Planning Commission MINS 06-06-2018CITY OF FEDERAL WAY
PLANNING COMMISSION
June 6, 2018 City Hall
6:30 p.m. City Council Chambers
MEETING MINUTES
Commissioners present: Wayne Carlson, Lawson Bronson, Tom Medhurst, Diana Noble-Gulliford, Dawn
Meader McCausland, Tim O'Neil, and Anthony Murrietta. Commissioners absent: Hope Elder and Dale
Couture. City Staff present: Planning Manager Robert "Doc" Hansen, Principal Planner Margaret Clark,
Senior Planner David Van De Weghe, Assistant City Attorney Eric Rhoades, and Administrative
Assistant E. Tina Piety.
CALL TO ORDER
Chair Carlson called the meeting to order at 6:30 P.M.
APPROVAL OF MINUTES
Commissioner O'Neil moved to amend the May 16, 2018, minutes to reflect he stated the Shoreline
Management Act, not Program and the Army Corps of Engineers, not FEMA. The motion was seconded.
There was no further discussion and the minutes of May 16, 2018, were approved as amended.
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT
None
COMMISSION BUSINESS
PUBLIC HEARING — Recommendation on Mayor's Proposed Design Standards for All Self -Storage
Units Proposed Within the City of Federal Way and Disallowing New Self -Storage in Neighborhood
Business Zones
Senior Planner Van De Weghe delivered the staff presentation. He addressed the May 16t1i Commissioner
comments and gave staff responses. He noted they had raised some good points. The city's
comprehensive plan lays out policies and goals (vision) for the next 20 years as determined by citizens
and the City Council. Extensive time is necessary to achieve the goals and this is part of the reason the
commercial and industrial zones look similar and can be difficult to distinguish. Staff feels progress is
being made to achieve the vision for BN zone. Self -storage is more of a retail use as opposed to industrial,
and staff feels it is reasonable to have different design standards for them. The city currently has some
special design standards for some uses. He stated the staff report Exhibit A describes current and
proposed design standards. Just screening self -storage facilities so they cannot be seen from the street will
not achieve the desired results. For one thing, the facility owners want visibility and exposure so people
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can find them. In addition, the city encourages Crime Prevention Through Environmental Design
(CPTED). One principal of CPTED is natural surveillance, which specifically: "...promotes visibility of
public spaces and areas.) Senior Planner Van De Weghe noted that the police receive a disproportionate
number of complaints of crimes (vandalism, break-ins, etc.) in self -storage facilities and some visibility
should help deter crime. The Commissioners had requested more current images of self -storage facilities
and staff has added some current images to the staff report and presentation slides. He then described the
Mayor's recommendation and displayed the more current self -storage images. He presented the five
proposed design standard guidelines. Senior Planner Van de Weghe remarked that the proposed standards
were developed from staff research, of what is currently done in other jurisdictions and discussions with
industry professionals.
Chair Carlson opened the hearing to public testimony.
Dana Halloway, Federal Way Resident — She stated that some older self -storage facilities are
very ugly; the newer ones are better looking. She supports not allowing them in BN zone. She
likes the proposed design standards.
Commissioners acknowledged and thanked the city staff for all their work. They appreciate the time and
thought that has gone into the proposal.
Commissioner O'Neil asked staff to elaborate on why the recommendation is made to eliminate self -
storage units from the BN zone. The vision for the area is walkability, but if the minimum lot size is an
acre, that leaves out walkability. People will want to drive there, like the Fred Meyer and Safeway. Senior
Planner Van De Weghe replied that under the current standards, there are a few that are meant to reduce
the size. Many of these facilities are not feasible on a small lot. Commissioner O'Neil asked what about
limiting the number and size of the buildings. Senior Planner Van De Weghe stated that is a possibility,
but by their nature, self -storage facilities are auto -oriented (it is not easy to move items without a car).
Commissioner O'Neil said that at the last meeting, we learned that some 30 percent of self -storage
facilities are utilized by businesses to store goods. He imagines that a retailer in the BN zone would want
to use a facility that is close by. He wonders how much of an inconvenience the city will create by not
allowing them to locate in the BN zone. He asked how many self -storage facilities are currently located in
the BN zone. Senior Planner Van De Weghe replied that there are at least two currently and three vested
applications (this includes the project at the old Albertson's on 21St)
Commissioner Noble-Gulliford commented that the city's map appears to show that at least one of the
vested projects will be located near 356th and 21St. This is an area of the city where business has
languished (another area is 288th and Military Road). She is concerned that restricting uses in these areas
will lead to decline. She does not see a rational to restrict self -storage facilities from the BN zone; the
areas could use the business. She is also concerned with allowing them in the CE zone. The CE zone was
originally intended for just industrial uses. This has been changed to allow retail uses. This has led to
fewer large properties being available for industrial use and substantially paying jobs. Another concern is
the Twin Lakes Subarea. Studies were completed and the Twin Lakes Subarea was designated and added
to the city's comprehensive plan, but the city does not have the zoning and infrastructure to realize the
proposed vision. Nor does the city have the funding to create the needed infrastructure. She doesn't see
these areas within the BN zone developing into pedestrian friendly areas within the next 50 years. Is the
city precluding potential investment in areas that could use the investment in favor of a vision that may
take over 50 years to achieve? She currently sees more auto -oriented improvements in Federal Way, as
opposed to pedestrian friendly improvements.
Vice -Chair Bronson while he appreciates all of the work staff has done on this project, objects to the
entire effort. He feels the moratorium was set in a panic. He does not see a compelling reason to restrict
self -storage facilities from the BN zone. He lives near a facility located in the BN zone and says it is
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hidden out of the way and is not obnoxious. If they are paying taxes, why should we object? He is very
concerned about the possibility of fire and restricting access to internally. He feels restricting access could
lead to misuse, especially since the police will not be able to see within. Requiring multi -stories will mean
the owner will have to invest in an elevator and likely carts to move items.
Commissioner Murrietta agrees with Vice-Cbair Bronson. In addition, he is concerned that current
investors will lose money if self -storage facilities are restricted from the BN zone.
Commissioner Medhurst commented that with due respect to staff, he feels the information in the staff
report is only half the information; it only supports the proposal. He is concerned that the proposal will lead
to inconsistent design standards in the CE zone for similar developments. In addition, it will be cost the
developers more to adhere to the proposed design standards. This appears to be a veiled approach to say the
city doesn't want self -storage facilities in our town. Do we want to push investments to another city?
Commissioner O'Neil restated what he said at the last meeting; that he feels the issue is that the city
wants to save the zoning for businesses that will create living -wage jobs. This is a political decision.
Commissioner Meader McCausland commented that she can see the value in some of the proposed design
standards. However, she is concerned with the current process for the proposed design standards and how
it is affecting some developers. She feels the city should not use a moratorium to develop changes to the
design standards. The city should not be approaching the changes in a piece -meal fashion, but as a whole.
The city should address design standards as a whole; across all zones and uses. She is concerned that
developers have started projects, only to have the city stop them with the moratorium.
Vice -Chair Bronson commented that the requirement for 40 percent glass is not compatible with the
concern of energy use. The glass will mean the owner will need to pay more and use more energy to heat
and cool the building.
Chair Carlson commented that the BN use table is not included. Planning Manager Hansen replied that he
will provide it to the Commissioners. Chair Carlson stated that he shares some of the concerns expressed
about the intent of the proposal. He is not in favor of the requirement that they be multi -story and emulate
office buildings. The city doesn't currently require that office buildings be multi -story. The proposal is
holding self -storage facilities to a higher standard than office buildings. He is undecided about allowing
or not allowing them in the BN zone.
Planning Manager Hansen commented that the comprehensive plan vision calls for a pedestrian
orientation for the BN zone. The city is not attempting to stop these facilities from locating within the
city, but to incorporate them into the comprehensive plan's vision. Staff has spoken to developers who
have said that the proposed standards are not above and beyond where the market is headed. They are
what we have seen in other jurisdictions and have heard from developers.
Commissioner Medhurst asked how design standards can change the land use. He doesn't see the
connection. He supports the idea that the proposal is targeting a particular industry. Planning Manager
Hansen commented that design standards can lead to change in land use because where certain designs
and activities occur, similar ones will follow.
Commissioner O'Neil commented that he order to help him understand it, he would like to see a visual
representation of the comprehensive plan's vision for the BN zone.
Vice -Chair Bronson agrees with Commissioner O'Neil's request. He also commented that he doesn't see
how the proposed design standards will make the city more attractive; they appear arbitrary to him. The
proposed standards are objective and depend upon where they are used.
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Commissioner Noble-Gulliford stated that to be clear on her early comments, the city does have a Twin
Lakes Sub -Area in the comprehensive plan, but lacks the zoning and funding to implement it. Her
comments are not aimed at staff, but rather the City Council and Mayor. Originally, a million dollars from
the HUD 108 loan was intended for the sub -area (according to a HUD letter), but the funding was moved
to the Performing Arts and Event Center (PAEC). She feels the lack of funding, and therefore, the lack of
improvements to the Twin Lakes Sub -Area has been detrimental to the city. The time and work done on it
was wasted and the area has missed out on investment opportunities.
Commissioner Medhurst commented that he has been in this community for 26 years and he supports
those who are working hard to improve our community. He feels we have an optics problem. The city is
proposing design standards for a specific industry and the City Council is considering a tax on that
industry. He is concerned that these actions will lead all business/industries to wonder if they will be
selected next for special design standards and maybe taxes.
Commissioner O'Neil moved to recommend to the City Council that the proposed FWRC text
amendments not be adopted. Vice -Chair Bronson seconded. There was no more discussion. The vote was
held and the motion carried unanimously.
The public hearing was closed.
ADDITIONAL BUSINESS
Commissioner Meader McCausland asked about the process to modify the adopted motion. She also
asked about the process of suggesting that design standard changes be considered across zones and uses.
Discussions were held on these issues. Discussion was held on the reasoning for the self -storage facilities
moratorium and what the City Council wanted to achieve with the moratorium.
Commissioner Noble-Gulliford asked if there is a more "official" way (maybe a findings page) in addition
to the minutes to inform the City Council of the Commission's viewpoints on the proposed design
guidelines. Planning Manager Hansen responded that we do not have the resources to follow-through with
that type of a report. However, Commissioners are more than welcome to attend the LUTC and City
Council meetings and present their views (either personally or as a body) as part of the public testimony.
Commissioners want to be sure that staff understands that their comments and motion tonight in no way
reflects upon the respect they have for the staff and the work staff does. Planning Manager Hansen
commented that staff does understand.
ADJOURN
The meeting adjourned at 7:50 P.M.
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