Planning Commission MINS 06-05-2019CITY OF FEDERAL WAY
PLANNING COMMISSION
June 5, 2019 City Hall
6:30 p.m. City Council Chambers
MEETING MINUTES
Commissioners present: Wayne Carlson, Lawson Bronson, Dawn Meader McCausland, Tim O'Neil, Diana
Noble-Gulliford, Eric Olsen, and Dale Couture. Commissioners absent: Tom Medhurst and Hope Elder
(ex). City Staff present: Planning Manager Robert "Doc" Hansen, Principal Planner Margaret Clark, Senior
Planner Ryan Medlen, and Deputy City Attorney Mark Orthmann.
CALL TO ORDER
Chair Carlson called the meeting to order at 6:30�P.M.�
APPROVAL OF MINUTES
The May 1, 2019, minutes were approved as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT -
Planning Manager Hansen informed the Commission that the amendments for the Shoreline Master
Program went before LUTC and was approved for First Reading before the City Council.
COMMISSION BUSINESS
DISCUSSION: Upcoming Items Before Council for Docket— Kitts Corner and Belmore
Principal Planner Clark delivered a short presentation. City staff has started the 2019 comprehensive plan
amendment process. As part of that process, the City Council makes a determination of what, if any,
proposals will go through the process (the selection process). Staff prepares a preliminary report with a
preliminary analysis (per the criteria in the Federal Way Revised Code [FWRC]) and the Mayor's
recommendation based on those criteria. Once the Council makes the selection of what will be included in
that year's update, staff prepares a more substantial analysis (again per the FWRC). After environmental
review, that report and updated Mayor's recommendation will go through the Planning Commission (for a
public hearing), LUTC, and Council (for final approval). These two requests have been reviewed by the
LUTC, are now before the Commission for briefing purposes, and will go to the Council for the final
decision to select them for further analysis or not.
The Kitts Corner (Federal Way Village) is a request for a rezone from Community Business with
Conditions, to just Community Business (no conditions). The site is 20.61 acres located west of Pacific
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Highway South and south of South 336"' Street. The existing use is vacant land with an office and
automobile shop. The Mayor recommends this proposal moves forward for further review. The LUTC
concurs with the Mayor's recommendation. \
The Belmore request is for a rezone from Multi -Family (RM 3600) to City Center -Core (CC -C). The site
is 62.74 acres located south of South 324"' Street and west of I-5. The existing use is the Belmore Mobile
Home Park. The Mayor recommends this proposal moves forward for further review. The LUTC concurs
with the Mayor's recommendation.
Commissioner O'Neil regarding the Kitt's Corner proposal, he recalls there was a proposal about 2011,
what happened to that? Planner Clark replied that the problem is that the owner (and the city) receives
proposed plans and ideas, but no one has moved forward with them. The property will likely develop if
the city removes the conditions, including the requirement to prepare a master plan. The proposal in
question is currently extended to April 2020. Commissioner Noble-Gulliford asked why the conditions
were applied in the first place. Planner Clark replied that the Council at the time wanted to be assured any
development would be more substantial, not simply a gas station and convenience store, strip
development, etc. They wanted to see something like'the Kent's Commons. Commissioner Noble-
Gulliford asked if the conditions that would be removed include conditions for the roads. Planner Clark
replied that any conditions regarding the roads will remain. It is just the zoning conditions they are asking
be removed. Commissioner Meader McCausland asked if staff would consider new conditions under this
proposal. Planner Clark replied that staff has not analyzed possible additional conditions, but likely will
not propose any additional conditions.
Commissioner Meader McCausland asked if commercial design standards have changed to the point that
not requiring the conditions will likely lead to the type of development the former Council wanted to see.
Planner Clark replied that the standards have not changed. Commissioner Noble-Gulliford asked why the
properties to the west of Belmor are not being considered as part of this proposal. Planner Clark responded
that the city currently has a developer who is proposing senior housing on one of the parcels. The city has
not received any interest from the owners of the other parcel. Commissioner Noble-Gulliford expressed
concern that since it is the owner of the mobile home park who received notice of this meeting, the
individual owners of the mobile homes may not be aware. Manager Hanson commented that the owner of
the mobile home park is the'applicant and that efforts have been made to make the residents aware of this
process. He noted that staff will include comments from residents in any further research. Planner Clark
stated that at the environmental review stage (SEPA) the city will post the site with notice boards, so the
residents will be made aware of the proposal this way if they haven't already heard. It will also be posted
prior to the Commission's public hearing. Commissioner Noble-Gulliford asked if Sound Transit has been
notified. Manager Hansen replied that Sound Transit has been involved. Commissioner Noble-Gulliford
asked how the proposed three years of back rent compare with the current Landlord/Tenant law. Planner
Clark replied she does not know at this timer Staff will consider this during further research.
Commissioner Bronson expressed concern regarding a possible extension of South 324`" over I-5. Planner
Clark replied that the city (just today) received the report of three possible alternatives for the extension of
South 324th. Since the reportjust arrived, staff will plan for an update to the Commission on a later date.
Chair Carlson asked how much analysis has staff done on these proposals. Planner Clark replied that staff
has only analyzed them regarding if they meet the FWRC criteria. Staff is waiting on some studies from
the applicant. Chair Carlson asked if the city has received statistics of population increase that would
support such an up -zone in this area. Planner Clark replied the city works closely with the Puget Sound
Regional Council (PSRC) on this issue. The city's current population target will have to be increased to
accommodate this increase in units. Staff has talked to PSRC and they don't foresee any problems with an
increase. It can be included in PSRC's update to the 2050 Vision, which they have started.
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Commissioner Meader McCausland asked if the applicant has considered phasing their proposed
development. Planner Clark replied that the city has not gotten to that level of detail as yet. The applicant
intends to submit a "vision statement" for the proposal before the end of the month. Commissioner Meader
McCausland asked in regards to the Kitt's Corner proposal, would housing be allowed. Planner Clark replied
that senior housing is allowed in the Community Business zone outright, general apartments must have some
sort of commercial on the first floor; so it would'be mixed-use. Commissioner Meader McCausland asked if
there are conditions on multi -family when it abuts single-family housing. Planner Clark replied there are no
conditions, but in this case, there will be a large,buffer because there is a wetland on each side.
DISCUSSION: Housekeeping Amendments Planned Within the Next.Two Months
Manager Hansen informed the Commission about what housekeeping amendments are planned for the
next two months. They are the first 12 items on the Commission's work program. He expects to bring
them before the Commission within the next two months. There will be study sessions before the public
hearing so Commissioners will have a good understanding of the proposals before the hearing. No
Commissioner comments.
DISCUSSION: Sound Transit Update
Senior Planner Ryan Medlen led the discussion. He is a new city employee who will be serving as the
point person with Sound Transit. There are three pieces of the Sound Transit process currently working
their way through the city. The first is the Federal Way Link Extension (the line from Angle Lake to the
Federal Way Transit Center). The development agreement for this was approved by the City Council and
will now go to Sound Transit for their approval and then will be signed by all parties. Sound Transit has
selected their Design Build Contractor, Kiewit, who is located in Federal Way. Expect permitting activity
to start soon and may even have some minor construction activity later this year.
The city has two of the sites under consideration for the Operations and Maintenance Facility. The city is
focused on lobbying for the Midway landfill site in Kent. Likely won't know more until mid -2020, which
is when it is expected the draft EIS will come out.
The third piece is the Tacoma Dome Link Extension (Federal Way Transit Center to Tacoma Dome). It is
nearing the end of the scoping phase. It is expected that Sound Transit will identify alternatives for further
study in July. The Council voted last night to send a Tetter supporting two sites in particular (SF8/9, which
runs by Jet Chevrolet and SF2 West [preferred], which runs by Enchanted Parkway; out of six identified).
Commissioner Bronson commented that he was a stakeholder in a group that now has been dissolved. He
finds it interesting that the Council is supporting the S178/9'alternative because the stakeholders group felt
it was not justified. It would be quite a challenge getting through the area and none of them saw a
reasonable way of doing so. When will be the next public comment opportunity? Planner Medlen stated
the next would be with Sound Transit. He doesn't know when the issue will next appear before the City
Council, but they always have an opportunity for public comment.
Commissioner Noble-Gulliford asked if an analysis has been done on the possible fiscal impact if we lose
the Jet Chevrolet property for auto sales. Planner Medlen replied not to his knowledge, but usually a fiscal
impact study is done as part of the environmental review, which will be done by Sound Transit. He
doesn't know if the possible fiscal impact of losing the site for auto sales will be included in the study.
Commissioner Noble-Gulliford commented that the city is likely to see construction lasting some ten years
for this project. We are seeing the beginning of businesses being purchased by Sound Transit. As a result,
we are losing jobs and businesses in our city. Sound Transit will need a substantially amount of property
for all three pieces of this project. It means a substantially about of jobs and businesses seeing negative
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effects and a substantial amount of negative effects on the traffic. Has the city considered a study that
includes all three pieces and the affect the changes/construction will have on the city and what would be
the best way to approach the proposals? Planner Medlen commented that Sound Transit has purchased
most of the property for the Federal Way Link Extension. For the Tacoma Dome Extension, the city has
seen some preliminary reports of possible impacts. Once a decision of the alternatives is made, the city
will be able to review impact reports prepared for the alternatives. Economic Director Tim Johnson has
been proactively speaking too many of the businesses that may be affected. Chair Carlson commented that
it seems Commissioner Noble-Gulliford's concern is that the city is being reactive and if the city were
proactive and produced such reports, Sound Transit might take them into account during their selection
process for their preferred alternative. Commissioner Noble-Gulliford commented that when ST3 was
approved by voters, there wasn't much said in regards to Transit Oriented Development, but there is now.
It seems Sound Transit is basing part of their decision of where to place the route on how much they can
make from Transit Oriented Development and it has changed the dynamics of this project. How is the city
planning for it? Manager Hansen commented that.he differs with the Commissioner's concern that the city
has been reactive and not proactive. In the past, the city did not participate has much as we could have due
to internal complications. Currently, the city is being much more proactive. There are currently nine
alternatives because when Sound Transit first proposed one route, the city insisted that alternatives be
considered, not just one. It is because of the city's involvement that there is an active outreach program
and that citizen and business comments are being seriously considered.
Commissioner O'Neil asked how will pedestrians be able to cross 320th. Planner Clark replied that the
city is contemplating ideas for this issue, but has not yet reached a decision.
ADDITIONAL BUSINESS
None
ADJOURN
The meeting adjourned at 7:30 P.M.
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