2022 10-05 Planning Commission Agenda PacketCommissioners City Staff
Lawson Bronson, Chair Wayne Carlson, Vice-Chair Keith Niven, Planning Manager
Tim O’Neil Hope Elder Kari Cimmer, Admin & Permit Center Supervisor
Diana Noble-Gulliford Tom Medhurst 253-835-2629
Jae So Anna Patrick, Alternate www.cityoffederalway.com
Vickie Chynoweth, Alternate Vacant, Alternate
K:\01 - Document Review\Planning\Planning Commission Documents\2022 10 October 05\2022 10-05 Planning Commission Agenda.docx
City of Federal Way
PLANNING COMMISSION
October 5, 2022 City Hall
6:00 p.m. City Council Chambers
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
a. Planning Commission Meeting of September 7, 2022
4. PUBLIC COMMENT
5. COMMISSION BUSINESS
a. Briefing on 2022 City Code Amendments
2022 Snowball (Associate Planner, Natalie Kamieniecki)
Food Trucks (Associate Planner, Evan Lewis)
Iconic Signs (Planning Manager, Keith Niven)
Planning Commission Changes (Planning Manager, Keith Niven)
6. STAFF BUSINESS
a. Manager’s Report
7. NEXT MEETING
a. October 19, 2022 – Public Hearing
8. ADJOURNMENT
Planning Commission meetings are held in-person.
To request accommodation to attend or to provide public comment virtually, please contact Kari Cimmer at 253-835-2629 or
karic@cityoffederalway.com, no later than 5:00 p.m. on Tuesday, October 4, 2022.
Page 1 of 154
Planning Commission Minutes Page 1 September 7, 2022
CITY OF FEDERAL WAY
PLANNING COMMISSION
September 7, 2022
6:00 p.m. City Hall
MEETING MINUTES
1. CALL TO ORDER
Chair Bronson called the meeting to order at 6:02 p.m.
2. ROLL CALL
Commissioners present: Lawson Bronson, Hope Elder, Tim O’Neil, Wayne Carlson, Diana Noble-Gulliford,
and Vickie Chynoweth.
Chair Bronson excused Commissioners So, Medhurst, and Patrick.
City Staff present: Planning Manager Keith Niven, City Attorney Kent van Alstyne, and Admin & Permit
Center Supervisor Kari Cimmer.
3. APPROVAL OF MINUTES
Commissioner O’Neil moved to approve the August 17, 2022 minutes as submitted. Second by Commissioner
Elder.
4. PUBLIC COMMENT
No Public comments.
5. COMMISSION BUSINESS
Planning Manager Niven introduced the Fourth Chapter of the Comprehensive Plan Economic
Development (ED) chapter and included the changes to the primary approaches to enhance our local
economic development.
Mr. Niven proceeded with presenting the eleven Economic Development, Chapter Goals.
Commission discussion followed and resulted in the request to include the following concepts to the
ED Goals:
1. To work with Federal Way property owners to provide jobs for following generations.
2. To promote an approach where City officials and local business owners work together to bolster
our commercial zones safety, walkability, and cleanliness.
3. To explore options to simplify the permitting process for targeted projects.
Page 2 of 154
Planning Commission Minutes Page 2 September 7, 2022
6. MANAGER REPORT
At the next meeting, the Policies section of the Economic Development chapter will be reviewed.
At the October 5, 2022 meeting, Mr. Niven will brief Commissioners regarding the 2023 annual code
amendments, including various housekeeping code amendments and annual comprehensive plan
amendments.
Commissioners were invited to join Commissioner Medhurst at the Sound Transit meetings, if
interested in attending. Senior Planner Skadsen is hosting a South Station stakeholder meeting public
meeting will be held on Thursday, Sept. 15 from 5:00 p.m. – 6:30 p.m. at Todd Beamer High School.
7. NEXT MEETING
The next meeting of the Planning Commission will be held at 6:00 p.m. on September 22, 2022.
8. ADJOURNMENT
Commissioner Carlson moved that the meeting be adjourned; Second by Commissioner O’Neil.
The meeting adjourned at 7:17 p.m.
Attest: Approved by Commission:
_______________________________________ __________________
Kari Cimmer, Admin & Permit Center Supervisor Date
Page 3 of 154
1
MEMORANDUM
Community Development Department
DATE: September 28, 2022
TO: Planning Commission
FROM: Natalie Kamieniecki, Associate Planner
Evan Lewis, Associate Planner
SUBJECT: 2022 MINOR CODE AMENDMENTS - (22-103970-00-SE)
1. Boundary Line Adjustment Application Submittal Requirements: Proposed code change aims
to provide greater consistency within Title 18 Subdivisions for minimum application information
in order to conduct project review. This change would be in effort to increase continuity though
out the chapters and stream line permit submittals.
2. Hearing Notice Requirements: Proposed code amendment is an effort to establish a distinction
between a “public hearing” and an “appeal hearing.” The proposed code amendments below
further that effort by removing appeal hearing content from the public hearing notice
provisions, as there are already separate appeal hearing notice provisions. Further clarification is
provided on who should receive appeal hearing notices, and that the Hearing Examiner’s
decision is due within 10 days after both appeal and public hearings.
3. Process VI Council Rezone Criteria: Clarification of the decisional criteria for site specific quasi-
judicial comprehensive plan amendments and rezone applications.
4. Affordable Housing Definitions: Update data source for affordable housing from the median
county income to Area Median Income (AMI). AMI data is updated on a more frequent basis and
provides a more accurate assessment for affordable housing determination. Strike inapplicable
code section FWRC19.110.010 (5).
5. Community Design Guidelines: Remove outdated site design element, phone booth. Correction
within the district guidelines section for non-residential uses in residential zones. Correction to
FWRC 19.115.090 (4) for “non-residential uses” to be directed to the correct “non-residential”
design guideline elements.
6. Structures and Improvements: With a marked rise in overall temperatures, the city has seen
increased interest in adding air conditioning units either to existing homes or new construction.
The proposed code amendment allows for (1) residential heating / air conditioners or similar
mechanical units to be within the side or rear setbacks.
Page 4 of 154
2
7. Off Street Parking Minimums: Update to be consistent with RCW 36.70A.620. Insert as a
footnote within the applicable zone charts referencing this section. Development subject to the
parking minimums would need to be within ¼ mile of a transit stop that meets a prescribed level
of service and frequency at the transit stop.
8. Wetland Review: Update the distance in which a critical areas wetland report is required from
225 feet to 300 feet in order to be consistent with maximum potential buffer widths in FWRC
19.145.420. Clarify what part of the wetland buffer can be reduced. Specify wetland buffer
intrusion reductions as width, area outer perimeter.
9. Correction to Multi-Family: Proposed code amendment is a correction to the zone chat
heading. This code amendment does not change any regulation and is a correction only.
10. Purpose of Mobile Food or Retail Vendor Code Updates: To establish more clear, consistent
and flexible mobile vending review processes and standards. These standards should ensure
that the code-established process itself doesn’t cause mobile vendors who would otherwise
operate in Federal Way to not operate here, nor cause mobile vendors to evade (either
intentionally or unintentionally) code-required review processes.
The proposed mobile food or retail vendor code changes result in the following updates to four
chapters of Federal Way’s Zoning Code (Title 19):
1) Removes “Food trucks/carts” section of Temporary Use Code (FWRC 19.275.070); a new
“Mobile food or retail vendor” chapter will replace temporary use chapter requirements
for that use and activity.
2) Adds definitions to the zoning code definitions (FWRC 19.05) pertaining to mobile food
or retail vendors.
3) Establishes a new “Mobile Food or Retail Vendors” zoning code chapter that addresses a
wider range of mobile vending scenarios and establishes clearer review processes and
requirements that are more appropriately calibrated to those scenarios.
4) Establishes use charts and associated zoning requirements for Federal Way’s non-single
family zones (FWRC 19.205-240) for any mobile food or retail vendors subject to a use
process review
Page 5 of 154
1
2022 Minor Code Amendments
Proposed Text Amendments to Federal Way Revised Code
Title 18 “Subdivisions” Title 19
“Zoning and Development Code”
1. Boundary Line Adjustment Application Submittal Requirements
2. Notice
3. Process VI – Council Rezones
4. Affordable Housing
5. Community Design Guidelines
6. Structures and Improvements
7. Off Street Parking Minimums
8. Wetland Review
9. Correction to Multi Family Heading
1. Boundary Line Adjustment Application Submittal Requirements
Proposed code change aims to provide greater consistency within Title 18 Subdivisions for
minimum application information in order to conduct project review. This change would be in
effort to increase continuity though out the chapters and stream line permit submittals.
FWRC 18.10.030 Applications.
Applications for boundary line adjustments shall be submitted to the department of community
development services in essentially the same form as a short plat and shall include the following
information:
(1) If applicable under FWRC Title 19, Division V, regarding environmentally sensitive areas,
completed checklists or other required environmental documentation;
(2) The existing lot lines shown in dashed lines and the area, in square feet, of each of the lots;
(3) The new lot lines shown in solid lines and the area, in square feet, of each of the new lots;
(4) The location of all structures on the lots and the distance of each from both the existing and
proposed lot lines, when such distance is less than 50 feet;
Page 6 of 154
2
(5) The location of all existing driveways and recorded easements for access, utilities or other
purposes.
Applications for boundary line adjustments shall at the minimum provide the information
contained within City of Federal Way Department of Community Development Bulletin No. 038,
Boundary Line Adjustment Submittal Requirements. The submittal requirements are not
intended to determine if an application conforms to city of Federal Way codes. They are used
only to determine if all required materials have been submitted. A code-related review will occur
after a complete application has been submitted. The director may waive any sections
determined to be not reasonably necessary.
2. Notice
Proposed code amendment is an effort to establish a distinction between a “public hearing” and
an “appeal hearing.” The proposed code amendments below further that effort by removing
appeal hearing content from the public hearing notice provisions, as there are already separate
appeal hearing notice provisions. Further clarification is provided on who should receive appeal
hearing notices, and that the Hearing Examiner’s decision is due within 10 days after both
appeal and public hearings.
FWRC 19.70.060 Notice.
(1) Contents. The director shall prepare the following notices as applicable:
(a) Notice of application. A notice of application shall contain:
(i) The name of the applicant and, if applicable, the project name and file number.
(ii) The date of application, the notice of completion, and the notice of application.
(iii) The street address of the subject property or, if this is not available, a description of
the location of the property in nonlegal language. Except for notices published in the
newspaper of general circulation in the city, the notice must also include a vicinity map
that identifies the subject property.
(iv) A brief description of the requested decision, including a citation to the provision of
this title governing the request, a list of the project permits included in the application
and, if applicable, a list of any studies requested. To the extent known by the city, the
notice shall include any other permits which are not included in the application.
(v) A statement of the availability of the official file.
Page 7 of 154
3
(vi) A statement of the right of any person to submit written comments to city staff or the
hearing examiner and to appear at the public hearing of the hearing examiner to give
comments orally.
(vii) The identification of existing environmental documents that evaluate the proposed
project and the location where the application and any studies can be reviewed.
(viii) A statement of the preliminary determination, if one has been made at the time of
notice, of those development regulations that will be used for project mitigation and of
consistency as provided in RCW 36.70B.040.
(b) Notice of public hearing. In addition to the information specified in the notice of application,
the notice of public hearing shall include the following:
(i) The date, time, and place of the public hearing.
(ii) A statement of the right of any person to submit written comments to the hearing
examiner and to appear at the public hearing of the hearing examiner to give comments
orally and the right to request a copy of the decision once made. For agency decision
appeals this right is limited to those entitled to appeal.
(c) Notice of agency decision appeal. A notice of an agency decision appeal shall contain:
(i) The file number and a brief description of the matter being appealed.
(ii) A statement of the scope of the appeal, including a summary of the errors alleged and
specific factual findings and conclusions disputed in the letter of appeal.
(iii) The date, time, and place of the public hearing on the appeal.
(iv) A statement of who may participate in the appeal.
(v) A statement of how to participate in the appeal.
(2) Distribution. The director of community development services shall distribute these notices as
follows:
(a) Notice of application. Within 14 calendar days of issuing the letter of completeness, the
director shall distribute the notice of application as follows:
(i) A copy of the notice of application will be published in a newspaper of general
circulation in the city;
(ii) At least three copies of the notice of application will be conspicuously posted on or
near the subject property. Of these, at least one will be posted on or adjacent to every
Page 8 of 154
4
public right-of-way providing primary vehicular access to any property that abuts the
subject property;
(iii) A copy of the notice will be posted on the city website;
(iv) A copy will be mailed to the persons receiving the property tax statements for all
property within 300 feet of each boundary of the subject property.
(b) Notice of public hearing. The director shall distribute the notice of public hearing at least 14
calendar days before the hearing in the same manner as the notice of application except no
posting needs to be done on or near the subject property.
(c) Agency decision appeals. Distribution of notices involving an agency decision appeal shall
occur at least 10 calendar days before the hearing on the appeal, and shall be mailed to each
person entitled to parties to the appeal. the decision. No further distribution is required for
agency decision appeals.
(3) Public notification sign. Except for in agency decision appeals, the applicant shall erect at least one
public notification sign which complies with standards developed by the department within 14
calendar days of the issuance of the letter of completeness. This sign shall be located on or near the
subject property facing the right-of-way or vehicle access easement or tract providing direct vehicle
access to the subject property. The director may require the placement of additional public notice
signs on or near the subject property if he or she determines that this is appropriate to provide
notice to the public. The sign shall be removed within seven calendar days after the final decision of
the city on the matter.
FWRC 19.70.150 Hearing examiner’s decision.
(1) General. After considering all of the information and comments submitted on the matter, the
hearing examiner shall issue a written decision. In an agency decision appeal, the examiner shall
affirm, reverse, or modify the decision being appealed based on the hearing examiner’s findings and
conclusions. Subsections (3), (4) and (5) of this section do not apply to agency decision appeals.
(2) Timing.
(a) Unless a longer period is agreed to by the applicant, the hearing examiner shall issue the
decision within 10 working days after the close of the public hearing.
(b) The hearing examiner will endeavor to issue his or her decision on the land use and design
components of the process IV project permit approval within 120 days of the issuance of the
letter of completeness issued pursuant to FWRC 19.15.045, except that the following periods
shall not be included in the calculation of the 120-day period:
Page 9 of 154
5
(i) Any period during which the applicant has been requested by the city to correct plans,
perform required studies, or provide additional required information. In these instances,
the period excluded from the 120-day calculation shall begin on the date the city notifies
the applicant of the need for additional information and run until the earlier of the date
the city determines whether the additional information satisfies the request for
information or 14 days after the date the information has been provided to the city. If the
city determines that the information submitted by the applicant under this subsection is
insufficient, it shall notify the applicant of the deficiencies and the procedures under this
subsection shall apply as if a new request for studies had been made.
(ii) Any period during which an environmental impact statement is being prepared
following a determination of significance pursuant to Chapter 43.21C RCW.
(iii) Any period for administrative appeals of the SEPA threshold determination; provided,
that the time period for consideration of such appeals shall not exceed 90 days for an
open record appeal hearing. The parties to an appeal may agree to extend the 90-day
period.
(iv) Any extension of time mutually agreed upon by the applicant and the city.
The 120-day time period does not apply if a project permit application under this chapter requires an
amendment to the comprehensive plan or this title; requires approval of a new fully contained
community as provided in RCW 36.70A.350, a master planned resort as provided in RCW 36.70A.360,
or the siting of an essential public facility as provided in RCW 36.70A.200; or if a project permit
application under this chapter is substantially revised by the applicant, in which case the time period
shall start from the date at which the revised project application is determined to be complete under
FWRC 19.15.045.
If the hearing examiner is unable to issue his or her decision on the land use or design review
components of a process IV project permit application as provided in this subsection, the city shall
provide written notice of this fact to the applicant. The notice shall include a statement of reasons
why the decision has not been issued within the 120-day period, and an estimated date for issuance
of the notice of final decision.
(3) Decision criteria. The hearing examiner shall use the criteria listed in the provisions of this title
describing the requested decision in deciding upon the application. In addition, the hearing examiner
may approve the application only if:
(a) It is consistent with the comprehensive plan;
(b) It is consistent with all applicable provisions of this title and all other applicable laws;
(c) It is consistent with the public health, safety and welfare;
Page 10 of 154
6
(d) The streets and utilities in the area of the subject property are adequate to serve the
anticipated demand from the proposal;
(e) The proposed access to the subject property is at the optimal location and configuration for
access; and
(f) Traffic safety impacts for all modes of transportation, both on and off site, are adequately
mitigated.
(4) Conditions and restrictions. The hearing examiner shall include in the written decision any
conditions and restrictions that the examiner determines are reasonably necessary to eliminate or
minimize any undesirable effects of granting the application. Any conditions and restrictions that are
imposed become part of the decision.
(5) Contents. The hearing examiner shall include the following in the examiner’s written decision:
(a) A statement granting, modifying and granting or denying the application.
(b) Any conditions and restrictions that are imposed.
(c) A statement of facts presented to him or her that support the decision, including any
conditions and restrictions that are imposed.
(d) A statement of the hearing examiner’s conclusions based on those facts.
(e) A statement of the criteria used by the hearing examiner in making the decision.
(f) The date of issuance of the decision and a summary of the rights, as established in this
chapter, of the applicant and others to appeal the decision of the hearing examiner.
(g) A statement of any threshold determination made under the State Environmental Policy
Act, Chapter 43.21C RCW.
(h) A statement that affected property owners may request a change in valuation for property
tax purposes notwithstanding any program of revaluation.
(6) Distribution of written decision. Within five working days after the hearing examiner’s written
decision is issued, the director shall distribute the decision as follows:
(a) A copy will be mailed to the applicant and the appellant.
(b) A copy will be mailed to each person who submitted written or oral testimony to the
hearing examiner.
(c) A copy will be mailed to any person who has specifically requested it.
Page 11 of 154
7
(d) A copy will be mailed to the King County assessor.
FWRC 19.75.060 Notice.
(1) Contents. The director shall prepare a notice of application containing the following information:
(a) The name of the applicant and, if applicable, the project name.
(b) The date of application, the notice of completion, and the notice of application.
(c) The street address of the subject property or, if this is not available, a description of the
location of the property in nonlegal language. Except for notice published in a newspaper of
general circulation in the city, the notice must also include a vicinity map that identifies the
subject property.
(d) A brief description of the requested decision, including a citation to the provision of this
title governing the request, a list of the project permits included in the application and, if
applicable, a list of any studies requested under RCW 36.70A.440. To the extent known by the
city, the notice shall include any other permits which are not included in the application.
(e) The date, time, and place of the public hearing.
(f) A statement of the availability of the official file.
(g) A statement of the right of any person to submit written or oral comments to the hearing
examiner regarding the application.
(h) The identification of existing environmental documents that evaluate the proposed project
and the location where the application and any studies can be reviewed.
(i) A statement of the preliminary determination, if one has been made at the time of notice, of
those development regulations that will be used for project mitigation.
(2) Distribution. The director shall distribute this notice at least 14 calendar days before the public
hearing as follows:
(a) A copy will be sent to the persons receiving the property tax statements for all property
within 300 feet of each boundary of the subject property.
(b) A copy will be published in the newspaper of general circulation in the city.
(c) A copy will be posted on each of the official notification boards of the city website.
Page 12 of 154
8
(3) Public notification sign. The applicant shall erect at least one public notification sign which
complies with standards developed by the department at least 10 calendar days before the public
hearing. This sign shall be located on or near the subject property facing the right-of-way or vehicle
access easement or tract providing direct vehicle access to the subject property. The director may
require the placement of additional public notice signs on or near the subject property if he or she
determines that this is appropriate to provide notice to the public. The sign shall be removed within
seven calendar days after the final decision of the city on the matter.
3. Process VI- Council Rezones
Clarification of the decisional criteria for site specific quasi-judicial rezones.
19.80.140 Factors to be considered in a comprehensive plan
amendment.
The city may consider, but is not limited to, the following factors when considering a proposed
amendment to the comprehensive plan:
(1) The effect upon the physical environment.
(2) The effect on open space, streams, and lakes.
(3) The compatibility with and impact on adjacent land uses and surrounding neighborhoods.
(4) The adequacy of and impact on community facilities including utilities, roads, public
transportation, parks, recreation, and schools.
(5) The benefit to the neighborhood, city, and region.
(6) The quantity and location of land planned for the proposed land use type and density and the
demand for such land.
(7) The current and projected population density in the area.
(8) The effect upon other aspects of the comprehensive plan.
In order to encourage efficient and desired development and redevelopment of existing land
designated and zoned for various types of commercial uses, when considering proposals for
comprehensive plan amendments and rezones from one commercial designation to another, the city
will consider development trends in commercially zones areas, market demand for various types of
commercial land, and amount of vacant commercial land.
For site-specific comprehensive plan amendments, the provisions of FWRC 19.75.130(3)(a) shall also
apply.
Page 13 of 154
9
4. Affordable Housing
Update data source for affordable housing from the median county income to Area Median Income
(AMI). AMI data is updated on a more frequent basis and provides a more accurate assessment for
affordable housing determination. Strike inapplicable code section FWRC19.110.010 (5).
19.05.010 A definitions.
“Abandoned” means knowing relinquishment, by the owner, of right or claim to the subject property
or structure on that property, without any intention of transferring rights to the property or structure
to another owner, tenant, or lessee, or of resuming the owner’s use of the property. “Abandoned”
includes but is not limited to circumstances involving tax forfeiture, bankruptcy, or foreclosure.
“Abandoned personal wireless service facility” means a WSF that meets the following:
(1) Operation has voluntarily ceased for a period of 60 or more consecutive days; or
(2) The effective radiated power of an antenna has been reduced by 75 percent for a period of 60 or
more consecutive days; or
(3) The antenna has been relocated at a point less than 80 percent of the height of the support
structure; or
(4) The number of transmissions from an antenna has been reduced by 75 percent for a period of 60
or more consecutive days.
“Accessory” means a use or structure which is subordinate and incidental to the principal use or
structure on the subject property, and supports the principal use or structure without displacing or
dominating it. A structure is only accessory within the meaning of this definition when it has less
gross square footage and its height is equal to or less than the height of the principal structure on
the subject property. See FWRC 19.265.010.
“Accessory living facility” means an area or structure on the subject property, which is accessory to a
permitted use on a commercial subject property, providing provisions for living, cooking, sleeping
and sanitation for an employee on the subject property and that employee’s family, or for the
business owner/operator and that person’s family.
“Active uses” means uses that by their very nature generate activity, and thus opportunities for
natural surveillance, such as picnic areas, extracurricular school activities, exercise groups, etc.
Page 14 of 154
10
“Adjoining” means property that touches or is directly across a street from the subject property. For
the purpose of height regulations, any portion of a structure which is 100 feet or more from a low
density zone is not considered to be adjoining that zone.
“Administrator” for the purpose of sign regulations means the director or his/her designated
representative.
“Adult entertainment, activity, retail, or use” shall mean all of the following:
(1) “Adult theater” shall mean a building or enclosure or any portion thereof used for presenting
material distinguished or characterized by an emphasis on matter depicting, describing or relating to
“specified sexual activities” or “specified anatomical areas” (defined below) for observation by
patrons therein and which excludes minors by virtue of age.
(2) “Adult entertainment” shall mean a cabaret, nightclub or other establishment which features go-
go dancers, exotic dancers, strippers, male or female impersonators, similar entertainers or
attendants, who are so clothed or dressed as to emphasize “specified anatomical areas” and/or
whose performances or other activities include or mimic “specified sexual activities” (defined in
FWRC 19.05.190) and which establishment excludes minors by virtue of age, and shall mean any of
the adult entertainment establishments as defined in FWRC 12.10.010.
(3) “Panorama” and “peepshow” shall mean as defined in FWRC 12.10.010.
(4) “Adult retail” shall mean a retail establishment which, for money or any other form of
consideration, either:
(a) Has as one of its principal purposes to sell, exchange, rent, loan, trade, transfer, and/or
provide for viewing, off the premises, any adult-oriented merchandise; or
(b) Provides, as its substantial stock-in-trade, for the sale, exchange, rental, loan, trade, transfer,
and/or viewing or use, off the premises, any adult-oriented merchandise.
Activities and uses defined as “adult entertainment, activity, retail, or use” are only permitted in the
zone where that term is specifically listed as an allowable use and only in conformance to the
requirements as stated for that use.
“Adult family home” means a residential home for which a person is licensed to provide personal
care, special care, room, and board to more than one, but not more than six, adults who are not
related by blood or marriage to the person or persons providing the services. The number of
residents in an adult family home may be no more than the total of the residents being provided
services, plus a family that includes at least one service provider. Any limitation on the number of
residents resulting from this definition shall not be applied to the extent it would prevent the city
from making reasonable accommodations to disabled persons in order to afford such persons equal
opportunity to use and enjoy a dwelling as required by the Fair Housing Amendments Act of
1988, 42 U.S.C. § 3604(f)(3)(b). This definition shall not be applied to the extent that would cause a
Page 15 of 154
11
residential structure occupied by persons with handicaps, as defined in the Federal Fair Housing
Amendments Act of 1988, to be treated differently than a similar residential structure occupied by
other related or unrelated individuals. See FWRC 19.105.080.
“Adult-oriented merchandise” shall mean any goods, products, commodities, or other wares,
including, but not limited to, videos, CD-ROMs, DVDs, magazines, books, pamphlets, posters, cards,
periodicals, or nonclothing novelties which depict, describe, or simulate “specified anatomical areas”
or “specified sexual activities” (defined in FWRC 19.05.190).
“Agricultural use” means any agricultural, stable or livestock use listed as an allowable use in the
suburban estate zones. See definition of “urban agriculture.”
“Air rights” means the right to control the use of the space above the surface of the ground.
“AKART” means “all known, available and reasonable methods of prevention, control and treatment,”
and is the most current methodology that can be reasonably required for preventing, controlling, or
abating the pollutants associated with a point or nonpoint discharge. See also “best management
practices.”
“Alluvium” means soil deposits transported by surface waters.
“Area Median Income (AMI)” means the Metropolitan Statistical Area median income adjusted for
household size as defined by the United States Department of Housing and Urban Development.
Animal Care Facility. See definition of “animal kennel.”
“Animal kennel” means any structure or premises in which animals are boarded (including day care)
or bred for a fee or compensation. Animal kennels may also offer grooming, training, sales of
ancillary items, and related activities.
“Antique” or “collectible” means any article which, because of age, rarity, or historical significance, has
a monetary value greater than its original value, or which has an age recognized by the United States
government as entitling the article to an import duty less than that prescribed for contemporary
merchandise.
“Applicant” means a person who, whether personally or through an agent, seeks, requests, or applies
for any permit, approval, license, franchise, development proposal, or capacity reserve certificate
(CRC); a person who is the owner of property subject to this title, and a person who is engaged,
whether personally or through an agent, in development activity. “Applicant” includes both the
principal and any agent.
“Aquifer” means a geological formation that is capable of yielding a usable amount of fresh water to
a well or spring.
Page 16 of 154
12
“Arcade” means a linear pedestrian walkway that abuts and runs along the facade of a building. It is
covered, but not enclosed, and open at all times to public use. Typically, it has a line of columns
along its open side. There may be habitable space above the arcade.
“Architectural embellishments for sign regulations” means the aesthetic elements of the structure that
includes or encloses a sign. They do not include any copy, text, logos, graphics, or other elements of
the sign face or sign base, but are solely intended to enhance the aesthetics of the structural
elements surrounding or supporting the sign.
“Average building elevation (ABE)” means the average of the highest and lowest existing or proposed
elevations, whichever is lowest, taken at the base of the exterior walls of the structure, or it means
five feet above the lowest of the existing or proposed elevations, whichever is lowest. ABE is the
elevation from which building height is measured.
“Average slope” means the average grade of land within each land area representing a distinct
topographical change.
“Awning” means a nonrigid, roof-like cover that projects from a building as a shelter, but that does
not project above the adjacent parapet or roof of a supporting building.
19.110.010 Affordable housing regulations.
(1) Purpose. To provide affordable housing to the citizens of Federal Way and to comply with the
Growth Management Act and the county-wide planning policies for King County.
(2) Affordable housing defined. “Owner-occupied affordable housing” means dwelling units that are
offered for sale at a rate that is affordable to those individuals and families having incomes that are
80 percent or below the median county income Area Median Income (AMI). “Rental affordable
housing” means dwelling units that are offered for rent at a rate that is affordable to those
individuals and families having incomes that are 50 percent or below the median county income
Area Median Income (AMI).
(3) Multiple-family developments; senior citizen housing; assisted living facilities; townhouse
development; zero-lot line townhouse development; mixed-use projects; and cottage housing in
multifamily zones. New projects involving 25 dwelling units or more are required to provide
affordable dwelling units as part of the project. At least two dwelling units or five percent of the total
number of proposed units, whichever is greater, shall be affordable. Projects including affordable
dwelling units may exceed the maximum allowed number of dwelling units as follows:
(a) One bonus market rate unit for each affordable unit included in the project; up to 10
percent above the maximum number of dwelling units allowed in the underlying zoning
district.
Page 17 of 154
13
(4) Single-family developments. New single-family developments in the RS-35, RS-15, RS-9.6, and RS-
7.2 zoning districts have the option of providing affordable dwelling units as part of the project.
Projects including affordable dwelling units may reduce minimum lot size as follows:
(a) Those lots in a new single-family conventional subdivision or short subdivision which are
proposed to contain affordable dwelling units may be reduced in area by up to 20 percent of
the minimum lot size of the underlying zoning district; provided, that the overall number of
dwelling units in the subdivision may not exceed 10 percent of the maximum number of units
allowed in the underlying zoning district.
(5) Provisions for affordable housing for cottage housing development in single-family residential
zones are set forth in Chapter 19.250 FWRC.
(65) Duration. An agreement in a form approved by the city must be recorded with King County
department of elections and records requiring affordable dwelling units which are provided under
the provisions of this section to remain as affordable housing for the life of the project. This
agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of
the applicant.
5. Community Design Guidelines
Remove outdated site design element, phone booth. Correction within the district guidelines
section for non-residential uses in residential zones. Correction to FWRC 19.115.090 (4) for “non-
residential uses” to be directed to the correct “non-residential” design guideline elements.
FWRC 19.115.050 Site design – All zoning districts.
(1) General criteria.
(a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks,
riparian corridors, and similar features unique to the site should be incorporated into the
design.
(b) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian
areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and
amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables
and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping.
(c) Pedestrian areas should be easily seen, accessible, and located to take advantage of
surrounding features such as building entrances, open spaces, significant landscaping, unique
topography or architecture, and solar exposure.
Page 18 of 154
14
(d) Project designers shall strive for overall design continuity by using similar elements
throughout the project such as architectural style and features, materials, colors, and textures.
(e) Place physical features, activities, and people in visible locations to maximize the ability to
be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to
increase natural surveillance by park users, and place laundry facilities near play equipment in
multiple-family residential development. Avoid barriers, such as tall or overgrown landscaping
or outbuildings, where they make it difficult to observe activity.
(f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc.,
or by security hardware such as locks, chains, and alarms. Where appropriate, utilize security
guards. All of these methods result in increased effort to commit a crime and, therefore, reduce
the potential for it to happen.
(g) Design buildings and utilize site design that reflects ownership. For example, fences, paving,
art, signs, good maintenance, and landscaping are some physical ways to express ownership.
Identifying intruders is much easier in a well-defined space. An area that looks protected gives
the impression that greater effort is required to commit a crime. A cared-for environment can
also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are
generally more intimidating than areas that do not display such characteristics.
(2) Surface parking lots.
(a) Site and landscape design for parking lots are subject to the requirements of
Chapter 19.125 FWRC.
(b) Vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional
signage.
(c) Driveways shall be located to be visible from the right-of-way but not impede pedestrian
circulation on-site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts.
(d) Multi-tenant developments with large surface parking lots adjacent to a right-of-way are
encouraged to incorporate retail pads against the right-of-way to help break up the large
areas of pavement.
(e) See FWRC 19.115.090 for supplemental guidelines.
(3) Parking structures (includes parking floors located within commercial buildings).
(a) The bulk (or mass) of a parking structure as seen from the right-of-way should be
minimized by placing its short dimension along the street edge. The parking structure should
Page 19 of 154
15
include active uses such as retail, offices or other commercial uses at the ground level and/or
along the street frontage.
(b) Parking structures which are part of new development shall be architecturally consistent
with exterior architectural elements of the primary structure, including rooflines, facade design,
and finish materials.
(c) Parking structures should incorporate methods of articulation and accessory elements,
pursuant to FWRC 19.115.060(3)(b), on facades located above ground level.
(d) Buildings built over parking should not appear to “float” over the parking area, but should
be linked with ground level uses or screening. Parking at grade under a building is discouraged
unless the parking area is completely enclosed within the building or wholly screened with
walls and/or landscaped berms.
(e) Top deck lighting on multi-level parking structures shall be architecturally integrated with
the building, and screened to control impacts to off-site uses. Exposed fluorescent light fixtures
are not permitted.
(f) Parking structures and vehicle entrances should be designed to minimize views into the
garage interior from surrounding streets. Methods to help minimize such views may include,
but are not limited to, landscaping, planters, and decorative grilles and screens.
(g) Security grilles for parking structures shall be architecturally consistent with and integrated
with the overall design. Chain-link fencing is not permitted for garage security fencing.
(h) See FWRC 19.115.090(3)(d) for supplemental guidelines.
(4) Pedestrian circulation and public spaces.
(a) Primary entrances to buildings, except for zero lot line townhouse development and
attached dwelling units oriented around an internal courtyard, should be clearly visible or
recognizable from the right-of-way. Pedestrian pathways from rights-of-way and bus stops to
primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be
accessible and should be clearly delineated.
(b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes
using a variation in paved texture and color, and protected from abutting vehicle circulation
areas with landscaping. Approved methods of delineation include: stone, brick or granite
pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a
method of delineation is not encouraged.
Figure 1 – FWRC 19.115.050(4)
Figure 2 – FWRC 19.115.050(4)
Page 20 of 154
16
(c) Pedestrian connections should be provided between properties to establish pedestrian links
to adjacent buildings, parking, pedestrian areas and public rights-of-way.
(d) Bicycle racks should be provided for all commercial developments.
(e) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs,
trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus
stops, phone booths, fencing, etc., should be incorporated into the site design.
(f) See FWRC 19.115.090 for supplemental guidelines.
(5) Landscaping. Refer to Chapter 19.125 FWRC for specific landscaping requirements and for
definitions of landscaping types referenced throughout this chapter.
(6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040 for
requirements related to garbage and recycling receptacles, placement and screening.
(a) Commercial services relating to loading, storage, trash and recycling should be located in
such a manner as to optimize public circulation and minimize visibility into such facilities.
Service yards shall comply with the following:
(i) Service yards and loading areas shall be designed and located for easy access by
service vehicles and tenants and shall not displace required landscaping, impede other
site uses, or create a nuisance for adjacent property owners.
(ii) Trash and recycling receptacles shall include covers to prevent odor and wind-blown
litter.
(iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent
with the primary building(s) relative to architecture, materials and colors.
(iv) Chain-link fencing shall not be used where visible from public streets, on-site major
drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not
be used.
Figure 3 – FWRC 19.115.050(6)
Figure 4 – FWRC 19.115.050(6)
(b) Site utilities shall comply with the following:
(i) Building utility equipment such as electrical panels and junction boxes should be
located in an interior utility room.
Page 21 of 154
17
(ii) Site utilities including transformers, fire standpipes and engineered retention ponds
(except biofiltration swales) should not be the dominant element of the front landscape
area. When these must be located in a front yard, they shall be either undergrounded or
screened by walls and/or Type I landscaping, and shall not obstruct views of tenant
common spaces, public open spaces, monument signs, and/or driveways.
(7) Miscellaneous site elements.
(a) Lighting shall comply with the following:
(i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3).
(ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall
incorporate cut-off shields to prevent off-site glare.
(iii) Lighting standards shall not reduce the amount of landscaping required for the
project by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping.
(b) Drive-through facilities, such as banks, cleaners, fast food, drug stores and service stations,
etc., shall comply with the following:
(i) Drive-through windows and stacking lanes are not encouraged along facades of
buildings that face a right-of-way. If they are permitted in such a location, then they shall
be visually screened from such street by Type III landscaping and/or architectural
element, or combination thereof; provided, such elements reflect the primary building
and provide appropriate screening.
(ii) The stacking lane shall be physically separated from the parking lot, sidewalk, and
pedestrian areas by Type III landscaping and/or architectural element, or combination
thereof; provided, such elements reflect the primary building and provide appropriate
separation. Painted lanes are not sufficient.
(iii) Drive-through speakers shall not be audible off-site.
(iv) A bypass/escape lane is recommended for all drive-through facilities.
(v) See FWRC 19.115.090(4) for supplemental guidelines.
FWRC 19.115.090 District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines apply to
individual zoning districts:
(1) Professional office (PO), neighborhood business (BN), and community business (BC).
Page 22 of 154
18
(a) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-
way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4).
(b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and
shall incorporate windows and other methods of articulation.
(c) Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
(d) Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities, in a context-sensitive amount and combination,
considering the scale of the retail use(s) and entrance(s) to the overall building or
development, and the proximity and access to other existing plaza or streetscape features.
(e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
(f) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not
screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl-coated
mesh, powder-coated poles, dark color(s), and architectural element(s) such as pole caps
and/or decorative grid pattern.
For residential uses only:
(g) Landscaped yards shall be provided between building(s) and public street(s). Parking lots
should be beside or behind buildings that front upon streets.
(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the
project and the public sidewalk.
(j) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
Figure 16 – FWRC 19.115.090(1)
(k) Principal entries to buildings shall be highlighted with plaza or garden areas containing
planting, lighting, seating, trellises and other features. Such areas shall be located and
designed so windows overlook them.
Figure 17 – FWRC 19.115.090(1)
(l) Common recreational spaces shall be located and arranged so that windows overlook them.
Page 23 of 154
19
Figure 18 – FWRC 19.115.090(1)
(m) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to
them so those exterior portions of the site are controlled by individual households.
Figure 19 – FWRC 19.115.090(1)
(n) All new buildings, including accessory buildings such as carports and garages in PO and BN
zones only, shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12.
Figure 20 – FWRC 19.115.090(1)
(o) Carports and garages in front yards should be discouraged.
(p) Building facades that exceed 120 feet in length and are visible from an adjacent residential
zone, right-of-way, public park, or recreation area shall incorporate a significant structural
modulation (offset). The minimum depth of the modulation shall be approximately equal to 10
percent of the total length of the subject facade and the minimum width shall be
approximately twice the minimum depth. The modulation shall be integral to the building
structure from base to roofline.
(q) Buildings should be designed to have a distinct base, middle and top. The base (typically
the first floor) should contain the greatest number of architectural elements such as windows,
materials, details, overhangs, cornice lines, and masonry belt courses. The midsection, by
comparison, may be simple. (Note: single-story buildings have no middle.) The top should
avoid the appearance of a flat roof and include distinctive roof shapes including but not
limited to pitched, vaulted or terraced, etc.
Figure 21 – FWRC 19.115.090(1)
(r) Residential design features, including but not limited to entry porches, projecting window
bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading
or stepped roof forms, shall be incorporated into all buildings. Window openings shall have
visible trim material or painted detailing that resembles trim.
(s) Subsection (1)(n) of this section shall apply to self-service storage facilities.
(2) Office park (OP), corporate park (CP), and commercial enterprise (CE).
(a) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-
way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4).
(b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way.
Page 24 of 154
20
(c) Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
(d) Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities, in a context-sensitive amount and combination,
considering the scale of the retail use(s) and entrance(s) to the overall building or
development, and the proximity and accessibility from the building to other existing plaza or
streetscape features.
(e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
(f) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not
screened by Type I landscaping as defined in Chapter 19.125 FWRC, shall utilize vinyl-coated
mesh, powder-coated poles, dark color(s), and architectural element(s) such as pole caps
and/or decorative grid pattern.
For non-single-family residential uses only:
(g) Subsections (1)(g) through (r) of this section shall apply.
(3) City center core (CC-C) and city center frame (CC-F).
(a) The city center core and frame contain transitional forms of development with surface
parking areas. However, as new development or redevelopment occurs, the visual dominance
of surface parking areas shall be eliminated or reduced.
Therefore, parking shall be located behind building(s), with building(s) located between rights-
of-way and the parking area(s), or in structured parking, and any parking located along a right-
of-way is subject to the following criteria:
(i) In the city center core, surface parking and driving areas may not occupy more than 25
percent of the project’s linear frontage along principal pedestrian right(s)-of-way, as
determined by the director.
(ii) In the city center frame, surface parking and driving areas may not occupy more than
40 percent of the project’s linear frontage along principal pedestrian right(s)-of-way, as
determined by the director.
(iii) A greater amount of parking and driving area than is specified in subsections (3)(a)(i)
and (ii) of this section may be located along other rights-of-way; provided, that the
parking is not the predominant use along such right-of-way, as determined by the
director.
Page 25 of 154
21
(b) Principal entrance facades shall front on, face, or be clearly recogn izable from the right-of-
way, and/or from the principal pedestrian right-of-way, as determined by the director, for
projects exposed to more than one right-of-way.
(c) Building facades shall incorporate a combination of facade treatment options as listed in
FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale,
design, and site context, and according to the following guidelines:
(i) Principal facades containing a major entrance, or located along a right-of-way, or
clearly visible from a right-of-way or public sidewalk, shall incorporate a variety of
pedestrian-oriented architectural treatments, including distinctive and prominent
entrance features; transparent glass such as windows, doors, or window displays in and
adjacent to major entrances; structural modulation where appropriate to break down
building bulk and scale; modulated rooflines, forms, and heights; architectural articulation;
canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities.
At least 40 percent of any ground level principal facade located along a right-of-way must
contain transparent glass. Landscaping shall be used to define and highlight building
entrances, plazas, windows, walkways, and open space, and may include container
gardens, wall and window planters, hanging baskets, seasonal beds, trellises, vines,
espaliered trees and shrubs, and rooftop gardens. Landscaping should not block views to
the building or across the site. Foundation landscaping may be used to enhance but not
replace architectural treatments.
(ii) Secondary facades not containing a major building entrance, or located along a right-
of-way, or clearly visible from a right-of-way or public sidewalk, may incorporate facade
treatments that are less pedestrian-oriented than in subsection (3)(c)(i) of this section,
such as a combination of structural modulation, architectural articulation, and foundation
landscaping.
(iii) Principal facades of single-story buildings with more than 16,000 square feet of gross
ground floor area shall emphasize facade treatments that reduce the overall appearance
of bulk and achieve a human scale. This may be accomplished through such design
techniques as a series of distinctive entrance modules or “storefronts” framed by
projecting, offset rooflines, and/or a major pedestrian plaza adjacent to the entrance.
(d) Pedestrian pathways shall be provided from rights-of-way, bus stops, parking areas, and
any pedestrian plazas and public space to primary building entrances. Where a use fronts more
than one right-of-way, pedestrian access shall be provided from both rights-of-way, or from
the right-of-way nearest to the principal building entrance. Multiple-tenant complexes shall
provide pedestrian walkways connecting all major business entrances on the site. Pedestrian
pathways shall be clearly delineated by separate paved routes using a variation in color and
texture, and shall be integrated with the landscape plan. Principal cross-site pedestrian
pathways shall have a minimum clear width of six feet in the city center frame, and a minimum
clear width of eight feet in the city center core, and shall be protected from abutting parking
and vehicular circulation areas with landscaping.
Page 26 of 154
22
(e) Drive-through facilities and stacking lanes shall not be located along, or in conjunction with,
a building facade that faces or is clearly visible from a right-of-way, public sidewalk, or
pedestrian plaza. Such facilities shall be located along other, secondary facades, as determined
by the director, and shall meet the separation, screening, and design standards listed in
FWRC 19.115.050(7)(b)(ii), (iii), and (iv).
(f) Above-grade parking structures with a ground level facade visible from a right-of-way shall
incorporate any combination of the following elements at the ground level:
(i) Retail, commercial, or office uses that occupy at least 50 percent of the building’s lineal
frontage along the right-of-way; or
(ii) A 15-foot-wide strip of Type III landscaping along the base of the facade; or
(iii) A decorative grille or screen that conceals interior parking areas from the right-of-
way.
(g) Facades of parking structures shall be articulated above the ground level pursuant to
FWRC 19.115.060(3)(a).
(h) When curtain wall glass and steel systems are used to enclose a building, the glazing panels
shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or
pedestrian area.
(i) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used.
(j) For residential uses, subsections (1)(g) through (j), (l), (m), (o), (q), and (r) of this section shall
apply.
(4) For all residential zones.
(a) Nonresidential uses. Subsections (1)(g) through (k) (a) through (f) and (n) through (r) (p)
through (q) of this section shall apply.
(b) Non-single-family residential uses except for zero lot line townhouse residential uses and
attached dwelling units. Subsections (1)(g) through (r) of this section shall apply.
(c) Zero lot line townhouse residential uses and attached dwelling units. Subsections (1)(j), (l)
through (o), and (r) of this section shall apply.
Page 27 of 154
23
6. Structures and Improvements
With a marked rise in overall temperatures, the city has seen increased interest in adding air
conditioning units either to existing homes or new construction. The proposed code
amendment allows for (1) residential heating / air conditioners or similar mechanical units to be
within the side or rear setbacks.
FWRC 19.125.160 Structures and improvements.
No improvement or structure may be in a required yard except as follows:
(1) A driveway and/or parking area subject to the standards of FWRC 19.130.240.
(2) Any improvement or structure, other than a driveway and/or parking area, that is not more than
four inches above finished grade may be anywhere in a required setback yard.
(3) An improvement or structure that is not more than 18 inches above finished grade may extend
not more than five feet into a required yard.
(4) Chimneys, bay windows, greenhouse windows, eaves, awnings and similar elements of a structure
that customarily extend beyond the exterior walls of a structure may extend up to 18 inches into any
required yard. The total horizontal dimension of the elements that extend into a required yard,
excluding eaves, may not exceed 25 percent of the length of the facade of the structure from which
the elements extend.
(5) Fences and railings not over six feet in height may be located in required yards subject to the
fence regulations contained within this chapter.
(6) Rockeries and retaining walls may be located in required yards if:
(a) The rockery or retaining wall is not being used as a direct structural support for a major
improvement;
(b) The rockery or retaining wall is reasonably necessary to provide support to a cut, fill, or
slope; and
(c) The rockery or retaining wall also meets the requirements of FWRC 19.120.120 et seq.
(7) Signs may be located in required yards subject to provisions of Chapter 19.140 FWRC.
(8) Covered walkways, no more than eight feet wide and 10 feet above finished grade and open
along the sides, are permitted in required yards in commercial, office and industrial zones.
Page 28 of 154
24
(9) In low and medium density residential zones, the applicant may, through process III, request
approval to locate a storage shed in a required yard, except a required front yard. The city may
approve the application if:
(a) The proposed structure is no more than eight feet high above finished grade;
(b) The maximum length of the facade of the proposed structure parallel to each property line,
from which the required yard is not provided, shall not exceed 10 feet;
(c) The proposed structure contains no more than 120 square feet in total area;
(d) No reasonable alternative location exists on the subject property due to special
circumstances regarding the size, shape, topography or location of the subject property or the
location for legally constructed pre-existing improvements of the subject property; and
(e) Permitting the intrusion onto the required yard will not create a material, negative impact
on the character of nearby residential uses.
(10) Construction-related outdoor storage containers may be temporarily placed in the required
front yard of a single-family residential lot if approved under FWRC 19.275.110 080, and portable
moving containers may be temporarily placed in the required front yard of any lot if approved under
FWRC 19.275.120 090.
(11) Single family residential zone districts one (1) mechanical unit (heating, air conditioner or
emergency generator; or similar unit) associated with the onsite residence may be permitted
within a side or rear setback.
7. Off Street Parking Minimums
Update to be consistent with RCW 36.70A.620. Insert as a footnote within the applicable zone charts
referencing this section.
19.195.015 Permanent supportive housing and transitional
housing.
The following uses shall be permitted in the suburban estate (SE) zone subject to the regulations and
notes set forth in this section:
Page 29 of 154
25
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
5
acres
30
ft.
20
ft.
20
ft.
10% 30 ft.
above
average
building
elevation
See
notes 9
and 10
and 11.
1. Any proposed permanent supportive housing or transitional housing
facility with more than two units, or which brings the total number of
permanent supportive housing or transitional housing units on the
property to more than three units, must be distanced at least one and
one-third miles (7,040 ft.) from any property with more than three units
of permanent supportive housing and/or transitional housing, as
measured from the nearest points of each such property.
2. There shall be no more than 10 residences located within a single
structure per lot.
3. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other
services and facilities frequently utilized by the residents of the property.
4. The housing will be operated under the authority of a reputable
governing board, social service, or government agency, or proprietor, to
whom staff are responsible and who will be available to city officials, if
necessary, to resolve concerns pertaining to the property or residents.
5. The housing will operate under a written community engagement
plan, approved by the governing agency, board, or official, which must
address, at a minimum: (a) how the facility will engage with the
community; (b) how the facility will respond to community complaints
or concerns; and (c) who is the point of contact for the community. The
plan shall be provided to the city prior to occupancy and shall be
updated and provided to the city as substantive changes are made to
the plan.
6. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
7. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
8. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
9. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
10. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
11. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
Page 30 of 154
26
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.195.015 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIO NS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
1211. The housing will operate under a written operational plan that will
include, at a minimum, the following:
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a
Page 31 of 154
27
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIO NS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
minimum, a prohibition on threatening and unsafe behavior; and the on-
site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to peopl e
experiencing homelessness, and/or certifications or academic credentials
in an applicable human service field, and/or applicable experience in a
related program with people experiencing homelessness.
e. For health and safety reasons, the sponsor and/or managing agency
shall take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol to
work with the participant to resolve any outstanding warrants with
applicable legal authorities.
13.12. All facilities are required to be licensed pursuant to the provisions
of Chapter 12.35 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 32 of 154
28
19.200.020 Zero lot line townhouse and townhouse (attached)
dwelling units.
The following uses shall be permitted in the single-family residential (RS) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side (each) Rear
⇩ ⇨
Attached dwelling
units
Zero lot line
townhouse
attached dwelling
units
These uses are
allowed only in RS
5.0 zones
Process III
for
attached
dwelling
units
Subdivision
review for
zero lot
line
townhouse
dwelling
units
10,000 sq.
ft. with at
least 5,000
sq. ft. per
unit for
attached
dwelling
units
See note 2
for zero lot
line
townhouse
dwelling
units
20 ft. for
attached
dwelling
units
20 ft. or 10
ft. for zero
lot line
townhouse
development
See note 4
5 ft. for
attached
dwelling
units
0 ft., 5 ft.,
10 ft. for
zero lot
line
townhouse
dwelling
units
See note 4
5 ft. for
attached
dwelling
units
5 ft. or 20
ft. for zero
lot line
townhouse
dwelling
units
See note 4
60% 30 ft.
above
average
building
elevation
2 per
dwelling
unit, see
note 13.
See note 5
for zero lot
line
townhouse
dwelling
units
1. These uses may be permitted only
if they meet the following criteria:
a. The site is designed to be
compatible with any nearby low
density uses.
b. The site is designed to preserve
larger aggregations of open space
than would development of the
subject property with detached
dwelling units.
c. The scale of development on the
subject property is compatible with
any nearby low density uses.
2. Minimum site area for zero lot line
townhouse development shall be
10,000 sq. ft.
3. Each building shall consist of a
minimum of two units and a
maximum of eight units in each
grouping.
4. For zero lot line townhouse
development, the following shall
apply:
a. Each dwelling unit must be
located on its own lot of record.
b. Minimum front yard setback is
20 ft. when parking/garage is located
in the front of the townhouse.
Page 33 of 154
29
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side (each) Rear
⇩ ⇨
Otherwise, minimum front yard
setback is 10 ft. There are no required
side yards between attached units.
c. For a group of two to six
attached units, the required side yard
is five ft.
d. For more than six attached units,
the required side yard is 10 ft.
e. Minimum rear yard setback is
five ft., except that minimum rear yard
setback is 20 ft. from the property line
for garages that are accessed via an
alley or drive aisle.
5. Two off-street parking spaces
including one garage shall be
provided for each zero lot line
townhouse unit.
6. The subject property must contain
at least 400 sq. ft. of open space per
dwelling unit. This includes a
minimum of 200 sq. ft. of private
open space for each unit and the
remainder as usable common open
space. Private open space may
include yards, patios, and balconies.
Type III landscaping 10 ft. in width
shall be provided along all arterial
rights-of-way. Said landscaping shall
be in a separate tract and shall be
credited to the common open space
requirement. At least 10 percent of
the public open space must be
developed and maintained with
children’s play equipment, except for
housing for the exclusive use of
persons over 55 years of age, in which
case the open space shall be
developed with age-appropriate
equipment. If the subject property
contains four or more units, this
required public open space must be
Page 34 of 154
30
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side (each) Rear
⇩ ⇨
in one or more pieces, each having
both a length and width of at least 25
ft. In addition, if the subject property
contains 20 or more units, at least 50
percent of this required open space
must be in one or more pieces each
having a length and width of at least
40 ft.
7. Chapter 19.265 FWRC contains
regulations regarding home
occupations and other accessories,
facilities and activities associated with
this use.
8. Refer to Chapter 19.265 FWRC to
determine what other provisions of
this title may apply to the subject
property.
9. Refer to Chapter 19.125 FWRC,
Outdoors, Yards, and Landscaping, for
appropriate requirements.
10. For sign requirements that apply
to the project, see
Chapter 19.140 FWRC.
11. For community design guidelines
that apply to the project, see
Chapter 19.115 FWRC.
12. For provisions that relate to the
keeping of animals, see
Chapter 19.260 FWRC.
13. Minimum residential parking
requirements subject to FWRC
19.130.120 (4).
For other information about parking
and parking areas, see
Chapter 19.130 FWRC.
Page 35 of 154
31
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side (each) Rear
⇩ ⇨
For details of what may exceed this
height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards,
see FWRC 19.125.160 et seq.
19.200.045 Permanent supportive housing and transitional
housing.
The following uses shall be permitted in the single-family residential (RS) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
See
note
1
20
ft.
10
ft.
20
ft.
See
note 9
30 ft.
above
average
building
elevation
See
notes 11,
and 12
and 13.
1. Minimum lot size is as follows:
a. In RS 35.0 zones, the minimum lot size is 35,000 sq. ft.
b. In RS 15.0 zones, the minimum lot size is 15,000 sq. ft.
c. In RS 9.6 zones, the minimum lot size is 9,600 sq. ft.
d. In RS 7.2 zones, the minimum lot size is 7,200 sq. ft.
e. In RS 5.0 zones, the minimum lot size is 5,000 sq. ft.
Page 36 of 154
32
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
2. Any proposed permanent supportive housing or transitional
housing facility with more than two units, or which brings the total
number of permanent supportive housing or transitional housing units
on the property to more than three units, must be distanced at least
one and one-third miles (7,040 ft.) from any property with more than
three units of permanent supportive housing and/or transitional
housing, as measured from the nearest points of each such property.
3. There shall be no more than six residences located within a single
structure per lot.
4. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other
services and facilities frequently utilized by the residents of the
property.
5. The housing will operate under a written community engagement
plan, approved by the governing agency, board, or official, which must
address, at a minimum: (a) how the facility will engage with the
community; (b) how the facility will respond to community complaints
or concerns; and (c) who is the point of contact for the community. The
plan shall be provided to the city prior to occupancy and shall be
updated and provided to the city as substantive changes are made to
the plan.
6. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping,
for appropriate requirements.
7. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
8. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC.
Page 37 of 154
33
19.200.045 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
9. Maximum lot coverage is as follows:
a. In RS 35.0 = 50%.
b. In RS 15.0 = 50%.
c. In RS 9.6 = 60%.
d. In RS 7.2 = 60%.
e. In RS 5.0 = 60%.
f. See FWRC 19.110.020(2) for calculation of lot coverage for flag lots.
10. The subject property must contain at least 400 sq. ft. of open space
per dwelling unit. This includes a minimum of 200 sq. ft. of private open
space for each unit and the remainder as usable common open space.
Private open space may include yards, patios, and balconies. Type III
landscaping 10 ft. in width shall be provided along all arterial rights -of-
way. Said landscaping shall be in a separate tract and shall be credited
to the common open space requirement. At least 10% of the public
open space must be developed and maintained with children’s play
equipment, except for housing for the exclusive use of persons over 55
years of age, in which case the open space shall be developed with age -
appropriate equipment. If the subject property contains four or more
units, this required public open space must be in one or more pieces,
each having both a length and width of at least 25 ft. In addition, if the
subject property contains 20 or more units, at least 50% of this required
open space must be in one or more pieces each having a length and
width of at least 40 ft.
11. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
12. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
13. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
(Continued on next page)
Page 38 of 154
34
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.200.045 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
1413. The housing will operate under a written operational plan that
will include, at a minimum, the following:
a. Residents must be referred by providers of housing and services
for people experiencing homelessness. Direct intake of residents at
the site, without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the
following elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency
plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW,
including resident responsibilities and a code of conduct that
includes, at a minimum, a prohibition on threatening and unsafe
behavior; and the on-site use and sale of illegal drugs;
Page 39 of 154
35
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
v. Access to human and social services, including a staffing plan
and expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to people
experiencing homelessness, and/or certifications or academic
credentials in an applicable human service field, and/or applicable
experience in a related program with people experiencing
homelessness.
e. For health and safety reasons, the sponsor and/or managing
agency shall take all reasonable and legal steps to obtain verifiable
identification information, including full name and date of birth,
from current and prospective residents, and shall keep a log
containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol
to work with the participant to resolve any outstanding warrants with
applicable legal authorities.
1514. All facilities are required to be licensed pursuant to the
provisions of Chapter 12.35 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.200.100 Senior citizen or special needs housing.
The following uses shall be permitted in the single-family residential (RS) zone subject to the
regulations and notes set forth in this section:
Page 40 of 154
36
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Senior citizen or
special needs
housing (stacked
dwelling units)
Process
IV
As
established
on the
zoning
map.
See notes
1 and 5
20
ft.
5 ft. 5
ft.
See
note 9
30 ft.
above
average
building
elevation.
See note
5
Senior
housing:
1 for
each
dwelling
unit
Special
needs
housing:
0.5 for
each unit.
See note
17 and
18.
1. Minimum lot size for this use is as follows:
a. In RS 35.0 zones, the minimum lot size is 35,000 sq. ft.
b. In RS 15.0 zones, the minimum lot size is 15,000 sq. ft.
c. In RS 9.6 zones, the minimum lot size is 9,600 sq. ft.
d. In RS 7.2 zones, the minimum lot size is 7,200 sq. ft.
e. In RS 5.0 zones, the minimum lot size is 5,000 sq. ft.
2. If any portion of a structure is adjacent to a single-family
residential zone, then the structure shall be set back a minimum
of 20 ft. from the property line of the residential zone.
3. All buildings must be gabled with pitched roofs.
4. The city may permit this use if it meets the following criteria:
a. The subject property is situated in close proximity to, and
has convenient access to, public transportation, shopping,
health care providers and other services and facilities frequently
utilized by the intended residents of the subject property.
b. The proposed development will not create unreasonable
impacts on traffic, public utilities and services or on nearby
residential.
5. The city will determine the number of dwelling units or
occupancy rooms or suites permitted in the proposed
development and may permit or require modification of the
required yard, lot coverage, height, landscaping and other
similar dimensional and site design requirements based on the
following criteria:
a. The specific nature of the occupancy and the persons that
will be housed in the proposed development.
b. The size of the dwelling units or occupancy rooms or suites
and the specific configuration of any facilities within these units,
rooms or suites.
c. The impacts on nearby residential uses of the proposed
development.
d. The architecture, site design and other design features of
the proposed development.
6. The city may approve the limited commercial establishments
listed in subsection (6)(c) of this section on the first floor, if all
of the following criteria are satisfied:
a. Locating limited commercial uses on the subject property
is clearly reasonable considering the size of the subject
property, the location of the subject property and access to the
subject property.
(Continued on next page)
See notes 2, 5
and 10
Page 41 of 154
37
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et
seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.200.100 Senior citizen or special needs housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
b. Any adverse impacts or undesirable effects of locating retail
establishments on the subject property can be eliminated or significantly
reduced through conditions imposed as part of the approval.
c. The city may approve the following limited retail establishments
under this section: (1) Grocery stores containing no more than 3,000 sq.
ft.; (2) Pharmacies; (3) Clothing cleaners; (4) Beauty and/or barber shops;
(5) Banks, excluding drive-in facilities; (6) Travel agents; (7) Restaurants,
including fast food restaurants; (8) Arts and craft supply stores; (9) Flower
and gift shops.
7. Chapter 19.265 FWRC contains regulations regarding accessory uses,
buildings and structures. Accessory dwelling units are not permitted.
8. Chapter 19.270 FWRC contains regulations regarding home
occupations.
9. Maximum lot coverage is as follows:
a. In RS 35.0 = 50 percent.
b. In RS 15.0 = 50 percent.
Page 42 of 154
38
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
c. In RS 9.6 = 60 percent.
d. In RS 7.2 = 60 percent.
e. In RS 5.0 = 60 percent.
10. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
11. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
12. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
13. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
14. For affordable housing requirements, see FWRC 19.110.010.
15. The subject property must provide usable open space in a total
amount equal to at least 100 sq. ft. per dwelling unit and may include
common open spaces such as plazas, recreation rooms, rooftop terraces,
p-patches, pools, active lobbies, and atriums. All eligible usable open
space shall also meet the requirements specified in FWRC 19.115.115. A
fee-in-lieu option is available for up to 50 percent of the usable open
space as specified in FWRC 19.115.115.
16. Any common open space requirements for senior housing or special
needs housing may be reduced at the discretion of the director, if an
open space study documents that less common open space will be
adequate to serve the needs of the residents.
17. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
18. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
Page 43 of 154
39
19.205.010 Zero lot line townhouse and townhouse (attached)
dwelling units.
The following uses shall be permitted in the multifamily residential (RM) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL
REGULATIONS AND
NOTES
Lot Size Lot Width
Required Yards
Lot Coverage
Height
of
Structure Front Side (each) Rear
⇩ ⇨
Attached dwelling
units
Zero lot line
townhouse
dwelling units
Process II
for
attached
dwelling
units
Subdivision
review for
zero lot
line
townhouse
dwelling
units
7,200 sq.
ft. for
attached
dwelling
units with
a density
established
on the
zoning
map
See notes
1, 2 and 4
20 ft. for
individual
lots within a
zero lot line
townhouse
development
20 ft. for
attached
dwelling
units
20 ft. or 10
ft. for zero
lot line
townhouse
dwelling
units
See note 4
5 ft. for
attached
dwelling
units
10 ft., 5 ft.,
0 ft. for
zero lot
line
townhouse
dwelling
units
See note 4
5 ft. for
attached
dwelling
units
5 ft. or 20
ft. for zero
lot line
townhouse
dwelling
units
See note 4
No max. lot
coverage is
established.
The
buildable
area will be
determined
by other site
development
requirements
35 ft. 2.0 per
unit, see
note 6.
See note 5
for zero lot
line
townhouse
dwelling
units
Page 44 of 154
40
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL
REGULATIONS AND
NOTES
Lot Size Lot Width
Required Yards
Lot Coverage
Height
of
Structure Front Side (each) Rear
⇩ ⇨
Page 45 of 154
41
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL
REGULATIONS AND
NOTES
Lot Size Lot Width
Required Yards
Lot Coverage
Height
of
Structure Front Side (each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.205.010 Zero lot line townhouse and townhouse (attached)
dwelling units. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Lot
Width
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
76. The subject property must contain at least 400 sq. ft.
of open space per dwelling unit. This includes a minimum
of 200 sq. ft. of private open space for each unit and the
remainder as usable common open space. Private open
Page 46 of 154
42
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Lot
Width
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
space may include yards, patios, and balconies. Type III
landscaping 10 ft. in width shall be provided along all
arterial rights-of-way. Said landscaping shall be in a
separate tract and shall be credited to the common open
space requirement. At least 10 percent of the public open
space must be developed and maintained with children’s
play equipment, except for housing for the exclusive use
of persons over 55 years of age, in which case the open
space shall be developed with age-appropriate
equipment. If the subject property contains four or more
units, this required public open space must be in one or
more pieces, each having both a length and width of at
least 25 ft. In addition, if the subject property contains 20
or more units, at least 50 percent of this required open
space must be in one or more pieces each having a
length and width of at least 40 ft.
8.7. Chapter 19.265 FWRC contains regulations regarding
home occupations and other accessories, facilities and
activities associated with this use. Accessory dwelling
units are not permitted in either a townhouse or ze ro lot
line townhouse development.
98. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and
Landscaping, for appropriate requirements.
109. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
1110. For community design guidelines that apply to the
project, see Chapter 19.115 FWRC.
1211. For provisions that relate to the keeping of animals,
see Chapter 19.260 FWRC.
1312. For affordable housing requirements, see
FWRC 19.110.010.
For other information about parking and parking areas,
see Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see
FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 47 of 154
43
19.205.040 Multifamily dwelling units.
The following uses shall be permitted in the multifamily residential (RM) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Multifamily dwelling
units (stacked
dwelling units)
Process
II
7,200 sq.
ft. with a
density as
established
on the
zoning
map
See note 1
20
ft.
5 ft. 5
ft.
60
percent
in RM
3.6
zone. 70
percent
in RM
2.4 zone
and 1.8
zone
In RM 3.6
and 2.4
zones, 30
ft. above
average
building
elevation.
In RM 1.8
zones, 35
ft. above
average
building
elevation
See note
5
See
notes
13, and
14 and
15.
1. The minimum amount of lot area per dwelling unit is as
follows:
a. In RM 3.6 zones, the subject property must contain at least
3,600 sq. ft. of lot area per dwelling unit.
b. In RM 2.4 zones, the subject property must contain at least
2,400 sq. ft. of lot area per dwelling unit.
c. In RM 1.8 zones, the subject property must contain at least
1,800 sq. ft. of lot area per dwelling unit.
2. All buildings must be gabled with pitched roofs.
3. The subject property must contain at least 400 sq. ft. per
dwelling unit of usable open space usable for many activities and
may include common open spaces such as plazas, recreation
rooms, rooftop terraces, p-patches, pools, active lobbies, and
atriums. A minimum of 25 percent of the usable open space
provided must be common open space. Private open space such
as a patio, porch, balcony, or yard may be credited toward total
residential usable open space, if such private open space is a
minimum of 48 square feet and has a minimum dimension of six
feet. At least 10 percent of this required open space must be
developed and maintained with children’s play equipment. If the
subject property contains four or more units, this required open
space must be in one or more pieces each having a length and
See notes 5
and 8
Page 48 of 154
44
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
width of at least 25 ft. In addition, if the subject property
contains 20 or more units, at least 50 percent of this required
open space must be in one or more pieces each having a length
and width of at least 40 ft.
4. If located along an arterial or collector and is visible from the
right-of-way, up to 50 percent of the total length of the ground
floor facade of all buildings facing a right-of-way may be
developed with commercial uses allowed by office/retail use
zone chart, FWRC 19.215.010, or entertainment use zone chart,
FWRC 19.215.020. The commercial ground floor uses may
occupy up to a maximum depth of 15 ft. and a minimum interior
height of 13 ft. of commercial space for any single tenant.
5. If any portion of a structure on the subject property is within
100 ft. of a single-family residential zone, then that portion of
the structure shall not exceed 30 ft. above average building
elevation and the structure shall be set back a minimum of 20 ft.
from the property line of the residential zone.
6. Chapter 19.265 FWRC contains regulations regarding
accessory uses, buildings, and structures. Accessory dwelling
units are not permitted.
7. Chapter 19.270 FWRC contains regulations regarding home
occupations.
8. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and
Landscaping, for appropriate requirements.
9. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et
seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 49 of 154
45
19.205.040 Multifamily dwelling units. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
10. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
11. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
12. For affordable housing requirements, see FWRC 19.110.010.
13. Parking spaces shall be provided as follows:
Efficiency dwelling units – 1.0 per unit
Studio dwelling units – 1.25 per unit
One bedroom dwelling units – 1.5 per unit
Dwelling units with two bedrooms or more – 2.0 per unit.
14. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
15. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.205.070 Senior citizen or special needs housing.
The following uses shall be permitted in the multifamily residential (RM) zone subject to the
regulations and notes set forth in this section:
Formatted: Don't add space between paragraphs of
the same style, Line spacing: single
Page 50 of 154
46
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Senior citizen
housing or special
needs housing
(stacked dwelling
units)
Process
II
7,200
sq. ft.
See
note
2
20
ft.
5 ft. 5
ft.
60
percent
See
note 2
In RM 3.6
and 2.4
zones, 30
ft. above
average
building
elevation.
In RM 1.8
zones, 35
ft. above
average
building
elevation
See
notes 2
and 4
Senior
citizen
housing:
1 for
each
unit
Special
needs
housing:
0.5 for
each
unit
See
note 14
and 15.
1. All buildings must be gabled with pitched roofs.
2. The city will determine the number of dwelling units or occupancy
rooms or suites in the proposed development and may permit or
require modification of the required yard, lot coverage, height,
landscaping, and other similar dimensional and site design
requirements based on the following criteria:
a. The specific nature of the occupancy and the persons that will be
housed in the proposed development.
b. The size of the dwelling units or occupancy rooms, or suites and
the specific configuration of and facilities within these units, rooms or
suites.
c. The impacts on nearby residential uses of the proposed
development.
d. The architecture, site design and other design features of the
proposed development.
3. The city may approve the limited commercial establishments listed in
subsection (3)(c) of this section, if all of the following criteria are
satisfied:
a. Locating limited commercial uses on the subject property is clearly
reasonable considering the site of the subject property, the location of
the subject property and access to the subject property.
b. Any adverse impacts or undesirable effects of locating retail
establishments on the subject property can be eliminated or
significantly reduced through conditions imposed as part of the
approval.
c. The city may approve the following limited retail establishments
under this section:
(1) Grocery stores containing no more than 3,000 sq. ft.
(2) Pharmacies.
(3) Clothing cleaners.
(4) Beauty and/or barber shops.
(5) Banks, excluding drive-in facilities.
(6) Travel agents.
(7) Restaurants, including fast food restaurants.
(8) Arts and craft supply stores.
(9) Flower and gift shops.
(Continued on next page)
See notes 2, 4
and 7
Process I, II, III and IV are described in
Page 51 of 154
47
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.205.070 Senior citizen housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
4. If any portion of a structure on the subject property is within 100 ft. of a
single-family residential zone, then that portion of the structure shall not
exceed 30 ft. above average building elevation and the structure shall be
set back a minimum of 20 ft. from the property line of the residential
zone.
5. Chapter 19.265 FWRC contains regulations regarding accessory uses,
buildings and structures. Accessory dwelling units are not permitted.
6. Chapter 19.270 FWRC contains regulations regarding home
occupations.
7. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
8. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
9. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
10. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
11. For affordable housing requirements, see FWRC 19.110.010.
Page 52 of 154
48
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
12. The subject property must provide usable open space in a total
amount equal to at least 100 sq. ft. per dwelling unit and may include
common open spaces such as plazas, play grounds, recreation rooms,
rooftop terraces, p-patches, pools, active lobbies, and atriums. All eligible
usable open space shall also meet the requirements specified in
FWRC 19.115.115. A fee-in-lieu option is available for up to 50 percent of
the usable open space as specified in FWRC 19.115.115.
13. Any common open space requirements for senior housing or special
needs housing may be reduced at the discretion of the director, if an
open space study documents that less common open space will be
adequate to serve the needs of the residents.
14. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
15. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.205.070 Senior citizen or special needs housing.
The following uses shall be permitted in the multifamily residential (RM) zone subject to the
regulations and notes set forth in this section:
Formatted: Font: (Default) +Body (Calibri), 11 pt, Font
color: Auto
Page 53 of 154
49
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Senior citizen
housing or special
needs housing
(stacked dwelling
units)
Process
II
7,200
sq. ft.
See
note
2
20
ft.
5 ft. 5
ft.
60
percent
See
note 2
In RM 3.6
and 2.4
zones, 30
ft. above
average
building
elevation.
In RM 1.8
zones, 35
ft. above
average
building
elevation
See
notes 2
and 4
Senior
citizen
housing:
1 for
each
unit
Special
needs
housing:
0.5 for
each
unit
See
note 14
and 15.
1. All buildings must be gabled with pitched roofs.
2. The city will determine the number of dwelling units or occupancy
rooms or suites in the proposed development and may permit or
require modification of the required yard, lot coverage, height,
landscaping, and other similar dimensional and site design
requirements based on the following criteria:
a. The specific nature of the occupancy and the persons that will be
housed in the proposed development.
b. The size of the dwelling units or occupancy rooms, or suites and
the specific configuration of and facilities within these units, rooms or
suites.
c. The impacts on nearby residential uses of the proposed
development.
d. The architecture, site design and other design features of the
proposed development.
3. The city may approve the limited commercial establishments listed in
subsection (3)(c) of this section, if all of the following criteria are
satisfied:
a. Locating limited commercial uses on the subject property is clearly
reasonable considering the site of the subject property, the location of
the subject property and access to the subject property.
b. Any adverse impacts or undesirable effects of locating retail
establishments on the subject property can be eliminated or
significantly reduced through conditions imposed as part of the
approval.
c. The city may approve the following limited retail establishments
under this section:
(1) Grocery stores containing no more than 3,000 sq. ft.
(2) Pharmacies.
(3) Clothing cleaners.
(4) Beauty and/or barber shops.
(5) Banks, excluding drive-in facilities.
(6) Travel agents.
(7) Restaurants, including fast food restaurants.
(8) Arts and craft supply stores.
(9) Flower and gift shops.
(Continued on next page)
See notes 2, 4
and 7
Process I, II, III and IV are described in
Page 54 of 154
50
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.205.070 Senior citizen housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
4. If any portion of a structure on the subject property is within 100 ft. of a
single-family residential zone, then that portion of the structure shall not
exceed 30 ft. above average building elevation and the structure sh all be
set back a minimum of 20 ft. from the property line of the residential
zone.
5. Chapter 19.265 FWRC contains regulations regarding accessory uses,
buildings and structures. Accessory dwelling units are not permitted.
6. Chapter 19.270 FWRC contains regulations regarding home
occupations.
7. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
8. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
9. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
10. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
11. For affordable housing requirements, see FWRC 19.110.010.
Page 55 of 154
51
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
12. The subject property must provide usable open space in a total
amount equal to at least 100 sq. ft. per dwelling unit and may include
common open spaces such as plazas, play grounds, recreation rooms,
rooftop terraces, p-patches, pools, active lobbies, and atriums. All eligible
usable open space shall also meet the requirements specified in
FWRC 19.115.115. A fee-in-lieu option is available for up to 50 percent of
the usable open space as specified in FWRC 19.115.115.
13. Any common open space requirements for senior housing or special
needs housing may be reduced at the discretion of the director, if an
open space study documents that less common open space will be
adequate to serve the needs of the residents.
14. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
15. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.205.080 Permanent supportive housing and transitional
housing.
The following uses shall be permitted in the multifamily residential (RM) zone subject to the
regulations and notes set forth in this section:
Page 56 of 154
52
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
7,200
sq. ft.
See
note
2
20
ft.
5 ft. 5
ft.
60% In RM 3.6
and 2.4
zones, 30
ft. above
average
building
elevation.
In RM 1.8
zones, 35
ft. above
average
building
elevation
See
notes
10,
and11
and 12.
1. Any proposed permanent supportive housing or transitional housing
facility with more than two units, or which brings the total number of
permanent supportive housing or transitional housing units on the
property to more than three units, must be distanced at least one and
one-third miles (7,040 ft.) from any property with more than three units
of permanent supportive housing and/or transitional housing, as
measured from the nearest points of each such property.
2. There shall be no more than 50 residences located within a single
facility or complex; and the minimum amount of lot area per dwelling is
as follows:
a. In RM 3.6 zones, the subject property must contain at least 3,600
sq. ft. of lot area per dwelling.
b. In RM 2.4 zones, the subject property must contain at least 2,400
sq. ft. of lot area per dwelling.
c. In RM 1.8 zones, the subject property must contain at least 1,800
sq. ft. of lot area per dwelling.
3. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other
services and facilities frequently utilized by the residents of the
property.
4. The housing will be operated under the authority of a reputable
governing board, social service, or government agency, or proprietor,
to whom staff are responsible and who will be available to city officials,
if necessary, to resolve concerns pertaining to the property or
residents.
5. The housing will operate under a written community engagement
plan, approved by the governing agency, board, or official, which must
address, at a minimum: (a) how the facility will engage with the
community; (b) how the facility will respond to community complaints
or concerns; and (c) who is the point of contact for the community. The
plan shall be provided to the city prior to occupancy and shall be
updated and provided to the city as substantive changes are made to
the plan.
6. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping,
for appropriate requirements.
7. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
8. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
(Continued on next page)
Page 57 of 154
53
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.205.080 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
9. The subject property must contain at least 400 sq. ft. per dwelling unit
of usable open space usable for many activities and may incl ude common
open spaces such as plazas, recreation rooms, rooftop terraces, P-
patches, pools, active lobbies, and atriums. A minimum of 25% of the
usable open space provided must be common open space. Private open
space such as a patio, porch, balcony, or yard may be credited toward
total residential usable open space, if such private open space is a
minimum of 48 sq. ft. and has a minimum dimension of six ft. At least
10% of this required open space must be developed and maintained with
children’s play equipment. If the subject property contains four or more
units, this required open space must be in one or more pieces each
having a length and width of at least 25 ft. In addition, if the subject
property contains 20 or more units, at least 50% of this required open
space must be in one or more pieces each having a length and width of
at least 40 ft.
Page 58 of 154
54
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
10. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
11. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
12. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
1312. The housing will operate under a written operational plan that will
include, at a minimum, the following:
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.205.080 Permanent supportive housing and transitional
housing. (Continued)
Formatted: Don't add space between paragraphs of
the same style, Line spacing: single
Formatted: Font: (Default) Open Sans, 9.5 pt, Font
color: Custom Color(RGB(33,37,41))
Page 59 of 154
55
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a
minimum, a prohibition on threatening and unsafe behavior; and the on -
site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to people
experiencing homelessness, and/or certifications or academic credentials
in an applicable human service field, and/or applicable experience in a
related program with people experiencing homelessness.
e. For health and safety reasons, the sponsor and/or managing agency
shall take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol to
work with the participant to resolve any outstanding warrants with
applicable legal authorities.
1413. All facilities are required to be licensed pursuant to the provisions
of Chapter 12.35 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
Page 60 of 154
56
19.215.050 Multifamily dwelling units.
The following uses shall be permitted in the neighborhood business (BN) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Multifamily dwelling
units (stacked
dwelling units)
Process
II
None Same as these
regulations for
ground floor
use
Same as
these
regulations
for ground
floor use
See note 5
See
notes
15 –
1817
1. All buildings must be gabled with pitched roofs.
2. This use may be located on the ground floor of the structure if the
ground floor contains one or more of the commercial uses allowed by
office/retail use zone chart, FWRC 19.215.010, or entertainment use zone
chart, FWRC 19.215.020.
3. The commercial ground floor uses must occupy at least 50 percent of
the total length of the ground floor facade of all buildings facing a right-
of-way. The commercial ground floor uses must also occupy a minimum
depth of 15 ft. and a minimum interior height of 13 ft. of commercial
space for any single tenant.
4. The subject property must contain at least 2,400 sq. ft. of lot area per
dwelling unit or one acre for every 18 dwelling units.
5. If any portion of a structure on the subject property is within 100 ft. of a
single-family residential zone, then that portion of the structure shall not
exceed 30 ft. above average building elevation and the structure shall be
set back a minimum of 20 ft. from the property line of the residential zone.
6. No maximum lot coverage is established. Instead, the buildable area will
be determined by other site development requirements, e.g., required
buffers, parking lot landscaping, surface water facilities, among others.
7. Chapter 19.265 FWRC contains regulations regarding accessory uses,
buildings and structures. Accessory dwelling units are not permitted.
8. Chapter 19.270 FWRC contains regulations regarding home
occupations.
9. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
10. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
11. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
12. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
13. For affordable housing requirements, see FWRC 19.110.010.
14. The subject property must provide usable open space in a total
amount equal to at least 150 sq. ft. per dwelling unit and may include
See notes 4, 5
and 10
Page 61 of 154
57
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
common open space such as playgrounds, recreation rooms, plazas,
rooftop terraces, pools, active lobbies, atriums, or other areas the director
deems appropriate. A minimum of 25 percent of the usable open space
provided must be common open space. Private open space such as a
patio, porch, balcony, or yard may be credited toward total residential
usable open space, if such private open space is a minimum of 48 squa re
feet and has a minimum dimension of six feet.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.215.050 Multifamily dwelling units. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
15. Parking spaces shall be provided as follows:
Efficiency dwelling units – 1.0 per unit
One bedroom dwelling units – 1.5 per unit
Studio dwelling units – 1.25 per unit
Dwelling units with two bedrooms or more – 2.0 per unit.
16. Dwelling unit parking stalls are in addition to required parking for all
nonresidential ground floor uses.
Page 62 of 154
58
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
17. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
18. Minimum residential parking requirements subject to FWRC 19.130.120 (4).
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.215.070 Permanent supportive housing and transitional
housing.
The following uses shall be permitted in the neighborhood business (BN) zone subject to the
regulations and notes set forth in this section:
Page 63 of 154
59
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
See
note
2
20
ft.
5 ft. 5
ft.
None See
note 8
See
notes
10, and
11 and
12. .
1. Any proposed permanent supportive housing or transitional housing
facility with more than two units, or which brings the total number of
permanent supportive housing or transitional housing units on the
property to more than three units, must be distanced at least one and
one-third miles (7,040 ft.) from any property with more than three units of
permanent supportive housing and/or transitional housing, as measured
from the nearest points of each such property.
2. There shall be no more than 50 residences located within a single
facility or complex; and the subject property must contain at least 2,400
sq. ft. of lot area per dwelling or one acre for every 18 units.
3. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other services
and facilities frequently utilized by the residents of the property.
4. The housing will be operated under the authority of a reputable
governing board, social service, or government agency, or proprietor, to
whom staff are responsible and who will be available to city officials, if
necessary, to resolve concerns pertaining to the property or residents.
5. The housing will operate under a written community engagement plan,
approved by the governing agency, board, or official, which must address,
at a minimum: (a) how the facility will engage with the community; (b)
how the facility will respond to community complaints or concerns; and
(c) who is the point of contact for the community. The plan shall be
provided to the city prior to occupancy and shall be updated and
provided to the city as substantive changes are made to the plan.
6. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
7. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
8. If any portion of the structure is within 100 ft. of a single-family
residential zone, then that portion of the structure shall not exceed 30 ft.
above average building elevation and the structure shall be set back a
minimum of 20 ft. from the property line of the residential zone.
9. The subject property must provide usable open space in a total amount
equal to at least 150 sq. ft. per dwelling unit and may include common
open space such as playgrounds, recreation rooms, plazas, rooftop
terraces, pools, active lobbies, atriums, or other areas the director deems
appropriate. A minimum of 25% of the usable open space provided must
be common open space. Private open space such as a patio, porch,
balcony, or yard may be credited toward total residential usable open
space, if such private open space is a minimum of 48 sq. ft. and has a
minimum dimension of six ft.
Page 64 of 154
60
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.215.070 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
10. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
11. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
12. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
1312. The housing will operate under a written operational plan that will
include, at a minimum, the following:
Formatted: Space After: 10 pt, Don't add space
between paragraphs of the same style, Font Alignment:
Auto
Formatted: Font: (Default) +Body (Calibri), 11 pt, Font
color: Auto
Formatted: Don't add space between paragraphs of
the same style
Page 65 of 154
61
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a
minimum, a prohibition on threatening and unsafe behavior; and the on-
site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to people
experiencing homelessness, and/or certifications or academic credentials
in an applicable human service field, and/or applicable experience in a
related program with people experiencing homelessness.
e. For health and safety reasons, the sponsor and/or managing agency
shall take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol to
work with the participant to resolve any outstanding warrants with
applicable legal authorities.
1413. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 66 of 154
62
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
(
19.215.150 Senior citizen or special needs housing.
The following uses shall be permitted in the neighborhood business (BN) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximum
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES Lot
Size
Required Yards
Height of
Structure Fron
t
Side
(each) Rear
⇩ ⇨
Senior citizen or
special needs
housing (stacked
dwelling units)
Process
II or,
with
SEPA,
Process
III
None Senior housing
or special needs
housing: same
as these
requirements
for ground floor
use
35 ft.
See note
3
Senior
citizen
housing:
1 for
each
unit
Special
needs
housing:
0.5 for
each
unit
See note
14 and
15.
1. All buildings must be gabled with pitched roofs.
2. Commercial uses allowed in this zone may be permitted on the
ground floor of stacked senior citizen or special needs housing with a
minimum floor-to-ceiling height of 13 ft.
3. If any portion of a structure on the subject property is within 100 ft. of
a single-family residential zone, then that portion of the structure shall
not exceed 30 ft. above average building elevation and the structure
shall be set back a minimum of 20 ft. from the property line of the
residential zone.
4. The subject property must provide usable open space in a total
amount equal to at least 100 sq. ft. per dwelling unit and may include
common open spaces such as plazas, recreation rooms, rooftop terraces,
p-patches, pools, active lobbies, and atriums. All eligible usable open
space shall also meet the requirements specified in FWRC 19.115.115. A
fee-in-lieu payment may be utilized for up to 50 percent of the usable
open space as specified in FWRC 19.115.115.
5. Any common open space requirements for senior housing or special
needs housing may be reduced at the discretion of the director, if an
Stand-alone
senior citizen or
special needs
housing:
20
ft.
5 ft. 5 ft.
See notes 3 and
8
Page 67 of 154
63
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximum
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES Lot
Size
Required Yards
Height of
Structure Fron
t
Side
(each) Rear
⇩ ⇨
open space study documents that less common open space will be
adequate to serve the needs of the residents.
6. No maximum lot coverage is established. Instead, the buildable area
will be determined by other site development requirements; e.g.,
required buffers, parking lot landscaping, surface water facilities, among
others.
7. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
8. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
9. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
10. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
11. Chapter 19.265 FWRC contains regulations regarding accessory uses,
buildings and structures. Accessory dwelling units are not permitted.
12. Chapter 19.270 FWRC contains regulations regarding home
occupations.
13. For affordable housing requirements, see FWRC 19.110.010.
14. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
15. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.220.050 Multifamily dwelling units.
Page 68 of 154
64
The following uses shall be permitted in the community business (BC) zone subject to the regulations
and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Multifamily dwelling
units (stacked
dwelling units)
Process
II or,
with
SEPA,
Process
III
None Same as these
regulations for
ground floor
use except 20
ft. abutting
single-family
residential
zones
65 ft.
above
average
building
elevation
(ABE)
See note
2
See notes
5 – 98
1. All nonresidential ground floor spaces must have a minimum floor-to-ceiling
height of 13 ft. and a minimum depth of 15 ft.
2. Building height may not exceed 30 ft. above average building elevation for
the portion of the building located within 100 ft. from a single-family residential
zone.
3. All buildings except for related parking structures up to 65 ft. in height (six
stories), must be gabled with pitched roofs, unless the building is taller than 35
ft. (three stories) with a rooftop that contributes to the multifamily open space
requirements.
4. Multi-unit housing and accessory living facilities may be located on the
ground floor of a structure only as follows: (a) ground level space that spans at
least 60 percent of the total length of the principal commercial facade of all
buildings, as determined by the director, is occupied with one or more other
use(s) allowed in this zone; and (b) ground level space that spans at least 40
percent of the total length of all other street-facing facades of all buildings is
occupied with one or more other use(s) allowed in this zone. Par king in
conjunction with other uses allowed in this zone may also be located on the
ground floor of the structure if non-visible from the right-of-way or public
areas.
5. For 100 dwelling units or more on a subject property, 25 percent of parking
shall be underground or on the first floor within the building footprint, except
for visitor parking, which can be surface parking.
6. Parking spaces shall be provided as follows:
Efficiency dwelling units – 1.0 per unit
Studio dwelling units – 1.25 per unit
One bedroom dwelling units – 1.5 per unit
Dwelling units with two bedrooms or more – 2.0 per unit.
7. Dwelling unit parking stalls are in addition to required parking for all
nonresidential ground floor uses.
8. Alternatively, applicant may choose to submit a parking study in accordance
with FWRC 19.130.080(2).
.9. Minimum residential parking requirements subject to FWRC 19.130.120 (4
10.9. Chapter 19.265 FWRC contains regulations regarding accessory uses,
buildings and structures. Accessory dwelling units are not permitted.
1110. Chapter 19.270 FWRC contains regulations regarding home occupations.
(Continued on next page)
See notes 2
and 14
Formatted: Don't add space between paragraphs of
the same style, Line spacing: single
Formatted: Don't add space between paragraphs of
the same style
Page 69 of 154
65
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.220.050 Multifamily dwelling units. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
1211. The subject property must provide usable open space in a total amount
equal to at least 150 sq. ft. per dwelling unit, and may include private spaces such
as yards, patios, and balconies, as well as common areas such as playgrounds,
recreation rooms, plazas, rooftop terraces, pools, active lobbies, atriums, or other
areas the director deems appropriate. A minimum of 25 percent of the usable
open space provided must be common open space. Private open space such as a
patio, porch, balcony, or yard may be credited toward total residential usable
open space, if such private open space is a minimum of 48 square feet and has a
minimum dimension of six feet.
1312. No maximum lot coverage is established. Instead, the buildable area wil l be
determined by other site development requirements, e.g., required buffers,
parking lot landscaping, surface water facilities, among others.
1413. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
1514. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
1615. For sign requirements that apply to the project, see Chapter 19.140 FWRC.
Page 70 of 154
66
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
1716. For affordable housing requirements, see FWRC 19.110.010.
1817. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
For other information about parking and parking areas, see Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.220.080 Senior citizen or special needs housing.
The following uses shall be permitted in the community business (BC) zone subject to the regulations
and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Senior citizen or
special needs housing
(stacked dwelling
units)
Process
II or,
with
SEPA,
Process
III
None Senior housing
or special
needs housing:
same as these
requirements
for ground
floor use
65 ft.
above
average
building
elevation
(ABE)
Senior
citizen
housing:
1 for
each
unit
1. All buildings, except for related parking structures up to 65 ft. in height (six
stories), must be gabled with pitched roofs, unless the building is taller than 35
ft. (three stories) with a rooftop that contributes to the multifamily open space
requirements.
2. If any portion of a structure on the subject property is within 100 ft. of a
single-family residential zone, then that portion of the structure shall not
exceed 30 ft. above average building elevation, and the structure shall be set
Page 71 of 154
67
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Stand-alone
senior citizen
or special
needs housing
See note
2
Special
needs
housing:
0.5 per
each
unit
See
notes 4,
and 5
and 6.
back a minimum of 20 ft. from the property line of the single-family residential
zone.
3. Commercial uses allowed in this zone may be permitted on the ground floor
of stacked senior citizen or special needs housing with a minimum floor -to-
ceiling height of 13 ft.
4. For 100 units or more on a subject property, 25 percent of parking shall be
underground, or on the first floor within the building footprint, except for
visitor parking, which can be surface parking.
5. Alternatively, applicant may choose to submit a parking study in accordance
with FWRC 19.130.080(2).
6. Minimum residential parking requirements subject to FWRC 19.130.120 (4).
76. Chapter 19.265 FWRC contains regulations regarding accessory uses,
buildings and structures. Accessory dwelling units are not permitted.
87. Chapter 19.270 FWRC contains regulations regarding home occupations.
98. The subject property must provide usable open space in a total amount
equal to at least 100 sq. ft. per dwelling unit and may include common open
spaces such as plazas, recreation rooms, rooftop terraces, p-patches, pools,
active lobbies, and atriums. All eligible usable open space shall also meet the
requirements specified in FWRC 19.115.115. A fee-in-lieu payment may be
utilized for up to 50 percent of the usable open space as specified in
FWRC 19.115.115.
109. Any common open space requirements for senior housing or special
needs housing may be reduced at the discretion of the director, if an open
space study documents that less common open space will be adequate to
serve the needs of the residents.
1110. No maximum lot coverage is established. Instead, the buildable area will
be determined by other site development requirements, e.g., required buffers,
parking lot landscaping, surface water facilities, among others.
1211. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
1312. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
1413. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
1514. For affordable housing requirements, see FWRC 19.110.010.
1615. For provisions that relate to the keeping of animals, see
Chapter 19.260 FWRC.
20
ft.
5 ft. 5
ft.
See notes 2
and 12
Process I, II, III and IV are described in
Formatted: Don't add space between paragraphs of
the same style, Line spacing: single
Formatted: Don't add space between paragraphs of
the same style
Page 72 of 154
68
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.220.100 Permanent supportive housing and transitional
housing.
The following uses shall be permitted in the community business (BC) zone subject to the regulations
and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
None 0/20 10/20 10/20 None 55 ft.
above
average
building
elevation
(ABE)
See
notes 9
and 10
See
notes
14, and
15 and
16.
1. Any proposed permanent supportive housing or transitional
housing facility with more than two units, or which brings the total
number of permanent supportive housing or transitional housing
units on the property to more than three units, must be distanced at
least one and one-third miles (7,040 ft.) from any property with more
than three units of permanent supportive housing and/or
transitional housing, as measured from the nearest points of each
such property.
2. There shall be no more than 50 residences located within a single
facility or complex.
3. The property is situated proximate to, and has convenient access
to, public transportation, shopping, health care providers, and other
Page 73 of 154
69
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
services and facilities frequently utilized by the residents of the
property.
4. The facility or complex will be operated under the authority of a
reputable governing board, social service, or government agency, or
proprietor, to whom staff are responsible and who will be available
to city officials, if necessary, to resolve concerns pertaining to the
property or residents.
5. The housing will operate under a written community engagement
plan, approved by the governing agency, board, or official, which
must address, at a minimum: (a) how the facility will engage with the
community; (b) how the facility will respond to community
complaints or concerns; and (c) who is the point of contact for the
community. The plan shall be provided to the city prior to occupancy
and shall be updated and provided to the city as substantive
changes are made to the plan.
6. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping,
for appropriate requirements.
7. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
8. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
9. Building height may not exceed 30 ft. above average building
elevation for the portion of the building located within 100 ft. from a
single-family residential zone.
10. All buildings, except for related parking structures up to 65 ft. in
height (six stories), must be gabled with pitched roofs, unless the
building is taller than 35 ft. (three stories) with a rooftop that
contributes to the multifamily open space requirements.
11. Housing and accessory living facilities may be located on the
ground floor only as follows: (a) ground level space that spans at
least 60% of the total length of the principal commercial facade of
all buildings, as determined by the director, is occupied with one or
more other use(s) allowed in this zone; and (b) ground level space
that spans at least 40% of the total length of all other street-facing
facades of all buildings is occupied with one or more other use(s)
allowed in this zone. Parking in conjunction with other uses allowed
in this zone may also be located on the ground floor of the structure
if nonvisible from the right-of-way or public areas.
(Continued on next page)
Page 74 of 154
70
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.220.100 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
12. All nonresidential ground floor spaces must have a minimum floor-to-
ceiling height of 13 ft. and a minimum depth of 15 ft.
13. The subject property must provide usable open space in a total
amount equal to at least 150 sq. ft. per dwelling unit, and may include
private spaces such as yards, patios, and balconies, as well as common
areas such as playgrounds, recreation rooms, plazas, rooftop terraces,
pools, active lobbies, atriums, or other areas the director deems
appropriate. A minimum of 25% of the usable open space provided must
be common open space. Private open space such as a patio, porch,
balcony, or yard may be credited toward total residential usable open
space, if such private open space is a minimum of 48 sq. ft. and has a
minimum dimension of six ft.
14. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
Page 75 of 154
71
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
15. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
16. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
17.16 The housing will operate under a written operational plan that will
include, at a minimum, the following:
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a
minimum, a prohibition on threatening and unsafe behavior; and the on-
site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 76 of 154
72
19.220.100 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to people
experiencing homelessness, and/or certifications or academic credentials
in an applicable human service field, and/or applicable experience in a
related program with people experiencing homelessness.
e. For health and safety reasons, the sponsor and/or managing agency
shall take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol to
work with the participant to resolve any outstanding warrants with
applicable legal authorities.
1817. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.220.105 Emergency housing and shelter.
The following uses shall be permitted in the community business (BC) zone subject to the regulations
and notes set forth in this section:
Page 77 of 154
73
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Emergency housing
and shelter
Process
III
None 5 ft. See notes
1 and 2
45 ft.
above
average
building
elevation
(AABE) to
55 ft.
AABE
See
notes 6
and 7
See
notes
13, and
14 and
15..
1. Minimum side and rear yards shall be 20 ft. adjacent to residential zones and
five ft. adjacent to all other zones.
2. The city may permit these uses only if:
a. The proposed emergency housing and shelter is distanced at least 1,000 ft.
from:
i. Any other emergency housing and shelter; or
ii. Public schools;
As measured from the nearest points of each such property.
b. The facility and program secure and maintain all licenses and/or approvals
as required by the state.
c. The property is situated proximate to, and has convenient access to, public
transportation, shopping, health care providers, and other services and facilities
frequently utilized by the residents of the property.
d. The program will be operated under the authority of a reputable governing
board, social service, or government agency, or proprietor, to whom staff are
responsible and who will be available to city officials, if necessary, to resolve
concerns pertaining to the facility.
e. The facility will have staffing, supervision, and security arrangements
appropriate to the number of residents and to its hours of operation.
f. The facility will not create unreasonable impacts on traffic, public utilities
and services or on nearby residences.
g. The facility is in compliance with applicable health, fire, build ing, and safety
requirements.
h. The housing will operate under a written community engagement plan,
approved by the governing agency, board, or official, which must address, at a
minimum: (i) how the facility will engage with the community; (ii) how the facility
will respond to community complaints or concerns; and (iii) who is the point of
contact for the community. The plan shall be provided to the city prior to
occupancy and shall be updated and provided to the city as substantive
changes are made to the plan.
3. The city will determine the maximum number of residents and the number of
dwelling units or occupancy rooms or suites permitted in a stand-alone
development based on the following criteria:
a. The specific nature of the occupancy and the persons that will be housed in
the proposed development.
b. The size of the dwelling units or occupancy rooms or suites and the specific
configuration of the facilities within these units, rooms, or suites.
(Continued on next page)
– Except 20
ft. along
single-
family
residential
zones
See note 10
Page 78 of 154
74
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.220.105 Emergency housing and shelter. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
c. The impacts on nearby residential uses of the proposed development.
d. The architecture, site design, and other design features of the proposed
development.
4. A minimum of one unit and no more than five percent of the t otal dwelling
units in a mixed-use development may be social services transitional housing.
5. Floor area requirements, minimum sleeping areas, and bathroom facilities will
be determined on a case-by-case basis.
6. If approved by the director of community development, the height of a
structure may exceed 40 ft. above average building elevation (AABE), to a
maximum of 55 ft. AABE and four floors, if all of the following criteria are met:
a. The increased height is necessary to accommodate the structural,
equipment, or operational needs of the use conducted in the building, and/or all
ground floor spaces have a minimum floor-to-ceiling height of 13 ft. and a
minimum depth of 15 ft.;
b. Height also complies with note 7;
c. Height over 40 ft. is set back from nonresidential zones by one additional ft.
for each one ft. of height over 40 ft.; and
Page 79 of 154
75
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
d. Rooflines are designed to avoid a predominantly flat and featureless
appearance through variations in roof height, forms, angles, and materials.
7. Building height may not exceed 30 ft. AABE when located within 100 ft. of a
single-family residential zone.
8. No maximum lot coverage is established. Instead, the buildable area will be
determined by other site development requirements, i.e., required buffers,
parking lot landscaping, surface water facilities, etc.
9. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
10. For landscaping requirements that apply to the project, see
Chapter 19.125 FWRC.
11. For sign requirements that apply to the project, see Chapter 19.140 FWRC.
12. Refer to Chapter 19.265 FWRC to determine what other provisions of this title
may apply to the subject property.
13. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two employees
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.220.105 Emergency housing and shelter. (Continued)
Page 80 of 154
76
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
14. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
15. Minimum residential parking requirements subject to FWRC 19.130.120 (4).
1615. The housing will operate under a written operational plan that will include,
at a minimum, the following:
a. Residents must be referred by providers of housing and services for p eople
experiencing homelessness. Direct intake of residents at the site, without prior
referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the subject site
to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including resident
responsibilities and a code of conduct that includes, at a minimum, a prohibition
on threatening and unsafe behavior; and the on-site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and expected
outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a demonstrated
experience providing similar services to people experiencing homelessness,
and/or certifications or academic credentials in an applicable human service field,
and/or applicable experience in a related program with people experiencing
homelessness.
e. For health and safety reasons, the sponsor and/or managing agency shall
take all reasonable and legal steps to obtain verifiable identification information,
including full name and date of birth, from current and prospective residents, and
shall keep a log containing this information.
f. Should the provider become aware of a current or prospective resident who
has an active felony warrant, it shall follow a protocol to work with the participant
to resolve any outstanding warrants with applicable legal authorities.
1716. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC, unless operated as a result of inclement weather, natural
disaster, or similar event.
For other information about parking and parking areas, see
Chapter 19.130 FWRC. Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Formatted: Space After: 10 pt, Line spacing: Multiple
1.15 li, Font Alignment: Auto
Formatted: Font: (Default) +Body (Calibri), 11 pt, Font
color: Auto
Page 81 of 154
77
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
(
19.225.055 Emergency housing and shelter.
The following uses shall be permitted in the city center core (CC-C) zone subject to the regulations
and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Emergency housing
and shelter
Process
III
None 20
ft.
5 ft. 70 ft.
or
200 ft.
See
note 5
See
notes 11,
and 12
and 13.
1. Minimum side and rear yards shall be 20 ft. along residential zones and five ft.
along all other zones.
2. The city may permit these uses only if:
a. The proposed emergency housing and shelter is distanced at least 1,000 ft.
from:
i. Any other emergency housing and shelter; or
ii. Public schools;
As measured from the nearest points of each such property.
b. The facility and program secure and maintain all licenses and/or approvals
as required by the state.
c. The property is situated proximate to, and has convenient access to, public
transportation, shopping, health care providers, and other services and facilities
frequently utilized by the residents of the property.
d. The program will be operated under the authority of a reputable governing
board, social service, or government agency, or proprietor, to whom staff are
Page 82 of 154
78
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
responsible and who will be available to city officials, if necessary, to resolve
concerns pertaining to the facility.
e. The facility will have staffing, supervision, and security arrangements
appropriate to the number of residents and to its hours of operation.
f. The facility will not create unreasonable impacts on traffic, public utilities and
services or on nearby residences.
g. The facility is in compliance with applicable health, fire, building, and safety
requirements.
h. The housing will operate under a written community engagement plan,
approved by the governing agency, board, or official, which must address, at a
minimum: (i) how the facility will engage with the community; (ii) how the facility
will respond to community complaints or concerns; and (iii) who is the point of
contact for the community. The plan shall be provided to the city prior to
occupancy and shall be updated and provided to the city as substantive changes
are made to the plan.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.225.055 Emergency housing and shelter. (Continued)
Page 83 of 154
79
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
3. The city will determine the maximum number of residents and the number of
dwelling units or occupancy rooms or suites permitted in a stand-alone
development based on the following criteria:
a. The specific nature of the occupancy and the persons that will be housed in
the proposed development.
b. The size of the dwelling units or occupancy rooms or suites and the specific
configuration of the facilities within these units, rooms, or suites.
c. The impacts on nearby residential uses of the proposed development.
d. The architecture, site design, and other design features of the proposed
development.
4. Floor area requirements, minimum sleeping areas, and bathroom facilities will
be determined on a case-by-case basis.
5. Building height may be increased from the permitted outright height of 70 ft. to
200 ft. in exchange for providing publicly visible streetscape amenities, as defined
in FWRC 19.05.190, along the right-of-way; the siting and design of which shall be
approved by the director.
6. No maximum lot coverage is established. Instead, the buildable area will be
determined by other site development requirements, i.e., required buffers, parking
lot landscaping, surface water facilities, etc.
7. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
8. For landscaping requirements that apply to the project, see
Chapter 19.125 FWRC.
9. For sign requirements that apply to the project, see Chapter 19.140 FWRC.
10. Refer to Chapter 19.265 FWRC to determine what other provisions of this title
may apply to the subject property.
11. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two employees
12. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
13. Minimum residential parking requirements subject to FWRC 19.130.120 (4).
(Continued on next page)
For other information about parking and parking areas, see Chapter 19.130 FWRC. Process I, II, III and IV are described in
Page 84 of 154
80
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.225.055 Emergency housing and shelter. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
1413. The housing will operate under a written operational plan that will include,
at a minimum, the following:
a. Residents must be referred by providers of housing and services for people
experiencing homelessness. Direct intake of residents at the site, without prior
referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the subject site to
services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including resident
responsibilities and a code of conduct that includes, at a minimum, a prohibition
on threatening and unsafe behavior; and the on-site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and expected
outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a demonstrated
experience providing similar services to people experiencing homelessness, and/or
certifications or academic credentials in an applicable human service field, and/or
Page 85 of 154
81
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
applicable experience in a related program with people experiencing
homelessness.
e. For health and safety reasons, the sponsor and/or managing agency shall
take all reasonable and legal steps to obtain verifiable identification information,
including full name and date of birth, from current and prospective residents, and
shall keep a log containing this information.
f. Should the provider become aware of a current or prospective resident who
has an active felony warrant, it shall follow a protocol to work with the participant
to resolve any outstanding warrants with applicable legal authorities.
1514. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC, unless operated as a result of inclement weather, natural
disaster, or similar event.
For other information about parking and parking areas, see Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.225.070 Multifamily dwelling units, senior citizen, or special
needs housing.
The following uses shall be permitted in the city center core (CC-C) zone subject to the regulations
and notes set forth in this section:
Page 86 of 154
82
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Multifamily dwelling
units (stacked
dwelling units)
Senior citizen or
special needs
housing (stacked
dwelling units)
Process
II
Possible
Process
III
See
note 1
None Multifamily
dwelling units,
senior housing,
or special
needs housing:
same as these
regulations for
ground floor
use
70 ft.
or
200 ft.
See
notes 1
and 7
Multifamily
dwelling
units: 1 per
unit if
underground
or in
structured
parking or
1.7 per unit
if surface
parking
See notes 21
– 2524
Senior
citizen
housing: 1
for each unit
See note 25.
Special
needs
housing: 0.5
for each unit
See note 25
1. The city may, using process III, modify required yard, height, lot coverage,
and other site design and dimensional requirements for a proposed
development that meets the following criteria:
a. The proposed development will be consistent with the adopted
comprehensive plan policies for this zone; and
b. The proposed development will be consistent with the applicable
design guidelines; and
c. The street, utilities, and other infrastructure in the area are adequate to
support the proposed development.
2. No setback is required adjacent to rights-of-way for senior citizen and
special needs housing, when publicly visible street-scape amenities, as
defined in FWRC 19.05.190, are located along the right-of-way; the siting
and design of which shall be approved by the director.
3. The entire ground floor must be utilized with retail space(s) with a
minimum floor-to-ceiling height of 13 ft.
4. Retail uses allowed in this zone may be permitted on the ground floor of
stacked senior citizen or special needs housing with a minimum floor-to-
ceiling height of 13 ft.
5. Primary building entries to residential, retail, or parking must face an
arterial street with no multifamily residential ground-floor parking visible
from arterial streets.
6. All buildings, except for related parking structures up to 65 ft. in height (six
stories), must be gabled with pitched roofs, unless the building is taller than
35 ft. (three stories) with a rooftop that contributes to the multifamily open
space requirements.
7. Building height may be increased from the permitted outright height of 70
ft. to 200 ft. in exchange for providing publicly visible streetscape amenities,
as defined in FWRC 19.05.190, along the right-of-way; the siting and design
of which shall be approved by the director.
8. The subject property must provide usable open space in a total amount
equal to at least 100 sq. ft. per dwelling unit and may include private open
spaces such as yards, patios, and balconies, as well as common open spaces
such as plazas, playgrounds, recreation rooms, rooftop terraces, p -patches,
pools, active lobbies, and atriums. A minimum of 25 percent of the usable
open space provided must be common open space. All eligible usable open
space shall also meet the requirements specified in FWRC 19.115.115. A fee-
in-lieu payment may be utilized for up to 50 percent of the usable open
space as specified in FWRC 19.115.115.
9. Any common open space requirements for senior housing or special
needs housing may be reduced at the discretion of the director, if an open
Stand-alone
senior citizen
or special
needs housing:
20
ft.
5 ft. 5
ft.
See notes 1, 2
and 12
Page 87 of 154
83
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
space study documents that less common open space will be adequate to
serve the needs of the residents.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.225.070 Multi-unit housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
10. No maximum lot coverage is established. Instead, the buildable area will be
determined by other site development requirements, e.g., required buffers, parking
lot landscaping, surface water facilities, among others.
11. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
12. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
13. For sign requirements that apply to the project, see Chapter 19.140 FWRC.
14. Chapter 19.265 FWRC contains regulations regarding accessory uses, buildings
and structures. Accessory dwelling units are not permitted.
15. Chapter 19.270 FWRC contains regulations regarding home occupations.
16. For affordable housing requirements, see FWRC 19.110.010.
Page 88 of 154
84
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
17. For provisions that relate to the keeping of animals, see Chapter 19.260 FWRC.
18. Single-story buildings may not exceed a total ground floor area of 16,000 gross
sq. ft., unless approved under the provisions of FWRC 19.110.080, or approved by
the director for minor additions such as entry structures, lobbies, seating or dining
areas, bay windows, and similar features; provided, that such addition(s) shall not
exceed 1,000 sq. ft. per building in any one consecutive 12-month period.
19. No more than 16,000 sq. ft. of new single-story construction may occur on a
subject property, excluding increases approved under the provisions of
FWRC 19.110.080 and minor additions approved by the director under note 18.
20. Multiple-story buildings are not subject to notes 18 and 19; provided, that each
floor contains at least 75 percent of the gross sq. ft. of the floor below it and
contains a retail use(s).
21. Parking may be provided underground or above ground in structured parking
or may be permitted as surface parking.
22. Dwelling unit parking stalls are in addition to required parking for all
nonresidential ground floor uses.
23. Surface parking areas for multifamily development must be located so that
they are not visible from arterials or pedestrian oriented walkways. When
determined by the community development director or designee that such
requirement is not feasible, surface parking may be screened from public view by a
compact evergreen hedge, a solid wall or fence, or in a manner approved by the
community development director or designee.
24. Required parking may be reduced under the provisions of FWRC 19.130.020(3)
(a), (b), (c), and (d).
25. Minimum residential parking requirements subject to FWRC 19.130.120 (4).
For other information about parking and parking areas, see Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
Page 89 of 154
85
19.225.075 Permanent supportive housing and transitional
housing.
The following uses shall be permitted in the city center core (CC-C) zone subject to the regulations and notes set forth
in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
None 10 ft. None 70 ft. or
200 ft.
See
notes
11 and
12
See
notes
16, and
17 and
18..
1. Any proposed permanent supportive housing or transitional housing
facility with more than two units, or which brings the total number of
permanent supportive housing or transitional housing units on the
property to more than three units, must be distanced at least one and
one-third miles (7,040 ft.) from any property with more than three units
of permanent supportive housing and/or transitional housing, as
measured from the nearest points of each such property.
2. There shall be no more than 110 residences located within a single
facility or complex.
3. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other services
and facilities frequently utilized by the residents of the property.
4. The facility or complex will be operated under the authority of a
reputable governing board, social service, or government agency, or
proprietor, to whom staff are responsible and who will be available to
city officials, if necessary, to resolve concerns pertaining to the property
or residents.
5. The housing will operate under a written community engagement
plan, approved by the governing agency, board, or official, which must
address, at a minimum: (a) how the facility will engage with the
community; (b) how the facility will respond to community complaints or
concerns; and (c) who is the point of contact for the community. The
plan shall be provided to the city prior to occupancy and shall be
updated and provided to the city as substantive changes are made to
the plan.
6. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
7. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
8. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
9. Where the building is located near a right-of-way, the ground floor
must consist of nonresidential space(s) with a minimum floor-to-ceiling
Page 90 of 154
86
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
height of 13 ft.; or residential spaces that contribute an active presence
to the streetscape.
10. Primary building entries to residential, retail, or parking must face an
arterial street with no multifamily residential ground floor parking visible
from arterial streets.
11. All buildings, except for related parking structures up to 65 ft. i n
height (six stories), must be gabled with pitched roofs, unless the
building is taller than 35 ft. (three stories) with a rooftop that contributes
to the multifamily open space requirements.
12. Building height may be increased from the permitted outright height
of 70 ft. to 200 ft. in exchange for providing publicly visible streetscape
amenities, as defined in FWRC 19.05.190, along the right-of-way; the
siting and design of which shall be approved by the director.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.225.075 Permanent supportive housing and transitional
housing. (Continued)
Page 91 of 154
87
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
13. The subject property must provide usable open space in a total
amount equal to at least 100 sq. ft. per dwelling unit and may include
private open spaces such as yards, patios, and balconies, as well as
common open spaces such as plazas, playgrounds, recreation rooms,
rooftop terraces, P-patches, pools, active lobbies, and atriums. A minimum
of 25% of the usable open space provided must be common open space.
All eligible usable open space shall also meet the requirements specified
in FWRC 19.115.115. A fee-in-lieu payment may be utilized for up to 50%
of the usable open space as specified in FWRC 19.115.115.
14. Any common open space requirements may be reduced at the
discretion of the director, if an open space study documents that less
common open space will be adequate to serve the needs of the residents.
15. Surface parking areas must be located so that they are not visible from
arterials or pedestrian-oriented walkways. When determined by the
director or designee that such requirement is not feasible, surface parking
may be screened from public view by a compact evergreen hedge, a solid
wall or fence, or in a manner approved by the community development
director or designee.
16. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
17. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
18. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
1918. The housing will operate under a written operational plan that will
include, at a minimum, the following:
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
(Continued on next page)
Page 92 of 154
88
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.225.075 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a
minimum, a prohibition on threatening and unsafe behavior; and the on-
site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to people
experiencing homelessness, and/or certifications or academic credentials
in an applicable human service field, and/or applicable experience in a
related program with people experiencing homelessness.
Page 93 of 154
89
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
e. For health and safety reasons, the sponsor and/or managing agency
shall take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol to
work with the participant to resolve any outstanding warrants with
applicable legal authorities.
2019. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.230.055 Emergency housing and shelter.
The following uses shall be permitted in the city center frame (CC-F) zone subject to the regulations
and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Emergency housing
and shelter
Process
III
None 5 ft. See notes
1 and 2
45 ft.
above
See
notes
1. Minimum side and rear yards shall be 20 ft. along residential zones and five
ft. along all other zones.
Page 94 of 154
90
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
See note 8 average
building
elevation
(AABE)
to 55 ft.
AABE
See
notes 4
and 5
11,and
12 and
13.
2. The city may permit these uses only if:
a. The proposed emergency housing and shelter is distanced at least 1,000
ft. from:
i. Any other emergency housing and shelter; or
ii. Public schools;
As measured from the nearest points of each such property.
b. The facility and program secure and maintain all licenses and/or approvals
as required by the state.
c. The property is situated proximate to, and has convenient access to, public
transportation, shopping, health care providers, and other services and facilities
frequently utilized by the residents of the property.
d. The program will be operated under the authority of a reputable
governing board, social service, or government agency, or proprietor, to whom
staff are responsible and who will be available to city officials, if necessary, to
resolve concerns pertaining to the facility.
e. The facility will have staffing, supervision, and security arrangements
appropriate to the number of residents and to its hours of operation.
f. The facility will not create unreasonable impacts on traffic, public utilities
and services or on nearby residences.
g. The facility is in compliance with applicable health, fire, building, and
safety requirements.
h. The housing will operate under a written community engagement plan,
approved by the governing agency, board, or official, which must address, at a
minimum: (1) how the facility will engage with the community; (2) how the
facility will respond to community complaints or concerns; and (3) who is th e
point of contact for the community. The plan shall be provided to the city prior
to occupancy and shall be updated and provided to the city as substantive
changes are made to the plan.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 95 of 154
91
19.230.055 Emergency housing and shelter. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
3. The city will determine the maximum number of residents and the number of
dwelling units or occupancy rooms or suites permitted in a stand-alone
development based on the following criteria:
a. The specific nature of the occupancy and the persons that will be housed in
the proposed development.
b. The size of the dwelling units or occupancy rooms or suites and the specific
configuration of the facilities within these units, rooms, or suites.
c. The impacts on nearby residential uses of the proposed development.
d. The architecture, site design, and other design features of the proposed
development.
4. If approved by the director of community development, the height of a
structure may exceed 40 ft. above average building elevation (AABE), to a
maximum of 55 ft. AABE and four floors, if all of the following criteria are met:
a. The increased height is necessary to accommodate the structural,
equipment, or operational needs of the use conducted in the building, and/or all
ground floor spaces have a minimum floor-to-ceiling height of 13 ft. and a
minimum depth of 15 ft.;
b. Height also complies with note 5;
c. Height over 40 ft. is set back from all residential zones by one additional ft.
for each one ft. of height over 40 ft.; and
d. Rooflines are designed to avoid a predominantly flat and featureless
appearance through variations in roof height, forms, angles, and materials.
5. Building height may not exceed 30 ft. AABE when located within 100 ft. of a
single-family residential zone.
6. No maximum lot coverage is established. Instead, the buildable area will be
determined by other site development requirements, i.e., required buffers,
parking lot landscaping, surface water facilities, etc.
7. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
8. For landscaping requirements that apply to the project, see
Chapter 19.125 FWRC.
9. For sign requirements that apply to the project, see Chapter 19.140 FWRC.
10. Refer to Chapter 19.265 FWRC to determine what other provisions of this title
may apply to the subject property.
(Continued on next page)
Page 96 of 154
92
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.230.055 Emergency housing and shelter. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
11. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two employees
12. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
13. Minimum residential parking requirements subject to FWRC 19.130.120 (4).
1413. The housing will operate under a written operational plan that will include,
at a minimum, the following:
a. Residents must be referred by providers of housing and services for people
experiencing homelessness. Direct intake of residents at the site, without prior
referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the subject site
to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following elements:
i. Roles and responsibilities of key staff;
Formatted: Don't add space between paragraphs of
the same style
Formatted: Don't add space between paragraphs of
the same style, Line spacing: single
Formatted: Don't add space between paragraphs of
the same style
Page 97 of 154
93
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including resident
responsibilities and a code of conduct that includes, at a minimum, a prohibition
on threatening and unsafe behavior; and the on-site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and expected
outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a demonstrated
experience providing similar services to people experiencing homelessness,
and/or certifications or academic credentials in an applicable human service field,
and/or applicable experience in a related program with people experiencing
homelessness.
e. For health and safety reasons, the sponsor and/or managing agency shall
take all reasonable and legal steps to obtain verifiable identification information,
including full name and date of birth, from current and prospective residents,
and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective resident who
has an active felony warrant, it shall follow a protocol to work with the participant
to resolve any outstanding warrants with applicable legal authorities.
1514. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC, unless operated as a result of inclement weather, natural
disaster, or similar event.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.230.060 Multifamily dwelling units, senior citizen, or special
needs housing.
Page 98 of 154
94
The following uses shall be permitted in the city center frame (CC-F) zone subject to the regulations
and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Multifamily dwelling
units (stacked
dwelling units)
Senior citizen or
special needs
housing (stacked
dwelling units)
Process
II
Possible
Process
III
See
note 1
None Multifamily
dwelling units,
senior housing,
or special
needs housing:
Same as these
requirements
for ground
floor use
70 ft.
or
85 ft.
See
notes 1,
5 and 6
Multifamily
dwelling
units: 1 per
unit if
underground
or in
structured
parking or
1.7 per unit
if surface
parking
See notes 21
– 2423
Senior
citizen
housing: 1
for each unit
See note 24
Special
needs
housing:
0.5 for each
unit
See note 24
1. The city may, using process III, modify required height, yard, landscape
and other site design and dimensional requirements for a proposed
development that meets the following criteria:
a. The proposed development will be consistent with the adopted
comprehensive plan policies for this zone; and
b. The proposed development will be consistent with applicable design
guidelines; and
c. The street utilities and other infrastructure in the area are adequate to
support the proposed development.
2. All buildings, except for related parking structures up to 65 ft. in height (six
stories), must be gabled with pitched roofs, unless the building is taller than
35 ft. (three stories) with a rooftop that contributes to the multifamily open
space requirements.
3. Multi-unit housing and accessory living facilities may be located on the
ground floor of a structure only as follows: (a) ground level space that spans
at least 60 percent of the total length of the principal commercial facade of
all buildings, as determined by the director, is occupied with one or more
other use(s) allowed in this zone; and (b) ground level space of all buildings
that span at least 40 percent of the length of any other street-facing facades
is occupied with one or more other use(s) allowed in this zone; and (c) all
ground level nonresidential space(s) have a minimum floor-to-ceiling height
of 13 ft. and an average depth of 30 ft., but in no case less than 15 ft.
4. Commercial uses allowed in this zone may be permitted on the ground
floor of stacked senior citizen or special needs housing with a minimum
floor-to-ceiling height of 13 ft.
5. Building height may be increased from the permitted outright height of 70
ft. to 85 ft. in exchange for providing publicly visible streetscape amenities,
as defined in FWRC 19.05.190, along the right-of-way; the siting and design
of which shall be approved by the director.
6. Structures on property that adjoins a single-family residential zone shall be
set back a minimum of 20 ft. from the property line adjacent to the single -
family residential zone. The height of structures shall not exceed 30 ft. above
average building elevation when located within 100 ft. from such property
line.
7. The subject property must provide usable open space in a total amount
equal to at least 100 sq. ft. per dwelling unit and may include private spaces
such as yards, patios, and balconies, as well as common open spaces such as
Stand-alone
senior citizen
or special
needs housing:
20
ft.
5 ft. 5
ft.
See notes 1, 6,
10, and 12
Page 99 of 154
95
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
plazas, playgrounds, recreation rooms, rooftop terraces, p-patches, pools,
active lobbies, and atriums. A minimum of 25 percent of the usable open
space provided must be common open space. All eligible usable open space
shall also meet the requirements specified in FWRC 19.115.115. A fee-in-lieu
option is available for up to 50 percent of the usable open space as specified
in FWRC 19.115.115.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.230.060 Multifamily dwelling units, senior citizen, or special
needs housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
8. Any common open space requirements for senior housing or special needs
housing may be reduced at the discretion of the director, if an open space study
documents that less common open space will be adequate to serve the needs of
the residents.
9. No maximum lot coverage is established. Instead, the buildable area will be
determined by other site development requirements, e.g., buffers, parking lot
landscaping, surface water facilities, among others.
Page 100 of 154
96
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
10. No setback is required adjacent to rights-of-way for senior citizen and special
needs housing, when publicly visible streetscape amenities, as defined in
FWRC 19.05.190, are located along the right-of-way, the siting and design of which
shall be approved by the director.
11. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
12. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
13. For sign requirements that apply to the project, see Chapter 19.140 FWRC.
14. Chapter 19.265 FWRC contains regulations regarding accessory uses, buildings
and structures. Accessory dwelling units are not permitted.
15. Chapter 19.270 FWRC contains regulations regarding home occupations.
16. For affordable housing requirements, see FWRC 19.110.010.
17. For provisions that relate to the keeping of animals, see FWRC 19.260.010 et
seq.
18. Single-story buildings may not exceed a total ground floor area of 16,000 gross
sq. ft., unless approved under the provisions of FWRC 19.110.080, or approved by
the director for minor additions such as entry structures, lobbies, seating or dining
areas, bay windows, and similar features; provided, that such addition(s) shall not
exceed 1,000 sq. ft. per building in any one consecutive 12-month period.
19. No more than 16,000 sq. ft. of new single-story construction may occur on a
subject property, excluding increases approved under the provisions of
FWRC 19.110.080 and minor additions approved by the director under note 18,
above.
20. Multiple-story buildings are not subject to notes 18 and 19, above; provided,
that each floor contains at least 75 percent of the gross sq. ft. of the floor below it
and contains a principal use(s) permitted in this zone.
21. Parking may be provided underground or above ground in structured parking
or may be permitted as surface parking.
22. Dwelling unit parking stalls are in addition to required parking for all
nonresidential ground floor uses.
23. Required parking may be reduced under the provisions of FWRC 19.130.020(3)
(a), (b), (c), and (d).
24. Minimum residential parking requirements subject to FWRC 19.130.120 (4).
For other information about parking and parking areas, see Chapter 19.130 FWRC.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Page 101 of 154
97
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
(
19.230.065 Permanent supportive housing and transitional
housing.
The following uses shall be permitted in the city center frame (CC-F) zone subject to the regulations and notes set
forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
None 10 ft. None 70 ft. or
85 ft.
See
notes 9
and 10
See
notes
15, and
16 and
17.
1. Any proposed permanent supportive housing or transitional housing
facility with more than two units, or which brings the total number of
permanent supportive housing or transitional housing units on the
property to more than three units, must be distanced at least one and
one-third miles (7,040 ft.) from any property with more than three units
of permanent supportive housing and/or transitional housing, as
measured from the nearest points of each such property.
2. There shall be no more than 110 residences located within a single
facility or complex.
3. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other services
and facilities frequently utilized by the residents of the property.
4. The facility or complex will be operated under the authority of a
reputable governing board, social service, or government agency, or
proprietor, to whom staff are responsible and who will be available to
Page 102 of 154
98
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
city officials, if necessary, to resolve concerns pertaining to the property
or residents.
5. The housing will operate under a written community engagement
plan, approved by the governing agency, board, or official, which must
address, at a minimum: (a) how the facility will engage with the
community; (b) how the facility will respond to community complaints or
concerns; and (c) who is the point of contact for the community. The
plan shall be provided to the city prior to occupancy and shall be
updated and provided to the city as substantive changes are made to
the plan.
6. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
7. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
8. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
9. Building height may be increased from the permitted outright height
of 70 ft. to 85 ft. in exchange for providing publicly visible streetscape
amenities, as defined in FWRC 19.05.190, along the right-of-way; the
siting and design of which shall be approved by the director.
10. Structures on property that adjoins a single-family residential zone
shall be set back a minimum of 20 ft. from the property line adjacent to
the single-family residential zone. The height of structures shall not
exceed 30 ft. above average building elevation when located within 100
ft. from such property line, unless the project proposes utilizing an
existing building.
11. All buildings, except for related parking structures up to 65 ft. in
height (six stories), must be gabled with pitched roofs, unless the
building is taller than 35 ft. (three stories) with a rooftop that contributes
to the multifamily open space requirements.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 103 of 154
99
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
19.230.065 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
12. Where the building is located near a right-of-way, the ground floor
must consist of nonresidential space(s) with a minimum floor-to-ceiling
height of 13 ft.; or residential spaces that have been designed to
contribute to an active presence to the streetscape.
13. The subject property must provide usable open space in a total
amount equal to at least 100 sq. ft. per dwelling unit and may include
private spaces such as yards, patios, and balconies, as well as common
open spaces such as plazas, playgrounds, recreation rooms, rooftop
terraces, P-patches, pools, active lobbies, and atriums. A minimum of 25%
of the usable open space provided must be common open space. All
eligible usable open space shall also meet the requirements specified in
FWRC 19.115.115. A fee-in-lieu option is available for up to 50% of the
usable open space as specified in FWRC 19.115.115.
14. Any common open space requirements may be reduced at the
discretion of the director, if an open space study documents that less
common open space will be adequate to serve the needs of the residents.
15. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
16. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
Page 104 of 154
100
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
17. Minimum residential parking requirements subject to FWRC
19.130.120 (4).
17.18. The housing will operate under a written operational plan that will
include, at a minimum, the following:
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.230.065 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
Page 105 of 154
101
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a
minimum, a prohibition on threatening and unsafe behavior; and the on-
site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to people
experiencing homelessness, and/or certifications or academic credentials
in an applicable human service field, and/or applicable experience in a
related program with people experiencing homelessness.
e. For health and safety reasons, the sponsor and/or managing agency
shall take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol to
work with the participant to resolve any outstanding warrants with
applicable legal authorities.
1918. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
19.240.085 Permanent supportive housing and transitional
housing.
Page 106 of 154
102
The following uses shall be permitted in the commercial enterprise (CE) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
Permanent
supportive housing
and transitional
housing
Process
III
None 5 ft. See note
12
None 45 ft.
above
average
building
elevation
(AABE)
to 55 ft.
AABE
and four
floors
See
notes 9
and 10
See
notes
13, and
14 and
15..
1. Any proposed permanent supportive housing or transitional housing
facility with more than two units, or which brings the total number of
permanent supportive housing or transitional housing units on the
property to more than three units, must be distanced at least one and
one-third miles (7,040 ft.) from any property with more than three units
of permanent supportive housing and/or transitional housing, as
measured from the nearest points of each such property.
2. There shall be no more than 110 residences located within a single
facility or complex.
3. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other
services and facilities frequently utilized by the residents of the
property.
4. The facility or complex will be operated under the authority of a
reputable governing board, social service, or government agency, or
proprietor, to whom staff are responsible and who will be available to
city officials, if necessary, to resolve concerns pertaining to the property
or residents.
5. The housing will operate under a written community engagement
plan, approved by the governing agency, board, or official, which must
address, at a minimum: (a) how the facility will engage with the
community; (b) how the facility will respond to community complaints
or concerns; and (c) who is the point of contact for the community. The
plan shall be provided to the city prior to occupancy and shall be
updated and provided to the city as substantive changes are made to
the plan.
6. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for
appropriate requirements.
7. For sign requirements that apply to the project, see
Chapter 19.140 FWRC.
8. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
9. If approved by the director, the height of a structure may exceed 40
ft. above average building elevation (AABE), to a maximum of 55 ft.
AABE and four floors, if all of the following criteria are met:
a. The increased height is necessary to accommodate the structural,
equipment, or operational needs of the use conducted in the building,
Page 107 of 154
103
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height of
Structure Front Side
(each) Rear
⇩ ⇨
and/or all ground floor spaces have a minimum floor-to-ceiling height
of 13 ft. and a minimum depth of 15 ft.;
b. Height complies with note 10;
c. Height over 40 ft. is set back from all residential zones by one
additional ft. for each one ft. of height over 40 ft.; and
d. Rooflines are designed to avoid a predominantly flat and
featureless appearance through variations in roof height, forms, angles,
and materials.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see
FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.240.085 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
10. Building height may not exceed 30 ft. AABE when located within 100
ft. of a single-family residential zone.
11. The subject property must provide usable open space in a total
amount equal to at least 100 sq. ft. per dwelling unit and may include
private spaces such as yards, patios, and balconies, as well as common
Page 108 of 154
104
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
open spaces such as plazas, playgrounds, recreation rooms, rooftop
terraces, P-patches, pools, active lobbies, and atriums. A minimum of 25%
of the usable open space provided must be common open space. All
eligible usable open space shall also meet the requirements specified in
FWRC 19.115.115. A fee-in-lieu option is available for up to 50% of the
usable open space as specified in FWRC 19.115.115.
12. Minimum side and rear yards shall be 20 ft. adjacent to single -family
residential zones and five ft. adjacent to all other zones.
13. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Units with two bedrooms or more – 2.0 per unit + one per two
employees
14. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
15. Minimum residential parking requirements subject to FWRC
19.130.120 (4
1615 The housing will operate under a written operational plan that will
include, at a minimum, the following:
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the
subject site to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a
minimum, a prohibition on threatening and unsafe behavior; and the on-
site use and sale of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
(Continued on next page)
Page 109 of 154
105
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.240.085 Permanent supportive housing and transitional
housing. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
d. Providers and/or managing agencies shall have either a
demonstrated experience providing similar services to people
experiencing homelessness, and/or certifications or academic credentials
in an applicable human service field, and/or applicable experience in a
related program with people experiencing homelessness.
e. For health and safety reasons, the sponsor and/or managing agency
shall take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective
resident who has an active felony warrant, it shall follow a protocol to
work with the participant to resolve any outstanding warrants with
applicable legal authorities.
1716. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC.
Page 110 of 154
106
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximums
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Lot
Coverage
Height
of
Structure Front Side
(each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
(
19.240.095 Emergency housing and shelter.
The following uses shall be permitted in the commercial enterprise (CE) zone subject to the
regulations and notes set forth in this section:
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Maximum
Height of
Structure(s)
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Emergency housing
and shelter
Process
III
None 5 ft. See notes
1 and 2
45 ft.
above
average
building
elevation
(AABE) to
55 ft.
AABE
See notes
3 and 4
See
notes
10, and
11 and
12.
1. Minimum side and rear yards shall be 20 ft. adjacent to single-family
residential zones and five ft. adjacent to all other zones.
2. The city may permit this use only if:
a. The proposed emergency housing and shelter is distanced at least 1,000
ft. from:
i. Any other emergency housing and shelter; or
ii. Public schools;
As measured from the nearest points of each such property.
b. The facility and program secure and maintain all licenses and/or
approvals as required by the state.
See note 3
Page 111 of 154
107
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Maximum
Height of
Structure(s)
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
c. The property is situated proximate to, and has convenient access to,
public transportation, shopping, health care providers, and other services and
facilities frequently utilized by the residents of the property.
d. The facility will be operated under the authority of a reputable governing
board, social service, or government agency, or proprietor, to whom staff are
responsible and who will be available to city officials, if necessary, to resolve
concerns pertaining to the facility.
e. The facility will have staffing, supervision, and security arrangements
appropriate to the number of residents and to its hours of operation.
f. The facility will not create unreasonable impacts on traffic, public utilities
and services or on nearby residences.
g. The facility is in compliance with applicable health, fire, building, and
safety requirements.
h. The housing will operate under a written community engagement plan,
approved by the governing agency, board, or official, which must address, at
a minimum: (i) how the facility will engage with the community; (ii) how the
facility will respond to community complaints or concerns; and (iii) who is the
point of contact for the community. The plan shall be provided to the city
prior to occupancy and shall be updated and provided to the city as
substantive changes are made to the plan.
(Continued on next page)
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.240.095 Emergency housing and shelter. (Continued)
Page 112 of 154
108
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Maximum
Height of
Structure(s)
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
3. If approved by the director, the height of a structure may exceed 40 ft.
above average building elevation (AABE), to a maximum of 55 ft. AABE and
four floors, if all of the following criteria are met:
a. The increased height is necessary to accommodate the structural,
equipment, or operational needs of the use conducted in the building, and/or
all ground floor spaces have a minimum floor-to-ceiling height of 13 ft. and a
minimum depth of 15 ft.;
b. Height also complies with note 4;
c. Height over 40 ft. is set back from nonresidential zones by one additional
ft. for each one ft. of height over 40 ft.; and
d. Rooflines are designed to avoid a predominantly flat and featureless
appearance through variations in roof h eight, forms, angles, and materials.
4. Building height may not exceed 30 ft. AABE when located within 100 ft. of a
single-family residential zone.
5. No maximum lot coverage is established. Instead, the buildable area will be
determined by other site development requirements, i.e., required buffers,
parking lot landscaping, surface water facilities, etc.
6. For community design guidelines that apply to the project, see
Chapter 19.115 FWRC.
7. For landscaping requirements that apply to the project, see
Chapter 19.125 FWRC.
8. For sign requirements that apply to the project, see Chapter 19.140 FWRC.
9. Refer to Chapter 19.265 FWRC to determine what other provisions of this
title may apply to the subject property.
10. Parking spaces shall be provided as follows:
Efficiency units – 1.0 per unit + one per two employees
Studio units – 1.25 per unit + one per two employees
One bedroom units – 1.5 per unit + one per two employees
Dwelling units with two bedrooms or more – 2.0 per unit + one per two
employees
11. Alternatively, an applicant may choose to submit a parking study in
accordance with FWRC 19.130.080(2).
12. Minimum residential parking requirements subject to FWRC 19.130.120
(4).
(Continued on next page)
Process I, II, III and IV are described in
Page 113 of 154
109
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Maximum
Height of
Structure(s)
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
19.240.095 Emergency housing and shelter. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Maximum
Height of
Structure(s)
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
1312. The housing will operate under a written operational plan that will
include, at a minimum, the following:
a. Residents must be referred by providers of housing and services for
people experiencing homelessness. Direct intake of residents at the site,
without prior referral, is not allowed.
b. A description of transit, pedestrian and bicycle access from the subject
site to services and schools must be provided to residents.
c. An operations plan must be provided that addresses the following
elements:
i. Roles and responsibilities of key staff;
ii. Site/facility management, including a security and emergency plan;
iii. Site/facility maintenance;
iv. Occupancy policies, consistent with Chapter 59.18 RCW, including
resident responsibilities and a code of conduct that includes, at a minimum, a
prohibition on threatening and unsafe behavior; and the on -site use and sale
of illegal drugs;
v. Access to human and social services, including a staffing plan and
expected outcome measures;
vi. Procedures for maintaining accurate and complete records.
Page 114 of 154
110
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Maximum
Height of
Structure(s)
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
d. Providers and/or managing agencies shall have either a demonstrated
experience providing similar services to people experiencing homelessness,
and/or certifications or academic credentials in an applicable human service
field, and/or applicable experience in a related program with people
experiencing homelessness.
e. For health and safety reasons, the sponsor and/or managing agency shall
take all reasonable and legal steps to obtain verifiable identification
information, including full name and date of birth, from current and
prospective residents, and shall keep a log containing this information.
f. Should the provider become aware of a current or prospective resident
who has an active felony warrant, it shall follow a protocol to work with the
participant to resolve any outstanding warrants with applicable legal
authorities.
1413. All facilities are required to be licensed pursuant to the provisions of
Chapter 12.35 FWRC, unless operated as a result of inclement weather, natural
disaster, or similar event.
For other information about parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this height limit, see FWRC 19.110.050 et seq.
For details regarding required yards, see FWRC 19.125.160 et seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
(
FWRC 19.130.020 Number of spaces – Minimum.
(1) Generally. Except as provided in subsection (3) of this section, the number of parking spaces
required by Chapters 19.195 through 19.240 FWRC for any particular use is the minimum number of
parking spaces required for that use, and the applicant shall provide at least that number of spaces.
Formatted: Space After: 15 pt, Line spacing: single,
Font Alignment: Baseline, Pattern: Clear (White), Tab
stops: Not at 1.25"
Page 115 of 154
111
(2) Guest parking for residential uses. For residential uses, the city may require guest parking spaces in
excess of the required parking spaces, if there is inadequate guest parking on the subject property.
(3) Exceptions. The number of parking spaces required by this Code for a particular use may be
reduced only when the use for which the parking is required:
(a) Provides shared parking in accordance with FWRC 19.130.120;
(b) Is located in the CC-C or CC-F zones and is accompanied by a traffic demand management
plan which, as a condition of project approval, the applicant shall implement. In such an
instance, the director may approve reduction of the required number of parking spaces by up
to 20 percent. Transportation demand management options which can be considered by the
director include, but are not limited to, the following:
(i) Private vanpool operation;
(ii) Transit/vanpool fare subsidy;
(iii) Preferential parking for carpools/vanpools;
(iv) Flexible work-hour schedule;
(v) Participation in a ride-matching program; or
(vi) Bicycle parking facilities;
(c) Is located in the CC-C or CC-F zones, is adjacent to a public street right-of-way classified to
allow on-street parking and the applicant makes a one-time contribution to a city fund
established strictly to fund development of on-street parking. The amount of the contribution
will be based on a per stall cost established by the city, and the required number of stalls may
be reduced on a one-for-one basis according to the amount of the contribution paid;
(d) Provides a parking study in accordance with FWRC 19.130.080(2).
(4) Minimum residential parking requirements mandated by underlying zoning requirements for
housing units are subject to the following requirements:
(a) For housing units that are affordable to very low-income or extremely low-income
individuals and that are located within one-quarter mile of a transit stop that receives
transit service at least two times per hour for twelve or more hours per day, minimum
residential parking requirements may be no greater than one parking space per
bedroom or .75 space per unit.
(b) For housing units that are specifically for seniors or people with disabilities, that
are located within one-quarter mile of a transit stop that receives transit service at
Formatted: Font color: Auto
Formatted: Indent: Left: 0", Hanging: 0.38"
Formatted: Underline, Font color: Red
Page 116 of 154
112
least four times per hour for twelve or more hours per day, a city may not impose
minimum residential parking requirements for the residents of such housing units,
subject to the exceptions provided in this subsection.
(c) For market rate multifamily housing units that are located within one-quarter mile
of a transit stop that receives transit service from at least one route that provides
service at least four times per hour for twelve or more hours per day, minimum
residential parking requirements may be no greater than one parking space per
bedroom or .75 space per unit.
8. Wetland Review
Update the distance in which a critical areas wetland report is required from 225 feet to 300 feet
in order to be consistent with maximum potential buffer widths in FWRC 19.145.420. Clarify what
part of the wetland buffer can be reduced. Specify wetland buffer intrusion reductions as width,
area outer perimeter.
FWRC 19.145.410 Wetland identification and delineation.
(1) Generally. Identification of wetlands and delineation of their boundaries pursuant to this chapter
shall be done in accordance with the approved federal wetland delineation manual and applicable
regional supplements. All areas within the city meeting the wetland designation criteria are hereby
designated critical areas and are subject to the provisions of this chapter. Wetland delineations are
valid for five years; after such date the city shall determine whether a revision or additional
assessment is necessary.
(2) Evaluation. If the city determines that a wetland may exist on or within 225 300 feet of the subject
property, the director may require the applicant to submit a wetland report prepared by a qualified
professional. The written report and the accompanying plan sheets shall contain the following
information:
(a) Critical area report information identified in FWRC 19.145.080.
(b) Identification of all local, state, and/or federal wetland related permit(s) required for the
proposal.
(c) Documentation of fieldwork, including field data sheets, rating system forms, and baseline
hydrologic data.
(d) Description of the methodologies used to conduct the wetland delineations, rating system
forms, or impact analyses, including references.
Commented [KN5]: Kent to review language
Formatted: Underline, Font color: Red
Commented [NK6R5]: Should the number system be a b
c before starting the roman numerals?
Formatted: Underline, Font color: Red
Page 117 of 154
113
(e) Identification and characterization of all wetlands and buffers on and within 225 300 feet of
the subject property. For off-site areas with limited or no access, estimate conditions using best
available information.
(f) Provide the following for each wetland identified on and/or within 225 300 feet of the
subject property. Acreage estimates, classifications, and ratings shall be based on entire
wetland complexes, not only the portion present on the subject property:
(i) Wetland rating and score for each function;
(ii) Required buffers;
(iii) Hydrogeomorphic classification;
(iv) Wetland acreage;
(v) Cowardin classification of vegetation communities;
(vi) Habitat elements;
(vii) Soil conditions based on site assessment and/or soil survey information; and
(viii) To the extent possible, hydrologic information such as location and condition of
inlet/ outlets, estimated water depths within the wetland, and estimated hydroperiod
patterns based on visual cues (e.g., algal mats, drift lines, and flood debris).
(g) An evaluation of the functions of the wetland and adjacent buffer. Include reference for the
method used and data sheets.
19.145.440 Development within wetland buffers.
(1) Generally. Except as allowed in this section, no development or improvement may be located
within a wetland buffer.
(2) Trails. The director may provide written approval for passive pedestrian recreation facilities
designed in accordance with an approved critical area report and the following standards:
(a) Trails are composed of pervious surfaces no more than five feet in width. Raised boardwalks
and wildlife viewing structures composed of non-treated pilings may also be considered;
(b) Trails are generally located parallel to the perimeter of the wetland and within the outer 25
percent of the buffer; and
(c) Trails shall avoid the removal of mature trees.
Page 118 of 154
114
(3) Stormwater management facilities. The director may provide written approval for stormwater
management facilities limited to stormwater dispersion outfalls and bioswales within the outer 25
percent of the buffer of category III and IV wetlands if the location of such facilities will not degrade
the functions or values of the wetland.
(4) Permanently altered buffer. The director may provide written approval for a buffer reduction when
existing conditions are such that portions of the required buffer exist in a permanently altered state
(e.g., roadways, paved parking lots, and permanent structures) and do not provide any buffer
function. The buffer may be reduced up to the area where the altered conditions exist.
(5) Buffer averaging. The city will review and decide upon buffer averaging using process III in
Chapter 19.65 FWRC, based on the following criteria that shall be added to the critical areas report:
(a) The total area of the buffer after averaging is equal to the area required without averaging;
(b) The buffer is increased adjacent to the higher functioning area of habitat or more sensitive
portion of the wetland and decreased adjacent to the lower functioning or less sensitive
portion;
(c) The buffer at its narrowest point is not reduced to less than 75 percent of the required
width; and
(d) Unless authorized in writing by a consenting neighboring property owner, the averaging
will remain on the subject property.
(6) Buffer reduction with enhancement. Buffers widths may be reduced by up to 25 percent on
a case-by-case basis if the project includes a buffer enhancement plan that clearly substantiates that
an enhanced buffer will improve and provide additional protection of wetland functions and values.
Buffer reductions may not be used in combination with buffer averaging. The city will review and
decide upon buffer reductions using process III in Chapter 19.65 FWRC, based on the following
criteria:
(a) It will not adversely affect water quality;
(b) It will not adversely affect the existing quality of the wetland or buffer wildlife habitat;
(c) It will not adversely affect drainage or stormwater retention capabilities;
(d) It will not lead to unstable earth conditions nor create erosion hazards;
(e) It will not be materially detrimental to any other property or the city as a whole; and
(f) All exposed areas are stabilized with native vegetation, as appropriate.
Page 119 of 154
115
A buffer enhancement plan, prepared by a qualified professional, shall be incorporated into the
critical area report. The plan shall assess the habitat, water quality, stormwater retention,
groundwater recharge, and erosion protection functions of the existing buffer; assess the effects of
the proposed modification on those functions; and address the six approval criteria of this section.
(7) Buffer increases. The director shall require increased buffer widths, on a case-by-case basis, when
a larger buffer is necessary to protect functions, values or hazards based on site-specific conditions.
This determination shall be supported by appropriate documentation showing that additional buffer
width is reasonably related to protection of the functions and values of the wetland, and/or
protection of public health, safety and welfare. Such determination shall be attached as permit
conditions. The determination must include but not be limited to the following criteria:
(a) The wetland contains habitat for species listed as threatened, endangered, candidate,
sensitive, monitored, or documented priority species or habitats by state or federal agencies,
and additional buffer is necessary to maintain viable functional habitat;
(b) The adjacent land is susceptible to severe erosion, and erosion control measures will not
effectively prevent adverse wetland impacts; or
(c) The adjacent land has minimal vegetative cover or slopes greater than 30 percent.
9. Correction to Multi Family Heading
Correct Multi Family heading so that all are consistent through out the code section.
19.225.070 Multi-unit housing. (Continued) Multifamily dwelling units, senior citizen, or
special needs housing.
Commented [KN9]: Changes to charts must be included
not just language
Commented [NK10R9]: The charts have the correct
heading.
Formatted: Font: (Default) Open Sans, 11 pt
Page 120 of 154
1
Mobile Vendor Food or Vendor Code Development – Draft 9/28/22
Purpose of Mobile Food or Retail Vendor Code Updates: To establish more clear, consistent and flexible
mobile vending review processes and standards. These standards should ensure that the code-
established process itself doesn’t cause mobile vendors who would otherwise operate in Federal Way to
not operate here, nor cause mobile vendors to evade (either intentionally or unintentionally) code-
required review processes.
The proposed mobile food or retail vendor code changes result in the following updates to four chapters
of Federal Way’s Zoning Code (Title 19):
1) Removes “Food trucks/carts” section of Temporary Use Code (FWRC 19.275.070); a new
“Mobile food or retail vendor” chapter will replace temporary use chapter requirements for that
use and activity.
2) Adds definitions to the zoning code (FWRC 19.05) pertaining to mobile food or retail vendors.
3) Establishes a new “Mobile Food or Retail Vendors” zoning code chapter that addresses a wider
range of mobile vending scenarios and establishes clearer review processes and requirements
that are more appropriately calibrated to those scenarios.
4) Establishes use charts and associated zoning requirements for Federal Way’s non-single family
zones (FWRC 19.205-240) for any mobile food or retail vendors subject to a use process review
Proposed mobile food or retail vendor code updates are as follows:
I. Remove FWRC 19.275.070 Food trucks/carts from temporary use code:
19.275.070 Food trucks/carts.
(1) Food trucks/carts shall be regulated as follows:
(a) Food trucks/carts that operate less than four hours at a location within any 24-hour
period are not considered temporary uses, but shall obtain either a business registration or
a temporary business registration depending on the duration of their business activity
within the city. An example of this type of food truck/cart is an ice cream truck.
(b) Food trucks/carts that operate more than four hours at any one location within a 24-
hour period shall be considered either:
(i) A temporary use if occupying the site less than or equal to the duration allowed
in FWRC 19.275.050; or
(ii) A permanent use if occupying the site longer than the duration allowed in FWRC
19.275.050. Permanent food trucks/carts shall be subject to the process and
substantive provisions of FWRC Title 19, consistent with a brick and mortar
business.
II. Establish definition of “Mobile food or retail vendor” in zoning code definitions
FWRC 19.05.130:
“Mobile food or retail vendor” means an unaffixed food or retail service establishment on wheels,
which is readily moveable either through self-propulsion or via towing by vehicle, that is used to sell
goods, food, and/or beverages. Mobile food or retail vendors do not include mobile or temporary
health services. There are the following three types of mobile food or retail vendors:
Page 121 of 154
2
(1) “Mobile food or retail vendor, “Class I” means a mobile food or retail vendor that operates on a
particular improved property for no more than a single day each calendar month, and no more
than 15 hours during that day.
(2) “Mobile food or retail vendor, “Class II” means a mobile food or retail vendor that does not
qualify as a Class I mobile food or retail vendor and operates on a particular improved property
for no more than 180 days in a calendar year.
(3) “Mobile food or retail vendor, “Class III” means all mobile food or retail vendors that do not
qualify as either Class I or II mobile food or retail vendors.
“Mobile or temporary health services” means any motor vehicle or non-permanent structure used
to provide health care services.
III. Establish new “Mobile Food or Retail Vendors” zoning code chapter; FWRC 19.290
19.290.010: Purpose
The purpose of this chapter is to allow the sale of goods, food, and/or beverages from mobile food
or retail vendors in a manner that is safe and compatible with surrounding uses, consistent with all
relevant city codes and policies, maintains or enhances the pedestrian experience, and provides
consistency, predictability, and site-flexibility for mobile food or retail vendors.
19.290.020: Applicability – relationship with other chapters.
(1) This chapter establishes regulations that govern mobile vending in the city including the sale
of goods, products, food, and/or beverages from mobile food or retail vendors on public or
private properties. Unless exempted under FWRC 19.290.030, this chapter is applicable to
all mobile food or retail vendors in the city.
(2) Mobile food or retail vendors regulated under this chapter shall not be subject to regulation
under Chapter 19.275 FWRC, Temporary Uses. Any activities exempt from regulation under
FWRC 19.290.030 may be subject to regulation under Chapter 19.275 FWRC, Temporary
Uses.
(3) Additional regulations may apply to mobile food or retail vendors operating on public
property through a special event (FWRC 4.05 and FWRC 4.30) and/or right of way use or
activity permit (FWRC 4.25 and FWRC 4.30).
19.290.030: Specific activities exempt from regulation.
The following activities, while potentially constituting mobile food or retail vendors, are exempt
from regulation under this chapter. Such activities may be subject to regulations found elsewhere in
code, such as Chapter 19.275 FWRC, Temporary Uses:
(1) Ice cream vendors that primarily stay mobile within public rights-of-way.
(2) Mobile newspaper couriers.
(3) Mobile lemonade stands.
(4) Mobile stands used to sell or distribute flowers, fruit, vegetables, produce or plants
grown on the property where the mobile stand is located.
(5) Delivery or distribution of food, goods, or products ordered or purchased by customers
from a source or point of sale other than a mobile food or retail vendor operated for the
purpose of soliciting customers while located on public or private property.
Page 122 of 154
3
19.290.040: Variance from mobile food or retail vendor code.
The Director shall have the authority to administratively allow for departures from the numeric
provisions contained in these regulations, provided that:
(1) The variance request meets all criteria in FWRC 19.45.030;
(2) Any variation is no more than 25 percent; and
(3) The end result is consistent with the purpose of this chapter.
19.290.050: Permitted Locations.
(1) Class I mobile food or retail vendors are allowed to operate on private property in any zone.
(2) Class II and III mobile food or retail vendors are allowed in all zones in the City except for
properties in single-family zones with a current primary use of single-family.
(3) Mobile food or retail vendors are allowed to operate on any public right of ways in the city or
City-owned property so long as such mobile food or retail vendor obtains any applicable permit
required by the Public Works or Police Department. Additional limitations or allowances may be
included as part of such permit.
19.290.060: Review Classifications and Processes
(1) Business Registration Required. All mobile food or retail vendors regulated under this chapter
shall obtain a business registration with the City and complete a supplemental checklist at the
time of registration attesting to understanding and compliance with mobile food or retail
vending requirements of this chapter prior to being issued a City business license endorsement.
(2) Additional Review and Permitting Requirements. Additional review and/or permit requirements
shall be required for Class III Mobile Food or Retail Vendors as follows: The City’s review may
result in the requirement for an additional review process. That determination will be made as
part of the review process identified in this section.
a) Class III mobile food or retail vendors which are accessory to an established use on the
property shall obtain a Mobile Food or Retail Vendor Permit, as described in FWRC
19.290.080.
b) Class III mobile food or retail vendors which are the principle use on the property shall
obtain approval of the use process indicated on the applicable use chart for the zone.
19.290.070: Requirements applicable to mobile food or retail vendors:
(1) Comply with all provisions of the supplemental checklist.
(2) Comply with the provisions of FWRC 19.290.050.
(3) Operate only between the hours of 7:00 am to 10:00 pm, Monday thru Sunday; exceptions
may be granted under special event permits or right-of-way use permits.
(4) Restore the site area occupied by the mobile food or retail vendor to the original or better
condition upon removal of the vending unit.
(5) Provide at least one garbage and recycling container for customers.
(6) Operate only on an asphalt or paved surface; unless otherwise approved through a special
event permit.
(7) Comply with all setback requirements for mobile food or retail vendors based on the
property’s zone; see use table for the mobile food or retail vendors for the required
setbacks. Class I mobile food or retail vendors are subject to the least restrictive setback
requirements shown in the applicable use chart regulating principal use Class III mobile food
or retail vendors.
(8) For mobile food or retail vendors that sell food, obtain approval from South King Fire and
Rescue; this approval may include but not be limited to completing an inspection and
certification process.
Page 123 of 154
4
(9) Ensure sufficient queuing distance for customer vehicles.
(10) The mobile food or retail vendor shall not:
a) Operate on an unimproved property;
b) Obstruct any drive aisles or ingress/egress within the site;
c) Obstruct a sidewalk, bicycle lane, or other pedestrian way;
d) Obstruct the sight distance triangles for vehicles turning in and out of a site;
e) Impede ADA access;
f) Impede fire hydrant or fire lane access;
g) Operate on any private or public property without permission of the property owner(s);
h) Serve as a drive-through facility for vehicles;
i) Operate in a designated loading zone;
j) Remove the mobile food or retail vending unit from its wheels; or
k) Use or remove code-required parking spaces for principal site uses.
19.290.080: Mobile Food or Retail Vendor Permit
For mobile food or retail vendors subject to a Mobile Food or Retail Vendor Permit, the following
permit requirements apply:
(1) Permit Duration: Permit approvals are permanent until and unless the city receives notification
that there has been a renewal or change requested to the vendor’s business registration and
city endorsement.
(2) Decisionmaker: The Director shall be the decisionmaker for mobile food or retail vendor
permits. The Director has the authority to add conditions to any permit approval.
(3) Decision criteria. The Director may approve the mobile food or retain vendor permit only if all
the following are met:
a. The mobile vending activity shall not be detrimental to the public health, safety, and
general welfare;
b. The mobile vendor shall not adversely affect adjacent properties;
c. The mobile vendor can be adequately served by such public facilities and street
capacities without placing an undue burden on such facilities and streets;
d. The application is compliant with all relevant city codes and policies and the
supplemental checklist; and
e. The proposed property(s) or site(s) for the mobile food or retail vendor’s operations are
of sufficient size to accommodate the mobile vendor.
(4) Application: Mobile food or retail vendor permit applications shall be completed on a form
provided by the Community Development Department. Application material shall include, at a
minimum, the following:
a. Contact information for the mobile food or retail vendor
b. A description of the nature and type of goods to be sold
c. Proof of the mobile food or retail vending vehicle’s registration with the State of
Washington, if applicable.
d. Specifications of the mobile food or retail vending unit including, at a minimum, the
unit’s dimensions, height and weight.
e. Site plan showing the proposed location of the mobile food or retail vendor’s operations
on a site.
f. For mobile food or retail vendors that sell food or beverages, commonly called “food
trucks, proof of King County Public Health approval.
(5) Permit review process:
a. Upon receipt of a complete mobile food or retail vendor application, the application will
be routed to any applicable departments and agencies for review.
Page 124 of 154
5
IV. Use Table for Mobile Food or Retail Vendors
Applicable to Class III, principal use mobile food or retail vendors:
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums Maximum
Height of
Structure(s)
Required
Parking
Spaces
SPECIAL REGULATIONS AND
NOTES Lot
Size
Required Yards
Front Side
(each)
Rear
Mobile
Food or
Retail
Vendor,
Class III
Use
Process I
or (with
SEPA)
Use
Process
III
See note
1
None 5 ft 5 ft 5 ft 15 ft 2 1. Class III mobile food or
retail vendors that are
the principle use on a
property are subject to
guidelines of FWRC
19.290 and also to the
use process and zoning
requirements listed in
this use table.
Page 125 of 154
19.05.190 S definitions.
“Sign” means any communication device, structure, fixture, or placard that uses colors, words, letters,
numbers, symbols, graphics, graphic designs, figures, logos, trademarks, and/or written copy for the purpose
of:
(1) Providing information or directions; or
(2) Promoting, identifying, or advertising any place, building, use, business, event, establishment, product,
good, or service, and includes all supports, braces, guys, and anchors associated with such sign.
Painted wall designs or patterns which do not represent a product, service, or registered trademark, and
which do not identify the user, are not considered signs. If a painted wall design or pattern is combined with
a sign, only that part of the design or pattern which cannot be distinguished from the sign will be considered
as part of the sign. The following types of signs are included in the definition of “signs”:
(21) “Iconic sign” means a commercial sign that, through design and artistic expression unrelated to its
message, is culturally significant to the region or community, and will serve a placemaking function either
upon completion or with the passage of time.
19.140.135 Iconic signs. (New Section)
(1) Scope. This section establishes the procedure and criteria the city will use in deciding upon an application
for an iconic sign.
(2) Required review process. An iconic sign shall be reviewed and approved in accordance with FWRC 19.140,
except that the substantive criteria for approval or denial shall be limited to those set forth in this section.
Unless otherwise expressly stated, any permit for an iconic sign granted pursuant to this Section shall run
with the land and shall not automatically terminate upon sale or transfer of the property.
(3) Intent. The iconic sign provision is intended to create a process whereby a proposed sign that does not
meet the dimensional or other standards of the sign code, but, through design and artistic expression
unrelated to its message, is culturally significant to the community or region, and is expected to serve a
placemaking function either upon completion or with the passage of time. This provision is not intended to
be a tool to vary one or more of the standards of this Chapter simply to allow for a larger sign than
otherwise could be obtained.
(4) Criteria. The city may grant the iconic sign only if it finds all of the following:
(a) The proposed iconic sign or signs is for a non-residential use;
(b) The proposed iconic sign or signs is representative of a business that has been found in the City
and/or region a minimum of 20 years;
(c) The proposed iconic sign or signs will be located in the City Center;
Page 126 of 154
(d) The proposed iconic sign or signs is consistent with Goals and/or Policies of the Comprehensive
Plan;
(e) The proposed iconic sign or signs, through design and artistic expression unrelated to its message,
is significant to the community or region;
(f) The proposed materials and/or design is representative of a particular period of construction and/or
demonstrates extraordinary aesthetic quality, creativity, or innovation;
(g) The proposed iconic sign or signs is expected to serve a placemaking function either upon
completion or with the passage of time. A sign serves a placemaking function when it serves a
wayfinding function for the community;
(h) The proposed iconic sign or signs exhibit characteristics that enhance the streetscape or identity of
the City Center; and, it clearly provides a recognizable architectural style and appearance;
(i) Approval of the proposed iconic sign or signs will not arbitrarily or unreasonably result in favoritism
of the proposed sign over another sign that is similarly situated in all relevant respects but for which a
sign permit has been denied by the city;
(j) The proposed iconic sign or signs is appropriately scaled with the building;
(k) Blinking or chasing lights are prohibited, fluorescent lighting must be baffled, and LED lighting will
be used in lieu of neon;
(l) The proposed iconic sign or signs will not compromise community safety; and,
(m) The proposed iconic sign or signs is not an off-premise sign.
(5) Conditions and restrictions. As part of any approval of a request under this section, the city may impose
any conditions, limitations or restrictions it considers appropriate under the circumstances. The city may also
require a performance bond under FWRC 19.140.110 to insure compliance with any such condition or
restriction.
Page 127 of 154
FEDERAL WAY TC-3
MASTER PLAN
DOWNTOWN AD -HOC COMMITTEE
29TH SEPTEMBER
Draft for discussion only Page 128 of 154
2CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
Intended Outcomes
Understanding and
agreement on:
•Vision and Guiding
Principles
•Development
Framework
•Potential Land uses
•Rough Order of
Magnitude costs
Page 129 of 154
3CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
Agenda
1.Vision and Guiding
Principles
2.Site Analysis
3.Development
Framework
4.Land Uses
5.Alternatives
6.Funding and Financing
7.Recommendations
and Next Steps
Page 130 of 154
4CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
1. Vision and guiding principles
1.Create a sense of place and civic
identity for the Federal Way Town
Center, reflective of the growing,
diverse community
2.Provide a catalyst for mixed use
residential and pedestrian-focused
retail
3.Anchor the north downtown and
build a pedestrian-scale block
structure, with smaller, more active
public spaces
4.Capitalize on momentum and
timing of recent and imminent
investments
Page 131 of 154
5CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
2. Site Analysis: Existing Conditions
0 50 100 200 North
316 th St
314 th St
ST Parking Garage
PAEC
Pete von ReichbauerWay S23rd Page 132 of 154
6CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
2. Site Analysis: Existing Conditions
0 50 100 200 North
Main Pedestrian Access Retaining Wall Barrier
PAEC Parking
and Loading
Vehicular
Access
Vehicular
Access
Vehicular
Access
MAIN SITE ACCESS
leverages recent
investment,
oriented toward
current and future
activity downtown.
RETAINING WALL
BARRIER constrains
site access
PAEC PARKING AND
LOADING = 333
stalls to be
accommodated,
many currently
located offsite.
Page 133 of 154
7CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
3. Development Framework: parcels
HEART drives site
identity, an anchor
for the north end of
downtown
LANDING provides
sweeping views to
downtown Federal
Way
DEVELOPMENT
SITES sized for
efficiency and
flexibility
“Landing”
Open Space
“Heart”
Major Public Use
Development
Sites
0 50 100 200 North
1 2
200’
4
5
3
320’260’120’315’ Page 134 of 154
8CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
3. Development Framework: circulation
Drive Around
Basic
Framework
Ramp
Extension
Extension
0 50 100 200 North
1 2 3
4
5
BASIC FRAMEWORK
provides access,
accommodates
utilities.
EXTENSIONS unlock
further potential of
block
DRIVE AROUND OR
RAMP EXTENSION
Alternative ways to
address south end
of site, each with a
different set of
benefits.
Extension
Basic
Framework
Page 135 of 154
9CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
3. Development Framework: Land Use Concept
0 50 100 200 North
1 2 3
4
5
BASIC FRAMEWORK
provides access,
accommodates
utilities.
EXTENSIONS unlock
further potential of
block
Residential over
Active Ground Floor
Parking or
Residential
Residential over
Neighborhood
Supportive Use
Office,
Residential,
Hotel, or
Event Space
Central Active
Public Use
Outdoor Plaza
1 2 3
45
Central Site Activation
Site Perimeter Activation
Active Edge (Storefront retail,
restaurant, ground related
housing, event space, etc.)
Page 136 of 154
10CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
FARMERS MARKET
PUBLIC REALM
RESIDENTIAL + ACTIVE USES
EVENT SPACE / PLAZA (OUTDOOR)
4. Land Uses: Examples
Page 137 of 154
11CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
•Central civic space defined by
proportionally high edges of
buildings and landscape.
•Local landmark structure on one
edge of town square
4. Land Uses: Town Square
Page 138 of 154
12CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Residential Intensity
Townhomes 4 Story 6 Story
Page 139 of 154
13CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Employment/Office or Hotel
Office Hotel
Page 140 of 154
14CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Parking Structures
Underground
(e.g. on parcel 5)
~430 Parking Spaces
Structure with
3,200 SF Retail
(e.g. on parcel 1)
~350 Parking Spaces
Potential
Expressions
Page 141 of 154
15CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
MEDICAL SERVICES
4. Land Uses: Community Input
= Number of positive
survey mentionsn
LESS EXCITINGEXCITING: MORE
DRIVER/ANCHOR: MORE
EXCITING: LESS
DRIVER/ANCHOR: LESS
CITY HALL
GOVT. SERVICES
OFFICE BUILDING
LIBRARY
BAR /COFFEE /RESTAURANTS
THEATRE / ART
EVENT SPACE
FOOD MARKET HALL
HIGHER EDUCATION
GROCERY STORE
SMALL SCALE RETAIL
HOTEL
RESIDENTIAL
COMMUNITY CENTER
22
17
14
359
13
51 44
39
EXCITING
ANCHOR/ DRIVER LEGEND
Page 142 of 154
16CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Committee Input
Page 143 of 154
17CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Committee Input
Page 144 of 154
18CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Committee Input
Page 145 of 154
19CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
EVENT SPACE / PLAZA (OUTDOOR)
4. Land Uses: Alternative A
•Large public market and
complementary open space as heart
•Strong retail and other active uses
facing public market
•Housing along edge of site to create
community
•North/South connection across site
Page 146 of 154
20CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
“The Acropolis”
View from 21st Ave S looking up the stair/ramp
Potential Bridge
to ST Garage
PAEC
Potential
Elevator
Page 147 of 154
21CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
EVENT SPACE / PLAZA (OUTDOOR)
4. Land Uses: Alternative B
•Emphasis on public realm and variety of uses to
activate site
•Central civic building
•More fine-grained urban fabric
•Strong “front door” facing rest of downtown
Page 148 of 154
22CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
EVENT SPACE / PLAZA (OUTDOOR)
4. Land Uses: Alternative C
•Emphasis on neighborhood buildout
•Multifamily and supportive uses
•Responds to current economic condition
•Activated public realm as center for community
Page 149 of 154
23CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
•Central Civic/employment use
•Smaller public market
integrated or separate, with
other active uses
•Mixed use residential buildings
•Above ground parking
structure
•Driveable plaza
•East west street grid
Alt A
4. Land Uses: Comparison of Alternatives
Alt B Alt C
•Large central Public Market and
potential community center
•Mixed use residential buildings
•Potential to include HUB
education center
•Hotel anchoring corner
•Underground parking
•East west pedestrian way
•North-south road
•Large central Public Market and
potential community center;
Mixed use residential buildings
•Smaller hotel/potential to include
HUB education center on central
site
•Above ground parking structure
•East west street grid
•North-south road
Page 150 of 154
24CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Comparison of Alternatives
Alternative A B C
Residential Units 700 300 300
Hotel Units 350 0 100
Office SF 150,000
General Commercial SF 50,000 30,000 40,000
Page 151 of 154
25CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
4. Land Uses: Comparison of Alternatives
Alternative A B C
Create a Sense of Place +++++++
Provide a Catalyst +++++++
Anchor North Downtown ++++++++
Create a Sense of Momentum ++++++
Alternative A B C
Cost to City to Subsidize Parking $$$$$$$
Other Cost to City $$$
PAEC Parking Included Yes Yes No
Master Developer Required No No Yes (shared parking)
Page 152 of 154
26CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
ALTERNATIVESALTERNATIVES: ROM COST
Page 153 of 154
27CITY OF FEDERAL WAY: TC-3 MASTER PLAN: 29TH SEP 2022
Intended Outcomes –did we accomplish these?
Understanding and
agreement on:
•Vision and Guiding
Principles
•Development
Framework
•Potential Land uses
•Rough order of
Magnitude costs
Page 154 of 154