Planning Commission PKT 03-06-2013March 6, 2013
7:00 p.m.
City of Federal Way
PLANNING COMMISSION
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
January 16, 2013
4. AUDIENCE COMMENT
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
• ELECTIONS
• BRIEFING
Planning Commission Work Program
7. ADDITIONAL BUSINESS
8. ADJOURN
Commissioners
Merle Pfeifer, Chair Tom Medhurst, Vice -Chair
Lawson Bronson Wayne Carlson
Hope Elder Sarady Long
Tim O'Neil
KAPIanning Commissioh2013Wgenda 03 -06 -13 Updated.doc
City Hall
Council Chambers
City Staff
Isaac Conlen, Planning Manager
Margaret Clark, Principal Planner
E. Tina Piety, Administrative Assistant
253 -835 -2601
www.cMffi4gLqhvay.com
CITY OF FEDERAL WAY
PLANNING COMMISSION
January 16, 2013 City Hall
7:00 p.m. Council Chambers
MEETING MINUTES
Commissioners present: Merle Pfeifer, Hope Elder, Sarady Long, Lawson Bronson, Tom Medhurst, and
Tim O'Neil. Commissioners absent: Wayne Carlson (unexcused). Staff present: Planning Manager Isaac
Conlen, Principal Planner Margaret Clark, Senior Planner Janet Shull, Assistant City Attorney Peter
Beckwith, Chris Hoffer, Forterra, and Kara Martin, Urban Food Link.
CALL TO ORDER
Chair Pfeifer called the meeting to order at 7:00 p.m.
APPROVAL OF MINUTES
The minutes of November 7, 2012, were approved as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT
None
COMMISSION BUSINESS
STUDY SESSION — Proposed Amendments Related to Urban Agriculture
Senior Planner Shull delivered the staff report. There will be no official action. The purpose of tonight's
meeting is to introduce the topic and seek input from Commissioners and citizens in order to proceed with
specific recommendations for proposed amendments related to urban agriculture. Our consultant is
present and will also deliver information. Senior Planner Shull presented an overview of various types of
urban agriculture, reviewed existing issues related to siting urban agriculture uses in Federal Way, and
held a discussion of proposed approaches to address urban agriculture via amendments to the Federal
Way Revised Code (FWRC).
The Planning Commissioners' packet contains preliminary recommendations in Section III (page 4).
Preliminary recommendations are based on the work of our consultant team with staff and citizen input.
They include proposed definitions and proposed siting of various types of urban agriculture uses. In
addition, staff would like input on should the FWRC be amended to make provisions for permanent signs
for urban agriculture that provides identification and education; if yes, what is appropriate signage for
residential versus commercial zones; and should home occupation standards be modified specific to urban
agriculture. Also, the Commissioners are encouraged to discuss any issues staff has not considered.
Staff will prepare specific proposed amendments and will bring them to the Commission for a public
hearing tentatively scheduled for March.
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Planning Commission Minutes Page 2 January 16, 2013
Senior Planner Shull introduced Chris Hoffer, a consultant from Forterra. He stated that he is excited
about the opportunities the proposed amendments will offer for job creation and to local farmers, food
entrepreneurs, small business, and the community as a whole. The consultants have been inspired by the
citizen's visions for urban agriculture. She then introduced Consultant Kara Martin from Urban Food
Link. Ms. Martin said they have seen more and more people gardening in their back yards. Community
gardens are used for educational purposes and community gathering places as well as producing food. In
addition, they are seeing economic development because small businesses are being created. Cities
throughout the nation and of all sizes are developing policies and zoning regulations for urban agriculture.
The proposed amendments are based on the work done in other cities. There are four issues they
considered when developing the proposed amendments: 1) provide clarity; 2) identify potential regulation
barriers; 3) reduce staff time used to interpret requests; 4) reduce language added to the code by referring
to existing language.
The meeting was opened for public comment. Senior Planner Shull noted that this is not a public hearing,
so any comments are not "officially" part of the record, but staff and the Commission will consider them.
Jim and Donna Cox, Project Managers of the Light of Christ Church's Community Garden — He
stated that we are all attempting to live a healthy lifestyle and allowing urban agriculture in the
city would help achieve this goal. It brings the community together and provides fresh food for
people in need. When they sought permits this last year for the garden, they found the regulations
confusing, unclear, and open to much interpretation. He encouraged the Commission to adopt the
proposed regulations in order to make the code clear. Clear regulations may encourage others to
participate in urban agriculture, leading to a healthier lifestyle for the city's citizens. He also
encouraged the Commission to allow signs for community gardens.
Dave and Rose Ehl, Federal Way Farmer's Market — Mr. Ehl commented that this year the
market is celebrating its tenth anniversary, and he is confused about whether the market is
temporary or permanent. The city code says they are temporary, but they consider themselves
permanent and would like to be officially established as such. Being permanent would allow them
to put up signage to identify their location, dates, and times. Ms. Ehl commented that every city
she has visited has signage about farmer's markets. They want people who come to Federal Way
to know that there is a farmer's market in the city. On the tourism website, they are identified
under shopping as part of the mall. They feel they have very poor identity in this city.
Chair Pfeiffer commented that the market is temporary under the current zoning code because
they do not have a permanent building and are in existence only six months out of the year. The
city is glad to have the market. Senior Planner Shull commented that the issue regarding a
permanent sign for this temporary use is something staff and the Commission will consider.
Commissioner Medhurst asked if the market could place a banner over the street during the
season. The city had approved the use of a banner over the street. Principal Planner Clark stated
that it is her understanding that the market would have to be sponsored by the city to place such a
banner. Senior Planner Shull commented that staff will research this issue. Commissioner
Bronson commented that if the city proposes a change, it should be for all similar organizations
that want/need a sign.
Commissioners Medhurst and Bronson expressed concern that the issue is urban agriculture, and
we are talking about signs. It appears to' them as two separate issues. Commissioner Elder
commented she is concerned about where a permanent sign for the market would be located. They
have held the market at different locations in the past. Mr. Ehl commented that the market is
anticipated they will sign a long term agreement with the mall and the sign would be located there.
KAPlanning Commission\201AMeeting Summary 01- 16.13.doc
Planning Commission Minutes Page 3 January 16, 2013
Maria Breneman — She loves to grow food and share that food with other people. She and her
husband recently purchased their first home, which is in Federal Way and she would like to have
an urban farm on her property. She has spoken to the Senior Planner Shull about her wish and
they have concluded the code is too ambiguous to say if an urban farm would be allowed or not.
The proposed amendments should clear up this issue. The citizens and staff would have clear
answers on what is allowed or not. People in the city are moving towards having gardens and the
city needs clear policies on the issue in order to support them. The proposed definitions are
accurate and would support her needs. She believes the city should allow urban farming in all the
zones so any suitable property could have one. Finding the land is the biggest difficulty and this
would allow any land a farmer finds legal for an urban farm. Most of the codes are fine the way
they are. She agrees that home gardens should not be regulated. She is concerned with the
proposed requirement that urban farms that are larger than 4000 square feet go through a Process
I11. She feels a Process III is too onerous and out of step with the small size of an urban farm
business. Such a business would not generate a lot of money; most would be under $25,000.
Teri Hickel, Community Gardens Board of Directors President — She loves her experience with
the community garden. A community garden draws people together and creates new friendships.
She stated it is wonderful to see people of all ages (from very young children to elderly people)
gardening and sharing their experiences. They have specialty gardens (one is for special needs
people). The gardens are also used for educational purposes. She encourages the city to adopt the
proposed amendments and hopes to see many more community gardens in our city.
Carol Stanley, Community Gardens Board of Directors — She and Mike Stanley (Executive
Director) appreciate the work staff has done. This started as a desire to reach out to the seniors in
our community with fresh produce. They hand deliver produce to the seniors. It is a collaborative
effort with students and those with special needs. The gardens provide an opportunity for the
community to come together. She thanked the Commission for their work and stated they want to
work together to make the opportunities and experiences even better.
Chair Pfeiffer thanked everyone for their comments. Their views are an important part of the decision
making. The Commission makes a recommendation that will be passed on to the Land Use/Transportation
Committee and then the City Council for the final decision.
Commissioner Long would like the definition and zoning information for home garden removed because
they city will not be regulating them and therefore, there is no need for a definition or zoning information
in the code.
Commissioner Bronson suggests we drop most of the definitions. He suggests that as long as it is not a
commercial endeavor, there should be no restrictions. Restrictions should only be for commercial and
non - profit businesses. We already have regulations for businesses. He is concerned that a non - profit
might have some commercial endeavors. Commissioner Elder disagrees. For example, the Federal Way
Farmer's Market has businesses at the market that are for - profit. Commissioner Bronson's suggestion
would mean they would be regulated. Under his suggestion, the community gardens would not be
regulated. It is not fair to regulate the farmer's market, but not the community gardens.
Senior Planner Shull commented that the reason staff included home gardens is so they can differentiate
between home gardens and urban farms.
Commissioner O'Neil commented that he agrees with Commissioner Bronson. We can simplify by not
have regulations for p- patch, home, and community gardens, especially since for the most part, they will
be on private land. Planning Manager Conlen commented that staff agrees with the perspective of not
KAPlanning Commission\2013%4ee ing Summary 01- 1&13.doc
Planning Commission Minutes Page 4 January 16, 2013
requiring permits for theses gardens, but they are concerned about the scale and what impacts that would
have on surrounding properties (i.e. parking, traffic, noise, etc.). He suggests a threshold in regards to size
so that larger gardens are reviewed and regulated if necessary because of their impacts.
Commissioner Bronson asked if staff is suggesting that non - commercial urban agriculture over 800
square feet would be regulated to make sure there are no negative impacts. Senior Planner Shull
commented that staff would have to research the appropriate size beyond which gardens would be
regulated. Chair Pfeiffer commented that he has no problem with the definitions because they make
communication clearer, but he is concerned with the regulations.
The Commission expressed concern about wetlands and groundwater. Staff replied that the city's critical
areas regulations will protect wetlands and the city will work with Lakehaven to protect groundwater.
The Commission would like the proposed urban agriculture regulations to be as simple as possible.
Senior Planner Shull asked the Commission to clarify that they want to address signage separately
because it has implications for all business. She stated that the code currently prohibits signage for home
occupations. She understands the Commissions concern is that it would be unfair to allow signage for an
urban farm, but not another type of home occupation such as a piano teacher. The Commission agreed-
with her understanding of their concern. Chair Pfeiffer commented that signs are a sensitive issue and
making changes is likely to concern a large number of citizens.
Senior Planner Shull commented that in the city's home occupation regulations, there is a limit to the
number of visitors /patrons. The current limit.is four visitors per day, which would not work for an urban
farm or cottage food business. Would the Commission want an expectation for urban agriculture
businesses? It is something staff may be able to justify because someone stopping a few minutes to pick
up some potatoes from an urban farm is likely to have less impact to the neighborhood compared to
someone who is there for a longer time for a hair appointment. Commissioner Long asked how the city
would monitor that. If there is no way to monitor it, the city should not make rules that cannot be
enforced. Commissioner O'Neil commented that since the monitoring would be done only if a complaint
is made, he does not see a need to change the current code. It is likely that neighbors would not complain
about a few cars throughout the day, but only if there is a large line of cars in front of an urban farm.
Chair Pfeiffer commented that the number of visitors should be increased for all home occupations
because four is not a large enough for urban agriculture and it would not be fair to have an exception of
the number of visitors just for them. Staff agrees.
Chair Pfeiffer commented that on page 3 of the staff report it references a study on "The Food Landscape
in Federal Way, Washington." That study divides food into the categories of healthy (supermarkets,
farmers markets) and unhealthy (fast food, convenience store). He feels unhealthy is a bad choice of
words because it implies that eating a hamburger is unhealthy when it is more the amount one eats. He
feels the word should be changed because it could be detrimental to fast food restaurants and convenience
stores. Senior Planner Shull commented that when staff comes forward with a formal recommendation,
they can rework that section.
ADDITIONAL BUSINESS
None
ADJOURN
The meeting was adjourned at 9:00 p.m.
KAPlanning Commission\2013\Meeting Summary 01- 16- 13.doc
STAFF REPORT TO THE PLANNING COMMISSION
DATE: February 27, 2013
TO: Merle Pfeifer, Chair Planning Commission
FROM: Patrick Doherty, Director of Community and Economic Development
Margaret H. Clark, AICP, Principal Planner
SUBJECT: 2013 Planning Commission and Long Range Planning Work Program
MEETING DATE: March 6, 2013
A. BACKGROUND
At the beginning of each calendar year, the Planning Commission's Work Program for that year is
approved by the City Council. The purpose of this memorandum is to update the Planning
Commission as to the status of the 2012 Work Program and to inform the Planning Commission on
potential new work items for 2013. No action is being requested of the Commission.
This memorandum includes the following information:
+ Section B — Completed items
• Section C — Status of items started in 2012 to be carried over into 2013
• Section D - 2013 Annual Comprehensive Plan Update
• Section E — 2013 Code Amendment Requests
• Section F — 2015 Major Comprehensive Plan Update
• Section G — Other Long Range Planning Responsibilities. This is a list of other long range
planning responsibilities that are not part of the Planning Commission Work Program but are
required to be done by long range planning staff.
• Section H — Potential Planning Commission Work Program/Staff Recommendation. This
includes work such as monitoring and reporting and the annual comprehensive plan
amendments which must be done. It also includes a prioritized list of potential code
amendments.
• Section I — Next Steps
B. COMPLETED ITEMS
• Amendments related to SEPA exemptions in critical areas (2012)
• Amendments related to High Profile, Signs (2012)
• Amendments related to Wall Mounted Banners (2012)
• Amendments related to Temporary Uses (2012)
• Amendments related to Business Registration and Temporary Business (2012)
• Amendments related to Complete Streets (2012)
• Amendments related to Banner Signs in the Right -of -Way for City- Sponsored Civic and
Community Events (2012)
• Twin Lakes Sub -Area Plan (2012)
• Bicycle and Pedestrian Master Plan (2012)
• Amendments related to Review Processes for Minor Exterior Building Modifications, Improvements
to Developed Sites, and Change of Use; and Non - Conforming Development Standards
• Amendments related to Open Space Standards for Residential Development in the City Center
Core and City Center Frame (2012)
• Amendments related to Required Parking Spaces (2012)
• Adoption of the 2012 Comprehensive Plan Amendments (2013)
C. STATUS OF ITEMS TO BE CARRIED OVER INTO 2013
Description
Status
Adopt zoning regulations to implement urban agriculture goals
and policies
In process; Planning Commission held
a Study Session on January 16, 2013
Update critical areas regulations
In research stage
D. 2013 CODE AMENDMENTS REQUESTS
The Federal Way Revised Code (FWRC) requires the city to accept applications for code
amendments on an annual basis. The city did not receive any citizen - initiated code amendments for
the 2013 amendment cycle.
E. 2013 ANNUAL COMPREHENSIVE PLAN AMENDMENTS
The FWRC requires the city to accept applications for amendments to the comprehensive plan on an
annual basis. The city received the following three requests for the 2013 amendment cycle'.
1. File No. 12- 104790 -UP — Request from Chad Weiser on behalf of the Federal Way Public
Schools for a comprehensive plan amendment and rezone of the eastern portion of parcel
082104 -9001 (38.32 acres) located west of Pacific Highway South between South 300 Street
and South 308`" Street from Single Family High - Density and RS 7.2 (Single Family, one unit
per 7,200 square feet) to Community Business (BC).
1 These requests will go through a selection process whereby the City Council will determine whether they should be considered
further.
Planning Commission Staff Report Meeting Date: March 6, 2013
2013 Planning Commission and Long Range Planning Work Program Page 2
Request from Joshua Alhadeff for a comprehensive plan amendment and rezone of parcel
082104 -9139 (0.93 acres) located at 30819 14'h Avenue South from Professional Office (PO) to
Multi - Family and RM 1800 (Multi - Family, one unit per 1,800 square feet).
Request from Craig Coates for a comprehensive plan amendment and rezone of parcels
442060 -0025 and 4420600 -0030 (totaling 1.05 acres) located at 3106 South 337'h Street from
Corporate Park (CP -1) to Single Family High Density and RS 9.6 (Single Family, one unit per
9,600 square feet).
F. 2015 MAJOR COMPREHENSIVE PLAN UPDATE
Pursuant to RCW 36.70A. 130(5)(a), "Comprehensive plans — Review procedures and schedules —
Amendments," the City of Federal Way, along with King County and its cities, must take action to
review and if needed, revise their comprehensive plans and development regulations to ensure the
plan and regulations comply with the Growth Management Act (GMA) by June 30, 2015. Staff will
be initiating work on the major comprehensive update during this calendar year, continuing into 2014
and 2015.
G. OTHER LONG RANGE PLANNING RESPONSIBILITIES
The following describes reporting or monitoring work required by the state, county, or other agencies to
be accomplished this year. This is part of the Long Range Division Work Program, but not part of the
Planning Commission Work Program:
• Review proposed amendments to the King County Countywide Planning Policies and provide
information to the city council for ratification.
• Work on a city interdepartmental team to prepare a capacity analysis for residential units and
employment and coordinate population projections and land use allocations for the city and its
related Transportation and Analysis Zones (TAZ's).
• Prepare a report on building permit and other housing- related data to the Washington Office of
Financial Management, which is used to determine the population of the city as of April 1, 2013.
• Prepare a report for the Puget Sound Regional Council on the number of residential building
permits broken out by type for 2012.
• Prepare a capacity analysis for Buildable Lands to determine if the city has enough capacity to
accommodate its adopted housing and employment targets.
• Respond to surveys from University of Washington, PSRC, and other institutions.
Planning Commission Staff Report Meeting Date: March 6, 2013
2013 Planning Commission and Long Range Planning Work Program Page 3
H. POTENTIAL 2013 PLANNING COMMISSION WORK PROGRAM /STAFF RECOMMENDATION
The long range planning staff is comprised of 1.5 Full Time Equivalents (FTE) and the current
planning staff is comprised of 2.5 FTE's for a total of 4.0 FTE's. In the past, current planning staff
has assisted the long range division based on the current planning staff s capacity and depending on
the level of development activity. Applications for development activity have been increasing, so it is
unlikely that current planning staff will have the capacity for much assistance with long range
planning this year.
Based on past experience, the majority of the long range planning star's time is expected to be spent
on the annual comprehensive plan update process and reporting and monitoring work. Staff
recommends the following Planning Commission Work Program. However, it is probable, given staff
resources, that many of these items may have to be carried over to the 2014 Work Program.
The potential work program is organized as follows:
REQUIRED ACTIONS
• 2013 Comprehensive Plan Update
• Monitoring and Reporting — Includes Report to the Office of Financial Management; Buildable
Lands Report; and Report to the Puget Sound Regional Council (PSRC)
• Critical Areas Regulations Update
• 2015 Major Comprehensive Plan Update 2
D IS CR E TIONA R Y A C TIONS ?
• Adopt zoning regulations to implement urban agriculture goals and policies.
• Amend regulations to provide amore streamlined process for binding site plans.
• Amend regulations to increase exempt levels for a threshold determination under the State
Environmental Policy Act (SEPA). (State law has recently changed to increase categorical
exemptions for certain minor construction projects.)
• Amend process for updating the comprehensive plan.
• Amend the non - conforming provisions.
• Amend regulations to broaden uses and standardize bulk and dimensional requirements by
zone and to provide more appropriate setbacks and landscape buffers for commercial uses.
• Adopt zoning regulations for the Twin Lakes Commercial Sub -Area.
2 This is part of the 2015 Major Update of Development Regulations, which is expected to continue into subsequent years.
3 Some of these were on the 2012 Work Program, but were never started due to staff resources.
Planning Commission Staff Report Meeting Date: March 6, 2013
2013 Planning Commission and Long Range Planning Work Program Page 4
• Amend regulations to increase the maximum allowable building height in the City- Center Core
(CC -C) zoning district.
• Amend regulations to make review of variances an administrative process.
• Amend regulations for mobile home parks.
• Adopt a specific zoning district for mobiletmanufactured home parks.
• Amend regulations to allow oversize vehicles in approved enclosures in residential zones.
• Amend regulations to allow senior housing/assisted living in the Professional Office (PO)
Zone. a
• Adopt an ordinance addressing historic preservation.
• Amend the code to address housekeeping items.
I. NEXT STEPS
Staff will forward a prioritized list to the Land Use /Transportation Committee (LUTC), which will
make a recommendation on the work program to the City Council for its consideration at a public
hearing.
K:\2013 Planning Commission Work Program\Planning Commission \Staff Report.doc
4 This is already part of the on -going work program and will be started once the applicant is ready to move forward.
Planning Commission Staff Report Meeting Date: March 6, 2013
2013 Planning Commission and Long Range Planning Work Program Page 5
Department of Commerce PAW Plar:nirxlASSOCiaiionQf Washington % a `I "z gall
Inn va, t Ps f ;s in o u stsa$.:' i. I II thorlty
The Planning Association of Washington,
The Washington State Department of Commerce and
The Washington Cities Insurance Authority
Present
A Custom Short Course on Local Planning,
Economic Development and Community Design
Hosted by the City of Fife
Fife Dacca Barn - 2820 54th Avenue East
Thursday, March 14, 2013
6:30 -6:40 WELCOME AND INTRODUCTIONS ..........................................:.. ............................... Anne Fritzel
6:40 — 6:45 AN OVERVIEW OF THE CITY OF FIFE ......................................... ............................... David Osaki
6:45 - 7:30 ECONOMIC DEVELOPMENT: KNOW IT WHEN YOU SEE IT . ............................... Maury Forman
• Why do economic development
• Identifying measurements other than jobs
• Strategies for community sustainability
• Keys for thinking local first
• Creating a formula for community sustainability
7:30 — 7:40 BREAK
7:40 -8:20 LEGAL PRIMER ON PLANNING AND DEVELOPMENT IN WASHINGTON .................Ken Harper
• Washington Planning Statutes
• Planning and the Constitution
• The Intersection of Planning Law and Economic Development
• How Not to Make New Law
• Making Smart Use of Planning and Environmental Review Processes
8:20 — 9:00 THE RELATIONSHIP OF PLANNING, ECONOMIC DEVELOPMENT AND COMMUNITY
DESIGN................................................................................... ............................... Mark Hinshaw
• The New Economy: Smaller is Better & Grow Your Own
• Changing Demographics: Millennials and Boomers are driving the new economy
■ Environmental Imperatives: Climate Change, Sustainability, & Human Health
■ Implications of these for: cities and towns, town centers, neighborhoods, streets, public
spaces and buildings, housing, public investment and private investment
■ Implications for local actions: policies, land use regulation, capital improvements, partnerships
and people
9:00-9:15 PANEL DISCUSSION ..................................................................... ............................... Anne Fritzel
9:15 — 9:30 QUESTIONS AND ANSWERS ..................................... ............................... ........................Everyone