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LUTC PKT 12-04-2017 Committee Members City Staff , Chair Marwan Salloum P.E., Public Works Director Lydia Assefa-Dawson, Member Mercedes Tenuta, Administrative Assistant II Mark Koppang, Member (253) 835-2701 City of Federal Way City Council Land Use/Transportation Committee December 4, 2017 City Hall 5:00 p.m. Council Chambers MEETING AGENDA 1. CALL TO ORDER 2. PUBLIC COMMENT (3 minutes) 3. COMMITTEE BUSINESS Topic Title/Description Presenter Page Action or Info Council Date Time A. Approval of Minutes: November 6, 2017 Tenuta 3 Action N/A 5 min B. 2017 Asphalt Overlay Project – Final Acceptance Huynh 7 Action January 2, 2018 Consent 5 min C. Acceptance of the FY 2018 King County CFT Funds Doucette 9 Action January 2, 2018 Consent 5 min D. Grant Funding for Transportation Improvement Projects – Authorization to Accept Grant Funding Winkler 11 Action January 2, 2018 Consent 5 min E RESOLUTION: Setting a Public Hearing for Amendment of the 2018-23 Transportation Improvement Plan Winkler 13 Action January 2, 2018 Consent 5 min F. RESOLUTION: 2017 Amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map Clark 19 Action January 2, 2018 Business 15 min G. ORDINANCE: 2017 Amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map Clark 141 Action January 2, 2018 Ordinance First Reading 15 min H. 2018 Planning Commission Work Program Hansen 159 Action January 2, 2018 Consent 10 min 4. OTHER 5. FUTURE MEETINGS/AGENDA ITEMS: The next LUTC meeting will be Monday, January 8, 2018 at 5:00 p.m. in City Hall Council Chambers. 6. ADJOURN This page left blank intentionally. 2 Committee Members City Staff Bob Celski, Chair Marwan Salloum P.E., Public Works Director Lydia Assefa-Dawson, Member Mercedes Tenuta, Administrative Assistant II Mark Koppang, Member (253) 835-2701 City of Federal Way City Council Land Use/Transportation Committee November 6, 2017 City Hall 5:00 p.m. Council Chambers MEETING SUMMARY Committee Members in Attendance: Committee Chair Bob Celski and Committee member Lydia Assefa-Dawson. Councilmembers in attendance: Deputy Mayor Jeanne Burbidge. Committee members excused: Committee member Mark Koppang. Staff in Attendance: Public Works Director Marwan Salloum, Deputy City Attorney Mark Orthmann, Deputy Public Works Director/Street Systems Manager Desireé Winkler, Planning Manager Robert “Doc” Hansen, Surface Water Manager Theresa Thurlow, City Traffic Engineer Rick Perez, Senior Engineering Plans Reviewer Ann Dower, Senior Planner Jim Harris, Senior Traffic Engineer Erik Preston, Senior Transportation Planning Engineer Sarady Long, and Administrative Assistant II Mercedes Tenuta. 1.CALL TO ORDER: Chair Celski called the meeting to order at 5:01 p.m. 2.PUBLIC COMMENT (3 minutes): There were no public comments. 3.COMMITTEE BUSINESS Topic Title/Description A.Approval of Minutes: October 2, 2017 Committee approved the October 2, 2017 LUTC minutes as presented. •Moved: Assefa-Dawson •Seconded: Celski •Passed: 2-0 B.Military Road S and S 298th Street Compact Roundabout Project – 30% Design Status Report Senior Traffic Engineer Erik Preston explained that the project will install a compact roundabout with a fully mountable center island and provide additional sidewalks, illumination and ADA ramps. Staff anticipates bidding the project in the spring of 2018 with construction in summer of 2018. Mr. Preston presented the design status report with pictures, plan drawings and estimated expenditures. He indicated there is a budget shortfall of $127,575.00 with potential for savings in the row acquisition budget as well as the type of curbing used. Committee members had a brief discussion regarding the roundabout size and the safety reasons for this roundabout project. Committee forwarded Option #1 (Authorize staff to proceed with design of the Military Rd S/ S 298th Street Compact Roundabout Project and return to LUTC and Council at the 85% design completion stage for further reports and authorization) to the November 21, 2017 Council Consent Agenda for approval. •Moved: Assefa-Dawson •Seconded: Celski •Passed: 2-0 DRAFT 3 Committee Members City Staff Bob Celski, Chair Marwan Salloum P.E., Public Works Director Lydia Assefa-Dawson, Member Mercedes Tenuta, Administrative Assistant II Mark Koppang, Member (253) 835-2701 C.2017-2019 Transportation Demand Management Implementation Agreement Senior Transportation Planning Engineer Sarady Long presented a brief background on this program. State law mandates the City to develop and implement a program to reduce commute trips. The State also provides technical funding which requires a 2-year agreement. The current agreement has expired therefore a new one is needed in order to receive funding. As in the past, City staff propose to use the funding allocation to contract with King County for their CTR support services. Committee forwarded the proposed agreement with WSDOT to the November 21, 2017 Council Consent Agenda for approval. •Moved: Assefa-Dawson •Seconded: Celski •Passed: 2-0 D.2017-2019 Commute Trip Reduction (CTR) Program Implementation Agreement with King County Senior Transportation Planning Engineer Sarady Long presented the latest available data from the current biennium CTR Program. State law requires that all major employers with one hundred (100) or more full-time employees must develop an implementation program to reduce Single Occupant Vehicle commuting trips. Mr. Long explained that over the last 18 years the City has contracted with King County for their CTR support services, of which staff believe to be the most cost effective way to implement the program. The existing agreement has expired and a new two-year agreement is proposed. This agreement would be fully funded by the state CTR technical assistance grant. A brief discussion was held between committee members and Mr. Long regarding what role King County plays with major employers, the program criteria/specifications, and the invoicing between WSDOT and King County. Committee forwarded Option #1 (Authorize the Mayor to enter into an agreement with King County in the amount of $33,646.00 for CTR implementation) to the November 21, 2017 Council Consent Agenda for approval. •Moved: Assefa-Dawson •Seconded: Celski •Passed: 2-0 E.SCATBd Agreement Renewal City Traffic Engineer Rick Perez explained that the South County Area Transportation Board (“SCATBd”) is a group representing agencies around south King County sub-area that serves as a forum to promote cooperation within the sub-area and as a lobbying force with County, Regional and State agencies on transportation issues/policies. The agreement is up for renewal and has a few minor updates. Chair Celski thanked Deputy Mayor Burbidge for her professional representation of the City on this particular board. Committee forwarded Option #1 (Authorize the Mayor to execute the agreement to continue the City’s participation on the South County Area Transportation Board) to the November 21, 2017 Council Consent Agenda for approval. •Moved: Assefa-Dawson •Seconded: Celski •Passed: 2-0 F.Acceptance of Water Quality Stormwater Capacity Grant Surface Water Manager Theresa Thurlow explained that in September 2017 Council authorized SWM staff to apply for this grant and received an award amount of $50,000.00 which must be used for the National Pollutant Discharge Elimination System (“NPDES”) permit implementation. Ms. Thurlow stated the use will primarily be for the education and outreach program, Storming the Sound with Salmon, a new pet waste campaign, and 4 Committee Members City Staff Bob Celski, Chair Marwan Salloum P.E., Public Works Director Lydia Assefa-Dawson, Member Mercedes Tenuta, Administrative Assistant II Mark Koppang, Member (253) 835-2701 participation in the regional “Don’t Drip and Drive” program. Committee forwarded Option #1 (Authorize SWM staff to accept the 2017 Department of Ecology Water Quality Capacity Grant award in the amount of $50,000.00) to the November 21, 2017 Council Consent Agenda for approval. •Moved: Assefa-Dawson •Seconded: Celski •Passed: 2-0 G.RESOLUTION: Soundview Manor Final Plat Approval Senior Planner Jim Harris presented the final plat for Soundview Manor. This plat is on the west side of the City off SW Dash Point Road and 43rd Pl SW. There are 21 single-family lots that range in size from 9,600-15,000 square feet. Mr. Harris outlined the procedural summary as well as current pictures of the plat including conservation open space, wetland buffer, landscaping, and the pedestrian connection. The applicant has fulfilled the preliminary plat conditions, SEPA, and meets all codes and policies of the City. Chair Celski, Mr. Harris, and City Traffic Engineer Rick Perez had a brief discussion regarding the retaining walls, the walkway being considered a “Safe Routes to School” to Twin Lakes with no bus service, the location of the bus routes for the middle and high schools, and the potential for a Rectangular Rapid Flashing Beacon (“RRFB”) in the future. Committee forwarded the Resolution approving the Soundview Manor Final Plat to the November 21, 2017 Council Consent Agenda for approval. •Moved: Assefa-Dawson •Seconded: Celski •Passed: 2-0 4.OTHER 5.FUTURE MEETINGS/AGENDA ITEMS: The next LUTC meeting will be Monday, December 4, 2017 at 5:00 p.m. in City Hall Council Chambers. 6.ADJOURN: The meeting was adjourned at 5:40 p.m. Attest: Mercedes Tenuta Administrative Assistant II Approved by Committee: 5 This page left blank intentionally. 6 COUNCIL MEETING DATE: January 02, 2018 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: 2017 ASPHALT 0VERLA Y PROJECT -FINAL ACCEPTANCE POLICY QUESTION: Should the Council accept the 2017 Asphalt Overlay Project constructed by Lakeside Industries, Inc. as complete? COMMITTEE: Land Use and Transportation Committee CATEGORY: l:8J Consent D City Council Business D Ordinance D Resolution _STAFF REPORT BY: Jeff Huynh, Street S stems En ineer MEETING DATE: December 4, 2017 D D Public Hearing Other DEPT: Public Works Attachments: Memorandum to Land Use and Transportation Committee dated December 4, 2017 Options Considered: 1. Authorize final acceptance of the 2017 Asphalt Overlay Project constructed by Lakeside Industries, Inc. in the amount of $1,762,982.72 as complete. 2. Do not authorize final acceptance of the completed 2017 Asphalt Overlay Project constructed by Lakeside Industries, Inc. as complete and provide direction to staff. MAYOR'S RECOMMENDATION: The Mayor recommends Option 1 be forwarded to the January 02, 2018 Council Consent Agenda for apg al. COMMITTEE RECOMMENDATION: I move to forward Option 1 to the January 02, 2018 consent agenda for approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move approval of final acceptance of the 2017 Asphalt Overlay Project constructed by Lakeside Industries, Inc. in the amount of $1,762,982.72 as complete." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TABLED/DEFERRED/NO ACTlON 0 MOVED TO SECOND READING (ordinances only) REVISED-11/2016 7 COUNCIL BILL# 18T reading Enactment reading ORDINANCE# RESOLUTION# DATE: TO: VIA: FROM: SUBJECT: CITY OF FEDERAL WAY MEMORANDUM December 4, 2017 Land Use and Transportation Committee Jim Ferrell, Mayor • \ _ _.,/ Marwan Salloum, P .E., Public Works Director~ Jeff Huynh, Street Systems Engineer ~ 2017 Asphalt Overlay Project -Final Acceptance BACKGROUND: Prior to release of retainage on a Public Works construction project, the City Council must accept the work as complete to meet State Department of Revenue and State Department of Labor and fudustries requirements. The 2017 Asphalt Overlay Project contract with Lakeside fudustries, fuc. is complete. The final construction contract amount is $1,762,982.72. This is $265,349.28 below the $2,028,332.00 ( including contingency) budget that was approved by the City Council on March 21, 2017. cc: Project File Central File K:\LUTC\2017\12-04-172017 Asphalt Overlay project -Project Acceptance.doc 8 COUNCIL MEETING DATE: January 2, 2018 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: ACCEPTANCE OF FY 2018 KING COUNTY CFT FUNDS POLICY QUESTION: Should the Council authorize staff to accept FY 2018 King County Conservation Futures Tax levy (CFT) funds in the amount of $1,000,000. COMMITTEE: Land Use and Transportation Committee MEETING DATE: Dec. 4, 2017 CATEGORY: ~ Consent D Ordinance D Public Hearing D City Council Business D Resolution D Other STAFF REPORT BY: Tony Doucette, P.E., SWM Project Engineer ."ff? DEPT: Public Works\SWM Attachments: Land Use and Transportation Committee memorandum dated December 4, 2017. Options Considered: 1. Authorize SWM staff to accept FY 2018 King County CFT funds in the amount of $1,000,000. 2. Do not authorize SWM staff to accept the FY 2018 King County CFT funds in the amount of $1,000,000 and p rovide direction to staff. MAYOR'S RECOMMENDATION: The Mayor recommends forwarding Option 1 to the January Council Agenda for appro l. COMMITTEE RECOMMENDATION: I move to forward option 1 to the January 2, 2018 consent agenda for approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move to authorize SWM staff to proceed with acceptance of FY 2018 King County CFT funds in the amount of $1,000,000." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TABLEDffiEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED-11/2016 9 COUNCIL BILL# 15T reading Enactment reading ORDINANCE# RESOLUTION # DATE: TO: VIA: FROM: SUBJECT: CITY OF FEDERAL WAY MEMORANDUM December 4, 2017 Land Use and Transportation Committee Jim Ferrell, Mayor Tony Doucette, P .E., SWM Project Engineer tT>~ Theresa Thurlow, P.E., Surface Water Manager ~ Marwan Salloum, P.E., Public Works Director Authorization to Accept FY 2018 King County "Cou ervatiOll Futures Funds BACKGROUND: In February 2017, Council authorized SWM staff to proceed with an application for Conservation Futures Tax levy (CFT) funds through King County's Conservation Futures Program. SWM staff were authorized to apply for $1,000,000 in CFT funds to pursue conservation property acquisition in the East Hylebos Basin. The CFT program requires a 100% match to receive funding and SWM allocated $1,000,000 of matching funds in Council approved CIP projects. Staff received notification that the funding application was approved and the full funding amount of $1,000,000 will be available for reimbursement to the City for conservation property acquisition. cc: Project File Day File 10 COUNCIL MEETING DATE: January 2, 2018 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: Grant Funding for Transportation Improvement Projects -Authorization to Accept Grant Funding POLICY QUESTION: Should City Council authorize staff to accept 2019 Transportation Improvement Board (TIB) Funding Program for Transportation Improvement Projects? COMMITTEE: Land Use and Transportation Committee CATEGORY: lz:1 Consent D D Ordinance D Resolution STAFF REPORT BY: esiree Winkler, P .E., Deputy Public Works Director/Street Systems Manager MEETING DATE: December 4, 2017 D D Public Hearing Other DEPT: Public Works Attachments: Land Use and Transportation Committee memorandum dated December 4, 2017 Options Considered: I. Authorize staff to accept the grant funding under the 2019 Transportation Improvement Board (TIB) Funding Program in the amount of $400,000 for the Sacajawea MS Sidewalks -Phase 2 (SR 509 from 9th Pl S to Sacajawea Park) Project. 2. Do not accept grant funding under the 2019 Transportation Improvement Board (TIB) Funding Program in the amount of $400,000 for the Sacajawea MS Sidewalks -Phase 2 (SR 509 from 9 th Pl S to Sacajawea Park) Project and provide direction to Staff. MAYOR'S RECOMMENDATION: The Mayor recommends forwarding Option 1 to the January 2, 2018 Council Consent Agenda for approval. COMMITTEE RECOMMENDATION: I move to forward Option 1 to the January 2, 2018 Council Consent Agenda for approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move to authorize staff to accept the grant funding under the 2019 Transportation Improvement Board (TIE) Funding Program in the amount of $400,000 for the Sacajawea MS Sidewalks -Phase 2 (SR 509 from 9th Pl S to Sacajawea Park) Project." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TABLED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED-11/2016 11 COUNCIL BILL# 15T reading Enactment reading ORDINANCE# RESOLUTION # DATE: TO: VIA: FROM: CITY OF FEDERAL WAY MEMORANDUM December 4, 2017 City Council Jim Ferrell, Mayor \ _/ Marwan Salloum, P.E., Public Works Directo~ ~esiree Winkler, P.E., Deputy Public Works Director/Street Systems Manager SUBJECT: Grant Funding for Transportation Improvement Projects -Authorization to Accept Grant Funding BACKGROUND: This memorandum provides the Council with the current status of the grant applications submitted in 2017 under the PSRC Transportation Alternatives Program (TAP) and/or Transportation Improvement Board (TIB) Urban Arterial Program Funding. Projeet (Funding Phase) Gnat Estimated Pro·ect Cut Gnnt Fund Amount Required CNy Match . Sacajawea MS and Park Sidewalks -Phase 2 (SR 509 -9th Pl S to Sacajawea Park) esi n and Co nstruction (TIB)Urban Sidewalks Program Funding $1,400,000 $400,000 $1,000,000* (State Funds) SW 340th St Improvements -31th Ave SW -City Limits (De s i ,,, Ri ht o Wa and Con stru ction) TIB Urban Arterial Program $6,000,000 State Funds) $0.00 21st Ave S: S 316th Street to S 314th Street Pedestrian Connection-Grand Staircase (Con struction lra se) PSRC Transportation Alternatives Program (TAP) (Federal Funds) $3,000,000 $0.00 $0.00 $0.00 * The required match for this project is proposed to be funded from the Traffic Safety Fund and saving from other completed projects and or projects that have grant matching fund but grant was not awarded. 12 COUNCIL MEETING DATE: January 02, 2018 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: RESOLUTION: SETTING A PUBLIC HEARING DATE FOR AMENDMENT OF THE 2018-23 TRANSPORTATION IMPROVEMENT PLAN POLICY QUESTION: Should Council set a public hearing date for the proposed amendment to the 2018-23 Transportation hnprovement Plan on January 16, 2018? COMMITTEE: Land Use and Transportation Committee CATEGORY: ~ Consent D City Council Business D Ordinance ~ Resolution STAFF REPORT BY: Desiree Winkler, P.E., Deputy Public Works Director/Street Systems Manager MEETING DATE: December 4, 2017 D D Public Hearing Other DEPT: Public Works Attachments: Land Use and Transportation Committee memorandum dated December 4, 2017. Options Considered: 1. Authorize staff to proceed setting the Public Hearing date for the proposed amendment to the 2018-23 Transportation hnprovement Plan on January 16, 2018. 2. Set Public Hearing on an alternative date recommended by the committee. MAYOR'S RECOMMENDATION: The Mayor recommends forwarding Option 1 to the January Council Consent Agen r approval. COMMITTEE RECOMMENDATION: I move to forward Option 1 to the January 02, 2018 consent agenda for approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move approval of the resolution setting the date of a Public Hearing for the proposed amendment to the 2018-23 Transportation Improvement Plan on January 16, 2018." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: 0 APPROVED D DENIED 0 TABLED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED-1/2015 13 COUNCIL BILL# I 5T reading Enactment reading ORDINANCE# RESOLUTION# DATE: TO: VIA: FROM: CITY OF FEDERAL WAY MEMORANDUM December 4, 2017 Land Use/ Transportation Committee Jim Ferrell, Mayor . ~ .. Marwan Salloum, P.E., Director of Public Works ~ Desiree Winkler, P .E., Deputy Public W arks Director/Street Systems Manager SUBJECT: Resolution: Setting Public Hearing Date for Amendment to the 2018-23 Transportation Improvement Plan BACKGROUND: In accordance with the requirements of Chapters 35.77 and 47.26 of the Revised Code of Washington (RCW), the City of Federal Way adopted its original Transportation Improvement Plan (TIP) and Arterial Street Improvement Plan (ASIP) on July 23, 1991. The City is also required to adopt a revised TIP and ASIP on an annual basis to reflect the City's current and future street and arterial needs. Any new projects funded would require amendment to the TIP. The City has been awarded grants that require listing on an amended TIP prior to the annual update. The City is required to hold a minimum of one public hearing on the revised plans. Staff proposes that this occur at the January 16, 2018, City Council meeting. Once the revised plans have been adopted by Resolution, a copy of the respective plans must be filed with the Washington State Secretary of Transportation and the Washington State Transportation Improvement Board. The attached Resolution sets the public hearing date for the January 16, 2018 City Council meeting. The amended TIP will also be presented to the Land Use and Transportation Committee on January 8, 2018. cc: Project File Day File 14 RESOLUTION NO. __ A RESOLUTION of the City of Federal Way, Washington, setting a Public Hearing date of Tuesday, January 16, 2018 for adoption of a revised Six-Year Transportation Improvement Program and Arterial Street Improvement Plan. WHEREAS, pursuant to the requirements of Chapters 35.77 and 47.26 RCW, the City Council of the City of Federal Way must adopt a revised and extended Six-Year Transportation Improvement Program ("TIP") and Arterial Street Improvement Plan ("ASIP") annually; and WHEREAS, pursuant to RCW 35.77.010 and supporting laws and regulations, a public hearing must be held prior to the adoption of the revised and extended Six-Year Transportation Improvement Program and Arterial Street Improvement Plan; and WHEREAS, award of grant funds that were not anticipated at the time of adoption of the 2018-23 Federal Way Transportation Improvement Plan and Arterial Street Improvement Plan have been awarded to the City; and WHEREAS, an amended 2018-23 Federal Way Transportation Improvement Plan and Arterial Street Improvement Plan is proposed in order to expedite the newly-funded projects; NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, RESOLVES AS FOLLOWS: Section I. Public Hearing. A public hearing shall be held on the amended 2018-23 Federal Way Transportation Improvement Plan and Arterial Street Improvement Plan at the regular meeting of the City Council at 7:00 p.m. on Tuesday, January 16, 2018, at the Federal Way City Hall Council Chambers. Resolution No. 18-__ 15 Page I o/3 Rev 6/17 Section 2. Severability. If any section, sentence, clause or phrase of this resolution should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause, or phrase of this resolution. Section 3. Corrections . The City Clerk and the codifiers of this resolution are authorized to make necessary corrections to this resolution including, but not limited to, the correction of scrivener/clerical errors, references, resolution numbering, section/subsection numbers and any references thereto. Section 4. Ratification. Any act consistent with the authority and prior to the effective date of this resolution is hereby ratified and affirmed. Section 5. Effective Date. This resolution shall be effective immediately upon passage by the Federal Way City Council. Resolution No. I 8- 16 Page2of3 Rev 6/17 RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTONthis ___ dayof _______ .,20 . CITY OF FEDERAL WAY: JIM FERRELL, MAYOR ATTEST: STEPHANIE COURTNEY, CMC, CITY CLERK APPROVED AS TO FORM: J. RYAN CALL, CITY ATTORNEY FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: RESOLUTION NO.: Resolution No. 18- 17 Page3 o/3 Rev 6/17 This page left blank intentionally. 18 COUNCIL MEETING DATE: January 2, 2018 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: RESOLUTION: 2017 amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoni_ng Map (Site Specific Request No. 4 -Johnson, Site Specific Request No. 5 -Neether, Site Specific Request No. 6 - Otteson, Site Specific Request No. 7 -Beard, Site Specific Request No. 8 -Ellingson, and Site Specific Request No. 9 - Dararak). POLICY QUESTION: Should the City deny the six citizen-initiated requests (Site Specific Request No. 4 -Johnson, Site Specific Request No. 5 -Neether, Site Specific Request No. 6 -Otteson, Site Specific Request No. 7 -Beard, Site Specific Request No . 8 -Ellingson, and Site Specific Request No. 9 -Dararak) for changes to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map? COMMITTEE: Land Use/Transportation Committee (LUTC) CATEGORY: D Consent D City Council Business D Ordinance ~ Resolution STAFF REPORT BY: Principal Planner, Margaret Clark MEETING DATE: December 4, 2017 D D Public Hearing Other DEPT.: Community Development Attachments: 1) Draft Resolution with Exhibits A-F; 2) November 27, 2017 Staff Report to the LUTC; 3) October 18, 2017, Staff Report to the Planning Commission with Exhibits A-V; 4) Additional Correspondence (Exhibits W-Y); 5) Minutes of the October 25, 2017, Planning Commission Public Hearing. Options Considered: 1) Adopt the Mayor's recommendation as contained in the draft resolution; 2) Adopt the Mayor's recommendation as modified by the LUTC; 3) Do not adopt the Mayor's recommendation; or (4) Refer the amendments back to the Planning Commission for further proceedings. MAYOR'S RECOMMENDATION: The Mayor recommends denial of the proposed amendments as written in the draft resolution. COMMITTEE RECOMMENDATION: : I move to forward the proposed resolution to the January 2, 2018 City Council Business Agenda for approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move approval of the proposed resolution." (BELOW TO BE COMPLETED BY CITY CLERKS' OFFICE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TAB LED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED -11/2016 19 COUNCIL BILL# 18T reading Enactment reading ORDINANCE# RESOLUTION # RESOLUTION NO. __ A RESOLUTION of the City of Federal Way, Washington, denying Site Specific Request No. 4 -Johnson, Site Specific Request No. 5 -Neether, Site Specific Request No. 6 -Otteson, Site Specific Request No. 7 -Beard, Site Specific Request No. 8 -Ellingson, and Site Specific Request No. 9 - Dararak for amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map. WHEREAS, the Growth Management Act of 1990 as amended ("Chapter 36.70A RCW" or "GMA"), requires the City of Federal Way to adopt a comprehensive plan that includes a land use element (including a land use map), housing element, capital facilities plan element, utilities element, economic development element, transportation element (including transportation system maps), and a parks and recreation element; and WHEREAS, the GMA also requires the City of Federal Way to adopt development regulations implementing its comprehensive plan; and WHEREAS, the Federal Way City Council adopted its comprehensive plan with a comprehensive plan map (the "Plan") on November 21, 1995, and adopted development regulations and a zoning map implementing the Plan on July 2, 1996; and WHEREAS, the Federal Way City Council subsequently amended the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map on December 23, 1998; September 14, 2000; November 1, 2001; March 27, 2003; July 20, 2004; June 16, 2005; July 16, 2007; June 11, 2009; October 28, 2010; January 27, 2011; January 23, 2013; August 14, 2013; and July 29, 2015; and WHEREAS, the City may consider Plan and development regulation amendments pursuant to Process .VI, under Title 19 (Zoning and Development Code) of the Federal Way Revised Code ("FWRC"), Chapter 19.80 FWRC, pursuant to Chapter 19.35 FWRC; and Resolution No. 18-__ 20 Page 1 of 14 Rev 6/17 WHEREAS, under RCW 36.70A.130, the Plan and development regulations are subject to continuing review and evaluation, but the Plan may be amended no more than one time per year; and WHEREAS, the Federal Way City Council has considered amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map, specifically in relation to the following six citizen-initiated requests: (1) 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 Single Family (RS 7.2, one unit per 7,200 square feet) ("Site Specific Request No. 4"); (2) Parcels 322104-9157 and 322104-9045, 2.66 acres, located at 37222 Milton Road Southand 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) ("Site Specific Request No. 5"); (3) Parcels 322104-9002 and 322104-9076, 4.18 acres, 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) ("Site Specific Request No. 6"); (4) Parcels 322104-9114, 322104-9053, and 322194-9129, 4.52 acres, 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) ("Site Specific Request No. 7"); Resolution No. 18-__ 21 Page 2 of 14 Rev 6/17 (5) Parcels 322104-9036, 322104-9138, 322104-9136, and 322104-9050, 13.38 acres, located at 1110 South 376th Street and 1224 South 376th 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) ("Site Specific Request No. 8"); and (6) Parcel 322104-9064, 2.4 acres, located at 1423 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) ("Site Specific Request No. 9"); and WHEREAS, in September 2016, the City of Federal Way accepted a request from Mark Johnson for Site Specific Request No. 4; and WHEREAS, in September 201 _6, the City of Federal Way accepted a request from Larry N eether for Site Specific Request No. 5; and WHEREAS, in September 2016, the City of Federal Way accepted a request from Pam Otteson for Site Specific Request No. 6; and WHEREAS, in September 2016, the City of Federal Way accepted a request from Rick Beard for Site Specific Request No . 7; and WHEREAS, in August 2016 , the City of Federal Way accepted a request from Arnold Ellingson for Site Specific Request No. 8; and WHEREAS, in September 2016, the City of Federal Way accepted a request from Visnou Dararak for Site Specific Request No. 9; and WHEREAS, on October 6 , 2017, the City's SEP A Responsible Official issued a Determination of Nonsignificance on Site Specific Request No. 4, Site Specific Request No. 5, Site Specific Resolution No. 18-__ 22 Page 3 of 14 Rev 6/17 Request No. 6, Site Specific Request No. 7, Site Specific Request No. 8, and Site Specific Request No. 9; and WHEREAS, the City's Planning Commission held a public hearing on October 25, 2017, at the close of which it recommended to the City Council denial of Site Specific Request No. 4, Site Specific Request No. 5, Site Specific Request No. 6, Site Specific Request No. 7, Site Specific Request No. 8, and Site Specific Request No. 9; and WHEREAS, the Land Use/Transportation Committee of the Federal Way City Council considered Site Specific Request No. 4, Site Specific Request No. 5, Site Specific Request No. 6, Site Specific Request No. 7, Site Specific Request No. 8, and Site Specific Request No . 9 on December 4, 2017, and recommended denial of the same; and WHEREAS, the City Council, through its staff, Planning Commission, and Land Use/ Transportation Committee, received, discussed, and considered the testimony, written comments, and material from the public, and considered the matter at its City Council meeting on January 2, 20I8 ;and WHEREAS, the City Council desires to deny the change in comprehensive plan designation and zoning of Site Specific Request No. 4, Site Specific Request No. 5, Site Specific Request No. 6, Site Specific Request No. 7, Site Specific Request No. 8, and Site Specific Request No. 9. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DO ORDAIN AS FOLLOWS: Se ction 1. F indings an d Conclusions. (a) Site Specific Request No. 4 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of 0.44 acres located at 1424 South 372nd Street, from Single Family Medium Density Residential and Single Family (RS 35.0, one unit per Resolution No. 18-__ 23 Page 4 of 14 Rev 6/17 35,000 square feet) to Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) (Exhibit A): (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 4, attached hereto, is inconsistent with the following goals of the Federal Way Comprehensive Plan: Housing Goal (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; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods. Due to lack of connectivity to adjacent areas designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet), approving this request would result in a mix of higher and lower density development, which would be inconsistent with sound planning principles; and (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 4, attached hereto, is inconsistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently. All parcels designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) are not included in the request, and therefore, approval of this request would result in spot zoning ; and (iii) The proposed amendment to the Zoning Map, as set forth in Exhibit A, Site Specific Request No. 4, attached hereto, would result in a checkerboard pattern of development of high Resolution No. 18-__ 24 Page 5 of 14 Rev 6/17 and low density. In addition, allowing higher residential density in this environment would result in conflict between existing low density residential uses and newly allowed higher density residential uses; therefore, the request is inconsistent with the applicable provisions of the Federal Way Comprehensive Plan, does not bear a substantial relation to public health, safety, and welfare, and is not in the best interest of the public and the residents of the City. (b) Site Specific Request No. 5 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of 2.66 acres located at 3 7222 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) (Exhibit B): (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 5, attached hereto, is inconsistent with the following goals of the Federal Way Comprehensive Plan: Housing Goal (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; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods. Due to lack of connectivity to adjacent areas designated Single Family High Density Residential and Single Family (RS 5.0, one unit per 5,000 square feet), approving this request would result in a mix of higher and lower density development, which would be inconsistent with sound planning principles; and Resolution No. 18-__ 25 Page 6 of 14 Rev 6/17 (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 5, attached hereto, is inconsistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently. All parcels designated Single Family High Density Residential and Single Family (RS 5.0, one unit per 5,000 square feet) are not included in the request, and therefore, approval of this request would result in spot zoning ; and (iii) The proposed amendment to the Zoning Map, as set forth in Exhibit B, Site Specific Request No. 5, attached hereto, would result in a checkerboard pattern of development of high low density. In addition, allowing higher residential density in this environment would result in conflict between existing low density residential uses and newly allowed higher density residential uses; therefore, the request is inconsistent with the applicable provisions of the Federal Way Comprehensive Plan, does not bear a substantial relation to public health, safety, and is not in the best interest of the public and the residents of the City. ( c) Site Specific Request No. 6 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of 4.18 acres 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) (Exhibit C): (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 6), attached hereto, is inconsistent with the following goals of the Federal Way Comprehensive Plan: Resolution No. 18-__ 26 Page 7 of 14 Rev 6/17 Housing Goal (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; Land Use Goal (LUG) I Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods; Due to lack of connectivity to adjacent areas designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet), approving this request would result in a mix of higher and lower density development, which would be inconsistent with sound planning principles; and (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 6, attached hereto, is inconsistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently. All parcels designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) are not included in the request, and therefore, approval of this request would result in spot zoning; and (iii) The proposed amendment to the Zoning Map, as set forth in Exhibit C, Site Specific Request No. 6, attached hereto, would result in a checkerboard pattern of development of high and low density. In addition, allowing higher residential density in this environment would result in conflict between existing low density residential uses and newly allowed higher density residential uses; therefore, the request is inconsistent with the applicable provisions of the Federal Way Comprehensive Plan, does not bear a substantial relation to public health, safety, and welfare, and is not in the best interest of the public and the residents of the City. Resolution No. 18-__ 27 Page 8 of 14 Rev 6/17 (d) Site Specific Request No. 7 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of 4.52 acres located at 1331 South 3 72nd 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) (Exhibit D): (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit D, Site Specific Request No. 7, attached hereto, is inconsistent with the following goals of the Federal Way Comprehensive Plan: Housing Goal (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; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods. Due to lack of connectivity to adjacent areas designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7 ,200 square feet), approving this request would result in a mix of higher and lower density development, which would be inconsistent with sound planning principles; and (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit D , Site Specific Request No. 7, attached hereto, is inconsistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently. All parcels designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) are not included in the request, and therefore , approval of this request would result in spot zoning; and Resolution No. 18-__ 28 Page 9 of 14 Rev 6/17 (iii) The proposed amendment to the Zoning Map, as set forth in Exhibit D, Site Specific Request No. 7, attached hereto, would result in a checkerboard pattern of development of high and low density. In addition, allowing higher residential density in this environment would result in conflict between existing low density residential uses and newly allowed higher density residential uses; therefore , the request is inconsistent with the applicable provisions of the Federal Way Comprehensive Plan, does not bear a substantial relation to public health, safety, and welfare, and is not in the best interest of the public and the residents of the City. (e) Site Specific Request No. 8 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of 13 .38 acres located at 1110 South 376th Street and 1224 South 376th 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) (Exhibit E): (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit E, Site Specific Request No. 8, attached hereto , is inconsistent with the following goals of the Federal Way Comprehensive: Housing Goal (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; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods; Due to lack of connectivity to adjacent areas designated Single Family High Density Residential and Single Family (RS 5.0, one unit per 5,000 square feet), approving this request would result in a mix of higher and lower density development, which would be inconsistent with sound planning principles; and Resolution No. 18-__ 29 Page 10 of 14 Rev 6/17 (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit E, Site Specific Request No. 8, attached hereto, is inconsistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently. All parcels designated Single Family High Density Residential and Single Family (RS 5.0, one unit per 5,000 square feet) are not included in the request, and therefore, approval of this request would result in spot zoning; and (iii) The proposed amendment to the Zoning Map, as set forth in Exhibit E, Site Specific Request No. 8, attached hereto, would result in a checkerboard pattern of development of high and low density. In addition, allowing higher residential density in this environment would result in conflict between existing low density residential uses and newly allowed higher density residential uses; therefore, the request is inconsistent with the applicable provisions of the Federal Way Comprehensive Plan, does not bear a substantial relation to public health, safety, and is not in the best interest of the public and the residents of the City. (f) Site Specific Request No. 9-Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of 2.4 acres located at 1423 South 3 72nd 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) (Exhibit F): (i) The proposed amendment to the Comprehensive Plan Map , as set forth in Exhibit F, Site Specific Request No. 9, attached hereto, is inconsistent with the following goals of the Federal Way Comprehensive Plan: Resolution No. 18-__ 30 Page 1I of 14 Rev 6/17 Housing Goal (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; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods; Due to lack of connectivity to adjacent areas designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet), approving this request would result in a mix of higher and lower density development, which would be inconsistent with sound planning principles; and (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit F, Site Specific Request No. 9, attached hereto , is inconsistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently. All parcels designated Single Family High Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) are not included in the request, and therefore, approval of this request would result in spot zoning; and (iii) The proposed amendment to the Zoning Map, as set forth in Exhibit F, Site Specific Request No. 9, attached hereto, would result in a checker board pattern of development of high and low density. In addition, allowing higher residential density in this environment would result in conflict between existing low density residential uses and newly allowed higher density residential uses; therefore , the request is inconsistent with the applicable provisions of the Federal Way Comprehensive Plan, does not bear a substantial relation to public health, safety, and welfare, and is not in the best interest of the public and the residents of the City. Resolution No. 18-__ 31 Pagel2of14 Rev 6/17 Section 2. Severability. If any section, sentence, clause or phrase of this r:esolution should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause, or phrase of this resolution. Section 3. Corrections. The City Clerk and the codifiers of this resolution are authorized to make necessary corrections to this resolution including, but not limited to, the correction of scrivener/ clerical errors, references, resolution numbering, section/subsection numbers, and any references thereto. Section 4. Ratification. Any act consistent with the authority and prior to the effective date of this resolution is hereby ratified and affirmed. Section 5. Effective Date. This resolution shall be effective immediately upon passage by the Federal Way City Council. RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON this ____ day of ________ , 2018. CITY OF FEDERAL WAY: JIM FERRELL, MAYOR ATTEST: STEPHANIE COURTNEY, CMC, CITY CLERK Resolution No. 18-__ 32 Page 13 of 14 Rev 6/17 APPROVED AS TO FORM: J. RYAN CALL, CITY ATTORNEY FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: RESOLUTION NO.: K:\Comprehensive Plan\2017 Comprehensive Plan\LUTC\120417 Meeting\112217 Revisions\Resolution Comp Plan.doc Resolution No. 18-__ 33 Page 14 of 14 Rev6/17 --------------------- Requested Designation # Com rehensive Plan : Single Family High Density Zonin : (RS 7.2) R :\erike\cd\Proiects\SSR Complan\20 16\Maps\Revised_ 10_3_2017\ssr4_2017.mxd Rest Area l,t,/etJand Rafrqg .11 City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Johnson Site Specific Request #4 ·EXHIBIT Legend b Site Specific Request Buildings Streets --Streams (City Survey) ~·w,: ~ Wetlands (1998 City Survey) c:::J Zoning Boundary* Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 _, Feet ~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation. RS35 .0 A'v(r., ~,. ~ ~(<} ~ RS35.0 RS35l 0 _:I,-~~ • -'L~'---------·7 ' i; 5/tlfy:-~ff*: ~ ----' ~ ' ~-AV' II -:{,a !/J-t9: -1• ~,. ~ ~~ ............. ~ ----....;;] ... ---f---4 I R :\erike \cd\Proj ects\S SR Comp lan\20 16\Maps\Revised_ 10_3 _2017\s s r5_2017.mxd City of Federal Way 2017 Site Specific Requests _.,,.. for Comprehensive Plan and Zoning Designation Changes Neether Site Specific Request #5 EXHIBIT Legend ~~ ~ Site Specific Request Buildings Streets --Streams (City Survey) \.;it Wetlands (1998 City Survey) -~ D Zoning Boundary* I••• I • • City Limits ---- Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 Feet A Federal Way This map is accompanied by no warranties, and is simply a graphic representation. OP-4* Wetlarin 5.0 R a.t111g · 11 OP-4* RS35.0 RS35l 0 R:\erike\cd\Projecls\SSR Complan\2016\Maps\Revised_ 10_3_2017\ssr6_2017.mxd City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Otteson Site Specific Request #6 EXHIBIT Legend C Site Specific Request Buildings Streets --Streams (City Survey) .-:::; Wetlands (1998 City Survey) CJ Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. Do N 250 500 Feet A Federal Way This map is accompanied by no warranties, and is simply a graphic representation. S35.0 ~(q"' "'f-~ Ali; ~ R:\erike\cd\Pro jects\SSR Com plan\2016\Maps\Rev ised_ 10_3_20 17\ss r? _2017 .mxd ~ .......... ( City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Beard Site Specific Request #7 'EXHIBIT Legend ;Q_ Site Specific Request Buildings Streets --Streams (City Survey) ....-r--,, ··· Wetlands (1998 City Survey) C] Zoning Boundary* I••• I • ••• ~ City Limits Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 -.Feet A Federal Way This map is accompanied by no warranties , and is simply a graphic representation . RS35 .0 "'":, ~ ~ ~ ~ RS35.0 RS35~0 ---~~ {. ~ ---·---·--7 . ' ~ -,,.... • • • ---: ~ ~I, I ;.,~ ~ -=-· ~w·-··-. -- ~,, tl!!ltffl!) -4f' I 11 ""'".•& ·• h - ~ --- /-11----.;! j I I I I / I l R:\erike\cd\Proiects\SSR Complan\2016\Maps\Revised_ 10_3_2017\ssr8_20 17.mxd City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Ellingson Site Specific Request #8 Legend ·EXHIBIT E Site Specific Request Buildings Streets Streams (City Survey) 1;=.=,:-::i Wetlands (1998 City Survey) i..__,,:...i. C] Zoning Boundary* 1 •••I • • City Limits ----- Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. /j, 0 N 250 500 Feet This map is accompanied by no warranties, and is simply a graphic representation . ~~--------------- Existing Designation ~ Single Family Medium Density ~(RS35.0) ~-~c . __ _ 35. RS35LO RS35 .0 City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Dararak Site Specific Request #9 Legend ··EXHIBIT ~ Site Specific Request Buildings Streets --Streams (City Survey) 1 ·)= .. · Wetlands (1998 City Survey) D Zoning Boundary* I••• I •. __ .! City Limits Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. Do N 250 500 ...... Feet ~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation . CITY OF FEDERAL WAY MEMORANDUM DATE: November 27, 2017 TO: Land Use and Transportation Committee VIA: Jim Ferrell, Mayor Brian Davis, Community Development Director FROM: Robert "Doc" Hansen, Planning Manager Margaret Clark, Principal Planner SUBJECT: Resolution: 2017 Comprehensive Plan Amendments BACKGROUND: The Planning Commission conducted a public hearing on October 25, 2017, at the close of which they recommended to the council denial of the following: 1) 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 Single Family (RS 7.2, one unit per 7,200 square feet) (Site Specific Request No. 4); 2) Request from Larry Neether for a comprehensive plan amendment and rezone of parcels 322104-9157 and 322104-9045, 2.66 acres, located at 37222 Milton Road South and 1301 South 372nd Street, from Single Famiiy 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) (Site Specific Request No. 5); 3) Request from Pam Otteson for a comprehensive plan amendment and rezone of parcels 322104-9002 and 322104-9076, 4.18 acres, 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) (Site Specific Request No. 6); 4) Request from Rick Beard for a comprehensive plan amendment and rezone of parcels 322104-9114, 322104-9053, and 322194-9129, 4.52 acres, 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) (Site Specific Request No. 7); 5) Request from Arnold Ellingson for a comprehensive plan amendment and rezone of parcels 322104- 9036, 322104-9138, 322104-9136, and 322104-9050, 13.38 acres, located at 1110 South 376th Street and 1224 South 376th 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) (Site Specific Request No. 8); and 6) Request from Visnou Dararak for a comprehensive plan amendment and rezone of parcel 322104- 9064, 2.4 acres, located at 1423 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) (Site Specific Request No. 9). K:\Comprehensive Plan\2017 Comprehensive Plan\LUTC\120417 Meeting\112217 Revisions\Resolution\112717 LUTC Resolution Staff Report.doc 40 PLANNING COMMISSION STAFF REPORT October 18, 2017 To: Lawson Bronson, Federal Way Planning Commission Chair Brian Davis, Community Development Director ~ Robert "Doc" Hansen, Planning Manager ~- Margaret H. Clark, AICP, Principal Planner ~ FROM: 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; 2. 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 2017 Comprehensive Plan Amendments 41 October 19, 2017 Page 1 of33 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 ofNonsignificance pursuant to the State Environmental Policy Act (SEPA)1 10/20/17 End of SEP A Comment Period 10/25/17 Public Hearing before the Planning Commission 11/03/17 End of SEP A Appeal Period 11/06/17 LUTC Meeting 11 /21/17 City Council 1st Reading 12/05/17 City Council 2°d 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 2017 Comprehensive Plan Amendments 42 October 19, 2017 Page 2 of64 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 082104-9076 No site a~dress 1.24 Vacant 082104-9167 No site address 1.55 Vacant Total Size 4.03 Ed Clark, Puget Center Applicant: Location: North of South 3 li" Street and east of 1st Avenue South Exhibit B) Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Neighborhood Business Neighborhood Business (BN) 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) Zoning North Single Family (RS 7.2, one unit per 7 ,200 square feet) South Multi-family (RM 2400, one unit per 2,400 square feet) Planning Commission Staff Report 2017 Comprehensive Plan Amendments 43 Land Use Single family dwellings South 312th Street and Greystone Apartments October 19, 2017 Page 3 of64 Zoning Land Use East Single Family (RS 7 .2, one unit per 7,200 Single family dwelling square feet) 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 I st 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 fa cilities are adj ace nt to the property along 1st Aven ue South and South 312ih Street. Regardless of the ou tcome o f th e 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: Fire/Emergency/ Medical: Schools: Topography Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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 . This area falls within the boundaries of Federal Way School District, who had no comment since this is a non-project action. The site is fairly level. Planning Commission Staff Report 2017 Comprehensive Plan Amendments 44 October 19, 2017 Page4 of64 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 3121h Street to the south and 1st A venue 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 hnprovement 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 2017 Comprehensive Plan Amendments 45 October 19, 2017 Page 5 of64 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 DJ 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) Zoning Existing Land Use North Single Family (SE, one unit per five acres) South 373rd Street and single family dwelling South Single Family (SE, one urut per five acres) South 376fu 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 2017 Comprehensive Plan Amendments 46 October 19 , 2017 Page 6 of64 Public Water: Solid Waste: Lakehaven Water and Sewer District serves this area. There are existing water system facilities adjacent to the property along South 373nl 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 is provided by Waste Management Availability of Public Services Police: Fire/EIDergency/ Medical: Schools: Topography Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. This area falls within the boundaries of Federal Way School District, who had no comment since this is a non-project action. 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 373rd Street to the north and South 376th Street to the south. Planning Commission Staff Report 2017 Comprehensive Plan Amendments 47 October 19, 2017 Page 7 of64 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 320th 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) 48 October 19, 2017 Page 8 of64 Surrounding Zoning & Land Use (Exhibit G -Aerial Map) 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 320Lh 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 D istrict serve s this area . There are existing water system fa cilities adjacent to the prop erty along SW 320 1h 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: Fire/Emergency/ Medical: Schools: Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. 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 2017 Comprehensive Plan Amendments 49 October 19, 2017 Page 9 of64 Topography The site is fairly level. Critical Areas A small portion of the site in the southwestern comer 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 320th Street and another located along 21st 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 A venue 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. Plwming Commission Staff Report 2017 Comprehensive Plan Amendments 50 October 19, 2017 Page IO of64 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 ofI-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 Pr.ocess," 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 (SEP A) 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: Parcel No.: Applicant: Address: Location: Size: Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Planning Commission Staff Report 2017 Comprehensive Plan Amendments 16-104838-UP 322104-9086 Mark Johnson 1424 South 372nd Street North of Milton Road SoutWSouth 372nd Street (Exhibit I) 0.44 acres Single family dwelling Single Family Medium Density Residential Single Family (RS 35.0, one unit per 35,000 square feet) 51 October 19, 2017 Page 11 of64 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) 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 372nd Street and single feet) family dwelling East RS 35.0 (one unit per 35,000 square Vacant feet) Availability of Utilities Sanitary Sewer: Public Water: Solid Waste: 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. 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 is provided by Waste Management Availability of Public Services Police: Fire/EJDergency/ Medical: Planning Commission Staff Report 2 017 Comprehensive Plan Amendments Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. 52 October 19, 2017 Page 12 of64 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. f 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 201 7 Comprehensive Plan Amendments 53 October 19, 2017 Page 13 of64 • 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. 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 SEP A 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 2017 Comprehensive Plan Amendments 54 October 19, 2017 Page 14 of64 Summary File Number: Parcel No.: Applicant: Address: Location: Size: Existing Land Use: 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) Existing Comprehensive Plan: Single Family Medium Density Residential Existing Zoning: Single Family (RS 35.0, one unit per 35,000 square feet) Requested Comprehensive Plan: Single Family High Density Residential Requested Zoning: Single Family (RS 5.0, one unit per 5,000 square feet) Surrounding Zoning and Land Use (Exhibit L -Aerial Map) 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 u.nit per 35,000 square Single family dwelling, Milton Road South feet) Availability of Utilities Sanitary Sewer: Public Water: 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. 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 2017 Comprehensive Plan Amendments 55 October 19, 2017 Page 15 of64 Solid Waste: Solid waste is provided by Waste Management Availability of Public Services Police: Fire/Emergency/ Medical: Schools: Topography Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non-project action. 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 Kand 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 2017 Comprehensive Plan Amendments 56 October 19, 2017 Page 16 of64 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 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 cnnnect 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 oflots 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 2017 Comprehensive Plan Amendments 57 October 19, 2017 Page 17 of64 of the Comprehensive Plan to retain larger urban lots on or near critical areas, in areas lacking urban level services and i11:frastructure, 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: Parcel No.: Applicant: Address: Location: Size: Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: 16-105016-UP 322104-9002 and 322104-9076 Pam Otteson 1408 South 372nd Street North of Milton Rd South/South 372nd Street, west of Milton Road South and south ofl-5 (Exhibit M) 4.18 acres Single family dwelling and vacant land 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 N -Aerial Map) Zoning North None South RS 35.0 (one unit per 35,000 square feet) East RS 35.0 (one unit per 35 ,000 square feet) West RS 35.0 (one unit per 35,000 square feet) Planning Commission Staff Report 2017 Comprehensive Plan Amendments Existing Land Use I-5 Milton Road South/South 372nd Street and single family dwellings (2) Milton Road South and single family dwelling Single family dwelling 58 October 19, 2017 Page 18 of64 Availability of Utilities Sanitary Sewer: Public Water: Solid Waste: 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. 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 is provided by Waste Management Availability of Public Services Police: Fire/EDiergency/ Medical: Schools: Topography Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non-project action. 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 stonn 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 2017 Comprehensive Plan Amendments 59 October 19, 2017 Page 19 of64 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 Mand N, 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 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 Iiot 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 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 Planning Commission Staff Report 2017 Comprehensive Plan Amendments 60 October 19, 2017 Page20 of64 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 SEP A 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: Parcel No.: 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 16-105019-UP 322104-9114, 322104-9053 and 322194-9129 Rick Beard 1331 South 372nd Street, 1311 South 372nd Street, and 1321 South 372nd Street South of Milton Rd SIS 372nd St (Exhibit 0) 4.52 acres Single family dwellings (3) 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) 61 October 19, 2017 Page 21 of64 Surrounding Zoning and Land Use (Exhibit P-Aerial Map) Zoning Existing Land Use North RS 35.0 (one unit per 35,000 Milton Road South/South 372nd 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 Single family dwelling square feet) West RS 35.0 (one unit per 35,000 Single family dwellings (2) square feet) Availability of Utilities Sanitary Sewer: Public Water: Solid Waste: 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. 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 is provided by Waste Management Availability of Public Services Police: Fire/Emergency/ Medical: Schools: Planning Commission Staff Report 2017 Comprehensive Plan Amendments Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non-project action. 62 October 19, 2017 Page 22 of64 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 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 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 ~ensity; Planning Commission Staff Report 2017 Comprehensive Plan Amendments 63 October 19, 2017 Page23 of64 • 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 oflots 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 SEP A 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 2017 Comprehensive Plan Amendments 64 October 19, 2017 Page24 of64 Summary File Number: Parcel No.: Applicant: Address: Location: Size : Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: 16-105020-UP 322104-9036, 322104-9138, 322104-9136, and 322104-9050 Arnold Ellingson 1110 South 376th Street and 1224 South 376th Street East of Milton Road South and north of South 376th Street (Exhibit Q) 13.38 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 5000 square feet) Surrounding Zoning and Land Use (Exhibit R -Aerial Map) Zoning Existing Land Use North RS 35.0 (one unit per 35,000 square feet) Single family dwellings (3) South Unknown (Milton) South 376th 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) Milton Road South Availability of Utilities Sanitary Sewer: Public Water: Solid Waste: 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. 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 is provided by Waste Management Availability of Public Services Planning Commission Staff Report 2017 Comprehensive Plan Amendments 65 October 19, 2017 Page 25 of64 Police: Fire/Emergency/ Medical: Schools: Topography Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non-project action. 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 376th 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 2017 Comprehensive Plan Amendments 66 October 19, 2017 Page26 of64 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 376th 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 3761h Street associated with increased density; • Maps in Chapter 3 "Tr ans portation" of the Comprehensive Plan already show South 376th Street being connected ; • The extension of South 3 7 6th 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). Planning Commission Staff Report 2017 Comprehensive Plan Amendments 67 October 19, 2017 Page27 of64 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: 16-105022-UP 322104-9064 Visnou Dararak 1423 South 372nd Street Location: Size: South of Milton Road South/South 372nd Street (Exhibit S) 2.4 acres Existing Land Use: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: 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) 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 35.0 (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 2017 Comprehensive Plan Amendments 68 October 19, 2017 Page 28 of64 Public Water: Solid Waste: 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 is provided by Waste Management Availability of Public Services Police: Fire/E01ergency/ Medical: Schools: Topography Police protection is provided by and will continue to be provided by the City of Federal Way Police Department should increased development occur. These services are provided by South King Fire and Rescue. 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. These parcels are located within the boundaries of the Federal Way School District, who had no comment since this is a non-project action. 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 Sand T, access to these parcels is provided via Milton Road South/ South 372nd Street. Potential Traffic I01pacts 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 2017 Comprehensive Plan Amendments 69 October 19 , 2017 Page29 of64 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 oflots 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 2017 Comprehensive Plan Amendments 70 October 19, 2017 Page 30 of64 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 SEP A 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 Request # 1-Puget Sound Property Request #2-Campbell Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response 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 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. 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 ofHylebos Creek) are located to the north and west of this parcel. Based on the City's Critical Areas Map, it appears 71 October 19, 2017 Page 31 of64 Request Request #3- Dematteis/Gabrielson Property Request #4 -Johnson Request #5 -Neether Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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 (TESC), 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. 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 aiid construction activities to be addressed according to a Temporary Erosion Sedimentation Control Plan (TESC), 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 (TESC), 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 is a wetland to the south on Site-specific Request #8, Ellingson. Any future development within 72 October 19, 2017 Page 32 of64 Request Request #6 -Otteson Request #7 -Beard Request #8 -Ellingson Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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. 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. 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. 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 future 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 ofFederal Way 73 October 19, 2017 Page 33 of64 Request Response 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. R equest #9 -Dararak 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. (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 Request # 1-Puget Sound Property Request #2 -Campbell Request#3 - Dematteis/Gabrielson Property Planning Commission Staff Report 2017 Comprehensive Plan Amendments " Response Much of the area surrounding the site is developed. Re-designating the 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. Property to the east bas 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. There is lower density single family (RS 7 .2, one unit per 7,200 square feet) zone to the south, there is multi-family-zoned land to the 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 21st 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. 74 October 19, 2017 Page 34 of64 Request Request #4 -Johnson Request #5 -Neether Request #6 -Otteson Request #7 -Beard Request #8 -Ellingson Request #9 -Dararak Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response 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. 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. 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. 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. 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. 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 75 October 19, 2017 Page 35 of64 Request Response 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 . (4) The adequacy of and impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools. Request Request# 1-Puget Sound Property Request #2 -Campbell Request #3 - Dematteis/Gabrielson Property Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response All public utilities are available to the site. Public roads border the site on the west (181 A ve nu e So uth) and south (S o uth 312th Street), and transit service is ava ilable along South 3 12 th 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 ii:npact fee. The 2017 school impact fee is $3,198 per dwelling unit. All public utilities are available or can be made available to the site. Public roads border the site on the north (south 373rd Street) and sou th (South 3 7 6th Street). Trans it service do es no t serve the s it e. T here 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. All public utilities are available to the site. Public roads border the site on th e north (Southwest 320th Stre et) and east (21st Avenue SW). T rans it service is ava il able along Southwest 320th 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 76 October 19, 2017 Page 36 of64 Request Request #4 -Johnson Request #5 -Neether Request #6 -Otteson Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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 sing!e 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. 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 Soutb/ South 372nd Street to the south. l f 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 ofl-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. 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 l, 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 ofl-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. All public utilities, except sewer and storm water facilities, are 77 October 19, 2017 Page 37 of64 Request Request #7 -Beard Request #8 -Ellingson Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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. 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 ofl-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. 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 l , 100 feet southeast of t he eastern parcel of this request. Access is from South 376th Street, to the outh. 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 S 000 square feet) was granted, South 3 761h Street, currently a rnral 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); 78 October 19, 2017 Page 38 of64 Request Response however, there are no existing recreational facilities east ofl-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 #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 parce l of Site-speci fic R e quest j8). Acces s is fr om Milton Roa d South/ South 372nd Street., to th e 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 Request # 1-Puget Sound Property Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response Changing the comprehensive plan designation and zoning of these 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. 79 October 19, 2017 Page 39 of64 Request Request #2 -Campbell Request#] - Dematteis/Gabrielson Property Request #4 -Johnson Request #5 -Neeth er Reques t #6 -Otteson Planning Commiss ion Staff Report 2017 Comprehensive Plan Amendments Response T here is no direct benefit to the neighborhood. However, ch anging the d esignation from Single F am ily Low D en s ity R es id e ntial 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. Changing the designation from Professional Office (PO) to Single Family High Density and Single Family (RS 5.0, one unit per 5,000 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. 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. 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 a ppl ied fo r a chan ge in comprehens ive plan and zoning to higher single fami ly den sity. If th e 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. 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 80 October 19, 2017 Page 40 of64 Request Request #7 -Beard Request #8 -Ellingson Request #9 -Dararak Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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. 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. 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. 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 81 October 19, 2017 Page41 of64 Request Response 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. ( 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 of2,412 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 #5 -Neether Refer to the response under Request #1 above . Request #6 -Ottes on 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 Request # 1-Puget Sound Property Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response Subdivision to the north (Parkwood Campus) and northwest (Lakota 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- fam ily (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 82 October 19,2017 Page42 of64 Request Request #2 -Campbell Request #3 - Dematteis/Gabrielson Property R equ est #4 -Joh nson Request #5 -Neether Requ est #6 -Otteson Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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 ofunits that could be achieved under Single Family (RS 7 .2, one unit per 7,200 square feet) zoning . 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. The subdivision to the south is zoned Single Family (RS 7.2, one unit per 7,200 square feet), which is approximately four units per acre. 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. 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. 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. 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. 83 October 19, 2017 Page43 of64 Request Response Request #7 -B eard 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 #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 Request # 1-Puget Sound Property Request #2 -Campbell Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response Changing the designation from Neighborhood Business (BN) 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, safety, or welfare; however, it gives predictability to the future development of the lots related to bulk and dimensional standards. Changing the designation from Single Family Low Density Residential and Suburban Estates (SE, one unit per five acres) to 84 October 19, 2017 Page44 of64 Request . Request #3 - Dematteis/Gabrielson Property Request #4 -Johnson Request #5 -Neether Request #6 -Otteson Request #7 -Beard Request #8 -Ellingson Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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 . Changing the designation from Professional Office (PO) to Single Family High Density 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. 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. 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. 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. 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. 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 85 October 19, 2017 Page45 of64 Request Response relationship to the welfare of that segment of the population that may 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 Request # 1-Puget Sound Property Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response This request is consistent with the following goals ofRCW 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: 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; 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. 86 October 19, 2017 Page46 of64 Request Response Request #2 -Campbell This request is consistent with the following goals ofRCW Chapter 36.70A.020 (2) of the Growth Management Act: Request#3 - Dematteis/Gabrielson Property Planning Commission Staff Report 2017 Comprehensive Plan Amendments (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; 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. This request is consistent with the following goals ofRCW 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: 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; 87 October 19, 2017 Page47 of64 Request Request #4 -Johnson, Request #5 -Neether Planning Commission Staff Report ~O 17 Comprehensive Plan Amendments Response 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 . This request is consistent with the following goals ofRCW 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. 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 88 October 19, 2017 Page48 of64 Request Request #6 -Otteson Request #7 -Beard Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response 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. This request is consistent with the following goals ofRCW 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. This request is consistent with the following goals ofRCW 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 89 October 19, 2017 Page49 of64 Request R equest #8 -Ellingson Request #9 -Dararak Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response 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. This request is consistent with the following goals ofRCW 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. This request is consistent with the following goals ofRCW 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: 90 October 19, 2017 Page 50 of64 Request Response 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 . 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 Request # I-Puget Sound Property Request #2 -Campbell Request #3 - Dematteis/Gabrielson Property Request #4 -Johnson Planning Commission Staff Report 20 I 7 Comprehensive Plan Amendments Response These three parcels were granted a comprehensive plan 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. 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. Neither of the conditions under Section VII.Lb applies. This parcel has been zoned Professional Office (PO) since the City's incorporation in February 1990. 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 91 October 19, 2017 Page 51 of64 Request Request #5 -Neether Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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 e 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 ofregionally 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 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 ." 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 e consistent with the GMA goal to reduce sprawl by the inappropriate conversion of undeveloped land into 92 October 19, 2017 Page 52 of64 Request R equest #6 -Otteson Request #7 -Beard Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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 ofregionally 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 ." 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 e 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 ofregionally 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 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." Neither of the conditions under Section VII.Lb applies. This area was annexed to the city in January 2005 (Parkway Annexation) 93 October 19, 2017 Page 53 of64 Request Request #8 -Ellingson Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response 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 periodi9 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 e 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 ofregionally 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 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." Neither of the conditions under Section VII. I. b 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 94 October 19, 2017 Page 54 of64 Request Request #9 -Dararak Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response wetlands, this request is e 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 ofregionally 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 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." 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 e 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 ofregionally 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." 95 October 19 , 2017 Page 55 of64 c. It is consistent with the comprehensive plan. Request Request # I -Puget Sound Property Request #2 -Campbell Request#3 - Dematteis/Gabrielson Property Request #4 -Johnson Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response Changing the designation of this parcel to Single Family High 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 ofland. 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." Changing the designation ofthis 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." Changing the designation of this parcel to Single Family High Density Residential and Single-family (RS 7.2, one unit per 5,000 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 ." 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 96 October 19, 2017 Page 56 of64 Request Request #5 -Neether Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response with Housing Goal (HG) I 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." 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) I 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 ofland. 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, 97 October 19, 2017 Page 57 of64 Request Request #6 -Otteson Request #7 -Beard Planning Commission Staff Report 2017 Comprehensive Plan Amendments Response cottage housing, garden housing, duplexes , and low to moderate density housing types." 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 I 0 .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 ofland. 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 ." 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 98 October 19, 2017 Page 58 of64 Request Request #8 -Ellingson Request #9 -Dararak Planning Commission Staff Report 2017 Comprehensive Plan Amendments 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 ex isting neighborhoods and as subdivisions on vacant tracts ofland. 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 ." 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 ." 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 99 October 19, 2017 Page 59 of64 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 ofland. 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 REco_MMENDATION 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 312th Street and east of 1st Avenue South, from Neighborhood Business (BN) 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 100 October 19, 2017 Page 60 of64 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 32011 21st 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 #5 -Request by Larry Neether for a comprehensive plan amendment and rezon e 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 Res ide ntial 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 2017 Comprehensive Plan Amendments 101 October 19, 2017 Page 61 of64 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 372°d Street, 1311 South 372nd Street, and 1321 South 3721\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 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 376th Street and 1224 South 376111 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 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 Planning Commission Staff Report 2017 Comprehensive Plan Amendments 102 October 19, 2017 Page 62 of64 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 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 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 ofFWRC 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 2017 Comprehensive Plan Amendments 103 October 19, 2017 Page63 of64 X. LIST OF EXHIBITS Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G ExhibitH Exhibit I Exhibit J ExhibitK Exhibit L ExhibitM Exhibit N Exhibit 0 Exhibit P Exhibit Q Exhibit R Exhibit S Exhibit T Exhibit U Exhibit V Composite Map Vicinity Map of Site-Specific Request #1 -Puget Center Property Aerial Map of Site-Specific Request #1 -Puget Center Property Vicinity Map of Site-Specific Request #2 -Campbell Aerial Photo of Site-Specific Request #2 -Campbell Vicinity Map of Site-Specific Request #3 -Dematteis/Gabrielson Property Aerial Photo of Site-Specific Request #3 -Dematteis/Gabrielson Property Composite Map -Site-specific Requests #4-9 Vicinity Map of Site-Specific Request #4 -Johnson Aerial Photo of Site-Specific Request #4 -Johnson Vicinity Map of Site-Specific Request #5 -Neether Aerial Photo of Site-Specific Request #5 -Neether Vicinity Map of Site-Specific Request #6 -Otteson Aerial Photo of Site-Specific Request #6 -Otteson Vicinity Map of Site-Specific Request #7 -Beard Aerial Photo of Site-Specific Request #7 -Beard Vicinity Map of Site-Specific Request #8 -Ellingson Aerial Photo of Site-Specific Request #8 -Ellingson Vicinity Map of Site-Specific Request #9 -Dararak Aerial Photo of Site-Specific Request #9 -Dararak October 18, 2017 e-mail from Mark Spaur October 18, 2017 correspondence from Roger and Jayne vonDoenhoff K :\Comprehensive Plan\2017 Comprehensive PJan\planning Commission\101117 Report to Planning Commision.doc Planning Commission Staff Report 2017 Comprehensive Plan Amendments 104 October 19, 2017 Page 64 of64 I-' 0 U1 ,<~Q _, <:,~r/J ' . _ .... O> I .SJt, _ P-uget Sound ~" ~o. o''> ~q__, ..., ' Q°";/ Easler Luke '1-:l Steel lake ~\ ", __ S 312th .ST Hirror I St(ll' Lake Do/lufLake 11> w ;!c -.. -"' /--~0111.~ ~ ' ' Lok, .. .,,..,..,. --~. -5 -S W..J20th-S+----r--'.. T--' / -- 0~1),_,ff!>Bf_PKifl \ ~ ., ~- :c 0 '). ~ (/) '~ ~ .; ... N SW 336th -ST ~- <Il l w, ~; ;;I Nt .--SW.356th .. S-T- ~-~ ~~-rJI ~ ' ~~ ,-.I "-, ~ ... I ~~-lj)i Cll w >· <( .; - ST' ___ _l S .336th. ·,-- R :\erlke\cd\ProJects\SSR Complan\2016\Maps\Revlsed_ 10 _3_2017\ssr_composite_2017 _citv.mxd /1/orth l,ake Cll w ;!c Five :c :vfi/e I-~ Lake ell <>' it. Lake ~: Geneva ~' i r -.:l Trout Luke •·. ···--···---· .~-·---·'·•·- City of Federal Way 2017 Comprehensive Plan Amendments Composite Map E~IT Site Specific Requests Request Key 1. Puget Center Property 2. Campbell 3. Dematteis/Gabrielson 4.Johnson 5. Neether 6. Otteson 7. Beard 8. Ellingson 9. Dararak Legend Request Sites f"·"· I~ Federal Way City Limits t+.,,I<..!"-" P. \i. ,,,. ... 6 0 N 0 .5 Miles ~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation . I--' 0 °' RS7.2 Lake Grove Elementary PO Medalia federalW.y Mission Cb1Wc St. Ch City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Puget Center Property Site Specific Request #1 Legend EXHffiIT 2?. Site Specific Request Buildings Streets --Streams (City Survey) [: ~:~$1 Wetlands ( 1998 City Survey) CJ Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 Feet A Federal Way This map is accompanied by no warranties, and is simply a graphic representation. City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Puget Center Property Site Specific Request #1 EXHIBIT C Legend Site Specific Request -Streams (City Survey) -~l~== Wetlands (1998 City Survey) CJ Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. /:\ 0 N 250 500 --. Feet ~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation. t-' 0 (X) E SE R :\erike\cd\Projects\S S R Complan\2016\Maps\Revised_ 10_3_2017\ssr2_2017 .mxd RS35.0 It(/~ ~ ~ fv~ .f- It(/~ ~ ~ ~ .f- City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Campbell Site Specific Request #2 EXHIBIT Legend • -•z:ac _za::D Site Specific Request Buildings Streets -Streams (City Survey) fu-Wetlands (1998 City Survey) D Zon ing Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. Ii O N 250 500 ~Feet ~ Federal Way This map is accompanied by no warranties, and is simply a graphic representation. City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Campbell Site Specific Request #2 EXHIBI11 E:. ' Legend Site Specific Request -Streams (City Survey) ~ 11G§::: Wetlands (1998 City Survey). CJ Zoning Boundary* Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. I\ 0 N 250 500 _, Feet This map is accompanied by no warranties, and is simply a graphic representation. I-' I-' 0 RS7.2 City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and ,1 1 ~ 1 1 ,,L • 1 Zoning Designation Changes RS7.2 Dematteis/ Gabrielson Site Specific Request #3 EXHffiIT E Legend Site Specific Request Buildings Streets ·--Streams (City Survey) ::S.=::::~ Wetlands (1998 City Survey) D Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 "'Feet ~ F~deral Way This map is accompanied by no warranties , and is simply a graphic representation . City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Dematteis/ Gabrielson Site Specific Request #3 EXHIBIT G- Legend Site Specific Request --. Streams (City Survey) ffi@ Wetlands (1998 City Survey) D Zoning Boundary* Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. D. 0 N 250 500 ~Feet ~ Federal Way This map is accompanied by no warranties, and is simply a graphic representation. R :\erike\cd\Projects\SSR Complan\2016\Maps\Revised_ 10_ 3_2017\ssr _composite_201 7 .mxd City of Federal Way 2017 Comprehensive Plan Amendments Composite Map "EXHIBIT H Site Specific Requests Request Key 4.Johnson 5. Neether 6. Otteson 7. Beard 8. Ellingson 9. Dararak Legend ~ • Federal Way City Limits __,_ ....... L __j Request Sites Cl o 500 1,000 N Feet ~-Federal Way This map is accompanied by no warranties, and is simply a graphic representation. ---------------------- Requested Designation • Com 1ehens1ve Plan: Single Family High Density Zo11it1 : (RS 7.2) City of Federal Way 2017 R :\erlke\cd\P ro jecls\S SR Complan\2016\Map s\Revlsed 10 3 2017\s_sr4~20 17 .mxd Rest Area Site Specific Requests .----------1 for Comprehensive Plan and Zoning Designation Changes Johnson Site Specific Request #4 Legend EXHffiIT X. Site Specific Request Buildings Streets -Streams (City Survey) fu~ Wetlands (1998 City Survey) CJ Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. 6. 0 N 250 500 --. Feet A Federal Way This map is accompanied by no warranties , and is simply a graphic representation. City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Johnson Site Specific Request #4 . EXHIBIT .I Legend Site Specific Request -Streams (City Survey) ~~f-~ Wetlands (1998 City Survey) D Zoning Boundary* Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 Feet This map is accompanied by no warranties, and is simply a graphic representation. RS35.0 Iv"' # ~ ~~ .f" RS35.0 RS35l 0 "A.,..Jt · · · · · · · · --. I I I t fu"'-x jl ;;-.,. ;l}H>ffl , -: $ .f" f-------1---...j Ea R:\erike\cd\Projects\SSR Complan\2016\Maps\Revlsed_ 10_3_2017\ssr5_2017 .mxd ', ' City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Neether Site Specific Request #5 Legend . EXHIBI ~ Site S pecific Reque st Buildings Streets -Streams (City Survey) -_·=·: Wetlands (1998 City Survey) --D Zoning Boundary* 1 •••I •. __ ~ City Limits Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 ..... Feet This map is accompanied by no warranties, and is simply a graphic representation. ...... ...... O'I City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Neether Site Specific Request #5 EXHIBIT L Legend Site Specific Request --, Streams (City Survey) 1,z-~-Wetlands (1998 City Survey) CJ Zoning Boundary* 1 •••I • __ • .! City Limits Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 Feet ~ Federal Way This map is accompanied by no warranties, and is simply a graphic representation . I-' I-' ...J RS35 r6- I i RS35LO R:\erike\cd\ProJects\SSR Complan\2016\Maps\Re11ised_ 10_3_2017\ssr6_20 17 .mxd Rest Area ., :;! z ~ RS35 .0 OP -4* \Nen;;rna R;,tma II QP-4* City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Otteson Site Specific . Request #6 Legend EXHIBIT tl. Site Specific Request Buildings Streets -Streams (City Survey) Wetlands (1998 City Survey) D Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. L\ 0 N 250 500 ~Feet A Federal Way This map is accompanied by no warranties , and is simply a graphic representation . City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Otteson Site Specific Request #6 EXHIBIT N Legend Site Specific Request --Streams (City Survey) :::: Wetlands ( 1998 City Survey) ·-D Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 -. Feet CtT Y Of .-~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation . 535.0 ~(q',) ~"r $ ~ R :\e rfke\cd\P rojects\SS R Co m plan\2016\Maps\Revlsed_ 10 _3 _20 17\ssr7 _2017 .mxd RS35 .0 ..-.:,.:..-. ... City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Beard Site Specific Request #7 . EXHIBI Legend Q Site Specific Request Buildings Streets -Streams (City Survey) Wetlands (1998 City Survey) CJ Zoning Boundary* .---. • ••• .!, City Limits Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. I:\ 0 N 250 500 , Feet ~ Federal Way This map is accompanied by no warranties, and is simply a graphic representation . City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Beard Site Specific Request #7 .EXHIBIT 2. Legend Site Specific Request -· Streams (City Survey) 1:..:.:: Wetlands (1998 City Survey) CJ Zoning Boundary* 1 • -• I • • City Limits --. - Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. Ii O N 250 500 ~Feet This map is accompanied by no warranties , and is simply a graphic representation. I-' N ..... RS35.0 "'~ ~ ~ ~ ~((J ~ .... '-.. -~ -'I '---. ~ I ----• ~;,,,--~ -----------. . t M !hdP~ ~ ~ 1$ :# l City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Ell ingson Site Specific Request #8 EXHIBI Legend -~ Site Specific Request Buildings Streets -Streams (City Survey) ::1§ Wetlands (1998 C ity Survey) CJ Zoning Boundary* 1 • • • I • • City Limits --. - Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 ..... Feet A Federal Way This map is accompanied by no warranties, and is simply a graphic representation. City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Ellingson Site Specific Request #8 EXHIBIT ~· Legend Site Specific Request --Streams (City Survey) L:~ Wetlands ( 1998 City Survey) D Zoning Boundary* 1 • • • I •. _ • ~ City Limits Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. ~o N 250 500 Feet ~, This map is accompanied by no warranties , and is simply a graphic representation . I-' N w RS35l 0 RS35.0 City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Dararak Site Specific Request #9 EXHIBI 5 Legend Site Specific Request Buildings Streets -Streams (City Survey) ~:~ Wetlands (1998 City Survey) D Zoning Boundary* 1 • • • I • ••• .! City Limits Note: An asterix (*) next to a zoning designation ind icates the property is governed by a development agreement. D " N 250 500 -. Feet This map is accompanied by no warranties , and is simply a graphic representation . t--' I'.) ""' City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Dararak Site Specific Request #9 .EXHIBIT T Legend Site Specific Request -Streams (City Survey) __ Wetlands ( 1998 City Survey) D Zoning Boundary* 1 •••I • ••• ,!, City Limits Note : An asterix (*) next to a zon ing designation indicates the property is governed by a development agreement. /J. 0 N 250 500 ., Feet CITY OF rm ~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation . Margaret Clark EXHIBIT . u From: Mark Spaur < MarkSpaur@KennedyJenks.com> Wednesday, October 18, 2017 4:03 PM Margaret Clark Sent: To: Cc: zanyban@hotmail .com; rvond@comcast.net; cleary4@comcast.net Subject: Comments to DNS and SEPA checklist for 2017 Comprehensive Plan Amendments . Non Project Form .pdf Attachments: 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 http://www.ecy .w a.go v/programs/sea/se pa/nprf61902 .htm. I have attached a sample PDF of the sheet. The supplemental sh~et 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 non project proposal." Note that the Ci ty Is expected to describe how the en vi ronm ent would chan ge if the rezoni ng t akes place. "Note: When com plete , this section needs to pro vide in format ion on exis ting conditions for t he eleme nts 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. f. Proposed Non project 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 . 1 125 Mark Spaur 3761117th Pl S. Federal Way, WA 98003 :.;.26 TO: Mayor Jim Ferrell Lydia Assefa-Dawson Bob Celski Susan Honda Jeanne Burbidge Mark Koppang Martin A. Moore Dini Duclos E~Y3IT Robert "Doc" Hansen, Planning Manager Margaret Clark, Principal Planner Dear Mayor, Council, and Planning Department: Roger and Jayne vonDoenhoff 1414 S. 375th St. Federal Way, WA 98003-7.506 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 5th Av~nue 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! 127 ,,, 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 vie~, much less the 4 steps BEYOND RS 35.0 that is being requested. The Comprehensive Plan and the amendment process cannot amount to "allow hig_h 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 forthis process and for the opportunity to comment. Roger and Jayne vonDoenhoff 1414 S. 375th St. 128 ADDITIONAL CORRESPONDENCE EXHIBITS W-Y 129 To: Mayor Jim Ferrell Lydia Assefa-Dawson Bob Celski Susan Honda Jeanne Burbidge Mark Koppang Martin A Moore Didi Duclos Robert Hansen, Planning Manager Margaret Clark, Principal Planner Dear Mayor, Council, and Planning Department, ·EXHIBIT . w I feel that the Federal Way Comprehensive Plan should not be amended to allow for a High Density Build out. There are very few areas of Federal Way that have retained its natural, and historic, settings. Piece by piece Federal Way unique landscape is disappearing and a concrete jungle seems is emerging. There are numerous environmental reasons to oppose this mass rezoning of High Density Housing. I fear the Conservancy land on 81h Ave. S. will suffer greatly, due to high slope erosion, sediment pollutions, Night Light Pollution, inconsistent water flow, an extremely large increase in population, and the added traffic it would bring. The loss of connectivity from the Class Ill wetlands in jeopardy, and their tributaries, to the East Branch of the Hylebos, will result in the creeks failure. If this creek fails it will destroy habitat for the International Flight Pathway. Hundreds of species of birds will have no place to feed and rest, and to get fresh water. I myself have witnessed Deer, Heron, Canadian Geese, Red Tailed Hawks, Eagles, Beaver and Frogs in this area. There is a Tribal cemetery located next to the Gethsamane property. Many archeological studies need to be done before any development should begin. I urge the Council to reach out to the Puyallup, Tulalip, and the other 14 tribes that claim to have people buried here. We must have respect for our Native people and their ways. The Conservancy land was purchased to preserve the Hylebos for the Spring Valley area. As you know the salmon fingerlings are release by the Puyallup tribes. Spring Valley area is one of two highly sensitive areas. It is critical that these areas be limited to Suburban Estates zoning. (I house per 5 acres). What happens up stream, determines what happens downstream. 130 As per the SEPA: The Supplemental Sheet for Non-Project Actions does not conform to State Guidelines for a Non-Project Review Form. I recommend that the SEPA checklist be amended and the Supplemental Sheet for Non-Project Actions be thoroughly revised to conform to state guidelines. To disregard safeguards to our waterway and the importance it serves in our community, would seem a most negligent act. Please do what is in your power to preserve this area from a massive build out of high density homes and industrial/commercial zoning. The environment is a factor in proper planning and development, and should be included in the SEPA Checklist. Creating a road through the Regency Woods area, will again have a great impact on the Hylebos Waterway. The removal of critical tree buffers serves the entire community. Interstate 5 is loud 24/7. Without the trees, numerous neighborhoods to the East of these rezone properties will feel their absence. Wild Waves will build higher, and that means louder than ever. I live in one of these neighborhoods. I can vouch for the desperate need to keep our residential air as clean as possible. SP.veral buffers have already been removed in the last few years. There is a Significant Tree Ratio for every City that shouid be a part of this equaiion. Removing our air purifiers, only to replace with mass homes, excessive traffic and pollutants, is not the right thing to do for these critically sensitive lands. I thank you kindly for your thoughtful consideration going forward . Sincerely Suzanne Vargo 131 Margaret Clark From: Sent: To: Subject: Gone From .Northlake <nlicfw@gmail.com> Friday, October 20, 2017 4 :56 PM Margaret Clark Comments for Rezone of Properties New Milton ·EXHIBIT ~ I would like to be able to continue my comments for consideration to submit more information later this evening. I would like a non project action submit form to be completed revised so it complies with state guidelines. The SEPA checklist is inaccurately filled out. Thank you Julie Cleary 132 S.aE~A ifMIHiidliiMriidlHiilfi Margaret Clark Principal Planner City of Federal Way NO CONFLICT RE: Comprehensive Plan 2017 City of Federal W Ay Dear: Ms Clark, As authorized representative of Daniel McGeough, Senior Tech Project Management, AT&T Corp. (Long Haul), Siena Engineering Group has reviewed the project documents submitted and offer the following response to your inquiry dated 10/23/17 regarding the above referenced project. After reviewing your project location maps, please be advised that AT&T Network services has no active facilities (Transcontinental Fiber Optics Lines) that may be in conflict with your improvement plans, Thank you for notifying AT&T of the pending project referenced above. Notification of future proposed work in Washington should be directed to: Hard Copies to: AT&T INQUIRIES Attn: Siena Engineering Gr~up 11241 Willows Rd #130 Redmond, WA 98052 Electronic Copies to: Roberta.anderson@sienaengineeringgroup.com Should you have any questions or concerns regarding this project, please contact Project Manager with Siena Engineering Group at ( 425) 896-9839. Please Note AT&T Drawings are Proprietary Information Pursuant to Company instructions-This Office does not distribute drawings for Pre-Planning and Design Engineering purposes. Please contact your local City, County, Utility Notification Center or AT&T On-Site Plant Protection workforce to determine AT&T facility locations prior to contacting AT&T Engineering. If you are referred to our office because of a possible conflict with AT&T lines, we will confirm and provide you with the appropriate drawings and pertinent information required to avoid a conflict with AT&T lines prior to the start of your construction project. Sincerely, Siena Engineering Group 11241 Willows Road N.E., Suite 130 Redmond, WA 98052 p 425.896.9839 f 425.896.9931 www.sienaengi~~nggroup.com October 25, 2017 6:30 p.m . CITY OF FEDERAL WAY PLANNING COMMISSION Special Meeting MEETING MINUTES City Hall City Council Chambers Commissioners present: Lawson Bronson, Hope Elder, Wayne Carlson, Diana Noble-Gulliford, Dawn Meader McCausland, and Dale Couture. Commissioners absent: Tom Medhurst (ex), Tim O'Neil (ex), and Anthony Murrietta ( ex). City Staff present: Community Development Director Brian Davis, Planning Manager Robert "Doc" Hansen, Principal Planner Margaret Clark, Traffic Engineer Rick Perez, Deputy City Attorney Mark Orthmann, and Administrative Assistant Tina Piety. CALL TO ORDER Chair Bronson called the meeting to order at 6:30 P.M. Commissioners were asked if they had any ex-parte communication regarding the topic of the public hearing. Commissioner Noble-Gulliford stated she has spoken to Mark Freitas (an applicant), but the communication was general in nature. She has also spoken with Julie Cleary (an applicant) and Suzanne Tone, but it was also general in nature. Chair Bronson stated he knows Mark Freitas, but they have not spoken about this issue. Chair Bronson asked if there was any objection to the Commissioners in question participating in the public hearing . Hearing none, Chair Bronson and Commissioner Noble-Gulliford will participate in the hearing. COMMISSION BUSINESS Public Hearing -2017 Comprehensive Plan Amendments Chair Bronson opened the public hearing. Principal Planner Clark delivered the staff presentation. There are nine site-specific rezoning requests. She went over each of the site specific requests. Chair Bronson opened the public testimony. Loren Neighbors -He owns property in the Milton Road area where six property owners (requests 4 -9) have requested a rezone. He and his wife are opposed to rezoning in this area. He had property in Brittany Lane/Regency Woods that was one of the buffer lots. He sold that property and moved to his current property. He stated that buffer lots were required when Brittany Lane/ Regency Woods were built. They were required because of the lots next door. He told Ms. Clark that he would be interested in rezoning as well, but only if the other rezones are adopted. If they are adopted, he intends to sell his lot and move out of the area. Mark Spaur-He lives in one of the buffer properties between the requested rezone properties and Regency Woods. His remarks are about the SEPA process and is opposed to requests 4-9. He provided written comments and they are attached. He requests the city revise the SEP A checklist to conform to the guidance of the state. He also requests the city to consider the following if the rezone for requests 4 -9 is granted: Planning Commission Minutes PagJ.1~7 October 25, 2017 "1. Make a study on the impact to Hylebos Creek Basin and Conservation flow control Area. Estimate the increase in impervious surfaces that would be constructed with the height density single family housing and road improvements that would be required for high density housing development and project the impact stream flow quantity and quality in a watershed that supports endangered Salmon. "2. Complete a projection of the road and traffic improvements that would be needed to accommodate the 200 or more homes that could be built with this zoning change beyond what is included in the report to the commission including a concurrency study." Roger van Doenhoff-He lives south of requests 4-9. He questions the logic of the SEPA process. Looking through the checklist, he noted most of the answers state this is a non-project action and the analysis is deferred until a project is proposed. He takes that to mean that the city will not have information to perform an analysis until a project is proposed. However, if more houses are placed on these properties that will have obvious impacts and some analysis can be done. It is his understanding that approval of the checklist means developers can move forward and apply to build houses on the lots at a higher density. At that point, the city would do a SEPA review on the impacts of the project, but what happens if the SEP A review shows that the high-density project has too many negative environmental impacts to be allowed, when the rezone SEP A said a high-density project could be done. It doesn't make sense to him to approve the up-zone without more analysis. He does recognize that the city would require mitigations to deal with the environmental impacts. It seems the process is set up to always approve any up-zone requests, since no analysis is done during the SEPA review. This area is acknowledged in the comprehensive plan as one of two of the most ecologically sensitive areas in Federal Way, but that doesn't seem to matter. He read the introduction to section 2.7 of the comprehensive plan. He requests that site-specific requests 4 -9 not be approved. In regards to 376th, there was a right-of-way through his property that was established in 1933. They got it vacated last year. The right-of-way was supposed to be used within five years of establishment. Since it was not, they were granted the vacation. Bob Coleman -He lives on South 376th Street. His concern is about the rezone requests, but he is more concerned that the comprehensive plan shows South 376111 as a minor collector. How did we get to the point that the "punch-through" is already shown on the city's map? The effect will be to link a major arterial (Highway 161) to Milton Road (listed as a minor arterial). Anything north and south of 1-5 is an escape route for the public heading home. This would add to that and cause all kinds of problems for people in the area. He asked that the city does not take steps to punch through 376t11. Alex Ray -He wants to see the city grow. He supports rezoning requests 4 -9. Everyone needs a place to live. The added property taxes from rezoning will help fund school rebuilding and infrastructure improvement. The new houses will create jobs for construction tradesmen in Federal Way. Furthermore, it will produce more revenue for our local businesses. The need for housing is greater than ever before and we need these houses for our future. In regards to the buffer zone, he feels it is time to change. Edith Neether -She is one of the applicants for requests 4 -9 and spoke in favor of the rezones. She and her husband have lived in this area since 1968. The Regency Woods and Brittany Lane areas used to be woods and a playground for their children. She spoke of all the growth she has seen in the area. On Milton Road, they now get traffic that goes to Milton, Fife, East Tacoma, and Puyallup. Brittany Lane and Regency Woods have their own roads with lights. When she wants to get out of her driveway in the afternoon, she has to wait for some 17 to 20 cars before she can pull out. There are more people moving to the area and they need housing. They pay high taxes on the buffer zone property. She doesn't understand why the city disapproves of more housing that will bring in taxes. Planning Commission Minutes Page1:A;¥-7 October 25, 2017 Suzanne Vargo -She spoke in opposition of rezone requests 4-9. She spoke about the Hylebos and its importance to our environment and health. This would mean a build-out of the upper level of the east branch that connects the Hylebos to the highly sensitive areas at Spring Valley. Connectivity is the key to our watershed and our watershed trumps everything. It is our survival. She named a number of environmental reports for the area that state a number of recommendations must be in place in the area to ensure the longevity and functionality of the Hylebos. She stated the city staff and council have not taken these reports and recommendations into consideration. She encouraged the staff, commission, and council to take these documents into consideration. Allowing high density building in this area would likely be the end of the Hylebos. Our city should accept this diverse land and work within its limitations. She asked that the significant tree ratio be in place if the rezone requests are granted. Trees are necessary for our survival. Removing trees will have immediate and detrimental effects on the Hylebos. Erosion and sedimentation pollution will greatly affect the salmon habitat. She asks that the council reject these rezone requests (4 -9, and Campbell request) and concentrate on preserving our sensitive areas and encouraging community stewardship. Julie Cleary -She stated that Indian tribes do not reply within 30 days. They meet irregularly and must meet to make decisions. She noted that on the King County parcel viewer, the Lloyd's Sand and Gravel Pit is zoned multifamily. The Milton comprehensive plan has the area zoned PD (planned district), but she does not know the specifics, other than they have some kind of plan. The area should be studied as a whole. There needs to be a lot more study of the area. Milton's 2020 Vision talks about a possible interchange in the area (in coordination with Federal Way). Sandra Kramer -She lives in Snohomish, but is a partial owner of one of the parcels that is part of requests 4-9. She has watched the development in her neighborhood and has seen the need for a well thought out comprehensive plan to address the issues. Development in the area is inevitable; but she assumes there will be a thoughtful comprehensive plan process. She supports the requested rezones. Nick Semen yuk-He lives on 372nd Street and is owner of one of the parcels that is part of requests 4 -9. He spoke in favor of the rezones. His concern is that with parcels spread so far apart, there is high crime in the area. Not long ago, when his wife was home alone, she heard a noise; it turned out to be someone was trying to break in. Neighbor cannot see neighbor. His mailbox is vandalized on a regular basis. It is nice to have a large lot with room. But we live in the 21st Century. Lifestyle has changed. People will have to travel less to work, which will decrease traffic. Arnold Ellingson -He is the owner of one of the parcels that is part of requests 4 -9 . He knows all of those in the rezone. He stated that 376th was supposed to go through when the retirement center went in, and he doesn't know why it didn't happen. He has owned 13 acres in the area since 1990. Most of the owners are older and want to sell their property and move on. He noted that Lloyd's is up for sale and they plan to build a 20 acre building. They will redo the road all the way through Milton. It has already been surveyed. There will be a light at 376th. Richard Beard -He is also an owner of one of the parcels that is part of requests 4 -9. He feels it is ironic that people are voicing their opinions in the negative. He feels that if someone had given them the opportunity 25 years ago to develop the neighborhood they live in, they would have taken it. There is a large demand for housing in the area. There are some six subdivisions going up in Milton and Edgewood. There is one on the west side of Edgewood that is almost completed and he expects it will increase the traffic in their neighborhood. With Lloyd's developing there will be even more traffic. With the bend in Milton, every couple of months there is an accident there. He feels it needs to be straightened. He wants others to be able to enjoy the lifestyle he has; close to the city with easy access to the freeway. He asks the rezone requests be granted. Planning Commission Minutes October 25, 2017 Pam Otteson -She is an owner of one of the parcels that is part of requests 4 -9 and spoke in favor of the rezones. She has lived in the area her whole life. She stated that they used to ride horses throughout the area. Their property doesn't touch the Hylebos. This is not Spring Valley; that is on the other side of the freeway. The bottom line is people need a place to live and we want to give it to them. Commissioner Elder asked Traffic Engineer Perez to inform the Commission about the plans for the 376th extension. Traffic Engineer Perez explained that the 3761 h extension has been in the area's comprehensive plan from before the city incorporated. Connectivity is the reason. Our comprehensive plan states that with urban density, one should have a collector street about every quarter to half mile. The extension for 376th is still in our comprehensive plan on the assumption it will eventually be needed. Commissioner Noble-Gulliford stated that a couple of speakers addressed concerns regarding the SEP A checklist and it not being applied as they felt it should be. When the city does a comprehensive plan update or revision they usually do an environmental impact statement (EIS). How does staff decide whether or not to do an EIS? Principal Planner Clark replied that the city has not done an EIS on the comprehensive plan since the original one in 1995. The Department of Commerce has not told the city we are doing the checklist inappropriately. The city is consistent with other jurisdiction on the use of the SEP A checklist. Commissioner Noble-Gulliford asked what was done for the city center? Principal Planner Clark replied that was a planned action SEPA, which is different. All the impacts are analyzed up-front, so when a proposal comes in that complies with the planned action SEPA; it does not have to go through a full SEPA review. Commissioner Noble-Gulliford isn't that what the owners in the requests 4- 9 area are asking for? Planning Manager Hansen commented that there are a lot of alternatives that can occur. But these are nonproject actions, which are treated differently. If there was a specific proposal, all of the environmental impacts would have to be evaluated. Commissioner Carlson commented that he has done SEP A reviews and has authored EIS, etc. He stated he has confidence staff used the correct process and analysis. A planned action EIS is very expensive to do. What city did is consistent with SEP A. Jurisdictions handle them a little differently. He disagreed with the rational from many of those in opposition. He stated he is opposed to rezone requests 4-9, because he feels there should be a variety of densities throughout the city. Commissioner Noble-Gulliford asked regarding the Campbell request, does density averaging apply. Principal Planner Clark replied that it does not. Commissioner Meader McCausland asked if there is any information about the location of the proposed light rail in this area. Director Davis replied that no plan has been adopted as yet. Commissioner Carlson moved adoption of the recommendations as presented by staff; Commissioner Meader McCausland seconded. There was no further discussion. The vote was unanimous and the motion carried. Chair Bronson closed the public hearing. ADJOURN The meeting was adjourned at 8:00 P.M. K:\Planning Commission\2016\Meeting Summary 10-25-17.doc Planning Commission Minutes October 25, 2017 Jim Farrell, Mayor Mark Spaur 37611 1?1" Pl. S. Federal Way, WA 98003 Federal Way City Coanoll r-1.AJJflJ r~b CcM u 1-s!iiw"'-l Margaret Clark, Senior Planner 25 October 2017 RE: 2017 Comprshensive Plan Amendments, Sits·Specific Requests #4·9 - Johnson, Neether, Otteson 1 Beard, Ellingson, and Dararak, SEPA che,;klist The State Environmental Policy Act (SEPA), chapter 43.21C RCW, "requires all governmental agencies to consider the environmental impacts of a proposal before making decisions ." Concerning the Us& of Checklist for Non-Project Proposals: "Non-Project actions ars governmental actions involving decisions on policies, plans, or programs containing standards for controlling use or modifying the environment, or tl'lat wm govern a series of connected actions . Non-project action analysis pro11ides an opportunity to analyze planned actions before projects begin and permits applications are prepared. The early SEPA analysis results in a more streamlined permitting process when a planned action does occur as the impacts have already been analyt.ad." Very little analysis was done prior to the SEf'A chec;klist being issued, deferring to when projects are proposed. However, the state gives general guidam;:e for non-project actions, especially for land use decisions: '"The procedural requirements for SEPA ·review of a non-project proposal are the same a~ a project proposal." "H the non-project action is a land-use decision or similar proposal that will go·l/e rn future pmj ect development, the probable imp acts n cod to be Pagel of 3 Planning Commission Minutes October 25 , 2017 considered of the future development that would be allowed. For example, environmental analysis of a zone designation should analyze the likely impacts of the development allowed within that :zone.111 Further, the RCW states1 to fhei fullest extent possible: all branches of government of this state, shall: ("I} Include in every recommendation or report on proposals for legislation and other major actions significantly affecting ttle quality of the environment, a detailed statement by the responsible official on: (i) the environmental impact of the proposed action; (ii) any adverse environmental effects which cannot be avoided shoultl the proposal be implemented: (iii) alternatives to the proposed action; (iv) tho relationship between local sh art-term uses of the environment and the maintenance and enhanceme.nt of long-term productivity: and (v) any irreversible and irretrievable commitments of resources which would be involved in the proposed action should it b& implemented The City of Federal Way in the SEPA checklist failed to address the environmental impact of the proposed changes in the checklist in the manner described above, preferring to defer those studies until specific projects are proposed. This approach would fail to address the cumulative effect on the environment from multiple proposals for construction in this area. I request that the City revise the SEPA checklist to conform with the guidance of the state a.ncl address the following foreseeable impacts should the change in zoning be granted: Planning Commission Minutes Page\?ai-7 October 25, 2017 1. Make a study on the impact to Hylebos Creek Basin and Conservation Flow Control Area. Estima1e the increase in impervious surfac:es that would be constructed with the high density singje family housing and road improvements that would be required for high density housing development and project the impact stream flow quantity and quality in a watershed that supports endangered Salmon. 2. Complete a projection of the road and traffic improvements that would be needed to accommodate the 200 or more homes that could be built with this zoning change beyond what is included in the report to the commission inclu~ing a concurrency study. lastly, I support the Mayor's opposition of the Site-Specific Requests #4-9 because approval of the requested changes would be incompatible with the remaining parcels in this area. Granting this request would not be consistent with Housing Goa.I (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." As an owner of one of those properties that is zoned RS 35.0, I do not want to live nex.t to high density housing. Some of the parcels designated as RS 35.0 in this area are in the boundaries of Brittany Lane or Regency Woods Developments. Their C&CRs prohibit subdividing of lots unless a majority of lot holders approved of the subdivision. This has already been tried in Regency Woods and voted down by their membership. Thank you for your con$ideration. Mark Spaur Planning Commission Minutes PagJ1Qf7 October 25, 2017 COUNCIL MEETING DATE: January 2, 2018 CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL ITEM#: SUBJECT: ORDINANCE: 2017 amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map (Site Specific Request No. 1 -Puget Center Property, Site Specific Request No. 2 -Campbell, and Site Specific Request No. 3 -Dematteis/Gabrielson Property). POLICY QUESTION: Should the City approve the three citizen-initiated requests (Site Specific Request No . 1 -Puget Center Property, Site Specific Request No. 2 -Campbell, and Site Specific Request No. 3 -Dematteis/Gabrielson Property) for changes to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map? COMMITTEE: Land Use/Transportation Committee (LUTC) MEETING DATE: December 4, 2017 CATEGORY: D Consent D City Council Business IZ! Ordinance D Resolution D D Public Hearing Other STAFF REPORT BY: Principal Planner, Margaret Clark DEPT.: Community Development Attachments: 1) Draft Ordinance with Exhibits A, B, and C; 2) November 27, 2017 Staff Report to the LUTC; 3) October 18, 2017, StaffReport to the Planning Commission with Exhibits A-V; 4) Additional Correspondence (Exhibits W-Y); 5) Minutes of the October 25, ?017, Planning Commission Public Hearing. Note: Attachments No.'s 3, 4, and 5 are attached to Agenda Item No. E Options Considered: 1) Adopt the Mayor's recommendation as contained in the draft adoption ordinance; 2) Adopt the Mayor's recommendation as modified by the LUTC; 3) Do not adopt the Mayor's recommendation; or 4) Refer the amendments back to the Plannin Commission for further roceed ings . MAYOR'S RECOMMENDATION: The Mayor recommends adoption of the proposed amendments as written in the draft ordinance. ii 2-r. 17 Initial/Dote COMMITTEE RECOMMENDATION: I move to forward the proposed ordinance to First Reading on January 2, 2018. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION(S): 1 sT READING OF ORDINANCE (January 2, 2018): "I move to forward approval of the ordinance to the January I 6, 2018, City Council Meeting/or enactment. " 2N° READING OF ORDINANCE (January 16, 2018): "I move approval of the proposed ordinance." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TABLED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinanc es only) REVISED-11/2016 141 COUNCIL BILL# 15T reading Enactment reading ORDINANCE# RESOLUTION# ORDINANCE NO. ---- AN ORDINANCE of the City of Federal Way, Washington, relating to amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map; amending the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map; and approving Site Specific Request No. 1-Puget Center Property, Site Specific Request No. 2-Campbell, and Site Specific Request No. 3 -Dematteis/Gabrielson Property. (Amending Ordinance nos. 90-43, 95-248, 96-270, 98-330, 00-372, 01-405, 03-442, 04-460, 04- 461, 04-462, 05-490, 05-491, 05-492, 07-558, 09-614, 10-671, 11-683, 13-736, 13- 745-, 15-796, and 15-798) WHEREAS, the Growth Management Act of 1990 as amended ("Chapter 36.70A RCW" or "GMA"), requires the City of Federal Way to adopt a comprehensive plan that includes a land use element (including a land use map), housing element, capital facilities plan element, utilities element, economic development element, transportation element (including transportation system maps), and a parks and recreation element; and WHEREAS, the GMA also requires the City of Federal Way to adopt development regulations implementing its comprehensive plan; and WHEREAS, the Federal Way City Council adopted its comprehensive plan with a comprehensive plan map (the "Plan") on November 21, 1995, and adopted development regulations and a zoning map implementing the Plan on July 2, 1996; and WHEREAS, the Federal Way City Council subsequently amended the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map on December 23, 1998; September 14, 2000; November 1, 2001; March 27, 2003; July 20, 2004; June 16, 2005; July 16, 2007; June 11, 2009; October 28, 2010; January 27, 2011; January 23, 2013; August 14, 2013; and July 29, 2015; and Ordinance No. 18-__ 142 Pagel of 13 Rev 3/17 CP WHEREAS, the City may consider Plan and development regulation amendments pursuant to Process VI, under Title 19 (Zoning and Development Code) of the Federal Way Revised Code ("FWRC"), Chapter 19.80 FWRC, pursuant to Chapter 19.35 FWRC; and WHEREAS, under RCW 36. 70A.130, the Plan and development regulations are subject to continuing review and evaluation, but the Plan may be amended no more than one time per year; and WHEREAS, the Federal Way City Council has considered amendments to the Federal Way Comprehensive Plan, Comprehensive Plan Map, and Zoning Map, specifically in relation to the following three citizen-initiated requests: (1) Parcels 082104-9074, 082104-9076 , and 082104-9167, 4.03 acres located north of South 312th Street and east of 1st A venue South, from Neighborhood Business (BN) to Single Family High-Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) ("Site Specific Request No. 1 ") (Exhibit A); (2) 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) ("Site Specific Request No. 2") (Exhibit B); and (3) Parcels 132103-9002, 132103-9091 , and 132103-9036, 2.3 acres located at 2200 SW 320th Street, 32009 21st Avenue SW, and 3201121stAvenue SW, from Professional Office (PO)to Single Family High Density and Single Family (RS 5.0, one unit per 5,000 square feet) ("Site Specific Request No. 3") (Exhibit C); and WHEREAS, in September 2015, the City of Federal Way accepted a request from Puget Center Property for Site Specific Request No. 1; and Ordinance No . 18-__ 143 Page 2 of 13 Rev 3/17 CP WHEREAS, in August 2016, the City of Federal Way accepted a request from Mike and Kelly Campbell for Site Specific Request No. 2; and WHEREAS, in September 2015, the City of Federal Way accepted a request from Mark Freitas for Site Specific Request No. 3; and WHEREAS, on October 6, 2017, the City's SEPA Responsible Official issued a Determination ofNonsignificance on Site Specific Request No. 1, Site Specific Request No. 2, and Site Specific Request No. 3; and WHEREAS, the City's Planning Commission held a public hearing on October 25, 2017, at the close of which it recommended to the City Council approval of Site Specific Request No. 1, Site Specific Request No. 2, and Site Specific Request No. 3; and WHEREAS, the Land Use/Transportation Committee of the Federal Way City Council considered Site Specific Request No. 1, Site Specific Request No. 2, and Site Specific Request No. 3 on December 4, 2017, and recommended approval of the same; and WHEREAS, the City Council, through its staff, Planning Commission, and Land Use/ Transportation Committee, received, discussed, and considered the testimony, written comments, and material from the public, and considered Site Specific Request No. 1, Site Specific Request No. 2, and Site Specific Request No. 3 at its City Council meetings on January 2, 2018; and WHEREAS, the City Council desires to approve the change in comprehensive plan designation and zoning of Site Specific Request No . 1, Site Specific Request No. 2, and Site Specific Request No.3. Ordinance No. 18-__ 144 Page 3 of 13 Rev 3/17 CP NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHING TON, DO ORDAIN AS FOLLOWS: Sec tion 1. F ind ings and Co nclusion s. (a) Site Specific Request No. 1 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of parcels 082104-9074, 082104-9076, and 082104-9167, 4.03 acres, located north of South 312th Street and east of 1st A venue South, from Neighborhood Business (BN) to Single Family High-Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) (Exhibit A). (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the following goals of the Federal Way Comprehensive Plan: Housing Goal (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; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods; and (ii) The proposed amendment to the Comprehensive Plan Map , as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with language in the Federal Way Comprehensive Plan's Land Us~ element, 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"; and Ordinance No. 18-__ 145 Page 4 of 13 Rev 3/17 CP (iii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the GMA goal to "Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner"; and (iv) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently; and (v) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the ("PSRC") goal of Vision 2040 to focus growth within already urbanized areas to create walkable, compact, and transit-oriented communities that maintain unique local character; and (vi) The proposed amendment to the Comprehensive Plan Map as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, will not negatively affect open space, streams, lakes, wetlands, or the physical environment; and (vii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the Council vision for the City of Federal Way, and will allow development which is compatible with the surrounding land uses; and (viii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, will allow for growth and development consistent with the Federal Way Comprehensive Plan's overall vision and with the Federal Way Comprehensive Plan's land use element, household and job projections, and will allow reasonable use of Ordinance No. 18-__ 146 Page 5 of 13 Rev 3/17 CP property subject to constraints necessary to protect environmentally sensitive areas; and (ix) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, bears a substantial relationship to the public health, safety, and welfare; is in the best interest of the residents of the City; and is consistent with the requirements of Chapter 36. 70A RCW, VISION 2040, and the King County Countywide Planning Policies; and (x) The proposed amendment to the Zoning Map, set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the applicable provisions of the Federal Way Comprehensive Plan and the Comprehensive Plan Map proposed to be amended in Section 2 below, bears a substantial relation to public health, safety, and welfare, is in the best interest of the public and the residents of the City; and (xi) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, has complied with the appropriate process under state law and the FWRC. (b) Site Specific Request No. 2 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation 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) (Exhibit B). (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, is consistent with the following goals of the Federal Way Comprehensive Plan: Housing Goal (HG) 1 Preserve and protect the quality of existing residential Ordinance No. 18-__ Page 6 of 13 Rev 3/17 CP 147 neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional b·uilt environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods; and (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, is consistent with the language in the Federal Way Comprehensive Plan's land use element, which states, "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"; and (iii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, is consistent with the GMA goal to "Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner"; and (iv) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently; and The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the goal of the King County Courttywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently; and Ordinance No. 18-__ 148 Page 7 of 13 Rev 3/17 CP (v) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit A, Site Specific Request No. 1, attached hereto, is consistent with the ("PSRC") goal of Vision 2040 to focus growth within already urbanized areas to create walkable, compact, and transit-oriented communities that maintain unique local character; and (vi) The proposed amendment to the Comprehensive Plan Map as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, will not negatively affect open space, streams, lakes, or wetlands, or the physical environment; and (vii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, is consistent with the City Council vision for the City of Federal Way, and will allow development which is compatible with the surrounding land uses; and (viii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, will allow for growth and development consistent with the Federal Way Comprehensive Plan's overall vision and with the Federal Way Comprehensive Plan's land use element, household and job projections, and will allow reasonable use of property subject to constraints necessary to protect environmentally sensitive areas; and (ix) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, bears a substantial relationship to the public health, safety, and welfare; is in the best interest of the residents of the City; and is consistent with the requirements of Chapter 36. 70A RCW, VISION 2040, and the King County Countywide Planning Policies; and (x) The proposed amendment to the Zoning Map, set forth in Exhibit B, Site Specific Request Ordinance No. 18-__ 149 Page 8 of 13 Rev 3/17 CP No. 2, attached hereto, is consistent with the applicable provisions of the Federal Way Comprehensive Plan and the Comprehensive Plan Map proposed to be amended in Section 2 below, bears a substantial relation to public health, safety, and welfare, and is in the best interest of the public and the residents of the City; and (xi) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit B, Site Specific Request No. 2, attached hereto, has complied with the appropriate process under state law and the FWRC. (c) Site Specific Request No. 3 -Proposed amendment to the Comprehensive Plan Map to change the comprehensive plan and zoning designation of parcels 132103-9002, 132103-9091, and 132103-9036, 2.3 acres, located at 2200 SW 320th Street, 32009 21st Avenue SW, and 32011 21st Avenue SW from Professional Office (PO) to Single Family High Density and Single Family (RS 5.0, one unit per 5,000 square feet) (Exhibit C): (i) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, is consistent with the following goals of the Federal Way Comprehensive Plan: Housing Goal (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; Land Use Goal (LUG) 1 Create an attractive, welcoming and functional built environment; Land Use Goal (LUG) 3 Preserve and protect Federal Way's single-family neighborhoods; and (ii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, is consistent with the language in the Federal Way Ordinance No. 18-__ 150 Page 9 of 13 Rev 3/17 CP Comprehensive Plan's land use element, which states, "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"; and (iii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, is consistent with the GMA goal to "Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner"; and (iv) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, is consistent with the goal of the King County Countywide Planning Policies for growth to occur in a compact, centers-focused pattern that uses land and infrastructure efficiently; and (v) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, is consistent with the ("PSRC") goal of Vision 2040 to focus growth within already urbanized areas to create walkable, compact, and transit-oriented communities that maintain unique local character; and (vi) The proposed amendment to the Comprehensive Plan Map as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, will not negatively affect open space, streams, lakes, wetlands, or the physical environment; and (vii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, is consistent with the City Council vision for the City of Federal Way, and will allow development which is compatible with the surrounding land uses; and Ordinance No. 18-__ 151 Page /Oo/13 Rev 3/17 CP (viii) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, will allow for growth and development consistent with the Federal Way Comprehensive Plan's overall vision and with the Federal Way Comprehensive Plan's land use element and household and job projections, and will allow reasonable use of property subject to constraints necessary to protect environmentally sensitive areas; and (ix) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, bears a substantial relationship to the public health, safety, and welfare; is in the best interest of the residents of the City; and is consistent with the requirements of Chapter 36.70A RCW, VISION 2040, and the King County Countywide Planning Policies; and (x) The proposed amendment to the Zoning Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, is consistent with the applicable provisions of the Federal Way Comprehensive Plan and the Comprehensive Plan Map proposed to be amended in Section 2 below, bears a substantial relation to public health, safety, and welfare, and is in the best interest of the public and the residents of the City; and (xi) The proposed amendment to the Comprehensive Plan Map, as set forth in Exhibit C, Site Specific Request No. 3, attached hereto, has complied with the appropriate process under state law and the FWRC. Section 2. Comprehensive Plan Map and Zoning Map Amendments Adoption. The 1995 Federal Way Comprehensive Plan, Comprehensive Plan Map, and the 1996 Zoning Map as thereafter amended in 1998, 2000, 2001, 2003, 2004, 2005, 2007, 2009, 2010, 2011, 2013, and 2015, copies of which are on file with the Office of the City Clerk, are amended as set forth in Exhibits A, B, and C, attached hereto. Ordinance No. 18-__ 152 Page 11 of 13 Rev 3/17 CP Section 3 . Amendment Authority. The adoption of plan and map amendments in Section 2 above is pursuant to the authority granted by Chapters 36.70A and 35A.63 RCW, and pursuant to Chapter 19.80 FWRC. Section 4. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to other persons or circumstances. Section 5. Savings Clause. The 1995 Federal Way Comprehensive Plan, as thereafter amended in 1998, 2000, 2001, 2003, 2004, 2005, 2007, 2009, 2010, 2011, 2013, and 2015, shall remain in full force and effect until these amendments become operative upon the effective date of this ordinance. Section 6. Corrections. The City Clerk and the codifiers of this ordinance are authorized to make necessary corrections to this ordinance including, but not limited to, the correction of scrivener/ clerical errors, references,. ordinance numbering, section/subsection numbers, and any references thereto. Section 7 . Ratification. Any act consistent with the authority and prior to the effective date of this ordinance is hereby ratified and affirmed. Section 8. Effective Date. This ordinance shall take effect and be in force five days after passage and publication, as provided by law. PASSED by the City Council of the City of Federal Way this , 2018. ---------' CITY OF FEDERAL WAY: JIM FERRELL, MAYOR Ordinance No. 18-__ 153 day of Page 12of13 Rev 3/17 CP ATTEST: STEPHANIE COURTNEY, CMC, CITY CLERK APPROVED AS TO FORM: J. RYAN CALL, CITY ATTORNEY FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: K:\Comprehensive Plan\2017 Comprehensive Plan\LUTC\120417 Meeting\112217 Revisions\Ordinance\112717 Ordinance Comp Plan.doc Ordinance No. 18-__ 154 Page 13 of 13 Rev 3/17 CP 1-c' u:, u:, ~" S\'!1308 TH ST RS7.2 PO Lake Grove Elementary l u, ::,. I Federal )Nay < Mission l:llut<: ~ St. Ch City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and Zoning Designation Changes Puget Center Property Site Specific Request #1 Legend EXHIBIT b Site Specific Request Buildings Streets -Streams (City Survey) [·;==::: Wetlands (1998 City Survey) D Zoning Boundary* Note : An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. 6. 0 N 250 500 -Feet ~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation. I-' U1 0\ E S E R :\erike\cd\Projects\S SR Co mplan\2016\Maps\Revise d_ 10_3_20 17\ssr2_2017.mxd City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and 1----'------r----i Zoning Designation Changes RS35.0 "(q~ A'f- Iv~ ~ ~ $ ~ Campbell Site Specific Request #2 EXHIBIT -:> Legend Site Specific Request Buildings Streets -Streams (City Survey) .:~: ~~~ Wetlands (1998 City Survey) c:::J Zoning Boundary* Note : An asterix (") next to a zoning designation indicates the property is governed by a development agreement. ~ ~(<) ~ D o N 250 500 -, Feet ~ Federal Way This map is accompanied by no warranties , and is simply a graphic representation. RS7.2 City of Federal Way 2017 Site Specific Requests for Comprehensive Plan and , ..:,:·'.·:·=·~·q Zoning Designation Changes I j I I I I ... j I . --·- RS 7 .2 Dematteis/ Gabrielson Site Specific Request #3 EXHIBIT C. Legend Site Specific Request Buildings Streets ,_ Streams (City Survey) ~}] Wetlands (1998 City Survey) [:J Zoning Boundary* Note: An asterix (*) next to a zoning designation indicates the property is governed by a development agreement. 6. 0 N 250 500 Feet A Federal Way This map is accompanied by no warranties, and is simply a graphic representation. CITY OF FEDERAL WAY MEMORANDUM DATE: November 27, 2017 TO: Land Use and Transportation Committee VIA: Jim Ferrell, Mayor Brian Davis, Community Development Director FROM: Robert "Doc" Hansen, Planning Manager Margaret Clark, Principal Planner SUBJECT: Ordinance: 2017 Comprehensive Plan Amendments BACKGROUND: The Planning Commission conducted a public hearing on October 25, 2017, at the close of which they recommended to the City Council approval of the following: 1) Request from Puget Center Property for a comprehensive plan amendment and rezone of parcels 082104-9074, 082104-9076, and 082104-9167, 4.03 acres, located north of South 312th Street and east of 1st Avenue South, from Neighborhood Business (BN) to Single Family High-Density Residential and Single Family (RS 7.2, one unit per 7,200 square feet) (Site Specific Request No. 1); 2) Request from 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) (Site Specific Request No. 2); and 3) Request from 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, 32009 21st Avenue SW, and 32011 21st Avenue SW, from Professional Office (PO) to Single Family High Density and Single Family (RS 5.0, one unit per 5,000 square feet) (Site Specific Request No. 3). K:\Comprehensive Plan\2017 Comprehensive Plan\LUTC\120417 Meeting\112217 Revisions\Ordinance\112717 LUTC Ordinance Staff Report .doc 158 COUNCIL MEETING DATE: January 2, 2018 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: THE 2018 PLANNING COMMISSION WORK PROGRAM POLICY QUESTION: What should be the proposed Planning Commission Work Program for 2018? COMMITTEE: Land Use and Transportation CATEGORY: D Consent X City Council Business D Ordinance D Resolution STAFF REPORT BY: Doc Hansen, Planning Manager Attachments: -LUTC Staff Report Options Considered: MEETING DA TE: 12-4-2017 D D Public Hearing Other DEPT: Community Development -Approve the Mayor's Recommendation on the 2018 Planning Commission Work Program -Approve the Mayor's Recommendation as further amended by LUTC -Do not adopt the Mayor's Recommendation and No Action at this time on the Planning Commission Work Program ION: To Approve Proposed 2018 Planning Commission Work Program DIRECTOR APPROVAL: {~«.:..-:: / ( / 2 7/17 rtit,aVDate COMMITTEE RECOMMENDATION: I move to forward the proposed 2018 Planning Commission Work Program to the January 2, 2018 consent agenda/or approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move approval of the recommended 2018 Planning Commission Work Program." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TABLED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED-11/2016 159 COUNCIL BILL# 1 ST reading Enactment reading ORDINANCE# RESOLUTION# CITY OF Federal Way Department of Communiti Development 33325 8 Avenue South Federal Way, WA 98003 253-835-2601 -Fax: 253-835-2609 www.city offedera lway .com DATE: December 4, 2017 To: Land Use and Transportation Committee VIA: Jim Ferrell, Mayor FROM: Brian Davis, Community Development Director Doc Hansen, Planning Manager Margaret H. Clark, Principal Planner SUBJECT: Proposed 2018 Planning Commission and Long Range Planning Work Program A. BACKGROUND The Planning Commission's Work Program is approved by the City Council on a yearly basis. The purpose ofthis report is to summarize to the Land Use/Transportation Committee (LUTC) the status of past Work Program accomplishments, and to provide the Mayor's recommendation on the 2018 Planning Commission Work Program. The Planning Commission has been advised of the items that are being considered for this following year and await the final decision from the Council on which items shall be considered for 2018. Past work programs have been delayed and priorities for amendment have changed over the past two years as a result of the loss of staff, the introduction of new ideas, and the emergence of new issues. The list submitted for Council's review is the result of conversations and identification of needed action over the past year. That being said, there have been a number of items requested by the Council through the Planning Commission Work Program and other regulatory amendments which have been completed including: • The adoption of marijuana-related code amendments in response to its legalization within the State of Washington • Amendment to the language in the Environmental Policy related to the time horizon of the Planned Action SEP A to encourage economic development by providing certainty for developers by identifying all the impacts associated with downtown development. • Amendment of regulations to make review of variances an administrative process • Adopted an ordinance establishing a historic preservation program • At special request and as a result of a moratorium, provided the Council with multiple-family housing standards in the city center area to address and end the multiple-family/senior housing moratorium within the City. A number of items that were placed upon the past Work Programs have been incorporated within proposed changes now before the LUTC and the Council for consideration. Items within the Work Program presented to the Planning Commission on June 14, 2017 were being considered for action before the Council until a number of other issues became priorities to be addressed. The June 14th Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Program Page I 160 outline presented to the Planning Commission is provided in Attachment A for your information. B. CURRENTLY PROPOSED PLANNING COMMISSION WORK PROGRAM-2018 A proposed work program is attached showing the timeline and work that is intended to be completed in 2018 and thereafter. The amount of work that is actually completed depends upon the information and work plans that now exist coordinated with new work or issues that arise during the year. Some of these items may have to be postponed until another year depending upon the priority placed upon the itemized tasks. A number of items are proposed to be addressed in the docket procedure in 2018, and perhaps in following years depending upon time involved. There are a number of amendments that are completed throughout the year and each requires its own hearing. The Growth Management Act in RCW 36.70A.130 indicates that plans and regulations are subject to continual review, and jurisdictions subject to GMA are allowed to amend plans and implementing regulations one time every year. Any change in regulation can be completed on its own when the jurisdiction determines such change is necessary, but most jurisdictions make adjustments to their codes during that period. This allows the jurisdiction to make amendments to a number of sections of the Code without special hearing. Below is a summary of the items that are suggested for completion in 2018. Major Projects • Review the potential of processing the annual plan amendment ( docket) through a consent agenda and discussion rather than through public hearing. The current process is not required by the State law RCW 36. 70A and it requires a considerable amount of Staff time and City resources to conduct. Furthermore, there is no basis upon which to deny an applicant the right to have his/her proposal considered by the Council for approval or denial at a formal public hearing. The current hearing process to determine whether such items should be considered for public hearing has no basis for "disapproval" for consideration. The Council, possibly through consent agenda, can determine what items should be considered through the annual amendment process. • Review current guidelines and regulations determining under what circumstances self- storage units should be permitted. As indicated to the Council in early September there has been a large number of proposals and permits submitted for self-storage units, resulting in tlie moratorium on self-storage units until the reason for such increase is found and determining the desire of the Council where and under what circumstances such activities should occur. • Research creative housing solutions for the City of Federal Way to house anticipated populations. Council recently passed amendments to the zoning regulations monitoring and regulating the designs of senior and multiple family housing within the City. Council has requested staff to provide the Mayor and Council information on housing demand and availability, and to provide options for their consideration on long-term plans and/or regulations to meet these housing demands. Emphasis has been placed upon evaluating multiple family housing needs and how it plays a part in meeting the vision created for the City. • Provide a "Docket" for the Council to consider for adoption. The Growth Management Act under RCW 36.70A allows for the City to update its Comprehensive Plan and regulations annually. This is referred to as the "docket." In the past the docket activity within the City of Federal Way has consisted primarily of individuals' zoning requests often requiring the amendment to the Comprehensive Plan map and the Zoning map. The City without any individual proposal may also amend the Plan map and/or goals and policies, and may change regulations in order to more effectively implement the adopted plan. This sometimes includes making changes to the regulations in order to meet new federal and State laws or implement court Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Pfffl"rn Page2 decisions. Creation of the docket involves a considerable amount of staff time to prepare for hearing before the Planning Commission in order for it to make an informed decision before the Council. A number of items can be placed upon the "docket" for the Council's consideration to include within the tasks for next year's Planning Commission though not all of them may be addressed including: I. Amend the code 14.10.020(6) so that environmental threshold determination does not have to be made within 90 days from issuing the letter of completeness. 2. Amend the code Title 18 to clarify that tracts created by regulation for open space, storm water, or other reasons do not have to be counted as a lot to determine whether a proposal is a short-plat or long-plat. 3. Change the code so that the Department of Commerce can be notified at any time when an amendment is proposed and not after Planning Commission hearing. 4. Minor changes to the sign code so that content-based signs are not exempt by excluding temporary signs for a period of time (meeting the case Reed v. Gilbert) 5. Addressing recreational vehicles as primary residential units. 6. Require all short subdivisions applicants to notify property owners within 300 feet. 7. Change the definition for substantial development from current $5,718 to the newly OFM recognized figure of $7,047. 8. Per RCW, final plats can be processed administratively if the jurisdiction choses this method. This will reduce costs to the city in staff and Council time and will be more efficient for the applicant/customer. 9. Any items considered important to consider that will not involve a large amount of staff effort to accomplish. If any of these planned docket items require a considerable amount of staff time in research and development, they can be taken off of consideration for the Docket and considered separately by the Planning Commission and Council. C. LONG RANGE PROJECTS PLANNING COMMISSION WORK PROGRAM A number of projects/objectives need to be addressed by the City of Federal Way which will not be completed in 2018. A number of projects will begin in 2018 but will not be completed until 2019. The Shorelines Management Program is due for "Periodic Review" which is due to be completed by June 30, 2019. This involves reviewing current State regulations to evaluate how any changes in the SMP law may impact the existing City program. The City's current Critical Areas Ordinance is also due for update as a result of policy changes that have occurred with the Department of Ecology. This effort may be coupled with the Periodic Review depending upon staff time. Both these projects are mandatory, and initial research will have to begin on them in 2018 in order to meet State deadlines. Other items to be accomplished in the future include: 1. Updating the current City's open space Code requirements in regards to how it is measured and determined, and how objectives can be met without having actual space dedicated for small projects such as two to nine lot short subdivisions. 2. Completing a separate zoning code for the Twin Lakes area to incorporate the goals and policies adopted within the Twin Lakes Sub-Area plan. This will involve the efforts of 1.5 to 2 Full Time Employees (FTE). · 3. Reviewing the City's existing design standards in 19.125 to evaluate their effectiveness in meeting the objectives of the zoning regulations and the Comprehensive Plan vision, goals and policies. This will involve a large amount of staff effort to identify the accomplishments and shortcomings of our Code through researching other jurisdictions' efforts and thorough evaluation of our own standards. Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Program 162 Page 3 4. Determination of commercial zones and standards for the allowance of the sales of wine, distilled liquids and brews which are not micro-scale. 5. Re-evaluation of Comprehensive Plan categorizations, such as considering multiple family housing as "high density" category and the objectives of all of our commercial zones. This would involve a considerable amount of staff time in research and end product production. D. STATUS OF THE 2016 PLANNING COMMISSION WORK PROGRAM All of the discretionary items that are currently identified in each of the categories (High, Medium, and Low) were prioritized into those categories last year by the City Council. These prioritizations changed over the past several years as a result of new emerging issues and change in staff. Below is a summary Work Program passed by the Council and a brief description of each work item and its status for completion. 2016 PLANNING COMMISSION WORK PROGRAM STATUS ITEM STATUS/RECOMMENDATION EXPECTED COMPLETION DATE 1 Critical Areas Regulations (CAO) Update The city updated its CAO as a The CAO provides protection of areas such as component of the overall major update in 2015. Changes in Unknown at wetlands, steep slopes, landslide hazard areas, State laws and DOE policies this time streams, aquifers, frequently flooded areas, require us to review our current lakes, and fish and wildlife habitat Code and its compliance with conservation areas. these changes. 2 Adopt marijuana-related code amendments in response to its legalization within the Completed state of Washington 3 Amend the language in the Environmental A Planned Action SEP A was . Policy related to the time horizon of the adopted for a portion of the Planned Action SEP A City Center Core (CC-C) and City Center Frame (CC-F) in The goal of a Planned Action SEP A is to 2007. The Planned Action was encourage economic development by set to expire in 2014. A providing certainty for developers since the consultant is working on an impacts associated with development would updated Transportation Impact have been identified upfront. Analysis and staff is working Completed on a Supplemental Environmental Impact Statement. The Planned Action Ordinance is scheduled for adoption in January 2016 and would apply to development that would occur through the end of 2025. Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Pi~m Page4 2016 PLANNING COMMISSION WORK PROGRAM STATUS ITEM STATUS/RECOMMENDATION EXPECTED COMPLETION DATE 4 Zoning regulations related to manufactured The Planning Commission held home parks a study session on this code amendment on April 1, 2015, Advocate for legislation to address the at which time they requested that a Stakeholder Group be sustainability of manufactured home parks. formed. The first Stakeholder Dropped from Group meeting was held on Consideration June 18, 2015, and a second Stakeholder Group meeting was held on September 23, 2015. 5 Amend process for updating the comprehensive plan This code amendment would streamline the Is under consideration within update process by simplifying the selection the proposed 2018 Planning lstQtr.2018 process thus speeding up the overall process Commission Work Program and cleaning up some problematic language throughout the section. 6 Amend regulations to increase exempt levels for a threshold determination under the State Environmental Policy Act (SEP A) State law has been changed to allow larger projects and more intense development to be exempt from review under the State Environmental Policy Act (SEP A) if potential Not Started Docketed for impacts from the proposed development are 2018 adequately addressed in other adopted city regulations or state or federal regulations. For example, this code amendment would increase exempt levels for residential structures from 20 to 30 dwelling units and commercial buildings from 12 ,000 to 40,000 square feet. Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Program Page5 164 2016 PLANNING COMMISSION WORK PROGRAM STATUS ITEM STATUS/RECOMMENDATION EXPECTED COMPLETION DATE 8 Amend regulations to provide a more streamlined process for binding site plans Binding site plans are divisions ofland for sale Taken off the Work Program. The short plat process that is or lease for commercial, industrial, and used for binding site plans is manufactured home park use, and where land already streamlined and based is divided as part of condominium on a cursory review of other NIA development. Binding site plans are processed cities' binding site plan like short subdivisions. However, because processes; staff could not b inding site plans are frequently used for identify ways to further already developed property, some of the short streamline the process at this plat requirements are onerous or sometimes time not applicable. 9 Amend regulations pertaining to types of improvements or structures allowed in required yards Existing zoning regulations limit the height of Not Started Potential structures allowed in building setback areas to Docket in 18 inches in height. This code amendment Recommended to be combined 2018 or 2019 would add flexibility to allow structures taller with the following item (#10). than 18 inches in required yards as appropriate. 10 Amend regulations to broaden uses and standardize bulk and dimensional requirements by zone, and to provide more appropriate setbacks and landscape buffers for commercial uses Not Started Potential The existing code is very specific as to uses Docket for allowed in each zoning district and is based on See above (#9) 2018 or 2019 separation of uses. This code amendment would generalize categories and regulate uses based on appropriate form and scale of development, rather than only distinctions in land-use types. 11 Adopt zoning regulations for the Twin Lakes Commercial Sub-Area Not Started Activity would require an The Twin Lakes Commercial Sub-Area Plan increase in staff or resource to Not yet was adopted in 2012. This code amendment provide budget for such scheduled would adopt zoning regulations to implement activity to be conducted by the goals and policies of the plan. outside source StaffReport Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Prfg~m Page 6 2016 PLANNING COMMISSION WORK PROGRAM STATUS ITEM STATUS/RECOMMENDATION EXPECTED COMPLETION DATE 12 Amend regulations to address the maximum allowable building height in the Not Started City-Center Core (CC-C) zoning district Existing zoning regulations for the CC-C zone Recommended that this code Not on the amendment be broadened to 2018 Work do not have a cap on maximum building address development Program-height. This code amendment would explore whether there should be one, and if so, specify regulations and design Planned for the maximum height in keeping with the guidelines in both the City-2019 Council and Community vision. Center Core (CC-C) and City- Center Frame (CC-F). 13 Adopt an ordinance establishing a historic preservation program The City would become a "Certified Local Completed NA Government'' with a Historic Preservation Commission. E. POTENTIAL 2018 PLANNING COMMISSION WORK PROGRAM/MAYOR'S RECOMMENDATION The planning staff is comprised of 6 Full Time Equivalents (FTE) with the current workload comprised primarily to manage day-to-day land use applications and customer service. Long range planning activities including comprehensive plan amendments , code amendments, and evaluation of design guidelines require additional staff time that is minimally available. This Work Program is intended to be an outline or objective of items to accomplish within the year. Often, as has been the case in the past several years, other demands have sometimes taken precedence over those activities that are originally planned. Historically, the Department has continued items on the work program from one year to another if they have not been completed in the previous year. In addition, code amendments are frequently added after the work program has been adopted as the need arises. Consequently, the annual work program has, in.reality, always been a multi-year work program. In order for the 2018 Work Program to be achievable, the Mayor recommends prioritizing the carryover items from the 2016 Work Program and paring it back as is indicated in the chart in Appendix A. Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Program 166 Page 7 Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Program Page 8 167 Appendix A Proposed 2018 Planning Commission Work ·Program Staff Report Meeting Date: December 4, 2017 2018 Planning Commission and Long Range Planning Work Program I68 Page9 Staff Report 2018 Planning Commission and Long Range Planning Work Pr~m Meeting Date: December 4, 2017 Page 10 2018 Planning Commission Work Program l,"ms Planned for CC:Jmpletlon in 2018 NG. Section r Exlstlns Code Language .• 1 14.10.020(6) Within 90 days of issuing a letter of completeness for the application and environmental checklist, the responsible official shall make a threshold determination or notify the applicant that a determination of significance is likely and indicate the areas of likely impact. The applicant may request an additional 30 days for the issuance of the threshold determination by the responsible official, or for the responsible official to evaluate mitigation measures proposed by the applicant. The responsible official shall grant such extension, if requested . A final determination shall be made within 90 days from the receipt of the applicant's response for additional information, unless the applicant requests an additional 30 days as provided in this section. 2 18.05.010 No language in the Code exists indicating whether tracts created for environmental, storm water, or open space purposes are counted as "lots" distinguishing between long plat or short plat. 3 Title 19 Continued research and amendment to Code addressing housing demand and existence of multiple family housing. 4 Title 19 Examination of Self Storage criteria Staff Report 2018 Planning Commission and Long Range Planning Work Program 170 Rational far Change/ -_. llmeffne ' Chann The requirement to issue SEPA or to Docket make a determination of significance within 90 days is problematic for complex projects. Furthermore, this is not a requirement for cities planning under GMA. City has questioned whether these Docket 'tracts' are counted per RCW 58.17 under definition of subdivision which includes "tracts." Other cities and jurisdictions do not include these tracts as a count in the lots for the subdivision by indicating so within their Code language. The City of FW should consider the language of one of these codes in order to not require tracts created for the purpose of accomplishing th~ subdivision to be counted as part of the division. Housing for increased population for 3"' both moderate and low income families Quarter will be in high demand with the City's expanding economic base, development of a "City Center," and the creation of the light rail system to the City Center. Work needs to be completed which: -Researches existing housing estimates and future needs within Federal Way -Develops a public involvement program informing citizens on the development of housing regulations -Evaluates the TOD impacts upon housing demand by housing type -Provides changes to the Code and examines programs which allow for and encourage the development of housing meeting the needs of projected populations. Self-storage units are permitted under a 2"a Process Ill review with designs that can Quarter Meeting Date: December 4, 2017 Page 11 I I I 5 19.80.080 Change in Code regarding process in determination of Docket items to be considered over one year. 6 19 .80.270 RCW requires notifying Dept . of Commerce any amendments 60 days pr ior to the enactment of final adoption by Council. Our code does not permit this notification until after the Planning Commission recommendation . This creates additional time in the process. DOC should be notified of the attempts as soon as Council decides to move on the action not after a recommendation action. 7 19.140 8 19.130 .290 It is a violation of this chapter to sleep in, or use for any other residential purpose , a vehicle, recreational vehicle , or boat parked in a residential zone for more than 14 days in any 180-day period, except as allowed by subsection (1) of this section .... 9 18.30.080 No language exists requiring the notification of those within 300 feet of a proposed short subdivision. Because short subdivisions could result in as many as ni ne additional lots within an immediate neighborhood, adjacent land owners should receive direct notification. 10 19.145 The critical areas code was updated in 2015 when the State changed its requirements for critical areas ordinances Staff Report 2018 Pl anning Co~is sion and Long Ran ge Plannin g Work Jy'M'am be incompatible with neighborhoods and not meet the intent of an area. Criteria needs to be re-evaluated , and consideration made if such uses should be determined under a Land Use Process IV Process now exists which requires a 1" public hearing in front of Council Quarter before amendment can be considered to be placed upon the Docket. In most jurisdictions this is done through a consent agenda and the criteria in this section are often used within the hearing in determining whether or not to approve the amendment request. Using a non-hearing prioritization method would save the City time and money. For those requesting the amendment, there is no reason for the Council to not consider an amendment proposed by a private p ar t y At least 60 days prior to final action being taken by the city council, ~ )*iaF ~e t~e elese ef tl=l e 1:1lanA IRg Docket Eefflff!issien f'H,11:l li e l=leaFiAg aAel tFaASffii:Etal-G4i-lanning C8A'IF1"li 5SiGA FE!€G1J1n:1enElatieA l:e ti-le 1:61lG, the State Office of Community Development (OCD) and other interested affected local and state agencies, the county and surrounding jurisdictions shall be provided with a copy of the amendments i n order to initiate the 60 -day comment period . The sign code to be reviewed in 4tn r elation to the Reed v. Town of Gilbert Quarter or case to insure that the Code is not Docket content based signs This contradicts RCW 35A .21.312 which Docket prohibits jurisdictions from allowing RVs to be used as primary residential units . Adoption of conditions under which such a unit may be allowed can be drafted . This section will have to be re-written Implement the language existing in Docket 18 .35 .090(2)(a) and (b) which is required for all subdivisions. Since the City was one of the first jurisdictions to change its critical area In Process code , there were a number of Meeting Date: December 4 , 2017 Page 12 ' I I I I I I : interpretations made by the State since our adoption that requires the City to make some amendments so that the Code is consistent with the standards/requirements of the State. 11 15.05.150(1) The purpose of a substantial development This market value should be changed to permit is to provide an approval process for that allowed by DOE through the any development with a total cost or fair reassessment by OFM in RCW Docket market value exceeding $5,718, or any 90.58.030{3)(e) which is $7047. development which materially interferes with the normal public use of the water or shorelines of the state, except those exempted developments set forth in the preceding section, consistent with WAC 173- 27-040. 12 18.40 Per RCW, final plats can be administratively This will reduce costs to the city in staff Docket if the jurisdiction choses this method. and Council time and will be more efficient for the app licant/customer. " ltems to be Completed After 2818 ~-r 1 18.55.060 Provide open space criteria for various developments to meet demand 2 19.05.010: A "Accessory living facility" means an area or structure on the subject property, which is accessory to a permitted use on a commercial subject property, providing provisions for living, cooking, sleeping and sanitation for an employee on the subject property and that employee's family, or for the business owner/operator and that person's family. 3 19.200.090 If this can accommodate 50 or more Setback Table attendees, then: 50 ft, 50 ft., 50 ft., otherwise 20 ft, 20 ft. 20ft 4 19.190.020 Zoning boundary interpretation. (1) Following property lines. Where a zone boundary is indicated as approximately following a property line, the property line is the zone boundary. (3) Other cases. Where a zone boundary is not indicated to follow a property line or street, the boundary line is as drawn, based on the scale shown on the zoning map. 5 Periodic Review of Shoreline Ordinance by 2019 6 19.115 Design Standards for City Center Staff Report 2018 Planning Commission and Long Range Planning Work Prci~ The Code does not adequately address the overall current need for open space . In Process A subdivision created in 2000 contains property that has since appreciated and current calculation is not replicative of the new lot needs. Amend the Subdivision Code to address open space requirements in response to case law. It's unclear as to whether a RV would be allowed. Accessory living facility should have a statement to the effect that On Hold recreational vehicles/trailers/containers are not allowed as an accessory living facility if the unit does not contain utilities for cooking and sanitation as provided in RCW. Should there be an exception or consideration for portables (they were not anticipated in original code), and On Hold identify "this" as either any structure or the entire school? Provision applies to entire school when it a buts other RS zones. Clarify that split zoning is not permitted as a result of a land use action (BSP, BLA, SU etc.), creation of a tract or land use action etc. Applicant must rezone or get On Hold comp. plan amendment if applicable. Periodic review of the ordinance has to be completed by June 30, 2019. Could be In Process completed together with the update in of Review the critical areas update under item 11 above. No design standards exist towards Meeting Date: December 4, 2017 Page 13 7 Title 19 Consideration of what commercial zones and under what standards Commercial wineries, distilleries, and breweries would be allowed 8 Title 19 Implement the Twin Lakes subarea plan through code amendments which increase the maximum allowable building height and uses encouraged within the subarea plan. Various Scrivener Errors 1 19.125 .180(1) Refer to FWRC 19.275 .110 and 19.275 .120 for regulations related to the temporary use of outdoor storage containers and portable moving containers in residential and nonresidential zones . Staff Report 20 l 8 Pl a nning Commission and Long Range Planning Work Iyqigam accomplishing the goals of the Comprehensive Plan in term of On Hold encouraging the City's core to be recognized as the City Center and/or mid-center between Seattle and Tacoma. Such activities are not specifically On Hold permitted although there are a number of conditions under which a number of such activities could be perm itted in some commercial zones and are presently allowed under the Commercial Enterprise zone . Specific goals and policies that have been adopted for the sub-area plan, but implementing procedures (including On Hold specific allowances within the Twin Lakes subarea) have not been developed. The Plan needs full review and implementing procedures resea r ched and evaluated . Such activity may result in changes to the sub area plan in the evaluation and therefore will require a significant amount of work. Incorrect code sect ions are cited . Should be 19 .275 .080 and 19.275.090. Meeting Date: December 4 , 2017 P ag e 14