16-105018CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 12/29/2016
TO: Brian Asbury, Lakehaven Utility District
Rick Perez, City Traffic Engineer
FROM: Dave Van De Weghe, Planning
FOR DRC MTG. ON: No Meeting
1/13/17 - email comments to Dave
FILE NUMBER(s): 16-105018-00-UP
RELATED FILE NOS.: None
PROJECT NAME: 2017 COMPREHENSIVE PLAN AMENDMENTS - SHELTER RESOURCES
PROJECT ADDRESS: S 276th St., off Pacific Hwy. S.
ZONING DISTRICT: RS 7.2
PROJECT DESCRIPTION: Request to rezone / comp plan amendment from
Residential Single-family, High Density (RS 7.2) to
Residential Multi -family (RM 1800) to build transit -
oriented housing.
LAND USE PERMITS: Comprehensive Plan Amendment
Rezone
PROJECT CONTACT: Len Brannen, Shelter Resources, Inc.
lenb@shelterresourcesinc.com
MATERIALS SUBMITTED: Application for Comprehensive Plan Amendment
AM
CITY OF
F , e dieral Way
kLAND USE APPL14CATION
VPARTME.N7•0FCGMMUJNM'D£vSWpm1:NT
33325 8", Avenue South
SEP 3 0 �016 Federal Way, WA 98003-6325
253-835-2607, Fax 253-835-2609
CITY OF FEDERAL WAY %vWW,City+clffodgEgR2JnSM
CDS
APPLICATION Noss) 1 V l oop 8 0l) o 0 Date
Project Name ! Z PAek `-Je ll T6_�)
Property Address/Location WBAW "
Parcel Number(s)
Project Deseriptia
Type Of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Cornp PlawRtzonc
Land Surface Modification
Lot Line Elimination
Preapplication Conference
— Process I (Director's Approval)
— Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
_� Process VI
SEPA w/Project
_ SEPA Only
Shoreline: Variance/Conditiona) Use
Short Subdivision
_ Subdivision
Variance: Commercial/Residential
Required Information
Zoning Designation
omprehensive Plan Designation
1lValue of Existing Improvements
TT Value of Proposed Improvements
International Building Code (IBC):
_Occupancy Type
_Construction Type
Bulletin ooU3 - January 1, 2011
:76`Pv
Name:`L04jZJL
6U'Tf- #
Address:
- Wt 0
City/state: 94A4�
Zip:
q zzvq
Phone:
qZ-5145'4
Fa x:Z
Email:
5
heITLIxf-esx} rC� r•�• CAM
Signature:
I
Agent (if different than Applicant)
Name:
Peter A. Kim
Address:
3440 Wilshire Blvd. STE 1208
City/State:
Los Angeles, CA
Zip'
90010
Phone:
Fax:
(213) 387-0800
Email:
peter®pkimlaw.com
Signature:
Owner
Name:
Hae Soung Kim
Address:
9854 Canby Ave.
City/State:
Northridge, CA
Zip:
Phone:
91325
Fax:
(818) 535-9036
Email:
peter@pkimlaw.com
Signature: �
Page 1 of 1
kAH andoutAM aster land Use Application
COMMUNITY DEvFi.OPMENT DEPARTMENT
v 33325 8' Avenue South
CITY OF`'s' Federal Way, WA 98003-6325
FederalWay 253-835-2607; Fax 253-835-2609
-ww w.ci tyoffederaiw ay.com
APPLICATION FOR
COMPREHENSIVE PLAN AMENDMENT
1. SITE SPECIFIC REQUESTS
a) Who may apply? Any person may, personally or through an agent, apply for a decision
regarding property he or she owns.
b) When can you apply? Application for a proposed amendment must be made by submitting a
completed application form to the Community Development Department, between August I5'
and September 301h by 5:00 p.m., each year. Applications for a comprehensive plan amendment
will not be accepted prior to August 1" of each year. Prior to August Is, any amendment must be
docketed with the city (please refer to Bulletin #025, "Docket Process).
c) How to apply. The applicant shall file the following information with the Department of
Community Development:
l) A completed Master Land Use Application.
2) A vicinity map showing the subject property with enough information to locate the property
within the larger area.
3) The following site data:
a) Tax Parcel No.
b) Lot Size/Acreage
c) Existing Comprehensive Plan Designation
d) Existing Zoning
e) Requested Comprehensive Plan Designation
f) Requested Zoning
7,26) qz; 0 -- b i "i Z
q Aewfs
SIwo,-L rAm�*mil
Si tiL- L-f F i L-Y
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4) Services. Please provide the following information regarding the availability of services:
a) The site is currently served by sewer Y Ieptic _ (check one).
Sewer Provider: _ f1 049uenl Lr)-tS;V,4r
b) The site is currently ry d h . a publi watersystem ✓ /well _ (check one).
Water Provider: + rr/VT, Z,
c) Fire District#:
d) School District#:
Bulletin 4024 -- April 29, 2015 Page I of 3 kMandouts\Comp Plan Amendment Application
5) Any additional information or material that the Director of the Community Development
Department determines is reasonably necessary for a decision on the matter.
6) Prior to issuance of the threshold determination and the public hearing by the Planning
Commission, the applicant must submit the following:
a) A set of stamped envelopes, and a list of the same, labeled with the name
and address of all current owners of real property (as shown in the records of
the county assessor for the subject property) within 300 feet of each
boundary of the subject property, with the return address of the Community
Development Department (33325 81 Avenue South, Federal Way, WA
98003).1 Note, please do not submit metered envelopes. The Federal Way
Post Office may refuse such envelopes.
b) A copy of the county assessor's map identifying the properties specified in
subsection 6 of this section.
2. OTHER REQUESTS FOR COMPREHENSIVE PLAN AMENDMENTS
a) Who may apply? Any person may, personally or through an agent, apply for an amendment to
policies of the comprehensive plan.
b) How to apply. The applicant shall file a completed Master Land Use application with the
Department of Community Development.
c) Proposed Amendment A proposed amendment can be either conceptual or specific
amendatory language. Please be as specific as possible so that your proposal can be adequately
considered. If specific wording changes are proposed, this should be shown in sUikeet V
underline format (attach additional pages if necessary).
..Si•T C 1,5 t l:"£.l G_ i.pcp-C b `-z) z51,eyf—g ti # 4*MfQ_,!)�,-:l%s i l
foOl.l 1. `i`DQ!� 1n,16 -
d) Reference. Please reference the chapter of the comprehensive plan (e.g., Land Use,
Transportation, Housing, Capital Facilities, etc.) and page number where located.
' Please see the city's Bulletin #002, "Mailing Labels" for infonnation and an application on obtaining addresses.
Bulletin #024 - April 29, 2015 Page 2 of 3 kA Handouts\Comp Plan Amendment Application
3. SUPPORT FOR THE AMENDMENT
(Please fill out for all amendments, whether site specific or otherwise)
Please explain the need for the amendment (why is it being proposed). Include any data, research, or
reasoning that supports the proposed amendment (attach additional pages if necessary).
f FttC ctr irxZ�r^� Ty �Ct S ;2zsc �Y 1�'1� r.1� 7n 77� 44� c- 41�if'�/'�i`► IF-
4'�'� T' 4 > 1//Logy r di f1z- ►3�:f+PF2 a % �{s�
u,puLs ('9i ?tic 11 Ax c� �F
,E'��x�`��r.�� �L�Sl�i�e� , j��_ i t /�, ��,5�.. ,,.� >z.. ��rS ^•cr�� red° a�i�
4. FEE
There is no fee for the initial application. if after a public hearing the City Council determines that the
request shall be further considered for adoption, site -specific requests must be submitted for a
preapplication conference with a non-refundable fee. If after the preapplication conference the
applicant decides to pursue the request, the remaining portion of the comprehensive plan amendment
fee will be required. A fee must be submitted for all other requests after the selection process.
5. SIGNATURE
09/29/2016
Signature Date
Hae Soung Kim
Print Name
If you have any questions about filling out this application form or the amendment process, please contact
the Permit Center at 253-835-2607, or ennitceiiter di,cit offederalwa .com. Please be advised that an
application for a comprehensive plan amendment lacking the required information will not be accepted.
Bulletin #024 — April 29, 2015 Page 3 of 3 k:\Handouts\Comp Plan Amendment Application
Page 1 of 1
This map/plat Is being furnished as an aid in locating the herein described
land in relation to adjoining streets, natural boundaries and other land, and A
is not a survey of the land depicted. Except to the extent a policy of title
Insurance is expressly modified by endorsement, if any, the company does
not insure dimensions, distances, location of easements, acreage or other
matters shown thereon.
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Margaret Clark
From: Margaret Clark
Sent: Tuesday, May 09, 2017 12:39 PM
To: 'Len Brannen'
Cc: David VanDeWeghe
Subject: RE: 5 Acre Rezone (Kim/Chung Property) - Public Access ROW
Thanks Len. We will try to find out the history.
Margaret H. Clark, AICP
Principal Planner
�- Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2646 Fax: 253/835-2609
www.cityoffedera lway.com
From: Len Brannen mailto:Len6 ShelterResourceslnc,comI
Sent: Tuesday, May 09, 2017 10:12 AM
To: Margaret Clark
Subject: 5 Acre Rezone (Kim/Chung Property) - Public Access ROW
Some time ago your associate planner had sent a correspondence outlining access routes available from Hiway 99 to the
Kim/Chung properties ( 5 acres). As we viewed those alternatives we assumed that they were all controlled by private
land owners and not real alternatives for ready access to Hiway 99 the principal arterial. If we are in error in that
assumption can you show us existing available public routes that could be used to service our planned future housing
project. We have noted that in the "Findings and Conclusion for Process III Approval" for the Redondo Heights Park &
Ride that under item #12 — "the final site plan will be revised to PROVIDE for a future potential vehicular connection to
the undeveloped property north of the subject site, in accord with FWCC Sections 22-364(2) and 22-1634(b)(3). The
applicant also stated they will provide a letter of intent to the City regarding implementation of a future vehicular
connection to the north.
Within the findings & conclusions there is no mention of the Kim/Chung property to the south of the planned Redondo
Park & Ride. This seems like an obvious oversight and one that the City of Federal Way should have questioned within
the planning process for the Park & Ride improvements. Do you have historical references which would shed light on
why properties needing vehicular access from public ROWS lying south of the Park & Ride Improvements appear to have
been ignored?
Thanks for guidance on these items Margaret.
Len Brannen, President
Shelter Resources, Inc.
2223 112th Avenue NE, Suite 102
Bellevue, Washington 98004
Margaret Clark
From: Margaret Clark
Sent: Thursday, September 08, 2016 10:39 AM
To: 'Len Brannen'
Subject: RE: Kim Property (Zoned R7.2) - Rezone to High Density - King County TOD Bond
Program
Hi Len,
The highest density is RM 1800 or 24 units per acre. It takes about three weeks to set up a pre -application meeting.
Regards,
Margaret
Margaret H. Clark, AICP
Principal Planner
a r. w
i Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2646 Fax: 253/835-2609
www.citvoffederalway.com
From: Len Brannen[ma i Ito: Len B@ ShelterResou rcesInc.com]
Sent: Thursday, September 08, 2016 9:48 AM
To: Margaret Clark
Subject: RE: Kim Property (Zoned R7.2) - Rezone to High Density - King County TOD Bond Program
Thank you for forwarding Margaret — very helpful. I will try to run down the easement issue further. For this 2 parcel 5
acre site — what is the maximum multi -family density that can be applied for (including associated height limit)? I note
back in 2008 they had requested RM2.4, (one unit per 2400 square feet) or say 18 units per acre. To address the
priorities of the King County TOD Bond Program we would wish to target a higher allowable density/unit count.
Also — how long does it take to set up pre -application conference with the Development Review Committee (DRC)?
Thanks for your attention Margaret?
Len Brannen, President
Shelter Resources, Inc.
P: (425) 454-8205 Ext. 241
Shelter Resources has a new website! Please visit us at htt ShelterResourceslnc.com
SHELTER
SRI RESOURCES, INC.
SHELTER
SRI RESOURCES, INC
From: Len Brannen
Sent: Thursday, September 01, 2016 6:29 PM
To:'margaret.clark@cityoffederalway.com'<marearet.clark@cityo€€ederalway.com>
Cc:'tim.johnson@cityoffederalway.com' <tim.mohnson cit ofFederalwa .com>
Subject: Kim Property (Zoned R7.2) - Rezone to High Density - King County TOD Bond Program
Tim & Margaret:
I want to thank you both for taking the time today to give me some background to the current politics surrounding the
Multi -family moratorium now in play in Federal Way. The lack of adequate planning forecast by the School District surely
has created a difficult scenario to deal with and readily resolve. I empathize with your challenges. The site we reviewed
just adjacent to the southend of the existing Park & Ride facility at 272"d and Hiway 99 would be an excellent prospect
for the type of higher density multi -family development King County is prioritizing and lies directly in alignment with the
special allocation of approx.. $10,000,000 targeting South King County and their target locations. The RFP advertisement
for the South End County funding allocation is not due out from King County until July 2017, so seemingly that would
leave as we discussed, sufficient time between January 2017 and June to affect the desired rezone.
We will keep you posted on our intentions/progress and whether we can arrange the necessary time cooperation from
the Land owners. Margaret — if you could get back to me on the potential ingress/egress consideration that may affect
accessing the 5+ acre development site that would be appreciated. Your interest in our activity is appreciated. As
mentioned our partner on this effort would be the Multi -service Center (Non -Profit) with whom we have already
developed, Mitchell Place and the new Veterans Housing Center off of Hiway 99.
Thanks again.
Len Brannen, President
Shelter Resources, Inc.
2223 112th Avenue NE, Suite 102
Bellevue, Washington 98004
P: (425) 454-8205 Ext. 241
Shelter Resources has a new website! Please visit us at http_://ShelterResourceslnc.com
SHELTER
SRI RESOURCES, INC.
Margaret Clark
From: Len Brannen <Len B@ShelterResourcesInc.com >
Sent: Monday, January 30, 2017 3:58 PM
To: Margaret Clark
Cc: davidvandeway@cityoffederalway.com
Subject: 276th Ave. - 5 Acre Rezone Application - Federal Way
We would like to schedule a quick conference down in your offices to review some zoning considerations on the Master
Land Use Application we submitted to the City this past December 2016. We have found that some of the restrictions
imposed under the typical RM1800 zone when applied actually create a less desirable plan from a neighborhood impact
point of view, than could be accomplished under the more prevalent neighboring land use designation — Business
Commercial. The parking ratio at 200%, the maximum units per building @ 8 are items which thin out the possible tree
lined buffer areas that would screen current single family neighbors from any impact. If we could increase the buffer
area and use the more liberal height allowance in the BC zone we could center the units on the property, leave good
buffers, and fit the parking more appropriately creating a much more inviting space and multi -family livability. We would
also be more consistent with the current zoning on multiple sides of the site already in place.
Can you figure a time asap when myself and our architect, Bumgardner Architects could stop in and converse about
possibilities.
Thank you.
Len Brannen, President
Shelter Resources, Inc.
2223 112t" Avenue NE, Suite 102
Bellevue, Washington 98004
P: (425) 454-8205 Ext. 241
Shelter Resources has a new website! Please visit us at http:IlShelterResourceslnc.com
SHELTER
SRI RESOURCES, INC.
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VI. SELECTION CRITERIA
FWRC 19.80.080 contains criteria for selecting amendments for further consideration.
A. Criterion #1— Whether the same area or issue was studied during the last amendment process and conditions
in the immediate vicinity have significantly changed so as to make the requested change within the public
interest.
Response to Criterion #1 —
Request Response
Request #6 — Shelter
Resources Park and Ride This request was not studied during the last amendment cycle.
TOD
B. Criterion #2 — The proposed amendment is consistent with the overall vision of the comprehensive plan.
Response to Criterion #2 —
Request Response
Request #6 — Shelter According to the comprehensive plan, "The multi -family residential
Resources Park and Ride land use designation represents an opportunity to provide a range of
TOD housing types to accommodate anticipated residential growth. The
increase in population, aging population, increasing diversity, decline
in average family size, and high cost of single-family homes have
created heavy demand for new housing types. The Land Use chapter
encourages the development of housing types, such as duplexes,
townhouses, senior housing, quality apartment units and
condominiums in existing multifamily areas and within mixed -use
development in commercial areas" (pg. II-12). The requested
RM1800 zoning is consistent with surrounding uses, as the parcel in
question abuts existing multi -family zoning and a Park and Ride
transit lot. The site's close proximity to transit further supports the
requested zoning, as the comprehensive plan states "the overarching
goal of VISION 2040 related to land use is to focus growth within
already urbanized areas to create walkable, compact, and transit -
oriented communities that maintain unique local character" (pg. II-3).
C. Criterion #3 — Whether the proposed amendment meets existing state and local laws, including the GMA.
Response to Criterion #3 — None of the requested amendments would be in conflict with local or state laws if
subsequent development of the parcels are in compliance with local and state regulations, including the
FWRC and State Environmental Policy Act (SEPA), if applicable.
D. Criterion #4 — In the case of text amendments, or other amendments to goals or policies, whether the request
benefits the city as a whole versus a selected group.
Response to Criterion #4 — This criterion is not applicable for this request as it is a site -specific request and
not a request for text amendment.
Land Use/Transportation Committee (LUTC) Meeting Date: November 3, 2017
Selection Process — Comprehensive Plan Amendments Page 3 of 7
IV. BACKGROUND AND STAFF COMMENTS — SITE -SPECIFIC REQUESTS (Exhibit A — Composite Map)
-572 A r 7--
A. Site -Specific Request #6 — Shelter Resources Park and Ride TOD
1. Summary
File Number:
Parcel No.:
Address:
Location:
Size:
Existing Land Use:
Applicant/Owner:
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
2. Reason for the Request
16-105018-UP
720480-0172
No address
South of South 276t` Street, just east of Pacific Highway South (Exhibit B)
3.45 acres
Vacant
Shelter Resources, Inc./ Hae Soung Kim
Single -Family Residential
Single-family (RS7.2, one unit per 7,200 square feet)
High Density Residential
Multi -family (RM1800, one unit per 1,800 square feet)
The applicant requests a comprehensive plan designation and rezone in order to allow transit -oriented
development, including multi -family housing.
3. Staff Comments
Multi -family housing is not allowed in the RS7.2 zone. However, it is allowed in the requested RM1800
zone. There is existing RM zoning on the parcel adjacent to the west. Single-family zoning to the east is
buffered from this site by wetlands, where development is prohibited. According to Lakehaven Water
and Sewer District, no general system or system capacity issues are anticipated as a result of this
proposal. Future site development would require extension and construction of water system facilities to
and on the site. Sewer service connection is also required. Per Public Works Traffic Division, the
existing roadway network should have sufficient capacity to handle the increased trips due to re -zoning.
Additionally, the property has no documented access point to public right-of-way. Documented access
must be secured before the site will be suitable for the requested RM1800 zoning.
4. Surrounding Zoning & Land Use (Exhibit C —Aerial Map)
Zoning
Land Use
North
Community Business (BC)
King County Metro Transit Park -and Ride
South
Single-family (RS7.2, one
Vacant
unit per 7,200 square feet)
East
Single-family (RS7.2, one
unit per 7,200 square feet)
Vacant tract & Scarborough subdivision
West
Multifamily (RM 2400, one
Silver Shadow Apartments
unit per 2,400 square feet)
Land Use/Transportation Committee (LUTC) Meeting Date: November 3, 2017
Selection Process — Comprehensive Plan Amendments Page 2 of 7
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David VanDeWeghe
From: David VanDeWeghe
Sent: Tuesday, May 23, 2017 9:54 AM
To: Robert Hansen; Margaret Clark
Subject: King Co TOD Bond Allocation
Doc and Margaret,
In our meeting with Shelter Resources last week, they mentioned using funds from King County's $87 million Transit -
Oriented Development Bond Allocation Plan to finance their multifamily proposal at Pac Hwy & S 272nd, Here are the
requirements for the South King County portion of the program.
Spoiler: 100% of the housing units to be built must be for low income households.
South Ki ng Co u nty Targeted RFP (pg 7-8)
1. Description: In 2017, after working with the King County Council and local jurisdictions, King County will solicit
proposals for affordable housing projects at the Des Moines Link Light Rail Station and the S 272nd Ave Light Rail station
in Federal Way. These areas represent the opportunity to create affordable housing near Highline Community College
and light rail in the case of the Kent/Des Moines Station and the ability to leverage County -owned property near bus
rapid transit and light rail at S 272nd Ave. Specific criteria for affordable housing in these areas are outlined below.
a. Proposed projects must be located within one half mile of the Des Moines Link Light Rail Station, the 272nd
Ave SW Light Rail Station or the Bus Rapid Transit station at S 272nd and HWY 99.
b. Projects can be new construction, acquisition/rehabilitation and/or preservation.
c. Projects will support local redevelopment and planning efforts in the two high capacity transit areas.
d. Partnerships between nonprofit and for -profit agencies are strongly encouraged.
e. Where possible, agencies should work with municipalities and other local governments to take advantage of
publicly -owned property and other community assets.
2. Location: Proposed projects must be located within one half mile of the Des Moines Link Light Rail Station, the 272nd
Ave SW Light Rail Station or the Bus Rapid Transit station at S 272nd and HWY 99. Please refer to Appendices IV and V
for illustrative maps with station area information.
3. Amount: Approximately $10 million.
4. Timing: The initial RFP soliciting agency proposed projects will be released in July 2017. King County may issue
additional future RFPs until investment goals are met and all funds are allocated.
Funding Considerations (pg 3)
As identified in the Washington state legislation, all housing funded with TOD bond proceeds must be for
households earning between 30 percent and 80 percent of King County median income (as defined by the
Department of Housing and Urban Development), which is approximately $27,000 and $69,000 for a family of
four.
2. Similarly, the state legislation restricts TOD bond funds to nonprofit housing developers and local housing
authorities. King County strongly encourages partnerships between for profit and nonprofit entities to create as
many affordable housing units as possible.
3. To minimize the costs of interest and to comply with the timing requirements in State law, King County may use
interfund borrowing or bond anticipation notes, whichever is less costly, to fund short-term project costs. It is
anticipated that the first bond issuance will likely not occur until 2021.
4. Interfund borrowing, bond anticipation notes, and bond issuances will be approved following the procedures
outlined in the King County Code.
5. The County will encourage projects that can leverage other funding sources.
Dave Van De Weghe, AICP
Senior Planner
trtY OP
Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2638 Fax: 253/835-2609
www.cityoffederalway.com
Updated July 18, 2016
Review Process: Affordable housing projects will be evaluated as a component of
the overall Northgate Redevelopment RFP review process. King County reserves
the right to ask for modifications to any affordable housing proposals to ensure
the integrity of the overall site redevelopment plan. King County will determine
when to issue interfund loans, bond anticipation notes, and bond debt based on
King County debt protocols and project need.
D. South King County Targeted RFP
Description: In 2017, after working with the King County Council and local
jurisdictions, King County will solicit proposals for affordable housing projects at
the Des Moines Link Light Rail Station and the S 272nd Ave Light Rail station in
Federal Way. These areas represent the opportunity to create affordable housing
near Highline Community College and light rail in the case of the Kent/Des
Moines Station and the ability to leverage County -owned property near bus rapid
transit and light rail at S 272nd Ave. Specific criteria for affordable housing in
these areas are outlined below.
a. Proposed projects must be located within one half mile of the Des
Moines Link Light Rail Station, the 272nd Ave SW Light Rail
Station or the Bus Rapid Transit station at S 272nd and HWY 99.
b. Projects can be new construction, acquisition/rehabilitation and/or
preservation.
c. Projects will support local redevelopment and planning efforts in
the two high capacity transit areas.
d. Partnerships between nonprofit and for -profit agencies are strongly
encouraged.
e. Where possible, agencies should work with municipalities and
other local governments to take advantage of publicly -owned
property and other community assets.
2. Location: Proposed projects must be located within one half mile of the Des
Moines Link Light Rail Station, the 272nd Ave SW Light Rail Station or
the Bus Rapid Transit station at S 272nd and HWY 99. Please refer to
Appendices IV and V for illustrative maps with station area information.
3. Amount: Approximately $10 million.
4. Timing: The initial RFP soliciting agency proposed projects will be released in
July 2017. King County may issue additional future RFPs until investment goals
are met and all funds are allocated.
Transit -Oriented Development Bond Allocation Plan Page 7
Updated July 18, 2016
5. Review Process: Agency proposed projects will be submitted and evaluated as
part of the standard, annual Housing Finance Program RFP process, beginning
in July 2017. King County will determine when to issue bond debt based on
King County debt protocols and project need.
E. Bel -Red Targeted RFP
1. Description: In 2017, after working with the King County Council and local
jurisdictions, King County will solicit proposals for affordable housing projects
near high capacity transit areas in the Bel -Red Corridor. This area represents the
opportunity to take advantage of existing and new investments in transit, coupled
with publicly -controlled property. Specific criteria for affordable housing in this
area are outlined below.
a. Proposed projects must be located within one-half mile of
transit stations in the Bel -Red Corridor.
b. Projects can be new construction, acquisition/rehabilitation and/or
preservation.
c. Projects will support local redevelopment and planning efforts in
the two high capacity transit areas.
d. Partnerships between nonprofit and for -profit agencies are strongly
encouraged.
e. Where possible, agencies should work with municipalities and
other local governments to take advantage of publicly -owned
property and other community assets.
2. Location: Proposed projects must be located within one-half mile of transit
stations in the Bel -Red Corridor. Please refer to Appendix VI for an
illustrative map with station area information.
3. Amount: Approximately $10 million.
4. Timing: The initial RFP soliciting agency proposed projects will be released in
July 2017. King County may issue additional future RFPs until investment goals
are met and all funds are allocated.
5. Review Process: Agency proposed projects will be submitted and evaluated as
part of the standard, annual Housing Finance Program RFP process, beginning in
July 2017. King County will determine when to issue bond debt based on King
County debt protocols and project need.
Transit -Oriented Development Bond Allocation Plan Page 8
01IN
Seattle
IN Office of Housing
2017 Income and Rent Limits - Multifamily Rental Housing
Published by HUD on April 14th, 2017
Effective April 14th, 2017
Family Size
30%
40%
Percent of Area Median Income
50% 60% 65%
HUD 80%
1 Person
$20,200
$26,880
$33,600
$40,320
$43,680
$50,400
2 Persons
$23,050
$30,720
$38,400
$46,080
$49,920
$57,600
3 Persons
$25,950
$34,560
$43,200
$51,840
$56,160
$64,800
4 Persons
$28,800
$38,400
$48,000
$57,600
$62,400
$72,000
5 Persons
$31,150
$41,480
$51,850
$62,220
$67,405
$77,800
6 Persons
$33,450
$44,560
$55,700
$66,840
$72,410
$83,550
7 Persons
$35,750
$47,640
$59,550
$71,460
$77,415
$89,300
8 Persons
$38,050
$50,720
$63,400
$76,080
$82,420
$95,050
Unit Size
30%
40%
Percent of Area Median Income
50% 60% 65%
HUD 80%
0 Bedrooms
$505
$672
$840
$1,008
$1,092
$1,260
1 Bedroom
$540
$720
$900
$1,080
$1,170
$1,350
2 Bedrooms
$648
$864
$1,080
$1,296
$1,404
$1,620
3 Bedrooms
$749
$998
$1,248
$1,497
$1,622
$1,872
4 Bedrooms
$836
$1,114
$1,392
$1,671
$1,810
$2,088
5 Bedrooms
$922
$1,229
$1,536
$1,844
$1,997
$2,304
Affordable
household income
Percent of Area Median Income
Unit Size
30%
40%
. 50%
60%
HUD 80%
0 Bedrooms
$589
$784
$980
$1,176
$1,470
1 Bedroom
$630
$840
$1,050
$1,260
$1,575
2 Bedrooms
$756
$1,008
$1,260
$1,512
$1,890
3 Bedrooms
$874
$1,164
$1,456
$1,747
$2,184
4 Bedrooms
$975
$1,299
$1,624
$1,949
$2,436
5 Bedrooms
$1,144
$1,434
$1,793
$2,151
$2,688
HOME Program
Rents, Including Utilities
Low HOME Rent
(effective June 6, 2016)
High HOME Rent
2016
Unit Size
0 Bedrooms
$791
$1,049
1 Bedroom
$847
$1,176
2 Bedrooms
$1,016
$1,413
3 Bedrooms
$1,174
$1,624
4 Bedrooms
$1,310
$1,791
5 Bedrooms
$1,445
$1,958
For more regulatory information specific to the building you reside in,
contact your Resident Manage? or Leasing Office.
MEMORANDUM OF AGREEMENT
BETWEEN ICING COUNTY METRO, FEDERAL WAY PUBLIC SCHOOLS, AND
SOUND TRANSIT
REGARDING THE REDONDO HEIGHTS PARK AND RIDE PROPERTY AND
THE MARK TWAIN ELEMENTARY SCHOOL PROPERTY
This Memorandum of Agreement ("MOA") among King County Metro ("KCM"), Federal
Way Public Schools ("the FWPS"), and Sound Transit ("ST") regarding the Redondo
Heights Park and Ride Property and the Mark Twain Elementary School Property is
entered January 26, 2017.
BACKGROUND
A. The FWPS is a public school district of the State of Washington located within King
County.
B. The FWPS owns and operates an elementary school known as the Mark Twain
Elementary School (the "School") within the City of Federal Way. The School is
sited on approximately 10 acres and is located at 2450 S. Star Lake Road (the "School
Property").
C. The School is 49 years old and serves approximately 550 students. The School, in
common with other schools within the FWPS, has more students than is optimal for
the desired learning environment.
D. The FWPS Board may consider placing a bond measure on the ballot in 2018 to raise
funds for property acquisition and school construction (the "Bond Measure"). These
funds would be used in part to rebuild and possibly relocate the School.
E. King County is a home rule charter county and legal successor in interest to the
Metropolitan Municipality of Seattle. KCM owns and operates the Redondo Heights
Park and Ride on an approximately 10-acre site along Highway 99 in Federal Way
(the "Redondo Property").
F. The park and ride facility on the Redondo Property is historically underused and
KCM has preliminarily determined that the facility could be repurposed as a transit -
oriented development (TOD). KCM is scheduled to begin preliminary feasibility
work on that project in the first half of 2017.
G. ST is a regional transit authority of the state of Washington. ST is building a voter -
approved extension to its Link light rail system known as the Federal Way Link
Extension (the "FWLE").
H. ST has completed NEPA/SEPA Draft and Final Environmental Impact Statements
(DEIS and FEIS, respectively) reviewing the impacts of a proposed alignment for the
FWLE project that includes construction of an elevated light rail guideway along the
eastern border of the School Property. The elevated guideway requires approximately
0.8 acres in permanent property rights from the FWPS and an additional 0.2 acres in
temporary construction rights.
I. The FWPS's need to retain a viable learning environment and the ability to rebuild
the School on the current School Property has been documented in the FWPS'
comments on the FEIS. Through those comments, the FWPS has opposed the
construction of an elevated light rail guideway along the eastern border of the School
Property due to the permanent impacts of the FWLE on the School's learning
environment for generations to come. ST evaluated and responded to each of the
FWPS comments and identified mitigation measures in its FEIS. Nevertheless, the
FWPS has determined that is in its interests to attempt to relocate the School.
J. The FWPS has determined the Redondo Property may be a desirable location to build
a replacement for the Mark Twain Elementary School and, subject to passage of the
Bond Measure and satisfactory due diligence on the Redondo Property, may wish to
acquire the Redondo Property and, potentially, transfer the School Property to ST or
KCM as part of the transaction.
K. The School Property is in close proximity to the new light rail station ST is
constructing at the junction of 272"d Street and Interstate 5.
L. KCM wishes to evaluate the transfer of the Redondo Property to the FWPS, provided
that such a transaction can fully satisfy KCM's legal, grant, policy and financial
requirements and objectives and is approved by the King County Council.
M. ST supports the FWPS's effort to relocate the School to the Redondo Property and ST
wishes to facilitate the FWPS obtaining the Redondo Property and will work with
KCM and the FWPS to evaluate transaction structures in which it may have a role.
N. ST wishes to obtain, and in consideration of ST's payment of just compensation and
mitigation of project impacts identified in the FEIS, the FWPS wishes to convey, the
property interests ST needs in the School Property, consistent with the FWLE
schedule.
O. The FWPS wishes to support ST's FWLE project as defined by the ST Board.
P. KCM and ST each are subject to laws, regulations and policies concerning the
disposition of surplus properties and development of affordable housing or TOD. The
FWPS is subject to laws, regulations and policies concerning its acquisition and
conveyance of real property.
Q. The parties acknowledge that further evaluation and due diligence is needed to
determine whether it is feasible for the FWPS to acquire the Redondo Property and
that further work is required to determine the optimal transaction structure to
accomplish such a property transfer.
R. The parties acknowledge that time is of the essence and agree to work collaboratively
toward a prompt determination and effectuation of the identified optimal transaction
structure.
AGREEMENT
The FWPS, KCM, and ST each agree to work diligently and in good faith, to identify and
structure a real property transaction whereby the FWPS could acquire the Redondo
Property. This MOA establishes the process to carry out that agreement. This MOA does
not obligate any of the parties to enter into a real property transaction. Any proposed
transaction will be submitted to the parties' respective legislative bodies for such review
and approval as may be required by law.
Establish Teams. Within one week of signing this MOA, each party will identify a
team of individuals who will carry out the tasks associated with this MOA. The
teams should have sufficient expertise (or access to expertise) to identify the physical,
operational, development feasibility, title, legal, grant and other relevant
characteristics of the Redondo Property and the School Property.
2. Share Existing Information. The FWPS will share with KCM all surveys,
geotechnical reports, title policies, environmental studies, and other relevant
information related to the School Property. KCM will share with the FWPS all
surveys, geotechnical reports, title policies, environmental studies, and other relevant
information related to the Redondo Property. ST will share with the FWPS and KCM
all surveys, geotechnical reports, title policies, environmental studies, and other
relevant information related to the School Property and not previously shared by ST.
However, the parties are not obligated to share any documents or records that are
privileged or otherwise exempt from public disclosure.
Identify Tasks. The teams will establish the initial tasks necessary to identify and
structure a transaction whereby the FWPS could acquire the Redondo Property. The
list of tasks will be updated from time -to -time as additional needs are identified. The
initial tasks identified include but are not limited to:
a. conducting necessary due diligence related to the development feasibility of the
Redondo Property and the School Property;
b. identifying and evaluating transaction structures;
c. determining whether additional environmental review or other studies are
required;
d. obtaining appraisals of the School Property and the Redondo Property;
e. drafting transactional documents;
f. seeking approvals of any necessary grant agencies; and
g. seeking government body approvals.
4. Establish Milestones and Assign Responsibility. The teams will assign
responsibility and milestones for each task and establish a schedule for meetings and
the optimal communication means to carry them out expeditiously and efficiently.
This will include regular reports to the executives of each of the parties.
5. Resolve Problems. The parties acknowledge that there are many complex issues to
be identified and resolved if they are to achieve the purpose of this MOA, From time
to time, it may be necessary to obtain direction, approval, dispute resolution or other
assistance from the executive level or from the governing body of their respective
organizations. Each of the FWPS, KCM, and ST staff commit that they will seek
rapid and effective access to the necessary decision makers whenever such needs
arise.
Dow Constantine
Sound Transit Board Chair
King County Executive
Peter Rogoff
Tammy Camp
Public Schools
Public Schools Board
Robert Gannon
King County Metro General Manager