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Planning Commission PKT 10-25-2017 City of Federal Way PLANNING COMMISSION Special Meeting October 25, 2017 City Hall 6:30 p.m. Council Chambers AGENDA 1. CALL TO ORDER/ROLL CALL 2. COMMISSION BUSINESS • Public Hearing 2017 Comprehensive Plan Amendments 3. ADJOURN Commissioners City Staff Lawson Bronson, Chair Tom Medhurst, Vice-Chair Robert "Doc"Hansen,Planning Manager Hope Elder Wayne Carlson Margaret Clark, Principal Planner Tim O'Neil Diana Noble-Gulliford E. Tina Piety,Administrative Assistant Dawn Meader McCausland Anthony Murrietta,Alternate 253-835-2601 Dale Couture,Alternate wwhv.ciivoffederatway.coni 41k CITY OF Federal Way PLANNING COMMISSION STAFF REPORT October 18, 2017 TO: Lawson Bronson, Federal Way Planning Commission Chair FROM: Brian Davis, Community Development Director &S.: Robert "Doc" Hansen, Planning Manager Vdw-- Margaret H. Clark, AICP, Principal Planner SUBJECT: 2017 Comprehensive Plan Amendments MEETING DATE: October 25. 2017 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 update is June 2023. However, per Federal Way Revised Code (FWRC) 19.80.050, the city has elected to review citizen - initiated requests on an annual basis. As part of the annual review, the city may also make changes to chapters and maps of the comprehensive plan. Federal Way adopted its comprehensive plan in 1995 and updated it in December 1998, December 2000, November 2001, March 2003, July 2004, June 2005, July 2007, June 2009, October 2010, January 2011, January 2013, and June 2015. The Growth Management Act (GMA, RCW 36.70A.130 [2] [a]) limits plan updates to no more than once per year, except under the following circumstances: 1. The initial adoption of a subarea plan that clarifies, supplements, or implements jurisdiction -wide comprehensive plan policies; The development of an initial subarea plan for economic development located outside of the one hundred year floodplain in a county that has completed a state - funded pilot project that is based on watershed characterization and local habitat assessment; 3. The adoption or amendment of a shoreline master program; 4. 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; or 5. The adoption of comprehensive plan amendments necessary to enact a planned action. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 1 of 33 Except as otherwise provided above, the governing body shall consider all proposals concurrently, so the cumulative effect of the various proposals can be ascertained. However, after appropriate public participation, a county or city may adopt amendments or revisions to its comprehensive plan that 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 Selection Process (Prioritizing Docketed Proposals) 7/10/17 Land Use Transportation Committee (LUTC) Meeting 7/18/17 City Council Public Hearing Comprehensive Plan Amendment Process 10/06/17 Issuance of Determination of Nonsignificance pursuant to the State Environmental Policy Act (SEPA)' 10/20/17 End of SEPA Comment Period 10/25/17 Public Hearing before the Planning Commission 11/03/17 End of SEPA Appeal Period 11/06/17 LUTC Meeting 11/21/17 City Council ls` Reading 12/05/17 City Council 2nd Reading 1 Due to its bulk, a copy of the DNS is not attached, but is available for review at the Community Development Department. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 2 of 64 IV. 2017 COMPREHENSIVE PLAN AMENDMENTS This annual update includes nine citizen - initiated requests for amendments to comprehensive plan designations and zoning (Exhibit A — Composite Map). The site - specific requests are described in Section V of this staff report. V. CITIZEN- INITIATED SITE - SPECIFIC REQUESTS 1. Site - Specific Request #1— Puget Center Property Reason for the Request Puget Center Property is requesting a comprehensive plan amendment and rezone of their property from Neighborhood Business (BN) to Single Family High- Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) due to the housing crisis in King. They also state that the highest and best use for the land is residential housing. Summary File Number: 15- 104981 -UP Parcel No. Address Size in Acres Existing Land Use 082104 -9074 No site address 1.24 Vacant i 082104 -9076 No site address 1.24 Vacant 082104 -9167 No site address 1.55 Vacant Total Size 4.03 Applicant: Ed Clark, Puget Center Location: North of South 312`" Street and east of 1St Avenue South Exhibit B) Existing Comprehensive Plan: Neighborhood Business Existing Zoning: Neighborhood Business (BN) Requested Comprehensive Plan: Single Family High Density Residential Requested Zoning: Single Family (RS 7.2, one unit per 7,200 square feet) Surrounding Zoning & Land Use (Exhibit C) Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 3 of 64 Zoning Land Use North Single Family (RS 7.2, one unit per 7,200 Single family dwellings square feet) South Multi- family (RM 2400, one unit per 2,400 South 312th Street and Greystone square feet) Apartments Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 3 of 64 Availability of Utilities Sanitary Sewer: Lakehaven Water and Sewer provides sewer service in this area. Sewer service is available adjacent to the property along 1" Avenue South. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Public Water: Lakehaven Water and Sewer District provides water service in this area. Existing water facilities are adjacent to the property along 1St Avenue South and South 312`h Street. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections Solid Waste: Solid waste is provided by Waste Management. Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Development Medical: in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: This area falls within the boundaries of Federal Way School District, who had no comment since this is a non - project action. Topography The site is fairly level. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 4 of 64 Zoning Land Use East Single Family (RS 7.2, one unit per 7,200 square feet) Single family dwelling Single Family (RS 7.2, one unit per 7,200 Single family West square feet) Neighborhood Business (BN) 7 -11 Convenience Store, Pizza Restaurant Availability of Utilities Sanitary Sewer: Lakehaven Water and Sewer provides sewer service in this area. Sewer service is available adjacent to the property along 1" Avenue South. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Public Water: Lakehaven Water and Sewer District provides water service in this area. Existing water facilities are adjacent to the property along 1St Avenue South and South 312`h Street. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections Solid Waste: Solid waste is provided by Waste Management. Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Development Medical: in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: This area falls within the boundaries of Federal Way School District, who had no comment since this is a non - project action. Topography The site is fairly level. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 4 of 64 Critical Areas The site is located within a five -year capture zone. A five -year capture zone represents the time it takes spills within the land area overlaying the five -year capture zone to travel to any public water source well owned by Lakehaven Water and Sewer District, excluding the land area contained in the six -month or one -year capture zones. At the time of development, 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. There is a small unrated wetland on the southern portion of the site. Regardless of the zoning, any future development in the vicinity of the wetland will require a critical area study to be approved by the city. This must include a wetland classification and buffer determination under the city's current wetland rating system. Drainage The site is located within the Lower Puget Sound Basin and in an identified flood control problem area. Any future development must design their storm water detention system to Flood Problem Flow Control. The City has a storm water system in close proximity to the east. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 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 312`" Street to the south and 15` Avenue South to the west. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Neighborhood Business (BN) to Single Family High- Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet). This 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 During the Selection Process, an e-mail comment was received stating that these parcels should retain the Neighborhood Business designation because traffic is already very busy on South 312th Street, especially in the late afternoons. They were also concerned about the loss of green space so close to the City Center. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 5 of 64 2. Site- Specific Request #2 —Campbell Reason for the Request Mike and Kelly Campbell are requesting a comprehensive plan amendment and rezone of their property from Single Family Low Density Residential and Suburban Estates (SE, one unit per five acres) to Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) due to the need for additional single family homes in Federal Way. Summary File Number: Parcel No.: Applicant: Address: Location: Size: Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: 16- 105017 -UP 322104 -9059 Mike and Kelly Campbell 610 South 376th Street West of 8th Avenue South, between South 373rd and S 376th Streets (Exhibit D) 5.00 acres Single family dwelling Single Family Low Density Residential Suburban Estates (SE, one unit per five acres) Single Family Medium Density Residential Single Family (RS 35.0, one unit per 35,000 square feet) Surrounding Zoning & Land Use (Exhibit E — Aerial Map) Availability of Utilities Sanitary Sewer: Lakehaven Water and Sewer District serves this area. The property is presently on a septic system. Future development of the property, regardless of the outcome of the land use actions, will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 6 of 64 Zoning Existing Land Use North Single Family (SE, one unit per five acres) South 373`d Street and single family dwelling South Single Family (SE, one unit per five acres) South 376`h Street and Gethsemane Cemetery East Single Family (RS 35.0, one unit per 35,000 square Single family dwellings (3) feet) West Single Family (SE, one unit per five acres) Single family dwelling Availability of Utilities Sanitary Sewer: Lakehaven Water and Sewer District serves this area. The property is presently on a septic system. Future development of the property, regardless of the outcome of the land use actions, will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 6 of 64 Public Water: Lakehaven Water and Sewer District serves this area. There are existing water system facilities adjacent to the property along South 373`d Street. Future development of the property, regardless of the outcome of the land use actions, will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Development Medical: in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: This area falls within the boundaries of Federal Way School District, who had no comment since this is a non - project action. Topography The site has a gentle downward slope from north to south. Critical Areas A wetland is located to the north and west of this parcel and several streams (West branch of Hylebos Creek) are located to the north and west of this parcel. Based on the City's Critical Areas Map, it appears that a portion of the wetland buffer is located on the northwestern portion of the parcel. Any future development on the subject property will require a critical area study to be approved by the city. This must include a wetland classification and buffer determination under the city's current wetland rating system. Drainage The site is located within the Hylebos Creek Basin and Conservation Flow Control Area. The City does not have a storm water system in close proximity. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits D and E, this parcel fronts on South 373`d Street to the north and South 376`" Street to the south. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 7 of 64 Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Single Family Low Density Residential and Suburban Estates (SE, one unit per five acres) to Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet). This 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 During the July 18, 2017, City Council public hearing, a citizen testified about concerns related to future development on this parcel due to the proximity of an ancient Puyallup tribal burial ground and the Hylebos Homestead located in the Gethsemane Cemetery. They also stated that light rail to Tacoma may be extended through this area. 3. Site - Specific Request #3 — Dematteis /Gabrielson Property Reason for the Request The applicant is requesting a comprehensive plan amendment and rezone of three parcels from Professional Office (PO) to Single Family High Density and Single Family (RS 5.0, one unit per 5,000 square feet) in order to better utilize the property and provide affordable single family lots. He also states that office property is overbuilt with over a 21 percent vacancy rate, and the parcels have become a "holding zone" for a use that will be difficult to fill. Summary File Number: Parcel No's.: Applicant: Address: Location: Size: Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: Planning Commission Staff Report 2017 Comprehensive Plan Amendments 16- 106141 -UP 132103 -9002, 132103 -9091, and 132103 -9036 Mark Freitas 2200 SW 320th St and 32011 21St Ave SW South of S 3201h St and west of 21St Ave SW (Exhibit F) 2.3 acres Vacant Professional Office Professional Office (PO) Single Family High Density Residential Single Family (RS 5.0, one unit per 5,000 square feet) October 19, 2017 Page 8 of 64 Surrounding Zoning & Land Use (Exhibit G — Aerial Map) Availability of Utilities Sanitary Sewer: Lakehaven Water and Sewer District serves this area. There are existing sewer system facilities slightly northwest of the property and on the north side of SW 320th Street. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Public Water: Lakehaven Water and Sewer District serves this area. There are existing water system facilities adjacent to the property along SW 320th Street and 21St Avenue SW. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Solid Waste: Solid waste is provided by Waste Management. Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: This area falls within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 9 of 64 Zoning Existing Land Use North Professional Office (PO) SW 320th St and vacant land South Single Family Residential (RS 7.2, one unit per 7,200 square Single family dwellings (4) feet) East Multi- family (RM 2400, one unit per 2,400 square feet) 21st Ave SW and St. Croix Apartments West Professional Office (PO) Medical offices Availability of Utilities Sanitary Sewer: Lakehaven Water and Sewer District serves this area. There are existing sewer system facilities slightly northwest of the property and on the north side of SW 320th Street. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Public Water: Lakehaven Water and Sewer District serves this area. There are existing water system facilities adjacent to the property along SW 320th Street and 21St Avenue SW. Regardless of the outcome of the land use actions, future development of the property will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and sewer service connections. Solid Waste: Solid waste is provided by Waste Management. Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: This area falls within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 9 of 64 Topography The site is fairly level. Critical Areas A small portion of the site in the southwestern corner site is located within a ten -year capture zone. A ten -year capture zone represents the time it takes spills within the land area overlaying the ten -year capture zone to travel to any public water source well owned by Lakehaven Water and Sewer District, excluding the land area contained in the six - month, one -year, or five -year capture zones. At the time of development, 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. Drainage The site is located within the Lower Puget Sound Basin and in a Conservation Flow Control Area. The City has a storm water system located along South 3201h Street and another located along 21" Avenue SW. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits F and G, this parcel fronts on SW 320th Street to the north and 21st Avenue SW 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 Single Family High Density and Single Family (RS 5.0, one unit per 5,000 square feet). This 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 During the July 18, 2017, City Council public hearing, a citizen testified about the potential rezone and the impact it will have on an already busy roadways. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 10 of 64 Site - Specific Requests #4 -9 - Johnson, Neether, Otteson, Beard, Ellingson, and Dararak There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in an area located along Milton Road east of I -5. Requests were received from six of these property owners (Exhibit H) to change the comprehensive plan and zoning of 27.58 acres (Site - Specific Requests #4 -9). All requests for comprehensive plan amendments must be reviewed through a "Selection Process," which determines which requests should be further considered. At the end of the July 18, 2017, City Council public hearing on the "Selection Process," the council gave staff direction to proceed with these requests ( #4 -9,) for site - specific comprehensive plan amendments and rezones and further directed staff to include neighboring properties in the vicinity of these requests, should the property owners so desire. On September 15, 2017, the City notified the other 11 landowners (one parcel is owned by the city) in writing, that they had the opportunity to join in with the requests and gave them until September 29, 2017 to contact the City. No one responded by this deadline Thereafter on October 6, 2017, the City issued a threshold (SEPA) determination for the site - specific requests, published a public notice in the paper as required for the threshold (SEPA) determination, also publishing notice of the October 25, 2017 planning commission public hearing, and posted the sites, and public notice boards. The following week, three property owners indicated their desire to also request a comprehensive plan amendment and rezone, and submitted their application. However, the three additional requests received after publication of the notices cannot be included at this time. Site - specific 4. Site - Specific Request #4 — Johnson Reason for the Request The applicant is requesting a comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and (RS 7.2, one unit per 7,200 square feet) because there is a need for more single family housing in the city. Summary File Number: 16- 104838 -UP Parcel No.: 322104 -9086 Applicant: Mark Johnson Address: 1424 South 372 "d Street Location: North of Milton Road South/South 372 "d Street (Exhibit I) Size: 0.44 acres Existing Land Use: Single family dwelling Existing Comprehensive Plan: Single Family Medium Density Residential Existing Zoning: Single Family (RS 35.0, one unit per 35,000 square feet) Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 11 of 64 Requested Comprehensive Plan: Requested Zoning: Single Family High Density Residential Single Family (RS 7.2, one unit per 7,200 square feet) Surrounding Zoning and Land Use (Exhibit J— Aerial Map) Availability of Utilities Sanitary Sewer: This parcel is presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of this request, future development of the parcel will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities adjacent to the southern portion of this parcel along Milton Road South. Regardless of the outcome of this request, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 12 of 64 Zoning Existing Land Use North RS 35.0 (one unit per 35,000 square Single family dwelling and West feet) South RS 35.0 (one unit per 35,000 square Milton Road South/South 372 °d Street and single feet) family dwelling East RS 35.0 (one unit per 35,000 square Vacant feet) Availability of Utilities Sanitary Sewer: This parcel is presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of this request, future development of the parcel will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities adjacent to the southern portion of this parcel along Milton Road South. Regardless of the outcome of this request, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 12 of 64 Schools: This parcel is located within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Topography The site is fairly level. Critical Areas There are no critical areas on this parcel. Drainage These parcels are located within the Hylebos Creek Basin and Conservation Flow Control Area. The City does not have a storm water system in the area, only roadside ditches that drain into low areas. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits I and J, access to this parcel is from Milton Road South. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet). This non - project action by itself does not affect traffic. However, at the time that applications for development permits are 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. If the requested comprehensive plan amendment to Single Family High Density Residential and rezone to Single family (RS 7.2, one unit per 7,200 square feet) or Single family (RS 5.0, one unit per 5,000 square feet) were granted, Milton Road South, currently a rural road, would have to be improved to urban standards. The easterly curve of Milton Road South in the 37200 block does not meet current standards. It would either have to be realigned or a roundabout constructed. Public Comments Received During the July 18, 2017, City Council public hearing, the following public testimony was given in opposition to the request: Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 13 of 64 • There were concerns about increased traffic on South 376th Street associated with increased density; • Maps in Chapter 3 "Transportation" of the Comprehensive Plan already show South 376th Street being connected; • The extension of South 376`" Street through the Regency Woods subdivision would connect Pacific Highway South and SR 161 increasing traffic through residential neighborhoods; • Milton Road has a dangerous curve. • There is a private park/tot lot where the connection would occur; • There were concerns about traffic safety in the Wild Waves area; • There are approximately 55 parcels with 19 different owners, however, not all of the parcels were included; • There were concerns about the adequacy of utilities if the area developed with higher density; • Neighborhood Business Zoning is not appropriate for this area; • The series of lots located along the western edge of Regency Woods, Division 2 are intended to serve as a buffer from the road to the west and noise; • There is a large wetland to the west of Regency Woods, Division 2; • The large depression east of Milton Road South collects runoff, • There was concern about the removal of trees, which purify the air and muffle noise; • If a rezone was approved, it should allow no less than 15,000 square feet per house with buffer zones provided for all adjoining property owners as well as environmental impact studies to all property owners within a five mile radius of the rezoned areas. One person testified in favor of the request stating that the applicants did not protest as properties around them were developed and she feels that there will be a demand for more high density neighborhoods as more people move to Federal Way, especially with light rail being extended to the City in the future. After the July 18, 2017 public hearing, a letter was received in opposition to the requested comprehensive plan amendment and rezone. Reasons included inconsistency with the goals of the Comprehensive Plan to retain larger urban lots on or near critical areas, in areas lacking urban level services and infrastructure, and to retain unique area -wide circumstances. They mentioned Spring Valley as one of these areas. They also stated that the "checkerboard" of high density and low density parcels doesn't make sense. One e-mail comment and one letter were received, during the 14 -day SEPA comment period (Exhibits U and V). 5. Site - Specific Request #5 — Neether Reason for the Request The applicant is requesting a comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and (RS 5.0, one unit per 5,000 square feet) to be consistent with the neighbors' requests for higher density. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 14 of 64 Summary File Number: Parcel No.: Applicant: Address: Location: Size: Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: 16- 105015 -UP 322104 -9157 and 322104 -9045 Larry Neether 37222 Milton Road South East of Milton Road South (Exhibit K) 2.66 acres Single family dwellings (2) Single Family Medium Density Residential Single Family (RS 35.0, one unit per 35,000 square feet) Single Family High Density Residential Single Family (RS 5.0, one unit per 5,000 square feet) Surrounding Zoning and Land Use (Exhibit L — Aerial Map) Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities along Milton Road South to the north of this site. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 15 of 64 Zoning Existing Land Use North RS 35.0 (one unit per 35,000 square Milton Road South feet) South RS 35.0 (one unit per 35,000 square Vacant feet) East RS 35.0 (one unit per 35,000 square Single family dwelling feet) West RS 35.0 (one unit per 35,000 square Single family dwelling, Milton Road South feet) Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities along Milton Road South to the north of this site. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 15 of 64 Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Topography The site has a gentle upward slope from east to west. Critical Areas Based on the City's Critical Areas Map, there is a wetland to the south of parcel 322104 -9157 (the southern of the two parcels). Regardless of the zoning, any future development in the vicinity of the wetlands will require critical area studies to be approved by the city. These studies must include a wetland classification and buffer determination under the city's current wetland rating system. Drainage These parcels are located within the Hylebos Creek Basin and Conservation Flow Control Area. The City does not have a storm water system in the area, only roadside ditches that drain into low areas. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits K and L, access to these parcels is from Milton Road South. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning of two parcels from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 5.0, one unit per 5,000 square feet). This non - project action by itself does Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 16 of 64 not affect traffic. However, at the time that applications for development permits are 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. If the requested comprehensive plan amendment to Single Family High Density Residential and rezone to Single family (RS 5.0, one unit per 5,000 square feet) were granted, Milton Road South, currently a rural road would have to be improved to urban standards. Public Comments Received During the July 18, 2017, City Council public hearing, the following public testimony was given d in opposition to the request: * There were concerns about increased traffic on South 376`" Street associated with increased density; * Maps in Chapter 3 "Transportation" of the Comprehensive Plan already show South 376`'' Street being connected; ■ The extension of South 376"' Street through the Regency Woods subdivision would connect Pacific Highway South and SR 161 increasing traffic through residential neighborhoods; * Milton Road has a dangerous curve. * There is a private park/tot lot where the connection would occur; * There were concerns about traffic safety in the Wild Waves area; * There are approximately 55 parcels with 19 different owners, however, not all of the parcels were included; * There were concerns about the adequacy of utilities if the area developed with higher density; * Neighborhood Business Zoning is not appropriate for this area; * The series of lots located along the western edge of Regency Woods, Division 2 are intended to serve as a buffer from the road to the west and noise; * There is a large wetland to the west of Regency Woods, Division 2; * The large depression east of Milton Road South collects runoff, * There was concern about the removal of trees, which purify the air and muffle noise; * If a rezone was approved, it should allow no less than 15,000 square feet per house with buffer zones provided for all adjoining property owners as well as environmental impact studies to all property owners within a five mile radius of the rezoned areas. One person testified in favor of the request stating that the applicants did not protest as properties around them were developed and she feels that there will be a demand for more high density neighborhoods as more people move to Federal Way, especially with light rail being extended to the City in the future. After the July 18, 2017 public hearing, a letter was received in opposition to the requested comprehensive plan amendment and rezone. Reasons included inconsistency with the goals Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 17 of 64 of the Comprehensive Plan to retain larger urban lots on or near critical areas, in areas lacking urban level services and infrastructure, and to retain unique area -wide circumstances. They mentioned Spring Valley as one of these areas. They also stated that the "checkerboard" of high density and low density parcels doesn't make sense. One e -mail comment and one letter were received, during the 14 -day SEPA comment period (Exhibits U and V). 6. Site - Specific Request #6 — Otteson Reason for the Request The applicant is requesting a comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and (RS 7.2, one unit per 7,200 square feet) because they no longer have horses, so there is no need for pasture and Federal Way needs more housing. Summary File Number: 16- 105016 -UP Parcel No.: 322104 -9002 and 322104 -9076 Applicant: Pam Otteson Address: 1408 South 372nd Street Location: North of Milton Rd South/South 372nd Street, west of Milton Road RS 35.0 (one unit per 35,000 square feet) South and south of I -5 (Exhibit M) Size: 4.18 acres Existing Land Use: Single family dwelling and vacant land Existing Single Family Medium Density Residential Comprehensive Plan: Existing Zoning: Single Family (RS 35.0, one unit per 35,000 square feet) Requested Single Family High Density Residential Comprehensive Plan: Requested Zoning: Single Family (RS 7.2, one unit per 7,200 square feet) Surrounding Zoning and Land Use (Exhibit N— Aerial Map) Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 18 of 64 Zoning Existing Land Use North None I -5 South RS 35.0 (one unit per 35,000 square feet) Milton Road South/South 372nd Street and single family dwellings (2) East RS 35.0 (one unit per 35,000 square feet) Milton Road South and single family dwelling Single family dwelling West RS 35.0 (one unit per 35,000 square feet) Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 18 of 64 Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities adjacent to the southern portion of the parcels along Milton Road South. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire/Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Topography The site is fairly level. Critical Areas There are no critical areas on these parcels. Drainage These parcels are located within the Hylebos Creek Basin and Conservation Flow Control Area. The City does not have a storm water system in the area, only roadside ditches that drain into low areas. Any water - related impacts associated with future development must be Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 19 of 64 mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits M and N, access to these parcels is provided via Milton Road South/ South 372"d Street. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet). This non - project action by itself does not affect traffic. However, at the time that applications for development permits are 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. If the requested comprehensive plan amendment to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) was granted, Milton Road, currently a rural road would have to be improved to urban standards. The easterly curve of Milton Road South in the 37200 block does not meet current standards. It would either have to be realigned or a roundabout constructed. Public Comments Received During the July 18, 2017, City Council public hearing, the following public testimony was given in opposition to the request: • There were concerns about increased traffic on South 376`h Street associated with increased density; • Maps in Chapter 3 "Transportation" of the Comprehensive Plan already show South 376`h Street being connected; • The extension of South 376`h Street through the Regency Woods subdivision would connect Pacific Highway South and SR 161 increasing traffic through residential neighborhoods; • Milton Road has a dangerous curve. • There is a private park/tot lot where the connection would occur; • There were concerns about traffic safety in the Wild Waves area; • There are approximately 55 parcels with 19 different owners, however, not all of the parcels were included; • There were concerns about the adequacy of utilities if the area developed with higher density; • Neighborhood Business Zoning is not appropriate for this area; • The series of lots located along the western edge of Regency Woods, Division 2 are Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 20 of 64 intended to serve as a buffer from the road to the west and noise; • There is a large wetland to the west of Regency Woods, Division 2; • The large depression east of Milton Road South collects runoff, • There was concern about the removal of trees, which purify the air and muffle noise; • If a rezone was approved, it should allow no less than 15,000 square feet per house with buffer zones provided for all adjoining property owners as well as environmental impact studies to all property owners within a five mile radius of the rezoned areas. One person testified in favor of the request stating that the applicants did not protest as properties around them were developed and she feels that there will be a demand for more high density neighborhoods as more people move to Federal Way, especially with light rail being extended to the City in the future. After the July 18, 2017 public hearing, a letter was received in opposition to the requested comprehensive plan amendment and rezone. Reasons included inconsistency with the goals of the Comprehensive Plan to retain larger urban lots on or near critical areas, in areas lacking urban level services and infrastructure, and to retain unique area -wide circumstances. They mentioned Spring Valley as one of these areas. They also stated that the "checkerboard" of high density and low density parcels doesn't make sense. One e -mail comment and one letter were received, during the 14 -day SEPA comment period (Exhibits U and V). 7. Site - Specific Request #7 — Beard Reason for the Request The applicant is requesting a comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and (RS 7.2, one unit per 7,200 square feet) in order to make the parcels more appealing to a developer for a subdivision. Summary File Number: 16- 105019 -UP Parcel No.: 322104 -9114, 322104 -9053 and 322194 -9129 Applicant: Rick Beard Address: 1331 South 372nd Street, 1311 South 372nd Street, and 1321 South Comprehensive Plan: 372nd Street Location: South of Milton Rd S/S 372nd St (Exhibit O) Size: 4.52 acres Existing Land Use: Single family dwellings (3) Existing Single Family Medium Density Residential Comprehensive Plan: Existing Zoning: Single Family (RS 35.0, one unit per 35,000 square feet) Requested Single Family High Density Residential Comprehensive Plan: Requested Zoning: Single Family (RS 7.2, one unit per 7,200 square feet) Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 21 of 64 Surrounding Zoning and Land Use (Exhibit P — Aerial Map) Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities adjacent to the northern portion of the parcels along Milton Road South. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire/Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 22 of 64 Zoning Existing Land Use North RS 35.0 (one unit per 35,000 Milton Road South/South 372 id Street and Single family square feet) dwelling South RS 35.0 (one unit per 35,000 Vacant square feet) East RS 35.0 (one unit per 35,000 square feet) Single family dwelling West RS 35.0 (one unit per 35,000 square feet) Single family dwellings (2) Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities adjacent to the northern portion of the parcels along Milton Road South. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire/Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 22 of 64 Topography The site has a gentle downward slope from north to south. Critical Areas There are no critical areas on these parcels. Drainage These parcels are located within the Hylebos Creek Basin and Conservation Flow Control Area. The City does not have a storm water system in the area, only roadside ditches that drain into low areas. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits O and P, access to these parcels is provided via Milton Road South/ South 372"d Street. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet). This non - project action by itself does not affect traffic. However, at the time that applications for development permits are 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. If the requested comprehensive plan amendment to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) was granted, Milton Road South, currently a rural road would have to be improved to urban standards. Public Comments Received During the July 18, 2017, City Council public hearing, the following public testimony was given in opposition to the request: ■ There were concerns about increased traffic on South 376th Street associated with increased density; Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 23 of 64 • Maps in Chapter 3 "Transportation" of the Comprehensive Plan already show South 376th Street being connected; • The extension of South 376 "' Street through the Regency Woods subdivision would connect Pacific Highway South and SR 161 increasing traffic through residential neighborhoods; • Milton Road has a dangerous curve. • There is a private park/tot lot where the connection would occur; • There were concerns about traffic safety in the Wild Waves area; • There are approximately 55 parcels with 19 different owners, however, not all of the parcels were included; • There were concerns about the adequacy of utilities if the area developed with higher density; • Neighborhood Business Zoning is not appropriate for this area; • The series of lots located along the western edge of Regency Woods, Division 2 are intended to serve as a buffer from the road to the west and noise; • There is a large wetland to the west of Regency Woods, Division 2; • The large depression east of Milton Road South collects runoff; There was concern about the removal of trees, which purify the air and muffle noise; • If a rezone was approved, it should allow no less than 15,000 square feet per house with buffer zones provided for all adjoining property owners as well as environmental impact studies to all property owners within a five mile radius of the rezoned areas. One person testified in favor of the request stating that the applicants did not protest as properties around them were developed and she feels that there will be a demand for more high density neighborhoods as more people move to Federal Way, especially with light rail being extended to the City in the future. After the July 18, 2017 public hearing, a letter was received in opposition to the requested comprehensive plan amendment and rezone. Reasons included inconsistency with the goals of the Comprehensive Plan to retain larger urban lots on or near critical areas, in areas lacking urban level services and infrastructure, and to retain unique area -wide circumstances. They mentioned Spring Valley as one of these areas. They also stated that the "checkerboard" of high density and low density parcels doesn't make sense. One e -mail comment and one letter were received, during the 14 -day SEPA comment period (Exhibits U and V). 8. Site - Specific Request #8 — Ellingson Reason for the Request The applicant is requesting a comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and (RS 5.0, one unit per 5,000 square feet) because there is a need for more housing in the area. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 24 of 64 Summary File Number: 16- 105020 -UP Parcel No.: 322104 -9036, 322104 -9138, 322104 -9136, and 322104 -9050 Applicant: Arnold Ellingson Address: 1110 South 376`" Street and 1224 South 376`" Street Location: East of Milton Road South and north of South 376`" Street (Exhibit Q) Size: 13.38 acres Existing Land Use: Single family dwellings (2) Existing Single Family Medium Density Residential Comprehensive Plan: Existing Zoning: Single Family (RS 35.0, one unit per 35,000 square feet) Requested Single Family High Density Residential Comprehensive Plan: Requested Zoning: Single Family (RS 5.0, one unit per 5000 square feet) Surrounding Zoning and Land Use (Exhibit R — Aerial Map) Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of this Site - specific Request). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities to the north along Milton Road South. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 25 of 64 Zoning Existing Land Use North RS 35.0 (one unit per 35,000 square feet) Single family dwellings (3) South Unknown (Milton) South 376`h Street and Retirement facility East RS 35.0 (one unit per 35,000 square feet) Single family dwelling West RS 35.0 (one unit per 35,000 square feet) I Milton Road South Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of this Site - specific Request). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities to the north along Milton Road South. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 25 of 64 Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Medical: Development in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Topography The site has a gentle upward slope from north to south. Critical Areas There are two wetlands on this site. Regardless of the zoning, any future development in the vicinity of the wetlands will require critical area studies to be approved by the city. These studies must include a wetland classification and buffer determination under the city's current wetland rating system. Drainage These parcels are located within the Hylebos Creek Basin and Conservation Flow Control Area. The City does not have a storm water system in the area, only roadside ditches that drain into low areas. Any water - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits Q and R, access to these parcels is provided from South 376' Street. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet). This non - project action by itself does not affect traffic. However, at the time that applications for development permits are 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. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 26 of 64 If the requested comprehensive plan amendment to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) was granted, South 376`" Street, currently a rural road would have to be improved to urban standards. Public Comments Received During the July 18, 2017, City Council public hearing, the following public testimony was given in opposition to the request: • There were concerns about increased traffic on South 376`h Street associated with increased density; • Maps in Chapter 3 "Transportation" of the Comprehensive Plan already show South 3761h Street being connected; • The extension of South 376`h Street through the Regency Woods subdivision would connect Pacific Highway South and SR 161 increasing traffic through residential neighborhoods; • Milton Road has a dangerous curve. • There is a private park/tot lot where the connection would occur; • There were concerns about traffic safety in the Wild Waves area; There are approximately 55 parcels with 19 different owners, however, not all of the parcels were included; • There were concerns about the adequacy of utilities if the area developed with higher density; • Neighborhood Business Zoning is not appropriate for this area; • The series of lots located along the western edge of Regency Woods, Division 2 are intended to serve as a buffer from the road to the west and noise; • There is a large wetland to the west of Regency Woods, Division 2; • The large depression east of Milton Road South collects runoff, • There was concern about the removal of trees, which purify the air and muffle noise; If a rezone was approved, it should allow no less than 15,000 square feet per house with buffer zones provided for all adjoining property owners as well as environmental impact studies to all property owners within a five mile radius of the rezoned areas. One person testified in favor of the request stating that the applicants did not protest as properties around them were developed and she feels that there will be a demand for more high density neighborhoods as more people move to Federal Way, especially with light rail being extended to the City in the future. After the July 18, 2017 public hearing, a letter was received in opposition to the requested comprehensive plan amendment and rezone. Reasons included inconsistency with the goals of the Comprehensive Plan to retain larger urban lots on or near critical areas, in areas lacking urban level services and infrastructure, and to retain unique area -wide circumstances. They mentioned Spring Valley as one of these areas. They also stated that the "checkerboard" of high density and low density parcels doesn't make sense. One e-mail comment and one letter were received, during the 14 -day SEPA comment period (Exhibits Uand V). Planning Commission Staff Report 2017 Comprehensive Plan Amendments October 19, 2017 Page 27 of 64 9. Site - Specific Request #9 — Dararak Reason for the Request The applicant is requesting a comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and (RS 7.2, one unit per 7,200 square feet) in order to encourage development. Summary File Number: Parcel No.: Applicant: Address: Location: Size: Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: 16- 105022 -UP 322104 -9064 Visnou Dararak 1423 South 372 "d Street South of Milton Road South/South 372 "d Street (Exhibit S) 2.4 acres Single family dwelling Single Family Medium Density Residential Single Family (RS 35.0, one unit per 35,000 square feet) Single Family High Density Residential Single Family (RS 7.2, one unit per 7,200 square feet) Surrounding Zoning and Land Use (Exhibit T— Aerial Map) Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 28 of 64 Zoning Existing Land Use North RS 35.0 (one unit per 35,000 square feet) Milton Road South/South 372nd Street and Single family dwelling South RS 3 5. 0 (one unit per 35,000 square feet) Single family dwelling East RS 35.0 (one unit per 35,000 square feet) Single family dwelling West RS 35.0 (one unit per 35,000 square feet) Single family dwelling Availability of Utilities Sanitary Sewer: The parcels are presently on septic. Lakehaven Water and Sewer District provides sewer service in this area. The nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Sewer service connections would only be available if sewer system facilities were extended to this area. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 28 of 64 Public Water: Lakehaven Water and Sewer District provides service in this area. There are existing water system facilities adjacent to the northern portion of the parcel along Milton Road South. Regardless of the outcome of the land use actions, future development of the parcels will require Lakehaven Certificates of Availability, Developer Extension Agreement(s), and water service connections. Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. Fire /Emergency/ These services are provided by South King Fire and Rescue. Development Medical: in this area will increase demand for Fire Protection Services. South King Fire and Rescue's strategic plans address this need, and increased revenue from property taxes is expected to fund these services. Schools: These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non - project action. Topography The site is fairly level. Critical Areas There are no critical areas on these parcels. Drainage These parcels are located within the Hylebos Creek Basin and Conservation Flow Control Area. The City does not have a storm water system in the area, only roadside ditches that drain into low areas. Any water - related impacts associated with future development must be mitigated in compliance with the city_ adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. Access As shown on Exhibits S and T, access to these parcels is provided via Milton Road South/ South 372nd Street. Potential Traffic Impacts This is a non - project action associated with changing the comprehensive plan designation and zoning from Single Family Medium Density Residential and Single Family (RS 35.0, one Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 29 of 64 unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet). This non - project action by itself does not affect traffic. However, at the time that applications for development permits are 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. If the requested comprehensive plan amendment to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) was granted, Milton Road South, currently a rural road would have to be improved to urban standards. The easterly curve of Milton Road South in the 37200 block does not meet current standards. It would either have to be realigned or a roundabout constructed. Public Comments Received During the July 18, 2017, City Council public hearing, the following public testimony was given in opposition to the request: • There were concerns about increased traffic on South 376th Street associated with increased density; • Maps in Chapter 3 "Transportation" of the Comprehensive Plan already show South 376th Street being connected; • The extension of South 376th Street through the Regency Woods subdivision would connect Pacific Highway South and SR 161 increasing traffic through residential neighborhoods; • Milton Road has a dangerous curve. • There is a private park/tot lot where the connection would occur; • There were concerns about traffic safety in the Wild Waves area; • There are approximately 55 parcels with 19 different owners, however, not all of the parcels were included; • There were concerns about the adequacy of utilities if the area developed with higher density; • Neighborhood Business Zoning is not appropriate for this area; • The series of lots located along the western edge of Regency Woods, Division 2 are intended to serve as a buffer from the road to the west and noise; • There is a large wetland to the west of Regency Woods, Division 2; • The large depression east of Milton Road South collects runoff, • There was concern about the removal of trees, which purify the air and muffle noise; • If a rezone was approved, it should allow no less than 15,000 square feet per house with buffer zones provided for all adjoining property owners as well as environmental impact studies to all property owners within a five mile radius of the rezoned areas. One person testified in favor of the request stating that the applicants did not protest as properties around them were developed and she feels that there will be a demand for more high density neighborhoods as more people move to Federal Way, especially with light rail being extended to the City in the future. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 30 of 64 After the July 18, 2017 public hearing, a letter was received in opposition to the requested comprehensive plan amendment and rezone. Reasons included inconsistency with the goals of the Comprehensive Plan to retain larger urban lots on or near critical areas, in areas lacking urban level services and infrastructure, and to retain unique area -wide circumstances. They mentioned Spring Valley as one of these areas. They also stated that the "checkerboard" of high density and low density parcels doesn't make sense. One e-mail comment and one letter were received, during the 14 -day SEPA comment period (Exhibits U and V). VI. COMPLIANCE WITH 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 upon the physical environment. Request Response Request #1- Puget There should be no adverse impact on the physical environment Sound Property related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The site is located within a five -year capture zone. At the time of development, 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. There is a small unrated wetland on the southern portion of the site. Any future development in the vicinity of the wetland will require a critical area study to be approved by the city. This must include a wetland classification and buffer determination under the city's current wetland rating system. The site is located within the Lower Puget Sound Basin and in an identified flood control problem area. Any future development must design their storm water detention system to Flood Problem Flow Control. Any water - related or erosion - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESC), which is a standard part of engineering review and approval. Request #2- Campbell There should be no adverse impact on the physical environment related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The parcel is not located within a capture zone. A Class II wetland and several streams (West branch of Hylebos Creek) are located to the north and west of this parcel. Based on the City's Critical Areas Map, it appears Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 31 of 64 Request Response that a portion of the wetland buffer is located on the northwestern portion of the parcel. Any future development on the subject property will require a critical area study to be approved by the city. This must include a wetland classification and buffer determination under the city's current wetland rating system. The site is located within the Lower Puget Sound Basin and in a Conservation Flow Control Area. Any water - related or erosion - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESL), which is a standard part of engineering review and approval. Request #3- There should be no adverse impact on the physical environment Dematteis/Gabrielson related to development of this site, regardless of zoning as the City Property has adopted codes in place to protect the environment. A small portion of the site in the southwestern corner site is located within a ten -year capture zone. At the time of development, 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. The site is located within the Lower Puget Sound Basin and in a Conservation Flow Control Area. Any water - related or erosion - related impacts associated with future development must be mitigated in compliance with the city - adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESL), which is a standard part of engineering review and approval. Request #4 — Johnson There should be no adverse impact on the physical environment related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The parcel is not located within a capture zone. There are no wetlands on -site. The site is located within the Hylebos Creek Basin and Conservation Flow Control Area. Any water - related or erosion - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESC), which is a standard part of engineering review and approval. Request #5 — Neether There should be no adverse impact on the physical environment related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The parcel is not located within a capture zone. There is a wetland to the south on Site - specific Request #8, Ellingson. Any future development within Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 32 of 64 Request Response 225 feet of the wetland will require a critical area study to be approved by the city. This must include a wetland classification and buffer determination under the city's current wetland rating system. The site is located within the Hylebos Creek Basin and Conservation Flow Control Area. Any water - related or erosion - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESC), which is a standard part of engineering review and approval. Request #6 — Otteson There should be no adverse impact on the physical environment related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The parcel is not located within a capture zone. There are no wetlands on -site. The site is located within the Hylebos Creek Basin and Conservation Flow Control Area. Any water - related or erosion- related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESL), which is a standard part of engineering review and approval. Request #7 Beard There should be no adverse impact on the physical environment related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The parcel is not located within a capture zone. There are no wetlands on -site. The site is located within the Hylebos Creek Basin and Conservation Flow Control Area. Any water - related or erosion- related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESL), which is a standard part of engineering review and approval. Request #8 Ellingson There should be no adverse impact on the physical environment related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The parcel is not located within a capture zone. There are two wetlands on -site. Any fixture development within 225 feet of the wetland will require a critical area study to be approved by the city. This must include a wetland classification and buffer determination under the city's current wetland rating system. The site is located within the Hylebos Creek Basin and Conservation Flow Control Area. Any water - related or erosion - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 33 of 64 ' Request I Response Request #9 — Dararak Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESL), which is a standard part of engineering review and approval. There should be no adverse impact on the physical environment related to development of this site, regardless of zoning as the City has adopted codes in place to protect the environment. The parcel is not located within a capture zone. There are no wetlands on -site. The site is located within the Hylebos Creek Basin and Conservation Flow Control Area. Any water - related or erosion - related impacts associated with future development must be mitigated in compliance with the city- adopted 2016 King County Surface Water Manual (KCSWM) and the City of Federal Way Addendum to the manual. This requires any erosion - related impacts created during clearing and construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESL), which is a standard part of engineering review and approval. (2) The effect on open space, streams, and lakes. Staff Response — Please refer to responses under Section VI. 1 (1) above. (3) The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Request Response Request #1- Puget Much of the area surrounding the site is developed. Re- designating the Sound Property requested parcels to Single Family High- Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) would be consistent with the existing designations to the north and east. Therefore, single family residences on the subject site would be compatible with adjacent land uses and surrounding neighborhoods and would not have a negative impact on them. Request #2 - Campbell Property to the east has a comprehensive plan designation of Single Family Medium Density Residential and is zoned Single Family (RS 35.0, one unit per 35,000 square feet). Re- designating the requested parcel to Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) would be consistent with the existing designation to the east. Request #3 - There is lower density single family (RS 7.2, one unit per 7,200 square Dematteis/Gabrielson feet) zone to the south, there is multi - family -zoned land to the Property northwest (RM 3600, one unit per 3,600 square feet), to the northeast (RM 1800, one unit per 1,800 square feet), and to the east (RM 2400, one unit per 2,400 square feet) and there is single family (RS 5.0, one unit per 5,000 square feet) zoned land to the southeast across 21S` Avenue SW. The Single family RS 5.0 zoning designation is an intermediate designation between the single family RS 7.2 zoning and multi - family (RM) designations and should be compatible with adjacent land uses and surrounding neighborhoods. Planning Commission Staff Report 2017 Comprehensive Plan Amendments October 19, 2017 Page 34 of 64 Request Response Request #4 — Johnson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 parcels that range in size from 0.3 to 10.12 acres. Request #S — Neether There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 parcels that range in size from 0.3 to 10.12 acres. Request #6 — Otteson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 parcels that range in size from 0.3 to 10.12 acres. Request #7 —Beard There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 parcels that range in size from 0.3 to 10.12 acres. Request #8 Ellingson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 parcels that range in size from 0.3 to 10.12 acres. Request #9 — Dararak There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 35 of 64 Request Response Request #1- Puget representing 27.58 acres, approximately one -half of the total 55.52 Sound Property acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 parcels that range in size from 0.3 to 10.12 acres. (4) The adequacy of and impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools. Request Response Request #1- Puget All public utilities are available to the site. Public roads border the site Sound Property on the west (1" Avenue South) and south (South 312'h Street), and transit service is available along South 312'h Street. There are a wide variety of recreational opportunities in the City. These opportunities include Dash Point State Park, a 398 -acre state park on the west side of the city, operated and maintained by Washington State Parks; Celebration Park, an 84 -acre city-owned community park located approximately in the middle of the City with ballfields and walking trails; Town Square Park, a four acre city- owned community park located in the City Center; and recreation trails in the Bonneville Power Administration right -of -way. The two closest parks are Mirror Lake Park, a 3.04 acre park with a play structure, hiking/walking trail and picnic tables to the southeast and French Lake Park, a 10 acre park with an off -leash area, horseshoe pit, and picnic tables to the south. In addition, City codes require provision of on -site open space or a fee - in -lieu of open space when land is subdivided for single family uses. 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. The 2017 school impact fee is $3,198 per dwelling unit. Request #2 - Campbell All public utilities are available or can be made available to the site. Public roads border the site on the north (south 373`d Street) and south (South 376h Street). Transit service does not serve the site. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above). There are no developed parks in close proximity, however Hylebos Basin Open Space, a 47.6 acre wooded area is located to the northwest and Spring Valley Open Space, a 45.4 acre wooded area is located to the northeast adjacent to Todd Beamer High School. City codes require provision of on -site open space or a fee -in -lieu of open space when land is subdivided for single family uses. 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. The 2017 school impact fee is $3,198 per dwelling unit. Request #3 - All public utilities are available to the site. Public roads border the site Dematteis/Gabrielson on the north (Southwest 320'x' Street) and east (21st Avenue SW). Property Transit service is available along Southwest 320'h Street. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above). There are no developed parks in close proximity, however Lockhaven Open Space, a 14.4 acre wooded Planning Commission Staff Report 2017 Comprehensive Plan Amendments October 19, 2017 Page 36 of 64 ND Request Response ravine is located to the northwest. City codes require provision of on- site open space or a fee -in -lieu of open space when land is subdivided for single family uses. If the site is developed as townhouses, on -site open space in the amount of 400 square feet per unit must be provided. If the site is developed with single family homes or townhouses in the future, impacts on schools should be mitigated by the payment of school impact fees. The 2017 school impact fee is $3,198 per single family dwelling unit and $8,386 per townhouse, which is treated as multi- family. Request #4 — Johnson All public utilities, except sewer and storm water facilities, are available to this parcel. It is presently on septic, and the nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Access is from Milton Road South/ South 372 "d Street to the south. If the requested comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet was granted, Milton Road South, currently a rural road would have to be improved to urban standards. The easterly curve of Milton Road South in the 37200 block does not meet current standards. It would either have to be realigned or a roundabout constructed. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above); however, there are no existing recreational facilities east of 1 -5. City codes require provision of on -site open space or a fee -in -lieu of open space when land is subdivided for single family uses. If the parcels are developed with single family homes in the future, impacts on schools should be mitigated by the payment of a school impact fee. The 2017 school impact fee is $3,198 per dwelling unit. Request #S Neether All public utilities, except sewer and storm water facilities, are available to these parcels. The parcels are presently on septic, and the nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Access is from Milton Road South to the east. If the requested comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 5.0, one unit per 5,000 square feet) were granted, Milton Road South, currently a rural road would have to be improved to urban standards. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above); however, there are no existing recreational facilities east of 1 -5. City codes require provision of on -site open space or a fee -in -lieu of open space when land is subdivided for single family uses. If the parcels are developed with single family homes in the future, impacts on schools should be mitigated by the payment of a school impact fee. The 2017 school impact fee is $3,198 per dwelling unit. Request #6 — Otteson All public utilities, except sewer and storm water facilities, are Planning Commission Staff Report 2017 Comprehensive Plan Amendments October 19, 2017 Page 37 of 64 w Request Response available to these parcels. The parcels are presently on septic, and the nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 - 9050(eastern parcel of Site - specific Request #8). The parcels are accessed by Milton Road South/ South 372nd Street to the south. If the requested comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) was granted, Milton Road, currently a rural road would have to be improved to urban standards. The easterly curve of Milton Road South in the 37200 block does not meet current standards. It would either have to be realigned or a roundabout constructed. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above); however, there are no existing recreational facilities east of 1 -5. City codes require provision of on -site open space or a fee -in -lieu of open space when land is subdivided for single family uses. If the parcels are developed with single family homes in the future, impacts on schools should be mitigated by the payment of a school impact fee. The 2017 school impact fee is $3,198 per dwelling unit. Request #7 Beard All public utilities, except sewer and storm water facilities, are available to these parcels. The parcels are presently on septic, and the nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Access is from Milton Road South/ South 372nd Street, to the north. If the requested comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) was granted, Milton Road South, currently a rural road would have to be improved to urban standards. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above); however, there are no existing recreational facilities east of I -5. City codes require provision of on -site open space or a fee -in -lieu of open space when land is subdivided for single family uses. If the parcels are developed with single family homes in the future, impacts on schools should be mitigated by the payment of a school impact fee. The 2017 school impact fee is $3,198 per dwelling unit. Request #8 Ellingson All public utilities, except sewer and storm water facilities, are available to these parcels. The parcels are presently on septic, and the nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of the eastern parcel of this request. Access is from South 376`h Street, to the south. If the requested comprehensive plan amendments and rezones from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 5.0, one unit per 5,000 square feet) was granted, South 376`h Street, currently a rural road, would have to be improved to urban standards. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above); Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 38 of 64 Request Response Request #1- Puget however, there are no existing recreational facilities east of I -5. City Sound Property codes require provision of on -site open space or a fee -in -lieu of open space when land is subdivided for single family uses. If the parcels are developed with single family homes in the future, impacts on schools should be mitigated by the payment of a school impact fee. The 2017 school impact fee is $3,198 per dwelling unit. Request #9 — Dararak All public utilities, except sewer and storm water facilities, are available to this parcel. The parcel is presently on septic, and the nearest existing sewer system facilities intended to ultimately serve this area are approximately 1,100 feet southeast of parcel 322104 -9050 (eastern parcel of Site - specific Request #8). Access is from Milton Road South/ South 372"d Street, to the north. If the requested comprehensive plan amendment and rezone from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) was granted, Milton Road South, currently a rural road would have to be improved to urban standards. The easterly curve of Milton Road South in the 37200 block does not meet current standards. It would either have to be realigned or a roundabout constructed. There are a wide variety of recreational opportunities in the City (Refer to response under Request #1 above); however, there are no existing recreational facilities east of I -5. City codes require provision of on -site open space or a fee -in -lieu of open space when land is subdivided for single family uses. If the parcels are developed with single family homes in the future, impacts on schools should be mitigated by the payment of a school impact fee. The 2017 school impact fee is $3,198 per dwelling unit. (5) The benefit to the neighborhood, city, and region. Request Response Request #1- Puget Changing the comprehensive plan designation and zoning of these Sound Property parcels from Neighborhood Business (BN) to Single Family High - Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) 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. According to an August 23, 2017 article in the Seattle Times, for the first time ever, the median King County home price has grown more than $100,000 in just a year. The new median price is $658,000 or $103,000 more than last July, according to monthly data released by the Northwest Multiple Listing Service. In southwest King County, the median price for a single family house is now $385,250 up 11.7 percent from one year ago. Overall, prices across the Puget Sound region continue to rise faster than anywhere in the country. A major reason for increasing prices is the lack of supply of housing; therefore, providing more opportunities for single family housing would also benefit the City and region. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 39 of 64 Request Response Request #2 - Campbell There is no direct benefit to the neighborhood. However, changing the designation from Single Family Low Density Residential and Suburban Estates (SE, one unit per five acres) to Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) would allow subdivision of the parcel creating additional single family home sites, which would benefit the City and region as discussed Request #1 above. Request #3 - Changing the designation from Professional Office (PO) to Single Dematteis/Gabrielson Family High Density and Single Family (RS 5.0, one unit per 5,000 Property square feet) 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. Refer to response under Request #1 above regarding the benefit to the City and region. Request #4 — Johnson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning to higher single family density. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be beneficial to the neighborhood unless all parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were granted a rezone to higher density. On the other hand, providing more single family housing would benefit the City and region as stated above under Request #1 above. Request #S Neether There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning to higher single family density. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be beneficial to the neighborhood unless all parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were granted a rezone to higher density. On the other hand, providing more single family housing would benefit the City and region as stated above under Request #1 above. Request #6 — Otteson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 40 of 64 Request Response acres, have applied for a change in comprehensive plan and zoning to higher single family density. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be beneficial to the neighborhood unless all parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were granted a rezone to higher density. On the other hand, providing more single family housing would benefit the City and region as stated above under Request #1 above. Request #7 —Beard There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning to higher single family density. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be beneficial to the neighborhood unless all parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were granted a rezone to higher density. On the other hand, providing more single family housing would benefit the City and region as stated above under Request #1 above. Request #8 Ellingson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning to higher single family density. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be beneficial to the neighborhood unless all parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were granted a rezone to higher density. On the other hand, providing more single family housing would benefit the City and region as stated above under Request #1 above. Request #9 — Dararak There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning to higher single family density. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 41 of 64 Request Response Request #1- Puget beneficial to the neighborhood unless all parcels designated Single Sound Property Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were granted a rezone to higher density. On the other hand, providing more single family housing would benefit the City and region as stated above under Request #1 above. (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- Puget Approval of this request would result in additional single family units. Sound Property Federal Way has a housing target of 8,100 new residential units over a 25 year period (2006- 2031). At the time that the last capacity analysis was completed (December 2012), the City had capacity for 8,443 new residential units made up of 2,412 detached single family homes and 6,030 multi - family units. The capacity for 4,880 of those 6,031 multi- family units was located in mixed -use development zones, and 1,151 units were located in multi - family zones. Based on this data, there appears to be a need for additional capacity for single family homes. Request #2 - Campbell Refer to the response under Request #1 above. Request #3 - Refer to the response under Request #1 above. Dematteis/Gabrielson Property Request #4 — Johnson, Refer to the response under Request #1 above. Request #S Neether Refer to the response under Request #1 above. Request #6— Otteson Refer to the response under Request #1 above. Request #7 Beard Refer to the response under Request #1 above. Request #8 — Ellingson Refer to the response under Request #1 above. Request #9 — Dararak Refer to the response under Request #1 above. (7) The current and projected population density in the area. Request Response Request #1- Puget Subdivision to the north (Parkwood Campus) and northwest (Lakota Sound Property Crest) are zoned Single Family (RS 7.2, one unit per 7,200 square feet). Lot sizes in these subdivisions average 7,200 square feet, which equates to approximately four units per acre. Parcels to the east, although also zoned RS 7.2, have lot sizes of one acre and densities of one unit per acre. Greystone Meadows to the south is zoned Multi- family (RM 2400, one unit per 2,400 square feet), which equates to approximately 18 units per acre. If the Puget Center Property was rezoned to Single Family (RS 7.2, one unit per 7,200 square feet), this Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 42 of 64 Request Response would result in a density of approximately four units per acre. However, there is a small unrated wetland on the southern portion of the site which could affect the density and number of units that could be achieved under Single Family (RS 7.2, one unit per 7,200 square feet) zoning. Request #2 - Campbell There are 11 single family dwellings on 45.46 acres in this vicinity which equates to approximately 0. 15 units per acre. If the requested Single Family (RS 35.0, one unit per 35,000 square feet) zoning was granted, this would result in a density of approximately 0.8 units per acre. However the ultimate density and number of units depend on the width of the wetland buffer on the northwestern portion of this parcel. Request #3 - The subdivision to the south is zoned Single Family (RS 7.2, one unit Dematteis/Gabrielson per 7,200 square feet), which is approximately four units per acre. Property However, based on the lot sizes, the density appears to be closer to 3.5 units per acre. There are multi - family developments to the northwest, northeast and east with densities ranging from 12 to 24 units per acre. Under Single Family (RS 5.0, one unit per 5,000 square feet) zoning, each lot must be 5,000 square feet; therefore densities would exceed those of the subdivision to the south, but would be less than the densities of the surrounding multi - family development. If developed as single family, these parcels could achieve approximately five units per acre, however, if townhouses were to be built, it is difficult to estimate densities without designing the development since on -site open space must be provided. Request #4 — Johnson There are 22 single family units on approximately 55.52 acres designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet), which results in a density of approximately 0.4 units per acre. If a request for a change in comprehensive plan and zoning designation to Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) was granted, this would result in a density of approximately four units per acre. Request #S Neether There are 22 single family units on approximately 55.52 acres designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet), which results in a density of approximately 0.4 units per acre. If a request for a change in comprehensive plan and zoning designation Single Family High Density Residential and Single Family (RS 5.0, one unit per 5,000 square feet) was granted, this would result in a density of approximately five units per acre. It is unknown how the off -site wetland to the south may affect achieved densities. Request #6 — Otteson There are 22 single family units on approximately 55.52 acres designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet), which results in a density of approximately 0.4 units per acre. If a request for a change in comprehensive plan and zoning designation to Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) was granted, this would result in a density of approximately four units per acre. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 43 of 64 Request Response Request #7 —Beard There are 22 single family units on approximately 55.52 acres Sound Property designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet), which results in a density of approximately 0.4 units per acre. If a request for a change in comprehensive plan and zoning designation to Single Family High Request #2 - Campbell Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) was granted, this would result in a density of approximately four units per acre. Request #8 — Ellingson There are 22 single family units on approximately 55.52 acres designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet), which results in a density of approximately 0.4 units per acre. If a request for a change in comprehensive plan and zoning designation to Single Family High Density Residential and Single Family (RS 5.0, one unit per 5,000 square feet) was granted, this would result in a density of approximately five units per acre. Due to the presence of wetlands, it is not possible to estimate what density would be achieved if the parcels were built out under Single Family (RS 5.0, one unit per 5,000 square feet) zoning. Request #9 — Dararak There are 22 single family units on approximately 55.52 acres designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet),which results in a density of approximately 0.4 units per acre. If a request for a change in comprehensive plan and zoning designation to Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) was granted, this would result in a density of approximately four units per acre. (8) The effect upon other aspects of the comprehensive plan. Staff Response — Granting any of the 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- Puget Changing the designation from Neighborhood Business (BN) to Single Sound Property Family High - Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) does not bear a substantial relationship to public health, safety, or welfare; however, it gives predictability to the future development of the lots related to bulk and dimensional standards. Request #2 - Campbell Changing the designation from Single Family Low Density Residential and Suburban Estates (SE, one unit per five acres) to Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 44 of 64 Request Response Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) does not bear a substantial relationship to public health, safety, or welfare. However, although it increases density, it still provides relatively large residential lots. Request #3 - Changing the designation from Professional Office (PO) to Single Dematteis/Gabrielson Family High Density and Single Family (RS 5.0, one unit per 5,000 Property square feet) does not bear a substantial relationship to public health, or safety. However, smaller lots may result in more affordable housing, which bears a substantial relationship to the welfare of that segment of the population that may be struggling to find affordable housing. Request #4 — Johnson Changing the designation from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) does not bear a substantial relationship to public health, or safety. However, smaller lots may result in more affordable housing, which bears a substantial relationship to the welfare of that segment of the population that may be struggling to find affordable housing. Request #S Neether Changing the designation from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 5.0, one unit per 5,000 square feet) does not bear a substantial relationship to public health, or safety. However, smaller lots may result in more affordable housing, which bears a substantial relationship to the welfare of that segment of the population that may be struggling to find affordable housing. Request #6 — Otteson Changing the designation from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) does not bear a substantial relationship to public health, or safety. However, smaller lots may result in more affordable housing, which bears a substantial relationship to the welfare of that segment of the population that may be struggling to find affordable housing. Request #7 Beard Changing the designation from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) does not bear a substantial relationship to public health, or safety. However, smaller lots may result in more affordable housing, which bears a substantial relationship to the welfare of that segment of the population that may be struggling to find affordable housing. Request #8 Ellingson Changing the designation from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 5.0, one unit per 5,000 square feet) does not bear a substantial relationship to public health, or safety. However, smaller lots may result in more affordable housing, which bears a substantial Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 45 of 64 Request Response Request #1- Puget relationship to the welfare of that segment of the population that may Sound Property be struggling to find affordable housing. Request #9 — Dararak Changing the designation from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single family (RS 7.2, one unit per 7,200 square feet) does not bear a substantial relationship to public health, or safety. However, smaller lots may result in more affordable housing, which bears a substantial relationship to the welfare of that segment of the population that may be struggling to find affordable housing. (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 Chapter 36.70A RCW and with the portion of the city's adopted plan not affected by the amendments. Request Response Request #1- Puget This request is consistent with the following goals of RCW Chapter Sound Property 36.70A.020 (2) of the Growth Management Act: (i) Urban growth. Encourage development in urban areas where adequate 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. It is also consistent with the following goal and policies of the comprehensive plan: HG 1 Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character; LUP 8 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; HP15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Planning Commission Staff Report 2017 Comprehensive Plan Amendments October 19, 2017 Page 46 of 64 Request Response Request #2 - Campbell This request is 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 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. It is also consistent with the following goal and policies of the comprehensive plan: HG1 Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character; LUP 8 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; HP 15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP 16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Request #3 - This request is consistent with the following goals of RCW Chapter Dematteis/Gabrielson 36.70A.020 (2) of the Growth Management Act: Property (i) Urban growth. Encourage development in urban areas where adequate 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. It is also consistent with the following goal and policies of the comprehensive plan: HG1 Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character; LUP 8 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 47 of 64 Request Response HP 15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP 16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Request #4 — Johnson, This request is 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 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. It is also consistent with the following policies of the comprehensive plan: LUP 8 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; HP 15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Request #S Neether This request is 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 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. It is also consistent with the following policies of the comprehensive plan: LUP 8 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 48 of 64 Request Response industrial uses for the next 20 years; HP15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single- family houses on smaller lots.; HP16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Request #6 — Otteson This request is 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 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. It is also consistent with the following policies of the comprehensive plan: LUP 8 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; HP 15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP 16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Request #7 Beard This request is 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 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. It is also consistent with the following policies of the comprehensive plan: LUP 8 Designate and zone land to provide for Federal Way's share of Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 49 of 64 Request Response regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; HP 15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP 16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Request #8 Ellingson This request is 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 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. It is also consistent with the following policies of the comprehensive plan: LUP 8 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; HP15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP16 Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types. Request #9 — Dararak This request is 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 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. It is also consistent with the following policies of the comprehensive plan: Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 50 of 64 Request Response Request #1- Puget UT 8 Designate and zone land to provide for Federal Way's share of Sound Property regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years; HP 15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots.; HP 16 Increase capacity and encourage greater diversity of housing Request #2 - Campbell types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, Request #3 - duplexes, and low to moderate density housing types. 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. Staff Response — 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 rezone will correct a zone classification or zone boundary that was inappropriate when established. Request Response Request #1- Puget These three parcels were granted a comprehensive plan Sound Property amendment and rezone in June 2005 from Professional Office (PO) to Neighborhood Business (BN); however there has been no development of the site since that time. In October 2007, Lakota Crest, a 43 -lot single - family subdivision located to the northwest, was granted final approval and has since built out. Request #2 - Campbell Neither of the conditions under Section VII. Lb applies. This parcel has been zoned Suburban Estates (SE, one unit per five acres) since the City's incorporation in February 1990. Request #3 - Neither of the conditions under Section VII. Lb applies. This Dematteis/Gabrielson parcel has been zoned Professional Office (PO) since the City's Property incorporation in February 1990. Request #4 — Johnson Neither of the conditions under Section VII. Lb applies. This area was annexed to the city in January 2005 (Parkway Annexation) with a pre - annexation comprehensive plan designation of Single Family Medium Density and zoning of RS 35.0 (one unit per Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 51 of 64 Request Response 35,000 square feet). At the time of annexation, the adopted designations of Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were intended to protect the wetlands in this area. In June 2015, pursuant to the periodic major update policies of the GMA, the city updated its environmentally critical area regulations to meet Best Available Science (BAS) requirements. BAS requirements are intended to protect critical areas such as wetlands, by requiring an applicant to submit a critical areas report that adequately evaluates the proposal and probable impacts on a critical area, or its associated buffer and/or setback. Given the now adequate protection of critical areas, such as wetlands, this request is a consistent with the GMA goal to reduce sprawl by the inappropriate conversion of undeveloped land into sprawling low- density development. Also, providing for smaller lots available for single - family housing would be consistent with comprehensive plan policy LUP 8, "Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years." The requests are also consistent with Policy HP 15, "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" and Policy HP 16, "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #S Neether Neither of the conditions under Section VIL Lb applies. This area was annexed to the city in January 2005 (Parkway Annexation) with a pre - annexation comprehensive plan designation of Single Family Medium Density and zoning of RS 35.0 (one unit per 35,000 square feet). At the time of annexation, the adopted designations of Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were intended to protect the wetlands in this area. In June 2015, pursuant to the periodic major update policies of the GMA, the city updated its environmentally critical area regulations to meet Best Available Science (BAS) requirements. BAS requirements are intended to protect critical areas such as wetlands, by requiring an applicant to submit a critical areas report that adequately evaluates the proposal and probable impacts on a critical area, or its associated buffer and/or setback. Given the now adequate protection of critical areas, such as wetlands, this request is a consistent with the GMA goal to reduce sprawl by the inappropriate conversion of undeveloped land into Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 52 of 64 r Request Response sprawling low- density development. Also, providing for smaller lots available for single - family housing would be consistent with comprehensive plan policy LUP 8, "Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years." The requests are also consistent with Policy HP 15, "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single- family houses on smaller lots" and Policy HP 16, "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #6 — Otteson Neither of the conditions under Section VII. Lb applies. This area was annexed to the city in January 2005 (Parkway Annexation) with a pre - annexation comprehensive plan designation of Single Family Medium Density and zoning of RS 35.0 (one unit per 35,000 square feet). At the time of annexation, the adopted designations of Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were intended to protect the wetlands in this area. In June 2015, pursuant to the periodic major update policies of the GMA, the city updated its environmentally critical area regulations to meet Best Available Science (BAS) requirements. BAS requirements are intended to protect critical areas such as wetlands, by requiring an applicant to submit a critical areas report that adequately evaluates the proposal and probable impacts on a critical area, or its associated buffer and/or setback. Given the now adequate protection of critical areas, such as wetlands, this request is a consistent with the GMA goal to reduce sprawl by the inappropriate conversion of undeveloped land into sprawling low- density development. Also, providing for smaller lots available for single - family housing would be consistent with comprehensive plan policy LUP 8, "Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years." The requests are also consistent with Policy HP 15, "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" and Policy HP 16, "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #7 Beard Neither of the conditions under Section VII. Lb applies. This area was annexed to the city in January 2005 (Parkway Annexation) Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 53 of 64 Request i Response i with a pre - annexation comprehensive plan designation of Single Family Medium Density and zoning of RS 35.0 (one unit per 35,000 square feet). At the time of annexation, the adopted designations of Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were intended to protect the wetlands in this area. In June 2015, pursuant to the periodic major update policies of the GMA, the city updated its environmentally critical area regulations to meet Best Available Science (BAS) requirements. BAS requirements are intended to protect critical areas such as wetlands, by requiring an applicant to submit a critical areas report that adequately evaluates the proposal and probable impacts on a critical area, or its associated buffer and/or setback. Given the now adequate protection of critical areas, such as wetlands, this request is a consistent with the GMA goal to reduce sprawl by the inappropriate conversion of undeveloped land into sprawling low- density development. Also, providing for smaller lots available for single - family housing would be consistent with comprehensive plan policy LUP 8, "Designate and zone land to provide for Federal Way's share of regionally adopted demand foreca$ts for residential, commercial, and industrial uses for the next 20 years." The requests are also consistent with Policy HP 15, "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" and Policy HP 16, "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #8 Ellingson Neither of the conditions under Section VII. Lb applies. This area was annexed to the city in January 2005 (Parkway Annexation) with a pre - annexation comprehensive plan designation of Single Family Medium Density and zoning of RS 35.0 (one unit per 35,000 square feet). At the time of annexation, the adopted designations of Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were intended to protect the wetlands in this area. In June 2015, pursuant to the periodic major update policies of the GMA, the city updated its environmentally critical area regulations to meet Best Available Science (BAS) requirements. BAS requirements are intended to protect critical areas such as wetlands, by requiring an applicant to submit a critical areas report that adequately evaluates the proposal and probable impacts on a critical area, or its associated buffer and/or setback. Given the now adequate protection of critical areas, such as Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 54 of 64 ' Request I Response wetlands, this request is a consistent with the GMA goal to reduce sprawl by the inappropriate conversion of undeveloped land into sprawling low- density development. Also, providing for smaller lots available for single- family housing would be consistent with comprehensive plan policy LUP 8, "Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years." The requests are also consistent with Policy HP 15, "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single- family houses on smaller lots" and Policy HP 16, "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #9 — Dararak Neither of the conditions under Section VII. Lb applies. This area was annexed to the city in January 2005 (Parkway -Annexation) with a pre- annexation comprehensive plan designation of Single Family Medium Density and zoning of RS 35.0 (one unit per 35,000 square feet). At the time of annexation, the adopted designations of Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were intended to protect the wetlands in this area. In June 2015, pursuant to the periodic major update policies of the GMA, the city updated its environmentally critical area regulations to meet Best Available Science (BAS) requirements. BAS requirements are intended to protect critical areas such as wetlands, by requiring an applicant to submit a critical areas report that adequately evaluates the proposal and probable impacts on a critical area, or its associated buffer and/or setback. Given the now adequate protection of critical areas, such as wetlands, this request is a consistent with the GMA goal to reduce sprawl by the inappropriate conversion of undeveloped land into sprawling low- density development. Also, providing for smaller lots available for single - family housing would be consistent with comprehensive plan policy LUP 8, "Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years." The requests are also consistent with Policy HP 15, "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" and Policy HP 16, "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 55 of 64 c. It is consistent with the comprehensive plan. Request Response Request #1- Puget Sound Changing the designation of this parcel to Single Family High Property Density Residential and Single - family (RS 7.2, one unit per 7,200 square feet) 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. It is also consistent with Housing Policy (HP) 16 of the Comprehensive Plan, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #2 - Campbell Changing the designation of this parcel to Single - family (RS 35.0, one unit per 35,000 square feet) would be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." Request #3 - Changing the designation of this parcel to Single Family High Dematteis/Gabrielson Density Residential and Single- family (RS 7.2, one unit per 5,000 Property square feet) 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. It is also consistent with Housing Policy (HP) 16 of the Comprehensive Plan, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #4 — Johnson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be consistent Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 56 of 64 Request Response with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, higher density for parcels in this area would comply with the GMA goal of reducing sprawl and would also 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. Increasing density would also be consistent with Housing Policy, (HP) 15, which states "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" HP 16, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #S Neether There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, higher density for parcels in this area would comply with the GMA goal of reducing sprawl and would also 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. Increasing density would also be consistent with Housing Policy, (HP) 15, which states "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single- family houses on smaller lots" HP 16, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 57 of 64 Request Response cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #6 — Otteson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, higher density for parcels in this area would comply with the GMA goal of reducing sprawl and would also 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. Increasing density would also be consistent with Housing Policy, (HP) 15, which states "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" HP 16, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #7 Beard There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, higher density for parcels in this area would comply with the GMA goal of reducing sprawl and would also be consistent with Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 58 of 64 Request Response 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. Increasing density would also be consistent with Housing Policy, (HP) 15, which states "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" HP 16, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #8 Ellingson There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, higher density for parcels in this area would comply with the GMA goal of reducing sprawl and would also 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. Increasing density would also be consistent with Housing Policy, (HP) 15, which states "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" HP 16, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." Request #9 — Dararak There are 26 parcels, totaling approximately 55.52 acres, with 18 different property owners designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) in this area. Six (Requests #4 -9) of the 18 property Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 59 of 64 Request Response owners representing 27.58 acres, approximately one -half of the total 55.52 acres, have applied for a change in comprehensive plan and zoning. If the requested changes in designation were granted, it would result in smaller lot sizes for 13 parcels, which would be incompatible with the remaining 13 that range in size from 0.3 to 10.12 acres. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, higher density for parcels in this area would comply with the GMA goal of reducing sprawl and would also 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. Increasing density would also be consistent with Housing Policy, (HP) 15, which states "As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single - family houses on smaller lots" HP 16, which states "Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonuses, and transfer of development rights, cluster housing, cottage housing, garden housing, duplexes, and low to moderate density housing types." d. It is consistent with all applicable provisions of the title, including those adopted by reference from the comprehensive plan. Staff Response — If these requests were granted, any future development would be required to comply with all city regulations, including those adopted by reference from the comprehensive plan. e. It is consistent with the public health, safety, and welfare. Staff Response — Refer to responses under Section VI (2) (1). VIII. MAYOR'S RECOMMENDATION A. Site-Specific Request #1 - Request by Puget Center Property for a comprehensive plan amendment and rezone of parcels 082104 -9074, 082104 -9076, and 082104 -9167 (4.03 acres total), located north of South 312"' Street and east of 1" Avenue South, from Neighborhood Business (Bl) to Single Family High- Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet). Mayor's Recommendation - The Mayor recommends that the request be approved. Planning Commission Staff Report 2017 Comprehensive Plan Amendments October 19, 2017 Page 60 of 64 B. Site - Specific Request #2 - Request by Mike and Kelly Campbell for a comprehensive plan amendment and rezone of parcel 322104 -9059 (5.0 acres), located at 610 South 376th Street, from Single Family Low Density Residential and Suburban Estates (SE, one unit per five acres) to Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet). Mayor's Recommendation — The Mayor recommends that the request be approved. C. Site - Specific Request #3 - Request by Mark Freitas for a comprehensive plan amendment and rezone of parcels 132103 -9002, 132103 -9091, and 132103 -9036 (2.3 acres total), located at 2200 SW 320th Street and 320112 1 " Avenue SW, from Professional Office (PO) to Single Family High Density and Single Family (RS 5.0, one unit per 5,000 square feet). Mayor's Recommendation — The Mayor recommends that the request be approved. D. Site - Specific Request #4 - Request by Mark Johnson for a comprehensive plan amendment and rezone of parcel 322104 -9086 (0.44 acres), located at 1424 South 372nd Street, from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and (RS 7.2, one unit per 7,200 square feet). Mayor's Recommendation — The Mayor recommends that the request be denied because approval of the requested change in designation would make this parcel incompatible with the remaining parcels in this area. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, if all of the parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were to apply in the future, or if the City were to initiate a legislative rezone for all properties in this area, staff would likely recommend approval of a request for higher density to be determined upon further analysis. E. Site - Specific Request #S - Request by Larry Neether for a comprehensive plan amendment and rezone of parcels 322104 -9157 and 322104 -9045 (2.66 acres total), located at 37222 Milton Road South and 1301 South 372nd Street, from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single Family (RS 5.0, one unit per 5,000 square feet). Mayor's Recommendation — The Mayor recommends that the request be denied because approval of the requested change in designation would make these parcels incompatible with the remaining parcels in this area. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, if all of the parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were to apply in the future, or if the City were to initiate a legislative rezone for all properties in this area, staff would likely recommend approval of a request for higher density to be determined upon further analysis. Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 61 of 64 F. Site - Specific Request #6 - Request by Pam Otteson for a comprehensive plan amendment and rezone of parcels 322104 -9002 and 322104 -9076 (4.18 acres total), located at 1408 South 372nd Street, from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet). Mayor's Recommendation — The Mayor recommends that the request be denied because approval of the requested change in designation would make these parcels incompatible with the remaining parcels in this area. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, if all of the parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were to apply in the future, or if the City were to initiate a legislative rezone for all properties in this area, staff would likely recommend approval of a request for higher density to be determined upon further analysis. G. Site - Specific Request #7 - Request by Rick Beard for a comprehensive plan amendment and rezone of parcels 322104 -9114, 322104 -9053, and 322194 -9129 (4.52 acres total), located at 1331 South 372nd Street, 1311 South 372nd Street, and 1321 South 372nd Street, from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet). Mayor's Recommendation — The Mayor recommends that the request be denied because approval of the requested change in designation would make these parcels incompatible with the remaining parcels in this area. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, if all of the parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were to apply in the future, or if the City were to initiate a legislative rezone for all properties in this area, staff would likely recommend approval of a request for higher density to be determined upon further analysis. H. Site - Specific Request #8 - Request by Arnold Ellingson for a comprehensive plan amendment and rezone of parcels 322104 -9036, 322104 -9138, 322104 -9136, and 322104 -9050 (13.38.acres total), located at 1110 South 376`h Street and 1224 South 376'b Street, from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single Family (RS5.0, one unit per 5,000 square feet). Mayor's Recommendation — The Mayor recommends that the request be denied because approval of the requested change in designation would make these parcels incompatible with the remaining parcels in this area. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neiglil)orhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, if all of the parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were to apply in the future, or if the City were to Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 62 of 64 initiate a legislative rezone for all properties in this area, staff would likely recommend approval of a request for higher density to be determined upon further analysis. I. Site - Specific Request #9 - Request by Visnou Dararak for a comprehensive plan amendment and rezone of parcel 322104 -9064 (2.4 acres), located at 1423 South 372 "d Street, from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) to Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet). Mayor's Recommendation — The Mayor recommends that the request be denied because approval of the requested change in designation would this parcel incompatible with the remaining parcels in this area. Therefore, granting this request would not be consistent with Housing Goal (HG) 1 of the Comprehensive Plan, which states "Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character." However, if all of the parcels designated Single Family Medium Density Residential and Single Family (RS 35.0, one unit per 35,000 square feet) were to apply in the future, or if the City were to initiate a legislative rezone for all properties in this area, staff would likely recommend approval of a request for higher density to be determined upon further analysis. 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 and rezone request: 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 October 19, 2017 2017 Comprehensive Plan Amendments Page 63 of 64 X. LIST OF EXHIBITS Exhibit A Composite Map Exhibit B Vicinity Map of Site - Specific Request #1 - Puget Center Property Exhibit C Aerial Map of Site - Specific Request #1 - Puget Center Property Exhibit D Vicinity Map of Site - Specific Request #2 - Campbell Exhibit E Aerial Photo of Site - Specific Request #2 - Campbell Exhibit F Vicinity Map of Site - Specific Request #3 - Dematteis /Gabrielson Property Exhibit G Aerial Photo of Site - Specific Request #3 - Dematteis /Gabrielson Property Exhibit H Composite Map — Site - specific Requests #4 -9 Exhibit I Vicinity Map of Site - Specific Request #4 - Johnson Exhibit J Aerial Photo of Site - Specific Request #4 - Johnson Exhibit K Vicinity Map of Site - Specific Request #5 - Neether Exhibit L Aerial Photo of Site - Specific Request #5 - Neether Exhibit M Vicinity Map of Site - Specific Request #6 - Otteson Exhibit N Aerial Photo of Site - Specific Request #6 - Otteson Exhibit O Vicinity Map of Site - Specific Request #7 - Beard Exhibit P Aerial Photo of Site - Specific Request #7 - Beard Exhibit Q Vicinity Map of Site - Specific Request #8 - Ellingson Exhibit R Aerial Photo of Site - Specific Request #8 - Ellingson Exhibit S Vicinity Map of Site - Specific Request #9 - Dararak Exhibit T Aerial Photo of Site - Specific Request #9 — Dararak Exhibit U October 18, 2017 e -mail from Mark Spaur Exhibit V October 18, 2017 correspondence from Roger and Jayne vonDoenhoff K: \Comprehensive Plan\2017 Comprehensive Plan\Planning Commission \101117 Report to Planning Commision.doc Planning Commission Staff Report October 19, 2017 2017 Comprehensive Plan Amendments Page 64 of 64 as N, cu r n Sc (u L � 'y E N c a r c N VI v LE LL 4— Q w 0 C C v .S E a- co ,, a 0 T N a U :tt �n as N, S 3AV Mg Y J O O r f T—� cl; D Sc S 3AV sj — C O N s'�o U w a .0 fA u, ,, i T N a :tt �n L L) a e.�3 a Y L) Q co p �c -0 c LO ° E � CL Ca m t ,°n rn" 'C o��} o, cc 7 7 m N L N N C m Q' LL r r C7 aL) 0 z0mwo �NM.41f1{OI.000> uL� -'' p a CD J z F E y E ,a Mn L e m S 3AV Mg Y J O O r f T—� S 3AV sj — C s'�o Ad Ste. 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O �c� (n m (A to N U r.2 A a C Q m O a.E O cc mu, z v rn z t c 40 O 0 CL N, / 4 li re f .- 7 . \� I � to Lo ti +. y aG Q s ©a aol. �p X E o N L— O M O � N Zo Id O i' N 7 C Al era M N Cl) CO c C c mod/ d C Y A�� + � V N a w` Li •� Q cc V/ � of M a N W 1� N'++ L v z' _rn c v°'E CL d C L V V U M +N cm2 LL d d 0 v In m O D C- �' 0 E (n -0 (n fn N U c •° U G o cn Z �N �I N N r�7 SO or- C M Oo o LO C � N CL C aT N �"� E 0 0 8 °' LL m T a o mV) E Z A a =m �I EXHIBIT Margaret Clark U From: Mark Spaur <MarkSpaur @Kennedyienks.com> Sent: Wednesday, October 18, 2017 4:03 PM To: Margaret Clark Cc: zanyban @hotmail.com; rvond @comcast.net; cleary4 @comcast.net Subject: Comments to DNS and SEPA checklist for 2017 Comprehensive Plan Amendments. Attachments: Non Project Form.pdf Margaret - Please accept these comments to the DNS and SEPA checklist. Please forward these comments to the City Clerk, if needed. 1. On Item 5. a. of the SEPA checklist, I have observed deer, rabbits, raccoon, possum and mountain beaver in the area of Site - Specific Requests #4 -9. Please include in the revised checklist. 2. Part D. Supplemental Sheet for Nonproject Actions doesn't conform to state guidelines for a nonproject review form. Please refer to h_ ttp:// www. ecy. wa. go_ v_/ progra ms/"sea/sepa /nprf61902.htm. I have attached a sample PDF of the sheet. The supplemental sheet fails to address the following requirements: a. Environmental Overview - "Include the type and degree of likely changes such as the likely changes in development and /or infrastructure, or changes to how an area will be managed." b. Regulatory Framework - "Identify any potential impacts from the proposal that have been previously designated as acceptable under the Growth Management Act (GMA), chapter 36.70A RCW." c. Public Involvement - "Identify agencies with jurisdiction or expertise, affected tribes, and other known stakeholder groups whose input is likely to be specifically solicited in the development of this proposal." Identify agencies with jurisdiction or expertise, affected tribes, and other known stakeholder groups whose input is likely to be specifically solicited in the development of this proposal." There are stakeholders that should be consulted and worked with such as the Friends of the East Hylebos when working on project specific actions. d. Affected Environment - "Generally describe the existing environmental landscapes or elements (e.g., character and quality of ecosystem, existing trends, infrastructure, service levels, etc.) likely to be affected if the proposal is implemented. Include a description of the existing built and natural environment where future "on the ground" activities would occur that would be influenced by the nonproject proposal." Note that the City is expected to describe how the environment would change if the rezoning takes place. "Note: When complete, this section needs to provide information on existing conditions for the elements of the environment discussed in sections 8 and 9. A list of both the built and the natural elements of the environment is found in WAC 197 -11 -444" e. Key Issue Assessment - "List the identified key issues or areas of controversy or concern and include a brief statement of why each is a key issue. For each item listed." There are key issues that were brought forth in the previous public hearing for Site - Specific Requests #4 -9 - protection of the existing wetlands, protection of the slopes for erosion control, and protection of significant trees. Also noted was protection of the waters of the state from those wetlands to the Hylebos system on Site - Specific Requests #4 -9. Proposed Nonproject Action or Alternative Actions - The supplemental sheet fails to address mitigation measures for impacts that would occur with these zoning changes: In summary, I am requesting that item 5 a. of the SEPA checklist be amended and the Supplemental Sheet for Nonproject Actions be totally revised to conform to state guidelines and written in the spirit which the form is intended by considering the impacts to the environment by the rezoning and development of the project areas. Please call me at 253 - 709 -8145 if you have any questions about these requests or would like to discuss this further. Thanks for your time and consideration. Mark Spaur 3761117 th PI S. Federal Way, WA 98003 Ex�T TO: Mayor Jim Ferrell Lydia Assefa - Dawson Bob Celski Susan Honda Jeanne Burbidge Mark Koppang Martin A. Moore Dini Duclos Robert "Doc" Hansen, Planning Manager Margaret Clark, Principal Planner Dear Mayor, Council, and Planning Department: Roger and Jayne vonDoenhoff 1414 S. 376t" St. Federal Way, WA 98003 -7506 RE: SEPA - Related Comments on 2017 Amendments to the Federal Way Comprehensive Plan: File # 16- 105017 -UP, #16- 104838 -UP, #16- 105015 -UP, #15- 105016 -UP, #16- 105019 -UP, #16- 105020 -UP, #16- 105022 -UP October 18, 2017 We feel that the Federal Way Comprehensive Plan should draw distinctions between environmentally sensitive areas, where development density should be limited, and less sensitive areas where higher densities could potentially be permitted. The current CP (Introduction and Section 2.7) identifies Spring Valley as one of two highly sensitive areas that should be limited to Suburban Estates zoning (1 house per 5 acres). Obviously, the current zoning in this area of RS35.0 exceeds that density. The currently built -out density is approximately 1 house per 2 to 3 acres, and we already have significant traffic problems; there are huge backups at 5t" Avenue and Porter Way at rush hour, and the Wild Waves traffic creates a mess at Milton Rd. S. and Enchanted Parkway at Wild Waves closing time. When this area is built out to the CURRENT zoning, there will be huge impacts to lighting, noise, traffic, and especially drainage and wetlands that will be very difficult to mitigate. In addition, the changes to the CHARACTER of the neighborhood cannot be mitigated. We would like to point out that the applicants for this zoning change are all people who don't live here, or who don't plan to live here if /after their up -zone applications are approved. It is nearly impossible to imagine any way to mitigate the impacts of an up -zone beyond RS35.0 that would make sense and preserve the ecology and character of the area in any meaningful way. The SEPA review for these up -zone application has now been completed, and it defers the analysis of virtually all the environmental impacts based on these up -zones being "non- project actions ". In reality, that amounts to tacit approval for increasing the density of the area with no environmental review. If these applications are approved at this point, then when specific development plans are submitted, the developers will be able to make the argument that the density they are proposing has already been approved by zoning, even though the impacts of the higher density on the area will not have been assessed. That makes no sense! The current zoning designation provides for PLENTY of development and its impacts, and it should definitely be the MAXIMUM LIMIT for the foreseeable future. Any up -zone beyond RS35.0 would be ridiculous from a resident point of view, much less the 4 steps BEYOND RS 35.0 that is being requested. The Comprehensive Plan and the amendment process cannot amount to "allow high density everywhere ". Spring Valley should remain relatively low density to protect the Hylebos, the wetlands, the character of the area for the residents, and the ecologically sensitive area that it is. Thank you for-this process and for the opportunity to comment. Roger and Jayne vonDoenhoff 1414 S. 376t' St.