Parkland-Spanaway-Midland Community Plan Update Map Change Requests review by LUAC October 18, 2017

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1 Parkland-Spanaway-Midland Community Plan Update Map Change Requests review by LUAC October 18,

2 # Requestor Location Request 1 Ki Nam, Arch Tec International Pacific Ave S CE to CC and condo parcels Map: Description of surrounding area: Parcel is about 1.4 acres and includes an office condo. It is located on the SE corner of 184 th and Pacific. Parcels to the south and east are bark and garden supply and parcel to the north is a restaurant and bar. Much of the surrounding area is mixed commercial including retail and auto sales and a few single-family residences on commercial land. Staff Recommendation: Request met through Centers and Corridors proposal. This area is included as Urban Corridor.

3 I am making this request on behalf of my client, Robert Kim In this capacity, I request for zoning change following property at pacific hwy Ave. south Spanaway WA (TAX PARCEL # bundle). This property is currently used for office condos. It is zoned as C.E and adjacent to C.C in the midland and Spanaway neighbor. It is located to North (Multi-residential use), South (industrial use) along pacific ave. s There are not many demands for office use in this neighbor. We have hardship for utilizing this property use under current zoning C.E I request to change C.E zoning to C.C zoning Please advise us to the steps and cost, if any, for this process. Ki nam Architect

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5 2 Marilyn Williams, Community Christian Assembly Map: th Ave Ct E SF to CE Description of surrounding area: Property is about 0.6 acres and located at the SE corner of 104 th St and 19 th Ave Ct. E. Parcels west of 19 th are zoned CE while properties east of 19 th are zoned SF. The property currently includes a burned church with parking on a separate parcel zoned CE across 19 th. Surrounding uses are single-family residences, a contractor yard to the north across 104 th, and scrap yard to the west along Portland Avenue. Staff Recommendation: Do not support. 19 th Ave. Ct. E. provides a buffer between industrial and residential areas. Allowing this parcel within the CE zone would erode that buffer.

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7 3 James Terrile, Ocean Park LLC Mountain Highway E Map: CE to Urban Corridor Description of surrounding area: The property is about 17.9 acres and located on the west side of Mountain Highway just south of the Roy Y. Surrounding uses are military base directly to the west, mobile home park to the north, and auto sales and gas station to the east along Mountain Highway. Other uses in the general area include retail, auto repair and wrecking, and residential. Staff Recommendation: Request met through Centers and Corridors proposal. This area is included as Urban Corridor.

8 Kim Adams, CCIM Commercial Sales and Leasing Danforth & Associates, Inc. COLDWELL BANKER COMMERCIAL DANFORTH & ASSOCIATES, INC ST WAY SOUTH FEDERAL WAY, WA Mobile: RE: Parcel # Potential Rezone Jessica Gwylt Pierce County Planning Dear Jessica, I represent Ocean Park LLC & Rosatto Assoc. LP in the sale of their property located at Mountain Hwy E in Spanaway. The property has been on the market since early It is well exposed nationwide to potential users both large and small. It has come to our attention that this parcel is being considered for a zoning modification to allow for some additional uses that are currently not allowed in the existing CE zone. Any rezone that would allow additional uses would be greatly welcome since there is no existing customer base for the few uses currently allowed. The Community Employment zoning is too restrictive. Geographically the property is not located in an area that is suitable for Professional and Administrative Offices of the scale that would be required to make a project pencil out. It is not an area that is suitable for the Resource Use Category. Any demand for the Commercial Use Category is outweighed by the competition already represented in the area. As you are aware, the big box retailers are building fewer stores, and the junior retailers will not develop on a project that does not have an anchor tenant. As currently zoned, the highest probability of an end user would fit in the Industrial Use Category. Regarding Industrial users, those that would require a lot of truck traffic are very hesitant to travel such a great distance down the highway from I-512. Also, it would seem that the last thing anyone wants on Mountain Hwy would be to increase the volume of truck traffic on a permanent basis. The area does not need any more junk yards, contractor yards or self-storage. There is already market saturation for those product types. Highest and best use would be a zoning that would allow residential development such as multi- family. There is a need for good quality newer product in the area that is easily accessible. It is difficult to find a critical land area such as this parcel that can accommodate a quality product that can provide a sense of community. Basic needs services are close by for residents and development of this parcel could help to alleviate development pressure in the surrounding neighborhoods. As an added benefit more residents will create demand for additional retail and services which would further aid the economic development of the Spanaway area. As a representative of the ownership group, we strongly support any efforts which would result in a zoning use that would permit residential development. The property is just not marketable in the present zoning classification. Kim Adams, CCIM Managing Broker Coldwell Banker Commercial Danforth.

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11 4 Terry Brink 176 th South to Roy Y Employment Corridor to Urban Corridor Map: Description of surrounding area: Area extends along the east side of Pacific Avenue from 176 th Street to the Roy Y (approximately 190 th ). Uses are mixed including contractor yards, light industrial, retail, restaurants and bar, fast food, and residential. Staff Recommendation: Request met through Centers and Corridors proposal. This area is included as Urban Corridor.

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18 5 Jeff Johnson, Spanaway Water Spanaway Airport th St E Map: ROC to Neighborhood Corridor Description of surrounding area: 24 acre parcel currently operating as Spanaway Airport but has been proposed for redevelopment as residential. Surrounding uses to the east are residential, and to the north, west, and south are mixed commercial and light industrial. Staff Recommendation: Request met through Centers and Corridors proposal. This area is included as Neighborhood Corridor.

19 From: Jeff Johnson Date: May 18, 2017 at 10:39:57 AM PDT To: Dan Cardwell Subject: Employment zone to MU zone Dan, When I saw you yesterday I mentioned that we have had two proposed plats for the Spanaway Airport property, parcel # For now this is shown as a proposed employment zone - no residential. With the proposed plats for the parcel it would seem wise to change this to the MU zone. It is located to the east of A street and does not have any frontage on Pacific Ave/SR-7. Hope this input helps. Thanks Again, Jeff Johnson, Manager Spanaway Water Company P.O. Box 1000 Spanaway, WA (253) office (253) cell

20 6 Karen Music, Lee Enjae, Sheri Manley Map: 8108 & 8118 Portland Ave , SF to CMUD Description of surrounding area: Two parcels totaling approximately 2.7 acres with frontage on Portland Avenue. Surrounding uses to the south and east are single-family residential and duplex, properties to the north are automotive services and other miscellaneous commercial, to the east is Portland Ave. Staff Recommendation: Do not support. Midland community members are opposed to expansion of commercial zoning along Portland Avenue while existing commercially zoned areas are underutilized. If approved, recommend connecting to CMUD to the north.

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25 7 Unknown (from public comment form) Map: Pacific Ave from 176 th to Roy Y Only apply corridor zone to parcels with frontage on Pacific Ave. Description of surrounding area: Area extends along the east side of Pacific Avenue from 176 th Street to the Roy Y (approximately 190 th ). Uses are mixed including contractor yards, light industrial, retail, restaurants and bar, fast food, and residential. Staff Recommendation: This request was submitted prior to revisions to the Centers and Corridors proposal. The revisions included changing the designation of parcels accessing off Pacific Avenue to Urban Corridor and those accessing off of A Street to Neighborhood Corridor. It is unknown whether this revision meets the intent of the request.

26 8 Jeffrey Christensen, Red Roof Realty Map: Pacific Ave CMUD/MHR to MHR Description of surrounding area: 0.5 acre parcel currently developed with offices with frontage on Pacific Avenue is split zoned with the north half CMUD and the south half MHR. Properties to the north are restaurant and bar and mixed commercial, properties to the west and south are apartments, and to the east is Pacific Ave. Staff Recommendation: Request met through Centers and Corridors proposal. This area is included as Urban Corridor.

27 7/11/ Print Community Plan Update - General Comments - Submission #40747 Date Submitted: 7/14/2016 First Name* Jeffrey Last Name* Christensen Address* Address Vista Place West City University Place State Wa Zip Provide Comments Here: PROPOSAL - I am interested in getting the zoning on part of a parcel that I own DOWNZONED (from CMUD to MHR) so that the entire parcel will be zoned MHR instead of "split-zoned". HISTORY - For over 35 years I have owned two adjoining parcels on Pacific Avenue in the Parkland/Spanaway area. Pierce County recently approved the Boundary Line Revision that we applied for, creating a "frontage" parcel separate from a "rearage" parcel. The BLR was recorded under AFN The "rearage" parcel (14212 Pacific Avenue) has a total area of approx. 33,000 sq ft and is predominantly MHR zoned EXCEPT for about 4,500 sq ft which is still zoned CMUD after the BLR. We want to do a small multi- family affordable housing project for low income folks on this "rearage" parcel... but we cannot fully utilize the site area for density calcs. because residential use is NOT ALLOWED in land zoned CMUD (of which the site contains about 4,500 sq ft ). Therefore we seek to DOWNZONE the 4,500 sq ft portion of the "rearage" parcel to MHR so as to match the zoning of the rest of that parcel. I will try to attend the next study session on July 20th in Parkland to bring up this issue. I can be reached (if needed) at (253) Thanks! Jeff 1/1

28 9 Jean Sensel, Jeanne Claunch Area between C St. and Park Ave. west of Pacific Ave. Map: Do not extend corridor between C St. and Park Ave. Description of surrounding area: This area extends from Tacoma city limits to 176 th St. and is primarily residential with a few neighborhood oriented commercial businesses, parks, and schools. Staff Recommendation: This request was submitted prior to revisions to the Centers and Corridors proposal. The revisions included changing the designation of parcels between C Street and Park Avenue to Neighborhood Corridor. It is unknown whether this revision meets the intent of the request.

29 7/11/ Print Community Plan Update - General Comments - Submission #52321 Date Submitted: 7/3/2017 First Name* Jeanne Last Name* Claunch Address* Address1 City State Zip Provide Comments Here: I live on 168th between 4th and park avenue please leave our street as residential and preserve the history of old spanaway. One of my neighbors has lived on this block forever her land has been passed down through generations. It would be of great sadness to ruin a street that is zoned for single family residence and that has so much spanaway history. Thank you 1/1

30 7/11/ Print Communities Plan Policy Updates - Parkland-Spanaway-Midland - Submission #51519 Date Submitted: 6/15/2017 First Name* Jean Last Name* Sensel * Address th St So City Spanaway State WA Zip Comments on Parkland-Spanaway-Midland Policies The area of the proposed plan from 160th to 176th Street between Pacific Avenue (SR-7) and Park Avenue to the west is now almost exclusively residential other than a strip mail immediately adjacent to Pacific Avenue. There are three exceptions, the Exchange Tavern and a building containing a beauty shop and a plumbing service on Park and 162nd, and a saddlery on a side street. These three buildings are grandfathered from 1890 when Park Avenue was the main street of Spanaway. The new plan to designate the blocks west of the strip mall up to Park Avenue as Mixed-use and prohibit single-family homes will adversely impact at least a hundred existing single-family homes. "C" Street (4th Avenue) is a more reasonable boundary for Mixed Use west of Pacific in the area described. Allowing big-box retail in the Mixed-Use are is also not an appropriate mix with the other allowed uses. Jean Sensel Please insert any comments on specific policies or policy issues in the PSM Plan here 1/1

31 10 LUAC Request 1 Area between C St. and A St. Expand commercial zones at least to C St. and A St. Map: Description of surrounding area: This area extends from Tacoma city limits south to the Roy Y (approximately 190 th ) and includes mixed commercial, light industrial and civic uses along Pacific Ave and primarily residential uses, including single-family and apartment complexes in areas approximately 1 block off of Pacific Avenue in either direction. Staff Recommendation: Request met through Centers and Corridors proposal. This area is included as Urban Corridor.

32 11 LUAC Request 2 Portland Ave 72 nd to 112 th Continuous commercial zoning along Portland Ave Map: Description of surrounding area: Portland Avenue extends from 72 nd south to 112 th with commercial uses concentrated between 72 nd and 80 th, around Dawson Playfield, and around 99 th with light industrial between 99 th and 112 th. Residential areas which are mostly single-family are interspersed between these areas. Staff Recommendation: Do not support. Midland community members have indicated that they do not want Portland Avenue to become a commercial strip, rather they would like commercial uses concentrated in underutilized areas already zoned for commercial development.

33 12 LUAC Request 3 A St. to Golden Given just north of SR-512 Map: Expand CE zone Description of surrounding area: Approximately 15 acre area between light industrial park accessing off of A Street and Golden Given. Parcels on the west are owned by Pierce County for wetland restoration and drainage improvements, parcels near Golden Given are a mix of vacant, residential and light industrial. Surrounding properties to the NW are wetland, to the NE are single-family residential, to the east is Golden Given, and to the south is SR-512. Staff Recommendation: Approve in part. Properties owned by Pierce County are unlikely to change use and should not be rezoned. Properties along Golden Given with existing light industrial uses should be re-zoned CE.

34 13 Kelly DeLaat-Maher, Smith Alling P.S. Map: 112 th & A Street New zone that allows auto sales Description of surrounding area: 0.4 acre parcel on the SE corner of 112 th and A Street currently zoned OMUD. Surrounding uses to the east are multi-family, to the south and southwest are single-family, to the west is vacant land and auto parking, and to the north is 112 th with retail and civic uses. Staff Recommendation: Request met through Centers and Corridors proposal. This area is included as Urban Corridor. The Urban Corridor zone is anticipated to allow auto sales.

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36 14 Roger Tucker, EWorks Architects Map: 8717 McKinley Ave E RR to HSF or other zone allowing senior housing or commercial use Description of surrounding area: 2.2 acre property currently developed with single-family residential use. Surrounding uses are single-family with McKinley Ave. and City of Tacoma single-family neighborhoods to the west. Staff Recommendation: Do not support. Maintain the single-family character along McKinley Ave. Existing HSF zone to the north is too close to allow another cluster of HSF. If approved, recommend connecting to HSF to the north.

37 15 Planning Staff 176 th Pacific Ave to 26 th Map: 826 parcels Re-instate 176 th as Neighborhood Corridor Description of surrounding area: Approximately 400 acres along 176 th Street which is predominantly residential but also includes civic uses. Surrounding area to the north, south and east are residential with mixed commercial and multi-family to the west along Pacific Avenue. Staff recommendation: Approve. This area was removed from the initial Centers and Corridors proposal at the request of the Frederickson Land Use Advisory Committee and input from property owners living in subdivisions on the south side of 176th. Staff supports re-instating those portions within the Parkland- Spanaway-Midland Community Plan area.

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