FEDRAC PKT 07-13-2004
City of Federal Way
City Council
Finance/Economic Development/Regional Affairs Committee
July 13,2004
5:30 p.m.
City Hall
Mt. St Helens Conference Room
AGENDA
1. CALL TO ORDER
2. PUBLIC COMMENT
3. COMMITTEE BUSINESS
A. Approval of the June 8, 2004, Minutes
Action
B. City Center Work Plan Discussion
Information
C. Lakewood, Colorado Bel-Mar town center redevelopment video
Information
4. OTHER
5. FUTURE AGENDA ITEMS
6. NEXT MEETING: August 10,20045:30 p.m.
7. ADJOURN
Committee Members:
Eric Faison, Chair
Jeanne Burbidge
Jim Ferrell
Cirv Stafr
Patrick Doherty, Deputy Director, CDS
Robin Baker, Office Technician II
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MEETING MINUTES
In attendance: Committee Members: Council Members Eric Faison, Chair, Jim Ferrell, and Jeanne
Burbidge; Deputy Mayor Linda Kochmar, City Manager David Moseley; Management Services Director
Iwen Wang; City Attorney Pat Richardson, and Office Technician Robin Baker.
I. CALL TO ORDER
Chair Faison called the meeting to order at 5:30 pm.
2. PUBLIC COMMENT
There was no public comment.
3. COMMITTEE BUSINESS
A. Approval of the May 11, 2004, Minutes - It was m/s/c to adopt the May II, 2004, minutes as
presented.
B. Discussion on both the City Center Redevelopment Work Plan and the Presentation by
Mr. Bob Gibbs Concerns with moving forward with the study are discussed. Mr. Ferrell
mentioned his concern as whether this was the right time to have a $25,000 expenditure. With the
possibility of having to make up to a two to four million dollar budget shortfall, the City needs to
spend money wisely. Ms Kochmar agreed that Mr. Gibbs had good ideas, but wondered if the
City was missing a step by not first going to the local developers.
It was then noted, that the purpose of going forward with the hiring of Mr. Gibbs would assist in
determining whether the life style center development is feasible for the City. The study will
provide information on which retailers would work well within the City Center Core. It will also
provide current business owners and developers with a alternative development vision which can
be presented at the forum. It is important for the public to see the expenditure as an investment to
turnaround the City's economy. Ms. Kochmar emphasized that if we do move forward with the
study we must directly identify how it is funded.
Mr. Faison's outlined steps to be taken this year related to economic development in the City
Core. The current timeline is: June and July - Community meetings; August and September-
Study results of the Gibb's report (if hired) with a presentation to Council; September and
October - Begin discussions within FEDRAC and City Council regarding the feedback received
from small and large venues, identifying the next steps in the plan, and deciding what kind of
presentation should be given at the developers forum; October - Developers Forum.
It was suggested that the focus for the proposed community meetings be on the budget and
economic development. Mr. Ferrell suggested to video these meeting and replay on FWTV.
Suggestions were made to extend the meetings to offer more input gathered from the Economic
FEDRAC Minutes
June 8, 2004
Page 1
Opportunity Response Team (EORT). Mr. Faison noted the importance for the public to be made
aware of participation opportunities.
The general consensus was to proceed with Mr. Faison's outline with the addition of continued
community meetings throughout the process.
4. FUTURE MEETINGS
The next scheduled meeting is June 8,2004,5:30 p.m., in the Mt. St. Helens Conference Room.
5. ADJOURN
The meeting adjourned at 6:32 pm.
K:\FEDRAC - Econ Dev\2004 - Agendas & Summaries\June 8, 2004, Summary.doc
FEDRAC Minutes
June 8. 2004
Page 2
CHAPTER SEVEN - CITY CENTER
7.0
INTRODUCTION
Federal Way's City Center chapter presents concepts and strategies for creating a .
definable and vibrant "City Center" for Federal Way and an "urban center" for Southwest
King County in the Federal Way City Center planning area. The chapter integrates the
community's vision for a City Center with the Puget Sound Regional Council's (PSRC)
adopted VISION 2020 plan, and King County's countywide strategy for developing a
network of centers.
In this chapter, the term "urban center" is used consistent with the VISION 2020/King
County definition, or to refer to the general characteristics of a sub-regional center. The
term "City Center" applies specifically to Federal Way's proposed center, which includes
a City Center core area and frame area. Only the City Center core area is intended to meet
the requirements of an urban center, in accordance with the Countywide Planning
Policies (CWPPs).
Purposes
The principal purposes of the Federal Way City Center chapter are to:
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Create an identifiable downtown that is the social and economic focus of the City;
Strengthen the City as a whole by providing for long-term growth in employment
and housing;
Promote housing opportunities close to employment;
Support development of an extensive regional transportation system;
Reduce dependency on automobiles;
Consume less land with urban development;
Maximize the benefit of public investment in infrastructure and services;
Reduce costs of and time required for permitting;
Provide a central gathering place for the community; and
Improve the quality of urban design for all developments.
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Background
The VISION 2020 Plan (1995 update), Regional Goal #1 states, "Locate development in
urban growth areas to conserve natural resources and enable efficient provision of.
services and facilities. Within urban growth areas, focus growth in compact communities
and centers in a manner that uses land efficiently, provides parks and recreation areas, is
pedestrian-oriented, and helps strengthen communities. Connect and serve urban
communities with an efficient, transit oriented, multi-modal transportation system." King
County's CWPPs support this goal by encouraging:
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Establishment of an urban center that is a vibrant, unique, and attractive
place to live and work;
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FWCP - Chapter Seven, City Center
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Efficient public services including transit; and
Responding to local needs and markets for jobs and housing.
The CWPPs define urban centers as concentrated, mixed-use areas, a maximum size of
11f2 square miles (960 acres), and oriented around a high capacity transit station. At build-
out, the policies envision that the center would contain a minimum of 15,000 jobs within
1f2 mile~ of the transit center, 50 employees per gross acre, and an average of 15
households per acre. The urban center policies also call for:
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Adopting regulations which encourage transit use and discourage the use of
single-occupant vehicles;
Emphasizing the pedestrian features and promoting superior urban design;
Providing sufficient public open spaces and recreational opportunities; and
Uses that provide daytime and nighttime activities.
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The CWPPs recognize that with this growth will come an increased need for..
infrastructure. The policies, therefore, indicate that priority will be given to ensure the
development of additional transportation and other infrastructure improvements
necessary to support new, concentrated growth in urban centers.
During a series of community workshops held in 1992 and 1993 (which are described in
chapter one), participants helped to develop a "vision" for Federal Way's future. This
vision included the creation of a City Center. With the support of the residential and
business community, Federal Way nominated itself to contain an urban center.
Nominations were reviewed by the Growth Management Planning Council (GMPC),
which confirmed the Federal Way City Center core area as an urban center in 1994. The
urban center designation should help Federal Way continue to gain access to County
funds needed to provide infrastructure as the City Center grows.
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The Role of the City Center in Federal Way's Future
There are several reasons why a definable, vital City Center is an important part of
Federal Way's future. These include:
Community Support - The Federal Way community has made the City Center a significant
part of its vision. Participants in community workshops helped to develop a vision for
Federal Way's future. A keystone of that plan is an attractive, multi-faceted City Center
providing the setting for civic features and commercial activities.
Economic Development - Federal Way's economic development strategy relies on a strong
urban center. As discussed in the Economic Development chapter, Federal Way has the
opportunity to transform itself from an essentially residential and retail based economy to
an emerging, sub-regional economic center with an expanded, more diversified
employment base.
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VII..2
FWCP - Chapter Seven, City Center
Natural Evolution - The development of a more intensive, multi-use urban center is a
natural step in Federal Way's evolution. Most new centers start out as bedroom
communities. Retail businesses develop first; office and industrial activities next begin to
locate at key transportation crossroads, adding jobs and strengthening the employment
base. Federal Way has experienced all evolutionary phases, with the exception of one.
The final step is achieving a sufficient critical mass in the City Center to produce lively
street activity; support specialty business, cultural/entertainment facilities; justify the
investment for public parks, amenities, and improved transportation systems; and create
the interactive "synergy" of a true urban center. Federal Way's economic development
strategy will add this final essential step in this evolution.
Growth Management - Developing a City Center is part of a regional strategy to address
Western Washington's growth management. Public policy makers have focused
increased attention on issues affecting our quality of life, including urban sprawl and the
accompanying reduction of open space, declining housing affordability, and increasing
traffic congestion. As stated previously, concentrating future growth within the four
county region into a number of centers (rather than a continued pattern of dispersion),
linked by an efficient high capacity transit system, is one of the principal goals to manage
this growth.
7.1
EXISTING CONDITIONS
City Center Planning Area
The City Center planning area, consisting of the City Center Core and Frame zones, is
approximately 414 acres in size and is bounded by South 312th Street, South 324th Street,
Interstate 5, 11 th Place South, and 13th Avenue South (see Maps VII-J and VII-2, maps are
located at the end of the chapter). The City Center Core and Frame areas are 209 and 205
acres, respectively.
General Image
The City Center does not currently present an identifiable sense of a downtown or urban
center. The existing commercial development within the study area is typical of suburban
strip retail and mall development. The dominance of mass retailing has largely shaped the
commercial core. The SeaTac Mall and spin-off retail centers are a local and regional
destination and generate great amounts of physical and economic activity. However, as is
the case with most older suburban mall areas, there is little, if anything, distinctive. or
unique about the existing City Center. Essentially, it could be anyplace. It is similar to
hundreds of other commercial centers across the country. The businesses do not connect
to each other, or to public and private spaces, residential neighborhoods, or civic uses,
except by automobile. Development essentially reflects one pattern: a single story of
"light" construction, surrounded by an apron of asphalt. Buildings feature concrete, or
concrete block walls, creating austere and "generic" images.
Revised 2002
VII-3
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FWCP - Chapter Seven, City Center
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Another prevalent image of the area is the vast amount of surface parking. The
availability of parking is essential to the current type ofretail found in Federal Way. City
Center businesses serve regional as well as local markets, and are heavily oriented to
access by automobile. Actual building footprints relative to total parcel areas are quite
small; the majority of most parcels are used to provide surface parking. This parking is
often underutilized, except during the peak holiday season.
The current network of collectors and arterials, and the disjointed over-sized block grids
within the existing commercial area, contributes to significant traffic congestion. The
character of the street environment is also unfriendly to pedestrians in many locations,
with few amenities such as landscaping, lighting, benches, etc. In addition, in many
locations the pedestrian experience is made even less attractive as little more than parking
lots or blank walls line the sidewalks. Recent improvements throughout the City Center,
most notably along South 320th Street, have improved the character of some streetscapes
with handsome streetlights and trees. Continuation of these improvements along Pacific
Highway South and elsewhere throughout the City Center will do much to improve the
overall character of the City Center streetscapes. Similarly, the extensive abatement of
unattractive, out-of-scale signage, achieved over the past five years, has also led to a
more attractive, human-scale streetscape.
The City Center does not contain a significant residential population. Pockets of
residential housing exist between South 3 12th and 316th Streets, and SR-99 and 1-5.
Figure VII-J (page 5) depicts an aerial view of the City Center area looking south from
the northwest corner of the City Center boundaries.
Physical Conditions
Land Use
Most of the study area is currently developed and consequently, most new development
in this area will displace existing low intensity uses. Buildings are dispersed throughout
the area and lack pedestrian connections to each other and public rights-of-way. Current
land use patterns favor auto-oriented commercial activity. The primary use in the City
Center area is retail/service, followed by lodging, office, and residential. SeaTac Mall is
the "signature" development in the area.
Table VII-J (page 5) lists the amount ofland use development by gross floor area within
the City Center planning area as of January 2002. Public and civic uses are scarce, with
only four publicly owned non-park sites (the Federal Way School District's bus barn site
north of II th Place South and South 320th Street; Truman High School, northwest of
South 317th Street and 28th Avenue South; King County Library, 848 South 320th Street;
and the School District's Administrative Offices, 31405 Pacific Highway South).
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VII-4
FWCP - Chapter Seven, City Center
Figure VII-l
Aerial View of City Center
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Table VII-l
Gross Floor Area of Land Uses - City Center, January 2002
Use Total Square Footage # Units # Rooms
Office 225,456
Retail 2,734,842
Hotels 369,377 655
Movie Theatres 67,730
Light Industrial* 110,339
Institutional 55,224
Single Family 980 1
Multiple Family 891
. . ...
* ITllTllstorage facIlities and service buildings
Revised 2002
VII.S
FWCP - Chapter Seven, City Center
Parks and Open Space
There are no truly public spaces within the City Center. Private green spaces, plazas and
public meeting spaces are few. Steel Lake Park to the northeast and Celebration Park to the
southwest are on the perimeter of the City Center. Even though these parks are within
walking distance of the City Center, they also serve as regional facilities in addition to
serving local needs.
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Civic Buildings and Municipal Facilities
Similarly, the City Center lacks significant civic or municipal facilities, with only the
Public Library near the periphery of the City Center. The next closest facility is the City
of Federal Way Parks De£artment's Steel Lake Annex and Maintenance Facility near
South 3121h Street and 2S' Avenue South. Klahanee Senior/ Community Center and City
Hall are located a few miles southwest of the City Center at 33901 9th Avenue South and
33530 151 Way South, respectively.
Circulation
Roadways - A key element defining mobility within the City Center planning area is the
enormous size of its blocks. Most U.S. downtowns have blocks ranging from 250 to 500
feet on a side; block lengths in Federal Way are several times that. Because of the
"superblock" configuration, motorists drive between and within parking areas serving
City Center developments to avoid congestion along City streets and pedestrian
circulation is discouraged.
Access to the area is provided by two principal arterial routes: South 320'h Street (which
runs east/west and connects to 1-5), and SR-99 (which runs north/south). An inefficient
hierarchy of streets feed these arterial roadways. The area lacks a system of minor arterial
and smaller collector streets that could diffuse traffic efficiently away from these two
principal arterials. The irregular spacing of traffic signals also adds to congestion. As
such, the accessibility provided by the juncture of these routes, initially attractive to area
residents, has been lost due to growth in traffic.
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Transit Service - Eighteen transit and dial-a-ride routes radiate from the City Center.
However, service to the entire City Center is not the primary focus, especially during the
peak periods of the day as there are only 12 all-day routes. A regional park and ride lot,
located southwest ofI-5 and south of South 3201h Street, generates most of the area's
transit ridership during peak periods of the day. King County/METRO, Sound Transit2
and Pierce Transit serve this site.
Congestion on 1-5, South 320'h Street, and SR-99 demonstrates the need for an enhanced
transit system. However, the existing low intensity and dispersed land use patterns will
not support significant increases in transit service. The area also lacks transit facilities
such as bus pullouts and waiting areas, and a pedestrian network to safe and direct access
from transit stops. The proposed 31 ih direct access ramp for Sound Transit's Federal
Way Transit Center will improve regional transit speed and reliability because transit will
be able to access the city center without using the congested I-5/320'h interchange. It will
also benefit carpools and vanpools.
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VII-B
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FWCP - Chapter Seven, City Center
Pedestrian Environment and Bicycle Facilities - A 1992 inventory of existing sidewalks
within the City (see page V-22 of the Community Profile, Feb. 1993) revealed a
deficiency of pedestrian facilities Citywide. The central core was highlighted as one of
the areas that lacked an adequate pedestrian network. For example, most ofSR 99 and
portions of324th Streets and 23rd Avenue South lacked sidewalks. A majority of walking
that does take place in the study area occurs within malls and along storefronts of
shopping center strips. Sidewalks connecting storefronts to public walkways are lacking.
The few sidewalks that did exist were narrow, devoid of trees, and interrupted by
numerous curb cuts. Crossing wide, busy streets such as South 320th Street and SR-99 can
also be intimidating.
There are few places to sit and enjoy pleasant weather, meet friends, or have lunch
outside. The current pedestrian environment is unfriendly and unappealing. The division
that exists between pedestrians and auto areas is not conducive to establishing the active
street life desired in a City Center.
Bicyclists have even fewer facilities to choose from. City streets lack striping or signage
for bike riders who must share the road with heavy volumes of traffic. Once bicyclists
reach the area, they become frustrated by the lack of safe storage facilities for their
vehicles. Covered bike parking will be provided at Sound Transit's Federal Way Transit
Center.
Residential
The City Center contains approximately 892 units of housing (listed in Table VII-I),
located primarily in the area east of SR-99, south of South 31 ih Street, north of South
316th Street, and west of 28th Avenue South. Other residential neighborhoods surround
the City Center area, such as the pockets of multi-family housing west of South 11 th Place
and south of South 320th Street. There are also single-family neighborhoods west of
Highway 99 and north of the South 3 12th Street corridor. While these neighborhoods are
not located immediately within the City Center, they are located conveniently within
walking, bicycling, or vehicular distance. They differ greatly in character and type.
In 1997, two senior housing projects were constructed in the City Center Frame area.
These projects are located south of South 31 ih Street and east of 23rd Avenue South,
adjacent to the southern portion of Steel Lake Park. The two projects, Meridian/
Willamette Court and Woodmark at Steel Lake, consist of300 and 85 living units
respectively. The residents of these developments have easy access to several shopping
opportunities and services in the City Center area. It is important to note that no new
residential construction has occurred in the City Center since that time. .
Infrastructure
Most of the existing facilities and infrastructure were inherited from King County. In
1998, the City adopted new streetscape guidelines related to roadway profiles,
streetlights, sidewalk widths, and street trees. In 1999, South 31 ih Street between Pacific
Highway South and 23rd Avenue South was widened to five lanes, and new sidewalks,
Revised 2002
VII-?
FWCP - Chapter Seven, City Center
street lighting, and street trees were added, as well as traffic signals at 20th A venue South
and 23rd Avenue South. In 2001, South 320th Street was improved with streetscape
elements between II th Place South and 30th Avenue South. In 2002, the remainder of
South 320th Street also was improved and 23rd Avenue South was widened to five lanes
with sidewalks and streetscape elements. New traffic signals at South 316th, South 317th,
and South 322nd Streets were installed. In 2003, construction will begin on widening
Pacific Highway South to add high-occupancy vehicle (HOV) lanes, sidewalks, and
streets cape elements.
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7.2
VISION STATEMENT
By the end of the comprehensive planning horizon, the Federal Way City Center will
have evolved into the cultural, social, and economic center of the City and fulfilled its
role as one ofPuget Sound's regional network of urban centers. This role will be
reinforced by pedestrian-oriented streetscapes; an efficient multi-modal transportation
system; livable and affordable housing; increased retail, service, and office development
in a compact area; a network of public spaces and parks; superior urban design; and a
safe, essential, and vibrant street life.
The City Center is responsive to the needs of the City's residents. In addition to general
services that draw people from outside the region, such as retail, office, and hotel uses,
the City Center is the primary commercial area providing local goods and services to the
surrounding neighborhoods, and to residents and employees within the center area.
Private development and City initiated actions will have resulted in a balanced
transportation network that accommodates automobiles, public transportation, high
occupancy vehicles, pedestrians, bicyclists, and integrated parking. Pedestrian and
bicycle circulation is emphasized along with other travel modes. The downtown urban
fabric includes smaller blocks, lending itself to efficient and pleasant travel. Concentrated
development allows a significant number of jobs and residences to be located within
close proximity to transit and a High Capacity Transit Station (HCT), thus, reducing
dependency on the automobile and improving pedestrian mobility. The regional HCT
system may begin with regional express bus service that would evolve to fixed guide-way
systems, such as light rail or monorail, as ridership dictates and funding allows. Direct
access to a regional transit system links the City Center to Seattle, Everett, Tacoma,
Bellevue, SeaTac International Airport, and other regional and local destinations.
The diversity of housing opportunities now includes high-rise residential buildings,
which help to meet a significant portion of the community's housing needs. City Center
residents walk or take transit to shop, work, and recreate. Community facilities and
services, public spaces, parks, and trails complement the variety of housing and provide
places for residents to come together as a community.
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FWCP - Chapter Seven, City Center
A central gathering place for the community, the City Center is where the whole
community can congregate and celebrate. Civic and cultu~al facilities, in addition to a
park and open-space system, meet the needs of residents, employees, and visitors. These
amenities connect to the Citywide and regional system of open spaces, parks, and trails.
Public and private projects contain such design elements as fountains, sculptures, and
unique landscaping.
The quality of urban design for all developments, including streets, buildings, and
landscaping, is high and contributes to an improved quality of life. Public buildings and
spaces also set a high standard for design and compatibility with adjoining uses.
Goals for the City Center Chapter
The goals and policies of the City Center chapter are derived from those of the Federal
Way Comprehensive Plan (FWCP). The FWCP addresses in greater detail the framework
of regional plans and legislation which direct planning in Federal Way. It also discusses
the basic policies addressing housing, parks, recreation, and commercial development.
This chapter builds on these policies, and provides specific recommendations and actions
necessary to facilitate the development of the City Center.
The following goals provide overall direction to policy makers and community members
when making choices about growth and development within Federal Way's City Center.
Additional goals and policies are located throughout this chapter, providing specific
direction on other matters discussed. No set of goals or policies can address all potential
issues that may arise in the course of implementing the FWCP. Therefore, while these are
fundamental to the FWCP, they are not immutable and may need to be revised as
situations warrant.
Goals
CCGl
Create an identifiable City Center that serves as the social, cultural, and
economic focus of the City. Define a City Center with distinct boundaries,
unique building types, and spec¿ial features.
CCG2
Attract a regional market for high quality office and retail uses which increases
employment opportunities, adds to the City's tax base, and establishes Federal
Way's City Center as an economic leader in the South King County region.
CCG3
Connect the City Center to a convenient regional transit system. Provide
service between centers and nearby areas by an efficient, transit-oriented, and
multi-modal transportation system.
CCG4
Foster distinct districts within the City Center, defining the roles and
characteristics of each such district.
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VII-9
FWCP - Chapter Seven, City Center
CCG5
Encourage a mix of compatible uses to maintain a lively, attractive, and safe
place to live, work, and visit.
CCG6
Focus on improving the existing character and image of the City Center.
CCG7
Encourage housing opportunities in mixed residential/commercial settings.
Promote housing opportunities close to employment.
CCG8
Develop land use patterns that will encourage less dependency on the single
occupant automobile.
CCG9
Create an environment oriented to pedestrians and bicyclists.
CCGIO Create an environment that attracts high quality housing, commercial, and
office uses. Continue to enforce requirements for quality design in buildings,
streetscape, and site planning.
CCG 11 Create policies and regulations to encourage more efficient use of parking
facilities and to foster new, innovative, and creative parking solutions.
CCG12 Protect and enhance natural features of the area.
7.3
THE LAND USE AND TRANSPORTATION CONCEPT FOR THE
CITY CENTER
The Concept Plan
The concept is to redevelop the City Center and create a compact urban community and
vibrant center of activity. The crux of the strategy is to promote a compact urban center
with connections between where we live, work, and recreate, and create an urban
environment that is amenable to walking, bicycling, and transit. The concept, a result of
the citizen participation process called CityShape (held in 1992-93), implements the
community's goals outlined in Section 7.2. In summary, the concept is to:
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Establish a City Center to support HCT by locating residents and workers within
convenient walking distance ofHCT.
.
Make efficient use of existing capital improvements by concentrating higher
intensity land uses in the City Center.
. Encourage a mix of compatible uses where housing coexists adjacent to, above,
or near commercial developments.
Revised 2002
VII-10
FWCP - Chapter Seven, City Center
.
Create a dense residential community within walking and bicycling distance of
the core.
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Improve auto circulation in the City Center by completing the proposed street
grid, creating smaller blocks, and providing opportunities for through traffic to
travel around rather than through the core, thus minimizing the impact of future
growth on Citywide traffic patterns and congestion.
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Reduce impact of parking by encouraging structured parking, allowing reduced
parking ratios, shared parking, and other innovative and creative parking
solutions, as well as implementing guidelines that enhance appearance.
.
Create pedestrian and bicycle connections throughout the City Center and to
surrounding neighborhoods. Provide a safe and inviting environment for
pedestrians and bicyclists with direct connections between activities and transit
facilities. Continue to develop and/or reconstruct streets to include sidewalks,
street trees, benches, garbage receptacles, screening of parking areas, etc.
.
Create high amenity pedestrian-friendly corridors through the core, linked to a
transit center and providing an attractive civic focus to SeaTac Mall.
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Provide a civic focus to create a sense of identity for all residents. Develop
municipal and cultural facilities within the City Center core area.
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Develop public spaces.in the City Center, particularly the core area. Enhance the
City Center with a network of public spaces and parks connected to the Citywide
and regional system of open spaces, parks, and trails. Encourage gathering spaces
in private development.
Map VII-3 applies the principles described above. The figure depicts the City Center core
area between SR-99 and 1-5 and South 316th/317'h and South 320th and 324th Streets. The
City Center core area contains a concentration of higher-density, commercial, residential,
and mixed-use development, as well as civic, social and cultural uses. The City Center
frame area surrounds the core along the west and north edges and provides a full
complement of commercial, residential, and mixed-use development at somewhat lower
densities to support the core. It also provides a transition to surrounding single-family
neighborhoods.
High capacity transit runs through the middle of the City Center, and pedestrian pathways
connect the HCT station with residential areas, future civic spaces, and the SeaTac Mall.
Land Use Designations
This section expands on the land use concepts described previously. The City Center
chapter contains two different land use designations, each with its own distinctive
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VII-11
FWCP - Chapter Seven, City Center
characteristics, intended to guide the evolution of the City Center, see Map VII-4. The
City Center core and frame area designations give form to the concepts summarized in
section 7.3. These land use designations direct the location and extent of growth, and will
reshape the nature of development, transforming the area into a compact, vibrant City
Center.
City Center Core Area
For the last 20 years or so, lower-density shopping mall areas at the edge of the nation's
larger cities have gradually been redeveloped and transformed into more dense urban
centers, emulating the development patterns and sense of place of more traditional
downtowns. This transformation, to an area with a unique character and improved image,
is proposed for the core area.
The intent of the core area land use designation is to create a higher-density mixed-use
"center" for Federal Way, and become an urban center as envisioned in VISION 2020
and the CWPP. The CityShape vision called for concentrating growth in an area where
sufficient infrastructure capacity exists, or where such capacity can be provided
efficiently. The infrastructure within the City Center, specifically the core area, is
designed to handle the highest levels of demand within Federal Way. By orienting new
growth around this investment, the existing capacity can be utilized to its fullest extent.
The core area designation also encourages the concentration of new development to help
reduce development pressure in other areas of Federal Way.
The core area land use designation encourages a greater diversity of uses within mixed-
use types of development. Traditional city centers are places where diverse office, retail,
and government uses are concentrated, as well as cultural and civic facilities, community
services, and housing. Many cities are advocating mixed-use development for a number
of reasons. These include:
.
Providing new housing, increasing the range of housing choices, and cutting
down on automobile dependency by bringing work places and residences into
close proximity;
.
Providing retail and service needs in close proximity to residential and
employment areas; and,
.
Improving feasibility of a development project. The proximity of urban services
makes housing projects more desirable and a nearby source of consumers help
make a commercial project more profitable.
Residents choose to live in higher-density housing for a variety of reasons. First, higher-
density is frequently less expensive than single-family housing. Second, the convenience
and proximity to work, needed services, and cultural activities is very desirable for many
people. Finally, many people find that they do not need a large, single-family detached
house. Given their lifestyle, they appreciate the low maintenance and security of higher-
density living. There is a mutually supportive relationship between higher-density
residential uses and commercial activities. The presence of housing also activates City
Center streets, day and night.
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FWCP - Chapter Seven, City Center
Concentrating growth in a specific area also supports investment in transit, including a
regional HCT system. Existing low-density development does not generate sufficient
levels of demand to optimize the return on investment in transit. Promoting higher-
density uses within walking distance of transit facilities will improve the viability of this
significant infrastructure investment.
Additionally, concentrating the highest density of development in the core, where a
significant number of jobs and residences will be within walking distance of a transit
station, helps reduce dependency on the automobile and improve pedestrian mobility.
The core area emphasizes pedestrian, bicycle, and transit mobility. The core area will be
less auto-oriented than the frame area, but it will not be unfriendly to the use of
automobiles.
The City Center core area will also be the central gathering place for the community-a
place where the whole community can congregate and celebrate. Accordingly, the core
should include an outdoor square, park, or commons, with public amenities such as
fountains, sculptures, and unique landscaping.
Other civic amenities or buildings, including Municipal Facilities and/or a performing
arts center, could be grouped around this City Center square (Figure VII-2).
Figure VII-2
Potential Core Area Development
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FWCP - Chapter Seven, City Center
"
Goals & Policies That Promote the Concentration of New Development in the City
Center Core Area
Goal
CCG 13 Focus new growthL with resultant increasing demands for infrastructure and
transportationL in the City Center, specifically the core area. Allow for higher
intensity uses for efficient use of land.
Policies
CCPl
CCP2
CCP3
CCP4
CCP5
CCP6
CCP7
CCP8
CCP9
Support the concentration of uses within the core area to create a financial,
retail, business, civic, and cultural hub of Federal Way.
Develop an attractive City Center that will attract quality development.
Continue to support land use regulations that allow the higher intensity
development expected over the next 15 to 30 years.
Continue to develop a City Center that is the primary commercial area
providing local goods and services to the surrounding neighborhoods and
region, and to residents and employees within the center.
Complete an area-wide environmental impact statement and SEPA Planned
Action and provide streamlined permit review in the City Center to accelerate
changes to the core area.
Work with urban service providers to ensure sufficient capacity is available for
development.
Allow for a variety of uses and mixed-use development within buildings, or
complexes. Ensure that mixed-use development complements and enhances the
character of the surrounding residential and commercial areas.
Provide incentives to encourage residential development in City Center, core area.
Promote the siting of cultural and civic uses within the City Center core. The
City should always consider City Center Core sites in siting analyses and
decisions regarding potential civic and cultural uses that it develops. In
addition, incentives should be explored that could attract cultural and civic
uses over which the City does not have direct control.
City Center Frame Area
Establishing a City Center frame area provides a zone for dense mixed-use development
that surrounds and supports the core. It also provides a transition between high-activity
areas in the core area and less dense neighborhoods outside of the frame.
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FWCP - Chapter Seven, City Center
The frame area allows uses that are similar to those in the core area, but are of lower-
density and intensity. Together, the core and frame areas are complementary.
Encouraging multiple unit housing mixed with business and commercial use will help
Federal Way meet regional land use goals. This is accomplished by encouraging the
development of housing close to employment and transportation centers. To help
transform the character of this land use designation, regulatory and/or financial incentives
should be explored in exchange for amenities that contribute to a more pedestrian
oriented environment (Figure VII-3).
Figure VI/-3
Potential Frame Area Development
Goals & Policies That Promote New Commercial, Residential, and Mixed-Use
Development in the City Center Frame Area
Goal
CCG14 Allow increased development of commercial uses while increasing housing
opportunities and diversity of housing types.
Policies
CCPIO
Continue to develop land use regulations that encourage the frame area to
accommodate higher-density residential uses accompanied by residentially
oriented retail and service uses.
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FWCP - Chapter Seven, City Center
CCPll
Continue to provide amenities such as community services, parks, and public
spaces to meet residential needs.
CCP12
Continue to ensure effective transitions between frame area development and
nearby lower-intensity development.
Circulation
Federal Way's City Center chapter is designed in accordance with VISION 2020 and
CWPP related to mobility. Although regional travel trends continue to show more cars on
the road, more trips per person, and increases in the number of people driving alone, the
emphasis of the FWCP is to promote a variety of travel options. The City will focus both
on transportation improvements as well as influencing individual travel choices by
increasing the attractiveness of alternatives to the automobile. Encouraging growth in a
compact, well defined City Center will help promote bicycling, walking, and transit use,
as well as encouraging shorter automobile trips. The City Center will be connected to
other regional urban centers and areas of the City by a multimodal transportation system,
including a fast and convenient regional transit system.
In order to function efficiently, mobility in the City Center must be enhanced by
continuing to make transportation improvements. The City should focus transportation
investments in the City Center to support transit and pedestrian-oriented land use
patterns. These improvements should include: a smaller street grid, bicycle routes, public
sidewalks and pedestrian pathways, and clear and identifiable transit routes.
These transportation improvements will also help meet City Center mobility needs in the
event a HCT system is not developed.
Goal to Improve Overall Circulation
Goal
CCG 15 Provide a balanced transportation network that accommodates public
transportation, high occupancy vehicles, pedestrians, bicyclists, automobiles,
and integrated parking.
Automobile Circulation
The current network of collector roads and arterials, the disjointed grid, and large block
sizes contribute to significant traffic congestion within the City Center. The solution is
not necessarily to construct wider roads. Streets become less efficient as the numbers of
lanes increases. Building new streets versus widening existing streets is more cost
effective, yields greater capacity, and will have less impact on the City Center.
--
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FWCP - Chapter Seven. City Center
Automobiles are likely to continue as a dominant mode of transportation. A comprehensive
network of collector arterials and other streets must be developed to distribute this traffic
and create more driving choices. To the extent possible, the City should connect streets to
form a tighter grid within the City Center, especially in the core, by negotiating new public
rights-of-way and building new streets. This "interconnectivity" serves to shorten and
disperse trips, and consequently reduce travel on existing congested arterials. Map VII-5
indicates the proposed street network changes. Additionally, alternatives to auto travel such
as van and car pools, transit, pedestrian corridors, and bicycle paths should also be
emphasized.
Goals and Policies to Improve Automobile Circulation and Reduce Usage
Goal
CCG16 Improve the flow of vehicular traffic through the City Center and minimize
increases in congestion.
Policies
CCP14
Improve traffic flow around and through the City Center by extending the
street network, creating smaller blocks, and completing the ring road along the
west edge of the City Center.
CCP15 Reduce congestion by supporting the Commute Trip Reduction Act. Develop
commuting alternatives to single occupancy vehicles, including transit,
walking, and bicycling.
CCP16 The City's LOS standard shall be based on average person-delay to allow
lower LOS for single-occupant vehicles and support pedestrian-friendly
designs and HOV treatment.
Pedestrian/Bicycle Connections
Pedestrian and bicycle mobility is a vital part of the future City Center circulation system.
Improvements for pedestrians and bicyclists should support increases in transit services
and promote the development of the City Center.
This chapter addresses the lack of pedestrian amenities and pathways by recommending
changes to the development patterns and transforming the character ofthe streetscape. As
the street system is redeveloped to better accommodate the needs of pedestrians and
bicyclists, a network of facilities for people on foot and bikes will be established such as
already exists for people in cars.
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FWCP - Chapter Seven, City Center
Reducing the size of the street grid as proposed, improving auto circulation, and creating
pedestrian paths through larger parcels is critical to establishing walking patterns that
reduce dependency on the automobile. As individual sites are designed and developed to
be more pedestrian friendly, and as the City provides improved pedestrian linkages, the
pedestrian system will handle an increasing share of trips. As such, the City adopted
special street design standards for the City Center in 1998. These include 12-foot
sidewalks with street trees and pedestrian-scale street lighting. As streets are constructed,
additional amenities such as benches, trash receptacles, and landscaped corner treatments
may be added. Bike lanes will also be provided in a grid tighter than the rest of the City
on through streets that avoid multiple turn-lane conflicts.
In addition to adding public sidewalks and creating mid-block pathways, Map VII-6
depicts three principal pedestrian connections to improve pedestrian circulation. The first
is developing connections between the HCT station, adjoining bus transfer facilities, and
other uses. The pedestrian and bicycle system is essential to other travel modes,
particularly transit. Virtually all transit trips begin and end as pedestrian trips on public
rights-of-way. All buildings within proximity to these areas should be required to
facilitate pedestrian and bicycle movement.
The second goal is to establish pedestrian and bicycle connections to SeaTac Mall, the
City's largest generator of vehicular and pedestrian traffic. Linkages between the
proposed transit station and the SeaTac Mall are important. Unfortunately, South 320lh
Street is wide, congested, and presents a significant barrier to this connection. Providing
an at-grade pedestrian and bicycle crossing could increase congestion and vehicular and
pedestrian/bicycle conflicts. To facilitate this connection, and encourage redevelopment
of existing parking areas, this chapter rroposes the continued consideration of a
pedestrian bridge spanning South 3201 Street. The pedestrian over-pass would create a
major connection between two areas in the City Center that have a high potential for new
development and redevelopment.
The third goal is to connect the City Center to nearby neighborhoods and parks.
Residential neighborhoods of varying densities surround the City Center. Steel Lake and
Celebration Parks are located to the northeast and southwest of the City Center,
respectively. Both pedestrian and bicycle trails should extend to these residential
neighborhoods and parks. Roads extending to these areas should emphasize the
pedestrian connection by including additional pedestrian amenities.
In order to provide good pedestrian connectivity across multi-lane arterials such as South
320lh Street and Pacific Highway South, crossings should be provided more closely than
the existing ~-mile spacing of traffic signals. Unsignalized pedestrian crossings would
not be very safe, yet closer spacing of traffic signals make two-way signal coordination
impossible to achieve, creating much more congestion and worsening safety and air
quality. These conflicting needs must be resolved through the design process as these
streets are reconstructed.
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FWCP - Chapter Seven, City Center
Policies to Improve Pedestrian Connections
Goal
CCG 17 Promote and facilitate the effective use of non-motorized transportation.
Create a safe, efficient, and enjoyable pedestrian and bicycle system.
Policies
CCP17
CCP18
CCP19
CCP20
CCP21
CCP22
CCP23
CCP24
CCP25
CCP26
Emphasize pedestrian and bicycle circulation, as well as other travel modes in
all aspects of developing the City Center transportation system. Include public
sidewalks, street trees, and other pedestrian amenities for streets.
Continue to enforce and refine local zoning codes, site planning requirements,
and street design standards, as necessary, to establish a more pedestrian and
bicycle friendly environment.
Encourage new development to include active ground floor uses such as shops,
community services, office, and housing units. Provide pedestrian connections
between adjacent buildings where possible to provide for streetscape continuity.
Develop clear and safe pedestrian paths through large parcels to enhance the
pedestrian network.
Continue to site and screen parking lots to minimize impact on the pedestrian
environment.
Connect the main entry of buildings to public sidewalks by a clear, identifiable
walkway.
Encourage transit use by improving pedestrian and bicycle linkages to the
existing and future transit system, and by improving the security and utility of
park-and-ride lots and bus stops.
Establish clear and well marked pedestrian crossings to reach transit facilities
and other uses at a maximum spacing of 660 feet.
Connect Celebration Park and Steel Lake Park via a pedestrianlbicycle
pathway bisecting the City Center. Orient buildings, urban open spaces, plazas,
etc., to pathways where feasible.
Continue to improve the appearance of, and pedestrian/bicycle circulation
along, South 320th Street and Pacific Highway South.
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FWCP - Chapter Seven, City Center
Tra nsit
Efficient, convenient, and reliable transit is important to the FWCC's emphasis to reduce
auto dependency through the creation of viable travel options. Transit will play an
important role in the development of the City Center and the region as a whole. A multi-
modal system that includes transit will bring commuters and shoppers to and from other
areas of Federal Way and adjacent communities. A high capacity transit system with a
principal stop in the core area will distribute people regionally and connect to other bus
based transit systems. Transit stops throughout the center will help shoppers, employees,
and residents to circulate around the City Center without the need to get into their cars.
Encouraging a mix of land uses and densities at major transit access points will help meet
passenger needs and reduce vehicle trips.
High Capacity Transit
Sound Transit is working with Puget Sound citizens and City representatives to develop a
HCT network linking Everett, Tacoma, Seattle, Bellevue, and communities between them.
Four HCT stations are proposed in Federal Way, including one in the City Center core area.
Map VII-7 depicts the approximate HCT alignment and location of the City Center
station. The Federal Way Transit Center is currently located at the Federal Way Park &
Ride. At the time of the adoption of the 1995 FWCP, the City Center chapter proposed a
new location at South 3121h Street and 20lh Avenue South. The primary driver for this
location was the assumption that light-rail between Seattle and Tacoma would follow SR-
99. Since adoption of the plan, conditions have changed and discussion ofaltemate
locations has emerged. Sound Transit's Sound Move Initiative allocated $4 Million for
the construction of a new Transit Center, in coordination with the enhancement and/or
relocation of the existing Transit Center and direct access ramps.
The Transit Center is considered by the City as a major anchor to the urban center
designation in the Vision 2020 plan adopted by the PSRc. The location of the Transit
Center should be surrounded by property that has potential to redevelop into transit-
supportive uses, thus assisting to ensure both the success of the Transit Center itself and
the economic vitality of the City Center.
Based on these considerations, the Transit Center site has been selected. The site is
located on the block bounded by nrd and 2151 A venues South, to the south of South 3161h
Street.
The FWCP does not depend on the development of a HCT system. The proposed system
is one of several transportation options. While HCT will help regional and local
transportation needs, other modes will continue to playa vital role. Many of the
characteristics that are desired within the City Center, and support HCT, also support
other modes such as van/car pooling, busing, bicycling, and walking.
Revised 2002
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FWCP - Chapter Seven, City Center
To encourage transit use, the high capacity transit station should provide an inviting
environment with comfortable pedestrian facilities, including shelter for waiting areas,
convenient passenger drop-off zones, safe lighting, and street furniture. Conveniences
like telephones, automatic teller machines, secure bicycle storage areas, and outdoor
seating areas are also important elements of the station design. Provisions for vendors,
small cafes, and carts will make outdoor spaces livelier. Stores adjoining the station can
take advantage ofthe concentrations of people by specializing in goods and services
needed by commuters such as dry cleaning, videos, news kiosks, and day care.
Federal Way's City Center station will be oriented principally to pedestrians and those
arriving by other forms of transit. Providing for pedestrian/bicycle accessibility between
surrounding properties, street network, general vicinity, park & ride lots, and the HCT is
essential.
Policies to Guide Transit Planning and Establish a City Center High Capacity
Transit Station
Goal
CCG18
Policies
CCP27
CCP28
CCP29
CCP30
CCP31
CCP32
Work with the transit providers to develop a detailed transit plan for the City
Center. Identify facilities, services, and implementation measures needed to
make transit a viable and attractive travel mode. Tailor the plan to meet local
needs through rapid transit, express buses, community service, and/or demand-
responsive service.
Focus transportation investments to support transit and pedestrian/bicycle-
oriented land use patterns, specifically in the core area.
Participate actively in regional efforts to develop an HCT system to serve the
City Center.
Establish the most intensive levels of transit service to the City Center area.
Integrate any transit system with existing or new road right-of-way.
Develop a bus transfer facility as part of a HCT station, on or off the street, that
will connect the City Center with other communities in the City. The HCT and
bus transfer stations will set a high standard for design and compatibility with
adjoining uses.
Integrate the high capacity transit system with other transportation modes
serving Federal Way and the region.
Revised 2002
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FWCP - Chapter Seven, City Center
CCP33
Integrate bicycle and pedestrian facilities with and connect to high capacity
transit facilities during right-of-way acquisition, facility design, and optional
phases.
Civic Buildings and Open Spaces
Public buildings including community centers, libraries, city hall, performing arts
theaters, conference centers, and schools provide places for the community to meet,
exchange ideas, and socialize. The City should take advantage of every opportunity to
locate a variety of civic buildings in and around the City Center. This will occur over
time, but it is necessary to establish a clear direction through public policy.
A network of outdoor spaces for recreation, strolling, gathering, and dining will make the
City Center a lively and attractive place to live, shop, and conduct business. Each type of
space should serve a range of users and activities. Outdoor spaces should range from a
major urban park that is the focal point for downtown, to pocket urban plazas for lunch
time gathering by residents, visitors, and workers. Some spaces will be publicly built and
maintained, others will be constructed along with private development. Privately
developed gathering space is a major component of all City Centers: small parks and
plazas are opportunities to enhance the urbanscape and image of the City Center.
Courtyards, mews, and forecourts are ways to efficiently integrate open space to enhance a
project. Visitors, shoppers, and employees often perceive these private spaces as public.
The City should commit to assist in or provide incentives for, the development of plazas
and parks that are open to the public. Map Vl/-8 proposes a central outdoor gathering
place within the core area, such as a park, plaza, or square, which will become the focus
of community activities in the core.
Uses around the edges of this plaza, such as transit facilities and cafes, should be sited to
generate activity throughout the day. The edges of the plaza should be well defined and
landscaped to soften the hard surfaces of adjacent buildings and streets. This space should
be physically and visually linked to the central pedestrian spine and transit center.
Policies to Promote the Development of Civic Buildings and Urban Spaces
Goal
CCG 19
Develop civic and cultural facilities in addition to a public space and park
system within the City Center to meet the needs of residents, employees, and
visitors. These facilities and spaces should connect to the Citywide and
regional system of public spaces, parks, and trails.
Revised 2002
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FWCP - Chapter Seven, City Center
Policies
CCP34
Promote a diversity of public and privately funded recreational and cultural
facilities throughout the City Center. Promote partnerships between the City and
other agencies, private organizations, and individuals to develop and meet the
needs of City Center and the general community for these types offacilities.
CCP35
Emphasize locating civic and cultural facilities within the core. Planned public
facilities could include Municipal Facilities, a library, or performing arts
complex.
CCP37
Acquire land necessary to provide a broad range of recreational opportunities
throughout the City Center. Land bank parcels in the core area for future
municipal facilities.
Parking
The continued use of expansive surface parking conflicts with the goal of redeveloping
the City Center as a higher-density, mixed-use area that is pedestrian-friendly and
supports the use of public transportation. It is, therefore, necessary to reduce the need for
parking and encourage the provision of structured parking within these areas.
Moreover, parking lots have high redevelopment potential. There are numerous examples
of communities similar to Federal Way where former parking lots now contain multi-
story developments. Large amounts of parking will be needed for many years to come.
However, as development pressures and land values increase, surface parking becomes
expensive and property owners will be able to afford the conversion from surface parking
to structured parking. In the interim, the City should encourage site layouts that facilitate
future redevelopment of parking areas.
Private and public partnerships should examine the feasibility of constructing a parking
structure in the downtown commercial core area. Figure VII-4 (page 24) is a conceptual
illustration of the redevelopment of surface parking around a mall.
Goal and Policies to Develop Alternatives to Existing Parking Development
Goal
CCG20 Encourage the development of a higher-density, mixed-use City Center that in
turn will reduce the demand for large amounts of separate parking facilities for
individual developments.
Revised 2002
VII-23
FWCP - Chapter Seven, City Center
!r"
Figure VII-4
Potential Redevelopment of Surface Parking Areas
~ ~~~
~~~
-------------- ~ ~
~
OrN!r lime. pørlcing garøge~. Iorva- pørlcing rn ..iremnol~ and ~,",red pørlcing can
ølluw for more inlensiVt!: detJt!:~I of land.
Policies
CCP39
Encourage public and private parking structures (below or above ground) in lieu
of surface parking in the core area. As redevelopment occurs and surface parking
becomes increasingly constrained, consider a public/private partnership to
develop structured parking in the downtown commercial core area.
CCP40
The City will encourage the provision of structured parking.
CCP41
Buffer parking areas to increase compatibility between surrounding uses. For
larger lots, provide substantial landscaping, special lighting, and pedestrian
walkways.
Revised 2002
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FWCP - Chapter Seven, City Center
CCP42
Site and orient buildings and parking to allow redevelopment of surface parking.
CCP43
Allow on-street parking to create a buffer between pedestrians and traffic
depending on street characteristics and role within the City Center. On-street
parking should be viewed as a component of the parking supply for the area.
CCP44
Encourage shared parking between uses to maximize the use of available
parking within the City Center.
Streetsc a pe
To improve livability within the City Center area, the City must complete the street
network and continue to develop streets in accord with its new street standards. The street
grid must be well interconnected to make travel from one place to another as efficient as
possible. The key to achieving this is to consider streets as a network that will serve
pedestrians, bicycles, and transit, in addition to automobiles. In areas where increased
density is proposed, existing streets must continue to be retrofitted with sidewalks, street
trees, street furniture, and other amenities. Allowing on-street parking also creates a
buffer between pedestrians and vehicles. It also allows shoppers and visitors to park
easily for short amounts of time. On-street parking should be permitted on City Center
streets (where feasible) except during the morning and evening commuting hours when
the extra lanes are needed to accommodate the extra high volumes of traffic.
The Transportation chapter illustrates several street standards developed specifically for
the City Center area. These streets will connect to other proposed and existing streets to
complete a street grid. Street standards for existing and proposed streets within the City
Center can be found in the second section of the Transportation chapter. These standards
also incorporate the City Center Street Design Guidelines adopted by the City Council in
May 1998.
Policies to Improve the Street Network and Streetscape Character
Goal
CCG21 Maintain street designations that reinforce the unique characteristics of the
City Center.
Policies
CCP45
Continue to acquire right-of-way, primarily through dedication from
development, to complete and enhance the street network.
CCP46
Continue to design streets as public spaces, with appropriate pedestrian
amenities, trees, sidewalks, bicycle paths, transit services, street furniture, and
trash receptacles.
Revised 2002
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FWCP - Chapter Seven, City Center
¡'~
CCP47
Continue to construct streetscape improvements as an integral component of
any roadway improvement.
CCP48
Encourage buildings to front or face public rights-of-way, providing clear paths
from the sidewalk to all entries.
CCP49
Only SR-99 and South 320th Street shall be wider than five lanes.
7.4
IMPLEMENTATION
Developing a City Center will require collaboration between government entities,
citizens, and developers. Phasing and development of certain elements, such as high
capacity transit, are outside the City's control. Therefore, an implementation program
must be flexible. It must also be tied to general goals, policies, and strategies rather than a
detailed, step-by-step list of actions. The implementation section consists of:
.
.
A set of strategies to guide implementing actions;
An illustration of how these strategies can be realized over time; and
A 15 year action plan.
.
Implementation strategies
Specific strategies must be pursued in order to coordinate various elements and actions that
are dependent upon one another. For example, private development depends upon
adequate infrastructure and amenities. Effective transit service depends upon supporting
land use development to provide sufficient ridership. Residential communities require
adequate transportation and services, a pedestrian friendly environment; open spaces, and
jobs to foster a sense of community. In addition, much of the City Center's redevelopment
is dependent upon market demands and development that is not projected until the later
years of the FWCP's planning horizon. However, regulatory and infrastructure actions
must be taken in the interim to prepare for these developments. The following strategies
form the basis to achieve desired City Center development.
.
Maintain regulations to shape and influence new development (1-20 years).
.
Discourage low intensity auto oriented development in the core. Provide
regulations and incentives to achieve a high intensity, mixed-use,
pedestrian friendly development.
Encourage residential development in the City Center frame area.
Encourage high-density residential development in the City Center Core
(Urban Center).
Allow short-term investment in the frame area that will support long-
term core development.
.
.
.
Revised 2002
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FWCP - Chapter Seven, City Center
Phasing
.
Develop specific plans to construct needed street and infrastructure
improvements (1-5 years).
.
Develop plans to define the location of street rights-of-way for
completing the street grid and constructing transit facilities to provide
predictability for developers.
Construct arterial improvements with associated landscaping and
pedestrian amenities (timing set by capital facilities program).
Prepare a pedestrian and bicycle plan and construct sidewalks, pedestrian
paths, mid-block connectors, and bicycle connections to all areas of the
City Center and particularly to a transit center (ongoing effort).
.
.
.
Consider development of structured parking facilities as needed to support more
intensive development and gradually convert the core into less auto dependent area.
.
Develop parking standards for the City Center Area.
.
Improve both local and regional transit service.
.
Begin new transit service configuration by adding a center bus stop and
route buses to it (begin immediately).
Upgrade central bus stop to a transit center/station and enhance regional
and local transit services to it (1-3 years).
Develop a regional HCT station at transit center (10-15 years).
.
.
.
Construct civic features, public spaces, parks, and other urban elements to create
a true urban center and promote civic identity (5-10 years).
.
Develop major civic facilities in the City Center such as, Municipal
Facilities, performing arts center, and recreation center, to generate social
and economic activity (5-10 years).
Add amenities to residential areas to build new neighborhoods (begin
immediately as an incremental program).
Include landscaping and pedestrian improvements in all street
construction (incremental program tied to actual improvements).
.
.
Transforming the existing downtown commercial core area into the proposed City Center
is an ambitious task. It requires a significant transformation from a low-density,
automobile oriented, largely retail area to a higher intensity, more pedestrian oriented
mixed-use area~ The City Center chapter acknowledges that the core will take some time
to develop. The City can facilitate these changes if a series of small steps are taken over
time. This is especially true if the steps are consistent with the emerging economic,
social, and demographic trends. As is the intent of this plan, the phasing scenario
presented here accounts for the tim ing of market projections and future actions.
Revised 2002
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FWCP - Chapter Seven. City Center
As noted above, the implementation strategy is keyed to projected trends and regional
planning goals. Its form and character, as envisioned in the chapter, are dramatically
different from anything that now exists in the center. It will take some time for the
development community to redirect its energy and investments to produce buildings that
respond to the direction of the chapter. The demand for more intense development
opportunities in the City Center is not projected within the next few years. In the
meantime, there may be some deferred maintenance, short-term, high-turnover tenancies,
and even vacancies, as the development community begins to assemble property for
future redevelopment. The City should not encourage continued low-scale investment in
this area, since it will need to be amortized over a decade or two and will delay
accomplishment of preferred development. As regulations are applied to modest
renovations, it should be possible to secure some basic improvements. However, the City
should not expect full implementation of the vision for the City Center until owners are
ready to install long-term, major development projects.
Figures VII-5 and VII-6 and Map VII-9 (located at the end of the chapter) illustrate key
steps in the evolution of Federal Way's City Center from 1995 through 2025. The
illustrations are taken from a viewpoint just north of South 316th Street between 20th
Avenue South and SR-99. The drawings do not necessarily indicate recommendations for
specific sites. The locations of the elements and the time frames may well vary. For
example, Figure VII-6 shows an elevated light-rail line that may not be routed to Federal
Way during this planning horizon. The drawings do illustrate how a viable City Center
can evolve through several coordinated, incremental steps taken over time. The
approximate dates are based on current market demand and funding projections.
However, new trends, funding priorities, and development opportunities may emerge,
changing the timing. An illustration of 1995 conditions is included for reference.
2002 - 2010 Actions
.
Develop a pedestrian/bicycle plan that outlines a connected, safety-oriented
system of routes and facilities. This chapter shall be used in programming capital
projects, reviewing development proposals, and encouraging other agencies to
integrate bicycle improvements and linkages into Federal Way projects. The plan
should emphasize I~nkages between transportation facilities, Celebration and
Steel Lake parks, SeaTac Mall, and surrounding communities.
.
Continue to plan for and develop parks and public spaces within the City Center.
Begin negotiations for acquisition of land for a City Center park, plaza, or square.
.
Complete streetscape improvements along the South 320th Street corridor.
.
Continue to improve SR-99 and establish mid-block crossings.
.
Complete the BPA bike trail.
Revised 2002
VII-28
FWCP - Chapter Seven, City Center
.
Continue to negotiate and acquire rights-of-way to augment the City Center street
grid. During permit review, ensure that new development is compatible with the
street grid. Construct street grid enhancements.
.
Develop a transit center. Focus transit activities in the City Center core.
.
Construct streets to serve the transit facility.
.
Begin negotiations to form a public private partnership to provide structured
parking near SeaTac Mall. Construct the parking structure.
.
If the City Council chooses the City Center as the appropriate location for
Municipal Facilities, begin negotiations and acquire property for Municipal
Facilities. Construct Municipal Facilities,
.
Explore feasibility of creation of a City Center park, potentially associated with
Municipal Facilities and/or other community facilities. If the concept is
approved, begin negotiations and acquire property for a City Center Park. Design
and construct a City Center Park.
.
Enhance educational and recreational opportunities in City Center.
2010 - 2020 Actions
.
Construct a City Center park with public amenities such as fountains, sculptures,
and unique landscaping, separate from Celebration Park.
.
Potentially construct public-private parking garages.
. Potentially construct the pedestrian overpass across 320th Street, and build phase
one of the City Center pedestrian mall.
.
Improve community-wide transit service and implement a "spokes-of-a-wheel"
service delivery pattern with City Center as the hub.
.
Seriously explore the feasibility of constructing a performing arts center and
develop an implementation plan.
.
Establish green parks and corridors throughout the City Center and/or along a
City Center pedestrian mall.
Activity Since 1995 Comprehensive Plan Adoption
The following have been accomplished to implement goals and policies of the City
Center chapter since the initial adoption of the FWCP:
Revised 2002
VII-29
FWCP - Chapter Seven, City Center
.
In 1996, the City adopted code amendments for the City Center Core and Frame
to allow for increased residential density and flexibility in siting residential uses.
The City also adopted Community Design Guidelines intended to improve the
appearance of non-residential buildings and to expand pedestrian circulation,
public open space, and pedestrian amenities.
.
In 1998, in conjunction with King CountyfMETRO, the City improved local and
intercity transit which should result in more people having access to shopping
and other opportunities in the City Center. Since that time, the City has worked
with the transit providers to develop a detailed transit plan for the City Center,
including siting and initial design work for the City Center Sound Transit station,
as well as improvement of two park-and-ride lots.
.
In 1998, the City adopted policies to provide streetscape enhancements and
development of standards for streetlights, street trees, and their placement and
location in the City Center. Since that time, substantial progress has been made,
with full improvement along this corridor from 1-5 to 11th Avenue South.
.
The City has an adopted TIP and CIP plan which addresses major street
improvements in the City Center. Minor collector and local street improvements
would be provided by development as redevelopment occurs.
.
In 200 I, the City created an Economic Development Division within the
Community Development Services Department and hired a Deputy Director to
manage it. Among the Division's duties are to lead efforts to encourage City
Center redevelopment, attract businesses mid developments, and increase
visitorship to the City Center.
.
Phases I, II, and III of the BP A trail have been constructed.
.
Infrastructure improvements:
.
1999 - South 312'h Street between Pacific Highway South and 23 rd
A venue South-Roadway widened to four lanes; sidewalks constructed;
street lighting and street trees installed.
1999 - South 312'h Street and 14th Avenue South-Pedestrian Crossing
Signal added.
2001 - Pacific Highway South/South 320th Street intersection-Widen
roadway and add new turning lanes at each leg of the intersection. Also
add street lighting, street trees, install architectural and landscaping
elements at each corner of the intersection, and underground utilities.
2001 - SeaTac Mall surface water conveyance system upgrade.
2001-02 - South 320th Street between 11th Avenue South and Interstate 5
-Underground utilities, widen sidewalks where necessary to add new
streetlights, install street trees behind the sidewalks, and install medians
where feasible. Add dualleft-tum lanes at 23rd Avenue South.
.
.
.
.
Revised 2002
VII-3D
FWCP - Chapter Seven, City Center
. 2002 - 23rd Avenue South between South 324th Street and South 316th
Street-Widen roadway to five lanes and add new sidewalks, street
lighting, and street trees. Install new traffic signals at South 316th Street,
South 317'h Street, and South 322nd Street.
. 2002-Completed the Ring Road (141h Avenue).
. 2002 - South 312th and 14th Avenue South-Upgrade pedestrian signal to
full traffic signal.
. New Private Development:
. 2000 - Courtyard Marriot Hotel
. 1999 - Marie Calendar's Restaurant
. 1999 - Holiday ~nn Hotel
. 1999 - Extended Stay Motel
. 1998 - Comfort Inn
. 1999 - Walmart
. 2001-02 - Pavilion Centers, Phases I and II
. Renovated or Remodeled Projects:
. 1998 - SeaTac Village
. 1998 - Sunset Square (Safeway and Longs Drugs)
. 1999 - Ross Plaza (Rite Aid and Party City)
. 1999 - Indochine and Genghis Khan Restaurants
PROPOSED PROJECTS
. 2002-03 - Pacific Highway South between South 31th Street and South 324th
Street-Widen roadway, add new sidewalks, street lighting, street trees,
landscaped raised medians, and underground utilities.
. 2003 - South 314th Street and 23rd Avenue South-Construct traffic signal.
. 2003 - I-5/City Center Access Study-Develop plan to increase capacity
between City Center and 1-5 to improve and/or supplement the existing South
320th Street interchange.
. 2003-04 - Potentially locate new municipal facilities.
. 2003-05 - Sports and Multipurpose Fieldhouse-potential project.
. 2004 - Flyover ramps from 1-5 High Occupancy Vehicle (HOV) lanes
connecting to South 317th Street.
. 2004 - South 317'h Street and 23rd Avenue South-Construct Sound Transit's
Federal Way Transit Center.
. 2004 - Add turn lanes on South 324th Street at SR-99. ~
Revised 2002
VII-31
Figure VII-5
Illustration of City Center, 1995 Conditions
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Figure VII-6
Illustration of City Center Evolution, 2025
For Illustrative Purposes Only
: . . . . . City Hall and Plaza
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: . . . . . Structured Parking
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Boundaries of City Center Area
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The Concept Plan
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City Center Land Use Designations
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Map VII-5
Enhanced Street Network
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Map VII-6
Principal Pedestrian and Bicycle Connections
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Map VII- 7
Potential Transit Alignments and Stops
0
~ New Transit Center D City Center Frame
Potential HCT alignment (2 Alternatives) - Park
,..' Potential Transit Routes
. Potential Transit Stop
D City Center Core
6
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Map Date: February, 2003.
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Map VII-8
Potential Open Space and Bicycle Routes
IV Existing Bicycle Route
I~" Planned Bicycle Route
Þt Target area for Civic Center
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Map VII-9
Phasing Concept 1995-2005
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