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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 !l WI' ',s.ifr.otredera hw/)', com 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 ~.. ~/ hJ' ' W\!'" . -,....." , I I h I~ ~~ , ~ ~g h 'EI: = . =f,' ( :--\ .---J _ -"S=3-36tt'-:S1~~. 3." ;::;S=3J6th::St- . -, ~\ \ ' ~ ~ L 7J1 . I ~)----'I \" 4,Lj~ e-- .... ~,\ · .~ l r' ~,:,..~ 'W.~: ~ . ~~i N ' 1- fr~ I'~> , j': 'l~" I '~i~ I /t! ~ 'e: .:. (~... I / ~ '~" L r ~~' ..., rfE' .' > ~ " (;~, I -.,f.~ ';'-"..,;":.. I~ -, ,;~.. """ "I'" . '"r · ' s . ,e:( Cd 1,"1 ..;~ . " ~ j ! ___, I r ..c :~~ ,.iii., """- ~ .. j<<. {j/;. ........ I;-- ('-f<. ( .& ... ... .. Ill' 11 ,. v, ~ t: r:.::: ~ ~ I..~. I'. ,'I I,l I,~ (Al ~"r..t - ,.-' (;. '" ,r~' I d), ~ ~':;' -. ~trS}31iMfi St1:..J 1 ... :". ~", I '--B~ _1:'..1- ~i' : .. I ~~., ~~ ~-I ( ~ ~ ----:.f./. ~ <41- '4// ~ (ill. 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I I1rl r- =--- \\:' ..: ..~~ ~~ r------ r Z/J j! ~j ~~. ~I: 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 '" u '" '5 II '" on B on '" ? <: ~ '" ;J o <: LJEJ [ i dB~~8! LJ dEl ~~ ~ '" jB~DDmDi .... '" c o <: .!! -4TIj>)1 a. -/# ~ :E a. !! a> '" '" '" '" '" ::J h-I- LLt:: I /Ill/ I f'.-)J[~lllll n ~ r-r-r-; ,g Scale: g ,~ 0 250 500 1,000 ~ N I I Feet,/ ~ 1=1 t::1ltJ'~ ~ .... I 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.