Planning Comm MINS 10-19-2005
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CITY OF FEDERAL WAY
PLANNING COMMISSION
October 19, 2005 City Hall
7:00 p.m. Council Chambers
MEETING MINUTES
Commissioners present: John Caulfield, Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, and Lawson
Bronson. Commissioners absent: Bill Drake (excused). Alternate Commissioners present: Pam Duncan-Pierce.
Alternate Commissioners absent: Richard Agnew (excused). Staff present: Development Services Director Kathy
McClung, Economic Development Director Patrick Doherty, Assistant City Attorney Amy Jo Pearsall, Senior
Planner Lori Michaelson, and Administrative Assistant E. Tina Piety.
Chair Caulfield called the meeting to order at 7:03 p.m.
APPROVAL OF MINUTES
Commissioner Duclos moved (and it was seconded) to adopt the September 21, 2005, minutes with corrections
(change words recommended and decided to suggested, Commissioner Elder’s absence was excused, and add
homeowners to the list of notices in the last paragraph). The motion carried (six yes).
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT
Ms. McClung informed the Commission that the next meeting is a public hearing on the City Center Code
Amendments scheduled for November 9, 2005, which is not a regular meeting date. The Commission discussed
this issue, concerned that the Multi-Service Center’s fund raiser is on the same night, that two Commissioners
would not be able to attend on November 9th, and that this is the first time some of the Commissioners have heard
the City wants to complete this project by the end of December. The concern was raised that the Commission may
not have adequate time to study the City Center Code Amendments. It was decided to revisit and make a decision
regarding the next Commission meeting at the end of this meeting.
COMMISSION BUSINESS
WORKSHOP – City Center Code Amendments
Mr. Doherty began the staff presentation. The Commission first watched the presentation by the Leland Consulting
Group presentation originally delivered to the City Council on September 20, 2005. This presentation can be found
on the City’s Web site (www.cityoffederalway.com). Mr. Doherty gave the Commission copies of Leland
Consulting Group’s City Center Redevelopment Strategy report. He informed the Commission that the City
Council had approved continuing to work with the Leland Group and to support pursuit of public/private
partnerships, or other strategies, for City Center projects. One recommendation of the Leland Group is that the City
needs to deal with perceived and real barriers to growth in the City Center. These code amendments are intended to
deal with some of those barriers.
Planning Commission Minutes Page 2 October 19, 2005
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A concern was expressed that doing these code amendments before the Planned Action SEPA for the City Center is
premature. Mr. Doherty explained that these code amendments do not need to precede the Planned Action SEPA.
Ms. Michaelson continued the staff presentation. She commented that these code amendments would help align the
zoning code with the Federal Way Comprehensive Plan (FWCP). They are a response to the recent interim
ordinance and incorporate recommendations from recent downtown studies. Finally, these amendments would
ready the regulatory environment for redevelopment. The key issues for these code amendments are: incompatible
land uses; multifamily residential density caps; multifamily ground floor commercial requirement and open space;
building setbacks; increase in base building height; new use and definition (regional retail shopping center);
parking; maximum size of single story buildings; drive-through facilities; design guidelines; public improvements;
nonconformances; combined SEPA and land use; and a housekeeping change.
Incompatible Land Use
Staff is continuing to research which particular businesses would be affected by the proposed changes.
Commissioner Duclos expressed concern that these changes could drive some businesses out because they would
become nonconforming and therefore, would not be able to make changes to their building. Mr. Doherty responded
that the proposed amendments include reducing the barriers for nonconforming structures. Commissioner Osaki
commented that the interim ordinance restricted more uses than the proposed amendments and the proposed
amendments appear to be restricting uses more by the type of person they attract as opposed to the type of business.
Ms. Michaelson commented that the restricted uses proposed in these amendments are partially based on the
recommendations of the code obstacles analysis (“Final Code Obstacles Report”) by Faith Lumsden, which
suggested restricting uses based more on the form of the building, although considering prohibitions on gambling
and thrift stores was also recommended.
Multifamily Residential Density Caps
Commissioner Duclos expressed concern that the proposed changes would not be good for families with young
children. Mr. Doherty explained that the demand for recreation space is much less with smaller families in
downtown areas than in traditional neighborhoods.
Height Increases
Ms. Michaelson commented that the proposed amendments do not propose changes to existing maximum height
limits, but rather deal with base height increases and height bonuses. Commissioner Osaki asked the staff to
provide a map that outlines the City Center Core and Frame. Commissioners felt the height bonus table was
unclear; especially in regards to mixed-use. Commission Elder commented that if the City’s eventual result is to
have tall buildings in the City Center, why not increase the height at this time instead of sometime in the future. It
was explained that increased heights for multifamily are being considered in the Planned action SEPA and a future
code amendment may follow that.
Single Story Development
Single story development would have a maximum of 20,000 square feet. The new use of regional retail shopping
center would be exempt from the 20,000 square foot maximum.
The Commissioners expressed their concern that the proposed code amendments do not go far enough to align the
zoning code with the FWCP. They asked why the proposed amendments don’t include increasing the building
height and recommending that all new buildings be mixed-use. Staff replied that these amendments are intended to
be an interim stage.
Increased Single Story Building Size
This allows an applicant to choose from five options that would allow additional square footage, above the 20,000
square foot maximum. The Commission asked the staff to provide examples of how these options would work.
Planning Commission Minutes Page 3 October 19, 2005
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Community Design Guidelines
A number of amendments are proposed for the design guidelines, including parking criteria, building façade
treatment, pedestrian circulation, drive-through facilities, residential uses, and public on-site open space. In
addition, the definitions have been clarified and expanded. Commissioner Osaki asked why drive-throughs are
allowed when they are not pedestrian friendly. Mr. Doherty replied that drive-throughs could be compatible in
certain mixed-use developments, subject to design standards ensuring no visibility from streets
New Use Category
A new use of regional retail shopping center is proposed. Commissioner Osaki expressed concern over the five-
foot setback and locating the buildings close to 320th Street. Ms. Michaelson replied that the principal pedestrian
street type may address this issue.
Other Changes
Other changes included highlighting the flexibility in the code to reduce required parking and clarifying the process
by which required street improvements are determined.
It was suggested that staff include more pictures to show what the proposed amendments would look like.
ADDITIONAL BUSINESS
The next meeting date was discussed. Given that is likely the staff report will be long, it was decided to hold the
next meeting on November 16, 2005, to start the public hearing with the intent to continue the public hearing.
Staff commented that they are willing to meet with individual Commissioners to help clarify any issues in regards
to the City Center Code Amendments.
Chairman Caulfield led the Commissioners in wishing Commissioner Elder a Happy Birthday.
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 10:00 p.m.