06-18-2019 Comprehensive PlanSelection Process
2019 Comprehensive Plan Amendments
Presentation to the City Council
June 18, 2019
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Policy Question
Should the two citizen-initiated requests for comprehensive plan amendments move forward for further review?
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Selection Process – FWRC 19.80.080 contains eight criteria that are used to determine whether a request should be considered further, e.g. consistency with the comprehensive plan
Formal Process – Those requests to be considered further are analyzed based on criteria in FWRC 19.80.140 & 19.80.150, e.g., compatibility with adjacent uses and adequacy of capital
facilities, such as schools and roads
Comprehensive Plan Amendment Process
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Review Steps
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Site-specific Request #1
Kitts Corner/Federal Way Village
Existing Designation: Community Business with conditions
Requested Designation:
Community Business
Site: 20.61 acres located west of Pacific Hwy S & south of 336th St.
Existing Use: Vacant Land with an office and automobile repair shop
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Site-specific Request #1
Kitts Corner/Federal Way Village Reason for Request
The conditions of the June 2005 comprehensive plan amendment approval requiring the approval of a Master Plan makes it difficult to market the property because there is little room for
flexibility on relocating buildings or changing uses in buildings
Has become a health and safety hazard with trespassing, littering, and homeless camps
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Site-specific Request #1
Kitts Corner/Federal Way Village
Discussion
June 2005 - Comprehensive plan designation and zoning was changed from Business Park to Community Business with specific conditions of approval
January 2008 - Master Plan approved for a 326,450 sq. ft. mixed-use development consisting of office, restaurants 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.
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Site-specific Request #1
Kitts Corner/Federal Way Village
Discussion
Western portion of the site has developed as a 216-unit apartment complex, Kitts Corner
Eastern portion of site has failed to develop
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Site-specific Request #1
Surrounding Zoning & Land Use
Site – BC Zoning
To the N, Bank, Retail, Office - BC Zoning
To the S, Progressive Insurance – CE Zoning
To the E, Office, Credit Union, Vacant, Retail – BC Zoning
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To the W, Kitts Corner – RM 2400 Zoning
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Site-specific Request #1
Discussion
Consistent with the overall vision of the Comprehensive Plan, which states that the BC zones are located along the SR 99 corridor in two locations
Located on the corner of two arterials
BC Zoning without conditions would be more consistent with the surrounding area and neighborhood character
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Site-specific Request #2
Kitts Corner/Federal Way Village
Mayor’s Recommendation
That the request move forward for further review
The LUTC concurred with the Mayor’s recommendation
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Site-specific Request #2
Belmor
Existing Designation: Multi-family (RM 3600)
Requested Designation: City Center-Core (CC-C)
Site: 62.74 acres located south of S 324th St & west of I-5
Existing Land Use:
Belmor Mobile Home Park
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Site-specific Request #2
Belmor
Reason for Request
Adjacent and immediately south of the Commons and CC-C zoning
The planned extension of S 324th to the E will be along its north boundary
The light rail extension from S 320th to Tacoma will be extended past the site whether it follows I-5 or SR 99
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Site-specific Request #2
Belmor
Discussion
Built in 1966, 24 years prior to the City’s incorporation in February 1990
Retirement community for those aged 55 or older
April 1, 2019 – 336 pads & 268 homes, club house & a par 3, 9-hole golf course
September 2013 - Agreement between Hynes Group and residents to give a 3-year notice and 3 years of back rent ($25,000 - $30,000)
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Site-specific Request #2
Surrounding Zoning & Land Use
Site – RM 3600 Zoning
To the N, Commons Mall – CC-C Zoning
To the S, Apartments- RM 3600 Zoning
To the E, I-5
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To the W, Water tower, Offices – BC Zoning
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Site-specific Request #2
Discussion
The applicant has plans for as much as 15 million sq. ft. of commercial, residential, and institutional uses, including approximately 20,000 residential units in high rises
CC-C Zoning would be consistent with the overall vision of the Comprehensive Plan to place housing near jobs, services, retail and high capacity transit
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Site-specific Request #2
Kitts Corner/Federal Way Village
Mayor’s Recommendation
That the request move forward for further review
The LUTC concurred with the Mayor’s recommendation
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Questions?
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