The URL can be used to link to this page

Planning Commission PKT 06-24-2013City of Federal Way PLANNING COMMISSION IJune 24, 2013 City Hall i I 17:00 p.m. Council Chambers AGENDA 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES March 6, 2013 4. AUDIENCE COMMENT 5. ADMINISTRATIVE REPORT 6. COMMISSION BUSINESS ELECTIONS • PUBLIC HEARING 2013 Comprehensive Plan Amendments 7. ADDITIONAL BUSINESS 8. ADJOURN Commissioners Merle Pfeifer, Chair Tom Medhurst, Vice -Chair Lawson Bronson Wayne Carlson Hope Elder Sarady Long Tim O'Neil KAPlanning Commissial201AAgenda 0624- 13.doc city Staff Isaac Conlen, Planning Manager Margaret Clary Principal Planner E. Tina Piety, Administrative Assistant 253 -835 -2601 www ciog ederalway.com CITY OF FEDERAL WAY PLANNING COMMISSION March 6, 2013 City Hall 7:00 p.m. Council Chambers MEETING MINUTES Commissioners present: Merle Pfeifer, Hope Elder, Sarady Long, and Tim O'Neil. Commissioners absent: Lawson Bronson, Tom Medhurst, Wayne Carlson (all excused). Staff present: Planning Manager Isaac Conlen, Principal Planner Margaret Clark, and E. Tina Piety, Administrative Assistant II. CALL TO ORDER Chair Pfeifer called the meeting to order at 7:00 p.m. APPROVAL OF MINUTES The minutes of January 16, 2013, were approved as presented. AUDIENCE COMMENT None ADMINISTRATIVE REPORT None COMMISSION BUSINESS ELECTIONS Commissioner Long moved (and it was seconded) to postpone the elections until the next meeting because three Commissioners are absent. There was no discussion. The motion carried unanimously. BRIEFING — Planning Commission Work Program Principal Planner Clark delivered the briefing. This evening, she will update the Commission on the status of the proposed 2013 Work Program. This will include what was accomplished in 2012 (and early 2013) and potential new work items for 2013 (she stated a number of items will be carried over from 2012). In addition, she will inform the Commission of items that Long Range Planning staff will work on in 2013 that do not come before the Commission. No action is being requested of the Commission. The proposed work program will go to the Land Use /Transportation Committee (LUTC), which will make a recommendation to the City Council. Principal Planner Clark will introduce the citizen - initiated comprehensive plan amendment requests, but these items need to go through a selection process before the City Council before a decision is made on which ones will be considered. Commissioner Long commented that he would like to see the code amendments for the Twin Lakes Commercial Subarea proceed. The area is ready for redevelopment, especially since the Public Works Department will be doing street improvements in the area. Principal Planner Clark responded one reason these are lower down on the priority list is because Planning staff wishes to implement form -based codes KAPIanning Commission\20MMeeting Summary 03- 06- 13.doc Planning Commission Minutes Page 2 March 6, 2013 in the area and currently do not have the resources to proceed. (A form -based code is a more illustrative document that provides predictability. It shows potential developers up -front what a building would be expected to look like.) Commissioner Elder asked about the status of the street improvement, specifically about the proposed Michigan lefts. Commissioner Long replied that Public Works staff were informed of a number of concerns regarding the Michigan lefts (one from property/business owners concerned it would not allow left turns into their property) and therefore, the street improvements continue to be a work in progress. ADDITIONAL BUSINESS Planning Manager Conlen distributed an agenda for a Planning Short Course to be held in Fife on March 14th. ADJOURN The meeting was adjourned at 7:30 p.m. KAPlanning Commission\2013Weeting Summary 01- 16- 13.doc CITY OF Federal PLANNING COMMISSION STAFF REPORT June 17, 2013 To: Merle Pfeifer, Federal Way Planning Commission Chair FROM: Patrick Doherty, Director of Communityand Economic Development Margaret H. Clark, AICP,Principal Planner SUBJECT: 2013 Comprehensive Plan Amendments MEETING DATE: June 24, 2013 I. BACKGROUND Pursuant to RCW 36.70A.130(4), the City of Federal Way must update its comprehensive plan every eight years. The deadline for the next major updateis June 2015. However, per Federal Way Revised Code (FWRC) 19.80.050, the city has elected to review citizeninitiated requests on an annual basis. As part of the annual review, thecity may also make changes to chapters and maps of the comprehensive plan. Federal Way adopted its comprehensive plan n 1995 and updated it in December 1998, December 2000, November 2001, March 2003, July 2004, June 200 July 2007, June 2009, October 2010, January 2011, and January 2013.1 The Growth Management Act (GMA RCW 36.70A.130[2][a]) limits plan updates to no mote than once per year, except under the following circumstances: 1. The initial adoption of a subarea plan that does not modify the comprehensive plan policies and designations applicable to the subarea. 2. The adoption or amendment of a shoreline master prograi. 3. The amendment of the capital facilities element of a comprehensive plan that occurs concurrently with the adoption or amendment of a county or city budget. 4. The adoption of comprehensive plan amendments necessary to enact a planned action Except as otherwise provided above, the governing body shall consider all proposals concurrentl;yso the cumulative effect of the various proposals can be ascertainedHowever, after appropriate public participation, a county or city may'adopt amendments or revisionto its comprehensive plan that 1These amendments were approved in 2013; however, they were initiated in 2011 as part of the 2012 Comprehensive Plan Amendments, and are, therefore, not subject to the "once per year rule." Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page I of 16 conform to this chapter whenever an emergency exists, or to resolve an appeal of a comprehensive plan filed with a growth management hearings board or with the court. II. REASON FOR PLANNING COMMISSION ACTION FWRC Chapter 19.80, "Council Rezones," establishes a process and criteria for comprehensive plan amendments. Consistent with Process VI review, the role of the Planning Commission is as follows: 1. To review and evaluate the requests for comprehensive plan amendments; 2. To determine whether the proposed comprehensive plan amendments meet the criteria provided by FWRC.80.140, 19.80.150, and 19.75.130(3); and 3. To forward a recommendation to the City Council regarding adoption of the proposed comprehensive plan amendments. III. PROCEDURAL SUMMARY 05/10/13 Issuance of Determination of Nonsignificance pursuant to the State Environmental Policy Act (SEPA)2 05/24/13 End of SEPA Comment Period 06/07/13 End of SEPA Appeal Period 06/24/13 Public Hearing before the Planning Commission IV. 2013 COMPREHENSIVE PLAN AMENDMENTS This annual update does not include any text changes to the Federal Way Comprehensive Plan (FWCP). There are three citizen - initiated site - specific requests shown on Exhibit A — Composite Map. The site - specific requests are described in Section V of the staff report. V. CITIZEN-INITIATED SITE - SPECIFIC REQUESTS A. Site - Specific Request #1— Federal Way High School Summary File Number: 12- 104790 -UP Parcel No.: 082104 -9001 Address: 31031 Pacific Highway South Location: West of Pacific Highway South between South 304x' Street and South 308'' Street (Exhibit B — Vicinity Map) Size: 38.32 acres Existing Land Use: Federal Way High School 2 Due to its bulk, a copy of the DNS is not attached, but is available for review in the Community and Economic Development Department. Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 2 of 16 Applicant/Owner: Federal Way Public Schools (FWPS) Existing Comprehensive Plan: Single- Family High - Density Residential Existing Zoning: Single - Family Residential (RS) 7.2 (one unit per 7,200 square feet) Requested Comprehensive Plan: Community Business Requested Zoning: Community Business (BC) Availability of Utilities Sanitary Sewer Lakehaven Utility District Public Water: Lakehaven Utility District Solid Waste: Waste Management Availability of Public Services Police: City of Federal Way Police Department Fire/Emergency Medical: South King Fire and Rescue Schools: Federal Way Public Schools Reason for the Request The FWPS is requesting the comprehensive plan designation and rezone in preparation to rebuild Federal Way High School. The existing school, built in 1953, is outdated and needs to be rebuilt to better accommodate the needs of the students. Both the existing RS 7.2 zone and the requested BC zoning allow schools; however, the BC zone allows more flexibility in terms of development standards, e.g., setbacks from property lines. Surrounding Zoning & Land Use (Exhibit C - Aerial Map) Topography The site is fairly flat with a 0-6 percent slope. Critical Areas The site is located within a 10 -year Wellhead Protection Zone. At the time of redevelopment, the applicant will be required to submit a Hazardous Materials Inventory Statement that discloses the approximate quantities of hazardous materials that will be stored, handled, Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 3 of 16 Zoning Land Use North Professional Office (PO) Church, Dental Office, Multi- Family, and Single - Family Residential Multi- Family (RM 2400, one unit per 2,400 square feet) Multi- Family (RM 3600, one unit per 3,600 square feet) South Community Business (BC) Retail, Residential, al, and Single - Family Residential, and Church Multi - Family (RM 1800, one unit per 1800 square feet) Professional Office (PO) East Community Business (BC) Retail, Office, Multi- Family, and Vehicle Service Facility West Single- Family High -- Density Residential (RS 7.2 [one unit per 7,200 square feet]) Single - Family Residential Topography The site is fairly flat with a 0-6 percent slope. Critical Areas The site is located within a 10 -year Wellhead Protection Zone. At the time of redevelopment, the applicant will be required to submit a Hazardous Materials Inventory Statement that discloses the approximate quantities of hazardous materials that will be stored, handled, Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 3 of 16 treated, used, produced, recycled, or disposed of in connection with the proposed activity. Easter Lake is located approximately 170 feet to the south of the site and there is a Class U wetland that borders the western shore of the lake. This wetland is approximately 375 feet south of the site. Redevelopment is not expected to affect either the lake or wetlands. Drainage The request for a change in comprehensive plan and zoning designation is to facilitate the rebuilding of Federal Way High School. The site is located within the Lower Puget Sound Basin and Conservation Flow Control Area. This site drains either partially or completely to the Easter Lake Basin and is subject to the Enhanced Basic Water Quality (WQ) menu.3 Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2009 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits B and C, this parcel fronts on South 300 Street to the south, South 308'' Street to the north and 16`h Avenue South and Pacific Highway South to the east. The site is presently accessed from both South 30,e Street and South 308'' Street. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Single - Family — High Density Residential and Single - Family Residential (RS) 7.2 (one unit per 7,200 square feet) to Community Business (BC). The non - project action by itself does not affect traffic. However, at the time that an application for a development permit is submitted, the Traffic Division will conduct a Transportation Concurrency Analysis, which will analyze peak hour impacts of the project to assure that there is adequate capacity to accommodate the proposed development. Supplemental mitigation may be required if the proposed project creates an impact not anticipated in the Transportation Improvement Plan (TIP). Development proposals will also be subject to a traffic impact fee to address system impacts. Site - specific analysis may also be required to address impacts outside of the evening peak hour or safety issues. Public Comments Received No written public comments were received. However, several inquiries were received asking for clarification of the request. B. Lakeview Professional Building/Alhadeff Summary File Number: 12- 104793 -UP Parcel No.: 082104 -9139 Address: 30819 le Avenue South Location: West of 140' Avenue South and south of South 308" Street (Exhibit D — Vicinity Map) 3 The Enhanced WQ menu requires increased water quality treatment necessary for developments that generate the highest concentrations of metals and for development that drain to sensitive lakes and sphagnum bog wetlands. Facility options in this menu are intended to remove more metals than expected from the Basic WQ menu and are intended to apply to all project sites that drain by surface flows to a fish-bearing stream. Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 4 of 16 Size: 0.93 acres Existing Land Use: Church Applicant/Owner: Joshua Alhadeff Existing (RS 7.2 [one unit per 7,200 square feet]) Comprehensive Plan: Professional Office Existing Zoning: Professional Office (PO) Requested Multi family (RM 1800, one unit per 1800 Comprehensive Plan: Multiple Family Residential Requested Zoning: Multi- Family Residential (RM) 1800 (one unit per 1,800 square feet) Availability of Utilities Sanitary Sewer: Lakehaven Utility District Public Water: Lakehaven Utility District Solid Waste: Waste Management Availability of Public Services Police: City of Federal Way Public Safety Fire/Emergency Medical: South King Fire and Rescue Schools: Federal Way Public Schools Reason for the Request The applicant would like the option to build multi - family units on the property. Surrounding Zoning & Land Use (Exhibit E — Aerial Map) Topography The site is fairly flat with a 0-6 percent slope. Critical Areas The site is located within a 10 -year Wellhead Protection Zone. At the time of redevelopment, the applicant will be required to submit a Hazardous Materials Inventory Statement that discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. Easter Lake is located approximately 215 feet west of the Lakeview Professional Building site. The Class H wetland bordering the western shore of Easter Lake is approximately 500 feet west of the Lakeview Professional Building site (Exhibits D and E). Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 5 of 16 Zoning Land Use North Single -- Family High — Density Residential Federal Way High School (RS 7.2 [one unit per 7,200 square feet]) South Professional Office (PO) Dental Office East Multi family (RM 1800, one unit per 1800 Parking Lot, Multi - family square feet) West Multi - family (RM 1800, one unit per 1800 Multi- family square feet) Topography The site is fairly flat with a 0-6 percent slope. Critical Areas The site is located within a 10 -year Wellhead Protection Zone. At the time of redevelopment, the applicant will be required to submit a Hazardous Materials Inventory Statement that discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. Easter Lake is located approximately 215 feet west of the Lakeview Professional Building site. The Class H wetland bordering the western shore of Easter Lake is approximately 500 feet west of the Lakeview Professional Building site (Exhibits D and E). Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 5 of 16 Drainage Redevelopment is not currently proposed in conjunction with the request for a change in comprehensive plan and zoning designation. The site is located within the Lower Puget Sound Basin and Flood Problem Flow Control Area. This site drains completely to the Easter Lake Basin and is subject to the Enhanced Basic Water Quality (WQ) menu. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2009 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access The Lakeview Professional Building has frontages on South 308"' Street to the north and 14" Avenue South to the East. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Professional Office (PO) to Multiple Family Residential and RM 1800 (one unit per 1,800 square feet). The non - project action by itself does not affect traffic. However, at the time that an application for a development permit is submitted, the Traffic Division will conduct a Transportation Concurrency Analysis, which will analyze peak hour impacts of the project to assure that there is adequate capacity to accommodate the proposed development. Supplemental mitigation may be required if the proposed project creates an impact not anticipated in the Transportation Improvement Plan (TIP). Development proposals will also be subject to a traffic impact fee to address system impacts. Site - specific analysis may also be required to address impacts outside of the evening peak hour or safety issues. Public Comments Received No public comments were received. C. Site - Specific Request #3 — Summers Summary File Number: Parcel No's.: Address: Location: Size: Existing Land Use: Applicant: Agent: Owners: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: Planning Commission Staff Report 2013 Comprehensive Plan Amendments 12- 104794 -UP 442060 -0025 & 4420600 -0030 No site address South of North Lake, between 30" Avenue South, South 337" Street, and 33rd Place South (Exhibit F— Vicinity Map) 1.05 acres Vacant Dr. Greg and Leanne Summers Craig Coates Dr. Greg and Leanne Summers Corporate Park Corporate Park (CP -1) Single - Family High -- Density Residential Single - Family Residential (RS) 9.6 (one unit per 9,600 square feet) June 18,2013 Page 6 of 16 Availability of Utilities Sanitary Sewer: Lakehaven Utility District Public Water: Lakehaven Utility District Solid Waste: Waste Management Availability of Public Services Police: City of Federal Way Public Safety Fire/Emergency Medical: South King Fire and Rescue Schools: Federal Way Public Schools Reason for the Request At the time that the city incorporated in February 1990, these parcels were zoned RS 7200 pursuant to King County Zoning, Title 21. This was a single family dwelling classification with a minimum required lot area of 7,200 square feet. These parcels were part of a larger area annexed into the city in September 1994 with a zoning designation of CP -I pursuant to a Concomitant Pre- Annexation Zoning Agreement between Weyerhaeuser, who owned the property at that time, and the City of Federal Way. The CP -I zone was intended for property that could be used as corporate headquarters. However, terms of the concomitant agreement also stated that the Community and Economic Development Director could determine other compatible uses in addition to those specifically permitted in that zone. The director did make a finding that single family residential is a permitted use in the CP -I zone in a March 26, 2012, correspondence (Exhibit G). The Summers have since purchased these two parcels for residential purposes and would like the property to be rezoned to RS 9.6, which is consistent with the existing adjacent zoning to the east. Surrounding Zoning & Land Use (Exhibit H— Aerial Map) Topography The site is fairly flat with a 0-6 percent slope. Critical Areas North Lake borders the Summers' site to the north. There is also a Class I Wetland on the northern portion of the Summers' site (Exhibits F and H). Drainage Development is not currently proposed in conjunction with the request for a change in comprehensive plan and zoning designation. The site is located within the Hylebos Creek Basin and Conservation Control Area. This site is subject to the Enhanced Basic Water Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 7 of 16 Zoning Land Use North Unzoned North Lake South Corporate Park 1 (CP -1) South 337" Street Right -of -Way Office Park 1 (OP -1) Single — Family High — Density East Residential (RS 9.6 (one unit per 9,600 Single - Family Residential square feet]) West Corporate Park I (CP -1) vacant Topography The site is fairly flat with a 0-6 percent slope. Critical Areas North Lake borders the Summers' site to the north. There is also a Class I Wetland on the northern portion of the Summers' site (Exhibits F and H). Drainage Development is not currently proposed in conjunction with the request for a change in comprehensive plan and zoning designation. The site is located within the Hylebos Creek Basin and Conservation Control Area. This site is subject to the Enhanced Basic Water Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 7 of 16 Quality (WQ) menu. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2009 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access The Summers' site has frontage on South 337h Street to the south (Exhibits F and H). Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Corporate Park (CP -1) to Single -- Family High - Density Residential and RS 9.6 (one unit per 9,600 square feet). However, at the time that an application for a development permit is submitted, the Traffic Division will conduct a Transportation Concurrency Analysis, which will analyze peak hour impacts of the project to assure that there is adequate capacity to accommodate the proposed development. Supplemental mitigation may be required if the proposed project creates an impact not anticipated in the Transportation Improvement Plan (TIP). Development proposals will also be subject to a traffic impact fee to address system impacts. Site - specific analysis may also be required to address impacts outside of the evening peak hour or safety issues. Public Comments Received No written public comments were received. One citizen gave public testimony at the April 1, 2013, Land UsefTransportation Committee; however, it was unrelated to this specific request, but was related to neighborhood issues and stewardship of the lake. One telephone inquiry was received requesting clarification of the request. VI. COMPLIANCE wfrH FWRC 19.80.140 AND 19.80.150 1. FWRC 19.80.140, Factors to be Considered in a Comprehensive Plan Amendment — The city may consider, but is not limited to, the following factors when considering a proposed amendment to the comprehensive plan. (1) The effect j`ect upon the physical environment. Request Response Request #1— Federal This site is already developed with Federal Way High School and no Way High School critical areas will be affected by its redevelopment. Community Business zoning will allow the buildings to be placed closer to Pacific Highway South. Redevelopment of the site must comply with city regulations related to clearing, grading, drainage, and water quality. Request #2 — Lakeview This site is already developed with an office building, which is used Professional Building as a church. A multi - family designation would allow redevelopment as apartments. No critical areas would be affected by redevelopment, which would have to comply with city regulations related to clearing, grading, drainage, and water quality. Request #3 — Summers The site is comprised of two vacant parcels on the south end of North Lake. There is a Class I Wetland with an associated 100 -foot buffer on the northeastern portion of the site. In addition, the parcels are located within a Shoreline Residential Environment, which does not Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 8 of 16 Request Response Request #1— Federal permit construction of a residence within the first 50 feet of property Way High School landward from the ordinary high water mark (Exhibit 1). Any development of the site must comply with wetland and shoreline regulations as well as regulations related to clearing, grading, drainage, and water quality, similar to what would be required under the existing CP -I designation. (2) The effect on open space, streams, and lakes. Staff Response — Please refer to responses under Section VI(l)(l) above. (3) The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Request Response Request #1— Federal There are single family residences adjacent to the Federal Way High Way High School School on the west. The BC zoning regulations limits building height to 30 feet if located within 100 feet of a residential zone. In addition, a 20 -foot building setback is required from a residential zone. Under the existing RS 7.2 zone, a 40 -foot tall building could be built within 50 feet of the single family residences. Based on a conceptual plan submitted for the rebuilding of the high school, the existing stadium, which sits between the single family residences to the west and the high school building, will be retained (Exhibit .n. Moreover, the school is proposed to be rebuilt in essentially the same location but closer to the eastern property line (Exhibit K). As a result, there should be no impact on the adjacent land uses and surrounding neighborhoods. Request #2 — Lakeview A multi- family building on this parcel would be compatible with the Professional Building adjacent land uses and surrounding neighborhoods as there are existing multi- family buildings to the east, west, and further to the south. In addition, there should be no impacts on adjacent land uses and surrounding neighborhoods as any redevelopment of the site would be subject to future review for compliance with all codes, including the Community Design Guidelines. Request #3 — Summers The applicant is requesting the same comprehensive plan designation and zoning as the parcels to the east; therefore, the request for RS 9.6 zoning, if granted, would allow single family residences, which would be compatible with the existing single family uses. The parcels to the west are vacant and are zoned CP -I. The CP -1 designation is intended for property that could be used as corporate headquarters. However, terms of the concomitant agreement, which granted the CP -I zoning designation, state that the Community and Economic Development Director can determine other compatible uses in addition to those specifically permitted in that zone. The director did make a finding that single family residential is a permitted use in the CP -1 zone in a March 26, 2012, correspondence (Exhibit G). Therefore, single family residences on the subject site would be compatible with adjacent land °The Lake Apartments and Liberty Lake Condominiums are located to the south of the dental office. Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 9 of 16 Request Response uses and surrounding neighborhoods and would not have a negative impact on them. (4) The adequacy of and impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools. Request Response Request #1— Federal The request is for a change in designation from BC to Single - Family Way High School Residential with the goal of rebuilding the high school. All public services are available to the site. Public roads border the site on the north, south, and east, and bus service is available along Pacific Highway South. There are a wide variety of recreational opportunities in the vicinity and rebuilding the high school will have a positive impact on schools by replacing an outdated facility with a modern one. Request #2 — Lakeview The site is developed and all utilities are available to the site. The Professional Building parcel has two frontages, South 308x` Street to the north and 14" Request #2 — Lakeview Avenue South to the east, with its access off of 10 Avenue South. All public services are also available to this site and bus service is available along Pacific Highway South, which is one block to the east. There are a wide variety of recreational opportunities in the Federal Way area and if this site is developed as multi- family, it will be required to provide 400 square feet of open space per dwelling unit. Impacts on schools should be mitigated by the payment of a school impact fee of $1,450 per dwelling unit. Request #3 — Summers The subject site is comprised of two parcels and is presently vacant. All public services are available and the parcels have access to South 337'" Street to the south. There are a wide variety of recreational opportunities in the vicinity and the North Lake Fishing Access, which has a boat launch and fishing pier, is located at the north end of North Lake. If the site is developed with single family homes in the future, impacts on schools should be mitigated by the payment of a school impact fee of $4,215 per dwelling unit. (5) The benefit to the neighborhood, city, and region. Request Response Request #1— Federal Federal Way High School was constructed in 1953. The School Way High School District states that the building is severely outdated and rebuilding of the school is necessary to continue to provide a high -quality learning environment for Federal Way students. The requested BC zoning designation would provide more flexibility in terms of setbacks and height for the new high school as discussed under Section VI(1)(3). The Federal Way voters approved a bond specifically for the purpose of rebuilding the high school in 2012. Therefore, granting the BC designation would benefit the neighborhood, city, and region. Request #2 — Lakeview Designation of the site as multiple - family would allow redevelopment Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 10 of 16 Request Response Professional Building with multi - family units consistent with adjacent land uses, which Way High School would be of benefit to the neighborhood, as well as adding to the city's Request #2 — Lakeview housing options and tax base. Request #3 — Summers As determined by the Director of Community and Economic Request #2 — Lakeview Development, these two parcels could be developed for single - family Professional Building residential uses under the CP -I zoning. However, changing the designation to single - family residential would preclude any non - residential development on these parcels and would protect the existing residential single - family neighborhood from incompatible uses locating adjacent to them. Therefore, changing the designation to single - family residential would benefit the neighborhood (6) The quantity and location of land planned for the proposed land use type and density and the demand for such land. Request Response Request #1— Federal Approval of the requested BC comprehensive plan designation and Way High School zoning would allow the rebuilding of the high school and would not Request #2 — Lakeview affect the land use or density of the site. As shown in Exhibit K, the Professional Building school is proposed to be rebuilt in essentially the same location. Request #2 — Lakeview Recent trends in housing reveal that many baby boomers (between 46 Professional Building and 54 years of age) are looking to downsize from larger homes and echo boomers (children of baby boomers, between 17 and 31 years of age) are entering the housing market mostly as renters. Many want a green, carefree lifestyle, while having the convenience of public transit and being close to friends and activities. Therefore, there appears to be a demand for multi - family housing in urbanized areas such as this. Development of the site as multi - family would be consistent with this trend. Request #3 — Summers The request to have these parcels designated residential would result in an additional 1.05 acres of residentially zoned land. Although four units could be built on the site based on RS 9.6 zoning, it is likely that only two units could be built due to the presence of wetlands and location within the shoreline jurisdiction (Exhibit I). Because of its frontage on North Lake, the lots should be desirable for development of single family residential uses (7) The current and projected population density in the area. Request Response Request #1— Federal The redevelopment of the site as a high school will not affect current Way High School or projected population density in the area Request #2 — Lakeview Changing the designation of this site from Professional Office to multi - Professional Building family (RM 1800) zoning would allow a maximum of 22 units on the site at a density of 24 units per acre. Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 11 of 16 Request Response Request #3 — Summers The existing zoning of the residential units to the east is RS 9.6, which Way High School is 4.5 units per acre. The majority of these houses were built prior to the city's incorporation in 1990, and the density appears to be less than 4.5 units per acre. It is unlikely that the subject parcel will be able to achieve a density of 4.5 units per acre based on the presence of Request #2 — Lakeview wetlands and being located within the shoreline jurisdiction (Exhibit I). (8) The effect upon other aspects of the comprehensive plan. Staff Response — Granting the three site - specific requests should not affect other aspects of the comprehensive plan. 2. FWRC 19.80.150, Criteria for Amending the Comprehensive Plan — The city may amend the comprehensive plan only if it finds that: (1) The proposed amendment bears a substantial relationship to public health, safety, or welfare; Request Response Request #1— Federal The proposed amendment would facilitate the rebuilding of the Federal Way High School Way High School to better serve the students, and would address any building code issues that may exist without any detrimental impact to nearby residents. Therefore, it bears a substantial relationship to public health, safety, or welfare. Request #2 — Lakeview Designating these parcels as multiple - family complies with the Professional Building comprehensive plan goal LUG4 of providing a wide range of housing types and densities commensurate with the community's needs and preferences, and thus bears a substantial relationship to public health, safety, and welfare. Request #3 — Summers Changing the designation from CP -1 to Single Family Residential does not affect public health, safety, or welfare as residential uses are allowed under either the CP -1, or RS 9.6 zoning. Having the RS 9.6 zoning does, however, give predictability to the future development of the lots related to bulk and dimensional standards. (2) The proposed amendment is in the best interest of the residents of the city. Staff Response — Please see responses under Sections VI (1)(5) and VI(2)(1). (3) The proposed amendment is consistent with the requirements of RCW 36.70A and with the portion of the city's adopted plan not affected by the amendments. Staff Response — The proposed site - specific requests are consistent with the following goals of RCW Chapter 36.70A.020(2) of the Growth Management Act: "(i) Urban growth. Encourage development in urban areas where adequate Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 12 of 16 public facilities and services exist or can be provided in an efficient manner. (ii) Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low- density development. (iii) Housing. Encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock." The amendments are also consistent with goals and policies of the land use, housing, and economic development chapters of the city's comprehensive plan. VII. COMPLIANCE WITH FWRC 19.75.130(3) Site - specific requests are also required to be evaluated for compliance with this section. 1) The city may approve the application only if it finds that: a. The proposed request is in the best interests of the residents of the city. StaffResponse— Please see responses under Sections VI(1)(5) and VI(2)(1). b. The proposed request is appropriate because either. (i) Conditions in the immediate vicinity of the subject property have so significantly changed since the property was given its present zoning that, under those changed conditions, a change in designation is within the public interest, or (ii) The change in designation will correct a designation that was inappropriate when established. Request Response Request #1— Federal The school was built in 1953 under King County zoning. Prior to Way High School the city's incorporation in February 1990, this site was zoned RS- 7200, which was single — family residential. Upon incorporation, the city adopted similar zoning for this parcel. It is unknown how the 1953 King County Zoning Code regulated schools. However, the existing Federal Way Single - Family Zoning regulations are not flexible enough to allow a seamless rebuild of the high school. Thus, the amendment may correct an inappropriate designation. Request #2 — Lakeview This building was built in 1971 pursuant to the King County code Professional Building in effect at that time. At the time of incorporation, the King County zoning for this parcel was RM -900. In addition to multi- family uses, the RM -900 designation allowed professional offices, such as medical and dental. Upon incorporation, the city adopted the Professional Office (PO) designation for this parcel and those Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 13 of 16 Request Response Request #1— Federal Way to the south, which were developed as offices. The PO designation High School does not allow multi - family uses. Although, the PO designation was not inappropriate when established, it does not allow for the wider range of uses as the previous King County RM -900 zoning. Request #3 — Summers These two lots were designated CP -1 when annexed as part of the larger Weyerhaeuser annexation in 1994. Conditions may have changed since Weyerhaeuser no longer wished to retain ownership Request #2 — Lakeview of these parcels for corporate use. The Summers purchased the Professional Building lots from Weyerhaeuser in October 2012 with the intent of future residential use. c. It is consistent with the comprehensive plan. Request Response Request #1— Federal Way Changing the designation of this parcel to BC would be consistent High School with the overall vision of the comprehensive plan, which states that the BC designation encompasses two major retail/commercial areas along the SR -99 corridor, including the segment between South 272nd Street and South 312d' Street, and the segment between South 320 Street and approximately South 339d' Street. This parcel lies between South 2728d Street and South 312" Street. Request #2 — Lakeview Changing the designation of this parcel to multi - family would be Professional Building consistent with the overall vision of the comprehensive plan, which states that the multi - family residential land use designation represents an opportunity to provide a range of housing types to accommodate anticipated residential growth. The increase in population, decline in average family size, and increased cost of single - family homes have created heavy demand for new housing types. Request #3 — Summers Changing the designation of this parcel to single — family would be consistent with the overall vision of the comprehensive plan, which states that the demand for and development of single - family housing is expected to continue for the foreseeable future. Single - family development will occur as in -fill development of vacant lots scattered throughout existing neighborhoods and as subdivisions on vacant tracts of land. d. It is consistent with all applicable provisions of the chapter, including those adopted by reference from the comprehensive plan. Stgf'Response —The redevelopment of the Federal Way High School and the Lakeview Professional Building sites, and development of the Summers' parcels would be required to comply with all city regulations, including those adopted by reference from the comprehensive plan. Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 14 of 16 e. It is consistent with the public health, safety, and welfare. StaffResponse — Refer to responses under Section VI(2)(1). VIII. MAYOR'S RECOMMENDATION A. Site- Specific Request #1— Request from Chad Weiser on behalf of the Federal Way Public Schools for a comprehensive plan amendment and rezone of parcel 082104 -9001 (38.32 acres), Federal Way High School, located at 31031 Pacific Highway South, from Single - Family High - Density Residential and RS 7.2 (one unit per 7,200 square feet) to Community Business (BC). Mayor's Recommendation — The Mayor recommends that the request be approved. B. Site - Specific Request #2 — Request from Joshua Alhadeff for a comprehensive plan amendment and rezone of parcel 082104 -9139 (0.93 acres), located at 3081910 Avenue South, fiom Professional Office (PO) to Multiple Family Residential and RM 1800 (one unit per 1,800 square feet). Mayor's Recommendation — The Mayor recommends that the request be approved. C. Site - Specific Request #3 — Request from Dr. Greg and Leanne Summers for a comprehensive plan amendment and rezone of parcels 442060 -0025 and 4420600 -0030 (totaling 1.05 acres), located south of North Lake between 30'' Avenue South, South 337"' Street, and 33`d Place South, from Corporate Park (CP -1) to Single - Family High -- Density Residential and RS 9.6 (one unit per 9,600 square feet). Mayor's Recommendation — The Mayor recommends that the request be approved. IX. PLANNING COMMISSION ACTION Consistent with the provisions of FWRC 19.80.240, the Planning Commission may take the following actions regarding each proposed comprehensive plan amendment: 1 Recommend to City Council adoption of the proposed comprehensive plan amendment as proposed; 2. Recommend to City Council that the proposed comprehensive plan amendment not be adopted; 3. Forward the proposed comprehensive plan amendment to City Council without a recommendation; or 4. Modify the proposed comprehensive plan amendment and recommend to City Council adoption of the amendment as modified. Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 15 of 16 LIST OF EXHIBITS Exhibit A Composite Map— Location of Site-Specific Requests Exhibit B Vicinity Map of Site- Specific Request #I — Federal Way High School Exhibit C Aerial Map of Site - Specific Request #1— Federal Way High School Exhibit D Vicinity Map of Site - Specific Request #2 — Lakeview Professional Building Exhibit E Aerial Map of Site-Specific Request #2 — Lakeview Professional Building Exhibit F Vicinity Map of Site-Specific Request #3 — Summers Exhibit G March 26, 2012, Correspondence from the Director of Community and Economic Development Exhibit H Aerial Map of Site - Specific Request #3 — Summers Exhibit I Environmental Constraints Mapof Site - Specific Request #3 — Summers Exhibit J Conceptual Drawing of the Rebuilt High School Exhibit K Layout of Existing and Proposed High School KAComprehensive PlaA2013 Comprehensive PlaAPlanning CommissioAReport to Planning Commision.doc Planning Commission Staff Report June 18, 2013 2013 Comprehensive Plan Amendments Page 16 of 16 ro Y� S 3" ISM oy AllVLlf/* Y J s AMM 31113W s AMN DLM*w ', s3AVLL -__o y _ sanvss� MS 3AV ISLZ 3 MS 3AV Is LL S 3AV HIR j e� h . %' 1 rn CL� y co cn (D y — m ai b. 2 y -1 O � � m A > 5 Q a' o � F If o C v a% �. CL Q N a E O i (J y ca a Ca a �a Q X N aTi� 3 L ° orn o c LU Q CD a� Y 6; E u Q �-% � C LL ,'I H Y E M a >, a O N a) :: �Li -1 cn ° My ,�,.� ♦ ♦ V J j ,• I I E u, /1 Ne�l Z FL- m V ro Y� S 3" ISM oy AllVLlf/* Y J s AMM 31113W s AMN DLM*w ', s3AVLL -__o y _ sanvss� MS 3AV ISLZ 3 MS 3AV Is LL S 3AV HIR j e� h . %' 1 N = N r ro _ O c �• O/ O LL C V Z' m O@ In m o a m •• o V U N N ) Co w � j N a C LL N G1 N .N (D .� V X CO c a x 0 >. �1� o 0 W v a) co « c m W Q m w :. o m �u LI.. y n (n 'C to Cfl U3 t0 �% Q m o n E (/ E U .c w m > (� O U) J z° rn \`Z (� N N ca = N cc 4) ca s N �a V N p � �- >o s a) 4- s�/, rx a) O E ■— CL = U U. _ (� `p Ip (n co V) E- - -- . - - -- - m C �� o' ct: N N 3Y s N m o LL C ♦+ a U ° mof0 rn cN .� cn co cc w a c _ m � CL C N O x N m > In `� a a CL CN .2 c N W U co LL C: °� Na c Q�E o ' mE a� u; .0 (D Ern O N > Z y' J j z-om Hm , Ado, 1p� o, i -� ��I't 11 IM F #rl{ -rl r� MI .[� N■ � R �I - 11w1 ~' t 1 WIN All elt ♦ `j 1 t'' . • °' •-gym TT Oilti Iil� It 400 1 ea _ _ _s_' '— �'' �N,tr lfr 5l1µ ■ �c t� 44 ` 'CO — 1 so 7:1 .! f r t1 U) N cz N N CO ig co ca co �av N Mme'• —� .C2 rn c N .N 0 V x fn CL c a� L ' W }, O E� CU L O CL C/) ON 6. •V{� y ��1 N bbd cr. N 0 M N �c �0 o ♦♦�A� o0 LLC L / $ " H.M a• r OQO• O W • N O • O • • ' N = • • V/ M m LLJ f- SAVHl6L Ep.La CL a O ro o am a� E C y O �m> .` b 2.G m co Q�, C N > Z 'o a► V 0 �M W r G .c � a d � S AMH 31 LrE -o L 2 0 m o m CD C) LL Lo m a N p N L 'C m U LO o rn c >LL U y a ° m ' 1 :E EN Z N t� � a d � S AMH 31 LrE -o L 2 -.. ,�- - ,,�, _ F ��y,� � � � � -! � ,,mot SL f � • <r fv ' 11 W 1 pEFf tt ! i r ff r I -Fl [Lou c F IL14T t lel 1! ! tta 1 ..... .i,.....r1._ > t t f!t !k � t f l t tt It �ti i H}4 F e - JL t- ��6!!t ll ektffE - e -T"�.r - t ('V Fu- -- � t1�..•, ��- r'��.•- t t: t, f�1EfFffi � � � , r t. • , + I•�, j • ♦ ' 'f }•�i a j j Lift L , A. N Ca N °i N LD p art �• :3 Z U N CL 3 Co °vi L y O C O d± �' cr 0 U) ao �• o2c m p LL c CU •> v Y rn ca axi Y a N (� -o r V cC O U U U O `�� > mt N fJi•� Y C x a 1 p m x�a) in N as E m E U t0 ^ r..i (n (D N C O � N d C (/) _ Q c c p a,E cn V •— O }. a� o 4) o E .� U L' (n J Z� Q ,°N O. �m -.. ,�- - ,,�, _ F ��y,� � � � � -! � ,,mot SL f � • <r fv ' 11 W 1 pEFf tt ! i r ff r I -Fl [Lou c F IL14T t lel 1! ! tta 1 ..... .i,.....r1._ > t t f!t !k � t f l t tt It �ti i H}4 F e - JL t- ��6!!t ll ektffE - e -T"�.r - t ('V Fu- -- � t1�..•, ��- r'��.•- t t: t, f�1EfFffi � � � , r t. • , + I•�, j • ♦ ' 'f }•�i a j j Lift L , A. % Ch m oc � L U o a r o �i n. m > O ai N .. rn co x m E N v m Cc 4= C m E t C4 a± 4- N -0 m CD ? .R .n N E m ai ai .N :.i N cri C C N m 0 o O 0) CL CL 0 V to N m U3 < 4) y a O N a'0> Eu_► CO) V'� _ zoo+ y� U o a U) Z � y- N 0 c CL • s, O a0 • s S a� J 4. � o • z C-4 ul • o x • to , C � y r Cl o y a co o • V • N x �i/•,� ri o N S AV KLOY r N fd. j V o WEYERHAEVSE E 0 U cr N v 'o n`. 'v Y CITY OF �. Federal Way March 26, 2012 Greg and LeAnne Summers 3106 South 337' Street Federal Way, WA 98001 Dear Mr. & Mrs. Summers: CITY HALL 33325 8th Avenue South Federal Way, WA 98003 -6325 (253) 835 -7000 www. cityoffedera&vay.. com This letter is a follow up to our meeting of January 12, 2012, regarding parcel numbers 4420600030 & 4420600025. These parcels are zoned Corporate Park l (CP -1). You have expressed an interest in purchasing these parcels from the Weyerhaeuser Corporation with the intent of potentially using them for residential purposes. You further indicated your interest in completing a Comprehensive Plan amendment to change the Comprehensive Plan designation and zoning of the property to Single- Family High- Density and RS9.6 respectively. The city is supportive of your request. In that you would like to purchase the property soon and amending the Comprehensive Plan and zoning map is a lengthy process, we discussed an alternative that would give you confidence to move forward with the real estate transaction in the near future. That alternative is for the city to find that single- family residential use is a permitted use in the CP -1 zoning district. Pursuant to the Corporate Park Zone Concomitant Agreement, Exhibit C, Section VII(A)(14), [ find that single- family residential use is a permitted use in the CP -I zoning district. The use is compatible with other uses permitted in the CP -I zone, especially given the location of the subject parcels abutting single - family zoning and uses to the east, abutting a clubhouse building slightly to the west, and the lake to the north. Please do not hesitate to contact me if you have any questions. I can be reached at 253 -835 -2612 or patric k.doh ertv/d'c i tvo ffederalwU.com. Sincerely, �atrick Doherty Director, Communi and Economic Development Isaac Conlen, Planning Manager Margaret Clark, Principal Planner I'dsaac CorteWondence'Summers Zoning Leaer.docr Q) Y CU J t O ff-4 IF Y u i >F N N c f0 CQ /l yMy.')� N N T o LL to zu n a N C cc C �• N .V �s LO W O.Q. TN (D U U � u LL c0 C T E .�. N p_ W 111 U) O o O E o z (// N -o N * co 0 ° m co r..- U v c N o c4 - N v o > Q�� L uJ a Cn N c N co t. a. /w�■ 0 OV/ E Y/ _0 U) fn N Qmm ` D L' c F7 U c U) 'o 0) o 4- N Q) Y CU J t O ff-4 IF Y u i >F d x Y t' j r T� N N c f0 CQ N N p c c y o LL to n a N C .V �s LO W O.Q. TN O � U U � u LL c0 N p_ o 111 a .E N E o z (// N -o d x Y t' j r T� �( CN O N CyW�) ca � L C [L L N cr O W2.0 '>y G± N M a:+ � .� N s U_ =� it LL O .� °' °' N cn a0 -�.� E Z m U 0. w ai w O = E D r Nmcc U ,O N -- (n a U CL U 1 ;p of L C N a -�.� E Z m ai w E r Nmcc -- a 7n a U CL U 1 ;p of c0 N O c y L ` � C i - C LL � O N � L rn t0 � o m a O c ca N �j m E m� 0. Lo N (V � Cl. -o N U v Q C> _ •. _ � c N L. w U N °' C4 c s ._ (D U N U m W L CL N = fd x N E@ o ° �c� ��a �� 0°) um N (n 'uLl. Na (n CO is QN ¢mm Gi t N m °1 m Zorn ° , 1 `M T Z N J � ~ � a 7n CL U 1 ;p C Y L ` � C i - a m L U LL � O N � L � o m a O �. C O c'II M.? O CaR a)_- a U- a) � I _ •. _ � c N L. w U N °' C4 c s ._ (D U N _.~. a. 0. It IL | �/ • • r r.e. - Ab Z