Planning Comm PKT 12-20-2006
December 20, 2006
7:00 p.m.
Commissioners
Hope Elder, Chair
Dave Osaki
Merle Pfeifer
Wayne Carlson
Kevin King (Alternate #2)
City of Federal Way
PLANNING COMMISSION
City Hall
Council Chambers
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
4. AUDIENCE COMMENT
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
. STUDY SESSION
Proposed Amendments to Business Park (BP) and Community
'Business (BC) Zoning Districts
7. ADDITIONAL BUSINESS
8. AUDIENCE COMMENT
9. ADJOURN
Dini Duclos, Vice-Chair
William Drake
Lawson Bronson
Richard Agnew (Alternate #/)
Caleb AI/en (Alternate #3)
City Staff
Kathy McClung, CDS Director
Margaret Clark, Senior Planner
E. Tina Piety, Administrative Assistant
253-835-2601
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K:\Planning Commission\2006\Agenda 12.20.06 doc
CITY OF FEDERAL WAY
PLANNING COMMISSION
November 8, 2006
7 :00 p.m.
City Hall
Council Chambers
MEETING MINUTES
Commissioners present: Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, Bill Drake, and Lawson Bronson.
Commissioners absent: Wayne Carlson (excused). Alternate Commissioners present: Richard Agnew, Kevin King,
and Caleb Allen. Alternate Commissioners absent: none. Staff present: Community Development Services Director
Kathy McClung, Planning Consultant Janet Shull; Assistant City Attorney Amy Jo Pearsall, and Administrative
Assistant E. Tina Piety.
Chairperson Elder called the meeting to order at 7:00 p.m.
ApPROV AL OF MINUTES
Commissioner Duclos moved and it was seconded to adopt the October 18, 2006, minutes. The motion was carried.
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT
Moved to the end of the meeting.
COMMISSION BUSINESS
ELECTIONS
Hope Elder was nominated for the position of Chair. There were no other nominations. Ms. Elder was unanimously
selected. Dini Duclos was nominated for the position of Vice-Chair. There were no other nominations. Ms. Duclos
was unanimously selected.
PUBLIC HEARING - Flag Lots Code Amendment
Chair Elder opened the public hearing. Ms. Shull delivered the staff report. The proposed amendments will add
definitions and clarify how existing setbacks are to be applied to flag lot development. Ms. Shull explained a
graphic (Exhibit B of the staff report) that shows how the proposed amendments will work. She stated that access
to residential lots is prohibited from an arterial or primary collector for safety reasons. The front yard of a
residential lot is adjacent to where vehicles access the lot.
Commissioner Drake asked if the size of the setbacks next to an arterial is due to sight distance. Ms. Shull replied
that is one of the reasons. Another is to allow parking in front of the house and/or garage. Commissioner Drake
asked what would happen if there were two flag lots side-by-side. Ms. S~ull replied that situation would require a
different arrangement than the proposed for access. She commented that no more than two lots may have access off
a panhandle. Staff is currently working with Public Works staff on access for this type of situation. It is a different
category of development.
Public Testimony:
K:\Planning Conunission\2006\Meeling Summary II-08-06.doc
Planning Commission Minutes
Page 2
November 8, 2006
Rodney Grant, 2202 South 300th Street - He is a property owner who ran into confusion by city staff in
regards to the setbacks for his flag lot. He feels these amendments will clarify the issue and help
owners to obtain the best use from their property. It will'make things easier.
Dini Duclos moved adoption of the staffs recommendation and the motion was seconded. There was no
discussion. The motion passed. Chair Elder closed the public hearing.
ADDITIONAL BUSINESS
None
ADMINISTRATIVE REPORT
Ms. McClung informed the Commission that the city has purchased the old SeaTac North Theater (Cratsenberg)
property. The city will be seeking a developer to design a project that will follow the Federal Way Comprehensive
Plan and will bring to light the potential of Federal Way's downtown. The Public Safety initiative passed, which
means the Community Development Services Department will be hiring a new Code Compliance Officer who will
focus on quality of life issues, such as graffiti. The Building Official has accepted a position with the City of
Spokane Valley and will be leaving in late December.
The city recently held a stakeholders meeting and about 30 people attended. Most of the time is spent listening to
their permit process experience. From this, staff has prepared a list of concerns that the staff is working to improve.
The city is preparing to annex all of the remaining Potential Annexation Area (P AA) and is close to reaching an
agreement with King County. King County is encouraging all cities in the county to annex their areas and is willing
to help fund the process. The city and King County are meeting with homeowner associations in the P AA for their
input and to answer questions on this issue. It is likely that an election on annexation will occur in November 2007,
with the areas becoming a part of the city in January 2009.
The city is in the midst of its budget process and the City Council is very interested in staffing levels. They are
concerned about whether departments have enough staff to complete their workloads. Departments were asked to
make 2% cuts, so Community Development Services is not asking for new staff.
Ms. McClung asked the Commission to be thinking about what code amendments, if any, they would like to see on
next year's work program. The "Honey I Shrunk the Lots" is a good presentation and visual picture of how good
different densities can look with good design. Once the presentation is rescheduled with the LUTC, the
Commission will be invited.
At the next LUTC on November 20th, there will be a presentation on the proposed Community Business/Business
Park (BC/BP) code amendments. Staffwill be seeking the LUTC's direction on the proposed amendments.
Chair Elder requested that the Commission be kept informed of development in the city. Ms. McClung replied that
she will give the Commission a copy of the monthly list she prepares for the Chamber of Commerce.
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 7:45 p.m.
K:\Planning Commission\2006\Meeting Sununary II-OS-06.doc
~
CITY OF ~
Federal Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
MEMORANDUM
TO:
Federal Way Planning Commission Members
Kathy McClung, Director ~
Lori MiChaelS~ Planner
Draft Code Amendments: Business Park (BP) and Community
Business (BC) Zoning Districts, and related amendments
FR:
RE:
DT:
December 20, 2006
TIMELINE FOR CODE AMENDMENT REVIEW AND ADOPTION
A Planning Commission workshop is scheduled for 7:00 pm on December 20,2006. The purpose
of the workshop is to preview the draft amendments to the Business Park (BP) and Community
Business (Be) zones and other related amendments. Following the workshop, staffwill complete
the research, prepare the staff report, and schedule a public hearing. The hearing is expected in
late January or early February 2007, followed by Council review and adoption in early Spring.
OVERALL PURPOSE OF THE CODE AMENDMENTS
During the 2006 Comprehensive Plan Update, the City Council asked staff to identify text
amendments and/or rezones that would improve the market responsiveness ofthe Business Park
and/or Community Business zones, based on a consistently low demand for BP-zoned property
and high demand for BC-zoned property. I.ri addition, the City Council has directed height
increases for mixed-use residential in the BC zone to expand housing opportunities, and increased
height for motels/hotels in both zones.
COMPREHENSIVE PLAN CHANGES IN CONJUNCTION WITH THE CODE AMENDMENTS
Certain map and policy changes to the Federal Way Comprehensive Plan (FWCP) are necessary
to facilitate the anticipated code amendments. The comprehensive plan updates and related SEP A
analysis are currently under review and will be completed prior to or concurrent with adoption of
the code amendments. Although the changes to the comprehensive plan are not the subject of the
upcoming workshop, staff will be prepared to address general questions should they arise.
PRINCIPAL FEATURES OF DRAFT CODE AMENDMENTS
Described below are the principal features of the amendments as drafted to date. Also, refer to the
attached map and table.
Federal Way Planning Commission
December 20,2006
Page 2
~ Rename the Business Park (BP) zone to "Commercial Enterprise" (CE). This
new name will reflect the updated purpose and intent for the BP zone, i.e., to
increase market-responsiveness by integrating a broad mix of retail, office and
commercial uses, into the industrial uses currently allowed (for which market
demand has historically been low and is not forecasted to increase in the future).
~ Change to CE all currently BC-zoned properties located south of South 3391h
Street (if extended); except the "Kitts Corner" property (located south of South
336th Street and west of SR-99) and the "Winco" property (located at the
northwest corner of SW Campus Drive and 1 51 Ave South). Kitts Corner and
Winco will retain BC zoning under pre-existing zoning agreements.
~ Retain BC zoning for all properties located north of South 3391h Street, but with
text changes to implement the updated intent of the BC zone, i.e., continue to
recognize SR-99 as an auto-oriented, commercial corridor, but also emphasize
mixed-use residential, and pedestrian amenities, and exclude uses that are
incompatible with residential and pedestrian uses.
~ Key, use-related amendments are proposed to include the following.
Integrate commercial, office, and retail sales and services into the CE
(former BP) zone; while continuing to concentrate heavier commercial
and industrial uses such as manufacturing, assembly, warehousing, and
distribution, in the CE zone.
Direct the highest-impact uses such as bulk and big box retail, and
oversized commercial vehicle facilities and yards, such as truck stops
and tow lots, to the CE zone, and eliminate them as allowed uses in the
BC zone. (Note: This will not make the bulk retailers in the South 348th
Street area nonconforming, since those properties would become CE as
a result of the map changes, and bulk retail will remain a permitted use.)
Continue to allow, and further emphasize, mixed-use residential in Be.
However, residential is'seen as incompatible with the intent of the "new"
CE zone, and therefore, should not be allowed in CEo (presently, senior
citizen housing is the only housing allowed in BP). Alternatively, if
senior citizen housing is permitted in CE, it should be part of a mixed-
use development, the same as BC.,
Allow small-scale, limited, manufacturing, production, and repair
services in the BC zone (in addition to the CEIBP zone where they are
currently permitted). This would include the manufacture of items such
as ceramics, custom jewelry, specialty food products, microbreweries,
orthopedic or dental appliances, etc.; and repair of items such as jewelry,
shoes, and appliances. Such small-scale services can be highly
compatible and complementary in mixed-use commercial/residential
areas, provided that they contain an obvious, well designed, street-
oriented retail storefront.
Federal Way Planning Commission
December 20, 2006
Page 3
~ Height-related proposed amendments are expected to include the following:
- Increase the allowed minimum "base height" for motels/hotels in the BC and
CE (formerBP) zones, in order to accommodate at least one more floor than
could be achieved "outright" under current code. Currently, in the BC zone and
the existing BP zone, a base height of 35 feet is permitted, with height
modification to 55 feet based on certain criteria. In order to not compete with
hotel development in the City Center, the height increase in BC will be minor,
and a height increase for hotels in the City Center-Frame will also be proposed.
- Increase the allowed height for mixed-use residential in the BC zone, in order to
accommodate up to five floors of housing (over ground floor commercial/retail),
instead of a maximum of four floors (over commercial/retail) that could be
achieved under current code when a project has been granted a height
modification from 35 feet to 55 feet.
~ Update certain site development regulations and design guidelines to help
facilitate development, while ensuring compatibility with adjacent uses,
including but not necessarily limited to:
- Reduce or eliminate minimum lot sizes, as they are generally unnecessary,
given "bulk and scale" regulations, such as building height, setbacks, parking,
landscaping, design guidelines, and building codes.
- For mixed-use multifamily (in Be), consider eliminating density caps and
lessening open space requirements. Similar amendments to the City Center zone
were adopted earlier this year. Density caps are unlikely to serve any specific
purpose, as site density is adequately controlled by other "bulk" and "scale"
regulations as those noted above. In addition, it is anticipated that the current
open space requirements will need to be updated to reflect current multifamily
demographics and market demand.
~ Codify previous code interpretations as applicable.
Staff looks forward to reviewing the proposed code amendments with you at the workshop on the
20th. If you have any questions, please contact Lori Michaelson, AICP, Senior Planner at 253-
835-2645, lori.michaelson@citvoffederalway.com; or Kathy McClung, Director of Community
Development Services, 253-835 -2610, kathv .mcclung@citvoffederalway.com.
Attachments
. Map: "Proposed Commercial Enterprise (CE) Zone"
. Table: "Overview of Key Use Changes (Preliminary)"
c: Neal Beets, City Manager
Greg F ewins, Deputy Director of Community Development Services
Amy Jo Pearsall, Assistant City Attorney
~ Feder~1 Way
Proposed Commercial
Enterprise (CE) Zone
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Map Date 11/2106
City of Federal Way
33325 8th Ave S
PO Box 9718
Federal Way, WA 98063
(253) 835-2558
www.cityoffederalway.com
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Legend CE Boundary
L:j Existing BC I Proposed CE ~ Existing Business Park (BP) I Proposed CE
D Parcels ~-I Existing Community Business (Be) I Remaining BC
OVERVIEW OF KEY USE CHANGES (PRELIMINARY)
USE(S) EXISTING PROPOSED
OFFICE, -BC: All are allowed without limits. - BC: Continue to allow without limits.
BANKING & -BP: Office is allowed, but only on -CE: Allow all without limits.
RELATED sites of 2 acres or more & limited to
FINANCIAL 50% of gross floor area; and banking
not allowed.
RETAIL -BC: Any retail use is allowed, - BC: Continue to allow any retail use,
including "bulk" and "big box" except direct "bulk" and "big box"
retail. retail to CEo
-BP: Only "limited" retail uses are -CE: Allow any retail use, including
allowed (e.g. lumber yard). "bulk" and "big box."
RESTAURANTS -BC: All restaurants (sit down and -BC: Continue to allow without limits.
fast food) are allowed. -CE: Allow both sit down and fast
-BP: Restaurants with no more than food, without limits.
50 seats are allowed, and fast food is
not allowed.
OVERSIZED -BC: Allowed without limits. -BC: Eliminate as an allowed use.
COMMERCIAL -BP: Not allowed. -CE: Allow.
VEHICLE
FACILITIES &
SERVICE YARDS
GAS STATION, -BC: Allowed without limits. -BC: Continue to allow.
CAR WASH -BP: Not allowed. -CE: Allow.
HOTEL-MoTEL -Allowed in both zones. -Continue to allow in both zones.
RESIDENTIAL -BC: All residential uses are allowed -BC: Continue to allow all residential
USES but must be part of mixed use. uses when part of a mixed use.
-BP: Only senior citizen housing is -CE: Eliminate senior citizen housing
allowed. as an allowed use or require it to be
part of a mixed use development.
OVERVIEW OF KEy USE CHANGES (PRELIMINARY)
USE(S) EXISTING PROPOSED
VEHICLE & . BC: Allowed, but heavy .BC: Continue to allow light
EQUIPMENT equipment is excluded. equipment rental & repair but not
RENTAL & .BP: Allowed. heavy equipment. Also, allow auto
REPAIR body repair and painting as a principal
use instead of only as an accessory use
to new car sales (as currently required)
.CE: Continue to allow all.
SELF-SERVICE .BC: Allowed. .BC: Continue to allow, but require
STORAGE; · BP: Allowed. R V storage to be part of a self-service
OUTDOOR storage facility.
STORAGE .CE: Continue to allow.
YARDS FOR
RV's.
CHURCHES & .BC: Both are allowed. . BC: Continue to allow both.
DAY CARE .BP: Neither are allowed. .CE: Allow day care, but continue to
FACILITIES. not allow churches.
SCHOOLS . BC: All schools are allowed. .BC: Continue to allow all schools.
.BP: Only vocational and trade .CE: Continue to allow only
schools are allowed. vocational or trade schools.
INDUSTRIAL & . Not allowed in Be. .BC: Continue to not allow, except
MANU- .Allowed in BP. consider allowing small-scale
FACTURING manufacturing & sales operations.
.CE: Continue to allow.