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Planning Comm MINS 05-21-2003K:\Planning Commission\2003\Meeting Summary 05-21-03.doc City of Federal Way PLANNING COMMISSION Regular Meeting May 21, 2003 City Hall 7:00 p.m. Council Chambers MEETING SUMMARY Commissioners present: John Caulfield, Hope Elder, Dave Osaki, Grant Newport, and Dini Duclos. Commissioners absent (excused): Marta Justus Foldi and Bill Drake. Alternate Commissioners present: Merle Pfeifer and Lawson Bronson. Alternate Commissioners absent (excused): Tony Moore and Christine Nelson. Staff present: Community Development Services Director Kathy McClung, Senior Planner Margaret Clark, Consultant Janet Shull, Deputy City Attorney Karen Kirkpatrick, Assistant City Attorney Karen Jorgensen, and Administrative Assistant E. Tina Piety. Chair Caulfield called the meeting to order at 7:00 p.m. APPROVAL OF SUMMARY A question arose regarding a statement in the meeting summary and the Clerk of the Commission was asked to review the tape and correct the statement if it is incorrect. AUDIENCE COMMENT None. ADMINISTRATIVE REPORT Moved to the end of the meeting. COMMISSION BUSINESS PUBLIC HEARING – Changes to Business Park Use Zone Charts Code Amendments It was m/s/c to open the Public Hearing at 7:05 p.m. Ms. Clark introduced Janet Shull of Janet Shull Designs who gave the staff presentation. The City received two requests from citizens to amend the Business Park zone to: 1. Allow more office space per tenant. 2. Allow existing nonconforming single tenant office buildings to be permitted outright. The requests went before the City Council and were deemed to have merit. Ms. Shull presented three options for each request, which are outlined in the staff report. In order to eliminate confusion, staff developed a new use zone chart for office in Business Park (BP) (Exhibit A in the staff report). Therefore, Planning Commission Summary Page 2 May 21, 2003 K:\Planning Commission\2003\Meeting Summary 05-21-03.doc/Last printed 1/10/2005 2:51 PM the notes pertaining to office use are to be removed from the other BP use zone charts (Exhibit B in the staff report). Staff developed three options in response to each request (see the Staff Report). In response to request #1, the staff recommendation is Option B: Allow office use to utilize up to 50 percent of the total gross area of one or more buildings located on the same parcel in the BP zone. This is a change from emphasis on the tenant to the building/parcel. Meaning that a building/parcel could have one or more tenants that are solely office, and others that are light industrial, so long as the office tenant(s) occupy no more than 50 percent of the building/parcel. In response to request #2, the staff recommendation is Option C: Allow office use as a stand-alone use only on parcels in the BP zone that are less than 1.5 acres in size, were platted prior to incorporation, and are not under common ownership. In their research, staff discovered that many parcels in the BP zone are less than 1.5 acres in size and many of those are stand alone office use. They are currently legally nonconforming and this amendment would make them conforming. Staff feels it is important to have some land in the City dedicated to light industrial use, which is why they applied this amendment to parcels less than 1.5 acres in size. The Commission asked how many parcels exist outside the BP zone for office and what input could this have on them? Staff replied that they do not have this information, but they know that there is vacant office space. If BP were to be fully opened up to office, this could have an impact on other office zones. The Commission opened the hearing to Public Testimony. Bob Hart, Fedway Associates II LP – He stated there would be design issues when converting a building designed for industrial use to one for office use. The parking is less for industrial, there are loading docks, and the buildings tend to be longer with fewer windows. He said the staff/Commission should not designate a percentage for office use. The amount of office needed is different for different buildings. Some may only need about 10 percent of their building for office; others may need 70 percent for office. Lawson Bronson, Alternate Planning Commissioner – He commented that all uses in place before the City incorporated should be grandfathered. They should be considered conforming and allowed to make any improvements they want and/or need. If the type of business changes, then they should be required to conform to the current zoning code. The Commission expressed concern that under the staff recommendation, there would still be nonconforming office use in the BP zone. Staff responded that to their knowledge, there is only one parcel that would remain nonconforming under this code amendment. Commissioner Elder commented that office is our strength in this City. We should allow the market to dictate and therefore allow office without restrictions in the BP zone and thereby, build upon our strength. It was m/s/c (four yes, one no) to adopt the staff recommendation (Request #1, Option B), to allow office use to utilize up to 50 percent of the total gross area of one or more buildings located on the same parcel in the BP zone. It was m/s/c (four yes, one no) to adopt the staff recommendation (Request #2, Option C), to allow office use as a stand-alone use only on parcels in the BP zone that are less than 1.5 acres in size, were platted prior to incorporation, and are not under common ownership. Planning Commission Summary Page 3 May 21, 2003 K:\Planning Commission\2003\Meeting Summary 05-21-03.doc/Last printed 1/10/2005 2:51 PM The Public Hearing was closed at 8:12 p.m. The Commission asked if there was intent to review the BP zone? Staff replied that the City Council has approved a review of the BP zone that will look at such items as the mix of uses, traffic concerns/impacts, economic development, and more. The Commission feels strongly that the BP zone needs to be reviewed for intent, uses, and best interest for the City. They also feel the trigger for nonconforming needs to be reviewed. Many of the issues they see deal with nonconforming and how the changes/improvements owners want to make exceed the trigger. It may be that the trigger should be changed. ADMINISTRATIVE REPORT Ms. McClung introduced Karen Jorgensen, the City’s new Assistant City Attorney. Ms. Jorgensen will be working with Community Development. Ms. McClung commented that the staff is in full agreement with the Commission on reviewing the BP zone. The next Planning Commission meeting will be June 18 and the topics will be oversized vehicles and a presentation on Robert’s Rules of Order. We will also meet July 2, unless there will not be a quorum. She asked Commissioners to let her know whether they will be in attendance or not. We have completed the 2002 Comprehensive Plan updates and will be starting the 2003 very soon. At this point, the staff only has specific parcel requests to review, no changes to chapters. Different City departments are working on aspects that if they are completed, we may have chapter updates for the comprehensive plan. The PAA study continues and we hope to be done by the end of the year. We have selected a consultant for the Downtown Planned Action SEPA. Improvements have been made to the City’s Geographic Information System. We will let you know when a presentation on the improvements will be given to the LUTC so you may come to the meeting, or watch it on TV. Kitt’s Corner is slowly making process. Ms. McClung met with them last week. The City will begin to accept application for Passports in June. The Volunteer Banquet is Friday, May 30. ADDITIONAL BUSINESS None. AUDIENCE COMMENT None. ADJOURN The meeting was adjourned at 8:25 p.m.