Planning Comm PKT 04-18-2007
City of Federal Way
PLANNING COMMISSION
April18,2007
7:00 p.m.
City Hall
Council Chambers
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROV AL OF MINUTES
4. AUDIENCE COMMENT
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
. PUBLIC HEARING - Continued
2006 Comprehensive Plan Amendments
(Site-Specific Requests)
7. ADDITIONAL BUSINESS
8. AUDIENCE COMMENT
9. ADJOURN
Commissioners
Hope Elder, Chair
Dave Osaki
Merle Pfeifer
Wayne Carlson
Kevin King (Alternate #2)
Dini Duclos, Vice-Chair
William Drake
Lawson Bronson
Richard Agnew (Alternate #/)
Caleb Allen (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:IPlanning Commissionl2007lAgenda 04-18-07.doc
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CITY OF FEDERAL WAY
PLANNING COMMISSION
March 7, 2007
7:00 p.m.
City Hall
Council Chambers
-
MEETING MINUTES
Commissioners present: Hope Elder, Bill Drake, Merle Pfeifer, Lawson Bronson, and Wayne Carlson.
. Commissioners absent: Dave Osaki and Dini Duclos (excused). Alternate Commissioners present: Kevin King and
Caleb Allen. Alternate Commissioners absent: Richard Agnew (excused). Staff present: Community Development
Services Director Kathy McClung, Senior Planner Margaret Clark, Contract Planner Janet Shull, Public Works
Deputy Director Ken Miller, Assistant City Attorney Amy Jo Pearsall, and Administrative Assistant E. Tina Piety.
Chairwoman Elder called the meeting to order at 7:02 p.m.
ApPROV AL OF MINUTES
Commissioner Bronson moved and it was seconded to adopt the February 14, 2007, minutes with a change to two
places where Commissioner Bronson's name was incorrect on page two. The motion carried. Commissioner
Bronson moved and it was seconded to adopt the February 21, 2007, minutes. The motion carried.
AUDIENCE COMMENT
None
ADMINISTRATIVE REpORT
None
COMMISSION BUSINESS
PUBLIC MEETING - Zero Lot Line Townhouses and Small Lot Detached Development Code Amendments
Ms. Shull delivered the staff report. It was noted that this is a public meeting as opposed to a public hearing (the
public hearing will be March 141h) and therefore, no public testimony will be taken. In addition to amendments for
Zero Lot Line (ZLL) Townhouses and Small Lot Detached Development, these amendments include various
proposed miscellaneous amendments for "housekeeping." The miscellaneous housekeeping amendments include
increasing the number of lots for short plats from four to nine and a corresponding change to exempt up to nine lots
from SEP A review; change the submittal requirements for plats, etc. to help with data collection for Buildable
Lands; and add language to address problems with mass grading (this issue is intended to be followed by a more
in-depth code amendment as part of the 2007 Planning Commission Work Program).
The proposed amendments started as two requests by citizens. Wally Costello (Quadrant Corporation) requested
that small lot detached development be allowed on 2400 square foot lots in the Multifamily Residential 2400 (R1\1
2400) zone. Jon Potter (Stateside Investments) requested that ZLL townhouse development be allowed on
individual lots in the RM 2400 zone. Jim Sprott (Quadrant) and Mr. Potter were in attendance to answer any
questions. Mr. Potter requested that the lot size in the RM 2400 zone be reduced to 1,500 square feet, as opposed
to the staff recommended 1,800 square feet. Ms. Shull stated that as long as all other development standards are
met, staff has no objection to this request.
K:IPlanning Commissionl2007\Meeting Summary 03-07-07.doc
March 7, 2007
Planning Commission Minutes
Page 2
Staff recommends that since small lot detached development will be located in a multi-family zone, but will not
look like multi-family housing, a demonstration project be done similar to what is being done for cottage housing.
ZLL's and small lot detached developments will be processed through the subdivision process. Two setback
options are proposed because garages may be placed in front or behind the building.
The alley and roadway standards (Exhibit 16 of the staff report) are not a code amendment; they are an amendment
to the Public Works Development Standards. The alley and private street standards will only apply to ZLL's, small
lot detached, and cottage housing developments. Mr. Miller commented that the road standards depend on the
number of lots and the staff worked with the fire department to develop these standards. Under certain
circumstances, South King Fire and Rescue will require the alley and/or private street to be striped for no parking
in order to ensure access for fire department vehicles. Commissioner Drake asked who will be responsible for this
striping. Mr. Miller replied it will be the homeowners association. Commissioner Carlson asked if there w,ill be a
vertical separation between the road and pedestrian walkway (i.e. a step up to a sidewalk). Mr. Miller responded
that a vertical separation is depicted in the standards, but it may not always be feasible.
Commissioner Drake asked if the fire department approves of the setback between the buildings. Mr. Miller replied
they approved it, but may require that buildings have sprinklers. Commissioner Bronson asked who owns the open
space and can a setback be used as open space. Ms. Shull replied that the homeowners association will own the
open space and a setback can be used as open space as long as it is usable space (i.e., not a driveway).
Commissioner Bronson expressed his concern that the Public Works Development Standards can be changed
without public notice. Ms. Clark commented that it is the Public Works Director who is the decision maker for the
Public Works Development Standards.
Commissioner Pfeifer asked Mr. Potter to explain why they want the lot size changed to 1500 square feet. Mr.
Potter replied that with everything that must be included with the buildings (such as roads) the number of actual
lots was too small to make developing the property they are considering feasible. Having smaller sized lots would
give them enough lots to make developing feasible.
Commissioner Drake asked who would be responsible for maintenance. If there is a maintenance problem, can the
city deal with it? What if there is a problem with the sewer system? Ms. Clark replied that staff will follow-up on
these issues.
Commissioner Carlson asked if there will residential design standards (he's thinking of such things as the size of
garage doors). Ms. Shull responded that the plan for small lot detached developments is to have demonstration
project(s) similar to those for cottage housing. A separate ordinance would be prepared that outlines how the
demonstration project(s) would work. This ordinance would include design standards. If the demonstration project
is not well received, than there may not be any other small lot detached developments allowed.
ADDITIONAL BUSINESS
None
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 8:06 p.m.
K.IPlanning Commission\20071Meeling Summary 03.07.07.doc
CITY OF FEDERAL WAY
PLANNING COMMISSION
March 14, 2007
7:00 p.m.
City Hall
Council Chambers
MEETING MINUTES
Commissioners present: Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, Lawson Bronson, and Wayne Carlson.
Commissioners absent: Bill Drake (excused). Alternate Commissioners present: Kevin King and Richard Agnew.
Alternate Commissioners absent: Caleb Allen (excused). Staff present: Community Development Services Director
Kathy McClung, Senior Planner Margaret Clark, Senior Planner Lori Michaelson, Contract Planner Janet Shull,
Traffic Engineer Rick Perez, Assistant City Attorney Amy Jo Pearsall, and Administrative Assistant E. Tina Piety.
Chairwoman Elder called the meeting to order at 7:06 p.m.
ApPROV AL OF MINUTES
None
AUDIENCE COMMENT
None
ADMINISTRATIVE REpORT
None
COMMISSION BUSINESS
PUBLIC HEARING - Zero Lot Line Townhouses and Small Lot Detached Development Code Amendments
Commissioner Osaki announced that he has a working relationship with the proponent and although he doesn't feel
it would affect his decision, he has decided to recuse himself.
Ms. Shull delivered the staff report. She handed out a staff memorandum with findings and the staff
recommendation. Last week the Commission had asked about the responsibility for maintenance. Staff spoke with
the utilities about this question. General maintenance would be the same. as that currently for apartments and
condominiums. The City can enforce code violations. .Whenever possible, utilities in private right-of-way wi)) be
privately owned and maintained.
Staff recommends adoption of the amendments as proposed with an amendment to Exhibit 4 to change the
minimum lot size for Zero Lot Line developments from 1800 square feet to 1500 square feet.
The hearing was opened to public testimony.
John Potter, Stateside Investments - He is one of the proponents. He agrees with the staff
recommendation.
K. \Planning Commission\2007\Meeting $urrunary 03.14~07.doc
Planning Commission Minutes
Page 2
March 14,2007
Wally Costello, Quadrant - He is the other proponent. He also supports the staffrecommendation. He
showed the Commission a preliminary site plan of Quadrant's proposed development. Houses in the
middle of the project are alley loaded (garages behind the houses) and the others are street loaded
(garages in front). He noted the project has a wetland. He also showed the Commission a picture of
front entry homes and one of alley entry homes.
Commissioner Duclos asked if this is will be workforce housing. Mr. Costello replied they would be less than the
current market, but would not be workforce housing.
Commissioner Duclos moved (and it was seconded) adoption of the amended staff recommendation. The motion
passed.
Commissioner Bronson expressed concern that the public notice was not given for a change to the Public Works
Development Standards (on private streets and alleys). Commissioner Carlson expressed concern about the
aesthetics of small lot detached dwellings. He encourages that design standards be in place..
The public hearing was closed.
PUBLIC HEARING- 2006 Comprehensive Plan Amendments and BP/BC Zoning Text Code Amendments
Commissioner Osaki returned to the Commission. Commissioner Duclos recused herself because she is employed
by the Multi-Service Center and they own Mitchell Place, which is subject to these amendments.
Ms. Clark explained that due to the complexity of these code amendments, they will be presented in stages. This
evening, staff will present an introduction to the 2006 Comprehensive Plan Amendments and will discuss Chapter
Two. In addition, discussion will be held on the BP/BC Zoning Text Code Amendments. The comprehensive plan
and BP/BC code amendments are being done in tandem because of their interrelatedness. At the Planning
Commission meeting of March 21,2007, the remaining chapters of the comprehensive plan will be discussed.
Finally, at the Planning Commission meeting of April 18, 2007, the seven citizen initiated site-specific
comprehensive plan rezone requests will be discussed.
2006 Comprehensive Plan Amendments
The city notified all property owners in the Business Park (BP) and Community Business (Be) zoning districts, as
well as all property owners within 300 feet of these zoning districts. The proposed changes to these zoning districts
require a change to their comprehensive plan boundaries. The BC zoning district boundaries to the north of the
area proposed to be changed will remain the same. To date, the city has received no written comments and three
phone calls, two of which were in favor of the proposal.
The proposed changes to the BP and BC include renaming all BP, and some BC zoned land south of South 339th
Street, to Commercial Enterprise (CE). The BC-zoned land in this area is characterized by bulk and big box
retailers, light manufacturing and warehouse uses, and convenient access to 1-5 and Hwy 18. (Ms. Michaelson will
discuss the specifics of the proposed CE zone during the discussion of the BP/BC Zoning Text Code Amendments
later this evening). One proposed change is to not allow residential in the proposed CE zone. This change would
make Mitchell Place (a senior housing development currently located in BP) nonconforming. As a result, staff is
recommending that Mitchell Place be redesignated from BP to Multifamily (RM 2400, one unit per 2,400 square
feet).
The majority of changes being proposed for Federal Way Comprehensive Plan (FWCP) Chapter Two are to update
demographics related to population and/or employment, in addition to some changes to reflect recent code updates
(including the proposed BP/BC Zoning Text Code Amendments) and housekeeping changes.
K.\Planning Commission\2007\Meeting Summary 03.14.07 .doc
Planning Commission Minutes
Page 3
March 14,2007
BPIBC Zoning Text Code Amendments
Ms. Michaelson delivered the staff report. The changes include uses and development regulations. Site design and
development standards will be amended for height, setbacks, design guidelines, landscaping, etc. The proposed
height increases are not significant, but would allow one or two additional floors.
The vision for the proposed CE zone is to accommodate heavier commercial and industrial uses (such as
manufacturing and warehouse uses); integrate compatible commercial, office, and retail sales and service; and
continue to ensure compatibility with adjacent residential zones through design and development standards. (As
mentioned above, residential would not be an allowed use.) The proposed CE zone would continue to be the city's
only industrial use zone (e.g. manufacturing, fabrication, assembly, etc.).
The BC-zoned area would continue to be characterized as an auto-oriented commercial/retail corridor, with an
increased emphasis on mixed-use residential, pedestrian scale uses, and related amenities. For BC, all current uses
would remain, with the exception of bulk retail, truck stops, transfer facilities, and adult entertainment (all of which
will be allowed in the proposed CE zone). A new use of "limited manufacturing and production" will be added.
Body repair and painting shops will be allowed as principal uses, instead of accessory uses to new car sales. Gas
stations will be allowed to service commercial trucks as a secondary use, although truck stops will not be allowed.
(An earlier proposal to disallow tow and taxi lots was not carried forward.)
In addition to the proposal outlined in the March 14, 2007, staff report, staff is recommended that the definition to
big-box retail and all references to it be deleted (a handout on this proposal was given to the Commissioners). The
reason for this is that the big-box retail definition duplicates the definition for bulk retail and could conflict. Staff
noted that without this change, the Safeway on 320th Street would become nonconforming.
The question was raised whether properties in the proposed CE zone would be allowed to have freeway
commercial signs. Ms. Michaelson responded that the impact of the code amendments on freeway commercial
signs needs to be researched, but a fairly simple resolution is anticipated and she will report back to the
Commission on this issue next week.
There are a number of amended development regulations, including changing the review process for height
modification from Process III to a Director's Decision; reducing the open space for mixed-use residential from 400
to 300 square feet per dwelling unit; changes to the minimum lot size; changes to parking for medical/dental
offices; height increases; and a number of other related minor changes.
Commissioner Osaki expressed concern that an increase in commercial uses in the proposed CE zone will bring an
increase in traffic. Why is there a decrease in the am peak hour trips? How will this affect the city's level of
service? Mr. Perez explained that industrial uses have more morning peak hour trips than commercial/retail. With
the exception of say coffee shops, people tend to shop, and stores tend to open, later in the day; other than this,
retail uses generate more trips overall. There will be an impact to the city's level of service. Mr. Perez has not
analyzed what that impact will be, but he expects the city's concurrency process to help.
The hearing was opened for Public Testimony.
Jesse T. Cherian, ST Fabrication, Inc. - He read a letter into the record. He is concerned that residential
(senior housing) will be removed from the allowed uses in the proposed CE zone. He would like to have
mixed-use residential allowed in the proposed CE zone. His property is surrounded by residential uses.
Redeveloping his property with mixed-use residential would allow a smooth transition between the
industrial and residential uses. In his letter, he stated he has spokep. to a number of developers about
possible development of his property and their approach would be, "... to mix residential and commercial
structures together to make the projects fiscally viable."
\ K. \Planning Commission\2007\Meeting Surmnary 03-14-07 ,doc
Planning Commission Minutes
Page 4
March 14,2007
Commissioner Pfeifer asked Mr. Cheri an what he wants to do with his property. Mr. Cheri an replied that at first he
had planned to stay and conduct his business (which is an allowed use), but now it seems it would be better ifhe
were to sell the property, but as stated in his letter, the developers he has talked to only want to do mixed-use
projects. Commissioner Elder asked who came first to the area, residential or industrial uses. Mr. Cherian replied
that the property was zoned for industrial, but there was no industrial use on the property when the residential uses
were built (his business came later). Commissioner Pfeifer stated that he had heard that there have been complaints
from the neighbors about the noise level from Mr. Cherian's business, would he comment? Mr. Cherian replied
that he had a study done that shows the business is not violating any codes in regards to noise levels, but this
doesn't help the neighbors.
Gils Hulsman, Christian Faith Center - He noted that on page 6 of 6 of Exhibit M, the two Christian Faith
parcels are divided, leaving them with two different zoning designations. He asked the city to move the
boundary line to 341 SI so that all of their property will be in one zone.
Ms. Clark responded that having those parcels divided was not the city's intent. The city does not want to split the
zoning on any parcel. She will ensure that the boundary line is changed.
Ron On, K & Y Inc. - He spoke in support of the proposed amendments. He is planning a hotel in the area
and the proposed amendments would allow for higher ceilings. He feels he would not be able to develop
his property without these amendments.
Rob Reuber - He expressed overall support for the proposed amendments. He has been, and continues to
be, involved with a number of development projects in the area and feels the proposed amendments will be
very helpful. He commented that one of the proposed changes is to change the back setback for proposed
CE zone. It would make projects easier to work with if the setbacks are kept the same. He proposes a five
foot setback. He also commented that the current height limits are difficult to work with and supports the
proposed height changes.
Bob Wroblewski, Multi-Service Center, Board of Director's Secretary - Ms. Piety read his letter into the
record. His letter expressed support for the rezone of Mitchell Place from BP to Multifamily.
Commissioner Pfeifer would like to see casinos allowed. Ms. Michaelson stated that she will research the issues
raised this evening and will present the staffs comments next week. The issues include freeway profile signs,
setbacks (as raised by Mr. Reuber), and gambling uses in the CEo Staff will also work with Mr. Cherian in regards
to his options.
The public hearing was continued to Wednesday, March 21, 2007, at 7 :00 p.m. in the City Hall Council Chambers.
ADDITIONAL BUSINESS
None
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 9:45 p.rn.
K:IPlanning Commissionl2007\Mee'ing Summary 03- t4-07.doc
"<YO'~
Federal Way
MEMORANDUM
AprilS, 2007
To:
Hope Elder, Chair, City of Federal Way Planning Commission
FROM:
Kathy McClung, Director of Community Development Services
Margaret H. Clark, AICP, Senior Planner
SUBJECT:
2006 Comprehensive Plan Amendments - Citizen-Initiated Site-Specific Requests
MEETING DATE: Apri118,2007
I. BACKGROUND
Federal Way adopted its comprehensive plan in 1995 and updated it in December 1998, December
2000, November 2001, March 2003, July 20,2004, and June 16,2005. The Growth Management
Act (GMA) limits plan updates to no more than once per year, except under the following
circumstances:
1. The initial adoption of a sub-area plan that does not modify the comprehensive
plan policies and designations applicable to the subarea;
2. The adoption or amendment of a shoreline master program;
3. The amendment of the capital facilities element of a comprehensive plan that
occurs concurrently with the adoption or amendment of a county or city budget.
Except as otherwise provided above, the governing body shall consider all proposals concurrently,
so the cumulative effect of the various proposals can be ascertained. However, after appropriate
public participation, a county or city may adopt amendments or revisions to its comprehensive plan
that conform to this chapter whenever an emergency exists, or to resolve an appeal of a
comprehensive plan filed with a growth management hearings board or with the court.
II. 2006 COMPREHENSIVE PLAN AMENDMENTS
The 2006 Comprehensive Plan Amendments includes the following components:
1. Housekeeping Changes
Changes are proposed to Chapter 1, Introduction; Chapter 2, Land Use; Chapter 4, Economic
Development; Chapter 6, Capital Facilities; and Chapter 7, City Center to reflect changes in
demographics or other conditions since 2004, the last time these chapters were updated.
Similarly the maps in Chapter 3, Transportation; Chapter 8, Potential Annexation Area; Chapter
9, Natural Environment; and Chapter 10, Private Utilities were updated to reflect the January 1,
2006, annexation and the new City boundaries. Proposed amendments to chapters and maps
were presented to you at the previous public hearings on March 14th and March 21, 2007.
2. City-initiated amendments to the comprehensive plan map related to changing the boundaries
of the BP and BC zoning districts.
This city-initiated area-wide comprehensive plan amendment and rezone was presented to you
during the March 7, 2007, public hearing.
. Rename the Business Park (BP) zone to Commercial Enterprise (CE) and change the
Community Business (Be) zoned properties located south of South 339th Street (if
extended), except for the "Kitts Corner" property and Mitchell Place (located south of
South 336th Street and west of Pacific Highway South) and the WINCO property to CEo
This would result in an increase of approximately 203 BP/CE zoned acres from 253 to 456
acres, and a decrease of approximately 207 BC-zoned acres from 460 to 260 acres
(Exhibits B and C).
. Change the comprehensive plan designation and zoning of a 4.19 acre parcel (number
202104-9002), located at 1001 South 336th Street, from BP to Multifamily 2400 (RM
2400, one unit per 2,400 square feet). Mitchell Place, a senior housing development, is
located on this parcel (Exhibit D).
. Retain BC zoning for all properties located north of South 339th Street (Exhibit C).
3. Citizen-initiated amendments for site-specific changes to parcels.
These requests will be presented at the continuation of the Planning Commission public
hearing on April 18, 2007.
A composite map showing all seven citizen-initiated requests is attached as Exhibit E.
1. File Number 04-1 03987-UP - Request from the Quadrant Corporation to change the
comprehensive plan designation and zoning of 19.12 acres located north of South 320lh
Street and east of the southerly extension of 32nd Avenue South from Office Park (OP) to
Multifamily and RM 2400 (one unit per 2,400 square feet, Exhibit F).
2. File Number 04-103994-UP- Request from Terry and Patricia Trimble to change the
comprehensive plan designation and zoning of 3.27 acres located south of SW 316th Place,
just east of Dash Point State Park, from Single Family Low Density and Suburban Estates/
SE (Single Family, one unit per five acres) to Single Family Medium Density and RS 35.0
(Single Family, one unit per 35,000 square feet). At the selection stage, the City Council
added two adjacent parcels, one owned by Cheryl Harris and one owned by Hannah
Rowe, for a total of 5.23 acres (Exhibit G).
3. File Number 06-100593-UP - Request from Gramor Development to change the
comprehensive plan designation and zoning of approximately 4.4 acres located south of
South 344th Street and east of 9th Avenue South from Business Park (BP) to Office Park
(OP). At the selection stage, the City Council added the Federal Way Academy parcel to
the south for a total of7.23 acres (Exhibit H).
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 2
4. File Number 05-104692-UP - Request from Washington Memorial Park to change the
comprehensive plan designation and zoning of the northern portion of a 1.33 acre-parcel
located south of SW Dash Point Road at 16th A venue SW from Professional Office (PO)
to Neighborhood Business (BN, Exhibit 1).
5. File Number 05-104965-UP - Request from Vilma Taylor to change the comprehensive
plan designation and zoning of 0.3 acres located south of South 3041h Street and east of
Military Road South from Single Family High Density Residential and RS 7.2 (Single
Family, one unit per 7,200 square feet) to Neighborhood Business (BN, Exhibit 1).
6. File Number 05-105061-UP - Request from Lifeway Church to change the
comprehensive plan designation and zoning of 23.18 acres located south of SW 3561h
Street and west of 1 st A venue South from Single Family Medium Density Residential and
RS 15.0 (Single Family, one unit per 15,000 square feet) to Single Family High Density
Residential and RS 7.2 (Single Family, one unit per 7,200 square feet, Exhibit 10.
7. File Number 05-105078-UP - Request from Waller Road IV Associates to change the
comprehensive plan designation and zoning of 8.36 acres located south of South 3481h
Street and east of 1 sl Avenue South from Office Park (OP) to Community Business (BC,
Exhibit L).
ill. REASON FOR PLANNING COMMISSION ACTION
Federal Way City Code (FWCC) Chapter 22, Article IX, "Process VI Review," establishes a
process and criteria for comprehensive plan amendments. Consistent with Process VI review, the
role of the Planning Commission is as follows:
1. To review and evaluate the requests for comprehensive plan amendments;
2. To determine whether the proposed comprehensive plan amendments meets the
criteria provided by FWCC Sections 22-529 and 22-530, and 22-488(c); and,
3. To forward a recommendation to the City Council regarding adoption of the
proposed comprehensive plan amendments.
IV. PROCEDURAL SUMMARY
2/21/04 Issuance of Determination of Non significance pursuant to the State Environmental
Policy Act (SEPA)I
3/07/07 End of SEP A Comment Period
3/21/07 End of SEP A Appeal Period
I Due to its bulk, a copy of the DNS is not attached? but is available for review in the Community Development Services Department.
Planning Commission Memorandl!m
2006 Comprehensive Plan Amendments
April] 8,2007, Pubic Hearing
Page 3
3/14/07 Public Hearing before the Planning Commission
3/21/07 Continuation of Planning Commission Public Hearing
4/18/07 Continuation of Planning Commission Public Hearing
v. SITE-SPECIFIC REQUEST #1- QUADRANT
File Number:
Parcel No.'s:
Address:
Location:
Size:
Existing Land Use:
Applicant:
Owner:
Request:
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
04-103987-UP
See below
See below
North of South 320th Street and east of the southerly extension of 32nd
Avenue South (Exhibit F)
See below
See below
Wally Costello
The Quadrant Corporation
Request to change the comprehensive plan designation and zoning from
Office Park (OP) to RM 2400 (Multifamily, one unit per 2,400 square feet)
Office Park
Office Park (OP)
Multifamily
RM 2400 (Multifamily, one unit per 2,400 square feet)
Parcel No. Acres Address Owner Existing Land Existing
Use Comprehensive Planl
551560-0005 2.41 3202 S 320th St Weyerhaeuser Real Vacant Office ParkJOP
Estate Corp
551560-0010 2.57 3210 S 320th St Weyerhaeuser Real Vacant Office ParkJOP
Estate Corp
551560-0015 2.57 3500 S 320th St Weyerhaeuser Real Vacant Office ParkJOP
Estate Corp
551560-0020 2.57 3550 S 320lh St Weyerhaeuser Real Vacant Office ParkJOP
Estate Com.
551560-0026 1.29 3600 S 320ill St Weyerhaeuser Real Vacant Office ParkJOP
Estate Corp
551560-0025 1.38 3620 S 320th St Weyerhaeuser Real Vacant Office ParkJOP
Estate Com
1551560-0030 2,75 3620 S 320lh St Weyerhaeuser Real Vacant Office ParkJOP
Estate Coro
551560-0035 1.61 3702 S 320th St Weyerhaeuser Real Vacant Office ParkJOP
Estate Corp
551560-0091 0.72 31800 32nd PI SW Weyerhaeuser Real Vacant Office ParkJOP
Estate Com
551560-0090 1.25 31800 32no PI SW Quadrant Com Vacant Office ParkJOP
Total 19.12
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 4
A vailability of Utilities
Sanitary Sewer: Can be provided by Lakehaven Utility District
Public Water: Can be provided by Lakehaven Utility District
Solid Waste: Can be provided by Waste Management
Availability of Pu blic Services
Police: Provided by City of Federal Way
Fire/Emergency Medical: Provided by South King Fire and Rescue
Schools: Federal Way Public Schools
Background
This property was annexed in December 1998 per Ordinance 98-330. At that time, it was given a
comprehensive plan designation of Multifamily and zoning ofRM 3600, with a development
agreement limiting the density to six units per acre, which would have allowed 82 residential units.
Quadrant later applied for an OP comprehensive plan designation and zoning as part of the 1999
Comprehensive Plan Update and was granted these designations per Ordinance 00-372 in
September 2000. The applicant, Wally Costello on behalf of the Quadrant Corporation, is
requesting a multifamily comprehensive plan designation and zoning in order to construct single-
family dwelling units on 2,400 square foot lots. The code does not presently allow detached fee-
simple dwelling units on less than a 5,000 square foot lot in multifamily zones, regardless of the
underlying density of the zone. However, it allows attached, detached, or stacked dwelling units
with the density of the underlying zoning, which would allow three dwelling units on a 7,200
square foot lot in an RM 2400 zone. These units could not be sold as fee-simple 2,400 square foot
lots, but could only be sold individually as condominiums with the land held in common
ownership. On December 6, 2005, the City Council gave staff direction to draft a code amendment
"Small Lot Detached Development" to allow 2,400 square foot fee-simple lots in an RM 2400
zone. The Planning Commission conducted a public hearing on the "Small Lot Detached
Development" on March 7, 2007, and recommended approval of theses code amendments to the
City Council. The Land Use/Transportation Committee (LUTe) is scheduled to discuss these
amendments at their April 16, 2007, meeting.
Although development is not proposed in conjunction with this non-project action, the applicant
has submitted a conceptual plan (Exhibit AA), which shows how the 19.12 acre site might be
subdivided with RM 2400 zoning and a minimum lot size of 2,400 square feet.
Square Feet Percental!:e of Site
117 Lots 320,098 38
Open So ace 114,955 14
Detention Facilities .60,492 7
Wetland and Buffer 140,351 16
Ril!:ht-of-Wav 209,063 25
844,9592 100
2There is a difference of 58 square feet between this total area and the area shown on Exhibit 3 due to rounding.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 5
The site is presently vacant and undeveloped. As shown on Exhibit AB, existing land uses and
zoning in the general vicinity include residential and office. South King County Fire and Rescue
Station No. 64 is located to the southeast of the site. The BP A easement runs diagonally through the
northwestern portion of the site.
To the north of the site is a mix of King County Office (O-P) and Multifamily (R-18-P) zoning. To
the west of the site is King County Office (O-P) and Business (CB) zoning. To the east is King
County Multifamily (R-18-P) zoning and to the south of the site across South 320lh Street is
Federal Way Office Park 1 (OP-I) zoning. The areas presently under King County zoning is
located within the Federal Way Potential Annexation Area (PAA), and once annexed would
receive Federal Way comprehensive plan designations and zoning (as adopted in the 2005
Potential Annexation Area and Sub-Area Plan) of Community Business (Be) with a development
agreement west of the site, Single Family High Density and RS 9.6 (Single Family, one unit per
9,600 square feet) north and northeast of the site, and Multifamily and RM 2400 (one unit per
2400 square feet) east of the site.
Environmental Analysis
Critical Areas: The underlying Quadrant parcels have slopes, which vary from zero to eight
percent over the majority of the site, with the steepest slope of 15 percent in the easterly portion of
the site. A wetlands study prepared for a previous development on the site identifies two wetlands
on the eastern portion of the site, and a small isolated wetland within the western central portion of
the site. Wetland A, located near the center of the site, is approximately 462 square feet and is
below the regulatory threshold of the City of Federal Way. Wetlands Band C are located on the
eastern portion of the site and a portion of Wetland E is located on the northeastern portion of the
site. Wetlands B, C, and D will be protected in sensitive areas tracts. As shown on the conceptual
site plan, total wetland and buffer would comprise 140,351 square feet, 16 percent of the site.
Drainage Source: The site drains into two drainage basins. The majority of the site is located
within the Hy1ebos Creek Basin and the remainder of the site is located within the Mill Creek
Basin. The site is also located within a Levell Flow Control and Basic Water Quality Treatment
Area.
Although development is not proposed in conjunction with this non-project action, the applicant
has submitted a conceptual site plan which shows runoff from the developed site draining to two
detention ponds, one approximately 22,000 square feet in size located in the northeastern portion
of the site and another approximately 39,000 square feet in size located in the southwestern portion
of the site. Subdivision of the site will be subject to environmental review as required by the SEPA
Rules, and will be evaluated in accordance with all plans, policies, rules, and regulations adopted
as a basis for the exercise of substantive authority under SEP A to approve, condition, or deny
proposed actions. In addition, any water-related impacts will be mitigated in compliance with the
1998 King County Suiface Water Design Manual (KCSWDM) and the City of Federal Way
Addendum to the 1998 KCSWDM.
Access
Access would be from South 320lh Street, a principal arterial, which forms the southern border of
the site and from 320d A venue South, which is presently an unopened right-of-way.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 6
Potential Traffic Impacts
Based on the Institute of Transportation Engineers (ITE) Trip Generation 7th Edition, Land Use
Code 210 (Single Family Detached Housing), the potential 117 single-family lot development is
estimated to generate approximately 123 weekday evening peak hour trips, 91 morning peak hour
trips, 1,201 daily trips, 115 Saturday peak hour trips, 1,220 Saturday daily trips, 108 Sunday peak
hour trips, and 1,023 Sunday daily trips. Trip generation for the existing zoning is higher for the
weekdays and lower for the weekends.
At the time that an application for a subdivision is submitted, the Traffic Division will conduct a
Concurrency Analysis, which will analyze peak hour impacts of the project and the pro-rata share
contributions towards transportation projects in the Transportation Improvement Plan (TIP), to
assure that there is adequate capacity to accommodate the proposed development. Supplemental
mitigation may be required if the proposed project creates an impact not anticipated in the TIP.
The applicant has the option to have an independent traffic engineer licensed in the State of
Washington prepare the concurrency analysis consistent with City procedures.
Projections for Population and Employment
If a RM 2400 designation is granted, development of the site with 117 lots would result in an
increase of 345 people, based on 2.95 people per household.3 If the site remains as OP, and is
developed as an 180,000 square foot office, it can be expected to generate 720 employees based on
the ratio of one employee per 250 square feet.
Consistency with the Comprehensive Plan
Goal or Policy Comments
LUG4 - Provide a wide range of housing types and The request complies with this goal of the comprehensive
densities commensurate with the community's plan by providing an additional type of housing opportunity
needs and preferences. for city residents.
HG3 - Develop a comprehensive plan and zoning The request complies with this goal of the comprehensive
code that provide flexibility to produce innovative plan because an RM 2400 zoning would allow construction
housing solutions, do not burden the cost of of single-family dwelling units on 2,400 square foot lots if a
housing development and maintenance, and corresponding code amendment to allow detached fee-simple
diversify the range of housing types available in dwelling units on less than a 5,000 square foot lot in
the City. multifamily zones were also approved.4 The zoning code
does not presently allow detached fee-simple dwelling units
on less than a 5,000 square foot lot in multifamily zones,
regardless of the underlying density of the zone.
H P /6 - As appropriate, reduce minimum lot sizes See above comments.
to allow construction of smaller, detached single-
family houses on smaller lots.
3 This is based on the April 1,2006, persons per household for a single-family unit used by the State Office of Financial
Management (OFM).
4 On December 6,2005, the City Council gave staff direction to draft a code amendment to allow 2,400 square foot fee-simple
lots in an RM 2400 zone.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 7
Public Comments Received
One e-mail comment was received from Holly Williamson, Bonneville Power (BP)/Olympic Pipe
Line Field Project Coordinator requesting notification of plans for construction in the vicinity of
Olympic's 14 inch High Pressure Petroleum Pipeline, which is in the vicinity of the Quadrant site
(Exhibits A C and AD).
SITE SPECIFIC REQUEST #2 - TRIMBLE
File Number:
Parcel No.'s:
Address:
Location:
Size:
Existing Land Use:
Applicant:
Owner:
Request:
04-103994-UP
See below
See below
Between SW 3161h Place and SW 320lh Place, just east of Dash Point
State Park (Exhibit G)
See below
See below
Terry 1. and Patricia I. Trimble5
Terry 1. and Patricia I. Trimble
Cheryl Harris
Hannah Rowe
Request to change the comprehensive plan designation and zoning from
Single Family Low-Density and Suburban Estates (SE - Single Family,
one unit per five acres) to Single Family Medium-Density and RS 35.0
(Single Family, one unit per 35,000 square feet)
Parcel No. Acres Address Owner Existing Land Existing Comprehensive
Use Plan/Zonine:
102103-9017 3.27 5445 SW 316th Trimble Single Family Single Family Low Density/SE
Place Residence
102103-9049 0.93 5440 SW 320th Harris Single Family Single Family Low Density/SE
Street Residence
102103-9028 1.03 5415'SW 316th Rowe Single Family Single Family Low Density/SE
Place Residence
Total 5.23
A vailability of Utilities
Sanitary Sewer: The site is within Lakehaven Utility District's corporate boundary;
however, the area has not been annexed into Lakehaven's sewer service
area. The subject properties are served by individual on-site septic systems.
Provided by City of Tacoma Water
Provided by Waste Management
Public Water:
Solid Waste:
Availability of Public Services:
Police: Provided by City of Federal Way
Fire/Emergency Medical: Provided by South King Fire and Rescue
Schools: Federal Way Public Schools
SAt the Selection Stage, the City Council added parcel #102] 03-9049, oWned by Cheryl Harris, and parcel # I 021 03-9028, owned
by Hannah Rowe, for further analysis and consideration by the City Council.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 8
Background
Terry 1. and Patricia I. Trimble are the owners of the 3.27-acre parcel and are the applicants for
the proposed comprehensive plan designation change and zoning designation change. During the
selection process by the City Council, the Council directed staff to further evaluate the request and
include the two adjoining parcels to the east ofthe Trimble property.
The existing use on the Trimble property is one single-family home located on a 3.27-acre lot. The
two adjoining lots to the east are both developed with single-family residences and are
approximately 0.93 acres and 1.03 acres in size. Each of the three parcels are currently zoned
Suburban Estates (SE) requiring a minimum of five acres per dwelling unit. The requested zoning
change to RS 35.0 would allow the Trimb1es to subdivide into potentially four lots, although they
have expressed intent to subdivide into only two lots in order to retain the character of the
immediate neighborhood. Dash Point State Park is located to the west and south. The parcels to
the north and east of these parcels are zoned RS 9.6 (one unit per 9,600 square feet per unit)
(Exhibit AE). Prior to the City's incorporation in February 1990, all three parcels were zoned RS
9.6 by King County.
Environmental Analysis
Critical Areas: There are no mapped critical areas on the three parcels.
Drainage: The site is located within the Lower Puget Sound Basin The site is also located within
a Level 1 Flow Control and Resource Stream Protection Area. Development is not proposed in
conjunction with the request for a change in comprehensive plan and zoning designation. Any
future subdivision of the site will be subject to City regulations. In addition, any water-related
impacts will be mitigated in compliance with the 1998 King County Surface Water Design Manual
(KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM.
Access
Existing access to the Trimble and Rowe parcels is from SW 3161h Place at the north. Access to the
Harris parcel is from SW 320lh Street to the south.
Potential Traffic Impacts
If rezoned to RS 35.0, the Trimble parcel could be subdivided, resulting in up to three additional
parcels for a total of four parcels. The Rowe and Harris parcels cannot be further subdivided.
Based on the Institute of Transportation Engineers (ITE) Trip Generation 6th Edition, Land Use
Code 210 (Single Family), three additional parcels could generate the following additional trips:
29 daily trips, three weekday evening peak hour trips, two morning peak hour trips, three Saturday
peak hour trips, 30 Saturday daily trips, three Sunday peak hour trips, and 26 Sunday daily trips.
At the time that an application for a subdivision is submitted, the Traffic Division will conduct a
Concurrency Analysis, which will analyze peak hour impacts of the project and the pro-rata share
contributions towards transportation projects in the Transportation Improvement Plan (TIP), to
assure that there is adequate capacity to accommodate the proposed development. Supplemental
mitigation may be required if the proposed project creates an impact not anticipated in the TIP.
The applicant has the option to have an independent traffic engineer licensed in the State of
Washington prepare the concurrency analysis consistent with City procedures.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18, 2007, Pubic Hearing
Page 9
Projections for Population and Employment
If rezoned to RS 35.0, the Trimble parcel could be subdivided, resulting into up to three additional
parcels. Development of the site with three new lots may result in an increase of nine people based
on 2.95 people per household.
Consistency with Comprehensive Plan
Language in the Comprehensive Plan
Comments
There are no known environmentally sensitive areas
on this site. However, though the parcels are located
within Lakehaven Utility District's corporate
boundary, they have not been annexed into
Lakehaven's sewer service area and are currently
served by individual on-site septic systems.
Therefore, the proposed amendment would be
consistent with the comprehensive plan description
for Single Family Medium Density Residential.
Based on language in the comprehensive plan, a
designation of Single Family Medium Density
creates urban lots with a density range of one to three
dwelling units per acre to avoid developing on or
near env{ronmentally sensitive areas. Some areas
designated as Single Family Medium Density still
lack urban services and infrastructure.
Public Comments Received
The following comment letters were received on the Trimble request:
City Council Selection Stage:
1. May 31, 2006, e-mail from Cheryl Harris, owner of parcel #102103-9049, opposing any
comprehensive plan amendment and rezone (Exhibit AF).
2. June 1,2006, correspondence from Roger and Carol Reaney opposing the comprehensive
plan amendment and rezone based on increased traffic (Exhibit AG).
3. June 5, 2006, e-mail from Doran and Dana Reano opposing the comprehensive plan
amendment and rezone based on concerns of loosing the buffer between their home and
Dash Point State Park, loss of privacy, and potential impacts on wildlife (Exhibit All).
Planning Commission Public Hearing Stage:
1. February 28,2007, Correspondence from Hannah Rowe, owner of parcel #102103-9028,
stating that she is in favor of leaving the zoning the way it is (Suburban Estates, one unit per
five acres, Exhibit AI).
2. March 8, 2007, e-mail from Cheryl Harris stating that she is against the change in
designation. She was concerned about loss of privacy, increased traffic, and increased
property taxes (Exhibit Ai).
3. March 20, 2007, e-mail from Cheri Eir stating that she was appealing the comprehensive
plan amendments related to the Trimble request on the basis of environmental impacts. Once
staff was aware of Ms. Eir's correct e-mail address, she was e-mailed a copy of the
environmental documents and was also contacted by the City Clerk bye-mail about how to
appeal procedurally; however, she did not submit an appeal by the deadline of 5:00 p.m.,
April 21, 2007 (Exhibit AK).
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18, 2007, Pubic Hearing
Page 10
SITE SPECIFIC REQUEST #3 - GRAMOR
File Number:
Parcel No's:
Address:
Location:
Size:
Existing Land Use:
Applicant:
Owners:
Request:
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
06-100593-00-UP6
See below
See above
South of South 344th Street, north of South 348lh Street, and east of 91h
Avenue South (Exhibit H)
See below
See below
John Graham
See below
Request to change the comprehensive plan designation and zoning from
Business Park (BP) to Office Park (OP)
Business Park
Business Park (BP)
Office Park
Office Park (OP)
Parcel No. Acres Address Owner Existing Land Existing Comprehensive
Use Plan/Zonin!!
926480-0070 2.26 34520 9th Fedway Assoc. Vacant Business ParklBP
A venue South
926480-0060 2.14 34210 911l Ave S Fedway Assoc. Vacant Business ParklBP
926480-0050 2.92 34620 9th Ave S Federal Way Federal Way Business ParklBP
School District Academy
#210
Total 7.32
A vailability of Utilities
Sanitary Sewer: Can be provided by Lakehaven Utility District
Public Water: Can be provided by Lakehaven Utility District
Solid Waste: Can be provided by Waste Management
A vailability of Public Services
Police: Provided by City of Federal Way
Fire/Emergency Medical: Provided by South King Fire and Rescue
Schools: Federal Way Public School District
Background
Fedway Associates, represented by John Graham, is the owner of two parcels (numbers 926480-
0060 and 926480-0070) comprising 4.40 acres and is the applicant for the proposed
comprehensive plan and zoning designation change. During the selection process, the City Council
6This application was received September 30,2004, but was not assigned a file number until later.
Planning Commission Memorandum
. 2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page II
directed staff to further evaluate the request and to include the Federal Way Academy parcel
(number 926480-0050), a college preparatory school for grades six through ten, located to the
south of the Federal Way Associates parcels and also zoned BP.
The applicant, John Graham, has requested OP zoning for these two parcels because in his opinion,
the BP zoning is too restrictive to support many business park and medical users interested in the
area. Presently in the -BP zone, office use may not exceed 50 percent of the total gross floor area of
all buildings on any parcel that is two acres or greater in size. Office use may utilize 100 percent of
a building located on any parcel that is less than two acres in size, provided that the lot was legally
created prior to March 1, 1990, and the applicant has not owned any contiguous lot or lots since
March 1, 1990.7
As can be seen on Exhibit AL, the parcel south of the Public Academy, located on the northeastern
corner of 9th Avenue Sou,th and South 3481h Street, is zoned OP. Zoning on the west side of91h
Avenue is OP and zoning to the north of the two Gramor parcels across South 3441h Street is BP.
Parcels east of the Fedway Associates property and the Federal Way Public Academy site are
zoned BP to the north and OP to the south.
The July 2000 Market Analysis found that between 2000 and 2020, there would be demand for 11
to 13 percent of available BP-zoned land. At that time, there were 203 acres of vacant land in the
BP zone, which was equivalent to a demand for 22 to 26 acres over a 20-year period. As of July
2001, the City had approximately 166 acres of vacant BP zoned land and as of February 2006,
there were 94 acres of BP-zoned land, much of which is constrained by wetlands. The reduction in
the BP-zoned land to a large extent has occurred due to rezoning from BP to another zoning
designation and not to development for business park uses.
While it appears that there has been limited demand for light manufacturing and warehouse/
distribution development, there is also limited potential to site such development in the City of
Federal Way due to diminishing acres of vacant BP-zoned land. During the selection process of
the 2006 Comprehensive Plan Amendments, the City Council asked staff to identify text
amendments and/or rezones that would improve the market responsiveness of the BP and/or BC
zones, based on a consistently low demand for BP-zoned property and high demand for BC-zoned
property. In response to the Council's direction, staff is in the process of drafting code
amendments that would rename BP zone to "Commercial Enterprise" (CE).
This new name will reflect the updated purpose and intent for the CE (former 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). The proposed amendments would also allow
commercial, office, and retail sales and services in 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. If the proposed changes relating to renaming the BP
zone to CE and expanding the allowable uses within this zone are approved, office use would be
an allowable use on the two Gramor parcels and a rezone to OP would not be necessary. Neither a
rezone to OP or CE should affect the Public Academy since public schools are already allowed in
either the OP or CE zone.
I 7 A code amendment was adopted in July 2003 to allow more additional office use in the BP zone. Prior to the amendment, office
development was allowed only as an accessory use.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April] 8,2007, Pubic Hearing
Page 12
-'
Although development is not proposed in conjunction with this non-project action, the applicant
has submitted a conceptual plan showing two office buildings totaling 77,500 square feet and 388
parking spaces, at a ratio of one parking space per 200 square feet of office (Exhibit AM).
Environmental Analysis
Critical Areas: There are no mapped critical areas on the three parcels.
Drainage: The site is located within the Hylebos Creek Basin. It is also located within a Levell
Flow Control area and Resource Stream Protection Area. No development is proposed in
conjunction with this non-project action. Future development of the site will be subject to
environmental review as required by the SEP A Rules, and will be evaluated in accordance with all
plans, policies, rules, and regulations adopted as a basis for the exercise of substantive authority
under SEP A to approve, condition, or deny proposed actions. In addition, any water-related
impacts will be mitigated in compliance with the 1998 King County Surface Water Design Manual
(KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM.
Access
The two Fedway Associates parcels and the Federal Way Academy parcel are located to the east of
91h Avenue South across from St Francis Hospital. Access for the Fedway Associates parcels
would be from 9th Avenue, although the northern parcel may also be able to obtain access from
South 344th Street to the north. The Federal Way Academy parcel currently has access from 91h
Avenue South.
Potential Traffic Impacts
Based on the Institute of Transportation Engineers (ITE) Trip Generation 7th Edition, Land Use
Code 710 (General Office), future development of the Gramor site with the requested OP zoning
and development of general office use may generate approximately 104 more weekday evening
peak hour trips, 92 more morning peak hour trips, 684 mQre weekday daily trips, 103 more
Saturday trips, 22 more Saturday peak hour trips, six more Sunday peak hour trips, and five more
Sunday daily trips, when compared to a warehouse/distribution use.
However, if the proposed use is medical/dental office use (ITE Land Use Code 720) trip
generation is significantly higher: approximately 206 more evening peak hour trips, 131 more
morning peak hour trips, 2,465 more weekday daily trips, 613 more Saturday trips, 273 more
Saturday peak hour trips, 344 more trips during the facility's Saturday peak hour, 26 more Sunday
peak hour trips, and 68 more Sunday daily trips, when compared to the previously approved
warehouse/distribution use. As part ofthe draft code amendments relating to the BP/CE and BC
zones, staff is proposing to increase the parking requirement for medical offices from one parking
space per 300 square feet to one parking space per 225 square feet, based on the Institute of
Transportation Engineers (ITE) Trip Generation ih Edition.
No trip generation has been calculated for the Public Academy site, since the site is already
developed as a public school and the use can be expected to continue.
At the time that an application to develop the Gramor parcels is submitted, the Traffic Division
will conduct a Concurrency Analysis, which will analyze peak hour impacts of the project and the
pro-rata share contributions towards transportation projects in the Transportation Improvement
Plan (TIP), to assure that there is adequate capacity to accommodate the proposed development.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 13
Supplemental mitigation may be required if the proposed project creates an impact not anticipated
in the TIP. The applicant has the option to have an independent traffic engineer licensed in the
State of Washington prepare the concurrency analysis consistent with City procedures.
Projections for Population and Employment
If an OP designation is granted, development of the site with 77,500 square feet is expected to
generate 310 employees based on the ratio of one employee per 250 square feet. If the site remains
as BP, and is developed as an 84,500 square foot office, it can be expected to generate 106
employees, based on the ratio of one employee per 800 square feet.
Consistency with Comprehensive Plan
Language in the Comprehensive Plan
Comments
Page IV -7 of the comprehensive plan states that there has been no
substantive business park development since the City's
incorporation. This lack of recent business park development
suggests the influence of market forces outside of the City limits,
where cheaper land and established industrial parks act as a draw for
prospective business park development.
The request for a change in comprehensive
plan and zoning designation from BP to
OP is consistent with this statement.
The following comment letters were received on the Gramor request:
City Council Selection Stage:
1. May 11, 2006, correspondence from Kurt Lauer, Principal of the Public Academy (Exhibit AN).
2. June 5,2006, correspondence from Karen Hogan, Property Manager, Medical Real Estate
Services, LLC (Exhibit AO).
3. June 6, 2006, e-mail from Rod Leland, Facility Services Director, Federal Way Public
Schools (Exhibit AP).
4. June 6, 2006, e-mail from Venkata Ramayya (Exhibit AQ).
5. June 5,2006, correspondence from Wade Moberg, Regional Director of Facilities,
Franciscan Health System (Exhibit AR).
Planning Commission Public Hearing Stage:
1. No public comments were received.
SITE SPECIFIC REQUEST #4 - WASHINGTON MEMORIAL PARK
File Number:
Parcel No.:
Address:
05-104692-UP
072104-9218
1535 SW Dash Point Road
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 14
Location:
Size:
Applicant:
Owner:
Request:
South of SW Dash Point Road at 161h Ave SW (Exhibit I) .
1. 3 3 acres
Cameron Smock
Washington Memorial Park and Mortuary Inc.
Request to change the comprehensive plan designation and zoning of the
northern portion of a 1.33 acre-parcel located south of SW Dash Point Road
at 16th Avenue SW from Professional Office (PO) to Neighborhood
Business (BN)
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
Professional Office
Professional Office (PO)
Neighborhood Business
Neighborhood Business (BN)
Availability of Utilities
Sanitary Sewer: Provided by Lakehaven Utility District
Public Water: Provided by Lakehaven Utility District
Solid Waste: Provided by Waste Management
Availability of Public Services
Police: Provided by City of Federal Way
Fire/Emergency Medical: Provided by South King Fire and Rescue
Schools: Federal Way Public School District
Background
The applicant, Cameron Smock on behalf of Washington Memorial Park and Mortuary Inc., has
requested a change in comprehensive plan designation and zoning of the northern portion of a 1.33-
acre parce110cated south of SW Dash Point Road at 161h Avenue SW from Professional Office (PO)
to Neighborhood Business (BN). The underlying 1.33-acre parcel presently has split zoning of PO
in the northern portion of the site and BN in the southern portion of the site (Exhibit AS). The
Bonney-Watson Funeral Home has been at this location since 1975, prior to incorporation of the
City of Federal Way. This portion of the parcel was zoned RM 900-P, with the remainder of the site
zoned as BN-P under King County. The King County RM 900-P permitted funeral homes as a
conditional use. Funeral homes are not a permitted use in the Federal Way PO zone. In September
2005, the City Council adopted a code amendment to allow funeral homes in the BN zone.
Granting a comprehensive plan and zoning designation of Neighborhood Business and BN for this
portion of the parcel would allow a nonconforming use to become conforming and eliminate the
split zoning of the underlying parcel.
Environmental Analysis:
Critical Areas: There are no mapped environmental critical areas on the subject site.
Drainage: The site is located within the Lower Puget Sound Basin. It is located within a Level 1
Flow Control and Resource Stream Protection Area. Future redevelopment or addition of
impervious surface must comply with the standards of the 1998 King County Suiface Water
Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18, 2007, Pubic Hearing
Page 15
Access
The existing funeral home has access from SW Dash Point Road.
Potential Traffic Impacts
The site is already developed as a funeral home and the change from OP to BN will result in a
nonconforming use becoming conforming. Therefore, traffic impacts from the zoning change
should be minimal to non-existent. However, if the site were to be redeveloped in the future, or the
existing use expanded, the Traffic Division will conduct a Concurrency Analysis, which will
analyze peak hour impacts of the project and the pro-rata share contributions towards
transportation projects in the Transportation Improvement Plan (TIP), to assure that there is
adequate capacity to accommodate the proposed development. Supplemental mitigation may be
required ifthe proposed project creates an impact not anticipated in the TIP. The applicant has the
option to have an independent traffic engineer licensed in the State of Washington prepare the
concurrency analysis consistent with City procedures.
Projections for Population and Employment
The site is already developed as a funeral home and the change from OP to BN will result in a
nonconforming use becoming conforming and should not have an impact on number of people
employed by the funeral home.
Consistency with Comprehensive Plan
Goal or Policy
Comments
EDG6 - The City will encourage and support
existing businesses to remain and/or expand
their facilities within Federal Way.
This change would not conflict with any goals or policies of the
comprehensive plan. The change in designation to BN would
make a nonconforming use conforming and would conform to the
goal of encouraging and supporting existing businesses to remain
and/or expand within Federal Way.
SITE SPECIFIC REQUEST #5 - TAYLOR
File Number:
Parcels:
Location:
Size:
Applicant:
Owner:
Request:
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
05-104965-00 UP
401320-0006
South of South 304th Street and east of Military Road South, between
Interstate 5 and Military Road South (Exhibit .J)
0.3 acres
Vilma Taylor
Same as Applicant
Request to change the comprehensive plan designation and zoning from
Single Family High-Density Residential and RS 7.2 (one unit per 7,200
square feet) to Neighborhood Business (BN).
Single Family High Density Residential
RS 7.2 (one unit per 7,200 square feet)
Neighborhood Business
Neighborhood Business (BN)
April 18, 2007, Pubic Hearing
Page 16
Public Water:
Solid Waste:
A vailability of Utilities
Sanitary Sewer: The parcel is located within the Lakehaven Utility District. It is presently
served by an on-site septic system; however, sewer facilities can be
extended from the west to serve the site.
Provided by Lakehaven Utility District
Provided by Waste Management
Availability of Public Services
Police: Provided by City of Federal Way
Fire/Emergency Medical: Provided by South King Fire and Rescue
Schools: Federal Way Public School District
Background
The applicant, Vilma Taylor, is requesting a comprehensive plan and zoning designation of
Neighborhood Business (BN) in order to make a nonconforming business, Vilma's Signs,
conforming. Vilma's Signs is a retail establishment selling signs with accessory sign
manufacturing. This use is not allowed in a residential zone but is allowed in the BN zone. There
is another nonconforming business, Pat's Plumbing, which provides offsite plumbing services.
This use is not allowed in the BN zone.
This area is zoned RS 7.2 (Single Family, one unit per 7,200 square feet). As can be seen on
Exhibit AT, Vilma's Signs is located on a triangular piece ofland located between 1-5 to the east
and Military Road, a principal arterial, to the west. The property directly north of the Taylor parcel
has a single-family home on it. There are also residential uses to the west across Military Road.
Pat's Plumbing is located across Military Road, to the southwest of the Taylor parcel.
Environmental Analysis
Critical Areas: There are no mapped critical areas on the Taylor parcel.
Drainage: The site is located within the Lower Green River Basin. It is also located within a
Levell Flow Control area and Basic Water Quality Area. The subject site is currently developed.
Any changes in comprehensive plan designation and zoning should not affect drainage.
Redevelopment of the site or the addition of impervious surface must meet the requirements of the
1998 King County Surface Water Design Manual (KCSWDM) and the C.ity of Federal Way
Addendum to the 1998 KCSWDM.
Access
Access to the site is from Military Road South, a principal arteria110cated to the west of the site.
Potential Traffic Impact
The site is already developed with a sign sales business and the change from Single Family
Residential to Neighborhood Business will result in a nonconforming use becoming conforming.
Therefore, traffic impacts from the zoning change should be minimal to non-existent. However, if
the site were to be redeveloped in the future, or the existing use expanded, the Traffic Division
will conduct a Concurrency Analysis, which will analyze peak hour impacts of the project and the
pro-rata share contributions towards transportation projects in the Transportation Improvement
Plan (TIP), to assure that there is adequate capacity to accommodate the proposed development.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 17
Supplemental mitigation may be required ifthe proposed project creates an impact not anticipated
in the TIP. The applicant has the option to have an independent traffic engineer licensed in the
State of Washington prepare the concurrency analysis consistent with City procedures.
Projections for Population and Employment
The site is already developed as a retail establishment selling signs and the change from RS to BN
will result in a nonconforming use becoming conforming and should not have an impact on
number of people employed.
Consistency with Comprehensive Plan
Goal or Policy Comments
Policy LUP 15 - Protect residential areas Based on the location of the property between Military Road and 1-5,
from impacts of adjacent non-residential its existing designation as residential is not consistent with this policy,
uses. which is to protect residential areas from impacts of adjacent non-
residential uses,
Policy LUP47 - The City shall limit new The parcel on which Vilma's Signs is located is zoned Single Family
commercial development to existing Residential; however it is being operated as a retail business. Due to
commercial areas to protect residential the noise from the adjacent freeway to the west and its location on a
areas, triangular piece of property between 1-5 and Military Road, it may not
suitable as residential uses.
EDG-6 - The City will encourage and Vilma's Signs has been in operation since 1993 as a viable retail sign
support existing businesses to remain andJ business. If the zoning remains Single Family Residential, the use may
or expand their facilities within Federal continue as a nonconforming use; however, granting it a BN
Way. designation will make it an allowable use and will encourage the
business to remain. Due to its size and location on a triangular shaped
property, expansion may not be possible.
SITE SPECIFIC REQUEST #6-LIFEWAY CHURCH
File Number:
Parcel No's:
Address:
Location:
Size:
Existing Land Use:
Applicant:
Owner:
Request:
Existing
Comprehensive Plan:
Existing Zoning:
05-105061-00-UP
See below
See above
South of SW 3561h Street and west of 1 51 Avenue South (Exhibit K)
See below
See below
Lifeway Church
See below
Request to change the comprehensive plan designation and zoning from
Single Family Medium Density Residential and RS 15.0 (Single Family,
one unit per 15,000 square feet) to Single Family High-Density
Residential and RS 7.2 (Single Family, one unit per 7,200 square feet)8
Single Family Medium-Density Residential
RS 15.0 (Single Family, one unit per 15,000 square feet)
8 During the selection process, the Land Use/Transportation Committee (LUTC) discussed whether a RS 9.6 designation would be
more appropriate for this area; however, City Council directed staff to further evaluate the request further with no specific direction.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 18
Requested
Comprehensive Plan:
Requested Zoning:
Single Family High-Density Residential
RS 7.2 (Single Family, one unit per 7,200 square feet)
Parcel No. Acres Address Owner Existing Existing Comprehensive Plan/Zoning
Land Use
3021049021 4.77 225 SW 3561h St Lifeway Church Single Family Single Family Medium Density
Residential/RS 15.0 (Single Family,
one unit per 15,000 square feet)
3021049058 4.02 215 SW 3561h St Lifeway Church Single Family Single Family Medium Density
Residential/RS 15.0 (Single Family,
one unit per 15,000 square feet)
302104 9082 0.79 203 SW 356'h St Lifeway Church Single Family Single Family Medium Density
Residential/RS J 5.0 (Single Family,
one unit per 15,000 square feet)
302104 9020 9.66 157 SW 3561h St Nehemiah Single Fami]y Single Family Medium Density
Group LLC Residential/RS 15.0 (Single Family,
one unit per 15,000 square feet)
302104 9036 3.77 119 SW 356th St Nehemiah Single Family Single Family Medium Density
Group LLC Residential/RS 15.0 (Single Family,
one unit per] 5,000 square feet)
3021049] ]8 0.41 ]21 SW 356'h St Nehemiah Single Family Single Family Medium Density
Group LLC Residential/RS 15.0 (Single Family,
one unit per 15,000 square feet)
Total 23.42
Availability of Utilities
Sanitary Sewer: Provided by Lakehaven Utility District
Public Water: Provided by Lakehaven Utility District
Solid Waste: Provided by Waste Management
Availability of Public Services
Police: Provided by City of Federal Way
Fire/Emergency Medical: Provided by South King Fire and Rescue
Schools: Federal Way Public School District
Background
Giles Hulsman is requesting a comprehensive plan amendment and rezone on behalf of his clients,
Lifeway Church, to Single Family High-Density Residential and RS 7.2 (Single Family, one unit
per 7,200 square feet). In the application, Mr. Hulsman states that sanitary sewer service has been
extended to 2nd A venue South and is available to sustain the rezone to RS 7.2. The site is located
on the southwestern corner of SW 3561h Street and 1 sl Avenue South. Parcels to the west and south
are also zoned RS 15.0. Parcels to the north across South 3561h are zoned a combination ofRS 9.6
and RS 7.2. Parcels to the east across 1st Avenue South are zoned a mix ofRS 7.2 and RS 15.0.
Access to the site would be from both South 3561h Street and Is1 Avenue South.
There are presently single-family residences on all of the underlying lots. There is also sing1e-
family residential development to the southeast and west. Ilahee Middle School is located to the
south, Village Green Retirement homes are located to the north across South 356tl1 Street, and
sing1e- family residential uses are located to the east across 1 sl A venue East (Exhibit A U).
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April] 8,2007, Pubic Hearing
Page ] 9
Churches are an allowable use in any residential zoning district regardless of the underlying
density. Therefore, assuming that the site will be developed with a combination of a church and
related uses and a subdivision, with the proportion of the site for each use remaining constant, the
differences in impacts would be based solely on the number of lots developed.
Development of the site is not proposed in conjunction with this non-project action; however, for
the purpose of analysis of potential impacts associated with a change in comprehensive plan and
zoning designation, the applicant has submitted a conceptual plan based on a RS 9.6 (one unit per
9,600 square feet) zoning designation, which shows development of the site into 30 single-family
lots, three buildings, and 619 parking stalls (Exhibit A V). Building A is proposed to be a 41,613
square foot sanctuary, Building B is proposed to be a 29,863 square foot administrative offices and
potential school, and Building C is proposed to be a 13,691 square foot recreational bui1ding/
church facility. In comparison, if the zoning remained unchanged at RS 15.0 (one unit per 15,000
square feet), there could be 19 lots developed and based on a RS 7 .2 (one unit per 7,200 square
feet) zoning designation, there could be 40 lots developed.
Environmental Analysis
Critical Areas: The northern portion of a 0.41 acre Class ill wetland is located on parcel #302104
9036, which abuts 151 A venue South. No development is proposed as part of this non-project
action. If future development is proposed within 50 feet of the Class ill wetland, compliance with
FWCC Chapter 22, Article XN, "Critical Areas," will be required and such compliance will result
in mitigation of any potential adverse impacts.
Drainage: The site is located within the Hylebos Creek Basin. It is also located within a Level I
Flow Control and Basic Water Quality Treatment Area. Any changes in comprehensive plan
designation and zoning will not affect drainage requirements for development. When the site is
developed, all requirements of the 1998 King County Surface Water Design Manual (KCSWDM)
and the City of Federal Way Addendum to the 1998 KCSWDM shall be met.
Access
Access to the site is currently from both SW 356th Street and 1 51 Avenue South. Any future
development of the site would be reviewed for compliance with applicable City standards.
Potential Traffic Impacts
There are six existing single-family homes, one on each of the underlying lots. If the site remained
RS 15.0, there could potentially be 44 single family lots. The applicant has submitted a conceptual
site plan based on RS 9.6 zoning, which shows a 30-10t single family subdivision, three buildings
for a church and church-related uses, and 619 parking stalls (Exhibit A U). Building A is proposed
to be a 41,613 square foot sanctuary, Building B is proposed to be a 29,863 square foot
administrative offices and potential school, and Building C is proposed to be a 13,691 square foot
recreational building/church facility.
The following table compares the potential traffic impacts based on five scenarios:
1. Existing six single-family dwellings (existing RS 15.0 zoning).
2. Build-out of 44 single-family lots based on existing RS 15.0 zoning.
3. A 19-10t single-family subdivision, three buildings for a church and church-related uses, and
619 parking stalls based on RS 15.0 zoning.9
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 20
4. A 30-10t single-family subdivision, three buildings for a church and church-related uses, and
619 parking stalls based on RS 9.6 zoning.9
5. A 40-10t single-family subdivision, three buildings for a church and church-related uses, and
619 parking stalls based on RS 9.6 zoning.9
RS RS RS 15.0 RS9.6 RS7.2
Zone --+ 15.0 15.0
6 lots 44 lots 19 lots Church l10tal 30 lots Church rotal 40 lots Church l10taJ
Uses --+ and and and
accessory accessory accessory
buildinf!s buildinf!s buildine:s
li <:
Time of
Day 1
Weekday 78 489 226 776 I.PQ2 343 776 1.119 448 776 1,,234
.
Weekday 14 40 23 61 F 30 61 411 37 61 98:
Morning
Peak
,./
Weekday 9 51 24 56 8.6 36 56 47 56 1.63
Evening
Peak
Saturday 75 486 221 883 1,104 339 883 ..'l'f22 445 883 1,328
Saturday 16 50 28 301 329 38 301 339 47 301 348
Peak
,
Sundav 43 379 158 2,372 255 2,372 2.f.JZ7. 343 2,372 2,715
Sunday 8 45 21 946 967 32 946 918 41 946 987
Peak
Based on the Institute of Transportation Engineers (ITE) Trip Generation 61h Edition, as can be
seen in the preceding table, development of the site as residential and for a church and related uses
would generate more trips than if the site was developed purely as residential. In addition, as
density is increased so would the trips.
At the time that an application for development of the site is submitted, the Traffic Division will
conduct a Concurrency Analysis, which will analyze peak hour impacts of the project and the pro-
rata share contributions towards transportation projects in the Transportation Improvement Plan
(TIP), to assure that there is adequate capacity to accommodate the proposed development.
Supplemental mitigation may be required if the proposed project creates an impact not anticipated
in the TIP. The applicant has the option to have an independent traffic engineer licensed in the
State of Washington prepare the concurrency analysis consistent with City procedures.
9 Building A is proposed to be a 41,613 square foot sanctuary, Building B is proposed to be a 29,863 square foot administrative
offices and potentially a school, and Building C is proposed to be a 13,691 square foot recreational building/church facility.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18, 2007, Pubic Hearing
Page 21
Projections for Population and Employment
There are six existing single-family homes, one on each of the underlying lots. If the site remained
RS 15.0, there could potentially be 44 single-family lots. Development of the site is not proposed in
conjunction with this non-project action; however, for the purpose of analysis of potential impacts
associated with a change in comprehensive plan and zoning designation, the applicant has submitted
a conceptual plan based on a RS 9.6 (one unit per 9,600 square feet) zoning designation, which
shows development of the site into 30 single-family lots, three buildings, and 619 parking stalls
(Exhibit A V). Based on the assumption that the site will be developed with a combination of a church
and related uses and a subdivision, with the proportion of the site for each use remaining constant, if
the zoning remained unchanged at RS 15.0 (one unit per 15,000 square feet), there could be 19 lots
developed and based on a RS 7.2 (one unit per 7,200 square feet) zoning designation, there could be
40 lots developed. The church would employ seven people under any of the scenarios.
Consistency with Comprehensive Plan:
Language in the Comprehensive Plan Comments
Based on language in the comprehensive plan, a designation of Single The request complies with this
Family Medium Density creates urban lots with a density range of one to statement as both water and sewer
three dwelling units per acre to avoid developing on or near services are available to serve the site.
environmentally sensitive areas. Some areas designated as Single Family
Medium Density still lack urban services and infrastructure. Upon
.provision of public services, such as water and sewer, an increase in
density may be warranted.
The following comment letters were received on the Lifeway Church request:
City Council Selection Stage:
1. June 6, 2006, e-mail from Venkata Ramayya (Exhibit AQ).
Planning Commission Public Hearing Stage:
1. No public comments were received.
. SITE SPECIFIC REQUEST #7 - WALLER ROAD IV ASSOCIATES
File Number:
Parcel:
Address:
Location:
Size:
Existing Land Use:
Applicant:
Owner:
Request:
05-105078-00-UP
202104-9016
34904 41h Avenue South
South of South 3481h Street and east of 1st Avenue South (Exhibit L)
8.36 acres
Vacant
Todd Berryhill/John Xitco
Waller Road IV Associates
Request to change the to change the comprehensive plan designation and
zoning from Office Park (OP) to Community Business (Be)
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 22
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
Office Park
Office Park (OP)
Community Business
Community Business (BC)
A vailability of Utilities:
Sanitary Sewer: Can be provided by Lakehaven Utility District
Public Water: Can be provided by Lakehaven Utility District
Solid Waste: Can be provided by Waste Management
A vailability of Public Services:
Police: Provided by City of Federal Way
Fire/Emergency Medical: Provided by South King Fire and Rescue
Schools: Federal Way Public Schools
Background
John Xitco is applying for a change in comprehensive plan designation and zoning from Office Park
(OP) to Community Business (BC). His company, Waller Road Associates II, would like to construct
a mixed-use pedestrian friendly urban village, comprised of office, retail, and senior housing.
There is a BC zoned parcel (WINCO and associated retail development) to the northwest of this
parcel. Although zoned BC, the uses are restricted based on a settlement agreement entered into
between the City and the owner and developer (Quadrant Corporation and Western Securities,
Ltd) in 1991. This agreement restricts uses to those allowed in the Neighborhood Business (BN)
zone. Zoning to the north across South 3481h Street is a mix ofBN, Multifamily (RM 1800), and
OP. Zoning to the east is a mix of OP and Suburban Estates (SE - Single Family, one unit per five
acres), zoning to the south is OP, and zoning to the west across 1 SI A venue South is Multifamily
(RM 2400) (Exhibit A W).
The subject property is presently vacant; however, a detention pond and water quality treatment
facility has been constructed on site in conjunction with a binding site plan presently pending with
the City. Land uses to the north are a mix of office and multifamily apartments. The property to the
east is vacant with the Hylebos State Park further to the south. Property to the south is vacant and
there are apartments to the west across 1 st A venue South (Exhibit A W). Access is available from
both South 3481h Street and 1 st Avenue South. As shown on Exhibit 18, a portion of the Hylebos
Wetlands is located on the southeastern portion of the site.
Although development is not proposed in conjunction with this non-project action, the applicant
has submitted a conceptual plan showing an 18,526 square foot general retail building, a 39,870
square foot office building, two buildings with a total of 51 apartments for senior housing, and 311
parking spaces (Exhibit AX).
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April] 8,2007, Pubic Hearing
Page 23
Environmental Analysis
Critical Areas: There is a category I wetland and wetland buffer extending onto the subject property
at the southeastern comer. This Category I wetland is also located within 100 feet of the site on the
south and southwest. In addition, there is a major stream located to the southwest of the site.
Drainage: The site is located within the Hy1ebos Creek Basin. It is also located within a Level I
Flow Control Area and a Resource Stream Protection Area. A stormwater detention and water
qual ity facility has been constructed on the site as part of infrastructure iI!lprovements for a pending
binding site plan. These improvements have been constructed to the standards of the 1998 King
County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the
1998 KCSWDM. The stormwater infrastructure was designed to accommodate 6.54 acres of the
8.58 acre site as impervious. Any changes in comprehensive plan designation and zoning should not
have any impact on the percentage of the site that is impervious; therefore, the existing stormwater
infrastructure should be adequate.
Access
The site has access from both 1 51 Avenue South and South 348th Streets.
Potential Traffic Impacts
Based on the Institute of Transportation Engineers Trip Generation 7'1, Edition Land Use Code
252 (Senior Adult Housing - Attached), Code 820 (Shopping Center), and Code 710 (General
Office Building), future development of this site with the requested BC zoning and the conceptual
site plan may generate approximately 119 more weekday evening peak hour trips, 47 more
morning peak hour. trips, 1,154 more weekday daily trips, 1,150 more Saturday trips, 101 more
Saturday peak hour trips, 24 more Sunday peak hour trips, and 1,167 more Sunday daily trips,
when compared to a previously contemplated use of the site as assisted living and office.
At the time that an application to develop the site is submitted, the Traffic Division will conduct a
Concurrency Analysis, which will analyze peak hour impacts of the project and the pro-rata share
contributions towards transportation projects in the Transportation Improvement Plan (TIP), to
assure that there is adequate capacity to accommodate the proposed development. Supplemental
mitigation may be required if the proposed project creates an impact not anticipated in the TIP.
The applicant has the option to have an independent traffic engineer licensed in the State of
Washington prepare the concurrency analysis consistent with City procedures.
Projections for Population and Employment
If a BC designation is granted, development of the site with a 18,526 square foot general retail
building, a 39,870 square foot office building, two buildings with a total of 5 1 apartments for
senior housing, and 311 parking spaces is expected to generate 190 employees based on the ratio
of one employee per 600 square feet of retail and 250 square feet of office space. A 51 unit senior
housing complex would be expected to have 77 residents based on the ratio of 1.5 people per unit.
If the site remains as OP and is developed as a 36,800 square foot office and 52 bed assisted living
facility, 10 it can be expected to generate 106 employees based on the ratio of one employee per 800
square feet for the office portion. No information is available on the number of employees that
may have been employed by the assisted living facility.
10 This is based on a previously approved use for the site based on OP zoning.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18, 2007, Pubic Hearing
Page 24
Consistency with Comprehensive Plan
Language in the Comprehensive Plan
Comments
Page IV-15 of the comprehensive plan envisions
neighborhood scale retail development keeping pace
with population growth and to an increasing extent,
being accommodated within' mixed-use buildings in
more concentrated neighborhood villages.
The request for a change in comprehensive plan and
zoning designation from OP to BC and development of a
mixed-use pedestrian friendly urban village comprised'of
office, retail, and senior housing is consistent with this
statement.
The following comment letter was received on the Waller Road IV request:
City Council Selection Stage:
I. June 6, 2006 e-mail from Venkata Ramayya (Exhibit AQ).
Planning Commission Public Hearing Stage:
1. No public comments were received.
VII. COMPLIANCE WITH FWCC SECTIONS 22-529 AND 22-530
1. Section 22-529. Factors to be Considered in a Comprehensive Plan Amendment - The City
may consider, but is not limited to, the following factors when considering a proposed
amendment to the comprehensive plan.
a) The effect upon the physical environment.
The requests for comprehensive plan amendments and rezones are non-project actions.
Any future development on any of the sites site will be subject to environmental review
as required by the SEP A Rules, and will be evaluated in accordance with all plans,
policies, rules, and regulations adopted as a basis for the exercise of substantive
authority under SEP A to approve, condition, or deny proposed actions.
Request Response
Request #1 - Quadrant
The underlying Quadrant parcels have slopes, which vary from zero to
eight percent over the majority of the site, with the steepest slope of 15
percent in the easterly portion of the site. A wetlands study prepared
for a previous development on the site identifies two wetlands on the
eastern portion of the site, and a small isolated wetland within the
western central portion of the site. Wetland A, located near the center
of the site, is approximately 462 square feet and is below the
regulatory threshold of the City of Federal Way. Wetlands Band Care
located on the eastern portion of the site and a portion of Wetland E is
located on the northeastern portion of the site.
There are no mapped critical areas on the three parcels.
Request #2 - Trimble
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 25
Request Response
Request #3 - Gramor There are no mapped critical areas on the three parcels.
Request #4 - Washington Memorial Park The site is already developed with the Bonney-Watson Funeral Home
and therefore, a change in comprehensive designation and zoning
should have no effect on the physical environment.
Request #5 - Taylor The site is already developed with a retail sign business and therefore,
a change in comprehensive designation and zoning should have no
effect on the physical environment.
Request #6 - Lifeway Church The northern portion of a 0.41 acre class III wetland is located on
parcel #302104-9036, which abuts 1 st A venue South.
Request #7 - Waller Road IV Associates There is a category I wetland and wetland buffer extending onto the
subject property at the southeastern comer. This category I wetland is
also located within 100 feet of the site on the south and southwest. In
addition, there is a major stream located to the southwest of the site.
b) The effect on open space, streams, and lakes.
The requests for comprehensive plan amendments and rezones are non-project actions
and would have no effect on open space, streams, and lakes. None of the sites are
adjacent to lakes and only Request #7 (Waller Road IV Associates) is in the vicinity of a
stream. Any future development on any of the sites will be subject to environmental
review as required by the SEP A Rules, and will be evaluated in accordance with all
plans, policies, rules, and regulations adopted as a basis for the exercise of substantive
authority under SEP A to approve, condition, or deny proposed actions.
c) The compatibility with and impact on adjacent land uses and surrounding neighborhoods.
The requests for comprehensive plan amendments and rezones are non-project actions.
The Bonny Watson and Taylor requests are for already developed sites and therefore, a
change in comprehensive plan and zoning designation should not impact adjacent land
uses and surrounding neighborhoods. Any future development on the other sites would
have to comply with city regulations related to bulk and scale, landscaping, and design
standards, and such compliance should adequately mitigate any potential impact to
adjacent land uses and surrounding neighborhoods.
d) The adequacy of and impact on community facilities including utilities, roads, public
transportation, parks, recreation, and schools.
Specific impacts associated with development or redevelopment of the sites affected by
the seven requests will be evaluated at the time that a development permit is applied for,
and any potential adverse impacts will be mitigated at that time. The Bonny Watson and
Taylor parcels are already developed and therefore, changing its comprehensive plan
designation and zoning should have no impact on community facilities, including
utilities, roads, public transportation, parks, recreation, and schools.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 26
e) The benefit to the neighborhood, city, and region.
Request Response
Request #1 - Quadrant Future development of the Quadrant parcels as small lot single family
development should benefit the City by providing additional housing
opportunities in close proximity to services and transportation.
Request #2 - Trimble Of the three parcels that could be affected by this comprehensive plan
amendment and rezone, only the Trimble parcel could be further
subdivided under RS 35.0 (one unit per 3,500 square feet) zoning.
There are no mapped critical areas on the three parcels and no
compelling reasons to support keeping it at a density of one unit per five
acres. Providing increased housing is a benefit to the neighborhood,
city, and region.
Request #3 - Gramor There are no mapped critical areas on the three parcels. There has been
no substantive BP development since the City's incorporation;
therefore, granting a change in designation from BP to OP may result in
development of these parcels, which should generate additional
employment, thus providing a benefit to the City.
Request #4 - Washington Memorial Park The site is already developed with the Bonney-Watson Funeral Home
and the change from OP to BN will result in a nonconfomllng use
becoming conforming and eliminate the split zoning of the underlying
parcel. This would make any future expansion plans more feasible and
encourage the business to remain at its present location, thus providing
a benefit to the City.
Request #5 - Taylor Vilma's Signs has been in operation since 1993 as a viable retail sign
business. If the zoning remains Single Family Residential, the use may
continue as a nonconfomllng use; however, granting it a BN designation
will make it an allowable use and will encourage the business to remain
at its present location, thus providing a benefit to .the City.
Request #6 - Lifeway Church Increasing the density of these parcels from RS 15.0 (one unit per
15,000 square feet) would be a benefit to the City by providing
additional opportunities for residential development.
Request #7 - Wallet Road IV Associates The request for BC zoning and subsequent development of the site as a
mixed-use pedestrian friendly urban village comprised of office, retail,
and senior housing would benefit the City and is consistent with the
comprehensive plan vision for neighborhood scale retail development
accommodated within mixed-use buildings in more concentrated
neighborhood villages.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18, 2007, Pubic Hearing
Page 27
f) The quantity and location of land planned for the proposed land use type and density
and the demand for such land.
Request Response
Request #1 - Quadrant Quadrant proposes to build small lot detached development on
approximately 19 acres of land. Small lot detached development
would be a new type of housing opportunity in Federal Way. It is
anticipated that detached dwellings on smaller lots, constructed
as a demonstration project incorporating superior design, would
appeal to homebuyers.
Request #2 - Trimble Of the three parcels that could be affected by this comprehensive
plan amendment and rezone, only the Trimble parcel could be
further subdivided under RS 35.0 (one unit per 3,500 square feet)
zoning. Development at this density would appeal to home buyers
desiring to live in an urban area, yet desiring to retain their
privacy. There are few parcels oflow density land unencumbered
by critical areas within city limits.
Request #3 - Gramor The July 2000 Market Analysis found that between 2000 and
2020, there would be demand for 11 to 13 percent of available
BP-zoned land. At that time, there were 203 acres of vacant land
in the BP zone, which was equivalent to a demand for 22 to 26
acres over a 20-year period. As of July 2001, the City had
approximately 166 acres of vacant BP zoned land and as of
February 2006, there were 94 acres ofBP-zoned land, much of
which is constrail:1ed by wetlands. The reduction in the BP-zoned
land to a large extent has occurred due to rezoning from BP to
another zoning designation and not to development for business
park uses. In addition, the comprehensive plan states that there
has been no substantive business park development since the
City's incorporation. This lack of recent business park
development suggests the influence of market forces outside of
the City limits, where cheaper land and established industrial
parks act as a draw for prospective business park development.
Request #4 - Washington Memorial Park The site is already developed with the Bonney-Watson Funeral
Home.
Request #5 - Taylor The site is already developed with a retail sign business, Vilma's
Signs.
Request #6 - Lifeway Church As the price of residential land continues to increase, demand for
smaller lots is expected to increase. Moreover, the City is in
process of preparing an area-wide comprehensive plan and
rezone for this general area.
Request #7 - Waller Road IV Associates The September 2006 South King County Economic Study
prepared by Hebert Research, Inc. found that manufacturing jobs
are strong in Kent, Auburn, Renton, and Tukwila. Transportation
jobs are strong in Kent and retail jobs are strong in Federal Way
and Tukwila.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 28
g) The current and projected population density in the area.
Request Response
Request #1 - Quadrant Quadrant proposes to build small lot detached development on
approximately 19 acres of land. Small lot detached development
would be a new type of housing opportunity in Federal Way. If
development occurs based on the submitted conceptual plan (Exhibit
AA), a density of approximately six units per acre is anticipated. To
the north of the site is a mix of King County Office (O-P) and
Multifamily (R-18-P) zoning. To the west of the site is King County
Office (O-P) and Business (CB) zoning. To the east is King County
Multifamily (R-18-P) zoning and to the south of the site across South
320lh Street is Federal Way Office Park 1 (OP-l) zoning. The existing
King County zoning R-18 allows up to 18 units per acre. The Federal
Way Potential Annexation Area (PAA) Sub-Area Plan has adopted
RS 9.6 (one unit per 9,600 square feet) for the area north of these
parcels and RM 2400 (one unit per 2,400 square feet) for parcels to
the east. The requested RM 2400 designation requested by Quadrant
is similar to both the existing King CountyR-18 zoning and the RM
2400 zoning adopted in the P AA Sub-Area Plan.
Request #2 - Trimble The existing use on the Trimble property is one single-family home
located on a 3.27-acre lot. The two adjoining lots to the east are both
developed with single-family residences and are approximately 0.93
acres and 1.03 acres in size. Each of the three parcels are currently
zoned Suburban Estates (SE), requiring a minimum of five acres per
dwelling unit. The requested zoning change to RS 35.0 would allow
the Trimbles to subdivide into potentially four lots, although they
have expressed intent to subdivide into only two lots in order to retain
the character of the immediate neighborhood. Dash Point State Park
is located to the west and south. The parcels to the north and east of
these parcels are zoned RS 9.6 (one unit per 9,600 square feet). Prior
to the City's incorporation in February 1990, all three parcels were
zoned RS 9.6 by King County. At RS 35.0 zoning, the allowable
density on these three parcels under consideration for a
comprehensive plan amendment and rezone would be approximately
1;3 as dense as the existing RS 9.6 zoned parcels.
Request #3 - Gramor Zoning on the west side of 9th Avenue is OP and zoning to the north
of the two Gramor parcels across South 344th Street is BP. Parcels
east of the GramOf property and the Federal Way Public Academy site
are zoned BP to the north and OP to the south. Under the existing BP
zoning, the only type of residential allowed is senior housing. The OP
zone allows hospitals, convalescent homes, and nursing homes.
Theoretically, redesignating these parcels from BP to OP could
reduce the amount of potential senior housing; however, there has
only been one senior housing developed in the BP zone since
incorporation. The City is in the process of reviewing a code
amendment that would no longer allow senior housing in BP zoned
areas.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 29
Request Response
Request #4 - Washington Memorial Park The site is already developed with the Bonney-Watson Funeral
Home.
Request #5 - Taylor The site is already developed with a retail sign business, Vilma's
Signs~
f!.equest #6 - Lifeway Church There are six existing single family homes, one on each of the
underlying lots. If the site remained RS 15.0, there could potentially
be 44 single-family lots. Development of the site is not proposed in
conjunction with this non-project action; however, for the purpose of
analysis of potential impacts associated with a change in
comprehensive plan and zoning designation, the applicant has
submitted a conceptual plan based on a RS 9.6 (one unit per 9,600
square feet) zoning designation, which shows development of the site
into 30 single-family lots, three buildings, and 619 parking stalls
(Exhibit A V). Based on the assumption that the site will be developed
with a combination of a church and related uses and a subdivision,
with the proportion of the site for each use remaining constant, if the
zoning remained unchanged at RS 15.0 (one unit per 15,000 square
feet), there could be 19 lots developed and based on a RS 7.2 (one
unit per 7,200 square feet) zoning designation, there could be 40 lots
developed.
Request #7 - Waller Road IV Associates A conceptual plan (Exhibit AX), submitted by the applicant shows
development of the site under Be zoning with a 18,526 square foot
general retail building, a 39,870 square foot office building, and two
buildings with a total of 51 apartments for senior housing. A 51 unit
senior housing complex would be expected to have 77 residents based
On the ratio of 1.5 people per unit. A previously submitted plan shows
development of the site under OP zoning as a 36,800 square foot
office and 52 bed assisted living facility.
h) The effect upon other aspects of the comprehensive plan.
Granting a change in comprehensive plan designation and zoning for any of the seven
requests should not affect other aspects of the comprehensive plan.
2) Section 22-530. "Criteria for Amending the Comprehensive Plan" - The City may amend
the comprehensive plan only if it finds that:
a) The proposed amendment bears a substantial relationship to public health, safety, or
welfare.
Request Response
Request #1 - Quadrant The request complies with the following Federal Way Comprehensive
Plan (FWCP) goals and policy and therefore, bears a substarltial
relationship to public health, safety, and welfare:
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18, 2007, Pubic Hearing
Page 30
Request Response
LUG4 - Provide a wide range of housing types and densities
commensurate with the community's needs and preferences.
HG3 - Develop a comprehensive plan and zoning code that provide
flexibility to produce innovative housing solutions, do not burden the
cost of housing development and maintenance, and diversify the range
of housing types available in the City.
HP J 6 - As appropriate, reduce minimum lot sizes to allow construction
of smaller, detached single-family houses on smaller lots.
Request #2 - Trimble The request complies with the following FWCP statement for the Single
Family Medium Density designation and therefore, bears a substantial
relationship to public health, safety, and welfare:
"The Single Family Medium Density creates urban lots with a
density range of one to three dwelling units per acre to avoid
developing on or near environmentally sensitive areas... .Some
areas designated as Single Family Medium Density still lack urban
service and infrastructure."
There are no known environmentally sensitive areas on this site. The
proposed amendment would be consistent with the comprehensive plan
description for Single Family Medium Density Residential.
Request #3 - Gramor The request for a change in comprehensive plan and zoning designation
from BP to OP is consistent with the following FWCP statement and
therefore, bears a substantial relatioI1ship to public health, safety, and
welfare:
"There has been no substantive business park development since
the City's incorporation. This lack of recent business park
development suggests the influen,ce of market forces outside of
the City limits, where cheaper land and established industrial
parks act as a draw for prospective business park development."
Request #4 - Washington Memorial Park The request for a change in comprehensive plan and zoning designation
from PO to BN would make a nonconforming use conforming and
would conform with the following FWCP goal and therefore, bears a
substantial relationship to public health, safety, and welfare:
EDG6 - The City will encourage and support existing businesses to
remain and/or expand their facilities within Federal Way.
Request #5 - Taylor The request for a change in comprehensive plan and zoning designation
from RS 7.2 to BN would make a nonconforming use conforming and
would conform with the following FWCP goal and therefore, bears a.
substantial relationship to public health, safety, and welfare:
EDG-6 - The City will encourage and support existing businesses to
remain and lor expand their facilities within Federal Way.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 3 I
Request Response
Furthermore, FWCP Policy LUP48 states, "The City shall limit new
commercial development to existing commercial areas to protect
residential areas." However, the location of this property, located
between 1-5 and Military Road, is not consistent with Policy LUP15 of
the FWCP, which is to protect residential areas from impacts of
adjacent non-residential uses.
Request #6 - Lifeway Church The request for a change in comprehensive plan and zoning designation
from RS 15.0 to RS7.2 complies with the following FWCP statement
for the Single Family Medium Density designation and therefore, bears
a substantial relationship to public health, safety, and welfare:
"The Single Family Medium Density designation creates urban
lots with a density range of one to three dwelling units per acre to
avoid developing on or near environmentally sensitive areas.
Some areas designated as Single Family Medium Density still
lack urban services and infrastructure. Upon provision of public
services, such as water and sewer, an increase in density may be
warranted. "
The request complies with this statement as both water and sewer
services are available to serve the site.
Request #7 - Waller Road IV Associates The request for a change in comprehensive plan and zoning designation
from OP to BC complies with the goals of the FWCP related to
encouraging economic development and providing a wide variety of
retail and services and therefore, bears a substantial relationship to
public health, safety, and welfare.
AND
b) The proposed amendment is in the best interest of the residents of the city.
Please see response under (1), above.
c) The proposed amendment is consistent with the requirements ofRCW 36. lOA and with
the portion of the city's adopted plan not affected by the amendment.
The proposed amendments are consistent with the following goals ofRCW Chapter
36.70A.020(2) of the Growth Management Act:
"(1) Urban growth. Encourage development in urban areas where adequate public
facilities and services exist or can be provided in an efficient manner.
(2) Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into
sprawling, low-density development.
(3) Housing. Encourage the availability of affordable housing to all economic
segments of the population of this state, promote a variety of residential densities
and housing types, and encourage preservation of existing housing stock.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April] 8,2007, Pubic Hearing
Page 32
(4) Economic development. Encourage economic development throughout the state
that is consistent with adopted comprehensive plans, promote economic
opportunity for all citizens of this state, especially for unemployed and for
disadvantaged persons, promote the retention and expansion of existing
businesses and recruitment of new businesses, recognize regional differences
impacting economic development opportunities, and encourage growth in areas
experiencing insufficient economic growth, all within the capacities of the state's
natural resources, public services, and public facilities.
The amendments are also consistent with goals and policies of the Land Use,
Housing and Economic Development Chapters of the City's Comprehensive Plan."
VIll. COMPLIANCE WITH FWCC SECTION 22-488(c)
Site-specific requests are required to be evaluated for compliance with this section.
1. The city may approve the application only if it finds that:
a) The proposed request is in the best interests of the residents of the city;
Request Response
Request #1 - Quadrant Future development of the Quadrant parcels as small lot single-family
development is in the best interests of the residents of the city because
it will provide additional housing opportunities in close proximity to
services and transportation.
Request #2 - Trimble Of the three parcels that could be affected by this comprehensive plan
amendment and rezone, only the Trimble parcel could be further
subdivided under RS 35.0 (one unit per 3,500 square feet) zoning.
There are no mapped critical areas on the three parcels and no
compelling reasons to support keeping it at a density of one unit per
five acres. Providing increased housing is a benefit to the
neighborhood, city, and region. Furthermore, prior to the City's
incorporation in February 1990, all three parcels were zoned RS 9.6
by King County.
Request #3 - Gramor There are no mapped critical areas on the three parcels. There has
been no substantive business park development since the City's
incorporation; therefore, granting a change in designation from BP to
OP may result in development of these parcels, which should generate
additional employment, and therefore, it is in the best interests of the
residents of the city.
Request #4 - Washington Memorial Park The site is already developed with the Bonney-Watson Funeral Home
and the change from OP to BN will result in a nonconforming use
becoming conforming and eliminate the split zoning of the underlying
parcel. This would make any future expansion plans more feasible
and encourage the business to remain at its present location;
therefore, it is in the best interests of the residents of the city.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 33
Request Response
Request #5 - Taylor Vilma's Signs has been in operation since 1993 as a viable retail sign
business. If the zoning remains RS 7.2, the use may continue as a
nonconforming use; however, granting it a BN designation will make
it an allowable use and will encourage the business to remain at its
present location and therefore, it is in the best interests of the
residents of the city.
Request #6 - Lifeway Church Increasing the density of these parcels from RS 15.0 (one unit per
15,000 square feet) would be a benefit to the City by providing
additional opportunities for residential development; therefore, it is in
the best interests of the residents of the city.
Request #7 - Waller Road IV Associates The request for BC zoning and subsequent development of the site as
a mixed-use pedestrian friendly urban village comprised of office,
retail, and senior housing would benefit the City and is consistent with
the comprehensive plan vision for neighborhood scale retail
development accommodated within mixed-use buildings in more
concentrated neighborhood villages. Therefore, it is in the best
interests of the residents of the city.
b) The proposed request is appropriate because either:
1. Conditions in the immediate vicinity of the subject property have so significantly
changed since the property was given its present zoning that, under those changed
conditions, a change in designation is within the public interest.
11. The change in designation will correct a designation that was inappropriate when it
was established.
Request Response
Request #1 - Quadrant Quadrant applied for an Office Park comprehensive plan designation
and zoning for these parcels as part of the 1999 Comprehensive Plan
Update and was granted these designations per Ordinance 00-372 in
September 2000. Since that time East Campus, a corporate park
development located south of South 320th Street, has experienced the
majority of new office development occurring in Federal Way.
Therefore, conditions in the immediate vicinity of the subject
property have significantly changed since the property was given its
present zoning that, under those changed conditions, a change in
designation is within the public interest.
Request #2 - Trimble Prior to the City's incorporation in February 1990, all three parcels
were zoned RS 9.6 by King County. Therefore, the change in
designation will correct a designation that was inappropriately
assigned at the time of incorporation.
Request #3 - Gramor There has been no substantive business park development since the
City's incorporation. On the other hand, the City has been
experiencing office construction in this general vicinity; therefore,
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 34
Request Response
changed conditions would warrant a rezone from BPto OP.
Furthermore, the City is in the process of proposing an area-wide
comprehensive plan amendment and rezone for this general area,
which includes the Gramor and Public Academy, in order to meet
changing market conditions, as indicated by City market studies and
by numerous rezone requests, from BP to other zoning designations.
Request #4 - Washington Memorial Park The underlying 1.33-acre parcel presently has split zoning of PO in
the northern portion of the site and BN in the southern portion of the
site. The Bonney-Watson Funeral Home has been at this location
since 1975, prior to incorporation of the City of Federal Way. The
PO-zoned portion of the parcel was zoned RM 900-P, with the
remainder of the site zoned as BN-P under King County. The King
County RM 900-P permitted funeral homes as a conditional use.
Funeral homes are not a permitted use in the Federal Way PO zone,
but are allowed in the BN zone. A change in designation will correct
a designation that was inappropriately assigned at the time of
incorporation and will make a nonconforming use conforming.
Request #5 - Taylor Vilma's Signs is located on a triangular piece ofland located between
1-5, to the east and Military Road, a principal arterial, to the west. In
recent years, the Washington State Department of Transportation
(WSDOT) has constructed a High Occupancy Vehicle (HOV) Lane
along this stretch ofI-5. This has resulted in 1-5 being widened by
approximately 15 feet, bringing traffic closer to the subject site. In
order to widen 1-5, trees have been removed, increasing noise
impacts. Therefore, conditions in the immediate vicinity of the subject
property have significantly changed since the property was given its
present zoning that, under those changed conditions, a change in
designation is within the public interest.
Request #6 - Lifeway Church The Lifeway Church parcels are located south of SW 356th Street and
are part of a larger area that was zoned RS 15.0 at the time that the
City incorporated in 1990. Since that time, the City has increased
density from RS 15.0 to RS 9.6 for two areas, the Silverwood and
Brighton Park subdivisions, due in part to the availability of sewer.
Water and sewer are now available to the Lifeway parcels and
therefore, conditions in the immediate vicinity of the subject property
have significantly changed since the property was given its present
zoning that, under those changed conditions, a change in designation
is within the public interest. Furthermore, the City is in process of
preparing an area-wide comprehensive plan and rezone for this
general area, which would increase density.
Request #7 - Waller Road IV Associates In recent years, that portion of the BC zoned area located between
South 3441h and South 356th and Pacific Highway South and 1-5
experienced both new commercial development and redevelopment of
existing property. It therefore appears that conditions in the southern
portion of the City are changing since this property was given its
present zoning so that, under those changed conditions, a change in
designation is within the public interest.
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 35
c) It is consistent with the comprehensive plan;
Refer to responses to Section 22-530(1), "Criteria for Amending the Comprehensive Plan."
d) It is consistent with all applicable provisions of the chapter, including those adopted by
reference from the comprehensive plan;
The request for comprehensive plan amendments and rezones are non-project actions. Any
future development on the seven sites would be required to comply with all city regulations,
including those adopted by reference from the comprehensive plan.
e) It is consistent with the public health, safety, and welfare,
Refer to responses to Section 22-530(1), "Criteria for Amending the Comprehensive Plan."
2. The city may approve an application for a quasi-judicial project related rezone only if it finds that:
1) The criteria in subsection (1) above are met;
2) The proposed project complies with this chapter in all respects;
3) The site plan of the proposed project is designed to minimize all adverse impacts
on the developed properties in the immediate vicinity of the subject property;
4) The site plan is designed to minimize impacts upon the public services and utilities.
The seven site-specific requests are proposed amendments to the comprehensive plan and not
project-related rezones and therefore, the criteria under this section do not apply.
IX. ST AFF RECOMMENDATION
1. Site-Specific Request #1 - Request from the Quadrant Corporation to change the
comprehensive plan designation and zoning of 19.12 acres located north of South 320th Street
and east of the southerly extension of32nd Avenue South from Office Park (OP) to RM 2400
(Multifamily, one unit per 2,400 square feet).
Staff Recommendation - Staff recommends that Quadrant request be approved.
2. Site-Specific Request #2 - Request from Terry and Patricia Trimble to change the
comprehensive plan designation and zoning of 3.27 acres located south of SW 316\11 Place, just
east of Dash Point State Park, from Suburban Estates/SE (Single Family, one unit per five
acres) to Single Family Medium Density and RS 35.0 (Single Family, one unit per 35,000
square feet).
Staff Recommendation - Staff recommends that the Trimble request be approved and based on
Council direction and further analysis by staff that parcel #102103-9049 owned by Cheryl
Harris and parcel #102103-9028 owned by Hannah Rowe, both located to the east of the
Trimble parcel, be included in the comprehensive plan amendment and rezone.
3. Site-Specific Request #3 - Request from Gramor Development to change the comprehensive
plan designation and zoning of approximately4.4 acres located south of South 3441h Street and
east of 91h A venue South from Business Park (BP) to Office Park (OP).
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 36
Staff Recommendation - Staff recommends that the Gramor request be approved and based on
Council direction and further analysis by staff that parcel #926480-0050 (the Public Academy),
located to the south and owned by the Federal Way School District, be included in the
comprehensive plan amendment and rezone.
I
4. Site-Specific Request #4 - Request from Washington Memorial Park to change the
comprehensive plan designation and zoning of the northern portion of a 1.33 acre-parcel
located south of SW Dash Point Road at 16th A venue SW from Professional Office (PO) to
Neighborhood Business (BN).
Staff Recommendation - Staff recommends that the Washington Memorial Park (Bonney-
Watson) request be approved.
5. Site-Specific Request #5 - Request from Vilma Taylor to change the comprehensive plan
designation and zoning of 0.3 acres located south of South 304th Street and east of Military
Road South from Single Family High Density Residential and RS 7.2 (Single Family, one unit
per 7,200 square feet) to Neighborhood Business (BN).
Staff Recommendation - Staff recommends that the Taylor request be approved.
6. Site-Specific Request #6 - Request from Lifeway Church to change the comprehensive plan
designation and zoning of23.18 acres located south ofSW 3561h Street and west of 151 Avenue
South from Single Family Medium Density Residential and RS 15.0 (Single Family, one unit
per 15,000 square feet) to Single Family High Density Residential and RS 7.2 (Single Family,
one unit per 7,200 square feet).
Staff Recommendation - Staff recommends that the Lifeway Church request be approved.
7. Site-Specific Request #7 - Request from Waller Road N Associates to change the
comprehensive plan designation and zoning of 8.36 acres located south of South 3481h Street
and east of 1 51 Avenue South from Office Park (OP) to Community Business (Be).
Staff Recommendation - Staff recommends that the Waller Road N Associates request be
approved.
x. PLANNING COMMISSION ACTION
Consistent with the provisions ofFWCC Section 22-539, the Planning Commission may take the
following actions regarding each proposed comprehensive plan amendment:
Recommend to the City Council adoption of the proposed comprehensive plan amendment as
proposed;
2. Recommend to the City Council that the proposed comprehensive plan amendment not be
adopted;
3. Forward the proposed comprehensive plan amendment to the City Council without a
recommendation; or
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April J 8,2007, Pubic Hearing
Page3 7
4. Modify the proposed comprehensive plan amendment and recommend to the City Council
adoption of the amendment as modified.
LIST OF EXHIBITS
Note: Exhibits A-D and M-Z are not attached to this staff report. They were attached to previous
staff reports for the April 14, 2007, public hearing and its continuation on April 21, 2007.
Proposed amendments to the text of the comprehensive plan:
Exhibit A
Proposed Amendments to FWCP Chapter 2, "Land Use"
City-initiated amendments to the comprehensive plan map related to changing the boundaries of
the BP and BC zoning districts:
Exhibit B
Exhibit C
Exhibit D
Location of Existing BC and BP Zones
Proposed BC and CE Zoning Boundaries
Vicinity Map - Mitchell Place
Citizen-initiated amendments for site-specific changes to parcels:
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Exhibit J
Exhibit K
Exhibit L
Composite Map
Vicinity Map - Site-Specific Request #1, Quadrant
Vicinity Map - Site-Specific Request #2, Trimble
Vicinity Map - Site-Specific Request #3, Gramor
Vicinity Map - Site-Specific Request #4, Washington Memorial Park
Vicinity Map - Site-Specific Request #5, Taylor
Vicinity Map - Site-Specific Request #6, Lifeway Church
Vicinity Map -Site-Specific Request #7, Waller Road IV Associates
City-initiated amendments to the comprehensive plan map related to changing the boundaries of
the BP and BC zoning districts:
Exhibit M
Exhibit N
Exhibit 0
Exhibit P
Exhibit Q
Exhibit R
Exhibit S
Exhibit T
List of Parcel Numbers and Owners
Existing Land Use Map
Critical Areas
Tables of Land Use Assumptions
Flow Control Applications Map
Water Quality Applications Map
Drainage Basins
Transportation and Access
Proposed amendments to the text of the comprehensive plan:
Exhibit U
Exhibit V
Table of Contents
Proposed Amendments to FWCP Chapter One, "Introduction"
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 38
Exhibit W
Exhibit X
Exhibit Y
Exhibit Z
Proposed Amendments to FWCP Chapter Four, "Economic Development"
Proposed Amendments to FWCP Chapter Six, "Capital Facilities"
Proposed Amendments to FWCP Chapter Seven, "City Center"
Proposed Amendments to Chapter Maps
Citizen-initiated amendments for site-specific changes to parcels:
Exhibit AA
Exhibit AB
Exhibit AC
Exhibit AD
Exhibit AE
Exhibit AF
Exhibit AG
Exhibit AH
Exhibit AI
Exhibit AJ
Exhibit AK
Exhibit AL
Exhibit AM
Exhibit AN
Exhibit AO
Exhibit AP
Exhibit AQ
Exhibit AR
Exhibit AS
Exhibit AT
Exhibit AU
Exhibit A V
Exhibit A W
Exhibit AX
Quadrant Corporation Conceptual Subdivision Layout
Aerial Photo - Site-Specific Request #1, Quadrant
March 12,2007, E-Mail from Holly Williamson, Bonneville Power (BP)/Olympic Pipe
Line Field Project Coordinator
Approximate Location of Olympic Pipeline in Relationship to Site-Specific Request #1,
Quadrant
Aerial Photo - Site-Specific Request #2, Trimble
May 31,2006, E-Mail from Cheryl Harris
June 1, 2006, Correspondence from Roger and Carol Reaney
June 5, 2006, E-Mail from Doran and Dana Reano
February 28,2007, Correspondence from Hannah Rowe
March 8, 2007, E-Mail from Cheryl Harris
March 20, 2007, E-Mail from Cheri Eir
Aerial Photo - Site-Specific Request #3, Gramor
Conceptual Plan - Site-Specific Request #3, Gramor
May 11, 2006, Correspondence from Kurt Lauer, Principal of the Public Academy
June 5, 2006, Correspondence from Karen Hogan, Property Manager, Medical Real Estate
Services, LLC
June 6, 2006, E-Mail from Rod Leland, Facility Services Director, Federal Way Public
Schools
June 6, 2006, E-Mail from Venkata Ramayya
June 5, 2006, Correspondence from Wade Moberg, Regional Director of Facilities,
Franciscan Health System
Aerial Photo - Site-Specific Request #4, Washington Memorial Park
Aerial Photo - Site-Specific Request #5, Taylor
Aerial Photo - Site-Specific Request #6, Lifeway Church
Conceptual Plan -;- Site-Specific Request #6, Lifeway Church
Aerial Photo - Site-Specific Request #7, Waller Road IV Associates
Conceptual Plan - Site-Specific Request #7, Waller Road IV Associates
K:\Margarel\2006 Comprehensive Plan Alllendmenls\Planning Comlllission\041807 Reporllo Planning COllllllision.doc
Planning Commission Memorandum
2006 Comprehensive Plan Amendments
April 18,2007, Pubic Hearing
Page 39
Exhibit E
Composite Map
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Exhibit AC
March 12, 2007, E-Mail from
Holly Williamson, Bonneville Power (BP)/
Olympic Pipe Line.
Field Project Coordinator
Margaret Clark - 2006 Comprehensive Plan Amendments
From:
To:
Date: .
Subject:
"Williamson, Holly L" <Holly.Williamson@bp.com>
<margaret.clark@cityoffederalway.com>
3/12/2007 4:06 PM
2006 Comprehensive Plan Amendments
Hi Margaret,
Per our discussion last week could you please note that Olympic's 14" High Pressure Petroleum Pipeline is
in the vicinity of Quadrant=Site Specific Request #1. We would appreciate any notification of plans for
building or construction in that area.
Thank you,
Holly Williamson
BPjOlympic Pipe Line
Field Project Coordinator
Office 425-235-7767
Cell 206-510-5388
Fax 42$-271-5320
Holly. Williamson@bp.com
Exhibit AD
Approximate Location of Olympic
Pipeline in Relationship to
Site-Specific Request #1
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Exhibit AF
May 31, 2006, E-Mail from
Cheryl Harris
Margaret Clark - File Number 04-103994-UP
-...-
,..... -:0.
From:
To:
Date:
Subject:
"Cheryl Harris" <charris@cunninghamcylinders.com>
<margaret.clark@cityoffederalway.com>
5/31/20063:40 PM
File Number 04-103994-UP
.1
Hi Margaret,
I spoke to you a few minutes ago regarding our property at
5440 SW. 320th street Federal Way, Wa 98023.
Our property is adjacent to Terry and Patricia Trimble at
SW 316th Place, also zoned Surburban Estates.
We are NOT interested in changing the zoning in any way.
Please put a copy of this letter in your file for future references.
Thank you,
Cheryl A. Harris
Exhibit AG
June 1, 2006, Correspondence from
Roger and Carol Reaney
City of Federal Way
Federal Way City Council
City Hall
33325 glh Avenue S
PO Box 9718
Federal Way, W A 98063
cc ~Avl
- -+C/l1
-/I!~-Clo/f~~
- ~! /l1c C0~
- t&!J JJt/,J
June 1,2006
Valued City Council,
Our names are Roger & Carole Reaney and we live at 31605 54th Ave SW in Federal
Way, WA. We are writing concerning the selection process for the 2006 Comprehensive
Plan Amendments. We specifLcally want to address File number 04-103994-UP
submitted by Terry and Patricia Trimble. They are requesting the rezoning of the 3.27
acres behind their residence that they own. We understand this is their second time at
trying to get the rezoning .changed and that they would like this so they can sell the
property. Several homes are proposed to be built on it, with the only way to the property
being the right-of way on their property. We feel that the impact of the additional traffic
could not be supported by the narrow 55th Ave roadway. [t would increase traffic through
our community. We live on a comer lot and see many cars and trucks already going too
fast on 3l6th. We have talked with several other neighbors and they feel the same way as
we do about the increased traffic this could bring to our neighborhood. Please consider
our wishes when you look at their request.
Thank you for listening to us and we hope this puts this rezoning request to rest for
the last time.
Sincerely,/?
k~J\"'4A~
~~
Roger & Carole R~aneV
31605 54th Ave SW
Federal Way, W A 98023
253-661-9678
Exhibit AH
June 5, 2006, E-Mail from
Doran and Dana Reano
~~_~r ~(aE~ ~Q~f.~n .~~ttert~_srii~~==.c_~~__,~.. . ~~~~'~..._~~~~..~,~.=":.,~~~~=~=~:::,:"~ ",': '_~:: _.-. .~ ~":_~~_~'_~~- . ':'_~n =__..-.:.- ..~".'=2_a-ge. 1.1
td s1 Q<.
Doran and Dana Reano
31845 54th Ave. SW
Federal Way WA.
98023
City of Federal Way/City Council
File Number 04-103994-UP
I am writing to you in regards to the file #04-103994-UP, which involves
the request by Terry al)d Patricia Trimble to change comprehensive plan
designation, and zoning of 3.27 acres located south of SW 316th Place. I am
fervently opposed to the rezoning of this property for numerous reasons of which
I will list henceforth. All of my immediate neighbors back my unyielding
opposition to this request. In making the decision to purchase my home five
years ago, I researched the zoning currently in place and based my purchase
upon it. In my opinion, any change to the zoning would be detrimental to the
value of my home and the homes around it, and I believe it would lower the
quality of existence through out the neighborhood.
The State Park campground lies directly on the other side of this property.
While having the park next door brings many advantages, it also brings
strangers. During camping season, this land serves as not only a sound barrier
but also a buffer zone for our homes. However, even with this buffer we are still
able to hear the campers throughout the season and would have low tolerance
for less of a sound barrier. Not to mention the fact that as the campers are trying
:.M:?r~i~~ICI~~E~J2-~r~.Q ieit~r.. !2_C.~t-~~c-=~~:~.:'~:::~'~-=~=:-~:'~-~~>=~ -'-~.:.~::=--"C'=:~=.~,~~:,~.'"'~.~'~' ':=::'~=".'~ _-- _. ...-.--
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to escape society, I am sure they would not take pleasure in having the backs of
our homes as their view. I enjoy the quiet private location of my home and will do
everything in my power to keep it that way. Furthermore, this land is home to an
immense wild life population, which would be destroyed if the area were cleared.
I strenuously object to the rezoning of this property and would appreciate the city
of Federal Way's full support.
Sincerely,
Doran Reano
Exhibit AI
February 28, 2007, Correspondence from
Hannah Rowe
RECEIVED BY
COMMUNITY DEVELOPMENT DEPARTMENT
MAR 0 6 2007
Hella M. Lunnen
32729 51 st PI. SW
Federal Way, Washington 98023
February 28, 2007
Kathy McClung, Director
Community Development Services
Federal Way City Hall
33530 1st Way South, PO Box 9718
Federal Way, WA 98063-9718
Dear Ms McClung:
I am writing in behalf of Hannah Rowe, who is the owner of the property at 5415 SW
316th PI., Parcel Number 1021039028. Mrs Rowe recently received a letter from the City
of Federal Way regarding the City of Federal Way 2006 Comprehensive Plan
Amendments with specific reference to the Trimble request to change from Single-
Family Low-Density and Suburban Estates (Single Family, one unit per five acres) to
Single-Family Medium-Density and RS 35.0 (Single-Family one unit per 35,000 square
feet.) After discussing this matter with Mrs. Rowe, she indicated that she is opposed to
making this change. My role in this matter is as a holder of durable power of attorney
for Mrs. Rowe.
Mrs. Rowe favors leaving the zoning as is.
Thank you for your consideration.
Sincerely,
Jldt~ JtJ. t~
() la ~
Hannah Rowe
Exhibit AJ
March 8, 2007, E-Mail from
Cheryl Harris
Margaret Clark - Fw: File Number 04-103994-UP
From:
To:
Date:
Subject:
"CHERYL HARRIS" <charris@cunninghamcylinders.com>
<margaret.c1ark@cityoffederalway.com>
3/8/2007 2:06 PM
Fw: File Number 04-103994-UP
----- Original Message -----
From: CHERYL HARRIS
To: margaretclark@cityof federalway.com
Sent: Thursday, March 08, 200712:22 PM
Subject: File Number 04-103994-UP
Dear Margaret,
I am the owner of the property at 5440 SW 320th Street,
Parcel Number 1021039049. I am writing this letter regarding the
City of Federal Way 2006 Comprehensive Plan
Amendments with specific reference to the Trimble request
to change the Zoning.
We are AGAINST this change and would like for the zoning
to stay as it is.
When I spoke to you earlier you ask me why we were
against this change. There are several reasons:
(1.) We bought our place because of the zoning and the
privacy that we have. We looked for a some time before
we found this place. If the zoning changes we could
possibly have 4 to 5 homes boarder our property, where
now there is only a natural setting.
(2.) We are also very concerned about the amount of traffic
that this could bring into the neighborhood and it would
open up 320th, which is now a dead end, in front of our
property.
(3.) We are also concerned about Property Taxes going
up. We are on a fixed income and any unnecessary property .
taxes would not be in our best interest.
Just as we knew of the zoning, when we purchased our
property, so did the Trimble's. Now that they have decided
that they would like it different seems unfair to those of
us who prefer it stay as is.
Thank you for your consideration.
Cheryl Harris & Charles Nurse
Exhibit AK
March 20, 2007, E-Mail from
Cheri Eir
: Margaret Clark - Appeal of Proposed DNS for C'omprehensivePlan Amendments
Page 1 ,
From: "cheri eir" <kalanamama@msn.com>
To: <margaret.c1ark@cityoffederalway.com>, <gtaI461@ecywa.gov>,
<jane461 @ecy.wa.gov>
Date: 3/20/2007 9:41:41 AM
Subject: Appeal of Proposed DNS for Comprehensive Plan Amendments
As we discussed over the phone, I am appealing the Plan Amendments related
to File NO.04-1 03994-UP.
As per our phone conversation, the Environmental Checklist referred to in
the notice was to be emailed to me for my review and was not.
Developing this property immediately adjacent to the State's Dash Point
State Park will have negative Environmental Impacts, whether or not these
are sufficiently mitigated is the question.
As you and I also discussed, City Planners issued the DNS without the
assistance of adequately trained Environmental Professionals. When asked
who your contact at DOE is for example, you'stated that you don't have one,
you just send a copy of your proposal "general delivery". This is not a
review of potential environmental consequences for the development of this
sensitive property, and appears to be an attempt to harm the environment and
encourage development regardless of consequence, in violation of
RCW43.21 C.030(2)(c).
As the property in question is NOT POSTED, and I did not become aware of the
proposed DNS until yesterday, and, as your deadline for appeals is tomorrow,
I appreciate your timely attention to these matters. Hopefully, the City
will work with the State and the Community to prevent the inherent harm in
an uncoordinated and piecemeal development of the above referenced property.
Sincerely,
Cheri Eir, MPH, REHS, BS, HHP
31623 54th AVE SW
Federal Way WA 98023
f~~
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Exercise your brain! Try Flexicon.
http://games . msn .com/en/flexicon/default.htm?icid=f1exicon _ hmemailtaglinemarch07
cc:
<michael. park@cityoffederalway.com>, <patrick. briggs@cityoffederalway.com>
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Exhibit AL
Aerial Photo
Site-Specific Request #3
Gramor
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Exhibit AN
May 11, 2006, Correspondence from
Kurt Lauer
Principal of the Public Academy
MAY-Z3-Z006 14:23
FROM-The Andover Company
+208-246-9229
T -114 P. 002/00Z F-884
Pecfera(Way Pu6Cic/lcacfemy
Pr;nclpq{
Kurt Lauer
Michac:1 Buck
Dime HolD:
Diane Usch
2rendll Pauerson
Chri$ 1'.lrlin~
Ocrelc Van DyU
Andrew Young
T~h=
Curtis Gcpzlingtl'
Mane lOumpenhowcr
flmTyUnn
R.:nom SemIna
Michael Tarlins
IC.1lhy Whisenhunt
..J462Q - .9.1~_Av~nRe South.J"e@.r.atw~y, W~hi!lmOR98QO}_
, 253-945-3270t FAX 253-945-3399
www.fwps.orglpa
.... -- ~.~.-._-- -. "-.. .
..
May II, 2006
Dear Brian Bruininks,
As the principal of Federal Way Public AcademYt I would not be opposed to the
development of the Federal Way Medical Center, which would be located at 344th and 9th
Avenue. As a neighbor directly south of this project, I would bave concerns with certain
uses for this property. Certain business and industrial use may not be compatible with a
school, as increased truck traffic could pose certain risks to the school community. A
project afthe type proposed by Venturecorp would be more compatible with a school.
Therefore, we would not be opposed to a rezoning of the property and tbe placement of a
;~;:~ . -- -- ---.-- -
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Exhibit AO
June 5, 2006, Correspondence from
Karen Hogan, Property Manager
Medical Real Estate Services, LLC
Margc~E~f~I,<;!'~~ :~r~D2o~2ev. rez~e' ">.. '~.-:'-"~:_.~~'-"~" ~ . '
....... . .._.~.....~.~.~~.=~.., --~....,'.. .,
""'_' .___,_ __........ ._~a.g,~,,1 .'
Medical Real Estate Services, LLC
105 Central Way, Suite 203
Kirkland, WA 98033
5 June 2006
Margaret Clark
Senior Planner
City of Federal Way
Re: Rezone-File Number 06-100593
Dear Margaret:
I am writing on behalf of Medical Real Estate Services, LLC. Weare the property owner
of the Medical Pavilion located at 34503 9th Avenue S. in Federal Way.
Having received notice of the request for a rezone of the property located at 344th and 9th
Avenue S., file number 06-100593, I would like to share a couple of concerns.
First of all, the switch from BP to OP allows the property owner to build more office
space on the site. As I understand it, the proposed nature of the office space would be
medical. Currently, Federal Way zoning for OP requires 1 parking space for every three
hundred square feet of office space. The reality is that medical office space will use 5
parking spaces for every 1000 square feet of space. Given that this proposed
development is right across the street from our property, we have concerns that this could
negatively impact our property in a very substantial way with the possibility of parking
encroachment and the potential necessity for financially prohibitive parking enforcement
to insure parking for our tenants and their patients and guests.
Secondly, there is currently a substantial amount of traffic traveling on 9th Avenue S., and
we are concerned that this street and the surrounding streets were not planned with this
level of traffic in mind. We have concerns about the patients and the employees of our
medical practices being able to travel in a safe and timely manner to and from our
building in the likely event that the street should become overused.
i
Thank you for taking the time to speak with Wade Moberg and myself today, and for the
:_~~~g.~E~I~l~ri{:~~FaiTI<i 'D~v.~: ~~~~~==~~_,~__~:=:=~~
. .. ,_~"'c_..'-:~:,~_=~:",~,"",_~:',. :"'~~~~::=_~,,,_:=~,~~~ ~~:.:~ ?~g,~"?j
opportunity to submit this letter voicing our concerns. Please don't hesitate to contact me
at any time should you have questions.
Sincerely,
MEDICAL REAL ESTATE SERVICES, LLC
Karen Hogan
Property Manager
206.910.8218
Exhibit AP
June 6, 2006, E-Mail from
Rod Leland, Facility Services Director
Federal Way Public Schools
~aEQ~^efcla:fk~.f~~~ ~,.=_.=~~~ "-~_-- '~_'=~~~:~".=' :,~:=:,..:,,~~ ~:~'~',,:',> ....~:.". .__~:'.:=='~,~~'-::~~_= _~::~=:::===.~.~=~: ~.--::_.~.:~::.-.f~~~~ LI
From:
To:
Date:
Subject:
Kathy McClung
Margaret Clark
6/6/20062:16.:29 PM
Fwd:
Does this incorporate their site?
>>> "Rod-Leland _MAl" <rleland@fwps.org> 6/6/2006 2:12 PM >>>
>Kathy McClung, Community Development Director
>
>Federal Way Public School District will not protest the Zoning change,
>from BP to OP, request from Gramor Development for the 4.4 acres of land
>on 9th Avenue south of South 344th Street.
>
>Rod Leland
>Facility Services Director
>Federal Way Public Schools
>253 945-5934
>rleland@fwsd.wednt.edu
Rod Leland
Facility Services Director
Federal Way Public Schools
253 945-5934
rleland@fwsd.wednt.edu
Exhibit AQ
June 6, 2006, E-Mail from
Venkata Ramayya
;~i~i~~~C~1~r.k:_- '~'~.iJJQ1-~'- ~.~'. :, ~:'~.:~~:_'-:~..:~~~>"
.....".. _.... .~......,._._"., -~->- ~..",..~~.""~_._~,_..~--''"'"'-.-.__.-...........
- ...~...._,.- _,'::'.=:__"::o:__~':::.>:_::.'__' -.. - .'- pag~
{,,1~1\1<D
Dear Ms. Clark,
Thanks for taking time to talk to me about the Public Hearing on
Amendments to 2006 Comprehensive Plan. I have a few reservations and
comments on Requests 3, 4, 9, 10 and 12, since all of the areas
referenced in these items are in the catchment area of the Hylebos
Wetlands in Federal Way. .
I am resident and owner of the property at 35905, 3rd Avenue SW, one
of the properties adjacent to that mentioned in Request 10 for the
past nearly 26 years, and have seen the gradual degradation of the
Wetlands due to the increase development density. All the developments
that have taken place West of 1st Ave S between 356th and 348th and
North of 348th and South of 356th have essentially contributed to
large oily runoffs from the parking lots into the Wetlands. In some
instances it has resulted in the flooding and closing of 1 st Ave S
between 348th and 356th, and also of 356th between 1st Ave S and the
Highway 99.
Recently, I saw signs of new developments and constructions to the
West of Highway 99 between 348th and 356th. With these developments
and increase in densities proposed in Requests 3,4, 9,10 and 12 will
only add to the rate of deterioration of the Hylebos Wetlands and
their ultimate destruction. Also, the existing green spaces for
resident and migratory wild-life that make Federal Way the last
sanctuary for wild-life in the King County-Pierce County area will
become a high-density human-occupied wasteland.
To provide a sanctuary for wild-life we acquired land adjacent to and
to the West of our property, and left half of original acreage and the
acquired piece of land undisturbed.
f hope the City of Federal Way will also take into account the
long-term value of the increasingly scarce low-density residential
areas, and not put too much weight on the short-term tax gain provided
by increasing the residential density. These increases most certainly
will cause long-term irreversible damage to the Quality of Life in
Federal Way.
The following link takes you to one of the many System Dynamics
Modeling Methodology Websites: <<http://www.albany.edu/cpr/sds/>. The
City of Federal Way may want to look at this and other sites that have
applications of the methodology to reat-life issues and consider using
the methodology routinely to determine long-term effects of policies
and decisions. I am also providing a link to Prof. Jay Forrester's
W ebsite < <http://sysdyn.c1exchange.org/people/jay-forrester.html> ,
where one can access some of his papers. Not only has Prof. Jay
Forrester invented the concept of applying engineering principles to
social, economic and other complex systems nearly 50 years ago, he
currently focuses on teaching the concepts of System Dynamics in K-12
L~!].F.6~T~I~~~:~.p'~rtOO 1
'- - """,--,~-,~"""','''''''-'-''.'''--'' .'-.'"""". -..;.- .' ;"'" -.--,,~ ,",'"
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Page 21
'., ....~.-_.""..,..--~...........,,.,,-.......~~...~.. -.-.,' _.. ~"-'
I
Schools. Also, MIT Sloan School has a 2 or 3 week summer course that
introduces executives to System Dynamics with hands on class work. The
other website that might be of interest, where one can get access to
more papers on application of System Dynamics is
<<http://web.mit.edu/sdglwww/> at MIT.
If the City of Federal Way is interested, I can volunteer my Systems
Engineering Skills and Knowledge to review any Comprehensive
Development Plans that the City may develop in the future and provide
references to help the City retain its Quality of Life.
I am sending a copy of this letter to
the<color><param>OOOO,OOOO,DDDD</param>
</color><color><param>OOOO ,0000 ,OOOO</param > "F riends
. of the Hylebos Wetlands" for their reference. </color>
Sincerely,
Venkata Ramayya
35905, 3rd Avenue SW
Federal Way, WA 98023
(206) 599-9571
Exhibit AR
June 5,. 2006, Correspondence from
Wade Moberg, Regional Director of Facilities
Franciscan Health System
t CATHOLIC HEALTH
INITIATIVES
Franciscan
Health System
June 6, -2006
Ms. Margaret Clark
Senior Planner - City of Federal Way
33325 8th Avenue South
Federal Way, W A 98003
Dear Margaret,
St. Francis Hospital and St. Francis Medical Center Associates are in receipt of your Public Hearing
Notice for the 2006 Comprehensive Plan Amendment. We are opposed to the 4th item, file # 06-
100593-UP, listed in the City Council Notice and request that you submit this letter to the City Council
for consideration.
Our opposition to amendin~ the comprehensive ~lan designation and zoning for approximately 4.4 acres
located south of South 344t Street and east of 9t A venue South from Business Park (BP) to Office Park
(OP) is threefold; we are concerned with potential parking problems, traffic volumes on 9th Avenue and
maintaining a reasonable amount of warehouse zoning.
As we have learned from leasing signs posted on this property, Gramor Development is planning on
developing medical/dental office buildings on this site. We are very concerned with the minimum
parking requirements of 1 stall per every 300 sq. ft. under OP. MedicallDental development usually
requires at a minimum 1 stall per every 200 sq. ft. If the developer does plan for the minimum parking
ratio allowed under code, they will experience parking storage that may spill onto our hospital campus.
We would be very concerned for any patients attempting to cross 9th Avenue and the obvious parking
issues we would experience on our campus.
It is our experience that OP developments can and will generate more vehicular trips than a BP
development. 9th Avenue is already very congested and changing the zoning from BP to OP will only
exacerbate the problem.
Finally, BP zoning plays an important role in any city development. The hospital is concerned with the
recent trend of changing BP zoning to OP throughout the city. The fact that St. Francis Hospital is
adjacent to a BP zone is and can be advantageous for medical warehousing or other medical related light
industrial opportunities.
A missi01l to hea~ a promise to care.
1 Z 17 South I Street P.O. Box 2197 Tacoma. WA 98401-2197
Phone 253.627.4101 www.fhshealth.org
ST. CLARE HOSPITAL . ST. FRANCIS HOSPITAL . ST. JOSEPH MEDICAL CENTER . FRANCISCAN FOUNDATION
FRANCISCAN MEDICAL GROUp. PHYSICIAN/HEALTH SYSTEM NETWORK . FRANCISCAN CARE CENTER AT TACOMA
It is our understanding that under the current BP zoning designation, 50% of the development on this
property could be dedicated to MedicaVDental office. Given this information, our concerns mentioned
above and the fact that the Land Use Committee will be addressing revising the BP zoning, we request
that at this time the City Council not approve this change.
I am available to further discuss the p Ian amendment and can be reached at (253) 552-4124.
Cc: Mike Fitzgerald, CFO
Laure Nichols, Senior VP
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Site-Specific Request #4
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JOBtt.04-118
DESIGNED BY:GB Hulsmsnn
DEVaOPMENT REVIEW: OJ HutImmn
APPROVED BY:GD Hulsm8nn
DRAFTED BY: Pete Swan
AbbeyRoad
Abbey Road Group LLC
Land Development Company
923 SHAW ROAD, SUITE A
P WA 98372
PUYALLU , WA98371
P. O. Box 207, Puyallup, 44&3159
(253) 43Sm3699, Fax (253)
DATE:04 Oct 2006
SHEET: 2
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F-..l Way, WA 98023
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