required if use is eight hundred (800)square feet or less and with a parking supply of at least twenty(20)spaces within five hundred (500)feet or 1,000 feet of a public garage. 10. In MTC-land MCR zoning districts,one (1) parking space for each 1,000 square feet of gross floor area and in MTC-2 zoning district,one(1) parking space for each 1,000 square feet of gross floor area or a conduct parking_ feasibility study to determine need. No parking is required if use is eight hundred (800)square feet or less and with a parking supply of at least twenty(20)spaces within five hundred (500)feet or 1,000 feet of a public garage. 11. In MTC-1 and MCR zoning districts,one (1) parking space for each four hundred (400) square feet of gross floor area,except when located in a shopping center. 12. In MTC-1 and MCR zoning districts,conduct a parking feasibility study to determine need. 13. In MTC-1 and MCR zoning districts,three(3) parking spaces for each alley,except when located in a shopping center. 14. In MTC-1 and MCR zoning districts,one(1) parking space for each five hundred (500)square feet of gross floor area or conduct a parking feasibility study to determine need. 15. In MTC-1, MTC-2,and MCR zoning districts,conduct a parking feasibility study to determine need. 16. In MTC-1, MTC-2 and MCR zoning districts,a minimum of one(1) parking space for each four hundred (400) square feet of gross floor area or conduct a parking feasibility study to determine need. 17. In MTC-1, MTC-2 and MCR zoning districts,one(1) parking space for each ten (10)seats in the main auditorium; provided,that the spaces for any church shall not be less than ten (10). For all existing churches enlarging the seating capacity,one(1)additional parking space shall be provided for each ten (10)seats provided by the new construction. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 4of4 238 8. RECOMMENDATION: Amend within the Sign Regulations chapter of Kent City Code 15.06.050 - Regulations for specific districts, as follows: (insert between C. Signs permitted in downtown commercial and downtown commercial enterprise districts and D. Signs permitted in office and neighborhood convenience commercial districts.) D. Signs permitted in midway transit community-1 district. The aggregate sign area for any lot shall not exceed one (1) square foot for each linear foot of street frontage. Aggregate sign area for corner lots shall not exceed three-fourths (3/4) square foot for each linear foot of street frontage. The permitted signs enumerate in this subsection shall be subject to the total aggregate sign area and may be permitted subject to Midway Design Guidelines. 1. Identification signs for occupancies. Each single business property may have one (1) freestanding monument sign per street frontage or one (1) projecting sign per street frontage if located along or at the intersections of SR-99, SR-516, S 2401" Street, S 246t" Street, and S 272nd Street, if not located in a multitenant building, and one (1) wall sign and one (1) suspended sign per street frontage. a. Freestanding monument signs. Freestanding monument signs shall not exceed a height of fifteen (15) feet. The maximum sign area permitted is eighty (80) square feet for the total of all faces. No one (1) face shall exceed forty (40) square feet. The sign may be internally illuminated which shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. Freestanding monument signs shall not rotate, blink, flash, or be animated. Freestanding monument signs shall include landscaping and curbing around the base of the sign to prevent vehicles hitting the structure and improve the visual appearance of the sign structure. Landscaping shall be in proportion to the structure, with a minimum of one-half square foot of landscaping for each square foot of sign area and shall be maintained throughout the life of the sign. b. Projecting or suspended signs. Projecting or suspended signs shall not protrude less than eight (8) feet above the surface of the sidewalk. The following are recognized projecting signs: i. Blade sign. Blade sign shall be double-faced, may be non-illuminated, internal or internal indirect illuminated, or neon tube illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. The maximum sign area permitted is November 22, 2010 - Land Use &Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 LUPB Hearing December 6, 2010 ATTACHMENT -A AMENDED PAGE 239 eighty (80) square feet. No one (1) face shall exceed forty (40) square feet. The maximum sign height permitted is twenty (20) feet. Blade signs shall not rotate, blink, flash, or be animated. ii. Hanging sign. Hanging sign shall be double-faced and shall be non- illuminated. b. Wall signs. Wall signs shall not exceed an area of ten (10) percent of the building first floor facade to which it is attached or a minimum of twenty-four (24) square feet, shall be attached flat against the building, and placement shall not exceed thirty-five (35) feet above median sidewalk grade measured from the top of the sign. Wall signs may be non-illuminated, internally or indirectly illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. 2. Identification signs for multitenant buildings. Each multitenant property may have one (1) freestanding monument sign per street frontage or one (1) projecting sign per street frontage if located along or at the intersections of SR-99, SR-516, S 2401h Street, S 246th Street, and S 272nd Street and each occupancy may have one (1) wall sign and one (1) suspended sign per occupancy, except the anchor tenants with a business frontage of at least one hundred (100) linear feet shall be allowed two (2) wall signs. The aggregate wall sign area shall not exceed ten (10) percent of the first floor building facade to which the signs are attached. a. Freestanding monument signs. Each multitenant buildin.—, n rope rty_may have one (1) freestanding monument sign on each street frontage. The sign may not exceed a height of fifteen (15) feet. The maximum sign area permitted is eighty (80) square feet for the total of all faces. No one (1) face shall exceed forty (40) square feet. The sign may be internally illuminated which shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. Freestanding monument signs shall not rotate, blink, flash, or be animated. Freestanding monument signs shall include landscaping and curbing around the base of the sign to prevent vehicles hitting the structure and improve the visual appearance of the sign structure. Landscaping shall be in proportion to the structure, with a minimum of one-half square foot of landscaping for each square foot of sign area and shall be maintained throughout the life of the sign. b. Wall sign. Each multitenant building may have one (1) identification wall sign for the building's identification for each street frontage. The sign shall not exceed a total of five (5) percent of the first floor facade to which it is attached. The sign shall not name or advertise the individual tenants of the building. The sign may be internally illuminated which shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that November 22, 2010 - Land Use & Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 240 only the individual letters/characters are illuminated. Aggregate sign area shall apply. A multitenant building will have the option of the sign described in this subsection (D)(2)(b) or the identification sign described in subsection (D)(2)(c) of this section. c. Identification signs for occupancies. Each occupant of a multitenant building with street frontage shall be permitted two (2) wall signs and one (1) projecting or suspended sign. Each occupancy shall be allowed at least 24 square feet of sign area. The aggregate wall sign area shall not exceed ten (10) percent of the first floor facade to which the signs are attached. The wall sign may be internally illuminated and the projecting or suspended sign shall be non-illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. The projecting or suspended sign shall be non-illuminated. E. Signs permitted in midway transit community-2 district. The aggregate sign area for any lot shall not exceed one (1) square foot for each linear foot of street frontage. Aggregate sign area for corner lots shall not exceed three-fourths (3/4) square foot for each linear foot of street frontage. The permitted signs enumerated in this subsection shall be subject to the total aggregate sign area and may be permitted subject to Midway Design Guidelines. 1. Identification signs for occupancies. Each single business property may have one (1) freestanding monument sign per street frontage or one (1) projecting sign per street frontage, if not located in a multitenant building, and two (2) wall signs and one (1) suspended sign per street frontage. a. Freestanding monument signs. Freestanding monument signs shall not exceed a height of five (5) feet. The maximum sign area permitted is thirty (30) square feet for the total of all faces. No one (1) face shall exceed fifteen (15) square feet. The sign may be illuminated indirectly. Freestanding monument signs shall include landscaping and curbing around the base of the sign to prevent vehicles hitting the structure and improve the visual appearance of the sign structure. Landscaping shall be in proportion to the structure, with a minimum of one-half square foot of landscaping for each square foot of sign area and shall be maintained throughout the life of the sign. b. Projecting or suspended signs. Projecting or suspended signs shall not protrude less than eight (8) feet above the surface of the sidewalk. The following are recognized projecting signs: i. Blade sign. Blade sign shall be double-faced, may be non-illuminated, indirect illuminated, or neon tube illuminated. The maximum sign area permitted is thirty (30) square feet. No one (1) face shall exceed fifteen November 22, 2010 - Land Use &Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 LUPB Hearing December 6, 2010 ATTACHMENT -A AMENDED PAGE 241 (15) square feet. The maximum sign height permitted is fifteen (15) feet. Blade signs shall not rotate, blink, flash, or be animated. ii. Hanging sign. Hanging sign shall be double-faced and shall be non- illuminated. b. Wall signs. Wall signs shall not exceed an area of five (5) percent of the building first floor facade to which it is attached or a minimum of twenty-four (24) square feet. Wall signs shall be attached flat against the building, and placement shall not exceed fifteen (15) feet above median sidewalk grade measured from the top of the sign. If a single business property is greater than sixty-five (65) in height, one (1) building identification wall sign for each street frontage may be placed on the parapet. Wall signs may be non-illuminated, internally or indirectly illuminated, or neon tube illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. Wall signs shall not blink, flash, or be animated. 2. Identification signs for multitenant buildings. Each multitenant property may have one (1) freestanding monument sign or one (1) projecting sign and each occupancy with street frontage may have two (2) wall signs and one (1) suspended sign. The aggregate wall sign area shall not exceed five (5) percent of the first floor building facade to which the signs are attached. a. Freestanding monument signs. Each multitenant +rrgproperty may have one (1) freestanding monument sign on each street frontage. The sign may not exceed a height of five (5) feet. The maximum sign area permitted is thirty (30) square feet for the total of all faces. No one (1) face shall exceed fifteen (15) square feet. The sign may be illuminated indirectly. Freestanding monument signs shall include landscaping and curbing around the base of the sign to prevent vehicles hitting the structure and improve the visual appearance of the sign structure. Landscaping shall be in proportion to the structure, with a minimum of one-half square foot of landscaping for each square foot of sign area and shall be maintained throughout the life of the sign. b. Projecting or suspended signs. Projecting or suspended signs shall not protrude less than eight (8) feet above the surface of the sidewalk. The following are recognized projecting signs: i. Blade sign. Blade sign shall be double-faced, may be non-illuminated, internal indirect illuminated, or neon tube illuminated. The maximum sign area permitted is thirty (30) square feet. No one (1) face shall exceed fifteen (15) square feet. The maximum sign height permitted is fifteen (15) feet. Blade signs shall not rotate, blink, flash, or be animated. November 22, 2010 - Land Use &Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 242 ii. Hanging sign. Hanging sign shall be double-faced and shall be non- illuminated. b. Wall sign. Each multitenant building may have one (1) identification wall sign for the building's identification for each street frontage. The sign shall not exceed a total of five (5) percent of the first floor facade to which it is attached or a minimum of twenty-four (24) square feet. Wall signs shall be attached flat against the building, and placement shall not exceed fifteen (15) feet above median sidewalk grade measured from the top of the sign. If the multitenant building is greater than sixty-five (65) in height, one (1) building identification wall sign for each street frontage may be placed on the parapet. The sign shall not name or advertise the individual tenants of the building. Wall signs may be non-illuminated, internally or indirectly illuminated, or neon tube illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. Wall signs shall not blink, flash, or be animated. Aggregate sign area shall apply. A multitenant building will have the option of the sign described in this subsection (E)(2)(b) or the identification sign described in subsection (E)(2)(c) of this section. c. Identification signs for occupancies. Each occupant of a multitenant building with street frontage shall be permitted two (2) wall signs and one (1) projecting or suspended sign. Each occupancy with street frontage shall be allowed at least 24 square feet of sign area. The aggregate wall sign area shall not exceed five (5) percent of the first floor facade to which the signs are attached. The wall sign may be internally illuminated and the projecting or suspended sign shall be non-illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. The projecting or suspended sign shall be non-illuminated. Wall signs shall not blink, flash, or be animated. F. Signs permitted in midway commercial/residential district. The aggregate sign area for any lot shall not exceed one (1) square foot for each linear foot of street frontage. Aggregate sign area for corner lots shall not exceed three-fourths (3/4) square foot for each linear foot of street frontage. The permitted signs enumerated in this subsection shall be subject to the total aggregate sign area and may be permitted subject to Midway Design Guidelines. 1. Identification signs for occupancies. Each single business property may have one (1) freestanding monument sign per street frontage or one (1) projecting sign per street frontage, if not located in a multitenant building, and two (2) wall signs and one (1) suspended sign per street frontage. November 22, 2010 - Land Use &Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 243 a. Freestanding monument signs. Freestanding monument signs shall not exceed a height of fifteen (15) feet. The maximum sign area permitted is eighty (80) square feet for the total of all faces. No one (1) face shall exceed forty (40) square feet. The sign may be internally illuminated which shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. Freestanding monument signs shall not rotate, blink, flash, or be animated. Freestanding monument signs shall include landscaping and curbing around the base of the sign to prevent vehicles hitting the structure and improve the visual appearance of the sign structure. Landscaping shall be in proportion to the structure, with a minimum of one-half square foot of landscaping for each square foot of sign area and shall be maintained throughout the life of the sign. b. Projecting or suspended signs. Projecting or suspended signs shall not protrude less than eight (8) feet above the surface of the sidewalk. The following are recognized projecting signs: i. Blade sign. Blade sign shall be double-faced, may be non-illuminated, internal or internal indirect illuminated, or neon tube illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. The maximum sign area permitted is eighty (80) square feet. No one (1) face shall exceed forty (40) square feet. The maximum sign height permitted is twenty (20) feet. Blade signs shall not rotate, blink, flash, or be animated ii. Hanging sign. Hanging sign shall be double-faced and shall be non- illuminated. C. Wall signs. Wall signs shall not exceed an area of ten (10) percent of the building first floor facade to which it is attached or a minimum of twenty-four (24) square feet, shall be attached flat against the building, and placement shall not exceed thirty-five (35) feet above median sidewalk grade measured from the top of the sign. Wall signs may be non-illuminated, internally or indirectly illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. 2. Identification signs for multitenant buildings. Each multitenant property may have one (1) freestanding monument sign or one (1) projecting sign and each occupancy with street frontage may have two (2) wall signs and one (1) suspended sign per, except the anchor tenants with a business frontage of at least one hundred (100) linear feet shall be allowed three (3) wall signs. The aggregate wall sign area shall not exceed ten (10) percent of the first floor building facade to which the signs are attached. November 22, 2010 - Land Use &Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 LUPB Hearing December 6, 2010 AMENDED PAGE ATTACHMENT A 244 a. Freestanding monument signs. Each multitenant property may have one (1) freestanding monument sign on each street frontage. The sign may not exceed a height of fifteen (15) feet. The maximum sign area permitted is eighty (80) square feet for the total of all faces. No one (1) face shall exceed forty (40) square feet. The sign may be internally illuminated which shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. Freestanding monument signs shall not rotate, blink, flash, or be animated. Freestanding monument signs shall include landscaping and curbing around the base of the sign to prevent vehicles hitting the structure and improve the visual appearance of the sign structure. Landscaping shall be in proportion to the structure, with a minimum of one-half square foot of landscaping for each square foot of sign area and shall be maintained throughout the life of the sign. b. Wall sign. Each multitenant building may have one (1) identification wall sign for the building's identification for each street frontage. The sign shall not exceed a total of five (5) percent of the first floor facade to which it is attached. The sign shall not name or advertise the individual tenants of the building. The sign may be internally illuminated which shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. Aggregate sign area shall apply. A multitenant building will have the option of the sign described in this subsection (D)(2)(b) or the identification sign described in subsection (D)(2)(c) of this section. C. Identification signs for occupancies. Each occupant of a multitenant building with street frontage shall be permitted one-( )two 2 wall signs and one (1) projecting or suspended sign. Each occupancy shall be allowed at least 24 square feet of sign area. The aggregate wall sign area shall not exceed ten (10) percent of the first floor facade to which the signs are attached. The wall sign may be internally illuminated and the projecting or suspended sign shall be non-illuminated. Internal illumination shall be constructed using individual letters/characters, or sign cabinets with an opaque field or background so that only the individual letters/characters are illuminated. The projecting or suspended sign shall be non-illuminated. 9. RECOMMENDATION: Amend within the Landscaping Regulations chapter of Kent City Code 15.07.060 - Regulations for specific districts, as follows: (insert between H. Downtown commercial enterprise, DCE and I. Industrial agricultural, MA [industrial uses] and Agricultural general district, AG and Industrial park district, M1. I. Midway transit community-1district, MTC-1. 1. Additional landscaping requirements. Landscaping requirements shall be determined November 22, 2010 - Land Use & Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 245 through the midway design review process outlined in KCC 12.01.040 and shall include the following to soften the appearance of parking areas, building elevations and separate: a. The perimeter of properties abutting a single-family residential or mobile home park land use shall be landscaped with minimally ten (10) feet of Type I landscaping. b. The perimeter of properties abutting a multifamily residential land use shall be landscaped with minimally five (5) feet of Type II landscaping. C. The perimeter of properties abutting public right-of-way shall be landscaped with minimally ten (10) feet of Type III landscaping. The following exceptions apply: i. When a vehicular parking area abuts such setback, a Type III landscape strip with an average of twenty (20) feet in depth shall be provided. ii. When such setback is utilized as a public open space plaza and not accompanying parking, no perimeter landscaping strip shall be required, and iii. When such setback is utilized as a public open space plaza and exceeds thirty (30) linear feet, street trees shall be provided as set forth in 2009 Design & Construction Standards, or as subsequently amended. d. The perimeter of side property lines shall be landscaped with minimally five (5) feet of Type III landscaping, unless the building is constructed at the build-to line or property line. J. Midway transit community-2 district, MTC-2. 1. Additional landscaping requirements. Landscaping requirements shall be determined through the midway design review process outlined in KCC 12.01.040 and shall include the following to soften the appearance of parking areas, building elevations and separate: a. The perimeter of properties abutting public parks, plazas, open space, or multi-purpose trails shall be landscaped with minimally ten (10) feet of Type III landscaping. b. When vehicular parking area abuts public right-of-way, a Type III landscaping strip minimally five (5) feet in depth shall be provided. C. When vehicular parking area abuts the side property lines, a Type III landscaping strip minimally ten (10) feet in depth shall be provided. K. Midway commercial/residential, MCR. November 22, 2010 - Land Use &Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 246 1. Additional landscaping requirements. Landscaping requirements shall be determined through the midway design review process outlined in KCC 12.01.040 and shall include the following to soften the appearance of parking areas, building elevations and separate: a. When buildings abut the required front yard, a Type III landscaping strip minimally ten (10) feet in depth shall be provided. b. When vehicular parking area abuts public right-of-way, a Type III landscaping strip minimally fifteen (15) feet in depth shall be provided. C. When vehicular parking area abuts the side property lines, a Type III landscaping strip minimally ten (10) feet in depth shall be provided. 10.RECOMMENDATION: Amend within the Administration chapter of Kent City Code 15.09.045 - Administrative design review, as follows: (insert between F. Mixed use design review and G. Appeals) F. Transit oriented community design review. The planning services division shall use the following criteria in the evaluation or conditioning of applications under the transit oriented community design review process: 1. The midway design guidelines as an adopted element of the city's regulation of land use, which is statutorily authorized, shall apply to all development with a land use plan map designation of transit oriented community. 2. Residential use design review. In addition to the Midway design guidelines, the following design requirements apply to residential uses and development. a. Openings from the built-to line. When a residential unit has direct access to the public domain, a ten (10) foot front yard shall be provided. When residential units have access through a main location, such as an atrium, courtyard or other main entryway, said access shall be at the built-to line. b. Open space. Residential development shall provide not less than twenty (20) percent of the gross land area for common open space, which shall be: i. Designed to provide either passive or active recreation. ii. If under one (1) ownership, owner shall maintain. iii. If held in common ownership by all owners of the development by means of a home-owners' association, said association shall be responsible. If such open space is not maintained in a reasonable manner, the city shall have November 22, 2010 - Land Use &Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 247 the right to provide for the maintenance thereof and bill the homeowners' association accordingly. If unpaid, such bills shall be a lien against the homeowners' association; or iv. Dedicated for public use if accepted by the city legislative authority or other appropriate public agency. C. Storage of recreational vehicles. The storage or parking of recreational vehicles shall be prohibited. S:\Permit\Pla n\COM P_PLAN_AM E N D ME NTS\2007\CPA-2007-4_MID WAY\Regulati ons\Amendments)doc November 22, 2010 - Land Use & Planning Board Public Hearing Midway Zoning and Development Regulations - CPZ-2007-2 248 This page intentionally left blank. ATTACHMENT B - LUPB PUBLIC HEARING 11/22/10 a a s 249 22 1 a S2 s „9oa RD T S22g PL a a s*spa w m S 233 ST 2� S 232 �y e ST y p S 234 ST > Qpe'y a a fi S 236 ST Pp e s240ST a 2413T ry a 2423T 243 T ry a2 aT 3PL y d > S 243 ST 244 ST y y m m a: ' a > a < a — 244PL ST .. -_---- s aST Cy 245 P y S CT a2. S 246 ST 6 ST 4 Si 524i — GT yyp 524T A! S 248 ST S248 ST y N S PL N �fi�0 9`` s2pe OPTION #3 — ZONING N S lG sT DISTRICT DESIGNATION O2eQ 252 ST a LEGEND 53 S 252 T ZONING S 254 ST S S254 ST y Midway Transit Community 1 (MTC-1) ^255 -S 256 S 2 Midway Tansit Community 2 (MTC-2) `� 4 a2 al MidwayCommercial/Residential MCR ( ) Community Commercial (CC) `t Commercial Manufacturing 2 (CM-2) S 239 sT Sry59 3259 Ir, S 260 ST Mobile Home Park(MHP) MIDWAY STUDYAREA POTENTIAL ANNEXATION AREA CITY LIMITS OS 265 ST S 268 ST Q N Q mrv. 269 ST N S 210 Midway Subarea STT µ' Is Midway KEiJT a This map is a graphic aid only and is not a legal document.The City of Kent S makes no warranty to the accuracy of the labeling,dimensions,contours, S property boundaries,or placement or location of any map features depicted % thereon.The City of Kent disclaims and shall not be held liable for any and all y damage,loss,or liability,whether direct or indirect,or consequential,which J' may arise from use of this product, arise City of Kent Planning Services S 250 This page intentionally left blank. ATTACHMENT C - LUPB PUBLIC HEARING 11/22/10 a a s 251 a � S2 s „9os RD T S 229 PL - - 4 a l5pae Q a m s2az � S 233 ST 0 -9 ST S 234 ST \(�� �" a a �♦7y 5236 ST N D s y nP S a my P �O 521 ST r 1 m g C _'TT ------------ - Sp rZ s 241 aT y a 2423T 243 T N S2 ST 3-PL y d >244 ST S 243 ST y y m m a: a > a < g ,aowd a — 244 PL `� n aT s 4 ST cq 245 P y S CT FFN a 246 S 246 ST 6 ST 4 ST 524i GT SP 524T A! S 248 ST S248ST 6 PL A�fi sNgp % s2� OPTION #1 - ZONING DISTRICT DESIGNATION �O I 52 3T m a LEGEND S 252 L 5 T 5 ZONING S 254 ST ?54 S254 S y Midway-Transit Community 1 ^255 A! Q n S2 - Midway-Transit Community 2 4 S 56 32a Midway-Commercial/Residential - Community Commercial `t Mobile Home Park s zsa sr J eti59 3259 S 260 ST Commercial Manufacturing II (CM-2) MIDWAY STUDYAREA CITY LIMITS o� > POTENTIAL ANNEXATION AREA �O—(\ a S 265 ST S 258 ST Q N Q mrv. 269 ST N S270Midway Subarea, STT �' E KEiJT a This map is a graphic aid only and is not a legal document.The City of Kent S makes no warranty to the accuracy of the labeling,dimensions,contours, S property boundaries,or placement or location of any map features depicted % thereon.The City of Kent disclaims and shall not be held liable for any and all y damage,loss,or liability,whether direct or indirect,or consequential,which J' arises may arise from use of this product. Source:City of Kent Planning Services S 252 This page intentionally left blank. ATTACHMENT D - LUPB PUBLIC HEARING 11/22/10 ,.POL 253 a � i S2 �RL)- 5229 PL � � I I a m a m $ 233 ST 2 - S 232 - �T 524T � S 248 ST S248 ST r y y S P` AP�fi`�09 srype OPTION #2 - ZONING o ST DISTRICT DESIGNATION i a2 a LEGEND 53 "ST S 252 ~~ .5253PL S ZONING S 254 ST_ as2s N S254 aS , - Midway-Transit Community 1 255 " a - Midway-Transit Community 2 S 256 S 255 - Midway-Commercial/Residential - Community Commercial (CC) S 259 ST sI ��--^ - Commercial Manufacturing II (CM-2) 5ti59 5259 S 280 ST Mobile Home Park(MHP) MIDWAY STUDY AREA CITY LIMITS POTENTIAL ANNEXATION AREA PL OS 265 ST S 268 ST Q Q mrv. 269 ST N S270Midway Subarea, 5T µ' t: 1"=1,600' KEiJT a This map is a graphic aid only and is not a legal document.The City of Kent S makes no warranty to the accuracy of the labeling,dimensions,contours, S property boundaries,or placement or location of any map features depicted STgR thereon.The City of Kent disclaims and shall not be held liable for any and all y damage,loss,or liability,whether direct or indirect,or consequential,which J' arises may arise from use of this product, Source-City of Kent Planning Services S 1 254 This page intentionally left blank. ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 255 Option #1 - Kent City Code 15.04 District Regulations (Presented to the LU&PB Workshop March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses u) 'd U c a N C = Conditional Uses 4- (ULA E � L i 4- V N A = Accessory Uses fa _ o a, 3 26 E v o�_ p •� v i .� 23 E r� E v � 0 U w N O O U 0 = 0 U O � fu U U U 0 2: U U U U Z KCC 15.04.020 Residential Land Uses One single-family dwelling per lot P One duplex per lot One modular home per lot Duplexes Multifamily townhouse units P P P P(2) Multifamily dwellings P P P P(2) Multifamily dwellings for senior citizens P P P P(2) Mobile homes and manufactured homes P Mobile home parks P Group homes class I-A C P P P P C Group homes class I-B C P P P C Group homes class I-C C C C P C Group homes class II-A C C C C C Group homes class II-B C C C C C Group homes class II-C C C C C C Group homes class III 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) Transitional housing P 7 P(7) Guest cottages and houses Rooming and boarding of not more than three (3) persons Farm worker accommodations Accessory uses and buildings customarily appurtenant to a permitted use A A A A A Accessory dwelling units Accessory living quarters AL141 A 14 A 14 1 A(14) A(14) Home occupations Ali Ail Ali A(11) A(11) A(11) Service buildings A Storage buildings and storage of recreational vehicles A 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 256 Option #1 - Kent City Code 15.04 District Regulations (Presented to the LU&PB Workshop March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i 4- V N A = Accessory Uses fa _ o a, 3 26 E v o p •� v23 i .� E r� E v � Eo U w N :3 O O U O = O U O fu 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 CL1 21 C C(12) Designated manufactured home P(25) KCC 15.04.040 Manufacturing Land Uses: Manufacturing, processing, blending and packaging of food & beverage products P(23) Manufacturing, processing, blending, and packaging of drugs, pharmaceuticals, toiletries, and cosmetics P Manufacturing, processing, blending, and packaging of dairy products and byproducts P Industrial laundry and dyeing (including linen supply and diaper services) P Printing, publishing, and allied industries P Chemicals and related products mfg. Contractor shops P(5)(3) Custom arts and crafts products mfg. Computer, office machines, and equipment mfg. P(3) Manufacturing and assembly of electrical equipment, appliances, lighting, radio, TV communications, equipment, and components P(3) Fabricated metal products mfg., custom sheet metal mfg., containers, hand tools, heating equipment, screw products, extrusion, coating, and plating P Manufacturing and assembly of electronic and electrical devices, and automotive, aerospace, missile, aircraft, and similar products P(3) Hazardous substance land uses AC71 A(8) A(7) Offices incidental and neccessary to the conduct of a principally permitted use A A A P Warehousing and distribution facilities P(16) Rail-truck transfer uses 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 257 Option #1 - Kent City Code 15.04 District Regulations (Presented to the LU&PB Workshop March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i 4- V N A = Accessory Uses fa _ o a, 3 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U Outdoor storage (including truck, heavy equipment, and contractor storage yards as allowed by development standards, KCC 15.04.190 and 15.04.195) P Miniwarehouses self-storage C C(19) P 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 Manufacuturing, processing, treating, assembling, and packaging of articles, products, or merchandise from previously prepared ferrous, nonferrous, or alloyed metals 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 AC9_1 AM AL9_� A(9) A(9) 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 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 3 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 258 Option #1 - Kent City Code 15.04 District Regulations (Presented to the LU&PB Workshop March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i 4- V N A = Accessory Uses fa _ o a, 3 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U Railway and bus depots, taxi stands 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 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 Accessory uses and buildings customarily appurtenant to a permitted use 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(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(4)(3) KCC 15.04.070 Wholesale and Retail Land Uses Bakeries &confectioneries P P P Wholesale bakery P Bulk retail P Recycling centers Retail sales of lumber, tools, and other building materials, including preassembled products P P Hardware, paint, tile and wallpaper (retail) P P P P P Farm equipment P P General merchandise: Dry goods, variety and department stores (retail) p 1 P p p P Food and convenience stores (retail) P P P P Automobile, aircraft, motorcycle, boat, and recreational vehicles sales (retail) P P Automotive, aircraft, motorcycle, and marine accessories (retail) P P P Gasoline service stations S 6 S 6 S(6) S(6) Apparel and accessories (retail) p P p P P Furniture, home furnishing (retail) p P P P Eating and drinking establishments (no drive-through) P P P P P 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 4 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 259 Option #1 - Kent City Code 15.04 District Regulations (Presented to the LU&PB Workshop March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i 4- V N A = Accessory Uses fa r'J _ o a, 3 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U Eating and drinking establishments (with drive-through) S(6)(20) Eating facilities for employees Planned development retail sales Drive-through/drive-up businesses (commercial/retail - other than eating/drinking establishments) P a P(20) P(20) Miscellaneous retail: Drugs, antiques, books, sporting goods,jewelry, florist, photo supplies, video rental, computer supplies, etc. P P P P P Liquor store P P P P Farm supplies, hay, grain, feed, fencing, etc. (retail) P P Nurseries, greenhouses, garden supplies, tools, etc. P P P Pet shops (retail and grooming) P P P Computers and electronics (retail) P P P P Hotels and motels 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) Accessory uses and buildings customarily appurtenant to a permitted use AU 6-1A 17 A 17 A(16) A(16) Agriculturally related retail KCC 15.04.090 Service Land Uses Finance, insurance, real estate services P P P P P Personal services: Laundry, dry cleaning, barber, salons, shoe repair, launderettes P P P P P Mortuaries P P Home day-care P P P P P P Day-care center P P P P P P Business services, duplicating and blue printing, travel agencies, and employment agencies P P P P Building maintenance and pest control P P 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 5 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 260 Option #1 - Kent City Code 15.04 District Regulations (Presented to the LU&PB Workshop March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - fu g �i L 4- V N A = Accessory Uses fa _ o a, 3 26 E v o p •� v23 i .� E r� E v � Eo U w N :3 O O U O = O U O fu Outdoor storage (including truck, heavy equipment, and contractor storage yards as allowed by development standards, KCC 15.04.190 and 15.04.195) p Rental and leasing services for cars, trucks, trailers, furniture, and tools p p Auto repair and washing servies (including body work) P C P Repair services: Watch, TV, electrical, electronic, upholstery P P P Professional services: Medical, clinics, and other health care related services P P P P P Heavy equipment and truck repair p Contract construction service offices: Building construction, plumbing, paving, and landscaping EL161 P Educational services: Vocational, trade, art, music, dancing, barber, and beauty P P P P Churches S 4 S 4 S 4 S(4) S(4) Administrative and professional offices - general P P P P P Municipal uses and buildings P 13 P 13 P 13 P(13) P(13) Research, development, and testing P C P P Planned development retail sales Accessory uses and buildings customarily appurtenant to a permitted use A(18) AU9) A(19) A(18) A(18) Boarding kennels and breeding establishments C Veterinary clinics and veterinary hospitals PL8� PL8 P(8) P(8) Administrative or executive offices which are part of a predominant industrial operation Offices incidental and necessary to the conduct of a principally permitted use KCC 15.04.110 Cultural, Entertainment, and Recreational Land Uses Performing and cultural arts uses, such as art galleries/studios P P P P Historic and monument sites I I I p 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 6 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 261 Option #1 - Kent City Code 15.04 District Regulations (Presented to the LU&PB Workshop March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i 4- V N A = Accessory Uses fa _ o a, 3 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U 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 Public assembly (outdoor): Fairgrounds and amusement parks, tennis courts, athletic fields, miniature golf, go-cart tracks, drive-in theaters, etc. C C P Open space use: Cemeteries, parks, playgrounds, golf courses, and other recreation facilities, including buildings P(7) or structures associated therewith C C C C C Employee recreation areas Private clubs, fraternal lodges, etc. P 5 P 5 C C C C C Recreational vehicle parks Accessory uses and buildings customarily appurtenant to a permitted use 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 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 Roadside stands 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 7 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 262 This page intentionally left blank. ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 263 Option #1 & Option #2 - Kent City Code 15.04 District Regulations (as Preliminarily Approved by the LU&PB March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i 4.1 V N A = Accessory Uses fa _ o a, 3 IV 26 E �_ p •� v o v 23 U E U E E +� a E U E N c 2 fa U U U U U U U KCC 15.04.020 Residential Land Uses One single-family dwelling per lot P One duplex per lot One modular home per lot Duplexes Multifamily townhouse units P P P P(2) Multifamily dwellings P P P P(2) Multifamily dwellings for senior citizens P P P P(2) Mobile homes and manufactured homes P Mobile home parks P Group homes class I-A C P P P P C Group homes class I-B C P P P C Group homes class I-C C C C P C Group homes class II-A C C C C C Group homes class II-B C C C C C Group homes class II-C C C C C C Group homes class III C(23) CL_ C(23) C(23) C(23) Rebuild/accessory uses for existing dwellings P 6 P 6 P 6 P(6) P(6) Transitional housing P 7 P(7) Guest cottages and houses Rooming and boarding of not more than three (3) persons Farm worker accommodations Accessory uses and buildings customarily appurtenant to a permitted use A A A A A Accessory dwelling units Accessory living quarters AL141 A 14 A 14 A(14) A(14) Home occupations AL1 11 Ail AL1 11 A(11) A(11) A(11) Service buildings A Storage buildings and storage of recreational vehicles A 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 264 Option #1 & Option #2 - Kent City Code 15.04 District Regulations (as Preliminarily Approved by the LU&PB March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses �, F i4-1 S = Special Uses U � U c a N C = Conditional Uses - g E L i a--' V N A = Accessory Uses fa _ o a, 3 IV 26 E v o p •� v23 i .� E r� E v � Eo U w N :3 O O U O = O U O fu 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 CL1 21 C C(12) Designated manufactured home P(25) KCC 15.04.040 Manufacturing Land Uses: Manufacturing, processing, blending and packaging of food & beverage products P(23) Manufacturing, processing, blending, and packaging of drugs, pharmaceuticals, toiletries, and cosmetics P Manufacturing, processing, blending, and packaging of dairy products and byproducts P Industrial laundry and dyeing (including linen supply and diaper services) P Printing, publishing, and allied industries P Chemicals and related products mfg. Contractor shops P(5)(3) Custom arts and crafts products mfg. Computer, office machines, and equipment mfg. P(3) Manufacturing and assembly of electrical equipment, appliances, lighting, radio, TV communications, equipment, and components P(3) Fabricated metal products mfg., custom sheet metal mfg., containers, hand tools, heating equipment, screw products, extrusion, coating, and plating P Manufacturing and assembly of electronic and electrical devices, and automotive, aerospace, missile, aircraft, and similar products P(3) Hazardous substance land uses AC71 A(8) A(7) Offices incidental and neccessary to the conduct of a principally permitted use A A A P Warehousing and distribution facilities P(16) Rail-truck transfer uses 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 265 Option #1 & Option #2 - Kent City Code 15.04 District Regulations (as Preliminarily Approved by the LU&PB March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i a--' V N A = Accessory Uses fa _ o a, 3 IV 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U Outdoor storage (including truck, heavy equipment, and contractor storage yards as allowed by development standards, KCC 15.04.190 and 15.04.195) P Miniwarehouses self-storage C C(19) P 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 Manufacuturing, processing, treating, assembling, and packaging of articles, products, or merchandise from previously prepared ferrous, nonferrous, or alloyed metals 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 AC9_1 AM AL9_� A(9) A(9) 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 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 3 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 266 Option #1 & Option #2 - Kent City Code 15.04 District Regulations (as Preliminarily Approved by the LU&PB March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i a--' V N A = Accessory Uses fa _ o a, 3 IV 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U Railway and bus depots, taxi stands 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 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 Accessory uses and buildings customarily appurtenant to a permitted use A A A A A Wireless telecommunications facility (WTF) by administrative approval P 1 3 P 1 3 PLIJ 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(4)(3) KCC 15.04.070 Wholesale and Retail Land Uses Bakeries &confectioneries P P P Wholesale bakery P Bulk retail P Recycling centers Retail sales of lumber, tools, and other building materials, including preassembled products P P Hardware, paint, tile and wallpaper (retail) P P P P P Farm equipment P P General merchandise: Dry goods, variety and department stores (retail) p 1 P P P P Food and convenience stores (retail) P P P P Automobile, aircraft, motorcycle, boat, and recreational vehicles sales (retail) P P Automotive, aircraft, motorcycle, and marine accessories (retail) P P P Gasoline service stations S 6 S 6 S(6) S(6) Apparel and accessories (retail) P P P P P Furniture, home furnishing (retail) P P P P Eating and drinking establishments (no drive-through) P P P P P 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 4 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 267 Option #1 & Option #2 - Kent City Code 15.04 District Regulations (as Preliminarily Approved by the LU&PB March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i a--' V N A = Accessory Uses far'J _ o a, 3 IV 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U Eating and drinking establishments (with drive-through) S(6)(20) Eating facilities for employees Planned development retail sales Drive-through/drive-up businesses (commercial/retail - other than eating/drinking establishments) P a P(20) P(20) Miscellaneous retail: Drugs, antiques, books, sporting goods,jewelry, florist, photo supplies, video rental, computer supplies, etc. P P P P I P Liquor store P P P P Farm supplies, hay, grain, feed, fencing, etc. (retail) P P Nurseries, greenhouses, garden supplies, tools, etc. P P P Pet shops (retail and grooming) P P P Computers and electronics (retail) P P P P Hotels and motels 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) Accessory uses and buildings customarily appurtenant to a permitted use AU 6-1A 17 A 17 A(16) A(16) Agriculturally related retail KCC 15.04.090 Service Land Uses Finance, insurance, real estate services P P P P P Personal services: Laundry, dry cleaning, barber, salons, shoe repair, launderettes P P P P P Mortuaries P P Home day-care P P P P P P Day-care center P P P P P P Business services, duplicating and blue printing, travel agencies, and employment agencies P P P P Building maintenance and pest control P P 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 5 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 268 Option #1 & Option #2 - Kent City Code 15.04 District Regulations (as Preliminarily Approved by the LU&PB March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - fu g �i L a--' V N A = Accessory Uses fa _ o a, 3 IV 26 E v o p •� v23 i .� E r� E v � Eo U w N :3 O O U O = O U O fu Outdoor storage (including truck, heavy equipment, and contractor storage yards as allowed by development standards, KCC 15.04.190 and 15.04.195) P Rental and leasing services for cars, trucks, trailers, furniture, and tools P P Auto repair and washing servies (including body work) P C P Repair services: Watch, TV, electrical, electronic, upholstery P P P Professional services: Medical, clinics, and other health care related services P P P P P Heavy equipment and truck repair P Contract construction service offices: Building construction, plumbing, paving, and landscaping EL161 P Educational services: Vocational, trade, art, music, dancing, barber, and beauty P P P P Churches S 4 S 4 S 4 S(4) S(4) Administrative and professional offices - general P P P P P Municipal uses and buildings P 13 P 13 P 13 P(13) P(13) Research, development, and testing P C P P Planned development retail sales Accessory uses and buildings customarily appurtenant to a permitted use A(18) AU9) A(19) A(18) A(18) Boarding kennels and breeding establishments C Veterinary clinics and veterinary hospitals PL8� PL8 P(8) P(8) Administrative or executive offices which are part of a predominant industrial operation Offices incidental and necessary to the conduct of a principally permitted use KCC 15.04.110 Cultural, Entertainment, and Recreational Land Uses Performing and cultural arts uses, such as art galleries/studios P P I P P Historic and monument sites I I I P 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 6 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 269 Option #1 & Option #2 - Kent City Code 15.04 District Regulations (as Preliminarily Approved by the LU&PB March 8, 2010 ) City of Kent Land Use Tables Option #1  Midway Key Overlay District Existing Zoning Districts P = Principally Permitted Uses F i S = Special Uses U U c a N C = Conditional Uses - g E L i a--' V N A = Accessory Uses fa _ o a, 3 IV 26 E p •� v o v i .� E r� E v Eo U 23 N O O U O = O U O � fu U U U D U U U U 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 Public assembly (outdoor): Fairgrounds and amusement parks, tennis courts, athletic fields, miniature golf, go-cart tracks, drive-in theaters, etc. C C P Open space use: Cemeteries, parks, playgrounds, golf courses, and other recreation facilities, including buildings P(7) or structures associated therewith C C C C C Employee recreation areas Private clubs, fraternal lodges, etc. P 5 P 5 C C C C C Recreational vehicle parks Accessory uses and buildings customarily appurtenant to a permitted use 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 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 Roadside stands Note: a. Option #3 - If two-story development within strip-mall or shopping center. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 7 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 270 This page intentionally left blank. ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op2_ResDev 271 Option #2 - Kent City Code 15.04 Development Standards (Presented to the LU&PB in Public Hearing April 26, 2010) 15.04.170 Agricultural and residential zone development standards New Existing M-TC1 M-TC2 M-CR MHP Midway-Transit Midway-Transit Midway-Commercial/ Mobile Community 1 Community 2 Residential Home Park Base Maximum Base Maximum Base Maximur 1.5 FAR for all uses, or a 1.5 FAR for all 1.5 FAR for all 1.0 FAR maximum 1.0 FAR uses, or 3.0 FAR 1.0 FAR uses, or 3.0 FAR for all height of 65' for all with a maximum for all with a maximum Floor area ratio uses 55! uses height of 200' (2) uses height of 200' (2) Maximum Impervious Surface QLoCa EQLo(g) 70%La h 70% a 70% a 70% a 7,500 7,500 7,500 7,500 7,500 7,500 Minimum lot area sa.ft. sa.ft. sa.ft. sic.ft. sic.ft. sa.ft. Minimum lot width 75 ft 75 ft 75 ft 75 ft 75 ft 75 ft Minimum Front yard see Design Guidelines Minimum Side Yard see Design Guidelines Minimum Side yard of flanking street of a see Design Guidelines corner lot Minimum Rear yard 20' 3 20' 3 N Yards, transitional conditions Additional setbacks Height limitation: in 65' stories not to exceed in 55!(1) feet 65'-55!(1) (4) f 11 LIL 2 jij (1l 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.) 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op2_ResDev 272 Option #2 - Kent City Code 15.04 Development Standards (Presented to the LU&PB in Public Hearing April 26, 2010) 15.04.170 Agricultural and residential zone development standards 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. (a.) Impervious surface can be reduced if development participates in regional storm detention or density bonus s sy tem. 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). 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op2_ResDevPassed 273 Option #2 - Kent City Code 15.04 Development Standards (as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) 15.04.170 Agricultural and residential zone development standards New Existing M-TC1 M-TC2 M-CR MHP Midway-Transit Midway-Transit Midway-Commercial/ Mobile Community 1 Community 2 Residential Home Park Base Maximum Base Maximum Base Maximur 1.5 FAR for all uses, or a 1.5 FAR for all 1.5 FAR for all 1.0 FAR maximum 1.0 FAR uses, or 3.0 FAR 1.0 FAR uses, or 3.0 FAR for all height of 65' for all with a maximum for all with a maximum Floor area ratio uses 55! uses height of 200' (2) uses height of 200' (2) Maximum Impervious Surface QLoCa EQLo La I 70%La h 70% a 70% a 70% a 7,500 7,500 7,500 7,500 7,500 7,500 Minimum lot area sa.ft. saft sa.ft. sic.ft. sic.ft. sa.ft. Minimum lot width 75 ft 75 ft 75 ft 75 ft 75 ft 75 ft Minimum Front yard see Design Guidelines Minimum Side Yard see Design Guidelines Minimum Side yard of flanking street of a see Design Guidelines corner lot Minimum Rear yard 20' 3 20' 3 N Yards, transitional a conditions Additional setbacks Height limitation: in 65' stories not to exceed in 55!(1) feet 65'-55!(1) (4) f 11 LIL 2 jij 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. 2. Additional height above 65' is allowed through an incentive program to a maximum of 200'. 3. Rear yard applies only when abutting residential zoning district. 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op2_ResDevPassed 274 Option #2 - Kent City Code 15.04 Development Standards (as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) 15.04.170 Agricultural and residential zone development standards 4. 65 ft 5-5-ft west of Pac Hwy; 35 ft within 20 ft of a SF residential district; 45 ft within 40 ft of SF residential district (a.) Impervious surface can be increased wed if development participates in regional storm detention or density bonus system. Optien 3. LUPB may eensider waiving minimum height feF single tenant buildings eveF ene acre in size. (Nete: SuEh Optien 3. 'LUPB may Eensider lewer maximum height (e.g., 55', 100' ethereitfe 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 2 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op2_ComDev 275 Option #2 - Kent City Code 15.04 Development Standards (Presented to the LU&PB in Public Hearing April 26, 2010) 15.04.190 Commercial and industrial zone development standards New Zoning Districts Existing Zoning Districts M-TC1 Midway-Transit M-TC2 M-CR CC Community 1 Midway-Transit Midway-Commercial/ Community CM-2 Commerical Community 2 Residential Commercial Manufacturing 2 Base Maximum Base Maximum Base Maximum 1.5 FAR for 1.5 FAR for 1.5 FAR for all uses or all uses or all uses or 3.0 FAR 3.0 FAR a with a with a maximum maximum maximum 1.0 FAR for height of 1.0 FAR for height of 1.0 FAR for height of Floor area ratio all uses 65' 55' all uses 200' 2 all uses 200' 2 Minimum lot area: Sq.Ft. 7,500 7,500 7,500 7,500 7,500 7,500 10,000 sq.ft. 10,000 or acres, as noted sq. . sC ft sg ft sg ft sq ft sq ft sq ft Maximum site coverage: o 0 %of site 60% a 60% a 70% a 70% a % a % a 70 70 40/0 50/o Minimum yard requirements: feet Front Yard 75 ft 75 ft 75 ft 75 ft 75 ft 75 ft 15 ft. 15 ft. Side Yard see Design Guidelines (9) (10) Side yard of flanking street of a corner lot see Design Guidelines Rear yard 20' 3 20' 3 20 ft. (19) Yards, transitional conditions Additional setbacks Height limitation: in 65'�r 1 65'�r 1 3 Stry/40 ft stories/not to exceed in (30) 2 Stry/35 ft(30) feet M L1.1 1 2 1 2 Landscaping see Design Guidelines Outdoor storage I 1 1 (39) (40,41) Signs see Design Guideline- Vehicle drive-through, drive-in, and service (46) (46) bays Loading areas Off-street parking The off-street parking requirements of Ch. 15.05 KCC shall apply. Additional standards (36,50,56) (50,56) 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 Policv 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&S.4t west of Pac Hwy;35 ft within 20 ft of a SF residential district;45 ft within 40 ft of SF residential district. (a.) 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). 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op2_ComDevPassed 276 Option #2 - Kent City Code 15.04 Development Standards (as Preliminarily Approved by the LU&PB in Public Hearing April 26, 2010) 15.04.190 Commercial and industrial zone development standards New Zoning Districts Existing Zoning Districts M-TC1 Midway-Transit M-TC2 M-CR CC Community 1 Midway-Transit Midway-Commercial/ Community CM-2 Commerical Community 2 Residential Commercial Manufacturing 2 Base Maximum Base Maximum Base Maximum 1.5 FAR for 1.5 FAR for 1.5 FAR for all uses or all uses or all uses or 3.0 FAR 3.0 FAR a with a with a maximum maximum maximum 1.0 FAR for height of 1.0 FAR for height of 1.0 FAR for height of Floor area ratio all uses 65' 55' all uses 200' 2 all uses 200' 2 Minimum lot area: Sq.Ft. 7,500 7,500 7,500 7,500 7,500 7,500 10,000 sq.ft. 10,000 or acres, as noted sq. . sC ft sq ft sq ft sq ft sq ft sq.ft. Maximum site coverage: o 0 of site 60% a 60% a 70% a % a % a % a 70 70 70 40/0 50/o Minimum yard requirements: feet Front Yard 75 ft 75 ft 75 ft I 75 ft 75 ft 75 ft 15 ft. 15 ft. Side Yard see Design Guidelines (9) (10) Side yard of flanking street of a corner lot see Design Guidelines Rear yard 20' 3 20' 3) 20 ft. (19) Yards, transitional conditions Additional setbacks Height limitation: in 65'ssrr 1 65'�r 1 3 Stry/40 ft stories/not to exceed in (30) 2 Stry/35 ft(30) feet M L1.1 1 2 f 11 1 2 Landscaping see Design Guidelines Outdoor storage 1 (39) (40,41) Signs see Design Guidelines Vehicle drive-through, drive-in, and service (46) (46) bays Loading areas Off-street parking The off-street parking requirements of Ch. 15.05 KCC shall apply. Additional standards (36,50,56) (50,56) Notes: 1. A minimum of 2-stories. (Optien: BeaFd Fnay eensider waiving minimurn height feF single tenant bui Idings—.. .... ze;sueh eptien weuld 2. Additional height above 65'is allowed through an incentive program to a maximum of 200'. 3. Rear yard applies only when abutting residential zoning district. 4. 65 ft west of Pac Hwy;35 ft within 20 ft of a SF residential district;45 ft within 40 ft of SF residential district (a.) Impervious surface can be increased Feed if development participates in regional storm detention or density bonus system. Gptien 3. L1JPB may eensidef waiving minifflurn height feF single tenant buildings evef ene aefe an size.(Nete:Sueh eptien weUld eenfliet with 11/15/2010 S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs090210.xls 1 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op1_ParkPassed 277 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityT772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for Proposed Parking Standards LAND USE Specific Activities Living Activities Existing Parking Standards 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 0.75 parking Parking 0.75 parking Parking 0.75 parking Parking apartments in all sized developments; two(2) parking space Feasibility Study space Feasibility Study space Feasibility Study spaces for each dwelling unit for developments 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 One(1) parking space for each two (2) dwelling units One(1) parking One(1) parking One(1) parking One(1) parking One(1) parking One(1) parking for low-income space for each space for each space for each space for each space for each space for each elderly 2 two(2)dwelling two (2) dwelling two(2)dwelling two(2)dwelling two(2)dwelling two 2 dwelling units units units units units units Accessory dwelling One off-street parking space per accessory unit is Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable unit required in addition to the 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 One(1) parking space for the proprietor, plus one(1) Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable and lodging space per sleeping room for boarders or lodging use, houses plus one(1) additional space for each four(4) persons employed on the premises. Mobile and Two(2) parking spaces for each mobile home site, Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable manufactured plus one(1) screened space for each ten (10) lots for home parks recreation vehicles. S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 1 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op1_ParkPassed 278 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityT772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for LAND USE Specific Activities Proposed Parking Standards Recreational One(1) parking space for each site. Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable vehicle park Hotels One(1) parking space for each guest room, plus two One(1) parking One(1) parking Same as Same as Same as Same as (2) parking spaces for each three(3) employees. space for each space for each MTC-1 MTC-1 MTC-1 MTC-1 guest roomplus guest roomplus two (2) parking two (2) parking spaces for each spaces for each three 3 three 3 employees. employees. Commercial Minimum Maximum* Minimum Maximum* Minimum Maximum* Activities Banks One(1) parking space for each two hundred (200) One (1) parking One(1) parking 1 parking space 1.5 parking 1 parking space 1.5 parking square feet of gross floor area, except when part of a space for each space for each for every 400 space for every for every 400 space for every- shopping center. four hundred four hundred sq.ft. of gross 400 sq.ft. of sq.ft. of gross 400 sq.ft. of (400) square (400) sguare floor area gross floor area floor area gross floor area feet of gross feet of gross floor area. floor area. Professional and One(1) parking space for each two hundred fifty One(1) parking One(1) parking 1 parking space 1.5 parking 1 parking space 1.5 parking business offices (250) square feet of gross floor area, except when space for each space for each for every 400 space for ever)L for every 400 space for ever part of a shopping center. four hundred four hundred sq.ft. of gross 400 sq.ft. of sq.ft. of gross 400 sq.ft. of (400) square (400) square floor area gross floor area floor area gross floor area feet of gross feet of gross floor area. floor area. Shopping centers Four and one-half(4.5) spaces per one thousand One U parking One(1) parking Not Applicable Not Applicable Not Applicable Not Applicable (1,000) square feet of gross leaseable area (GLA)for space for each space for each centers having GLA of less than four hundred four hundred four hundred thousand (400,000) square feet, and five (5.0) spaces (400) sguare (400) sguare per one thousand (1,000) square feet of GLA for feet of gross feet of gross centers having a GLA of over four hundred thousand floor area. floor area. (400,000) square feet. S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 2 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op1_ParkPassed 279 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityT772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for LAND USE Specific Activities Proposed Parking Standards Restaurants, One(1) parking space for each one hundred (100) One (1) parking One (1) parking 3 parking spaces 6 parking spaces 3 parking spaces 6 parking spaces nightclubs, taverns square feet of gross floor area, except when part of a space for each space for each for each 500 for each 500 for each 500 for each 500 and lounges shopping center. two hundred two hundred sg.ft. of gross sq.ft. of gross sq.ft. of gross sq.ft. of gross (200) square (200) square floor area (see floor area (see floor area (see floor area (see feet of gross feet of gross Design Design Design Design floor area. floor area. Guidelines) Guidelines) Guidelines) Guidelines) Retail stores, One(1) parking space for each two hundred (200) One(1) parking One(1) parking 1.0 parking 1.25 parking 1.0 parking 1.25 parking supermarkets, square feet of gross floor area, except when located space for each space for each spaces for each spaces for each spaces for each spaces for each department stores in a shopping center. four hundred four hundred 500 sq.ft. of qfa. 500 sq.ft. of fa. 500 sq.ft. of fa. 500 sq.ft. of qfa. and personal (400) square (400) square (see Design (see Design (see Design (see Design service shops feet of gross feet of gross Guidelines) Guidelines) Guidelines) Guidelines) floor area. floor area. Other retail One(1) parking space for each five hundred (500) One(1) parking One(1) parking 1.0 parking 1.25 parking 1.0 parking 1.25 parking establishments; square feet of gross floor area, except when located space for each space for each spaces for each spaces for each spaces for each spaces for each furniture, in a shopping center. one thousand one thousand 500 sq.ft. of qfa..500 sq.ft. of qfa. 500 sq.ft. of afa. 500 sq.ft. of afa. appliance, (1,000) square (1,000) square (see Design (see Design (see Design (see Design hardware stores, feet of gross feet of gross Guidelines Guidelines) Guidelines) Guidelines) household floor area. floor area. equipment service shops, clothing or shoe repair shops Drive-in business One(1) parking space for each one hundred (100) Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable square feet of gross floor area, except when located in a shopping center. Uncovered One(1) parking space for each five thousand (5,000) Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing commercial area, square feet of retail sales area in addition to any new and used car parking requirements for buildings, except when lots, plant nursery located in a shopping center. Motor vehicle One(1) parking space for each four hundred (400) Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing repair and services square feet of gross floor area, except when part of a shopping center. Industrial One(1) parking space for each five hundred (500) Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing showroom and square feet of display area. display S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 3 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op1_ParkPassed 280 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityT772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for LAND USE Specific Activities Proposed Parking Standards Bulk retail stores One(1) parking space for each three hundred fifty Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable (350) square feet of gross floor area. Industrial Minimum Maximum* Minimum Maximum* Minimum Maximum* Activities Manufacturing, One (1) parking space for each one thousand (1,000) Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable research and square feet of gross floor area. For parking testing requirements for associated office areas, see laboratories, 'Professional and business offices." creameries, bottling establishments, bakeries, canneries, printing and engraving shops Warehouses and One(1) parking space for each two thousand (2,000) Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable storage buildings square feet of gross floor area. Maximum office area of two (2) percent of gross floor area may be included without additional parking requirements. Speculative One(1) parking space for each one thousand (1,000) Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable warehouse and square feet of gross floor area if building size is less industrial buildings than one hundred thousand (100,000) square feet, or with multiple use one(1) parking space for each two thousand (2,000) or tenant potential square feet of 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. S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 4 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 0p1_ParkPassed 281 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityTM772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for Proposed Parking Standards LAND USE Specific Activities Recreation- Minimum Maximum* Minimum Maximum* Minimum Maximum* Amusement Activities Auditoriums, One(1) parking space for each four(4)fixed seats, or Determined Determined Determined Determined theaters, places of one(1) parking space for each one hundred (100) through CUP through CUP through CUP through CUP public assembly, square feet of floor area of main auditorium or of stadiums and principal place of assembly not containing fixed seats, outdoor sports whichever is greater. areas Theaters(option One(1) parking One(1) parking 3 parking spaces 6 parking spaces 3 garking s aces 6 parking s aces for previous item) space for each space for each for each 500 for each 500 for each 500 for each 500 twenty(20) twenty(20) sq.ft. of gross sq.ft. of gross sq.ft. of gross sq.ft. of gross seats. seats. floor area (see floor area (see floor area (see floor area (see Design Design Design Design Guidelines) Guidelines) Guidelines) Guidelines) Bowling alleys Five(5) spaces for each alley, except when located in Determined Determined Not Applicable Not Applicable Determined Determined a shopping center. through CUP through CUP through CUP through CUP Dance halls and One(1) parking space for each two hundred (200) Determined Determined Not Applicable Not Applicable Determined Determined skating rinks square feet of gross floor area, except when located through CUP through CUP through CUP through CUP in a shopping center. Golf driving ranges One(1) parking space for each driving station. Determined Determined Determined Determined Determined Determined through CUP through CUP through CUP through CUP through CUP through CUP Miniature golf One(1) parking space for each hole. Determined Determined Determined Determined Determined Determined courses through CUP through CUP through CUP through CUP through CUP through CUP Recreational One(1) parking space for each two hundred (200) Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing buildings, whether square feet of gross floor area. Such spaces shall be independent or located adjacent to the building and shall be associated with a designated for visitors by signing or other special multifamily markings. complex S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 5 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op1_ParkPassed 282 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityTM772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for Proposed Parking Standards LAND USE Specific Activities Educational Minimum Maximum* Minimum Maximum* Minimum Maximum* Activities Senior high One(1) space for each employee plus one (1) space Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing schools, public, for each ten (10) students enrolled. In addition, if parochial and buses for the transportation of children are kept at private 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 Two and one-half(2 1/2) parking spaces for each Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing universities and employee, plus one(1) space for each three(3) business and students residing on campus, plus one(1) space for vocational 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. S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 6 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op1_ParkPassed 283 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityT17772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for LAND USE Specific Activities Proposed Parking Standards Elementary and Two and one-half(2 1/2) parking spaces for each Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing junior high employee. 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. Libraries and One(1) parking space for each two hundred fifty Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing museums (250) square feet in office and public use. Day-care centers One(1) parking space for each employee, plus Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing loading and unloading areas. Medical Minimum Maximum* Minimum Maximum* Minimum Maximum* activities Medical and dental One(1) parking space for each two hundred (200) Same as existing Same as existing 1 parking space 2 parking space 1 parking space 2 parking space offices square feet of gross floor area, except when located for every 400 for every 400 for every 400 for every 400 in a shopping center. sg.ft. of GFA sq.ft. of GFA sci t. of GFA sq.ft. of GFA Convalescent, One(1) parking space for each two(2) employees, Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing nursing and health plus one(1) parking space for each three(3) beds. institutions Hospitals One(1) parking space for each three (3) beds, plus Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing one(1) parking space for each staff doctor, plus one (1) parking space for each three(3) employees. S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 7 ATTACHMENT E - LUPB PUBLIC HEARING 11/22/10 Op1_ParkPassed 284 Option #1 - Kent City Code 15.05 Parking Standards (as Preliminarily Approved by the LU&PB Public Hearing April 26, 2010) Chapter 15.05 Off-Street Parking and MTC-1 Midway Transit CommunityTM772 Midway Transit Communi MCR Midway Loading Requirements 1 District 2 District Commercial/Residential District SPECIFIC KCC 15.05.040 Parking Standards for Proposed Parking Standards LAND USE Specific Activities Religious Minimum Maximum* Minimum Maximum* Minimum Maximum* activities Churches One(1) space for each five(5) seats in the main Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing auditorium; provided, that 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 One(1) parking space for each one hundred (100) Same as existing Same as existing Same as existing Same as existing Same as existing Same as existing funeral homes square feet of floor area of 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. S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2007\CPA-2007-4_MIDWAY\LUPB\Regulations\Midway_Regs09O210.x1s Page 8 ATTACHMENT E- LUPB PUBLIC HEARING 11/22/10 a e 285 S 23 S szms y S229 PL RD r � a > S 233 ST 2�y S 232 Si p a S 234 ST S 2a5 ST �1 S 236 ST p �m O 4O / > s ¢ _ -- --- � �f sr S 240 ST tL -s.,sT sp t �m �y Q' o �G0 s z42 sT 1 � 243 T ry s2 ST 32 3-PL ¢ w S 243 ST ' 'o' 244 ST ra m �+ ) rc ' S 244 PL T n w 2 s sT C� S 245 m .2 a—T S 246 ST N 46 ST ¢ eT 524T S 24t CT m S 248 ST S 248 ST g� w ¢ S S' $ PL PL 'YV �' OPTION #1 - LAND USE —�S= PLAN MAP DESIGNATION 0 S 25 T 2ST " a211 S25 LEGEND 5 T S254ST L s LAND USE a zs4 S 254 m -255 m 3 Transit Oriented Community a ry a S 56 S2 Commercial s2 Modile Home Park �t M I DWAY STUDY AREA S 259 ST 5ti59 8259 CITY LIMITS S 260 ST POTENTIAL ANNEXATION AREA O S245T S 265 ST 268 ST wv. 269 ST S 2T9 "ST Midway Subarea��� a w e 1"=1,600' •� KEiJT This map is a graphic aid only and is not a legal document.The City of Kent S makes no warranty to the accuracy of the labeling,dimensions,contours, property boundaries,or placement or location of any map features depicted e thereon.The City of Kent disclaims and shall not be held liable for any and all `5 damage,loss,or liability,whether direct or indirect,or consequential,which arises may arise from use of this product, S Source-City of Kent Planning Services ATTACHMENT F - LUPB PUBLIC HEARING 11/22/10 a 286 S 230—,ST �5T S 229 PL 1 , 233 ST 232 S.1 /tS29q ST j p P I iasE n� 234 — a afIIIfI _-_ �I r D S 236 ST � O I w IN I — m 9e` a ti N S 240 ST 'r n' l I I p w ([o GHQ- i s za2 sT` • + F� _ 1 az12 si S 243 ST 1 'o, S 244 ST S 244 PL "� T ----------- ssT cq S 245 PL w m .2 FF'N 5246 CT S 246 S `_ N \ 4fi S7 T_I ¢ 5z41 5r CT S 2•T 248 ST r 52485T y Q S 249 — N PL ul PL S s3'p l Sqn - - MIDWAY OVERLAY DISTRICT ST—; -- e $25 nST — — s2 5 T S25 LEGEND S 254 ST PL S MIDWAY STUDY AREA S4 N 3264 _ST MIDWAY OVERLAY DISTRICT ^255 R AC N S a 32 POTENTIAL ANNEXATION AREA m 52 CITY LIMITS �< S 259 HT g g�•5 5269 S 260 ST a as :r 52 ST S 266 ST 1 m 268 ST a arv. 269 ST 32T0 "ST Midway Subarea� , aw e 1"=1,600' This map is a graphic aid only and is not a legal document.The City of Kent S makes no warranty to the accuracy of the labeling,dimensions,contours, n property boundaries,or placement or location any map features depicted eo e thern.The City and shall not be held liable for any and all iais Kent disclaidamage,lose,0�lms bility,whether director indirect,or consequential,which ari ses or may rise-muse of this product, ' S Source:City of Kent Planning Services I I �