20-103453-Zoning Summary_siteA_09-11-2020 v1Zoning Summary - Redondo Heights New Construction Site
Updated 9/8/2020
Address N/A (gismaps.kingcounty.gov) Parcels 720480-0172 & 720480-0174
Existing Zoning:RS7.2 Residential single family
City of Federal Way Zoning Map (cityoffederal.way.com)
Proposed Zoning:RM 1800 - Multifamily 1 DU/1800 sf
Adjacent Property North BC - Community Business (Proposed Land Swap for Elementary?)
Zone:West RM 2400 - Multi-Family 1 DU/2400sf (Silver Shadows)
South RS7.2 - Single Family
East RS7.2 - Single Family
Streets S 276th Street Northern Boundary
Pacific Highway S Access thru Silver Shadows
Lot Area 218,903 SF (5.0 Ac)
Section Subject
19.05 General
19.05.010 Average Building Elevation
(ABE)taken at the base of the exterior walls of the structure, or it means
five feet above the lowest of the existing or proposed elevations, whichever is lowest.
ABE is the elevation from which building height is measured.
Height of Structure
Open Space
ROW
19.110 Density and Dimensions
19.110.020 Calculating Lot Coverage Areas of all structures, pavement and any other impervious surface on the
subject property will be calculated as a percentage of total lot area.
19.110.010 (3)Affordable Housing
19.110.030 Rounding of Fractions of Units Round up when fraction is at least 2/3; else round down.
19.110.040 Distance Between Structures
(Maximum Horizontal Façade)20 feet of each other.
Exceptions porches, and sim no more than 18" above grade may be closer than 20'
19.110.060 Exceptions to Height Limit Rooftop appurtenances may exceed the applicable height limit by Max 4'-0", if the area of
all appurtenances and screening not exceed 10% of the total area of the building footprint
19.110.070 Rooftop appurtenances screen required: vent, mech penthouse, elevator equipment
19.115 Community Design Guidelines
19.115.050 Site Design - All Districts
incorporate pedestrian and amenity areas into the site, visible and accessible
access control as needed for site security (fence, gate, bollard, etc.)
surface parking and landscape per 19.125
Parking aisles without loop access are discouraged.
Pedestrian circulation and public spaces
19.115.060 Building Design - All Districts building façade modulation and screening
facade modulation: Min depth: two feet; min width: six feet; max width: 60 feet
Landscape screening
19.120 Clearing, Gradingand Tree Retention
19.120.130 (1)Retention
min tree density required for new development on vacant lot
(may be a combination of existing and new trees)
19.120.130 (2)Min Tree Density RM 1800 30 tree unit/acre
19.120.130 (3)Calculation of total tree units
round up all fraction to the next whole number
19.120.130 (4)Tree Unit Credits incentive to save existing mature trees (see table 19.120.130-2)
19.120.140 off-site mitigation & fee paid in lieu
19.125 Outdoors, Yards, and Landscaping
19.125.040 General Requirements
19.125.040.4 Trash Enclosure Screening Trash enclosures fully screened from abutting properties and public rights-of-way
19.125.040.27
19.125.060 RM Landscape Requirements Type III landscaping 20' in width along public rights-of-way
Type II landscaping 20' in width along abutting residential zoned district
“Height of structure” means the vertical distance measured from the average building elevation around the
building segment to the highest point of a flat roof or to the deck line of a mansard roof, or to the mid-point
between eave and ridge of the highest principal roof of a gable, hip, gambrel, or similar sloped roof. For single-
family residential structures where the total area of dormers exceeds 35 percent of the total area of the underlying
sloped roof, height will be measured to the ridge of the highest principal gable.
“Right-of-way,” in addition to its normal meaning, may include, for purposes of the community design guidelines
or sign regulations, land privately owned, used primarily for the movement of vehicles or pedestrian traffic, so long
as such privately owned land has been constructed in compliance with all applicable laws and standards for a
public right-of-way.
“Open space” means an area of land that is valued for natural processes and wildlife, for agricultural production,
for active and passive recreation, and/or for providing other public benefits. In certain cases, open space may
refer to both outdoor and indoor spaces that provide active or passive recreational amenities for a development’s
occupants or users.
(a) One bonus market rate unit for each affordable unit included in the project; up to 10 percent above the
maximum number of dwelling units allowed in the underlying zoning district.
Landscaping shall not be required along interior lot lines within a development where parking is being shared.
Summary
Avg. of highest and lowest exist. or proposed elevations, whichever is lowest,
exclude: the area of any recorded access easements , in determining compliance with maximum lot coverage
required in this title.
Two structures will be treated as one structure if any elements are closer than
Chimneys, bays, greenhouse windows, eaves and sim may extend beyond exterio wall to no closer than 18'-6"
from other struct
gross site acrage, minus proposed public/private streets and regulated critical areas (excl. buffers)
Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian corridors, and
similar features unique to the site should be incorporated into the design.
all building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use
or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two
of the four options described herein; except, however, facades that are solidly screened by Type I landscaping,
pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole
option under this section. Options used under this section shall be incorporated along the entire length of the
facade, in any approved combination. Options used must meet the dimensional standards
Existing healthy, non-invasive trees and vegetation shall be retained to the maximum extent possible
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Zoning Summary - Redondo Heights New Construction Site
Type III landscaping 10' in width along all lot lines except as noted above
19.125.070 Parking Lot Landscaping
Provide landscape areas at a rate of 15 SF/stall
Landscape islands minimum 64 SF and maximum 305 SF
Landscape islands required at end of all rows of parking
19.125.150 Solid Waste Receptacles - Placement
and Screening
required for multifamily project
Storage Area definition
19.125.150.4 Location not in required yard; not in required landscape buffersmust be screened according to 19.125.010
19.125.150.6 Design Guidelines a. Design consistent with the primary structure, built on a flat and level area at the same grade as the truck access
d.(i) storage area without roof require a functioning oil water separator.
d.(ii) Storage area larger than 175 sq ft must have a roof covering. Must not discarge to sanitary sewer
19.125.150.7 Space and access requirements
Per Table A Min100 units 4 sf for each Required total Provided
100 30 130
575 SF 4 SF
575 SF 120 SF 695 SF
19.125.150.7.a
19.125.150.7.c (i) minimum dimension from the front gates to the back wall - 10ft min.
19.125.150.7.d Location (v) Shall not be used for purpose other than solid waste material storage and access
(vi) Shall be within 150' from common entrance to residence, and service entry of non-residential building
19.125.150.7.e ii) For container larger than two cubic yards and all compacted refuse container
1. Direct access shall be provided from the alley or street to the containers
2. Site access routes and entries for truck shall be a min of 11.5' wide
3. If accessed directly by a collection vehicle, 21 foot overhead clearance required
19.125.150.7.f i) Direct access shall be provided from the alley or street to the containers
19.125.160.5 Fences Fences < 6'-0" may be located in required yards
19.130 Off-Street Parking
19.130.020 Number of spaces - minimum
19.130.080.2 Criteria
19.130.130 Adjoining Low Density Zones Locate parking as far away as possible from any adjoining single-family zone.
19.130.170 Compact Car Spaces Up to 25 percent, if lot has more than 20 spaces.
19.130.200 Backing Onto Stree Prohibited Parking must be designed so that traffic need not back onto any street.
See Federal Way Deveopment Standards Documents for Additional Standards
Bulletin #42 Min Parking & Asile dimensions width length drive asile
Compact: 8'-0"15'-0"25'-6"
Standard:9'-0"18'-0"25'-0"
19.205 Multifamily Residential (RM)
19.205.040 Table Multi-Unit Housing
Required Review Process
Density 1800 sf lot area per DU (see 19.110.010 (3) a above for affordable housing bonus)
Allowed in RM 1800 zone 121
plus 10% per FDRC 19.110.010 (3) a 12
total allowed 133
Proposed 130
Minimum Yards 20 feet front; 5 feet side and rear
20 feet abutting single-family residential zones
Maximum Height of Structure 35 feet above average building elevation
Lot Coverage Max allowed 70%153,232.10
Proposed
Required Parking Spaces 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
Note 14. Alternatively, an applicant may choose to submit a parking study (19.130.080.2)
Proposed required/DU # units Required Proposed
Studio 1.25 4 5
1-bedroom 1.5 30 45
2-bedroom 2 56 112
3-bedroom 2 40 80
130 242 242
Special Regulations and Notes All buildings must be gabled with pitched roofs.
Usable Open Space 52,000 sf
common: 25%
Private
play area
min length width 40'
Total Private Public playground
Required 52,000 SF 13,000 SF 5,200 SF
Provided
Process III with SEPA
iii) If a planting strip is designated as a pick-up location, any required landscaping shall be designed to
accommodate the solid waste and recyclable containers temporarily placed within this area
iv) All storage space openings and access points for pedestrians shall be a minimum of five feet wide.
Residential storage area
areas containing receptacles served by collection equipment and may also include interim on-site storage prior to
delivering it to the collection storage area.
b. Outdoor trash enclosure shall be screened according to 19.125.040 (4) and (5). When two or more separate
detachable containers are situated side by side within an enclosure, there must be a min. of 18t of unobstructed
access when gates are fully opened.Gate opening must be tleast 12' wide when enclosure houses a single drop
box or compactor unit.
Private open space such as a patio, porch, balcony, or yard may be credited toward total residential usable open
A minimum of 25% of the usable open space provided must be common open space.
if the subject property contains 20 or more units, at least 50% of this required open space must be in one or more
pieces each having a length and width of at least 40 ft.
At least 10% of this required common open space must be developed and maintained with children’s play
If any portion of a structure is within 100 ft. of a single-family residential zone, then that portion of the structure
The subject property must contain at least 400 sq. ft. per dwelling unit of usable open space usable for many
activities and may include common open spaces such as plazas, recreation rooms, rooftop terraces, p-patches,
pools, active lobbies, and atriums.
A decrease in the required number of parking spaces under FWRC 19.130.020 may be permitted if a thorough
parking study documents that fewer parking spaces will be adequate to fully serve the uses.
Access for occupants to the storage
space ii) A pick-up location within 50 feet of a curb cut or collection location shall be designated that minimizes any
blockage of pedestrian movement along a sidewalk, pedestrian path, or other right-of-way;
c. Signage per 19.140
d. Weather protection: requires a spill prevention plan for management of liquids. Must detail how all liquids will
be collected and managed in compliance with city surface water prtotection standards.
Storage space shall meet the following
requirements (ii) floor of the storage space shall be level and hard-surfaced and beneath garbage and recycling compactor
shall be made of high strength concrete
Access for service providers to storage
space from the collection location
(ii) Stacked multifamily dwelling units shall require designated interior solid waste accumulation or storage area
on each level,
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