Loading...
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 Revised 2013 II-2 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). Revised 2013 II-4 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. Revised 2013 II-5 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. Revised 2013 II-6 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. Revised 2013 II-7 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 Revised 2013 II-8 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. Revised 2013 II-9 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 Revised 2013 II-10 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. Revised 2013 II-11 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 Revised 2013 II-12 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. Revised 2013 II-13 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. Revised 2013 II-14 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 Revised 2013 II-15 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 Revised 2013 II-17 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 Revised 2013 II-18 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. Revised 2013 II-20 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 Revised 2013 II-21 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 Revised 2013 II-22 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. Revised 2013 II-23 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 Revised 2013 II-26 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. Revised 2013 II-28 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 x 41 .: ay To. �� �L'I`i II rill � np '=,�• i S2 1 •�i S iYp '•i•DP��.� =uig►-k ii�r�'��" _�� � } 1���� 6. '. I ' - i 4.4,R.��1"I_Nh. 1 f51 �.... . d z, �', a Wig £ SS 11# eT,4FII I 99 IDS 'Par, WIN 5 zon i y .a� .€� .�Y V1 - 53 l A¢ €cjcs` @ffi3 J S } a F "'k • `\ 7� `J� 1�` . r gag rs it .��� , t 1i:i'_ ins^"+ IN aERI , 2 r • ' v �� _JA ALI EIMER 7 ■aS7,G� Z INf L12 • . . - • 1 . _ -- 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. ..................................... s rd City of Federal Way Comprehensive Plan S288thst Generalized Existing Land Use Q • Land Use Element 'ZooltRd yc S 304th St .... > yy� Legend • SW 312th St S 312th St N • Federal Way City Limits r,.r.......••''`� B ••.S W D ash ® a • 0 Potential Annexation Area ••••. . Agricultural (Traditional Agriculture, Nurseries) StSW 320th St SW 320th '.,• a3.• ..••s. S 320th St -0...........• Commercial; yy r 4 .4 3 ' x •'� Industrial rL m Y S 3241h St s a S, : . Institutional Uses (Schools, Other Government Facilities) w - 'a' �°r d�•�, _. Office North sh °re Open Space (Public, Private and Drainage Facilities) Pkwy� SW Ca rh� Park (City, County and State) in Residential (Multi Family) ., a •. ' ? 1 ¢ r � Residential (Single Family) ( 9 Y) Recreation (Amusement Parks, Golf Courses, Marinas) �L S 348th St owl ••4 : Religious Services O ••� ¢ rs A • Utilities SW 356th St r °• ��' Vacant Land w z ? Water > •• 3 h Land use is based on information in King and Pierce County Assessor .0 � ••••••••• ++a records. =o�Q� a�4 :o�y .7r `° ry h0 f, Ma Revised: Scale: October, 2006 0.25 0.5 1Source: rd�o�d King County, MilesIj Pierce county ,��"y� r ••........................ �' ' • Federal W MAP II- .-.--ay 2 .. �� -� Note: This map is intended for use as a graphical representation only - The City Federal Way to its of makes no warranty as accuracy.