Planning Comm MINS 04-07-2004K:\Planning Commission\2004\Meeting Summary 04-07-04.doc
City of Federal Way
PLANNING COMMISSION
Regular Meeting
April 7, 2004 City Hall
7:00 p.m. Council Chambers
MEETING MINUTES
Commissioners present: John Caulfield, Hope Elder, Dave Osaki, Dini Duclos, and Grant Newport.
Commissioners absent: Marta Justus Foldi and Bill Drake (excused). Alternate Commissioners present:
Christine Nelson Lawson Bronson, Tony Moore, and Merle Pfeifer. Alternate Commissioners absent:
None. City Council present: Council Members Eric Faison and Jeanne Burbidge. Staff present:
Community Development Services Director Kathy McClung, Community Development Services Deputy
Director Greg Fewins, Associate Planner Isaac Conlen, Assistant City Attorney Karen Jorgensen,
Management Services Director Iwen Wang, Traffic Engineer Rick Perez, Contract Planner Janet Shull,
Jones & Stokes Gregg Dohrn, Jones & Stokes Lisa Grueter, and Administrative Assistant E. Tina Piety.
Chair Caulfield called the meeting to order at 7:05 p.m.
APPROVAL OF MINUTES
It was m/s/c to adopt the March 17, 2004, minutes as presented.
AUDIENCE COMMENT
None.
ADMINISTRATIVE REPORT
Ms. Wang delivered a presentation on the City of Federal Way 2005 – 2006 Biennial Budget. She noted
that while the City’s tax burden is $63 higher than King County’s, the City provides more services, and a
tax break for low-income senior citizens is available.
COMMISSION BUSINESS
PUBLIC HEARING – Potential Annexation Area (PAA) Subarea Plan
Mr. Conlen went over the staff’s responses to the Commission’s and public’s questions from the last
meeting. The Commission questioned where access would be for the Jackson request. Mr. Perez responded
that the primary access would probably be from 32nd Avenue South. The Washington Department of
Transportation would have to approve any access to/from 320th Street and if they allowed any access, it
most likely would be right-in/right-out only.
Mr. Dohrn addressed the King County policies question raised at the last meeting. He stated that the staff
had spoken to King County about providing a representative for this meeting, but negotiations fell through.
One concern King County has about providing a representative is that they are working with the City
Manager’s office on this issue and want to be sure no miscommunication occurs. King County will not
adopt the City’s PAA Subarea Plan, but would view it, and the policies contained therein, as advisory. If
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the City feels strongly about any of the policies, they can enter into negotiations with King County to
encourage King County to adopt said policies.
PUBLIC HEARING – New Freeway Commercial Zoning Classification
Ms. Shull went over the staff’s responses to the Commission’s questions and comments from the last
meeting. The staff had removed SR 18 from the recommendation and the Commission asked if staff had
considered including SR 18 east of I-5.
Michael Tischler – He showed a PowerPoint presentation of the area with aerial and ground
photos of the single-family homes on 32nd and 316th. He commented that the last report said one
of the goals of the change is to make adjacent parcels more alike. He feels his presentation
shows the change will actually make adjacent parcels more different.
Del Carlino – He lives on Lake Doloff and asked if the City was planning to annex the area.
The Commission explained that this process only adopts future comprehensive plan zoning designations
for the area that would take effect only if citizens in the area request that they be annexed to the City.
Roy Ruffino – He spoke on the Jackson request. He stated it seems to be an adversarial issue and
most neighbors are against it. He commented that off-site mitigation would not do any good in
this area. He requested the City consider future relations with neighbors in the area when making
their decision.
Karen Bush – She stated her opposition to the Jackson request.
James Awarado – He stated his opposition to the Jackson request. He commented it would
decrease the quality of life in the area. There would be more traffic and more lights at night.
Steve McNey – He is with All American Homes and represents the Jackson request. He
commented that the Freeway Commercial zone is a compromise for them. They did not request
this zoning from the City; rather they want Community Business (BC) so they can build a
grocery store. A grocery store would decrease the traffic traveling west on 320th. A grocery store
in this area would also capture traffic going to Auburn. They want to do a development that
would be good for the neighborhood and the City. He stated they have been negotiating with
King County and the County supports the BC zoning. He stated they have spoken with car
dealerships and the dealerships say the sign code would be a deterrent. They have heard from
grocery chains wanting to locate in the area. He commented that this side of 32nd would not
make good residential property. One reason is because of the freeway noise.
Gary Anderson – He stated his opposition to the Jackson request. He said that due to Mr.
McNey’s comments, most of what he had to say has gone out the window. He commented that
he wants to keep auto dealerships out of the area. He lives only 60 feet away from the Jackson
property. Planning philosophy denotes a gradual change from one use to another. This would be
a sharp change. It would reduce the value of the homes in the area. He gave the Commission a
petition signed by 52 people opposed to the zoning change. It would impact more than just his
neighborhood. It would make traffic on 320th much worse. He feels it is not right that
representatives that people in the neighborhood cannot vote for are making this decision.
Louise Davis – She is the applicant for the Davis request. She asked if there are any other
properties comparable to hers (staff replied the Sutherland Grocery and Gas property is similar,
but it is abandoned). She challenged the Commission to consider that property; it hasn’t operated
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in years while hers is a thriving business. She spent a lot of money to re-establish her property as
commercial with King County and does not want to do again for the City. It would not be
possible for this to be a residential lot.
Bryan Cope – He spoke on the Jackson request. He lives nearby. The City should keep
businesses together and not place them out here. An auto mall should go along Pacific Highway
near the other auto dealerships. There is no visibility of the property from I-5 from the south and
it would be a distraction from the north. Freeway Commercial zoning would change the City’s
“curb appeal.” The City should work with SeaTac Mall to get more businesses to locate at the
mall. Because of the wetlands, developing the Jackson property would be more trouble than it is
worth. There is already a lot of noise in the neighborhood due to I-5 and this would increase the
noise.
Lois Kutscha – She spoke in favor of the Northlake request. She wants to see the zoning
changed from six to four houses per acre.
Carla Laslella – She spoke on the Jackson request. She had figured it would be office park, like
other properties in the area. She is concerned for the children in the area who ride their bikes
along 32nd and 316th. She is concerned auto dealerships would bring in transients who have no
feeling for the community. She feels access to the site would make more sense if it were from
the freeway as opposed to 32nd.
Steve Charles – He spoke on the Davis request. As a small business owner, he knows the
Davis’s look upon this business as their retirement and it would be very detrimental to them to
lose it. He commented that the building would not work as a home. Because 308th Place is in the
wrong place, according to the title insurance, the property is in the road. Because of this when
they remolded, they had to change the setback on the second floor. There is only one bathroom
and no place to put a second. There is no place a garage could go. The current building would
have to be demolished in order to have a residential use on the property.
Pam Ditzhazy – She spoke in opposition to the Jackson request. She lives on the corner of 32nd
and 316th. She is concerned about the noise and light auto dealerships would bring. She is also
concerned about the safety of the children and the increased traffic.
Lawson Bronson, Alternate Planning Commissioner – If the Jackson applicant does not want
Freeway Commercial, what other uses would be good for this area? Since they don’t want it,
why pursue the Freeway Commercial zoning? The City needs to communicate more clearly
about the PAA issue because miscommunication has caused unneeded stress.
The Commissioners commented that the PAA Subarea Plan has been in the works for 1½ to 2 years.
Numerous public meetings have been held that have been mailed to various citizens and agencies within
the PAA, and advertised in the paper and on the City’s TV Channel.
Doug Parter – He spoke on the Davis request. He commented that community members do not
have the ability to fight policy and that is what this is about.
Val Caulder – He spoke in opposition of the Jackson request. A through street to 320th would
increase traffic on 316th because people would use it to avoid the intersection of 320th and
Military. It would be a faster way to I-5. Currently they ride horses on 316th and would no longer
be able to do that.
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Lisa Fritz – She spoke in opposition of the Jackson request. The streets in this neighborhood are
currently wonderful to walk along, but this would increase the traffic and they would no longer
be safe.
The Commission discussed the site-specific requests. The Commission would like to know King County’s
plans for zoning on the Jackson property and clarity on the access for the Jackson property. They would
like to know the uses allowed by the concomitant agreement for property to the east of the Jackson request.
They would like to know what properties could be zoned Freeway Commercial. The Commission would
like to know why the Sutherland Grocery and Gas property is identified as a cultural resource. It was m/s/c
to continue the Public Hearings to Wednesday, April 21, 2004, in the City Council Chambers at 7:00 p.m.
ADDITIONAL BUSINESS
None.
AUDIENCE COMMENT
None.
ADJOURN
The meeting was adjourned at 9:30 p.m.