03-01-2023 Planning Commission Agenda Packet-Revised
PLANNING COMMISSION
REGULAR MEETING AGENDA
City Hall – Council Chambers
March 1, 2023 – 6:00 p.m.
1. CALL MEETING TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
Planning Commission Meeting of February 15, 2023
4. PUBLIC COMMENT
5. COMMISSION BUSINESS
Proposed Code Amendments – View Protection
Proposed Code Amendments – Changes to the Community Business (BC), City Center
Frame (CC-F), and City Center Core (CC-C) zones to facilitate the production of housing
6. STAFF BUSINESS
Manager’s Report
7. NEXT MEETING
March 15, 2023 6:00 p.m.
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, February 28, 2023.
Commissioners City Staff
Lawson Bronson, Chair Keith Niven, Planning Manager
Vickie Chynoweth, Vice Chair Kari Cimmer, Admin & Permit
Diana Noble-Gulliford Center Supervisor
Tom Medhurst www.cityoffederalway.com
Tim O’Neil 253-835-2629
Anna Patrick
Jae So
Hope Elder, Alternate
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Planning Commission Minutes February 15, 2023
PLANNING COMMISSION MINUTES
City Hall – Council Chambers
February 15, 2023 – 6:00 p.m.
1. CALL MEETING TO ORDER
Chair Bronson called the meeting to order at 6:00 pm.
2. ROLL CALL
Commissioners Present:
Diana Noble-Gulliford, Lawson Bronson, Tom Medhurst, Anna Patrick, Tim O’Neil
City Staff Present: Planning Manager Keith Niven, City Attorney Kent van Alstyne,
Senior Planner Chaney Skadsen, and Admin Assistant II Anna Lieck.
3. PUBLIC COMMENT
Barbara Marsh – Has resided in Federal Way for 26 years.
She is interested in putting an ADU in backyard for her son with special needs. Her 1,450 sqft
home is located on a larger lot. The current code only allows for a 580 sqft ADU. Concerned
about current ADU codes not allowing a larger structure that would allow her to build a
structure to serve as a dwelling for her son and a means for his independence. Ms. Marsh
would like the City to reconsider ADU codes and take into consideration housing costs.
Community Development Director Keith Niven commented that the Housing Action Plan
recommendations will bring forward draft codes moving forward. Potentially increasing square
footage. Six more months potential to allow for more public conversations.
4. COMMISSION BUSINESS
January 18th, 2023 minutes are approved as written.
Annual Comprehensive Plan Selection for Amendments in 2023 -
Natalie Kamieniecki Associate Planner, presents the amendment recommendation for Lee
Property. Lee Property is a single site-specific group of 3 parcels located 1st Ave South and
South 312th St. Currently coded as Single Family Residential 7.2 (7,200 minimum lot size).
The request is to change that use to multi family. Currently, all of the sites are vacant. The
City has received numerous public comments regarding this change of use process and are
included in the agenda packet.
Commissioner Noble-Gulliford inquired into the rezoning history of the property from 2005 and
whether that was part of a private action or the comprehensive plan. Ms. Kamieniecki stated
the property was rezoned in 2017 from BN to SF as part of a private action.
Mr. Niven and Mr. van Alstyne provided the Commissioners with a brief overview of the
selection process regarding this specific application and what future steps would be taken
whether the Planning Commissioners decide to move forward with a recommendation to
LUTC or decide to withhold that recommendation.
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Planning Commission Minutes February 15, 2023
Public Comments regarding Lee Property -
Zanthia Kershenbaum is a resident close to the three parcels being presented for rezoning.
She has concerns that the proposed changes will negatively affect the neighborhood’s 100-
year flood zones. Her property has seen higher water levels as more neighboring
developments are brought in and believes that trend will continue even with proper storm
drainage. Trees and power lines become unstable and pose dangers for houses. She is
concerned about compromised protection for environmentally sensitive areas.
Robert Trivet with a consulting group that represents the Lee family. He clarified the previous
applicant submitted for this property in 2022 was in the process of wetland review process but
had to be withdrawn because of time constraints. A wetland report has been obtained.
Commissioner Patrick inquired about the zoning for adjacent properties. The wooded area to
the east of the proposed property is currently zoned at RS 7.2
Commissioner Patrick – Number of single-family homes. Zoning questions? General supply
for single family parcels that can be developed. Number was provided in June 2022
presentation to Council.
Commissioner Medhurst – Questions about financial requirements.
Commissioner Patrick moved to NOT recommend, don’t go forward. O’Neil seconded.
Medhurst - go forward. 4 to 1.
Nr. Niven presented the Comp Plan Amendment for City Center.
Commissioner O’Neil – How much of the code changes were inspired by HAPI report?
Recommendations will be separate and available sometime in May.
Commissioner Noble-Gulliford – Had comments regarding senior housing parking lot
entrance into pedestrian areas and preferences for architecture around town. Discouraged
about walls for TC3 plans.
Commissioner Patrick request that the word “panhandle” is not used to describe a piece of
land and requests that “flag lot” is used instead.
Kitt’s Corner –
Commissioner O’Neil inquired if the parcels have changed hands in the last 10-15 years. And
asked for clarification on City-driven amendments versus applicant-initiated amendments.
Associate Planner Evan Lewis presented the Transportation Chapter.
Commissioner O’Neil expressed concerns with north/south focuses for traffic flow.
Chaney – Discussed ADU production trends.
5. MANAGER REPORT
Hosting two town hall meetings to address Comp Plan update. Virtual meeting on 2/28/23; in
person on 3/9/23.
Walkabout is on 3/10.
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Planning Commission Minutes February 15, 2023
6. NEXT MEETING
March 1, 2023 - HAPI Code Amendment Briefing, Park Impact Fees/Open Space Code
Amendment Briefing, View Protection Code Amendment Briefing
7. ADJOURNMENT
Commissioner Bronson moved that the meeting be adjourned. Commissioner Medhurst
seconded.
Meeting adjourned at 8:43pm.
ATTEST: APPROVED BY COMMISSION:
_______________________________________ ______________________
ANNA LIECK, ADMIN ASSISTANT II DATE
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Corrected Memo | 1
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
MEMORANDUM
DATE: 21 February 2023 27 February 2023
TO: Federal Way Planning Commission
FROM: Keith Niven, Director
SUBJECT: Corrected Briefing Memo – Code amendments for 1) view protection; and, 2) Housing
Action Plan implementation (HAPI) study conducted by Heartland, LLC.
BACKGROUND
The City is moving ahead 2 sets of code amendments ahead of the rest of the 2023 annual code amendments
(due to the Planning Commission in late summer/early fall). These proposed code amendments are
discussed separately below:
View Protection
The City’s Comprehensive Plan includes language aimed at protecting views in the City Center area.
Specifically, the following excerpts are from the Comprehensive Plan:
• Adopt strategies to protect views such as Mount Rainier, especially for civic uses and public parks.
CCG20 Consider protecting views from civic buildings and uses, such as the Performing Arts and Events
Center, for the enjoyment of citizens.
CCP43 Consider providing incentives, and/or adopt regulations, for view protection of scenic vistas.
The proposed code amendments implement the intent of this Comprehensive Plan text.
HAPI (Heartland) Code Amendments
Heartland was hired by the City to look at existing codes and policies that might be limiting housing
production within the City. Heartland presented to the Planning Commission in January and to the Land Use
& Transportation Committee in February. Based on their existing conditions evaluation and gap analysis,
Heartland recommended 9 actions to address issues they found. These recommendations may be
summarized as:
1. Expand the Multi Family Tax Exemption (FWRC 3.30.030) to the Community Business
(BC) zone;
2. Reduce the amount of ground floor non-residential space that is required;
3. Increase building height within 100 feet of single family for the BC zone;
4. Reduce the parking requirement for the BC zone;
5. Make consistent the open space requirement and allow for a fee in lieu of option;
6. Allow stormwater to be placed in vaults within the BC zone;
7. Provide predictability for school impact fees;
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Corrected Memo | 2
8. Remove the City’s inclusionary requirement; and,
9. Remove the restrictions on building form.
NEXT STEPS
The meeting on March 1 is a briefing. The Hearing for these proposed code amendments will be conducted
on March 15, 2023.
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Attachment 1 – View Protection
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Attachment 2 – HAPI Code
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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).
(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.
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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.
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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
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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) 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.
(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
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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.
(b) Principal entrance facades shall front on, face, or be clearly recognizable 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.
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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.
(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
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(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.
(k) View protection
(i) Views of Mount Rainier from the PAEC , Town Square Park and the civic plaza shall be
protected.
(ii) All properties partially or wholly located within the view preservation corridor (as illustrated
in Figure 22) will either limit building heights consistent with Figure 22; or, will provide a view
analysis as part of the Use Process that demonstrates the proposed project will not block
public space views of Mount Rainier.
Figure 22 – Building Height limits for View Preservation
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(4) For all residential zones.
(a) Nonresidential uses. Subsections (1)(g) through (k) and (n) through (r) 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.
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1
Housing Action Plan Implementation proposed code amendments 2.9.23
Heartland Recommendations
1. Expand MFTE to BC
2. Reduce ground floor retail requirement
3. Increase height within 100 feet of single family for BC
4. Reduce parking requirement in BC
5. Open Space requirement
6. Allow stormwater vaults in the BC zone
7. School Impact fee predictability
8. Remove Inclusionary requirement
9. Building form
1. Expand MFTE to BC
3.30.030 Residential targeted areas – Designation.
(1) Pursuant to this section, the Federal Way city center and Community Business zone, consisting of
the areas parcels zoned CC-C, and CC-F, and BC, is are designated as a “residential targeted area.”
(2) If a part of any legal lot is within the residential targeted area, then the entire lot shall be deemed
to lie within the residential targeted area.
2. Reduce ground floor retail requirement
19.220.050 Multifamily dwelling units.
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
Process
II or,
with
None Same as these
regulations for
ground floor
65 ft.
above
average
See
notes 5
– 8
1. All nonresidential ground floor
spaces must have a minimum floor-
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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
⇩ ⇨
(stacked dwelling
units)
SEPA,
Process
III
use except 20
ft. abutting
single-family
residential
zones
building
elevation
(ABE)
See note
2
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
project only as follows: (a)if ground
level space that spans at least 60 40
percent of the total length of the
buildings adjacent to the principal
commercial facade of all
buildingsproperty frontage, as
determined by the director, is
occupied with one or more other
permitted use(s) open to the public
as 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. Parking 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
See notes 2
and 14
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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
⇩ ⇨
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. Chapter 19.265 FWRC contains
regulations regarding accessory
uses, buildings and structures.
Accessory dwelling units are not
permitted.
10. Chapter 19.270 FWRC contains
regulations regarding home
occupations.
(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.
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.
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4
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 details regarding required
yards, see FWRC 19.125.160 et seq.
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
⇩ ⇨
11. 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.
12. No maximum lot coverage is
established. Instead, the buildable area
will be determined by other site
development requirements, e.g.,
required buffers, parking lot
Page 60 of 90
Revised Agenda Packet
5
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
⇩ ⇨
landscaping, surface water facilities,
among others.
13. For community design guidelines
that apply to the project, see
Chapter 19.115 FWRC.
14. Refer to Chapter 19.125 FWRC,
Outdoors, Yards, and Landscaping, for
appropriate requirements.
15. For sign requirements that apply to
the project, see Chapter 19.140 FWRC.
16. For affordable housing
requirements, see FWRC 19.110.010.
17. 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.
19.230.060 Multifamily dwelling units, senior citizen, or special
needs 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:
Page 61 of 90
Revised Agenda Packet
6
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
– 23
Senior
citizen
housing: 1
for each unit
Special
needs
housing:
0.5 for each
unit
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 project only ifas
follows: (a) ground level space
that spans at least 60 40
percent of the total length of
the buildings adjacent to the
principal commercial facade of
all buildingsproperty frontage,
as determined by the director,
is occupied with one or more
Stand-alone
senior citizen
or special
needs housing:
20
ft.
5 ft. 5
ft.
See notes 1, 6,
10, and 12
Page 62 of 90
Revised Agenda Packet
7
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
⇩ ⇨
other permitted use(s) open to
the public as 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.
Page 63 of 90
Revised Agenda Packet
8
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
⇩ ⇨
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 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.
Page 64 of 90
Revised Agenda Packet
9
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.
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.
Page 65 of 90
Revised Agenda Packet
10
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
⇩ ⇨
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).
Page 66 of 90
Revised Agenda Packet
11
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.
19.225.070 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:
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
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
Page 67 of 90
Revised Agenda Packet
12
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:
if surface
parking
See notes 21
– 24
Senior
citizen
housing: 1
for each unit
Special
needs
housing: 0.5
for each unit
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. A minimum of 25% of the
ground floor must be
comprised of non-residential
uses open to the public.
Where any portion of the
project site is located adjacent
to the intersection of 2 streets,
the ground floor space, and for
a minimum distance of 50 feet
in both directions from the
street intersection, shall be
limited to non-residential uses
consisting of: Entertainment or
Retail uses.
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
20
ft.
5 ft. 5
ft.
See notes 1, 2
and 12
Page 68 of 90
Revised Agenda Packet
13
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
⇩ ⇨
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
Page 69 of 90
Revised Agenda Packet
14
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
⇩ ⇨
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 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)
Page 70 of 90
Revised Agenda Packet
15
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.
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
Page 71 of 90
Revised Agenda Packet
16
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
⇩ ⇨
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).
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,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
Page 72 of 90
Revised Agenda Packet
17
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 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.
3. Increase height within 100 feet of single family for BC
Staff response: building height is currently limited to 30 feet within 100 feet of single family
zoned property. Although staff believe this limitation is a factor in BC multifamily development,
increasing this height may pose unevaluated impacts to many single-family properties in the
City. This recommendation should be evaluated as part of the Housing Chapter update of the
City’s Comprehensive Plan.
4. Parking Requirement
The recommendation from Heartland was for the parking in BC to be made equivalent to the
City Center zones (1 space per unit). The current requirement for BC is efficiency dwelling units
– 1.0 per unit; studio dwelling units – 1.25 per unit; one-bedroom dwelling units – 1.5 per unit;
and, dwelling units with two bedrooms or more – 2.0 per unit.
Staff response: The City has had some issues with parking spill-over related to multi-family
development. The code currently allows for a reduction in overall parking count with a parking
study [FRWC 19.130.080(2)] and multifamily located within ¼ mile of transit allows for a
reduction in parking (RCW 36.70A.620). No additional changes are warranted at this time.
5. Open Space Requirement
The City is currently assessing its open space requirements in conjunction with potentially
adopting a park impact fee. Potential code amendments resulting from that evaluation would
proceed under a separate action.
6. Stormwater Detention – allow vaults in City Center Frame and BC
Public Works Development Standards, March 2019.
4.1.1 Flow Control Flow control requirements within the City of Federal Way may be found on the City of
Federal Way Flow Control Application Map. The map is available on the City’s web site at:
www.cityoffederalway.com/developmentservices.
A. Detention/Retention within City Center Core and BC zones
Page 73 of 90
Revised Agenda Packet
18
Detention and water quality for private commercial developments within the City Center Core and
Community Business areas may be placed underground.
B. Detention/Retention Outside City Core and Community Business zones
All City-owned and maintained water detention/retention systems outside of City Center Coreand
Community Business zones must be above ground (i.e. open pond). Detention facilities for short plats or
private commercial developments outside the City Center Coreand Community Business zones must be
above ground. For short plats, the detention facilities shall be within a separate tract that will be owned
and maintained by the owners of the platted lots. Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department.
7. School Impact Fee predictability
19.95.050 Assessment of impact fees.
(1) The fee shall be calculated and assessed at building permit issuance, unless otherwise
specified on a final plat. The fee shall be based generally on the formula set forth in the adopted
Federal Way School District capital facilities plan, but the city council may impose a greater or
lesser fee than the formula may otherwise provide in order to ensure that such fees reflect a
proportionate share of the cost of school facilities reasonably related to new development in the
city considering the impacts of the fee on economic development and housing production in the
city.
(1) The city shall collect school impact fees, based on the fee schedule adopted by city council,
from any applicant seeking development approval from the city where such development activity
requires the issuance of a residential building permit or a manufactured home permit.
(2) For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected
from the applicant when the building permit is issued, using the fee schedule then in effect.
Irrespective of the date that the application for a building permit or manufactured home permit
was submitted, no permit shall be issued until the required school impact fees set forth in the fee
schedule have been paid, except as authorized under FWRC 19.95.055.
(3) The City may also impose an application fee to cover the reasonable costs of administration
of the impact fee program. The application fee shall be assessed and collected on the date a
complete application is filed for approval or issuance of a final plat, final short plat, a cluster
development, site development permit, residential building permit, mobile home permit, or mobile
home park site plan, where the application fee for the lot or unit at issue has not been previously
paid.
(4) Annual increases to school impact fees shall not exceed 25% of the prior year, or a maximum
of $1,000 per residence over the prior year’s adopted fees, whichever is lower. If the prior year’s
fees were $0, the maximum new fee for the following year shall not exceed $2,000 per
residence.
19.95.065 Impact fee adjustment.
Page 74 of 90
Revised Agenda Packet
19
(1) City center zone.
(a) The boundary of the city center zone is described as:
Bound on the South by S. 324th St. and S. 320th St.;
Bound on the West by Pacific Highway S.;
Bound on the North by S. 312th St. and S. 317th St; and
Bound on the East by 23rd Ave. S. north of S. 317th St.; roughly in alignment with 25th Ave. S.
between S. 320th St. and S. 317th St.; and by 23rd Ave. S. south of S. 320th St.
(As shown in the Comprehensive Plan Map VII-2A)
(b) The school impact fee assessed in the city center zone shall be reduced by 50 percent.
8. Inclusionary Requirement
19.110.010 Affordable housing regulations.1
(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. “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.
(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. As an offsetting benefit for
providing these units, no code-required parking shall be attached to the provision of the affordable
units.
Staff response: Staff agree with Heartland that the inclusionary requirement for affordable
housing (FWRC 19.110.010) is a cost burden to multi-family developers and may be one of the
barriers that are limiting housing production in the City. However, as the City’s housing need is
being further defined by the State and County in terms of providing housing at all income levels,
staff believe this tool should remain as it is one of the few methods the City has to get mixed-
income housing.
9. Building form
Page 75 of 90
Revised Agenda Packet
20
19.220.050 Multifamily dwelling units.
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
– 8
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. Parking in conjunction with
other uses allowed in this zone may
See notes 2
and 14
Page 76 of 90
Revised Agenda Packet
21
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
⇩ ⇨
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. Chapter 19.265 FWRC contains
regulations regarding accessory
uses, buildings and structures.
Accessory dwelling units are not
permitted.
10. Chapter 19.270 FWRC contains
regulations regarding home
occupations.
(Continued on next page)
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Page 77 of 90
Revised Agenda Packet
22
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 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.
19.220.050 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
⇩ ⇨
11. 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
Page 78 of 90
Revised Agenda Packet
23
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
⇩ ⇨
is a minimum of 48 square feet and has
a minimum dimension of six feet.
12. 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.
13. For community design guidelines
that apply to the project, see
Chapter 19.115 FWRC.
14. Refer to Chapter 19.125 FWRC,
Outdoors, Yards, and Landscaping, for
appropriate requirements.
15. For sign requirements that apply to
the project, see Chapter 19.140 FWRC.
16. For affordable housing
requirements, see FWRC 19.110.010.
17. 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.
19.230.060 Multifamily dwelling units, senior citizen, or special
needs housing.
Page 79 of 90
Revised Agenda Packet
24
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
– 23
Senior
citizen
housing: 1
for each unit
Special
needs
housing:
0.5 for each
unit
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
Stand-alone
senior citizen
or special
needs housing:
20
ft.
5 ft. 5
ft.
See notes 1, 6,
10, and 12
Page 80 of 90
Revised Agenda Packet
25
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
⇩ ⇨
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
Page 81 of 90
Revised Agenda Packet
26
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
⇩ ⇨
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 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.
Page 82 of 90
Revised Agenda Packet
27
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.
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.
Page 83 of 90
Revised Agenda Packet
28
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
⇩ ⇨
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).
Page 84 of 90
Revised Agenda Packet
29
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.
19.225.070 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:
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
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
Page 85 of 90
Revised Agenda Packet
30
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:
if surface
parking
See notes 21
– 24
Senior
citizen
housing: 1
for each unit
Special
needs
housing: 0.5
for each unit
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
20
ft.
5 ft. 5
ft.
See notes 1, 2
and 12
Page 86 of 90
Revised Agenda Packet
31
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
⇩ ⇨
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
Page 87 of 90
Revised Agenda Packet
32
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
⇩ ⇨
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.
(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.
Page 88 of 90
Revised Agenda Packet
33
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. 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
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,
Page 89 of 90
Revised Agenda Packet
34
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
⇩ ⇨
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).
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.
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Revised Agenda Packet