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HomeMy WebLinkAbout1128RESOLUTION NO. ~8 • A RESOLUTION of the City Council of the City of Kent, Washington, amending the City•s Comprehensive Plan by adding an overlay designation of a "C-suffix" to the Valley Floor Subarea Plan. WHEREAS, changes to the Valley Floor Subarea Plan, a part of the Comprehensive Plan and Map, adding a designation allowing limited commercial land area to the M-1 zoning district were recommended to the Planning Commission; and WHEREAS, in accordance with the provisions of Chapter 35A.63.073 of the Revised Code of Washington, hearings were held before the Planning Commission of the City of Kent on January 27, 1987 to consider the proposed changes; and WHEREAS, after the final hearing of the Planning Commission and its final deliberations, the proposed amendments were recommended to the City Council for adoption; and WHEREAS, the City Council considered the recommendations of the Planning Commission at a public meeting on February 17, 1987; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT, WASHINGTON DOES HEREBY RESOLVE AS FOLLOWS: Section 1. The City of Kent Comprehensive Plan, Valley Floor Subarea Plan, is amended to provide the following language to Section IV of the Appendices and associated Map amendments as attached hereto in Exhibit A which are incorporated herein by this reference: C-suffix: An overlay designation or district on the Valley Floor Plan Map indicating areas at strategic intersections or nodes within the industrial area that represent potential sites for expanded commercial and service opportunities. Such uses are defined through the Zoning Code. Section 2. The amendments to the Comprehensive Plan and associated Map amendments shall be filed with the City Clerk and in the office of the Planning Department and made available for public inspection upon request. Passed at a regular meeting of ~~Council of the City of Kent, Washington this~ day of~ 1987. ~~rred in by the Mayor of the City of Kent, this // day of~ , 1987. ATTEST: .---~ MARIE JENSE I hereby certify that this is a true and correct copy of Resolution No. // ~ fr , passed by the City Council of the City of Kent, Washington, the (D day of ~~ , 1987. ' ~ (SEAL) MARIE JEN~RK 04630-160 - 2 - 1 BOth at James at Proposed Amendment Showing Potential C-Suffix Areas EXHIBIT "A" WEST VALLEY INDUSTRIAL STUDY ® ~ (§§?] H\:fil , •... < .. il C-Sufflx Industrial Park Limited Industrial /Business Park Open Space Park ··--Study Boundary VALLEY FLOOR SUB-AREA PLAN PLANNING COMMISSION RECOMMENDATION (12-16-86, revised 1-27-87) KENT PLANNING COMMISSION MINUTES January 28, 1987 The meeting of the Kent Planning Commission was called to order by Chairman Byrne at 7:30p.m. on Tuesday, January 28, 1987, in the Council Chambers. COMMISSION MEMBERS PRESENT: James Byrne, Chairman Robert Badger, Vice Chairman Anne Biteman Linda Martinez Nancy Rudy Carol Stoner Raymond Ward COMMISSION MEMBER ABSENT: Jill Spier, excused PLANNING STAFF MEMBERS PRESENT: James P. Harris, Planning Director Jim Hansen, Principal Planner Fred Satterstrom, Project Planner Lin Ball, Associate Planner Ed Heiser, Assistant Planner Lois Ricketts, Recording Secretary ENGINEERING DEPARTMENT Ken Morris, Transportation Engineer APPROVAL OF PLANNING COMMISSION MINUTES FOR DECEMBER 16, 1986 CERTIFICATE OF APPOINTMENT Commissioner Ward MOVED and Commis- sioner Badger SECONDED a motion to approve the December 16, 1986, minutes as presented. Motion carried. Chairman Byrne presented Carol Stoner a Certificate of Appo'intment to the Planning Commission. Mr. Harris asked to have West Hill Subarea Plan Amendments added to the public hearing as the first item to be heard. He mentioned that a possible joint meeting of the City Council and the Planning Commission may be held during the month of February. WEST HILL AREA PLAN MAP AMENDMENT Chairman Byrne opened the public hear- ing. Raymond Ward MOVED that the West Hill Subarea Plan Map Amend~ent be continued to the February 24, 1987, meeting. Commissioner Stoner SECONDED the motion. Motion carried. Kent Planning Commission Minutes January 28, 1987 CONTINUATION OF THE WEST VALLEY STUDY Mr. Satterstrom explained that the entire industrial area has been developing for 20-25 years. There is now approximately 2,000 acres of developed industrial land, and development is continuing at a rapid pace. During maturation the industrial area is demanding different types of service busi- nesses along with certain limited retail-type services for the 30,000 employees who are currently working in the area. The Zoning Code changes that are being recommended for the Ml zone only (which constitutes approximately 90 percent of the West Valley area) will allow a broader range of uses specifically with regard to servic"e and · ·· some commercial types of uses. The following five criteria were used by staff in determining the recommendations regarding permitted uses. 1. Would the use feed off the existing traffic and not generate new traffic? 2. Would the use provide direct services to employees in the area rather than residents outside the area? 3. Would the use have any relationship to those industrial uses which consti- tute the West Valley area? 4. Would the proposed use create or tend to create a comparative shopping environment? 5. Would the basic land use be compatible with the retail use? Mr. Satterstrom presented the Revised 1-27-87 (Proposed) West Valley Zoning Amendments which include the following changes from the document dated December 16, 1986. The uses have been alphabetized and the following two uses have been added to page 7: B4. Convenience and deli marts (maximum gross floor area of 3,000 square feet) Bl2. Shoe repair He pointed out the following language on Page 7 which aids the planners when uses are similar but not specifically listed. This is standard language that is used in all of the zones. .,. Other similar uses which the Planning Director finds compatible with the principally permitted uses described herein; consistent with the purpose and intent of the Ml District and not of a type to adversely affect the use of adjoining properties. Specialty stores might contain clothing which would be needed specifically in the northwest. This store might be found in conjunction with a hotel. A parallel was made of airport shops where people purchase only as they are passing through the airport. Robert Fadden, Lance Mueller and Associates, Architects, 130 Lakeside, Seattle, 98122, pointed out the changing use patterns in the valley. There are many projects that do not fit the model of the 25 percent office buildout. Regardless of the changes that are made to the Zoning Code, the changes in the traffic patterns will be greater -2- Kent Planning Commission Minutes January 28, 1987 than those outlined in the staff report. The development community will continue to be looking for additional mitigating measures required under SEPA for the traffic impacts that are anticipated. He commended the staff for the additional review of the uses and felt the scale was appropriate and outlined the needs of the community. Jack Bennett, representative for Corporate Property Investors, 18200 Cascade South, Tukwila, Washington, felt that a hobby shop, drug store, VCR tape rentals, ice cream confectionery stores and sports equipment, bicycle rental and repair should be included. He felt planned development would continue to be the primary basis for· funding solutions for future traffic impacts. He did not feel that the addition of these services would detract from the Central Business District but would add to the customer potential for the CBD. When asked what amenities had been provided in Boeing's new high structures this past year, he responded that they had only a cafeteria for the employees. A recent traffic count at the intersection of 204th and West Valley Highway showed 337 cars departed the Space Center at Green River Corporate Park between the hours of 11:15 a.m. and 12:15 p.m. Two out of three cars went north on West Valley Highway. The remaining cars went south. Commissioner Stoner felt that many of the uses mentioned could be accessory uses to a permitted use, such as sporting goods. If there were a health and fitness club facility, she felt that some sports equipment could be included as an accessory use even if it were not specifically defined. Fred agreed these uses could take place as an accessory use to that facility but should not be listed as a principally per- mitted use. Linda Weaver, representing Upland Industries, 16400 Southcenter Parkway, Tukwila, Washington, felt that the traffic recommendation discriminates against offices that would be allowed later as opposed to uses that would be allowed outright at the present time. Mr. Harris responded that this would not deal with the already permitted uses but with those uses which formerly were under the 25 percent clause for which you were required to obtain a conditional use permit. If this amendment is approved, a condi- tional use permit would not be required and the increased employee densities per acre and increased traffic must be considered. The mitigation for this under SEPA is up to 100 percent participation. At the present time the requirement is 50 percent. The precise formula has not been established. Ken Morris commented that because of the high-rise structures referred to previously, over one million dollars in financial assistance had been committed toward the West Valley Highway LID, and . other developments have committed financial assistance in a similar manner. Ms. Weaver felt that the formula should be more precisely defined or removed before the amendment is recommended to the Council. She felt that the uses being discussed would fit into a business park zone in other cities, a zone which does not currently exist in Kent. Mr. Satterstrom summarized by stating that the Planning staff is recommending that R-suffix (Retail suffix) be changed to C-suffix (Commercial suffix). Commercial is a broader term and includes both services and retail-type uses. In response to the suggestion of hobby shops, drug stores, ice cream confectionery stores and sports equipment as principal uses, these did not meet the five criteria used for evaluation -3- Kent Planning Commission Minutes January 28, 1987 Pharmacies would be permitted in conjunction with a medical office under the existing Ml zoning. He felt that the aspirin-type purchase could be picked up at the conven- ience store. In response to the suggestion that accessory uses not be too restric- tive, Mr. Satterstrom suggested that general development plans be submitted when a piece of property is proposed for Ml-C zoning. This would be evaluated at the time of writing the staff report to the Hearing Examiner. This would be part of the approval process at a later time. Toby Sells, 336 North Summit Avenue, Kent, board member of Kent Downtown Association, expressed concern that this new designation would have an adverse effect on the down- town businesses. He was concerned about the comparative shopping, decision-making type of shopping, in contrast to the quick purchases. He compared the type of shop- ping that would be done at a computer store compared with taking shoes in for repair. He stated that his business and most of the downtown businesses on Meeker Street find the lunch hour period from 11:30 to 2:30 as the busiest time for the downtown businesses. Steve Burpee, 10919 SE 254th Place, Kent, President, Kent Downtown Association, admitted that KDA had not taken an official stand at the present time, but that use of the downtown area has been increasing. They would like to attract the employees in the valley to make greater use of the downtown area in the future. Jim Hansen explained that this concept was created approximately two years ago after recognizing that there were changes occurring in the valley. He felt that the market demand for certain develo~ents would control the development of the area. He would be watchful of the effect this would have on the KDA, and if he sees an adverse corre- lation, he will return to the Commission with suggestions to alter the course. Commissioner Stoner MOVED to close the public hearing. Commissioner Ward SECONDED the motion. Motion carried. Commissioner Badger MOVED that the Commission adopt the proposed West Valley Zoning Amendments in the form given to the Commission by the staff with no changes except he wished to include the following statements concerning transportation: ) . The Planning Commission recognizes the need to change the land use regulations in the West Valley area. By permitting a wider: range of business uses which are ·compatible with and support industrial endeavors, the City will benefit from· high-quality development. The Commission realizes that the changes in land use will cause a higher employee density per acre. This in turn will increase traffic in and through the West Valley area. We understand that measures have been taken, through the SEPA process, that should mitigate the future traffic problems. Nevertheless, we want to go on record and state that the transportation issues associated with the new land use regulations are of concern to the Commission. We support the traffic mitigation statements in the environmental checklist. In addition, we want to emphasize the need -4- Kent Planning Commission Minutes January 28, 1987 for a vigorous implementation program associated with the SEPA state-~ ments. We also feel that the City should take a strong leadership role when dealing with transportation issues in the West Valley area. Transportation systems mitigation should be of the highest priority with timetables for projects moved forward wherever possible and feasi- ble. Commissioner Stoner SECONDED the motion. Commissioner Ward suggested that the mitigation formula be more definitive. He was concerned about the 100 percent limit and wished to have it be an equitable share rather than stated as 100 percent. Mr. Morris explained that all development projects go through the SEPA environmental checklist process.· This does not mean that every development would automatically be requested to contribute 100 percent funding for these transportation projects. He felt the statement was general enough to be refined at a later time. The funding will be discussed not only at Council but through the Mayor's Task Force. Commissioner Rudy felt that on page 7 B2 Bakeries should be changed to Bakeries and Confectioneries. Commissioner Stoner agreed to SECOND the motion with the addition of the word "Confec-_ tioneries.11 Motion carried. · Mr. Satterstrom suggested that in order to keep the zoning and the Valley Floor Plan consistent with each other, the 11 R-suffix 11 on the Valley Floor Map be changed to ''C-suffix.11 Commissioner Badger MOVED that the term 11 C-suffix" be placed on the West Valley Industrial Study Plan Map. Commissioner Ward SECONDED the motion. Motion carried unanimously. ADJOURNMENT Commissioner Ward MOVED and Commissioner Badger SECONDED a motion to adjourn. Motion carried. The meeting was adjourned at 9:40 p.m. . I' Respectfully submitted, ' James P. Harr1s, Secretary -5- KENT PLANNING COMMISSION MINUTES December 16, 1986 The meeting of the Kent Planning Commission was called to order by Chairman Ward at 7:30 p.m. on Tuesday, December 16, 1986, in the Council Chambers. COMMISSION MEMBERS PRESENT: Raymond Ward, Chairman James Byrne, Vice Chairman Robert Badger Anne B item an Richard Foslin Linda Martinez Nancy Rudy Ji 11 Spier COMMISSION MEMBER ABSENT: Robert Anderson PLANNING STAFF MEMBERS PRESENT: James P. Harris, Planning Director Jim Hansen, Principal Planner Fred Satterstrom, Project Planner Ed Heiser, Assistant Planner Lin Ball, Assistant Planner Lois Ricketts, Recording Secretary ENGINEERING DEPARTMENT Ken Morris, Transportation Engineer APPROVAL OF PLANNING COMMISSION MINUTES FOR NOVEMBER 25, 1986 · Commissioner Byrne :MOVED and Com- missioner Rudy SECONDED a motion to approve the November 25, 1986, Planning Commission minutes as presented. Motion carried. Mr. Harris added East Hill II as the third item to the agenda. CONTINUATION OF THE WEST VALLEY INDUSTRIAL STUDY: PROPOSED AMENDMENTS TO THE VALLEY FLOOR PLAN Mr. Satterstrom presented the pro- posed amendment to the Comprehensive Plan which is a generalized pattern of land use that may be implemented later through the zoning process. Kent Planning Commission Minutes December 16, 1986 R-suffix is defined as an overlay designation or district on the Valley Floor Plan Map indicating areas at strategic intersections or nodes within the industrial area that represent potential sites for expanded retail opportunities. These retail uses are defined through the Zoning Code. Mr. Satterstrom emphasized that the Comprehen- sive Plan deals with conceptual ideas, not zoning details; however if the amendment passes, this would indicate what the City would intend to do through the zoning process. Dean Erickson, Northwest Project Manager for Emkay Development Company, asked if CenterPointe, located at South 180th and 72nd Avenue South, was located within the proposed R-suffix area. Mr. Satterstrom responded that the proposed R-suffix circle would include approximately a 500-foot radius. CenterPointe was probably on the border, and the only way to be certain of the designation would be to apply for R-suffix zoning on the property. Each application would be considered individually on its merits. Mr. Erickson submitted a letter dated December 16, 1986, to the Planning Commission. Commissioner Byrne accepted the Emkay letter into the record. Commissioner Badger· SECONDED the motion. Motion carried. Commissioner Foslin MOVED and Commissioner Byrne SECONDED the motion to close the public hearing. Motion carried. Commissioner Byrne MOVED and Commissioner Badger SECONDED the motion to accept the staff's recommendation to amend the Comprehensive Plan as presented by the Planning staff. Motion carried. Commissioner Badger MOVED to open the public hearing regarding the zoning amendments. Commissioner Foslin SECONDED the motion. Motion carried. PROPOSED ZONING AMENDMENTS Ken Morris felt that the implementation of the l92nd, l96th, 224/228th corridors, the widening of the West Valley Highway, which is scheduled to take place in 1988 and 1989, and relief on some of the arterials, such as South 212th and West Valley Highway, would provide traffic relief by the year 2000. If the West Valley Industrial Area is built out to current zoning~ there would be 720 acres of warehousing, 240 acres of office and about 25 acres of retail. By the year 2000 it could be expected that 30-35 percent of the vacant·land would be develop- ed, which is approximately 25 acres per year. The projected daily trips for the year 2000 would be 37,800 assuming that the present level of carpool and transit use continues. After deducting potential ride share, net new trips would be 24,590 and the peak-hour trips would be 3,590. No plans have been made beyond the year 2000. He suggested a more aggressive program for carpooling and transit use and expansion of the existing arterial system. Light rail may be implemented by the year 2020. The three corridor projects will cost 50 million dollars for right-of-way construction. The City will pay one half of the cost. As traffic is generated by different facilities, there will be increased amount of money available through trip generation fees or through commitment based on trip generation fees. When sufficient 2 Kent Planning Commission Minutes December 16, 1986 funds are available to build one of the corridors, another project could be-started:· By overlapping projects, the roads could be completed at an accelerated rate. All corridors, including the 277th corridor, are expected to be completed by the year 2000. The SEPA Committee, composed of the Planning, Fire, Building and Engineering Depart- ments, issued a declaration of nonsignificance with the following two conditions: l. The Public Works and Planning Departments shall develop a Transportation System (TMS) ordinance that addresses alternative methods of transportation, including ride sharing, transit, van pooling, and other Metro programs. 2. The City shall increase to as much as 100 percent the financial participation by private sector in the funding of the corridor projects outlined in the City of Kent Transportation Master Plan. This would apply to developments exceeding the 25 percent allowance for retail and office use under the cur- rent Comprehensive Land Use Plan and City Zoning Code. Mr. Heiser explained that currently 25 percent retail/office is allowed. Future development exceeding the 25 percent limit may be required to pay up to 100 percent in funding the corridor projects. Mr. Satterstrom presented the Revisions to the Proposed West Valley Zoning Amendments based on comments from the October and November meetings and the Crumbaugh proposal. Pages l-5 would remain the same, but on page 6 the following has been added as per- mitted uses: 14. h. Miscellaneous services Health and fitness clubs and facilities Recreational facilities are currently permitted as an accessory to principal uses. In addition to the uses listed in B. Principally Permitted Uses in the Ml-R District (R-suffix) listed on pages 6 and 7, the additional proposed retail uses have been added: Stationery and office supply stores Automotive service, maintenance and repair facilities Printing services Tailoring Bakeries Magazines and newspaper stands Private post offices Computer and software stores It was felt that automotive service would divert trips rather than draw new trips from outside the area and would not generate a comparative shopping environment. Discussion followed regarding automotive service, maintenance and repair facilities. It was decided that automotive repair services which would exclude body and fender repair could be allowed. Printing services, post offices and computer software stores were suggested as uses which seemed to be related to the industrial environment. 3 ·Kent Planning Commission Minutes December 16, 1986 Mr. Satterstrom pointed out the addition to page 7 under D. Accessory Uses. The following are accessory uses which are allowed only in the Ml-R district in cases where development plans demonstrate a relationship between these uses and the principal use or uses of the property: l. Gift shops 2. Florist shops 3. Specialty clothing stores He felt that these uses would be appropriate in a hotel/motel type of complex as an accessory use. On page 8 under G. Signs the following has been added: Retail signage on retail uses in the Ml-R zone shall be as specified in Section 15.05.050(B). Mr. Satterstrom pointed out that the applicant who would like the R-suffix designation must go through the rezone process which is explained on page 9 15.09.050 AMENDMENTS A.l .c. The Hearing Examiner has requested the City to adopt criteria to be used in making rezone decisions. On page 10 3a, b, c, d, and e apply to all rezones. Under 3. Standards and Criteria For Granting a Request For Rezone, the last eight wgrds have been added. It now reads: c. The proposed rezone will not unduly burden the transportation system in the vicinity of the property with significant adverse impacts which cannot be mitigated. Paragraph 3e has been been changed to read: e. The proposed rezone will not adversely affect the health, safety, and general welfare of the citizens of the City of Kent. Page 11 4b has been changed to read: b. Rezoning to M-lR shall not be speculative in nature but shall be based on generalized development plans and uses. Jack Bennett, representative for Corporate Property Investors, concurred with the staff's list of uses but wished to have taverns, shoe repair, drug and proprietary stores, hobby clubs (shops), florist and gift shops, VCR, record and tape sales and rental, ice cream and confectionery shops, convenience and deli marts included as additional uses. He pointed out that functional success, in contrast to economic success, is the ability to serve the needs of the businesses and personnel in the area. He suggested listing specific uses whenever possible, and he felt that the Planning Director should use his discretion for uses other than those specifically listed. He also urged an equitable solution to the traffic problem. 4 Kent Planning Commission Minutes December 16, 1986 Ted Knapp, Upland Industries, agreed with Mr. Bennett's comments that the uses should be broadened. He offered to work with the staff in developing a traffic management system and to promote ride sharing. He felt it would be appropriate to continue to make off-site improvements to offset some of the increased traffic as long as it is directly related to the development. He would like to have modified the issue of 100 percent participation by the private sector. He pointed out that the developers have always participated in traffic mitigation measures and encouraged the Commission to be certain that all who would benefit from these improvements would be paying their fair share. He suggested that the Commission carefully look at the traffic mitigation measures and come up with a comprehensive program to get these corridors built. Mr. Harris suggested that this issue be clarified to the Planning Commission. He felt that functional success should be kept in mind. He used a hobby club as an example of providing an opportunity for employees to participate in their hobbies more often. Bob Fadden, representing Lance Mueller and Associates, Architects, 130 Lakeside, Seattle, suggested business services such as a printing shop, a private post office, stationery supply offices, computer sales and software be allowed. He felt that this is a service-oriented area and not retail oriented. He suggested that the Ml-R designation be changed to Ml-C using the word commercial instead of retail. The reason for the Comprehensive Plan proposal is to service people who are employed in the valley. Neighborhood retail centers are generally developed in one to three- mile modules depending upon the density of the population. Studies show that the average person stops on his way home from work to shop at the store closest to his house regardless of the number of shopping centers he passes on his way home. People who are traveling from 1-5 to East Hill will most likely never stop at those facili- ties. He felt that all activities relating to recreation should be included in the new commercial/retail zone. He submitted a letter to Chairman Ward. A letter to the Planning Commission written by Bruce W. Solly was admitted into the record. Commissioner Badger MOVED that the hearing be continued to January. Commissioner Rudy SECONDED the motion. Motion carried. Mr. Harris suggested a workshop ne held on January 20 and a continuation of the public hearing be held on January 27, 1987. 5 ·Kent Planning Commission Minutes December 16, 1986 PROPOSED ZONING CODE AMENDMENT TO PERMIT MUNICIPAL BUILDINGS AND USES IN COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS Mr. Harris pointed out that a condi- tional use permit is currently required to construct municipal buildings, such as City Hall and Kent Commons, in commercial and industrial zoning districts when other similar buildings in the same zoning district are not required to go through this process. Commissioner Badger MOVED that the Commission adopt the proposal to permit municipal buildings and uses as outright permitted uses in commercial and industrial zoning districts. Commissioner Biteman SECONDED the motion. Motion unanimously carried. ADJOURNMENT 6 Commissioner Badger MOVED that the meeting be adjourned. Commissioner Biteman SECONDED the motion. Motion carried. The meeting was adjourned at 10:40 p.m. Respectfully submitted, KENT PLANNING COMMISSION MINUTES November 25, 1986 The meeting of the Kent Planning Commission was called to order by Chairman Ward at 7:30 p.m. on Tuesday, November 25, 1986, in the Council Chambers. COMMISSION MEMBERS PRESENT: Raymond Ward, Chairman James Byrne, Vice Chairman Robert Badger Anne Biteman Richard Foslin Linda Martinez Nancy Rudy COMMISSION MEMBERS ABSENT: Robert Anderson, excused Jill Spier, excused PLANNING STAFF MEMBERS PRESENT: James P. Harris, Planning Director Jim Hansen, Principal Planner Fred Satterstrom, Project Planner Lois Ricketts, Recording Secretary ENGINEERING DEPARTMENT Ken Morris, Transportation Engineer APPROVAL OF PLANNING COMMISSION MINUTES FOR OCTOBER 28, 1986 Commissioner Foslin MOVED and Commissioner Rudy SECONDED a motion to approve the October 28, 1986, Planning Commissi_on minutes. Motion carried. · Mr. Harris requested the election of officers for 1987 be added to the agend·a. CONTINUATI0N OF THE WEST VALLEY INDUSTRIAL STUDY: PROPOSED AMENDMENTS TO VALLEY FLOOR PLAN AND ZONING CODE Fred Satterstrom explained that the subject of the continued public hearing was to consider the pro- posed amendment to change the Valley Floor Plan Map to accommo- date the 11 R-suffix 11 circles at three locations--South 180th, South 212th and South 228th, all located along the West Valley Highway. This proposal would designate overlay circles on the Kent Planning Commission Minutes November 25, 1986 Valley Floor Plan Map which would set the stage for the three zoning proposals. The first would eliminate the conditional use permit requirement for office and service-type uses in the Ml zone of the West Valley Study Area. The current regula- tion states that only 25 percent of the proposed development can include office or service uses unless a conditional use permit is obtained. In order to use 100 percent for office and service uses, the concurrence of the Hearing Examiner through the conditional use permit process is currently necessary. At the present time the language on page 60 of the Zoning Code, 15.04.170 INDUSTRIAL PARK DISTRICT OF M1 13, includes both Retail Trade Uses and Service Uses. The pro- posed change would retain Retail Trade Uses under number 13, but the Service Uses would become number 14 as follows: 14. Administrative, professional, medical, financial and business offices and services including but not limited to the following: a. Finance, insurance and rear estate services b. Personal services c. Business services d. Repair services e. Professional services (Counseling services should been added to the list that appears in the Zoning Code.) f. Contract construction services g. Educational services h. Miscellaneous services If approved, there would be no limit of these uses in the M1 zoning district in the West Valley Study Area. The second proposal would add the "R-suffix" zoning overlay to three intersections on the West Valley Highway--South l80th, South 212th and South 228th. If the overlay zoning were to be adopted, the application for the "R-suffix'' overlay would be admin- istered in the same manner as a rezone. This would give an opportunity for the appli- cant to include the following uses which are proposed: Principally Permitted Uses in Ml-R District (R-suffix) The following retail uses are permitted in addition to those listed in sub- section A on properties designated with the R-suffix pursuant to procedures specified in Section 15.09.050. This list is intended to be illustrative of the types of retail uses permitted. 1. Hotel, motel 2. Convention facilities 3. Exhibition halls, art galleries 4. Restaurant and lounges 5. Athletic and health clubs 6. Gift shops 7. Liquor stores 2 Kent Planning Commission Minutes November 25, 1986 Other similar uses which the Planning Director finds compatible with the principally permitted uses herein, consistent with the purpose and intent of the M1 District and not of a type to adversely affect the use of adjoining properties. On page 64 of the Zoning Code E9, Outside storage or operations yard, the following sentence is proposed to precede the paragraph as it is presently stated. 9. Outside storage or operations yard. Outside storage or operations yards in the M1 zone shall be permitted only as accessory uses. Such uses are incidental and subordinate to the principal use of the property or structure. Outside storage or operations yards shall be confined to the area to the rear of the principal building or the rear two-thirds (2/3) of the property and reasonably screened from view from any property ... Mr. Satterstrom presented the proposed procedural changes to the AMENDMENTS section of the Zoning Code (15.09.050). The Hearing Examiner has requested the Planning staff to establish rezone criteria in an ordinance. The following five criteria are proposed to become number 1. The current number 3 would become number 5. 3. Standards and Criteria For Granting a Request for Rezone. The following standards and criteria shall be used by the Hearing Examiner and City Council to evaluate a request for rezone. Such an amendment shall only be granted if the City Council determines that the request is consistent with these standards and criteria. a. b. c. d. e. The proposed rezone is consistent with the Comprehensive Plan. The proposed rezone and subsequent development of the site would be compatible with development in the vicinity. The proposed rezone would not unduly burden the transportation system in the vicinity. . I Circumstances have changed substantially since the ~stablishment of the current zoning district to warrant the proposed rezone. The proposed rezone will promote the health, safety, and general welfare of the citizens of the City of Kent. The following specifically addresses the 11 R-suffix 11 zone. In addition to the five criteria listed above, anyone seeking an 11 R-suffix 11 rezone would be evaluated under the following criteria. The first criterion relates to the relationship of the property with respect to the nodes identified on the Valley Floor Plan Map, and the second criterion relates to the actual development proposal in trying to clarify the proposal at the time the request is made so that an effective evaluation of the proposal can be made. 3 Kent Planning Commission Minutes November 25, 1986 The following proposed number 4 would change the current number 4 to number 6. 4. The Hearing Examiner and the City Council shall use the standards and criteria provided in Section 15.09.050(D) to evaluate a request for rezone to M1-R. In addition, the Hearing Examiner and City Council shall evaluate a request for M1-R on the basis of the following standards and criteria. Such an amendment shall only be granted if the City Council determines the request is consistent with these standards and criteria. a. The proposed rezone is in close proximity or contiguous to major arterial intersections identified on the Comprehensive Plan map as being appropriate locations for retail/service type land uses. b. Rezoning to Ml-R shall not be speculative in nature. Such requests shall be based on specific development plans and uses. Further, the proposed uses shall be supportive to the surrounding industrial area and shall not be in conflict with land uses permitted in the Central Business District. Commissioner Biteman asked how much acreage would be involved at the South 212th intersection and if there would be a limitation on the types of uses in the "R-suffix" area. Mr. Satterstrom explained that the Planning Commission would not be placing a zoning designation on any land. The Commission would be addressing the allowed uses under the use provisions of the 11 R-suffix 11 proposal. If an applicant came in at a later time and sought a rezone to place the 11 R-suffix" on a piece of property, there would be no limitation on the number of different kinds of uses as long as the uses were permitted within the code. Commissioner Martinez asked if there were specific development plans at the present time for the three nodes under discussion, and if the Planning Department had con- sidered the traffic implications. Mr. Satterstrom responded that he was not aware of any plans for 11 R-suffix" develop- ment in any of the three nodes at the present time. The Planning staff believes that these three locations offer opportunity for additional retail opportunities in an otherwise industrial district. The staff is not trying to propose uses which will conflict with established retail areas. It is hoped that the types of uses that the Planning Commission would recommend to be allowed in the 11 R-suffix 11 area would complement and support the industrial area that is currently present and not try to compete from a retail standpoint with established retailing in the City of Kent. When the original proposal was made, Fred stated that they realized there would be traffic implications but did not realize that elimination of the conditional use permit would have such a traffic impact. The Public Works Department is developing a mitigation strategy to address these impacts. If these impacts cannot be mitigated or if they are significantly adverse, the Planning Department would not recommend this proposal for the Commission 1 S approval. The traffic issue is one of the reasons that a declaration of nonsignificance is not available. Commissioner Martinez asked for clarification regarding the circles. 4 Kent Planning Commission Minutes November 25, 1986 Mr. Harris responded that the vague circle is a comprehensive plan circle. This has nothing to do with zoning. It means that someone could apply for "R-suffix•• within this vague circle. At that time the applicant would define exactly the kind of development desired and the precise location on the site. The land use would not be considered until the applicant had submitted an application specifically requesting the "R-suffix" zoning. If passed, this ordinance would give the applicant only the right to apply for this zoning. Commissioner Badger asked about accessory and principal uses of the property. He wondered if he would see cranes in a storage area behind a fence. Mr. Satterstrom responded that storage of equipment is not a principal use of property in the Ml zone. Storage must be subservient to the principal use, therefore an acces- sory use of the property. The storage should not be visible from the main roadways. Ken Morris, Kent Traffic Engineer, presented a map showing critical traffic volumes in the valley area. Critical volumes were outlined in gold and red. Red showed the current arterials where the volume exceeds the capacity for at least a one-hour period during the day. Pacific Highway, I-5, West Valley Highway, South 180th, South 212th, the Valley Freeway, Benson Highway, James Street, Canyon Drive and SR 516 were shown in red. All these intersections reach capacity mostly in the afternoon peak hours when most of the commuters are returning home from work, plus a mixture of shopping trips, business trips, etc. The yellow lines represented 70 to 100 per- cent capacity. The second map showed critical volumes projected for the year 2000. Corridors that had been added to this map included the South l96th, South 228th and South 277th corridors. These corridors are expected to relieve some of the congestion on some of the existing arterials, specifically West Valley Highway. There will be a West Valley Highway improvement which will extend from South 180th to approximately James Street. Mr. Morris commented that the volumes do not take into account the increased densities within the West Valley Industrial Area. He is currently working on a projection of the number of trips that can be expected from increased densities within the valley floor. Retail establishments produce more trips than office establishments; office use produces more trips than warehouse or industrial-type use. ·He planned to present additional projections at the next hearing. He felt the main iss~e would be around South 212th and West Valley Highway where additional trips would be generated. Boeing will be locating its headquarters at this location. Uplands is considering develop- ment in the South 228th area. Mr. Morris felt that the study would show if additional lanes would be needed or if the present arterials could handle the increased den- sities, and 1which arterials would be overloaded. Commissioner Badger asked if 64th Avenue South from South 212th Street south to Meeker Street would be an arterial. Mr. Morris responded that this was part of the plan for the future arterial system. Several committees are involved in these projects. The Mayor's Task Force on Traffic Congestion, the Valley Transportation Committee which is sponsored by the Puget Sound Council of Governments, Kent, and other cities in the Valley, Auburn and Tukwila, are developing a strategy to fund some of these corridor projects. One funding 5 Kent Planning Commission Minutes November 25, 1986 strategy would be to ask developers to participate in the corridor projects in order to mitigate the trips they generate from their facilities. The developers would sign an agreement with the City of Kent agreeing to participate in a future LID. Commissioner Martinez asked if the money would be put in escrow. Mr. Morris responded that this would not be required. The developer would sign a no-protest LID at the time of development. When the roads are constructed, they would be assessed at that time according to the number of trips going in and out of the facility. Another strategy would be a Road Improvement District. The county is working on this concept. Mike Patrick has proposed the MAP program, which is the Multijurisdic- tional Arterial Program. This would provide state funding for new arterials. Mr. Morris expected to have available at the December Planning Commission meeting some of the traffic impacts solidified and to be able to identify some of the additional improvements needed, if any, in the West Valley Industrial Area. Commissioner Badger asked if the Commissioners would be able to have a reduced copy of the transportation maps at the December meeting. Mr. Morris responded that maps would be made available to the Commissioners. Mr. Badger asked if the MAP program would include county participation in the con- struction of new arterials. Mr. Morris answered that the county could participate through the Road Improvement District program or through the MAP program. The city/county or city/state could also be a developer with the city, county or state. This would also be considered multijurisdictional. Chairman Ward asked if there was a clause in the MAP proposal which would prohibit the diverting of funds. Mr. Morris responded that a commitment from Tim Hill had been obtained which would prohibit the diverting of MAP funds. Mr. Hansen asked Mr. Morris if additional calculations for the year 2000 could be available for the December meeting, and also what impact increased Metro service might have in mitigating some of the traffic impacts in Kent. Chris Crumbaugh spoke as a representative for Corporate Property Investors, which is interested in developing properties across the street from the Boeing Aerospace Center. He felt that if this proposed amendment is approved, it would seem unnec- essary to go through the rezoning process. He also felt that the list of seven principally permitted uses was not a very extensive list. He planned to present an extended list of retail uses at the next hearing. Mr. Harris pointed out that the Planning Commission Bylaws require letters ··and reports intended for presentation to the Commissioners at the hearing arrive in the Planning Oepartment•s office at least one week prior to the hearing date. If the 6 Kent Planning Commission Minutes November 25, 1986 materials are mailed to the Planning office ten days before the hearing, then copies of all the materials for the hearing can be mailed to the Commission members one week prior to the hearing. Ted Knapp, Uplands Industries, has been working with the Planning staff and supports the proposed "R-suffix" zone. He also supports broadening the list of retail uses. He suggested that the Commission establish criteria for possible future areas where additional retail could be located. He felt there was little available space in the three designated nodes and felt the criteria should be flexible enough to allow other arterials to be identified at a future date. He felt the wording "major arterial intersection 11 limited the possibility of additional circles. Robert Fadden, architect, 130 Lakeside, Seattle, Washington, read a letter from CPI and Uplands addressed to Jim Hansen which summarized his thoughts. Dear Jim: I have now had the opportunity to review the proposed office and retail ordinance and comprehensive plan modification prepared by the Planning Department for the Ml zone. It is my understanding that the new code provisions and comprehen- sive plan improvements are a result of the Planning Department•s recognition of changing land use patterns and -concern for the needs of the industrial area popula- tion. The addition of office, personal services and certain retail functions to the Ml zone, along with the existing light manufacturing and industrial uses, will provide an area in the city where a wide diversity of uses occur and complement the existing uses now present. The uses in the Ml zone during the last five years have grown. The evolution has resulted in ordinance changes that now allow a limited amount of retail and pure office use within a development. Proposed additions to the code is another phase in the maturity of the Ml zone. The Ml zone, through the growth process, is becoming what has been traditionally known as a business park zone. Characteristically business park zones have contained a wide variety of light industrial, office, service retail, personal services and commercial uses that support business and people within that zone. A successful industrial park district ordinance requires both strong development standards and site flexibilities in order to produce complementary projects for a variety of uses. He added that this letter would be available at the next meeting with supplemental information. ' Kirk Johnson, representing Trammel Crow Company, spoke in favor of the 11 R-suffix 11 proposal stating that he favored the changes it would bring to the valley. He agreed with CPI and Uplands that the retail use definition needed to be expanded. He sug- gested two additional nodes--East Valley Highway at South 2l2th and East Valley Highway at South l80th. Mr. Harris responded that this study included only the area west of the Union Pacific rail lines. He expected the staff to work on the area around East Valley Highway in 1987, but it was not part of this study. The West Valley Industrial Study should be finished so that expansion to the other side of the valley could take place. Commissioner Badger MOVED to continue the hearing to the third Tuesday in December, December 16, 1986. Commissioner Rudy SECONDED the motion. Motion carried. 7 Kent Planning Commission Minutes November 25, 1986 PRESENTATION OF CERTIFICATE OF APPOINTMENT ELECTION OF OFFICERS ADJOURNMENT 8 Chairman Ward presented to Anne Biteman a certificate of appointment signed by Mayor Dan Kelleher. Commissioner James Byrne was elected Chairman and Commissioner Robert Badger was elected Vice Chairman of the Planning Commission for 1987. Commissioner Rudy MOVED and Commissioner Byrne SECONDED a motion to adjourn the meeting. The meeting was adjourned at 9:20 p.m. Respectfully submitted, I ~