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Planning Commission PKT 06-05-2019City of Federal Way PLANNING COMMISSION June 5, 2019 City Hall 6:30 p.m. Council Chambers C AGENDA 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OVMINUTES May 1, 2019, Public Hearing 4. AUDIENCE COMMENT — UNRELATED TO COMMISSION BUSINESS 5. ADMINISTRATIVE REPORT 6. COMMISSION BUSINESS • Upcoming Items Before Council for DocketBelmore and Kitts Corner • Housekeeping Amendments planned within the next two months • Sound Transit Update 7. ADDITIONAL BUSINESS 8. ADJOURN Commissioners Wayne' Carlson, Chair Tom Medhurst, Vice -Chair Lawson Bronson Hope Elder Dawn Meader McCausland Tim O'Neil Diana Noble-Culliford = Dale Couture, Alternate Eric Olsen, Alternate K:Planning (ounr,iscinn11019'Agenda!Agenda 06-05-19.,1oc City Staff Robert "Doc" Hansen, Planning Manager Margaret Clark, Principal Planner E. Tina Piety, Administrative Assistant 253-835-2601 ieum,.citva tederatx,at__coii, J CITY OF FEDERAL WAY PLANNING COMMISSION May 1, 2019 City Hall 6:30 p.m. City Council Chambers MEETING MINUTES Commissioners present: Wayne Carlson, Tom Medhurst, Dawn Meader McCausland, Hope Elder, Tim O'Neil, Diana Noble-Gulliford, Dale Couture, and. Commissioners absent: Lawson Bronson, and Eric Olsen (ex). City Staff present: Planning Manager Robert "Doc" Hansen, Principal Planner Margaret Clark, Deputy City Attorney Mark Orthmann, and Administrative Assistant E. Tina Piety. CALL TO ORDER Chair Carlson called the meeting to order at 6:30 P.M. APPROVAL OF MINUTES The April 3, 2018, minutes were approved as presented. Commissioner O'Neil moved and Commissioner Noble-Gulliford seconded to accept the April 17, 2019, minutes with the change as presented this evening. There was no discussion and the motion carried unanimously. AUDIENCE COMMENT None ADMINISTRATIVE REPORT None COMMISSION BUSINESS PUBLIC HEARING: 2016 SHORELINE MASTER PROGRAM UPDATE Commissioner Meader McCausland stated that her home will be covered by this ordinance and therefore, she is recusing herself. Principal Planner Clark delivered the staff report. She introduced Kim Van Zwalenburg with the Department of Ecology. She explained that this evening's public hearing is a joint city-state public hearing with the Department of Ecology. She noted that this is a new process that consolidates, but does not reduce the public comment opportunity. Public comment will be accepted until May 13, 2019. Principal Planner Clark went over the background of the proposed updates and the proposed wetland buffers. She noted the proposed changes incorporate the issues raised by Commissioners at the study sessions. She discussed the changes made to the proposal since the last study session. One concern that was raised was about the Dumas Bay Retreat Center and how the proposed change to prohibit office and commercial development in the Urban Conservancy Environment may affect it. Principal Planner Clark (Planning Commission Minutes Page 1 May 1, 2019 researched the issue and noted that Dumas Bay Retreat Center is a government facility, which is an allowed use in residential zones. Even so, staff concluded that prohibiting office and commercial development might create nonconforming uses. Therefore, staff will not prohibit office and commercial uses in the Urban Conservancy Environment. Then Principal Planner Clark went over each of the Commission's questions and concerns and staff responses to them. There was no public comment. Commissioner O'Neil thanked staff for making the proposed amendments clearer and more "simplified" then what they started out to be. They are easier to understand, but even so, how could anyone address these regulations without professional help? The requirements should be more understandable for'the general public. The regulations should provide enough information so that the applicant can budget the cost for the applicant's proposed changes. He feels the proposed amendments do not do that. Commissioner O'Neil also expressed concern that the regulations, specifically regarding vegetation, appear to him to,be vague and rely too much on an individual inspector's or planner's judgement as opposed to more concrete regulations. Principal Planner Clark commented that staff will prepare handouts for the public to help them navigate the process. 'Commissioner Noble-Gulliford asked if the city received any written comments. Principal Planner Clark replied that the city received written comments from Planning Commissioners and from the Department of Natural Resources. Responses to these comments are in the Staff Report. Commissioner Noble-Gulliford asked if there are definitions for the different shoreline environments. Principal Planner Clark that definitions are located in the specific shoreline environment section; not in a 'separate definition section. Commissioner Noble-Gulliford moved to close the public hearing, but then withdrew her motion since a motion had not yet been made on the proposed amendments. Commissioner Noble-Gulliford moved and Vice -Chair Medhurst seconded to approve the proposed 2016 Shoreline Master Program Update as proposed. There was no further discussion. The motion carried unanimously. Vice -Chair Medhurst moved and Commissioner O'Neil seconded to close the public hearing. There was no discussion and the motion carried unanimously. ADDITIONAL BUSINESS None ADJOURN The meeting adjourned at 7:00 P.M. KAPlanning Commission\2016\Meeting Summary 05-01-19.doc Planning Commission Minutes Page 2 May 1, 2019 4ik CITY OF Federal Way DATE: May 29, 2019 To: Wayne Carlson, Federal Way Planning Commission Chair FROM: Brian Davis, Community Development Director&,—' Robert Hansen, Planning Manager Margaret H. Clark, Principal Planner�f` SUBJECT: Selection Process – 2019 Comprehensive Plan Amendments MEETING DATE: June 5, 2019 I. BACKGROUND The Federal Way Revised Code (FWRC) requires the city to accept applications for amendments to the Federal Way Comprehensive Plan (FWCP) text and map on an annual basis. The City received two citizen -initiated requests for changes in the comprehensive plan designations and zoning for the 2019 amendment cycle. These requests will be presents to the Land Use/Transportation Committee (LUTC) on June 3, 2019 and to the City Council on June 18, 2019 for them to consider which of the two requests should be presented to the Planning Commission for further consideration. - r II. BACKGROUND AND STAFF ANALYSIS — SITE-SPECIFIC REQUESTS r A. Site -Specific Request #1– Kitts Corner/Federal Way Village 1. Summary File Number: 18 -104586 -UP Parcel No's.: 202104-9001, 202104-9004, 202104-9069, and 202104-9072 Applicant: ESM Consulting Engineers, LLC Owner: Kitts Corner Development, Inc. Address: 33701 Pacific Highway South Location: West of Pacific Highway South and south of South 336th Street (Exhibit A) Size: 20.61 acres Existing Land Use: Vacant Existing Comprehensive Plan: Community Business with conditions Existing Zoning: Community Business (BC) Requested Comprehensive Plan: Community Business Planning Commission Staff Report Meeting Date: June 5, 2019 Selection Process — Comprehensive Plan Amendments Page 1 of 7 r -- Requested Zoning: Community Business (BC) 2. Reason for the Request The applicant states that while financial markets have improved in the Puget Sound region, the conditions of the June 7, 2005 comprehensive plan and zoning approval requiring that a Master Plan be approved for the entire site has made it difficult to market the property because there is little room for flexibility on relocating buildings or changing their uses without each time going through a comprehensive plan amendment process. The site, therefore, has remained vacant and wooded, and has become a health and safety hazard with many people trespassing, littering, and living in homeless encampments on the property. -3. Staff Comments The comprehensive plan designation and zoning of the subject property was changed from Business Park to Community Business with specific conditions of approval in June 2005. A Master Plan was subsequently approved for a 326,450 sq. ft. mixed-use development consisting of 78,850 sq. ft. of retail, 59,500 sq. ft. of office, 17,600 sq. ft. of restaurant and 70,500 sq. ft. of residential (55 units) on the eastern portion of the site and a 94 zero -lot line townhouse development on the western portion of the site. Since that time, the western portion of the site has developed as a 216=unit apartment complex, Kitts Corner. However the eastern portion of site has failed to develop. 4. Surrounding Zoning & Land Use (Exhibit A) B. Site -Specific Request #2 — Belmor 1. Summary File Number: Zoning Land Use North - Community Business (BC) Bank, Retail, and Office South Commercial Enterprise (CE) Insurance Company East Community Business (BC) Office Building, Credit Union, Vacant Land, Retail West Multi -family (RM2400, one unit per 2,400 sq. ft.) Apartments B. Site -Specific Request #2 — Belmor 1. Summary File Number: 18 -104619 -UP Parcel No.: 162104-9037 Applicant: The Hynes Group Owner: Belmor Mobile Home Park LP Address: 2101 South 324th Street - Location: South of South 324th Street and west of Interstate 5 (I-5) (Exhibit B) Planning Commission Staff Report Meeting Date: June 5, 2019 Selection Process — Comprehensive Plan Amendments Page 2 of 7 1 Size: 62.74 acres Existing Land Use: Mobile Home Park Existing The Commons Mall Comprehensive Plan: Multi -family - Existing Zoning: Multi -family (RM 3600, one unit per 3,600 sq. ft.) Requested I-5 Comprehensive Plan: City Center- Core Requested Zoning: City Center - Core (CC -C) 2. Reason for the Request The applicant states that the Belmor parcel is ideally situated for a City Center -Core designation for several reasons, including: • J It is immediately south of the existing CC — C land use designation with Interstate 5 located along its entire eastern boundary. • The planned extension of South 324th Street will be located along the north boundary of Belmor as it is extended to the east over I-5, with an on-ramp to southbound I-5. • Light rail transit is proposed to be extended from the planned station north of South 320th Street and west of 23rd Avenue South, southeast to Tacoma by 2030. While the specific route of this light rail extension is still being studied, it will be extended past the Belmor parcel whether it follows I-5 or SR 99 3. Staff Comments Belmor Mobile Home Court was built in 1966, 24 years prior to the incorporation of the City of Federal Way. It is a retirement community for individuals aged 55 years and older. There are 336 pads and as of April 1, 2019, there were 268 homes. There is also a club house and a par three, nine -hole golf course. In September 2013, the Hynes Group came to an agreement with the residents of Belmor, that were they ever to sell the park, they would give the residents a three-year notice and pay them three years of back rent, which could range from $25,000 to $30,000. 4. Surrounding Zoning & Land Use (Exhibit B) Planning Commission Staff Report Meeting Date: June 5, 2019 Selection Process — Comprehensive Plan Amendments ' Page 3 of 7 �M Zoning Land Use North City Center -Core (CC -C) The Commons Mall South Multi -family (RM 3600, one unit per 3,600 sq. ft.) Single family homes East None I-5 West Community Business Lakehaven Water District Tower, Vacant Land, and Apartments Planning Commission Staff Report Meeting Date: June 5, 2019 Selection Process — Comprehensive Plan Amendments ' Page 3 of 7 �M III. SELECTION CRITERIA FWRC 19.80.080 contains criteria for selecting amendments for further consideration. A. Criterion #1 — Whether the same area or issue was studied during the last amendment process and conditions in the immediate vicinity have significantly changed so as to make the requested change within the public interest. Response to Criterion #1 — Request Response Site Specific Request # I — Kitts This request was not studied during the last amendment cycle. The, Comer/Federal Way Village comprehensive plan designation and zoning for Community Business Village with conditions of approval were approved in June 2005, with further ` amendments approved in March 2007 to modify the size and modulation of buildings; July 2008 to allow for phased construction of the required public right-of-way within the Federal Way Village site; and March 2009 to shift the dividing line between the RM 2400 zoned parcels and the BC zoned parcels to add 1.53 acres to the BC zoned parcels. Site Specific Request # 2 — This request was not studied during the last amendment cycle. As Belmor mentioned earlier, this has been a mobile home park since 1966, and was give its present multi-family/RM 3600 designation when the Cit incorporated on February 28, 1990. B. Criterion #2 — The proposed amendment is consistent with the overall vision of the comprehensive plan (FWCP). Response to -Criterion #2 — The comprehensive plan must be consistent with the GMA. The goals of the GMA include encouraging development in urban areas where adequate public facilities and services exist, or can be provided in an efficient manner (Goal #1); reducing the inappropriate conversion of undeveloped land into sprawling; low-density development (Goal #2); and encouraging the availability of affordable housing to all economic segments of the population of the state, promoting a variety of residential densities and housing types, and encouraging preservation of existing housing stock (Goal #3). Request Response Site Specific Request # I — The Comprehensive Plan states that "The Community Business Kitts Corner/Federal Way designation encompasses two major retail/commercial areas along the Village SR -99 corridor, including the segment generally between South f 272nd Street and South 312th Street, and the segment between South 324th Street and approximately South 339th Street." These parcels are located between South 336th Street and South 339th Street. Removing the conditions of approval to allow for straight Community Business zoning would be consistent with the following policy because it would facilitate development of the parcels in response to market conditions. Planning Commission Staff Report Meeting Date: June 5;2019 Selection Process — Comprehensive Plan Amendments Page 4 of 7 Request Response Policy LUP 39 Encourage transformation of the Pacific Highway (SR -99) Community Business corridors into quality retail/commercial mixed use areas, designed to integrate auto, pedestrian, and transit circulation, and to improve traffic.flow and safety, including access control and off-street interconnectivity between adjoining properties where feasible (page II -15 of the Comprehensive Plan.) Site Specific Request # 2 — The overall vision of the comprehensive plan is to provide an Belmor appropriate balance of services, employment, and housing. The applicant states that their plans for Belmor include the development of as much as 15 million square feet of commercial, residential, and institutional uses, including approximately 20,000 residential units in a variety of configurations with building heights that support higher density housing, which is consistent with the City's comprehensive plan to place housing near jobs, services, retail commercial uses, and high capacity transit (page II -15 of the Comprehensive Plan.) C. Criterion #3 — Whether the proposed amendment meets the existing state and local laws, including the GMA. Response to Criterion #3 — None of the requested amendments would be in conflict with local or state laws if subsequent development of the parcels are in compliance with local and state regulations, including the FWRC, 2016 King County Surface Water Design Manual (KCSWDM) as amended, and State Environmental Policy Act (SEPA). D. Criterion #4 — In the case of text amendments, or other amendments to goals or policies, whether the request benefits the city as a whole `versus a selected group. Response to Criterion #4 — This criterion is not applicable to these requests as they are site- specific requests and not a request for a text amendment. If the request meets the criteria set forth in subsections above, it shall be further evaluated according to the following criteria: E. `Criterion #1 — Whether the proposed amendment can be incorporated into planned or active projects. Response to Criterion #1— If the City Council determines that these requests should be analyzed further, they can be incorporated into the 2019 Planning Commission Work Program. F. Criterion #2 — Amount of analysis necessary to reach a recommendation on the request. If a large-scale study is required, a request may have to be delayed until the following year due to workload, staffing levels, etc. Planning Commission Staff Report Selection Process — Comprehensive Plan Amendments Meeting Date: June 5, 2019 Page 5 of 7 Response to Criterion #2 —The Kitts Comer/Federal Way Village request does not require a large-scale study. The Belmor request will require a larger scale study, including environmental and traffic analyses. It. is the City's understanding, that the applicant has hired consultants to initiate the studies. G. Criterion #3 — Volume of requests received. A large volume of requests may necessitate that some requests be reviewed in a subsequent year. Response to Criterion #3 —Both requests will be able to be accommodated in this year's update process. If any of the requests appear to be taking longer than anticipated, it will be rolled over to next year's work program. H. Criterion #4 — Order of requests received Response to Criterion 44 — The requests were received in the following order: Kitts Comer/Federal Way Village Belmor IV. PUBLIC COMMENTS Notice was published in the Federal Way Mirror on May 24, 2019 and posted on the official City notice boards: Notice was also sent to the owners and applicants, and property owners within 300 feet of the boundaries of the subject properties. No public comments have been received as of the writing of the report. V. COUNCIL ACTION Pursuant to FWRC 19.80.080(4), based on its review of requests according to the criteria in Section III of this staff report, the City Council shall determine which requests shall be further considered for adoption and shall forward those requests to the Planning Commission for its review and recommendation to the City Council. The council's decision whether to consider a proposed amendment shall not constitute a decision or recommendation that the proposed amendment should be adopted, nor does it preclude later council action to add or delete an amendment for consideration. VL MAYOR'S RECOMMENDATION A. Site -Specific Request #1, Kitts Corner/Federal Way Village — Request from ESM Consulting Engineers, LLC for a comprehensive plan amendment and rezone of parcels no. 202104-9001, 202104-9004, 202104-9069, and 202104-9072 (20.61 acres total) located west of Pacific Highway South and south of South 336th Street, from Community Business with conditions (BC) to Community Business (BC). Mayor's Recommendation — The Mayor recommends that the request move forward for further review. Planning Commission Staff Report Selection Process — Comprehensive Plan Amendments Meeting Date: June 5, 2019 I Page 6 of 7 B. Site -Specific Request #2, Belmor — Request from the Hynes Group for a comprehensive plan amendment and rezone of parcel no. 162104-9037 (62.74 acres), located south of South 324th Street and west of Interstate 5, from Multi -family (RM 3600, one unit per 3,600 sq. ft.) to City Center - Core (CC -Q. f Mayor's Recommendation — The Mayor recommends that the -request move forward for further review. VII. LIST OF EXHIBITS Exhibit A Vicinity Map of Site -Specific Request #1 —Kitts Corner/Federal Way Village Exhibit B Vicinity Map of Site -Specific Request #2 — Belmor K:\Comprehensive Plan\2019 Comprehensive Plan\Selection\060519 Planning Commission Briefmg\Staff Report.doc Planning Commission Staff Report Meeting Date: June 5, 2019 Selection Process — Comprehensive Plan Amendments Page 7 of 7 i LL ~i U cu Q: Ri .i F a v cr LL .> O U 0)�N o V' O 0 O N "� C:c M4J Q) U a)oo L) j pC3j Fn Q Q5 E 00 �� m to N C n` r° J DO W 0 LL n (., f �� 1 i Qa U U. 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