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Planning Comm MINS 05-18-2005K:\Planning Commission\2005\Meeting Summary 05-18-05.doc CITY OF FEDERAL WAY PLANNING COMMISSION May 18, 2005 City Hall 7:00 p.m. Council Chambers MEETING MINUTES Commissioners present: John Caulfield, Hope Elder, Dave Osaki, Dini Duclos, Bill Drake, Merle Pfeifer, and Lawson Bronson. Commissioners absent: none. Alternate Commissioners present: Tony Moore. Alternate Commissioners absent: Christine Nelson (unexcused) and Pam Duncan-Pierce (excused). Staff present: Senior Planner Margaret Clark, Assistant City Attorney Amy Jo Pearsall, Consultant Janet Shull, and Administrative Assistant E. Tina Piety. Chair Caulfield called the meeting to order at 7:00 p.m. APPROVAL OF MINUTES It was m/s/c to adopt the April 20, 2005, minutes as presented. AUDIENCE COMMENT None ADMINISTRATIVE REPORT Ms. Clark informed the Commission that staff continues to follow-up on issues raised at the April 20, 2005, public hearing. A letter (a copy was handed out to Commissioners) has been sent to property and business owners informing them of the proposed changes and inviting them to a meeting with staff on June 1, 2005. Because the meeting with property and business owners has been scheduled on June 1st, the public hearing will be continued to June 15, 2005, and the Commission will not meet June 1st. COMMISSION BUSINESS WORKSHOP – Neighborhood Business (BN) Zone Code Amendments Ms. Shull delivered the staff report. The Commission decided to open the meeting to public testimony. Brian Lawler – He is the lawyer for the Irmas Charitable Foundation, which has property throughout the West. They have property on 21st Avenue SW near SW 356th Street and have been attempting for years to sell or lease the property. The only interest they have had is from a self-storage firm. Mr. Lawler provided the Commission with a picture of the site and pictures of “attractive” mini-storage sites. He feels the pictures show that self-storage can fit nicely into a neighborhood setting. Such a storage site can serve a local area; otherwise people must go to Pacific Highway South. He would like the Commission to add self service storage facilities to the BN zone uses. Bob Anderson – He is with the Bonney-Watson Funeral Home. Recently, more and more people are choosing cremation. Many times the ashes are scattered. Because of this, the family and friends have no gravesite to visit. It is for this reason Bonney-Watson wants to create a memorial garden. He gave Planning Commission Minutes Page 2 May 18, 2005 K:\Planning Commission\2005\Meeting Summary 05-18-05.doc Commissioners artist’s renderings of their idea. This would be a park-like setting that will provide mourners a quiet oasis. He would like the Commission to add funeral homes to the BN zone uses. Linda Peterson – Owner of Pat’s Plumbing. She runs a dispatch office where the trucks are out in the field all day. She feels it is congenial with the neighborhood. She would like the Commission to add dispatch offices to the BN zone uses. Self Service Storage Facility The Commission feels it is acceptable to add self service storage facilities to the uses in the BN zone, as long as they meet a condition that the facility is neighborhood friendly. They are concerned with the staff’s proposed size of 40,000 square feet and 500 square feet per storage unit. This would give the facility about 80 units and the Commission requested staff to research whether this is economically feasible or not. They agree with allowing a resident manager, but feel this should not be a requirement. The Commission discussed fencing and that barbed wire is not allowed unless a fence is over six feet and then only if a variance is given. Staff was asked to research and provide additional information about design guidelines for fences. The Commission discussed the staff’s options: 1) that self service storage facilities should be part of a mixed use development; or 2) that self service storage facilities should be designed to not look like a self service storage facility. The Commission felt that self service storage facilities should not be required to be part of a mixed use development, but this option should be allowed. Discussion was held on holding “garage sales” at the self service storage facility. The staff’s proposal is the garage sales would not be allowed. The Commission feels it should be up to the self service storage facility management. Staff will research how this issue is handled elsewhere. The Commission agrees with the other staff proposed regulations that no storage unit is to front on adjacent streets and no door openings are to face residential zoned property. It was suggested that a minimum acreage size be included so that smaller BN areas are not completely taken over by a self service storage facility. The Commission held a discussion regarding Neighborhood Business (BN) and Community Business (BC) zones. It seems to them that some areas that are zoned BN are really just servicing the neighborhood, but than, they are truly servicing the whole community either. It was suggested that another zone is needed that would fit between the BN and BC zones. There was also discussion about the size of grocery stores and how they are getting bigger. Ms. Clark commented that these are issues the Commission may want to add to next year’s work program. Funeral Homes The Commission agreed that it makes sense to add funeral homes to the allowed uses in the BN zone. Residential on the Ground Floor of Mixed-Use Development The Commission agreed that it makes sense to increase flexibility by allowing residential on the ground floor of mixed-use development. There was concern that a development could start with residential and have just a vague idea of the commercial uses. The Commission feels the developer should have viable commercial uses in mind and agrees with the staff’s proposal to state in the requirements that the commercial uses are to be from the retail/office use zone chart or the entertainment use zone chart. The Commission feels that staff should consider allowing live/work units. Retail Uses Selling Signs with Accessory Manufacturing of Signs On-Site The Commission agreed that it makes sense to add retail uses selling signs with accessory manufacturing of signs on-site to the allowed uses in the BN zone. Dispatch Offices The Commission agreed that due to nature of the business, it does not make sense to add dispatch offices to the allowed uses in the BN zone. This request had come from Pat’s Plumbing, which is currently nonconforming and would like to be conforming so that they may make tenant improvements, but has unique circumstances. The Planning Commission Minutes Page 3 May 18, 2005 K:\Planning Commission\2005\Meeting Summary 05-18-05.doc Commission recognizes the uniqueness of the location of this particular business. It is located in a residential zone, but is next to the freeway and therefore very noisy and no one would want to live there. While it might make sense to rezone the area to BN, dispatch offices are not a compatible BN use, so it does not make sense to add them to the BN uses. There is no zone that dispatch offices would be allowed in that staff, and or the City Council, would consider rezoning the area (given that the surrounding uses are residential). The Commission commented that if the City were to allow Conditional Uses that would resolve the issue. Ms. Clark suggested the Commission consider requesting that Conditional Uses be added to their next work program. Require Commercial Development to Front on Public Streets The Commission felt it does not make sense to require that commercial development front on public streets, but would like the staff to help them understand what such development would look like and what are the development standards for BN. The Commission would like a workshop on design standards. ADDITIONAL BUSINESS The City has received a shoreline grant to update the Shoreline Master Program. AUDIENCE COMMENT None ADJOURN The meeting was adjourned at 9:15 p.m.