FWCP Chap 02 Land Use_201302271049347168CHAPTER TWO - LAND USE
2.0 INTRODUCTION
Through the CityShape and Vision process, the community produced a general concept
of what the City should look and function like in the future. This general concept was
used to form the basis of the Land Use chapter. The Land Use chapter serves as the
foundation of the Federal Way Comprehensive Plan (FWCP) by providing a framework
for Federal Way's future development and by setting forth policy direction for Federal
Way's current and future land uses.
Development of land, according to adopted policies and land use designations discussed
in this chapter, should result in an appropriate balance of services, employment, and
housing. The land use policies are supplemented by a Comprehensive Plan Designations
Map (Map II-1, maps are located at the end of the chapter) that provides a visual
illustration of the proposed physical distribution and location of various land uses. This
map allocates a supply of land for such uses as services, employment, parks, open space,
and housing to meet future demand.
2.1 THE LAND USE CONCEPT
Federal Way's existing land use pattern (the physical location of uses) exists as a result of
development administered by King County until 1990 and subsequent development under
Federal Way's jurisdiction. As shown in Map II-2 (Generalized Existing Land Use) and
Figure II-1 (Percent Gross Land Area By Existing Land Use), in September 2006, 43
percent of Federal Way's gross land area was developed as single-family development, ten
percent as multiple -family development, and 13 percent for office, retail, and
manufacturing uses. Updates to the FWCP will not substantially modify this land use
pattern.
What will change is how various pieces of the land use pattern interact to achieve
common land use goals. Figure II-2 depicts the land use concept. The land use concept
should result in the following:
Transformation of the retail core into an intensely developed City Center that is
the focus of civic activity which provides a sustainable balance of jobs and
housing;
• Preservation and enhancement of existing residential neighborhoods;
0 Creation of a network of parks and open space areas and urban agricultural sites;
FWCP - Chapter Two, Land Use
• Promotion of healthy and active lifestyle opportunities for all residents.
Figure H-1
Percent Gross Land Area by Existing Land Use
September 2006
❑ 12%
❑ 43%
❑ 6% -❑ 2%
/-❑ l0%
5%
8%
, � V77%
-❑ 5%
°°
■1/ ❑2%
❑ Commercial
❑ Industrial
❑ Multi Family
❑ Office
■ Open Space
❑ Parks
❑ Quasi Public
❑ Recreation
■ Religious Services
❑ Single Family
❑ Vacant
• Diversification of the City's employment base by creating distinct employment
areas;
• Promotion of new retail and service employment opportunities around the I-51
South 320th and I-5/SR 18 interchanges.
• Promotion of new opportunities for residential development near transit centers;
• Provision of community and commercial services to residential communities;
• To the extent practicable, preservation of environmentally sensitive areas;
• Promotion of convenient residentially scaled shopping for residential
neighborhoods;
• Promotion of housing in the City's mixed -use commercial areas close to
shopping and employment;
• Promotion of redevelopment of "strip commercial" areas along major arterials
into attractive, mixed -use corridors served by auto and transit;
• Promotion of the development of well designed commercial and office
developments; and
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FWCP - Chapter Two, Land Use
• Accommodation of adopted growth targets for households and jobs and Puget
Sound Regional Council (PSRC) growth projections within the proposed land use
plan area.
Figure II-2
The Concept Plan Diagram
Concentrate new development in the
Highway 991E-5 corridor.
Develop infrastructure to support'
corridor development
Transform retail care into a new
mixed -use City Center.
Preserve and enhance existing single-
family neighborhoms.
Create a network of parks and open
space corridors-
.- 3I
Diversify employment base by
creating distinct employment areas-
Create new intensive residentiaf
communities supported by trartsit.
Provide community and commercial
services to residential communities.
Preserve environmentally sensitive
land from adverse development. N,
FWCP — Chapter Two. Land Use
2.2 RELATIONSHIP TO OTHER LAND USE CHAPTERS
The land use concept set forth in this chapter is consistent with all FWCP chapters.
Internal consistency among the chapters of the FWCP translates into coordinated growth
and an efficient use of limited resources. Below is a brief discussion of how the Land Use
chapter relates to the other chapters of the FWCP.
Economic Development
Federal Way's economy is disproportionately divided. Based on PSRC's 2005 Covered
Estimates by jurisdiction, retail and service industries compose more than 72 percent of
Federal Way's employment base. Covered estimates are jobs that are covered by
unemployment insurance. Dependence on retail trade stems primarily from the City's
evolution into a regional shopping destination for South King County and northeast
Pierce County. Increased regional competition from other retail areas, such as Tukwila
and the Auburn SuperMall, may impact the City's ability to capture future retail dollars.
To improve Federal Way's economic outlook, the economic development strategy is to
promote a more diverse economy. A diversified economy should achieve a better balance
between jobs and housing and supports the City's quality of life.
In conjunction with the Economic Development chapter, this Land Use chapter
contemplates the following:
• A dense, urban -scale, City Center, comprised of a diverse mix of office,
commercial, retail sales, services, entertainment, and housing; with the "City
Center -Core" containing the City's tallest buildings and the "City Center -Frame"
containing transitional heights between the Core and adjacent lower -height areas.
Commercial Enterprise development generally west of the I-5/SR-18
interchange, east of 9th Avenue South, south of South 339t' Street, and north of
South 359th Street, composed of a compatible mix of light industrial, commercial,
retail sales, and services. Residential uses are not contemplated in the CE zone,
except mixed -use residential/commercial can serve as an appropriate transitional
use adjacent to established, single family -zoned residential neighborhoods.
Community Business development generally along the SR-99 corridor, north and
south of the City Center, in proximity to residential areas, composed of a broad
range of retail sales and services, commercial, office, and mixed -use commercial/
residential development.
• Continued development of West Campus.
0 Continued development of East Campus (Weyerhaeuser Corporate and Office
Park properties).
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FWCP — Chapter Two, Land Use
• Redevelopment and development of the SR-99 corridor into an area of quality
commercial, retail, and mixed -use commercial/residential development.
• Continued use of design standards for non -single family areas.
The land use map designations support development necessary to achieve the above (see
the Comprehensive Plan Designations Map 11-1). A complete discussion of economic
development is set forth in the Economic Development chapter.
Capital Facilities
Capital facilities provided by the City include: transportation and streets, parks and open
space, and surface water management.
Infrastructure and Urban Services
The amount and availability of urban services and infrastructure influences the location
and pace of future growth. The City is responsible for the construction and maintenance
of parks and recreation facilities, streets and transportation improvements, and surface
water facilities. Providing for future growth while maintaining existing improvements
depends upon the community's willingness to pay for the construction and financing of
new facilities and the maintenance of existing facilities. As outlined in the Capital
Facilities Plan, new infrastructure and services may be financed by voter -approved
bonds, impact fees, grants, designated capital taxes (real estate excise tax, fuel tax, utility
tax), and money from the City's general fund.
To capitalize on the City's available resources for urban services and infrastructure, this
Land Use chapter recognizes that concentrating growth is far more cost effective than
allowing continued urban sprawl. Concentrating growth also supports the enhancement of
future transit improvements.
Water Availability
Based on reports from the Lakehaven Utility District, the estimated available yield from
the underlying aquifers is 10.1 million gallons per day (MGD, 10-year average based on
average annual rainfall). The District controls which well to use, thus which aquifers are
being pumped from, based on a number of considerations including water levels and
rainfall. In order to reduce detrimental impacts to its groundwater supplies in the recent
past, the District has also augmented its groundwater supplies with wholesale water
purchased from the City of Tacoma through water system interties. In addition, the
District obtains water from the Tacoma Second Supply Project (a second water diversion
from the Green River), which provides additional water supplies to the region. As a
result, the water levels in the aquifers have remained stable, and the District's water
supply capacity has increased by an average of 7.8 MGD, depending upon the availability
of water from the Green River. Concentrating growth, along with conservation measures,
should help to conserve water.
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FWCP — Chapter Two, Land Use
Water Quality
Maintaining a clean source of water is vital to the health and livability of the City.
Preserving water quality ensures a clean source of drinking water; and, continued health of
the City's streams and lakes. Maintaining water quality is also important for maintaining
the health of the aquifers that rely on surface water for recharge. Contamination of an
aquifer, by contaminated surface water, could lead to serious health concerns and/or
expensive treatment requirements. To address this concern and impacts of new
development, the City prepared a Surface Water Management Plan. The plan specifies
actions to ensure water quality including the development of regional detention/ retention
facilities to control rate and quality of water runoff. Furthermore, the wellhead protection
program developed in conjunction with the Lakehaven Utility District should avoid
possible contamination. Policies contained in the Natural Environment chapter provide
direction for development near wellheads and in aquifer recharge areas. For a complete
discussion, please refer to the Capital Facilities chapter.
Parks & Open Space
One of the most important and valued elements of a high quality living and working
environment is a parks and open space system. Providing parks and open spaces
contributes to a reduction in environmental impacts such as noise and air pollution;
increases the value of adjacent properties; provides areas for passive and active
recreation; and helps preserve the natural beauty of the City. To maximize open space
opportunities, the City will coordinate with adjacent jurisdictions to create a region -wide
open space system as contemplated in the Countywide Planning Policies (CWPPs).
Map II-2 depicts areas where existing and/or proposed parks and open spaces are located.
This map is consistent with the City's Comprehensive Parks, Recreation, and Open Space
Plan. For a complete discussion, please refer to the Comprehensive Parks, Recreation,
and Open Space Plan.
Potential Annexation Area
To facilitate intergovernmental planning and policy coordination, the CWPPs require
each jurisdiction to, "...designate a potential annexation area" (PAA). The City's PAA
lies within unincorporated King County, generally east of the present City boundary. The
boundary has been defined through cooperative agreements between the City and
adjacent jurisdictions.
The City of Federal Way, in partnership with King County, has prepared a Subarea Plan
and Annexation Feasibility Study for the PAA. The PAA Subarea Plan has been
incorporated as Chapter Eight, Potential Annexation. The Subarea Plan contains policies
and plans addressing the full range of land uses, capital facilities, public services, and
environmental issues relating to the PAA. The Annexation Feasibility Study, which has
been incorporated by reference, will guide the City and inform the citizens about the
feasibility and phasing of any potential future annexations. A complete discussion
regarding the City's PAA can be found in the Potential Annexation Area chapter.
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FWCP — Chapter Two. Land Use
Natural Environment
Federal Way's natural beauty is apparent. Lakes, streams, wetlands, and Puget Sound
provide a scenic backdrop as well as a source for active and passive recreation. The Land
Use chapter seeks to protect Federal Way's unique natural resources through policies that
support the preservation of these areas for future generations. For a complete discussion,
please refer to the Natural Environment chapter.
Housing
Housing is a basic need and a major factor in the quality of life for individuals and
families. An adequate supply of affordable, attractive, and functional housing is
fundamental to achieving a sense of community. The central issue related to land use is
supplying enough land to accommodate projected growth for a range of incomes and
households. Presently, housing is provided primarily in single-family subdivisions or
multiple -unit complexes.
This plan devises strategies to increase housing options and choices. The Land Use
chapter advocates changes to current development codes to increase flexibility in platting
land and encourage housing as part of mixed -use developments in commercial areas. The
latter provides an opportunity to locate housing closer to employment and shopping, and
to create affordable housing. A complete discussion of housing can be found in the
Housing chapter.
City Center
Map II-1 depicts two City Center land use designations —the City Center Core and City
Center Frame. The creation of an identifiable and vibrant "downtown" is one of the
primary goals identified by the community during the CityShape planning process. The
policies of the Land Use and City Center chapters envision a concentrated City Center
comprised of mixed -use developments, pedestrian -oriented streetscapes, livable and
affordable housing, a network of public spaces and parks, and development of superior
design and quality. The City Center will provide a central gathering place for the
community where civic and cultural activities and events take place. A complete
discussion of the City Center can be found in the City Center Chapter.
2.3 POLICY BACKGROUND
State and county land use policies provide a statutory framework for the development of City
land use policies. It is important to briefly review state and county level policies to better
understand historical conditions that have shaped the goals and policies in this chapter.
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FWCP — Chapter Two, Land Use
Growth Management Act
The Growth Management Act (GMA) acknowledges that, "...a lack of common goals
expressing the public's interest in conservation and the wise use of our lands pose a threat
to the environment, sustainable economic development, and the health, safety and high
quality of life enjoyed by residents of this state" (RCW 36.70A.010). The GMA provides
a framework for content and adoption of local comprehensive plans. The GMA provides
13 goals to be, "...used exclusively for the purpose of guiding development of
comprehensive plans and development regulations." A number of the GMA goals pertain
to land use. They are as follows:
Urban Growth — Encourage development in urban areas where adequate public facilities and
services exist or can be provided in an efficient manner.
Reduce Sprawl — Reduce the inappropriate conversion of undeveloped land into sprawling,
low -density development.
Housing — Encourage the availability of affordable housing to all economic segments of the
population of the state, promote a variety of residential densities and housing types, and
encourage preservation of existing housing stock.
Open Space and Recreation — Encourage the retention of open space and development of
recreational opportunities, conserve fish and wildlife habitat, increase access to natural
resource lands and water, and develop parks.
Environment — Protect the environment and enhance the state's high quality of life,
including air and water quality and the availability of water.
Public Facilities and Services — Ensure that those public facilities and services necessary to
support development shall be adequate to serve the development at the time the
development is available for occupancy and use without decreasing current service levels
below locally established minimum standards.
Historic Preservation — Identify and encourage the preservation of lands, sites, and
structures that have historical or archaeological significance.
Property Rights — Private property shall not be taken for public use without just
compensation having been made. The property rights of landowners shall be protected
from arbitrary and discriminatory actions pursuant to state and federal law.
Regional Policies
Vision 2020 and the CWPPs, both required by GMA, provide a regional framework to
achieve the goals of the GMA. Vision 2020 is the long-range growth management,
economic, and transportation strategy for the central Puget Sound region encompassing
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FWCP — Chapter Two, Land Use
King, Kitsap, Pierce, and Snohomish counties. It provides broad direction agreed to by
member jurisdictions. Most notable is Vision 2020's direction for regional transportation.
An important connection between Vision 2020 policies and the City's land use policies is
development of an urban center, referred to as the City Center Core in the FWCP. Urban
centers are to accommodate a significant share of new growth, services, and facilities. The
idea is to, "...build an environment in the urban centers that will attract residents and
businesses" by concentrating residences, shopping, and employment in close proximity to
each other and regional transit.
The CWPPs are a further refinement of policy direction contained in the GMA and
Vision 2020 and are a result of a collaborative process between King County and the
suburban cities within. Policies contained herein have been prepared to implement the
CWPPs as they apply to the City. CWPPs provide a framework for both the county and
its respective cities. Adherence to these policies ensures that plans within the county are
consistent with one another. These policies address such issues as the designation of
urban growth areas, land use, affordable housing, provision of urban services for future
development, transportation, and contiguous and orderly development. CWPPs have the
most direct impact on land use policies in this chapter. By undertaking the following
actions, the Land Use chapter is consistent with CWPP's direction:
• Promoting phased development for efficient use of land and urban services;
• Creating a City Center (urban center) as an area of concentrated employment and
housing, served by high capacity transit, public facilities, parks, and open space;
• Limiting growth outside the City Center to areas that are already urbanized;
• Encouraging in -fill development;
• Expanding business and office park development to include limited commercial; and
• Establishing incentives to achieve desired goals.
2.4 PROJECTED GROWTH & DEVELOPMENT CAPACITY
Projected Growth
According to the 2000 U.S. Census, 83,259 people called Federal Way home. As of April
2006, the population had grown to 86,530 (based on the Washington State Office of
Financial Management [OFM] population estimates). Most of the growth to date occurred
during the decades of the 1960s and 1980s, during which time the City's population
doubled. Federal Way is now the eighth largest city in the state and the third largest in
King County.
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FWCP — Chapter Two, Land Use
Future population and employment growth has been forecasted by OFM (Figure H-3).
This future population and employment growth has been distributed between jurisdictions
and unincorporated urban King County through a methodology that has been prepared by
the King County Planning Directors and approved by the Growth Management Planning
Council (GMPC). This methodology is more fully discussed in the next section.
2.5
2
1.5
r5
1
IL 0.5
0
Figure H-3
Population Projection
King County
1970 1980 1990 2000 2010 2020 2025
Development Capacity
The purpose of Buildable Lands is to measure capacity to accommodate projected growth
and to evaluate the effectiveness of local plans and regulations. King County and five
other cities must report to the state every five years, on their capacity to accommodate
growth during the 20-year Growth Management period. In order to accomplish this, the
Buildable Lands program requires annual data collection to determine the amount and
density of new development, an inventory of the land supply suitable for development,
and an assessment of each jurisdiction and the entire Urban Growth Area (UGA) to
accommodate expected growth.
hi order to determine whether Federal Way has the capacity to accommodate future
growth, City staff prepared a land inventory of buildable lands. Buildable lands are those
parcels that are either vacant or redevelopable and are free of constraints to development,
such as being environmentally sensitive. The capacity for future development in terms of
number of new housing units and square footage of new commercial square footage is
then derived based on densities achieved by development over the previous five year
period, 1996 through 2000.
King County Assessor's records were used to identify vacant and redevelopable land. In
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FWCP — Chapter Two, Land Use
general, parcels were divided into three categories: fully -developed and parcels that were
excluded from the capacity analysis; parcels that could be redeveloped; and parcels that
were vacant. With the exception of surplus lands owned by public agencies, such as the
City, county, state, and utility, school, and fire districts -parcels owned by public agencies
were excluded from the capacity analysis, as they are unlikely to be developed for private
use. Common areas and open space in subdivisions were also excluded from the
inventory. Commercial and industrial zoned parcels categorized as redevelopable are
those where the ratio of improvements to land value is less than 50 percent. In residential
zones, redevelopable parcels are those parcels which can be subdivided, or where the
density can otherwise be increased, for example, redeveloped from single-family to
multiple -family.
The City has mapped environmental constraints (such as wetlands, streams, and
geologically hazardous areas) and their respective setbacks, and therefore, critical areas
were taken out at a parcel level. The remaining lands were then summarized by zoning
designation. A series of discounts were then further applied. These discounts included
right-of-way and public purpose factors.
In addition to the reductions outlined above, a market discount factor was applied on a
case -by -case basis depending on local conditions. Application of the market factor
(discount) acknowledges that not all potentially developable parcels will be available for
development and that some parcels may not be financially feasible to develop or
redevelop.
In order to calculate capacity, densities achieved over the last five years were used. For
residential areas, the average number of units per acre achieved was used, and for
commercial areas, average attained floor area ratios (FAR) were used. Densities and
FARs were then divided into the available land totals for residential and commercial land
respectively, to estimate development potential. For redevelopable areas, the current
existing building area or number of units were subtracted in order to determine additional
capacity. Lastly, the number of units or the building square footage of pending projects
was added to the subtotals, for a final estimate of capacity. Based on this methodology,
Federal Way has the capacity for 5,538 new residential units and 16,194 new jobs.
2001 - 2022 Household and Job Targets
During their September 25, 2002 meeting, the GMPC adopted targets for new households
and jobs for the period 2001 — 2022. These targets were based on a methodology
developed over a two-year period by the King County Planning Directors. This
methodology is summarized in the following section.
King County was divided into four subareas. These four subareas are Seashore, East
King County, South King County, and Rural Cities. The City of Federal Way is part of
the South King County Subarea that includes Renton, Burien, SeaTac, Tukwila,
Normandy Park, Des Moines, Kent, Covington, Maple Valley, Black Diamond, Federal
Way, Auburn, Milton, Pacific, Algona, West Hill PAA, East Renton PAA,
Fairwood/Soos Creek PAA, and Southwest King County PAAs.
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FWCP — Chapter Two, Land Use
The PSRC's 2000 to 2020 small area employment forecasts were used as a basis for
allocating population forecasts to these subareas by applying the employment percentages
to the OFM countywide population forecast so that the proportion of housing to jobs is
balanced at a certain ratio.
The household size of the various subareas were then determined based on the 2000
census, and adjusted downwards for 2022 based on the assumption that household sizes
would decrease in the future. The household size for each subarea was used to determine
how many new housing units would be needed to accommodate new population in 2022.
Next, the remainder of the current household target by subarea at the end of 2000 was
compared to the new households needed to accommodate new population. If South King
County were to achieve their remaining household 2012 target, this would actually
exceed the number of households needed to accommodate the 2000 to 2022 projected
new households for the subarea (Table H-1). As a result, the methodology proposed that
South King County receive no new targets for the 2012 — 2022 target extension period.
However, because South King County's remaining target of 50,430 households exceeded
the 42,355 new households needed to accommodate 2001 — 2022 growth, the
methodology proposed to credit the sub -regions the difference, thus reducing remaining
targets. Table 11--2 shows the 2001 — 2022 household targets by jurisdiction in the South
King County Subarea with the adjustment made for the credit.
As in the case of the household target extensions, the starting point for employment
allocations was forecast from estimates derived for each city by the PSRC 2000 to 2020
small area employment forecasts. Future employment was then allocated to jurisdictions
based on location of current employment, as well as location of commercial and
industrial zones. The adopted 2001 — 2022 job targets are shown in Table 11-2.
Table H-1
Household Targets by King CountyUrban Subarea
Subarea
1992-2012
Target
Remainder
New Household
Additional
Total Households
20 Year
Achieved
of Current
Targets to
Households
to Accommodate
Target
1993-2000
Target at
Accommodate
Needed Beyond
30-Year Population
End of 2000
New 2000-2022
Current Target
(1992-2022)
Population
Seashore
57,905
16,375
41,530
56,369
14,839
72,744
East King
County
48,348
25,665
22,683
47,645
24,962
73,310
South King
73,387
22,957
50,430
42,355
N/A
65,312
County
I
Rural Cities
8,828
3,265
5,563
2,255
Na
5,520
Surplus
(11,585)
N/A
Total
188,468
68,262
120,206
148,624
28,418
216,886
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FWCP - Chapter Two, Land Use
Table H-2
South King County Subarea Household and Job Targets, 2001-2022
Jurisdiction
Number of Households
Number of Jobs
Algona
298
108
Auburn
5,928
6,079
Black Diamond
1.099
2,525
Burien
1,552
1,712
Covington
1,173
900
Des Moines
1,576
1,695
Federal Way
6,188
7,481
Kent
4,284
11,500
Milton
50
1,054
Maple Valley
300
804
Normandy Park
100
67
Pacific
996
108
Renton
6,198
27,597
SeaTac
4,478
9,288
Tukwila
3,200
16,000
Unincorporated King County
4,935
2,582
Total
42,355
89,500
Development Capacity and Targets
The -adopted 2001 — 2022 targets are 6,188 new residential units and 7,481 new jobs. King
County implementation of RCW 36.70A.215 (the "Buildable Lands" statute) requires
local governments to adopt "reasonable measures" intended to ensure the sufficiency of
land use capacity within each jurisdiction to accommodate growth anticipated during the
20-year planning period.
City staff will continue to monitor the City's progress towards reaching its targets, and
will propose additional changes to the City Council, if warranted.
2.5 URBAN DESIGN AND FORM
In addition to guiding development, the Land Use chapter also guides the quality and
character of the City's future development pattern through goals and policies related to
the form, function, and appearance of the built environment. These goals and policies,
related to quality development, serve and will continue to serve as a basis from which to
develop appropriate implementation measures. Design guidelines, adopted in 1996, 1999,
and 2003 are used as an integral component of the development review process. Design
guidelines address location and type of pedestrian amenities and public spaces; pedestrian
and vehicle circulation; building setbacks, orientation, form, and scale; landscaping; and
mixed -use commercial/residential design.
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FWCP — Chapter Two, Land Use
Goal
LUG1 Improve the appearance and function of the built environment.
Policies
LUP1 Use residential design performance standards to maintain neighborhood
character and ensure compatibility with surrounding uses.
LUP2 Use design and performance standards to achieve a greater range of housing
options in multiple -family designations.
LUP3 Use design and performance standards to create attractive and desirable
commercial and office developments.
2.6 DEVELOPMENT REVIEW PROCESS
The Land Use chapter provides the policy foundation for implementing zoning and
development regulations. In developing policy concerning future land use regulations, or
revisions to existing regulations, every effort has been made to instill certainty and
efficiency in the development process. State legislation has focused on developing
streamlined and timely permit processing. The City has conducted Developer Forums to
solicit input regarding the City's permit processing system. Comments received during
the Forums provided invaluable information to evaluate the City's permit system. In
2002, the City formed a stakeholders group that reviewed the City's permitting process
and made recommendations on how to improve or modify the regulations and processes.
This group continues to meet once a year to provide input to the City's development
review process._ Through the following policies, the City continues to strive to provide an
efficient and timely review system.
Goal
LUG2 Develop an efficient and timely development review process based on a public/
private partnership.
Policies
LUP4 Maximize efficiency of the development review process.
LUPS Assist developers with proposals by continuing to offer preapplication
meetings in order to produce projects that will be reviewed efficiently.
LUP6 Conduct regular reviews of development regulations to determine how to
improve upon the permit review process.
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FWCP — Chapter Two, Land Use
LUP7 Integrate and coordinate construction of public infrastructure with private
development to minimize costs wherever possible.
LUP8 Increase efficiency in the permit process by responding to state legislation
concerning development review processes.
2.7 CITYWIDE POLICIES
Citywide policies apply to all FWCP designations. These general policies are intended to
maintain the quality of the living and working environment and ensure that the interests,
economy, and welfare of the community are considered.
Policies
LUP9 Designate and zone land to provide for Federal Way's share of regionally
adopted demand forecasts for residential, commercial, and industrial uses for
the next 20 years.
LUP10 Support a diverse community comprised of neighborhoods that provide a range
of housing options; a vibrant City Center; well designed and functioning
commercial areas; and distinctive neighborhood retail areas.
LUP11 Support the continuation of a strong residential community.
LUP12 Evaluate household and employment forecasts on a periodic basis to ensure
that land use policies based on previous assumptions are current.
LUP13 Distribute park, urban agricultural sites, and recreational opportunities
equitably throughout the City.
2.8 LAND USE DESIGNATIONS
The land use designations in the FWCP recognize the relationships between broad patterns
of land uses. The designations set forth locational criteria for each specific class of uses
consistent with the long-term objectives of the FWCP. These designations provide the
purpose and intent for specific zoning districts. The location of comprehensive plan land
use designations are shown on the Comprehensive Plan Designations Map (Map H-1).
Residential Areas
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FWCP — Chapter Two, Land Use
Single Family
Federal Way is known for its quality single-family neighborhoods. This section contains
goals and policies that will shape future development and protect or improve the
character and livability of established neighborhoods.
The demand for and development of single-family housing is expected to continue for the
foreseeable future. Single-family development will occur as in -fill development of vacant
lots scattered throughout existing neighborhoods and as subdivisions on vacant tracts of
land. To address future housing needs, the Land Use chapter encourages new techniques
for developing single-family subdivisions. Such techniques include clustering, planned
unit developments, lot size averaging, cottage housing, zero lot line development,
accessory dwelling units, and special needs housing.
Single Family Low Density
The Single Family Low Density designation retains larger urban lots in order to avoid
development pressure on or near critical areas and to retain areas that have unique area -
wide circumstance. There are two notable locations: Spring Valley, located in the
southern portion of the City; and along Puget Sound near Dumas Bay in the vicinity of
Camp Kilworth and the Palisades Retreat property.
The Single Family Low Density designation continues the historic application of low
density zoning in areas that lack urban services and infrastructure. Moreover, the
application of large urban lot zoning is appropriate to avoid excessive development
pressures on or near critical -areas as well as to serve as a buffer between adjacent land
use designations of higher densities. Upon provision of urban services, such as water and
sewer, an increase in density may be warranted.
The Single Family Low Density designation in the Spring Valley and Dumas Bay areas
have numerous critical_ features including, but not limited to: wetlands, flooding potential,
geologically hazardous areas, streams (including salmonid habitat), and wildlife habitat,
and groundwater infiltration potential. Due to the sensitive nature of this area, the Draft
Hylebos Creek and Lower Puget Sound Plan recommends zoning of one lot per five
acres.
Single Family Medium Density
The Single Family Medium Density designation creates urban lots with a density range of
one to three dwelling units per acre to avoid developing on or near environmentally
sensitive areas. The Single Family Medium Density designation can be found along the
Puget Sound shoreline and south of South 356"' Street, both east and west of SR 99. Lot
sizes of 35,000 and 15,000 square feet provide for a transition in density between land
designated as Single Family High Density Residential and Single Family Low Density
Residential. Some areas designated as Single Family Medium Density Residential still
lack urban services and infrastructure. Upon provision of urban services, such as water
and sewer, an increase in density may be warranted.
The relatively large lot sizes along the Puget Sound shoreline areas are appropriate due to
geological features including steep slopes and landslide hazards commonly associated
Revised 2013 II-16
FWCP — Chapter Two, Land Use
with marine bluffs. As with the Single Family Low designation, the Single Family
Medium designations south of South 356t' are located in the West Branch Hylebos Creek
Sub -Basin. As noted in the Single Family Low Density description, this sub -basin
contains a number of environmentally sensitive areas. This area of lower density zoning
occurs on both the east and west sides of l' Avenue South. However, there are major
environmental and ownership differences between the two areas. The area east of 1st
Avenue South is characterized by the Hylebos Wetlands and associated streams. In
addition, there are many parcels that are either publicly owned or are intended as wetland
mitigation for development elsewhere in the drainage basin. Therefore, based on the
relative absence of environmental constraints and the future availability of public services
in the area west of lst Avenue South, an increase in density may be warranted.
Single Family High Density
A majority of the single-family residential land in the City is designated as Single Family
High Density. Urban densities of approximately 4.5, 6.0, and 8.7 dwelling units per acre in
the RS 9.6, RS 7.2, and RS 5.0 zoning districts respectively, provide for a range of
housing densities. Single Family High Density residential designations are located within
close and convenient proximity to neighborhood business centers, areas of existing or
future employment, transit, and existing urban infrastructure and services. Future Single
Family High Density development should have good access to collector and arterial
streets.
Goal
LUG3 Preserve and protect Federal Way's single-family neighborhoods.
LUG3.1 Provide wide range of housing densities and types in the single-family
designated areas.
Policies
LUP14 Maintain and protect the character of existing and future single-family
neighborhoods through strict enforcement of the City's land use regulations.
LUP15 Protect residential areas from impacts of adjacent non-residential uses.
LUP16 Revise existing land use regulations to provide for innovation and flexibility in
the design of new single-family developments and in -fill.
LUP17 Encourage the development of transportation routes and facilities to serve
single-family neighborhoods. Special attention should be given to pedestrian
circulation.
LUP18 Encourage the development of parks and the dedication of open space in and
adjacent to residential areas to preserve the natural setting of Federal Way.
LUP19 Consider special development techniques (e.g., lot size averaging, cottage
housing, and planned unit developments) in single-family areas, provided they
result in residential development consistent with the quality and character of
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FWCP — Chapter Two, Land Use
existing neighborhoods.
LUP20 Preserve site characteristics that enhance residential development (trees, water-
courses, vistas, and similar features) using site planning techniques such as
clustering, planned unit developments, and lot size averaging.
Multiple Family
The multiple -family residential land use designation represents an opportunity to provide
a range of housing types to accommodate anticipated residential growth. The increase in
population, decline in average family size, and increased cost of single-family homes
have created heavy demand for new housing types. The Land Use chapter encourages the
development of housing types, such as duplexes, townhouses, and condominiums in
existing multiple -family areas and within mixed -use development in commercial areas.
During the 1980s, the City's landscape changed, as a number of large apartment
complexes were constructed. These apartments, often built without regard to scale or
amenities, created a general dissatisfaction with the appearance of multiple -family
development. hi 1999, the City amended its Community Design Guidelines to address the
appearance and scale of multiple family dwelling units. Incentives for creating desired
development such as duplexes and townhouses should be considered.
Multiple Family
Multiple Family uses in large part are in areas currently zoned for multiple -family
development. Designations of 3600, 2400, and 1800 square feet per dwelling unit,
corresponding to densities of 12, 18, and 24 dwelling units per acre respectively, will
continue to be used. Opportunities for new development will occur through
redevelopment and build -out of remaining parcels. Residential design guidelines that
address design and appearance of multiple -family developments were adopted in 1999.
The primary goal of residential design guidelines is to develop multiple -family housing
that is reflective of the community's character and appearance. In May 2007, the City
adopted regulations governing zero lot -line townhouse development and small lot single-
family housing in the multiple -family zoning districts.
Goal
LUG4 Provide a wide range of housing types and densities commensurate with the
community's needs and preferences.
Policies
LUP21 Allow and encourage a variety of multiple -family housing types in designated
commercial areas, especially in the City Center Core and City Center Frame
areas.
LUP22 Use design and performance standards for multiple -family developments to
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FWCP — Chapter Two, Land Use
achieve integration in commercial developments. Performance standards
should focus on scale, appearance, and compatibility.
LUP23 Support multiple -family development with transportation and capital facilities
improvements.
LUP24 Multiple -family residential development should be designed to provide privacy
and common open space. Variations in facades and rooflines should be used to
add character and interest to multiple -family developments.
LUP25 Encourage the establishment of street patterns and amenities that encourage
walking, bicycling, and transit use.
Commercial Designations
Existing commercial areas are predominantly auto -oriented and characterized by one-
story low intensity development. In the future, these areas will become more intensively
developed and pedestrian oriented, and in some designations, accommodate housing.
Transforming existing areas into places where people want to live, shop, and work
requires changes. Commercial areas should contain street furniture, trees, pedestrian
shelters, well marked crosswalks, and buildings oriented to and along the street to
provide interest and allow easy pedestrian access.
General Policies for Commercial, Office, and Commercial Enterprise
The following general policies apply to all commercial, office, and commercial enterprise
designations. In some instances, specific goals and policies may follow a specific land
use designation
Policies
LUP26 Provide employment and business opportunities by allocating adequate land for
commercial, office, and commercial enterprise development.
LUP27 Encourage development of regional uses in the City Center.
LUP28 Provide for a mix of commercial and residential in commercial areas and in
limited, appropriate locations in commercial enterprise areas.
LUP29 Use Community Design Guidelines to promote common open space, public art,
and plazas in commercial and office developments.
LUP30 Ensure compatibility between non-residential developments and residential
zones by regulating height, scale, setbacks, and buffers.
LUP31 Use Community Design Guidelines to encourage quality design and pedestrian
and vehicle circulation in office, commercial, and commercial enterprise
developments.
Revised 2013 II-19
FWCP — Chapter Two, Land Use
LUP32 Use Community Design Guidelines to encourage commercial development to
locate along street edge (where deemed appropriate) to provide pedestrian
street access. Provide pedestrian access between developments and to transit
stations.
LUP33 Identify and designate streets where on -street parking can be safely provided
without unduly slowing traffic flow or jeopardizing traffic safety.
LUP34 Provide developer incentives for inclusion of housing in commercial projects at
appropriate locations.
Commercial Enterprise
The Commercial Enterprise (CE) designation was developed from the former Business
Park (BP) designation, in order to meet changing market conditions, as indicated by City
market studies and by numerous rezone requests. The CE designation is primarily
intended to capture the demand for a diverse mix of industrial, office, and retail sales and
services, arrayed in well integrated, high quality developments. Housing is not
contemplated for this designation, except mixed -use residential/commercial development
is appropriate as a transitional use adjacent to the established single family -zoned
residential neighborhood located south of South 356th Street between Pacific Highway
South and 16th Avenue South.
The CE designation encompasses areas located generally south of South 339th Street,
north of South 359th Street, and west of the Interstate-5/SR-18 interchange. It includes all
of the former BP -designated properties, and some former BC -designated properties.
Presently, these areas are characterized by bulk/big box retailers such as Costco and
Home Depot; emerging "destination" retail/commercial centers such as Federal Way
Crossings and Marketplace; and light manufacturing and warehouse uses; whose
convenient access to Interstate-5 and Highway 18 provide a natural location for such
development. The area also includes some large undeveloped and underdeveloped
parcels.
Goal
LUG5 Develop a quality commercial enterprise environment characterized by a
viable, vibrant, and attractive mix of commercial, retail, office, industrial, and
supportive uses; including mixed -use residential/commercial as a transitional
use at appropriate locations; and utilize locational and design criteria to
ensure compatibility between uses.
Policies
LUP35 Allow a broad and range of commercial, retail, office, industrial, and
supportive uses to meet the needs of workers and consumers, in well
integrated, well functioning, high quality developments.
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FWCP — Chapter Two, Land Use
LUP36 Require development to be compatible and well integrated into its surroundings
and adjacent zones through site and building design and development standards
that reduce or eliminate land use conflicts, nuisance impacts, or critical areas
impacts; ensure project aesthetics; promote sharing of public facilities and
services; and improve vehicular and pedestrian traffic flow and safety,
including access control and off-street interconnectivity between adjoining
properties where feasible.
LUP37 Allow general and specialty retail uses that serve the needs of people employed
or residing in the local area, as well as "destination" retail and wholesale
businesses that may serve a broader consumer base vis-a-vis the area's
convenient access to Interstate 5 and Highway 18.
LUP38 Allow mixed -use residential/commercial as a transitional use adjacent to the
established single family -zoned residential neighborhood located south of
South 356th Street between Pacific Highway South and 16th Avenue South.
LUP39 Do not allow heavy industrial uses on properties that adjoin a low or medium
density residential zone.
City Center Core
The intent of establishing the City Center Core is to create a higher density, mixed -use
designation where office, retail, government uses, and residential uses are concentrated.
Other uses such as cultural/civic facilities, community services, and housing will be
highly encouraged.
City Center Frame
The City Center Frame designation will have a look and feel similar to the Core and will
provide a zone of less dense, mixed -use development physically surrounding a portion of
the City Center Core. Together, they are meant to complement each other to create a
"downtown" area. A more detailed description, along with goals and policies regarding
the City Center Core and Frame, can be found in the City Center chapter.
Community Business
The Community Business designation encompasses two major retail/commercial areas
along the SR-99 corridor, including the segment between South 272"d Street and South
312th Street, and the segment between South 324t' Street and approximately South 339th
Street. Presently, these areas are characterized by a wide range of development types and
appearances, including older, single -story developments that provide excellent
redevelopment opportunities. This designation also includes the property located at the
northwest corner of lst Avenue South and SW Campus Drive, which is subject to a
concomitant development agreement.
The Community Business designation allows a broad mix of uses, including general,
specialty, and service retail; commercial; office; mixed -use commercial/residential; and
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FWCP — Chapter Two, Land Use
supportive uses. This designation envisions low-rise to mid -rise, high quality
developments containing a vibrant and compatible mix of well integrated and designed
pedestrian -oriented and auto -oriented uses.
Goal
LUG6 Transform Community Business areas into vital, attractive, areas with a mix of
uses that appeal to pedestrians, motorists, and residents, and enhance the
community's image.
Policies
LUP40 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. Continue to utilize Community Design Guidelines to
ensure quality site and building design and functional and aesthetic
compatibility between uses. Integration of pedestrian amenities and open space
into retail and office development should also be encouraged.
LUP41 Encourage a range of pedestrian -oriented retail, while continuing to
accommodate auto -oriented retail, and provide supportive uses to meet the
needs of residents and employees in the area.
Neighborhood Business
There are 14 various sized nodes of Neighborhood Business located throughout the City.
These nodes are areas that provide retail and/or services to adjacent residential areas. The
FWCP recognizes the importance of architectural and site design guidelines to provide
compatibility between neighborhood business areas and adjacent neighborhoods.
Neighborhood Business areas are intended to provide convenient goods (e.g., groceries
and hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and
neighborhood scale close to adjacent residential uses. Developments combining
residential and commercial uses provide a convenient living environment within these
nodes. In the future, attention should be given to design features that enhance the
appearance or function of these areas. Improvements may include sidewalks, open space
and street trees, and parking either on street or oriented away from the street edge. The
function of neighborhood business areas can also be enhanced by safe pedestrian, bicycle,
and transit connections to surrounding neighborhoods.
The need to address expansion or intensification may occur in the future depending on
population growth. Future neighborhood business locations should be carefully chosen
and sized to meet the needs of adjacent residential areas.
Goal
LUG7 Provide neighborhood and community scale retail centers for the City's
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FWCP — Chapter Two, Land Use
neighborhoods.
Policies
LUP42 Integrate retail developments into surrounding neighborhoods through attention
to quality design and function.
LUP43 Encourage pedestrian and bicycle access to neighborhood shopping and
services.
LUP44 Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate
compatibility with the neighborhood.
LUP45 Retail and personal services should be encouraged to group together within
planned centers to allow for ease of pedestrian movement.
LUP46 Neighborhood Business centers should consist of neighborhood scale retail and
personal services.
LUP47 Encourage mixed residential and commercial development in Neighborhood
Business designations where compatibility with nearby uses can be demonstrated.
LUP48 Neighborhood Business areas should be served by transit.
LUP49 In designating new or expanding existing Neighborhood Business centers, the
adjacent zoning and land use shall be carefully considered. New Neighborhood
Business centers are most appropriately located adjacent to multiple family and
high -density single-family residential areas.
Commercial Recreation
The Commercial Recreation designation acknowledges the unique recreational
opportunity associated with the Enchanted Park property. Enchanted Park is an indoor/
outdoor amusement facility most noted for its water park. A preannexation concomitant
development agreement has established the comprehensive plan designation and zoning
(Office Park-4) particular to Enchanted Park.
Office
Federal Way is well known for its quality office parks. Developments within the East and
West Campus areas embody good design and are representative of desired future office
park development. Office park development in West Campus is complemented by the
Weyerhaeuser Corporate Headquarters in East Campus. Together, office and corporate
park development will provide new job opportunities within the community.
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FWCP — Chapter Two, Land Use
Professional Office
The Professional Office designation is intended to allow for well -designed small-scale
office development compatible to adjacent residential neighborhoods.
Office Park
The Office Park designation emphasizes high quality office development that allows for a
mix of office and compatible manufacturing type activities. This classification also
permits a limited amount of retail support services, along with the current mix of office
and light manufacturing uses.
Corporate Park
The Corporate Park designation applies to the Weyerhaeuser Corporate Campus,
generally located east of Interstate Highway 5. The property is a unique site, both in
terms of its development capacity and natural features.
Office Park designations with OP-1, 2, and 3 zoning and some residential designations
north of Highway 18 surround the Corporate Park designation. The Corporate Park zone
is currently being developed as corporate headquarters, offices, and ancillary uses. These
types of developments are characterized by large contiguous sites containing landscaping,
open space, and buildings of superior quality. Development standards and conditions for
the Corporate Park designation is unique to Weyerhaeuser's property and are outlined in
a preannexation concomitant development agreement between the City and
Weyerhaeuser Corporation.
Goal
LUG8 Create office and corporate park development that is known regionally for its
design and function.
Policy
LUP50 Continue to encourage quality office development in the East Campus
Corporate Park designation.
2.8.5 Healthy Food Access: Urban Agriculture
Purpose
Land use and transportation have a strong influence in promoting healthy and active
lifestyles. Healthy food resources such as farmers markets, community gardens, pea
patches, and urban farms provide public health, economic, social, and environmental
benefits for the community.
Urban agriculture in Federal Way supports and encourages healthy and active lifestyles
through a wide range of activities such as raising, cultivation, processing, marketing, and
distribution of food in urban areas. Urban agriculture also provides opportunities for
Revised 2013 II-24
FWCP - Chapter Two, Land Use
community building and encourages social interaction for Federal Way's diverse
population. In addition, urban agriculture activities can contribute to the local economy
by providing opportunities for residents to start and grow businesses such as urban farms
and cottage food processing.
These policies are intended to increase access to healthy food choices for all Federal Way
residents.
Tn
ban Agriculture
Federal Way
cottage
Community School Home Pea- Urban Farmers CSA drop -
gardens gardens gardens patches farms IFarnstands markets food off sites
processing
Goal
LUG9 Provide access to healthy food resources for all residents through
opportunities for urban agricultural activities, such as farmers markets,
farmstands, community supported agriculture (CSA)' drop-off sites, community
gardens, pea patches, school gardens, home gardens, and urban farms.
Policies
LUP51 Establish development regulations that allow for healthy food resources as a
permitted use and provide for on -site sale and delivery of healthy foods, on
public and private property, where appropriate.
Goal
LUG10 Encourage and support farmers market opportunities that are accessible to all
residents.
Policies
LUP53 Establish development regulations that allow for farmers markets as a
permitted use on public and private property, where appropriate.
1 Community -supported agriculture (CSA) is a food production and distribution system that directly connects
farmers and consumers. Consumers buy "shares" in a farm's harvest in advance. The term "CSA" is also
used to refer to an individual farm's CSA program.
Revised 2013 II-25
FWCP — Chapter Two, Land Use
LUP54 Encourage farmers market to accept public benefits such as food stamp
electronic benefit cards, senior farmer market vouchers, and Women, Infant,
Children (WIC) benefits.
LUP55 Coordinate with local and regional organizations to promote local farmers
markets.
Goal
LUG11 Promote urban agriculture activities through existing and new programming
and partnerships.
Policies
LUP56 Encourage and support the use of public lands for urban agricultural activities
by establishing criteria for assessing suitable sites.
LUP57 Where appropriate, support joint -use agreements for publicly or privately
owned sites for uses such as urban farms, community gardens, and pea patches.
LUP58 Consider development incentives, grants, and other funding sources to support
development of urban agriculture sites and programming.
2.9 ESSENTIAL PUBLIC FACILITIES
Pursuant to the GMA, no comprehensive plan can preclude the siting of essential public
facilities and each should include a process for siting essential public facilities. The GMA
includes these provisions because siting certain public facilities has become difficult due
to the impacts many of these facilities have on the community. Title 19 of the Federal
Way Revised Code (FWRC), defines essential public facilities and provides a land use
process for siting them. Essential public facilities include those facilities that are typically
difficult to site, such as airports, state or regional transportation systems, correctional
facilities, and mental health facilities.
Policy
LUP59 The FWRC shall include a list of locally defined essential public facilities that
shall include the list of essential state public facilities maintained by the office
of financial management.
2.10 PHASING
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FWCP — Chapter Two, Land Use
Phasing focuses growth to those areas where public investments for services are targeted.
By doing so, these areas become more attractive for development. Consistent with the
CWPPs, Federal Way proposes to use a tiered system for accommodating future growth.
The primary purpose of this technique is to assure a logical sequence of growth outward
from developed areas.
Future growth will be directed to the City Center and other areas with existing
infrastructure and urban services. This will be followed by focusing growth to areas where
in -fill potential exists. Lastly, growth will be directed toward areas of undeveloped land or
to the City's PAA. For those areas of the City that are lacking services, these lands should
be retained or reserved until build out has occurred in developed areas.
Based on the phased growth concept outlined above, the City should develop criteria for
a phasing plan over the next 10 and 20 years. Phased growth will promote efficient use of
land by:
• Reducing taxpayers costs by locating new development nearest to existing urban
services;
• Adding predictability to service & facility planning;
• Reducing commuter miles and protecting air quality by locating housing and jobs
near each other;
• Encouraging in -fill and redevelopment where environmental impacts have already
occurred; and
• Reserving land for future parks and open space.
Policies
LUP60 Establish priority areas for public facility and service improvements, especially
for transportation. Priority areas should be located where public facility and
service improvements would effectively advance Federal Way's growth vision.
Priority areas will shift over time as improvements are installed and an
acceptable level of service is attained.
LUP61 When and where service deficiencies are identified, the City, along with
service providers, will develop capital improvement programs to remedy
identified deficiencies in a timely fashion or will phase growth until such
programs can be completed.
LUP62 Work with King County through an interlocal agreement to assign phasing to
the City's PAA.
LUP63 The City should limit spending on capital facilities in those areas of the City
Revised 2013 II-27
FWCP — Chapter Two, Land Use
and PAA that are not designated as priority areas for capital projects.
2.11 INCENTIVES
In certain designations, incentives allowing more development than otherwise permitted
should be used to encourage features that provide a public benefit and/or contribute to the
mitigation of growth impacts. For example, development in the City Center that provides
common open space or affordable housing units, may gain additional floors or a
reduction in the number of parking stalls. In addition, in order to encourage development
in the City Center, the City has adopted a Housing Tax Exemption for multiple family
housing and a Planned Action SEPA for a portion of the City Center. Incentives can play
an important role in the development of the City Center and must be substantial enough
to influence market conditions by making them attractive to the development community.
Policies
LUP64 Develop incentives to encourage desired development in commercial areas,
especially in the City Center Core and Frame.
LUP65 Consider incentives for desired multiple -family residential development
(townhouses, duplexes, etc.).
2.12 HISTORIC RESOURCES
Historic preservation involves the identification, maintenance, renovation, and reuse of
buildings and sites important to a community's history. Buildings or sites may be
associated with a particular style or period in the community's past, or with historic or
significant historic events or persons. Historic preservation to date has largely been
undertaken by the Historical Society of Federal Way. Historic preservation is listed as the
13'' goal in the GMA which encourages jurisdictions to, "Identify and encourage the
preservation of lands, sites, and structures, that have historical or archaeological
significance."
Goal
LUG12 Use historic resources as an important element in the overall design of the City.
Policies
LUP66 Identify vista points and landmarks such as major trees, buildings, and land
forms for preservation.
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FWCP — Chapter Two, Land Use
LUP67 Develop a process to designate historic landmark sites and structures. Use
developer incentives or other mechanisms to ensure that these sites and
structures will continue to be a part of the community.
LUP68 Recognize the heritage of the community by naming (or renaming) parks,
streets, and other public places after major figures and/or events.
LUP69 Zoning should be compatible with and conducive to continued preservation of
historic neighborhoods and properties.
LUP70 Safeguard and manifest Federal Way's heritage by preserving those sites,
buildings, structures, and objects which reflect significant elements of the City's
history.
LUP71 Catalog historic sites using the City's geographic information system.
LUP72 Undertake an effort to publicly commemorate historic sites.
LUP73 The City shall continue to work with the Historical Society of Federal Way
towards attainment of historic resource policies.
2.13 IMPLEMENTATION
The following actions are recommended to implement the policy direction outlined in this
chapter. Implementation will occur over time and is dependent on resources available to the
City and community. The following items are not listed in order of importance or
preference.
Establish Comprehensive Planning and Zoning for Potential Annexation Area
A PAA Subarea Plan and Annexation Feasibility Study was prepared in 2003. This study
provides the City with needed direction relating to future annexations and growth.
Planning for this area pursuant to WAC 365-195 requires a considerable planning effort
and policy development.
Residential Code Revisions for Multiple Family
Residential code revisions to implement design standards for multiple -family residential
development were adopted in late 1998.
Subdivision Code Revisions
Amendments to the subdivision code have been adopted to bring the code into
compliance with state law and recent state legislation. Revisions to the subdivision code
have provided platting options for single-family development, such as clustering and zero
lot line development.
Revised 2013 II-29
FWCP — Chapter Two, Land Use
Area -Wide Rezone
Following adoption of the 1995 FWCP, a new zoning map was prepared and adopted to
support the comprehensive plan designations. This update included some site specific
requests for changes to comprehensive plan designations.
The Land Use Plan and Zoning Code
Implementation of policies and goals of the Land Use chapter is done in large part
through the zoning code. Following adoption of the 1995 FWCP, the City made revisions
to the zoning code, consistent with FWCP direction. The zoning conversion chart, Table
H-3, shows the connection between the various zoning designations and the
comprehensive plan designations.
Phasing Plan
A phasing plan shall be prepared to prioritize areas of new growth based on available and
proposed infrastructure improvements.
Project Environmental Impact Statement for City Center
To facilitate growth in the City Center and Frame, the City has completed a Planned
Action SEPA (PAS). By doing so, development consistent with the direction outlined in
the PAS will not have to go through prolonged environmental review. This can be a
powerful incentive for private development in the City Center.
Subarea Plans
Over the years, citizens from various areas of the City have come forth to testify before
the Planning Commission and City Council regarding their neighborhood or business
area. Development of subarea plans can lead to area specific visions and policies. This
type of specific planning, developed with citizen input and direction, can lead to
improved confidence and ownership in the community. Areas where subarea planning
should be considered include: SR-99 Corridor, South 348' Street area, the South 356th
area, and Twin Lakes neighborhood.
Incentives
Develop an incentives program, for both residential and commercial development.
Incentives should be substantial enough to attract development and should be used to
create affordable and desired types of housing and to encourage development within the
City Center.
Revised 2013 II-30
FWCP — Chapter Two, Land Use
Table II-3
Land Use Classifications
Comprehensive Plan Classification
Zoning Classification
Single Family - Low Density Residential
Suburban Estates (SE), one dwelling unit per five acres
Single Family - Medium Density Residential
RS 35,000 & 15,000
Single Family - High Density Residential
RS 9600, 7200, 5000
Multiple Family Residential
RM 3600, 2400, 1800
City Center Core
City Center Core
City Center Frame
City Center Frame
Office Park
Office Park, Office Park 1, 2, & 3
Professional Office
Professional Office
Community Business
Community Business
Commercial Enterprise
Commercial Enterprise
Neighborhood Business
Neighborhood Business
Corporate Park
Corporate Park-1
Commercial Recreation
Office Park-4
Open Space & Parks
A variety of zoning is assigned.
Revised 2013 II-31
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City of Federal Way
Comprehensive Plan
Comprehensive Plan
Designations
Land Use Element
Leend
•
••® Federal Way City Limits
f•
M•i Potential Annexation Area
Comprehensive Plan Designations
. City Center Core
. City Center Frame
Community Business
. Commercial Enterprise
® Commercial/Recreation
. Corporate Park
. Multi -Family
. Neighborhood Commercial
Office Park
. Parks and Open Space
. Professional Office
Single Family, Low Density
Single Family, Medium Density
Single Family, High Density
Some properties are governed by special conditions. This list
appears on the left side ofthe map. These Comprehensive
Plan Designations are effective June 2009.
sed
Scale: FIAMOctober Map apReei2010
025 0.5 1 Source
N CSty of Federal Way,
Miles 50 Acres King County
Federal Way MAP II -
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
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City of Federal Way
Comprehensive Plan
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Generalized Existing
Land Use
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Land Use Element
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S 304th St
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• SW 312th St
S 312th St N
• Federal Way City Limits
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. Agricultural (Traditional Agriculture, Nurseries)
StSW 320th St SW 320th
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S 320th St
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Commercial;
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Industrial
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. Institutional Uses (Schools, Other Government Facilities)
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Office
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Open Space (Public, Private and Drainage Facilities)
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Park (City, County and State)
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Residential (Multi Family)
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Residential (Single Family)
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Recreation (Amusement Parks, Golf Courses, Marinas)
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S 348th St
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Religious Services
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Utilities
SW 356th St
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Vacant Land
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Water
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Land use is based on information in King and Pierce
County Assessor
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records.
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Scale: October, 2006
0.25 0.5 1Source:
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King County,
MilesIj Pierce county
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Federal W MAP II-
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Note: This map is intended for use as a graphical representation only -
The City Federal Way to its
of makes no warranty as accuracy.