03-15-2023 Planning Commission Agenda Packet - Updated
PLANNING COMMISSION
PUBLIC HEARING AGENDA
City Hall – Council Chambers
March 15, 2023 – 6:00 p.m.
1. CALL MEETING TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
Planning Commission Meeting of March 1, 2023
4. PUBLIC COMMENT (Non-Hearing)
5. COMMISSION BUSINESS
a. Public Hearing – Proposed Code Amendments – View Protection
b. Public Hearing – 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
c. Park Impact Fee Briefing
6. STAFF BUSINESS
Manager’s Report
7. NEXT MEETING
April 5, 2023 5:00 p.m. – Regular Meeting
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, March 14, 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
Page 1 of 55
Planning Commission Minutes March 1, 2023
PLANNING COMMISSION MINUTES
City Hall – Council Chambers
March 1, 2023 – 6:00 p.m.
1. CALL MEETING TO ORDER
Chair Bronson called the meeting to order at 6:02 pm.
2. APPROVAL OF MINUTES
February 15, 2023 minutes are approved as corrected.
Two corrections noted:
Page 3, Paragraph 6 should read “Mr. Niven presented”
Page 3, Paragraph 10 should read “concerns with east/west focuses”
Commissioner O’Neil moved the minutes be approved as corrected; Commission Noble-
Gulliford seconded; Motion passed 5-0
3. ROLL CALL
Commissioners Present:
Diana Noble-Gulliford, Lawson Bronson, Anna Patrick, Vickie Chynoweth, Tim O’Neil,
Tom Medhurst (excused), Jae So (not present)
City Staff Present: Community Development Director Keith Niven, City Attorney Kent van
Alstyne, Admin & Permit Center Supervisor Kari Cimmer
4. PUBLIC COMMENT
No public comment.
5. COMMISSION BUSINESS
Proposed Code Amendment – View Protection
Community Development Director Keith Niven opened with a PowerPoint presentation of the
View Protection proposed amendments as outlined in the agenda packet.
Proposed Code Amendment – Changes to the Community Business (BC), City Center Frame
(CC-F), and City Center Core (CC-C) zones to facilitate the production of housing
Mr. Niven opened his Code Changes amendment PowerPoint presentation and covered the
nine points outlined in the agenda packet.
6. MANAGER REPORT
Director Niven proposed to the Commissioners to move the Planning Commission start time
to 5:00 p.m. The new 5:00 p.m. start time will officially begin at the April 1, 2023 meeting.
Commissioner O’Neil moved to change the Planning Commission meeting from 6:30 p.m. to
5:00 p.m.; Commissioner Noble-Gulliford seconded. Motion passed 5 – 0.
Director Niven provided a PowerPoint presentation on the five developer proposals for the
TC-3 / PAEC site and answers for the Commission’s questions.
Page 2 of 55
Planning Commission Minutes March 1, 2023
7. NEXT MEETING
March 15, 2023; 6:00 p.m. – Public Hearing
8. ADJOURNMENT
Commissioner O’Neil moved that the meeting be adjourned. Commissioner Patrick seconded.
Meeting adjourned at 8:07 p.m.
ATTEST: APPROVED BY COMMISSION:
_______________________________________ ______________________
KARI CIMMER, ADMIN & PERMIT CENTER SUPERVISOR DATE
Page 3 of 55
Memo | 1
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
MEMORANDUM
DATE: 7 March 2023
TO: Federal Way Planning Commission
FROM: Keith Niven, Director
SUBJECT: Proposed code amendments to Title 19 for 1) View Protection; and, 2) Housing Action Plan
implementation (HAPI) study conducted by Heartland, LLC.
BACKGROUND
The City is moving two sets of code amendments ahead of the rest of the 2023 annual code amendments
(due to the Planning Commission in late summer/early fall) due to their perceived urgency. 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 nine 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;
Page 4 of 55
Memo | 2
8. Remove the City’s inclusionary requirement; and,
9. Remove the restrictions on building form.
PROPOSED CODE AMENDMENTS
See Attachments 1 & 2.
PROCEDURAL SUMMARY
View Protection:
1/27/23: Issuance of Determination of Nonsignificance (DNS) pursuant to the State Environmental
Policy Act (SEPA) (23-100430-SE)
2/3/23: Public Notice of SEPA Decision published in Federal Way Mirror and posted (website)
2/17/23: End of SEPA Comment Period
3/10/23: End of SEPA Appeal Period
3/15/23: Planning Commission Public Hearing
4/3/23: LUTC Council Committee (anticipated date)
4/21/23: City Council 1st Reading (anticipated date)
5/2/23: City Council 2nd Reading (anticipated date)
HAPI Code Amendments:
2/17/23: Issuance of Determination of Nonsignificance (DNS) pursuant to the State Environmental
Policy Act (SEPA)
2/17/23: Public Notice of SEPA Decision published in Federal Way Mirror and posted (website)
3/3/23: End of SEPA Comment Period
3/24/23: End of SEPA Appeal Period
3/15/23: Planning Commission Public Hearing
4/3/23: LUTC Council Committee (anticipated date)
4/21/23: City Council 1st Reading (anticipated date)
5/2/23: City Council 2nd Reading (anticipated date)
PUBLIC COMMENT
The City received no public comments relating to these proposed amendments.
BASIS FOR PLANNING COMMISSION DECISION
FWRC Section 19.80.130 provides criteria for zoning text amendments. The following section analyzes
compliance of the proposed zoning code text amendment with the criteria in FWRC 19.80.130. The city
may amend the text of the FWRC only if it finds that:
View Protection
1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan;
Staff Response: The proposed FWRC text amendment is consistent with the following Federal Way
Comprehensive Plan (FWCP) text:
“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.
Page 5 of 55
Memo | 3
LUP1 Use development standards and design guidelines to maintain neighborhood character
and ensure compatibility with surrounding uses.
2. The proposed amendment bears a substantial relationship to public health, safety, or welfare; and
Staff Response: The proposed FWRC text amendments preserves views of Mt. Rainier from established
public spaces in the City’s downtown. The proposed code amendment is specific in both the intended view
(of what) to preserve and from what vantage points. The natural view of Mount Rainier is considered a
public asset, as determined in the City’s Comprehensive Plan.
3. The proposed amendment is in the best interest of the residents of the city.
Staff Response: The proposed amendments are intended to limit the height of buildings that would block the
natural view of Mount Rainier from Town Square Park and the PAEC. By limiting building heights for a
portion of the City Center, the natural views of Mount Rainier will be available to residents from downtown
public spaces.
HAPI Code Amendments
1. The proposed amendment is consistent with the applicable provisions of the comprehensive
plan;
Staff Response: The proposed FWRC text amendment is consistent with the following Federal Way
Comprehensive Plan (FWCP) policies:
LUP 29 Ensure compatibility between non-residential developments and residential zones by regulating
height, scale, setbacks, and buffers.
HP2 Amend development regulations to accommodate a diverse range of housing forms that are
compatible with neighborhood character and create an effective transition between the City Center, business
areas, and residential neighborhoods.
HP8 Consider the economic impact of all development regulations on the cost of housing.
HG3 Develop a zoning code that provides flexibility to produce innovative housing solutions, does not
burden the cost of housing development and maintenance, and diversifies the range of housing types
available in the City.
HG4 Proactively plan for and respond to trends in housing demand.
HP14 Review zoning, subdivision, and development regulations to ensure that they further housing
policies, facilitate infill development and don’t create unintended barriers.
2. The proposed amendment bears a substantial relationship to public health, safety, or welfare; and
Staff Response: The proposed code amendments are intended to result in the construction of more housing
units in the City. Prior to drafting the proposed amendments, the City hired a consultant (Heartland, LLC) to
evaluate existing policies and code language. In addition, the consultant reached out to developers and
property owners prior to developing recommendations for the City’s consideration. The proposed
amendments have considered the recommendations from the consultant and are believed to result in the
increased production of housing thereby adding to the public health, safety, and welfare of the community.
Page 6 of 55
Memo | 4
3. The proposed amendment is in the best interest of the residents of the city.
Staff Response: The proposed FWRC text amendments remove many of the barriers to the production of
housing in the BC, CC-F, and CC-C zones identified by the City’s consultant (Heartland, LLC). By updating
the City code to be more in-step with current market factors, the City should see more housing built within
its jurisdiction. This added production is in the best interest of the residents of the City as there is currently a
housing shortage both in the City and the region. As stated in the HAP:
“Housing availability is an urgent and growing challenge in Federal Way. Two out of every five
households are struggling to manage the cost of housing. The lack of supply and resulting cost
pressure is contributing to the displacement of long-term Federal Way residents, a process that can
uproot lives and undermine the social fabric and support structure for many residents.” (HAP, pg i)
STAFF RECOMMENDATION
Subject to public comment and Commission deliberation, based on the above staff analysis and
decisional criteria; staff recommends that the proposed amendments (Attachments 1 and 2) to FWRC Title
19, “Zoning and Development Code,” be recommended for approval to the Land Use & Transportation
Committee (LUTC) and City Council.
Page 7 of 55
Memo | 5
Attachment 1 – View Protection
Page 8 of 55
Memo | 6
Page 9 of 55
Memo | 7
Page 10 of 55
Memo | 8
Page 11 of 55
Memo | 9
Page 12 of 55
Memo | 10
Page 13 of 55
Memo | 11
Page 14 of 55
Memo | 12
Page 15 of 55
Memo | 13
Attachment 2 – HAPI Code
Note: City staff and staff from FWPS
are still working thru exact details of
this proposed code amendment
Page 16 of 55
Memo | 14
Page 17 of 55
Memo | 15
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
54 – 87
Inclusionary
units: 0 for
each unit
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.
43. Multi-unit housing and
accessory living facilities may
be located on the ground floor
of a structure project only as
follows: (a)if the ground level
space that spans at least 60 40
percent of the total length of
the buildings adjacent (not
behind another building) to the
principal commercial facade of
all buildingscommercial
property frontage, as
determined by the director, is
occupied with one or more
See notes 2
and 134
Page 18 of 55
Memo | 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
⇩ ⇨
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.
45. 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.
56. 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.
67. Dwelling unit parking stalls
are in addition to required
parking for all nonresidential
ground floor uses.
78. Alternatively, applicant may
choose to submit a parking
Page 19 of 55
Memo | 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
⇩ ⇨
study in accordance with
FWRC 19.130.080(2).
89. Chapter 19.265 FWRC
contains regulations regarding
accessory uses, buildings and
structures. Accessory dwelling
units are not permitted.
910. 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.
For details regarding required
yards, see FWRC 19.125.160 et
seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.220.050 Multifamily dwelling units. (Continued)
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Page 20 of 55
Memo | 18
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
⇩ ⇨
101. 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.
112. 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.
123. For community design guidelines
that apply to the project, see
Chapter 19.115 FWRC.
134. Refer to Chapter 19.125 FWRC,
Outdoors, Yards, and Landscaping, for
appropriate requirements.
145. For sign requirements that apply
to the project, see
Chapter 19.140 FWRC.
156. For affordable housing
requirements, see FWRC 19.110.010.
167. For provisions that relate to the
keeping of animals, see
Chapter 19.260 FWRC.
Page 21 of 55
Memo | 19
USE REGULATIONS
USE ZONE CHART
DIRECTIONS: FIRST, read down to find use . . . THEN, across for REGULATIONS
Required
Review
Process
Minimums
Height
of
Structure
Required
Parking
Spaces
SPECIAL REGULATIONS AND NOTES
Lot
Size
Required Yards
Front Side
(each) Rear
⇩ ⇨
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking
and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this
height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards,
see FWRC 19.125.160 et seq.
19.230.060 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:
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,
53 and
46
Multifamily
dwelling
units: 1 per
unit if
underground
or in
structured
parking or
1.7 per unit
if surface
parking
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 Stand-alone
senior citizen
Page 22 of 55
Memo | 20
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
⇩ ⇨
or special
needs housing:
See notes
2116 – 2318
Senior
citizen
housing: 1
for each unit
Special
needs
housing:
0.5 for each
unit
Inclusionary
units: 0 for
each unit
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.
23. Multi-unit housing and
accessory living facilities may
be located on the ground floor
of a structure project only as
follows: (a) if the ground level
space that spans at least 60 40
percent of the total length of
the buildings adjacent (not
behind another building) to the
principal commercial facade of
all buildingsproperty frontage,
as determined by the director,
is occupied with one or more
otherpermitted use(s) 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
20
ft.
5 ft. 5
ft.
See notes 1,
64, 108, and
120
Page 23 of 55
Memo | 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
⇩ ⇨
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.
53. 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.
46. 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.
57. 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,
Page 24 of 55
Memo | 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
⇩ ⇨
rooftop terraces, p-patches,
pools, active lobbies, and
atriums. A minimum of 25
percent of the usable open
space provided must be
common open space. All
eligible usable open space shall
also meet the requirements
specified in FWRC 19.115.115.
A fee-in-lieu option is available
for up to 50 percent of the
usable open space as specified
in FWRC 19.115.115.
(Continued on next page)
For other information about
parking and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed
this height limit, see
FWRC 19.110.050 et seq.
For details regarding required
yards, see FWRC 19.125.160 et
seq.
Process I, II, III and IV are described in
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
19.230.060 Multifamily dwelling units, senior citizen, or special
needs housing. (Continued)
Page 25 of 55
Memo | 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
⇩ ⇨
86. 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.
79. 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.
810. 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.
911. For community design guidelines
that apply to the project, see
Chapter 19.115 FWRC.
1012. Refer to Chapter 19.125 FWRC,
Outdoors, Yards, and Landscaping, for
appropriate requirements.
1113. For sign requirements that apply
to the project, see
Chapter 19.140 FWRC.
1214. Chapter 19.265 FWRC contains
regulations regarding accessory uses,
buildings and structures. Accessory
dwelling units are not permitted.
1315. Chapter 19.270 FWRC contains
regulations regarding home
occupations.
1416. For affordable housing
requirements, see FWRC 19.110.010.
Page 26 of 55
Memo | 24
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
⇩ ⇨
1517. 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.
2116. Parking may be provided
underground or above ground in
structured parking or may be
permitted as surface parking.
2217. Dwelling unit parking stalls are in
addition to required parking for all
nonresidential ground floor uses.
2318. Required parking may be
reduced under the provisions of
FWRC 19.130.020(3) (a), (b), (c), and (d).
Process I, II, III and IV are described in
Page 27 of 55
Memo | 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
⇩ ⇨
Chapter 19.55 FWRC,
Chapter 19.60 FWRC,
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For other information about parking
and parking areas, see
Chapter 19.130 FWRC.
For details of what may exceed this
height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards,
see FWRC 19.125.160 et seq.
19.225.070 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 28 of 55
Memo | 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
⇩ ⇨
Stand-alone
senior citizen
or special
needs housing:
if surface
parking
See notes
2117 – 240
Senior
citizen
housing: 1
for each unit
Special
needs
housing: 0.5
for each unit
Inclusionary
units: 0 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 ftA
minimum of 25% of the
ground floor of all buildings
must be comprised of non-
residential permitted 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.
4. Retail uses allowed in this
zone may be permitted on the
20
ft.
5 ft. 5
ft.
See notes 1, 2
and 120
Page 29 of 55
Memo | 27
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.
54. Primary building entries to
residential, retail, or parking
must face an arterial street with
no multifamily residential
ground-floor parking visible
from arterial streets.
56. 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.
67. 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.
78. 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 30 of 55
Memo | 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
⇩ ⇨
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.
89. 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 31 of 55
Memo | 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
⇩ ⇨
910. 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.
101. For community design guidelines
that apply to the project, see
Chapter 19.115 FWRC.
112. Refer to Chapter 19.125 FWRC,
Outdoors, Yards, and Landscaping, for
appropriate requirements.
123. For sign requirements that apply
to the project, see
Chapter 19.140 FWRC.
134. Chapter 19.265 FWRC contains
regulations regarding accessory uses,
buildings and structures. Accessory
dwelling units are not permitted.
145. Chapter 19.270 FWRC contains
regulations regarding home
occupations.
156. For affordable housing
requirements, see FWRC 19.110.010.
167. 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.
Page 32 of 55
Memo | 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
⇩ ⇨
19. No more than 16,000 sq. ft. of new
single-story construction may occur on
a subject property, excluding increases
approved under the provisions of
FWRC 19.110.080 and minor additions
approved by the director under note
18.
20. Multiple-story buildings are not
subject to notes 18 and 19; provided,
that each floor contains at least 75
percent of the gross sq. ft. of the floor
below it and contains a retail use(s).
2117. Parking may be provided
underground or above ground in
structured parking or may be
permitted as surface parking.
2218. Dwelling unit parking stalls are in
addition to required parking for all
nonresidential ground floor uses.
2319. 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.
2420. 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,
Page 33 of 55
Memo | 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
⇩ ⇨
Chapter 19.65 FWRC,
Chapter 19.70 FWRC respectively.
For details of what may exceed this
height limit, see FWRC 19.110.050 et
seq.
For details regarding required yards,
see FWRC 19.125.160 et seq.
Page 34 of 55
M E M O R A N D U M
DATE: March 15, 2023
TO: Federal Way Planning Commission
FROM: Evan Lewis, Associate Planner; evan.lewis@cityoffederalway.com; 253-835-2646
SUBJECT: Parks Impact Fee Code Update and Comprehensive Plan Amendment
BACKGROUND
The City of Federal Way Parks & Recreation Department proposes to establish a parks impact fee (PIF) to
help fund parks projects that are necessary to serve and mitigate impacts from future growth in the City. A
background document is attached which describes the proposed PIF methodology.
Adoption of the parks impact fee involves the following two processes:
1) Amending the Capital Facilities Chapter of Federal Way’s Comprehensive Plan (Comp Plan), and the
Federal Way Parks, Recreation and Open Space (PROS) Plan (which is adopted by reference in the
Comp Plan Capital Facilities Chapter), to:
a. Include the PIF as a parks funding mechanism to be charged for future residential and
commercial development, based on the City’s most recently adopted growth targets and
projects in the City’s Parks Capital Improvement Plan; and,
b. In the PROS plan, identify 1) the addition of a new park or expansion of existing park(s)
downtown Federal Way, and 2) the addition of an approximately 4-acre park in south Federal
Way in the South Station subarea planning area, between approximately S 348th St. and S 364th
St/S 364th Way, west of I-5 (approximate South Station planning boundaries are found at
www.engagefw.com/southstation). Specific Downtown and South Station new park locations
are to be determined.
2) Amend Title 19 (Zoning and Development) of Federal Way Revised Code to include the Parks Impact
Fee, including a new Parks Impact Fee chapter similar to existing zoning code chapters for other types
of impact fees.
SEPA: A SEPA Determination of Non-Significance (DNS) was issued for the proposed PIF zoning code
amendment on 2/24/23, and for the related Comp Plan amendment on 3/3/23.
HEARINGS: Per FWRC 19.80, the PIF code amendment public hearing would be held by the Planning
Commission. The PIF Comp Plan amendment hearing would be held by City Council if, as is intended, the
amendment is to the Capital Facilities chapter and occurs concurrently with a city budget amendment.
PIF KEY DATES LOOK-AHEAD
1) 4/5/23: PIF code amendment hearing held by Planning Commission
2) 4/11/23: PIF Comp Plan amendment Council PRHSPS Committee review
3) 4/18/23: PIF Comp Plan amendment combined Council hearing/1st reading (if forwarded from
PRHSPS)
4) 5/1/23: PIF code amendment Council LUTC review
5) 5/16/23: PIF code amendment Council 1st reading (if forwarded from LUTC)
ATTACHMENTS
A. PIF methodology overview from FCS Group
33325 8th Avenue South Federal Way,
WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Page 35 of 55
|Memorandum
Firm Headquarters Locations page 1
Redmond Town Center Washington | 425.867.1802
7525 166th Ave NE, Ste D-215 Oregon | 503.841.6543
Redmond, Washington 98052 Colorado | 719.284.9168
PARKS IMPACT FEE BACKGROUND
The City of Federal Way (City) wishes to adopt a parks impact fee to help recover the costs of
providing parks services to growth in an equitable manner. Impact fees have a specific definition and
associated constraints in the state of Washington. Impact fees are allowed under RCW 82.02.050
through 82.02.110 and are permitted for:
⚫ Public streets and roads ,
⚫ Publicly owned parks, open space, and recreation fa cilities ,
⚫ School facilities , and
⚫ Fire protection facilities .
The diagram below summarizes the basic outline of an impact fee calculation.
⚫ The eligible cost of capacity in existing facilities is the cost of existing park facilities that will
serve growth. For a parks impact fee , determining the capacity in the existing system available
for growth starts with determining the amount of existing parks facilities that are required for
existing users , commonly measured in park acres . One method for doing so first calculates the
system’s level -of-service after completion of the capital facilities plan. By applying that level -of-
service target to the current population, the City can determine if it’s currently meeting its level -
of-service target. If the City has more park facilities (such as park acres) than needed based on its
level-of-service target, the cost of such facilities can be included in the existing facilities
component of the impact fee.
⚫ The eligible portion of capacity increasing projects is the cost of future projects that will serve
growth. Some projects are intended to only serve growth, some projects do not serve to increase
the capacity of the City’s park system, and some serve the City’s current and future populations.
Determining how projects fall into each category can again be done with a level -of-service
calculation to estimate how many park acres (for example) are needed to serve growth given the
Page 36 of 55
2/21/2023
City of Federal Way FCS GROUP Memorandum
Parks Impact Fee Methodology
page 2
City’s level -of-service target. Other projects that do not add a measurable number of parks
facilities may still be eligible if they will serve both existing and future users.
⚫ The growth in system demand is the anticipated growth in the City’s population. However, as
residents are not the only users of the City’s park system, employees of businesses within will be
included as well, at a separate rate that reflects the parks demand characteristics of commercial
developments.
Finally, summing the existing facilities component with the future facilities component gives the
fully calculated impact fee.
Page 37 of 55
M E M O R A N D U M
DATE: March 15, 2023
TO: Federal Way Planning Commission
FROM: John Hutton, Parks Director & Jason H. Gerwen, Deputy Parks Director
SUBJECT: Parks Impact Fee Background
Background:
Unlike the majority of cities in King County, Federal Way does not currently have a
parks impact fee; a funding mechanism that state law allows cities to adopt to help pay
for new or expanded parks capital facilities.
According to the Municipal Research Services Center (MRSC), park impact fees must
be used for “publicly owned parks, open space, and recreation facilities” that are
addressed by a capital facility plan element of a comprehensive plan adopted under the
Growth Management Act (GMA). See RCW 82.02.050(4) and RCW 82.02.090(7). Read
the following MRSC article for additional background on impact fees:
https://mrsc.org/explore-topics/planning/land-use-administration/impact-fees.
The Federal Way Parks Department has sought a parks impact fee for more than a
decade. Given both existing parks capital facilities and increased demand related to
Federal Way’s new growth targets of appx. 11,000 new households and 20,000 new jobs
by 2044, a parks impact fee is an important funding mechanism to establish right now on
the front-end of this growth to ensure that park improvements that serve this growth are
reliably funded.
Federal Way’s Parks, Recreation, and Open Space (PROS) plan, which is currently
adopted by reference as part of the Comprehensive Plan’s Capital Facilities Chapter,
includes a policy to, “Prepare an impact fee analysis to determine the feasibility of using
an impact fee system for park development and facilities improvements.” Consistent with
this PROS Plan Policy D.2, on 8/15/2022 the Parks Department entered into a
Professional Services Agreement with the Financial Consulting Solutions Group (FCS
Group) to study and provide policy analysis, technical analysis, and policy solutions for
the potential of applying park impact fees to residential and non-residential
developments. The FCS Group is still working on initial parks impact fee amounts and
revenue projections.
At this time the City is looking at adopting park impact fees for both residential and
commercial developments since both residents and employees can directly benefit from
nearby parks and recreational facilities.
33325 8th Avenue South Federal
Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Page 38 of 55
Page 39 of 55
Page 40 of 55
Page 41 of 55
M E M O R A N D U M
DATE: March 15, 2023
TO: Federal Way Planning Commission
FROM: Evan Lewis, Associate Planner; evan.lewis@cityoffederalway.com; 253-835-2646
SUBJECT: Follow-up on Planning Commission request from 2/15/23 meeting
At its 2/15/2023 meeting, the Planning Commission requested more information about
assumptions in the travel demand forecast model that Public Works staff uses to inform the
Transportation Chapter and transportation capital projects.
A slide deck is attached from Public Works Traffic Division staff which provides a high-level
overview of the Travel demand model. The following two additional resources are provided from
the Puget Sound Regional Council (PSRC) which describe the model and its assumptions:
1) Puget Sound 4K Model Documentation (link goes to a PSRC web page)
2) PSRC Model User’s Guide (link goes to 3/15/23 Planning Commission files page)
If you would like additional information about the travel demand forecast model, contact Senior
Transportation Planning Engineer Sarady Long at Sarady.Long@cityoffederalway.com or 253-
835-2743.
Attachments
1) Travel Demand Model Overview Slides (from Federal Way Traffic Division Staff;
presented a few years ago)
33325 8th Avenue South Federal
Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Page 42 of 55
3/8/2023
1
3/8/2023 1
Introduction to Travel Demand
Forecast Model
Public Works Department
Traffic Division
2
City of Federal Way Census Data
Page 43 of 55
3/8/2023
2
3
Understanding Travel Demand Model
Sarady
Rick
What is Travel Demand Forecast Model?
A computer program/model that runs mathematical equations
using input data to replicate and predict travel choices that
individuals make.
Where are people traveling to and from
What routes and modes are they choosing to get there
Planning Software: Emme, TransCAD, Cube, Visum
4
Page 44 of 55
3/8/2023
3
What is it use for?
The Model provides information on how much traffic will be
on our roadways in the future based on specified land use
data.
Guide the development of Long and Short Range
Transportation Plans such as CIP and TIP.
Assess traffic impact of development project on our
transportation system.
Scenario analyses….(What ifs…street extension, widening
project, land use changes).
Model provides information for us to make informed
decisions.
5
How do we set up a travel model?
What do you want in the model?
6
Page 45 of 55
3/8/2023
4
Two Models
Base Year Model (2018 Existing)
Forecast Year Model (2040 Future)
7
How do we set up a travel model?
Divide the City into smaller subareas - Traffic Analysis Zones (TAZs).
8
Page 46 of 55
3/8/2023
5
Data
Socioeconomic:
Population – HH_Pop and Tot_Pop
Households / Dwelling Units – Tot_HH, and HH by
Income Levels, Auto Ownership
School Enrollment
Employment - Jobs break down by NAICS Sector,
Manufacturing, Retail, FIRES, Education, Govt., etc.)
Transportation Network:
Rodway and Transit Networks - Facility Type, Lanes,
Capacity, Free-Flow Speed, Traffic volume, Transit lines,
etc.
9
Data Sources
10
Census Data – US Census Public Use Micro data (PUMS),
US Census Standard Files, Census Transportation Planning
Package (CTPP)
Buildable Land Survey
County Subdivision and Planning Data
Comprehensive Plans
Employment Services Department (ESD)
Household Travel Survey - Trip Generation, distribution,
mode choice, and time of day model
Traffic Counts
Page 47 of 55
3/8/2023
6
Land Use Data Table
11
Model Roadway Network
12
Page 48 of 55
3/8/2023
7
4-step Model Process
13
Trip Generation - How many trips?
Trip Distribution - Where do the trips go?
Mode Choices - Which travel modes do they use?
Trip Assignment - By which route/path?
Trip Generation (1st Step)
14
•Trip Productions and Trip Attractions
–By Traffic Analysis Zone
–By Trip Purpose (Home-based Work, Home-Based
Shopping, Non-Home-Based, Home-School, Home-Other)
–Total Productions and Attractions must be balanced
Page 49 of 55
3/8/2023
8
Trip Distribution (2nd Step)
15
•How many trips between each zone
–# trips produced at productions zone
–# trips attracted at attraction zone
–Impedance between zone
Trip Distribution - Gravity Model
16
Page 50 of 55
3/8/2023
9
Trip Distribution: Trip Matrix
17
Mode Choice (3rd Step)
18
•Which travel mode will be used?
–Auto (SOV, HOV2, HOV3+, etc)
–Transit (bus, rail)
–Non-Motorized (walk, bike)
Page 51 of 55
3/8/2023
10
Trip Assignment (4th Step)
19
•From Step 1 – 3, we know how many trips there are,
where they are going and the mode they are using.
The last is the path they will take.
•Several assignments methods Types:
–All-or-nothing
–Stochastic
–Capacity Restraint
–Equilibrium
Trip Assignment (4th Step)
20
•The Path a Trip will likely take between two zones is
based on:
–Travel Time or Friction
–Congestion (Volume Delay Function)
–Turn Penalties & Prohibitions
Page 52 of 55
3/8/2023
11
Trip Assignment Outputs
21
•Link volumes and speeds by time of day
•Turning movements at intersections
•Link V/C Ratio - Congestions
Model PM Peak Link Volume Plot
22
Page 53 of 55
3/8/2023
12
Turning Movements at Intersection
23
Validation and Model Error
24
–Based Year Model Validation: Check the model output
results against available screenline traffic counts and adjust
until model results fall within an acceptable range of error.
–Future Year Model: Check future year traffic projection for
reasonableness.
Page 54 of 55
3/8/2023
13
Questions?
25
Page 55 of 55