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Planning Commission MINS 05-16-2018CITY OF FEDERAL WAY PLANNING COMMISSION May 16, 2018 City Hall 6:30 p.m. City Council Chambers MEETING MINUTES Commissioners present: Wayne Carlson, Hope Elder, Diana Noble-Gulliford, Dawn Meader McCausland, Tim O'Neil, and Dale Couture. Commissioners absent: Lawson Bronson (ex), Tom Medhurst (ex), and Anthony Murrietta (ex). City Staff present: Planning Manager Robert "Doc" Hansen, Principal Planner Margaret Clark, Senior Planner David Van De Weghe, Deputy City Attorney Mark Orthmann, and Administrative Assistant E. Tina Piety. CALL TO ORDER Chair Carlson called the meeting to order at 6:31 P.M. APPROVAL OF MINUTES The minutes of March 21, 2018, and April 4, 2018, were approved as presented. AUDIENCE COMMENT None ADMINISTRATIVE REPORT Planning Manager Hansen let the Commission know that the first reading of the proposed amendments to the docket process was approved and forwarded to the second reading by the City Council. Staff is working on finalizing the Planning Commission Work Program. He noted that most items are changes in regulations. Planning Manager Hansen asked Chair Carlson to reverse the order of the Commission Business items. It was agreed. COMMISSION BUSINESS Discussion of Changes to FWRC 19.142.060 for Floodplain Permits Planning Manager Hansen delivered the staff presentation. He presented a map on screen that showed a floodplain within the city and two structures. He used it to display when a structure encroaches on the floodplain and therefore, would require a floodplain permit. The city does not currently have a floodplain permit and is required by the state to have one. The purpose of the floodplain permit is to allow Community Development, Public Works, and the state's Department of Ecology know what activities are happening in the floodplain. The city's shorelines are along Puget Sound and are small in regards to floodplains. The permit will be required of anyone seeking to develop property on the shoreline where a structure touches a flood area. A number of changes will need to be made, including eliminating one duplicate chapter. KAPIanning Commission\2016Weeting Summary 05-16-18.doc Planning Commission Minutes Page 2 May 16, 2018 Commissioner O'Neil asked isn't the shoreline regulated by the state's Shoreline Management Act? If the city implements a floodplain permit, would an applicant have to submit one to the city and to the state? Planning Manager Hansen replied that yes, shorelines are regulated by the state, but through the city's Shoreline Management Program (SMP). An applicant would only be required to submit one floodplain permit to the city that the state would access if needed. Commissioner O'Neil asked isn't the Army Corp of Engineers the only one who designates the floodplain? Planning Manager Hansen replied that they are and the city uses their floodplain maps. Planning Manager Hansen noted that the Shoreline Management Act deals mainly with the environment and the floodplain permit with the placement of any structures. Commissioner O'Neil inquired if the proposed amendments will make the current regulations stricter. Planning Manager Hansen replied that they will not. The city will be using the building codes. The proposed change will mean changes to the upcoming SMP update. Commissioner Noble-Gulliford thanked Planning Manager Hansen for providing the map. It has helped her understand the issues. How will existing structures be treated? Planning Manager Hansen replied they will be treated as they are under the SMP, which depends upon if they applicant wants to expand a structure. Chair Carlson suggested staff provide guidance to applicants that they may be in a flood hazard area and explain what their obligations are. Commissioner Meader McCausland would like to see comparisons. Also, she asked what outreach will be made to affected property owners. Planning Manager Hansen replied the city will follow the current public notice process. Discussion of Regulations upon Self -Storage Facilities/Announcement of Hearing Senior Planner Van De Weghe delivered the staff presentation. He recapped the discussion and Commissioner comments from the March 2018 work session. He stated that this discussion is for the Mayor's recommendation, while the March discussion was for the staff's recommendation. The Mayor's recommendation is as follows: 1. Eliminate the use from the BN zone to preserve the neighborhood compatibility of such zones; and 2. Permit self -storage development within the BC and CE zones provided they meet the design standards listed. Senior Planner Van De Weghe showed Commissioners maps of the BN, BC, and CE zones. He also discussed existing self -storage standards. He presented street -level photos and discussed the proposed standards. He stated the proposal will be presented to the Land/Use Transportation Committee meeting in July, with City Council first reading in July and second reading in August. If the proposed amendments are adopted in August, this schedule will ensure it is done before the self -storage moratorium ends in the first week of September. Commissioner Elder commented that she opposes most of the proposed amendments. She feels the city is singling out one type of business to impose strict regulations on. She does not see any reason they should be banned from the BN zone. She stated that self -storage owners would not locate in Federal Way if they didn't see the need. In addition, many of them are already utilizing many of the proposed design standards in their plans and she sees no need for the city to require them. Chair Carlson opened the meeting to public testimony. Jeff Carpenter — He lives in Mukilteo and is one of the applicants for a self -storage project that just missed being grandfathered. He doesn't see why the city wants to restrict self -storage facilities from the BN zone. He stated that when he drives through the city's various zones, he KAPlanning Commission\2016Meeting Summary 05-16-18.doc Planning Commission Minutes Page 3 May 16, 2018 doesn't see a difference in the different commercial and retail zones. He stated that the land they are proposing to locate a self -storage facility on is in poor shape and would be unlikely to draw another type of user. It is an underused and difficult to build site. They are not planning on a large facility and are planning on utilizing many of the suggested design standards. He read from the comprehensive plan regarding the use of the BN zone and feels a self -storage facility fits those uses. Customers want a facility near their home. They want to be able to multi -task, such as visiting their storage unit and grocery shopping during the same trip. Commissioner O'Neil feels the real issue is economics. The city has only so much open zoning and wants to save what exists in order to attract living -wage jobs. Are there current standards for self -storage units? Planning Manager Hansen replied that there are, but they are very minimal and do not achieve the results the proposed design standards will. Commissioner Meader McCausland asked staff to compare the existing and proposed design standards. She asked if the proposed standards would be required or recommended. Senior Planner Van De Weghe replied they would be recommended to allow the director room to approve a superior design. Commissioner Meader McCausland commented that at the March meeting, the proposal was made to allow self -storage facilities in the BN zone with a more rigorous land use process. Is this still included? Senior Planner Van De Weghe responded that the Mayor has chosen not to include that proposal. Commissioner Noble-Gulliford asked that since people like to multi -task, could self -storage facilities be a mixed-use. Senior Planner Van De Weghe replied that self -storage facilities may be a mixed-use under the existing and proposed design standards. Commissioner Meader McCausland asked if staff would support allowing self -storage facilities in the BN zone only if they are a mixed-use project. Senior Planner Van De Weghe responded that it could be done, but staff feels that would not meet the comprehensive plan intent of a pedestrian -friendly environment. Commissioner Meader McCausland inquired how do the proposed design standards compare to those of warehouses and distribution centers. Senior Planner Van De Weghe replied that the proposed design standards are more rigorous than those for warehouses and distribution centers. The reason for this is that warehouses and distribution centers are located in the CE zone, which is intended for them, while other zones that allow self -storage facilities are intended to be more people friendly. Commissioner Noble-Gulliford commented that we are discussing self -storage facilities in the context of them being auto -centric. However, millennials and others are moving away from using cars and maybe the discussion is too auto -centric. Has staff considered allowing self -storage facilities as part of multi -family projects? Senior Planner Van De Weghe commented that staff has noted the trend. There is nothing in the code that would prevent a developer including a self -storage facility as part of a multi -family project. Commissioner O'Neil asked what percentage of self -storage facilities are being used for business for overflow storage, or storage of products in order to be closer to customers and able to quickly deliver them (i.e. Amazon). Mr. Carpenter commented that nationally it is 30 percent. Senior Planner Van De Weghe commented that staff has talked to facility owners and were told it is a large percentage. Commissioner Elder is concerned that the proposed design standards could be costly for the developer and might drive up the rental cost to the consumers. Chair Carlson commented that he feels the city does need design standards to screen the site and it makes sense to him to require interior entries. He agrees that he does not perceive a difference in the character of the various zones. He is not opposed to having self -storage facilities in the BN zone and suggests they be more limited in size than other zones. He would like to see pictures of what self -storage facilities would look like under the proposed design standards. KAPIanning Commission\2016\Meeting Summary 05-16-18.doc Planning Commission Minutes Page 4 May 16, 2018 Commissioner Couture commented that he has no problem with allowing them in the BN zone. He noted that many of the pictures shown are of older developments that would not be allowed under the existing standards. He also would like to see pictures of what self -storage facilities would look under the proposed design standards. Planning Manager Hansen commented that staff will take into consideration comments made at tonight's meeting. The proposed design standards are being made in relation to the existing comprehensive plan intentions. If self -storage facilities want to locate within the city they will find a way do so, regardless of the design standards. He asked Commissioners to consider what kind of environment they want to see in the city and whether the proposed design standards will contribute to achieving that vision as opposed to the existing standards. ADDITIONAL BUSINESS None ADJOURN The meeting adjourned at 7:45 P.M. KAPIanning Commission\2016\Meeting Summary 05.16-18.doc