2021-06-16 Planning Commission MinutesPlanning Commission Minutes Page 1 June 16, 2021
CITY OF FEDERAL WAY
PLANNING COMMISSION
June 16, 2021 City Hall
6:30 p.m. Zoom
MEETING MINUTES
Commissioners present: Wayne Carlson. Diana Noble-Gulliford, Tom Medhurst, Dale Couture, Hope
Elder, and Anna Patrick. Commissioners absent: Lawson Bronson, Tim O’Neil, Eric Olsen, and Jae So (all
excused). City Staff present: CD Director Brian Davis, Planning Manager Keith Niven, Associate Planner
Chaney Skadsen, Assistant City Attorney Kent van Alstyne, and Administrative Assistant II Tina Piety.
With Chair Bronson and Vice-Chair O’Neil absent, Commission Medhurst moved and Commissioner
Elder seconded, to name Wayne Carlson as the temporary chair for the meeting. The vote was held and
the passed unanimously.
CALL TO ORDER
Chair Carlson called the meeting to order at 6:35 P.M.
MINUTES
The May 19, 2021, minutes were approved as presented.
PUBLIC COMMENT
Roger vonDoenhoff – He spoke regarding public comments submitted by email from Roger and Jayne
vonDoenhoff (the comments are enclosed) on June 15, 2021, which were forwarded to the Commissioners.
The comments refer to the “Traffic Study for the elimination of the extension of S. 376th/19th Way in
Regency Woods in Comprehensive Plan.” Since the comments were forwarded to the Commissioners, this
is a short summary. He noted that proposed development of the property is on its third developer. He stated
that at a recent meeting with city staff regarding developing the property, staff said the proposed “BLA
would be treated the same as a short subdivision by the city, and that the extension of 376th St must be
done by the developer per the CIty's [sic] existing comprehensive master plan CMP.” In the comments, he
states why it doesn’t make sense to require the extension of 376th Street, including that it would go through
a wetland and would be on a strip of land located in King County, not Federal Way. Due to the developer’s
conditions and cost, the development will fail if the road goes through. This would mean the city will lose
a short-term opportunity for new housing. Everyone will lose if the road is maintained.
COMMISSION BUSINESS
Public Hearing; Housing Action Plan – Planner Skadsen delivered the staff report. Commissioner Noble-
Gulliford commented the Commission had been told they would receive a document regarding issues
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raised at the June 7th Land Use and Transportation Committee (LUTC) meeting, but she has not received
the document. Planner Skadsen apologized that the document has not been sent, she will address some of
the issues during her presentation. The following issues were discussed at the LUTC meeting:
1. Involvement and collaboration with builders and developers should be emphasized.
2. Allocating 6,789 new housing units by 2040. Staff are working on preparing a map to graphically
show where these units might be located.
3. Homeowner Associations & Accessory Dwelling Units. (The city will require the applicant to
submit proof of a written notification to the HOA that an ADU will be built. This notification
requirement intends to reduce unnecessary conflict with property owners and HOAs. Note that
the city cannot legally withhold a permit because of HOA rules.)
4. Accessibility and inclusion.
As a result of the LUTC’s fourth issue, a new action was added to strategy #1 (Promote a dense,
walkable, mixed-use City Center) as follows:
“Develop wayfinding plan that is inclusive and accessible for people with disabilities.”
(Wayfinding are physical elements [signage, architecturally features, etc.] that help form an
identity of the area.)
Planner Skadsen went over the background. The HAP will go to the July 12th LUTC and July 20th City
Council for potential adoption. The HAP has four objectives, with eight strategies and a number of action
steps to work towards those objectives. She noted that strategies are rarely effective in isolation; they need
to work together. The strategies are:
#1: Promote a dense, walkable mixed-use City Center.
#2: Promote mixed use, walkable, neighborhood centers.
#3: Expand “missing middle” development opportunities.
#4: Encourage ADU production.
#5: Ensure that incentives for mixed-income housing are effective.
#6: Review school impact fees on MF housing.
#7: Coordinate to support affordable housing development and preservation.
#8. Tenant protections and pathways to homeownership.
Staff created an implementation matrix whereby the action steps have been categorized into short-term (one
to three years implementation), medium-term (three to seven years implementation), and long-term (more
than seven years implementation) prioritization. She outlined some of the actions that fall into short-,
medium-, and long-term categories. Federal Way has a monitoring program with milestones to measure
progress towards achieving each of the four HAP objectives. The objectives are:
1. Promote new market-rate and affordable housing development that expands housing
production and choices and is inclusive to community needs.
2. Encourage homeownership opportunities and support equitable housing outcomes.
3. Plan for continued growth to ensure that the built environment promotes community
development and increases the quality of life for Federal Way’s existing and future residents.
4. Preserve existing affordable housing stock to limit displacement pressure.
There were no oral public comments.
Commissioner Noble-Gulliford complemented Planner Skadsen on a remarkable job on a project that
deals with a lot of information. She went on to express a concern regarding manufactured homes.
Currently, the city has a number of older (built in the in 60’s) homes in our manufactured home parks that
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have a limited lifespan. The city has been using CDBG funds to repair these homes for lower-income
residents. Her question is that given the age of these homes, should we be improving/repairing them? Do
we run into safety issues? Maybe the homes should be replaced instead of repaired. In addition, isn’t there
a state law that says manufactured homes are affordable homes and protects them? Can the city refer to
the state law rather than creating and maintaining our own? Planner Skadsen responded that staff isn’t
sure what we will propose; we need to study the issue and determine the conditions of the parks.
Commissioner Noble-Gulliford asked how much can our city afford to do? We need to be sure we aren’t
duplicating efforts already offered by the state (such as the landlord tenant act). Why are we looking into
an expensive program (rental inspection program) when the state already has a law? Planner Skadsen
commented that the suggested rental inspection program hasn’t been develop as yet and therefore, staff
doesn’t know what resources may be needed to implement it or what the cost may be. Director Davis
stated that staff was directed by the City Council to develop a rental inspection program. Commissioner
Noble-Gulliford asked that if we give tax exemptions (MFTE) to multifamily projects, who will pay the
bills? She stated that in regards to the comments from Merlone Geier, she likes and agrees with what they
want to accomplish in the City Center. However, it would not be beneficial to allow multifamily
development in zones throughout the city. It wouldn’t encourage multifamily development and creation of
a lifestyle center in our City Center and City Center-Frame. In addition, it would encourage
overdevelopment of below market-rate housing and we need market rate housing. The city needs more
private investment in our City Center to meet what the public investment has been. She looked at
proposed multifamily development in the pipeline and counted 775 units, which takes us ahead of the
curve in meeting our growth target for housing.
Commissioner Patrick agrees with comments made regarding school impact fees. She asked what does
the district feel about lowering the impact fees? Can we target lower impact fees in the City Center to
encourage growth? Planner Skadsen commented the city currently has a discount in City Center zones.
Director Davis commented the proposal is to review the fees, not necessarily reduce them. Staff is
working with the school district on this plan, which states that any adjustment to the school impact fee
must be mutually beneficial. The district’s base fee for next year is lower due to their calculation. The
adjustment is bedroom based, with four or more bedrooms receiving no discount, but with stepped down
discounts for units with bedrooms fewer than four. Commissioner Patrick is concerned that more
affordable housing (below market rate) will be developed (rather than market rate) leading to less in
property tax returns.
Commissioner Medhurst asked for clarification that the HAP is a framework and specific amendments
may be proposed in the future that will be reviewed by the Commission. Planner Skadsen agreed any code
amendment that results from the HAP will go through the code amendment process.
Commissioner Elder commented this is the best agenda packet she has seen in a long time.
Commissioner Carlson agreed with much of what Commissioner Noble-Gulliford said. He noted the
LUTC and City Council would benefit from the Planning Commission minutes of this meeting. He stated
that in the HAP there are 33 references to homelessness and some for transitional housing, which leaves
him feeling the main approach to homelessness is through transitional housing and conversion of hotels.
He expressed concern about the policies of HB1220 and feels the result is that the city won’t be able to
stop hotels from being made into homeless shelters. He doesn’t see a connection between homelessness
and the proposed HAP policies. Commissioner Patrick agreed with concerns about HB1220. She stated
the city needs to be proactive about this to not have our city flooded with homeless shelters.
Commissioner Carlson moved to recommend the City Council adopt draft HAP as amended to include the
action to develop a wayfinding plan (Commissioner Elder seconded). The vote was held and the motion
passed with four yeses and one no.
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STAFF BUSINESS
Commissioner’s Resignation –Commission Couture announced this is his last meeting; he is moving to
Arizona. Commission Carlson thanked him for his service. Manager Niven stated that if the alternates
want to move to a voting seat, they have to submit a commission application. The City Clerk has
announced the Planning Commission is seeking a volunteer for a voting commission seat. Applications
may be found at https://www.cityoffederalway.com/content/Boards-Commissions.
Manager’s Report – City Hall will be open to the public starting June 30th. The full City Council and
Committees will hold in-person meetings starting in July. However, the decision was made that
Commission meetings will still be virtual; at least through July. Manager Niven reviewed the Commission’s
schedule. He discussed the two proposed citizen initiated comprehensive plan amendments. He also noted
that staff is working on seven to eight code amendments that have not yet been added to the calendar.
Commissioner Carlson asked if there is a way to include these minutes with the LUTC/City Council
packet. He also requested the minutes be provided to the Planning Commissioners beforehand so they can
review them and ensure no information is missing. Assistant Piety commented that draft versions of
Planning Commission minutes have been included with the LUTC/City Council packet in the past.
Director Davis stated the Commission could meet on July 7th (which is currently cancelled) in order to
review and adopt the minutes. The Commissioners present said they are willing to meet to review and
adopt the minutes. Commissioner Couture will also be available to attend.
Commissioner Carlson closed the public hearing.
Commissioner Noble-Gulliford asked when the Sound Transit proposed route to Tacoma will be made
public. She wants to know what the plans are for relocating the BPA towers. Manager Niven will ask our
city’s Sound Transit representative about this issue.
The meeting was closed.
NEXT MEETING
July 7, 2021, 6:30 p.m. – Cancelled
July 21, 2021, 6:30 p.m.
ADJOURN
The meeting adjourned at 7:56 P.M.
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