07-19-2023 Planning Commission Agenda Packet
PLANNING COMMISSION
REGULAR MEETING AGENDA
City Hall – Council Chambers
July 19, 2023 – 5:00 p.m.
1. CALL MEETING TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
Planning Commission Meeting of June 21, 2023
4. PUBLIC COMMENT
5. COMMISSION BUSINESS
a. Proposed 2023 Comprehensive Plan Amendments Briefing
b. City Center and Downtown Update Briefing
6. STAFF BUSINESS
Manager’s Report
7. NEXT MEETING
August 2, 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 Samantha Homan at
253-835-2601 or samantha.homan@cityoffederalway.com, no later than 5:00 p.m. on Tuesday, July 18, 2023.
Commissioners City Staff
Lawson Bronson, Chair Keith Niven, Community Development Director
Vickie Chynoweth, Vice Chair Samantha Homan, Office Manager
Diana Noble-Gulliford www.cityoffederalway.com
Tom Medhurst
Tim O’Neil
Anna Patrick
Jae So
Sanyu Tushabe, Alternate
PLANNING COMMISSION
REGULAR MEETING AGENDA
City Hall – Council Chambers
June 21, 2023 – 5:00 p.m.
1. CALL MEETING TO ORDER
Commissioner Vice Chair Chynoweth called the meeting to order at 5:00pm
2. ROLL CALL
Commissioners Present: Diana Noble Gulliford, Anna Patrick, Tim O’Neil, Vickie Chynoweth,
Tom Medhurst, Sanyu Tushabe (alternate)
Excused: Lawson Bronson, Jae So
City Staff Present: Community Development Director Keith Niven, Planning Manager
Jonathan Thole, City Attorney Kent Van Alstyne, Senior Planner Evan Lewis, Office Manager
Samantha Homan
3. APPROVAL OF MINUTES
Planning Commission Meeting of June 7, 2023
Commissioner Medhurst advised of correction, previous meeting minutes need to include
Commissioner Medhurst in attendance in roll call and will be updated prior to publishing
Commissioner O’Neil motions to approve June 7, 2023 minutes with correction to roll call
Second by Commissioner Medhurst, motion passes, 5-0.
4. PUBLIC COMMENT
None scheduled
5. COMMISSION BUSINESS
a. Public Hearing: Residential Open Space Amendments to Subdivision and Zoning
Codes
Hearing called to order at 5:02pm
Evan Lewis, Senior Planner presented on proposed code amendments to Title 18 and
Title 19.Evan noted a correction in the agenda packet on page 11 regarding language.
The purpose is to amend the current code to clarify ambiguous or unclear code language,
expand flexibility for certain open space requirements, and be consistent with and
implement the Federal Way Housing Action Plan. Consistent with this intent, code
updates include but may not be limited to: clarifying and expanding ‘usable’ open space
definition to account for both ‘active’ and ‘passive’ open space and clarifying amenities
that fall within each; definition clarifications; changing the method for calculating required
usable open space for residential subdivisions from a percent of gross land area to sq. ft.
per unit; clarifying and/or updating certain open space design or amenity standards;
establishing exemptions from open space requirements for short plats below a certain
number of lots; updating the calculation method, review, applicability and processing of
fee-in-lieu of open space requests; updating and likely reducing the amount (in sq. ft./unit)
of open space required for certain residential uses and zones; updating the administrative
alteration provision within FWRC 18.55.060; improving the consistency of open space
code within FWRC Title 19 chapters and sections including, but not necessarily limited to,
zoning use charts; and, expansion of the fee-in-lieu of open space option to at least the
community business (BC) zone.
Deliberations included clarification on when fee-in-lieu may be used and the process
surrounding approval of fee-in-lieu, clarification on how much open space is allowed as
private open space vs public open space, clarification on if open space areas are outdoors
or if indoor facilities may count towards open space, process on existing built properties
and how the new open space amendments would affect projects moving forward, and
questions regarding the clearance space around the Sound Transit line.
Commissioner Tim O’Neil recommends moving forward with proposed code amendments
to LUTC and City Council for adoption
Second by Commissioner Noble-Gulliford, the motion passes 5-0
Public hearing public comments: None scheduled
Hearing adjourned at 6:02pm
6. STAFF BUSINESS
Manager’s Report
Director Keith Niven introduced new planning manager, Jonathan Thole
Director Keith Niven congratulated Commissioners Patrick and Medhurst for their
progress in running for City Council
7. NEXT MEETING
July 19, 2023 5:00 p.m. – Regular Meeting
8. ADJOURNMENT
Commissioner O’Neil motions to adjourn the meeting
Second by Commissioner Medhurst, motion passes 5-0
Meeting adjourned at 6:07pm
ATTEST: APPROVED BY COMMISSION:
_______________________________________ _____________
SAMANTHA HOMAN, OFFICE MANAGER DATE
Memo | 1
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor MEMORANDUM
DATE: 10 July 2023
TO: Federal Way Planning Commission
FROM: Keith Niven, Director
SUBJECT: Proposed 2023 Comprehensive Plan Amendments - Briefing
BACKGROUND
The City Council approved for consideration 2 amendments to the City’s Comprehensive Plan for 2023.
Both of the proposals (described below) were initiated by the City.
1. Kitts Corner
The proposed amendment would modify a prior Use Process VI Comprehensive Plan and Rezone
decision that placed conditions on the properties pertaining to future development. Over the years, the
City has met with prospective developers looking to develop the remaining Kitts Corner properties.
These various parties have found the conditions, in particular ones that specify sizes of building
footprints, difficult to implement.
The City initiated this amendment as there is a proponent interested in entering into a Development
Agreement as a way to unburden the properties from the current zoning conditions. The 2005
Comprehensive Plan amendment map and zoning conditions are attached as well as an early draft of the
current proponent’s plan for the properties. Staff are currently working on the development agreement
and that would be provided when the hearing for this amendment returns to Commission in the Fall.
2. City Center
The proposed amendments would modify Goals and Policies in the Comprehensive Plan relating to the
City Center (discussion of these amendments has been provided in a separate memo from Chaney
Skadsen); the proposal includes adding both TC-3 and Hillside Plaza to the City Center Core zone as a
map change; and, the amendment could include code amendments to implement the updated Goals and
Policies.
PROPOSED AMENDMENTS
See Attachments 1 & 2.
PROCEDURAL SUMMARY
Planning Commission Briefing: 19 July 2023
Public Hearing: 20 September 2023, 4 October 2023 (if needed)
LUTC: 2 October or 6 November 2023 (determined by Planning Commission)
City Council: October/November/December 2023 (determined by LUTC)
PUBLIC COMMENT
No public comments have been received for the Kitts Corner proposal.
Memo | 2
The City has received public comments on the proposed code revisions to the CC-C zone. Staff expect to
respond to those comments by incorporating some additional changes to the preliminary code revisions. All
comments
Attachment 1 – Kitts Corner
2005 Comprehensive Plan Amentment:
Kitts Corner
Memo | 3
Conditions from 2005 Rezone:
1. Prior to construction of any new buildings, a single Master Plan for the entire MultiFamily (RM 2400)
and Community Business (BC) zoned site shall be submitted to and approved by the City.
Application for critical area intrusions as applicable is also required in conjunction with master plan
review. A project action State Environmental Policy Act (SEPA) review shall also be conducted in
conjunction with master plan and critical area review. Subsequent to Master Plan approval, building
design and minor modifications to the site plan shall be reviewed via a Process II, Site Plan Review. For
the purposes of the Master Plan, the subject site is comprised of the following parcels: 2021 04-90ó9,
202104-9070, 202104-9001, 202 I 04-9090, 202 I 04-9086, 202104-9080, 202104-9072, and 202104-
9004.
2. The Master Plan shall be developed with a cohesive and integrated design that promotes the
following:
a. Pedestrian scale, and pedestrian orientation and massing of buildings.
b. Site-wide pedestrian connectivity.
c. Building massing shall be designed to avoid large expanses of parking areas adjacent to and/or visible
from the public right-of-ways. On-site parking shall not be allowed between buildings and public right-
of-ways, except the Director of Community Development Services may approve one double-loaded
parking row between a building and right-of-way due to extenuating circumstances.
d. The appearance of strip commercial development shall be minimized by breaking large linear
buildings into numerous smaller buildings.
e. The commercial portion of the site may include a maximum of two primary anchor buildings. The
individual anchor buildings are permitted a maximum 50,000 square feet of building footprint, and the
total gross floor area of all anchors shall not exceed 100,000 square feet of gross floor area. Anchor
facades shall not exceed a width to depth ratio of 1.5: 1.
f. Non-anchor buildings should not exceed J 0,000 square feet of building footprint. The Director of
Community Development Services may approve a maximum of two, non-anchor buildings in excess of
10,000 square feet of building footprint, up to a maximum of 20,000 square feet of building footprint
each, when the applicant demonstrates the following:
i)The additional square footage is necessary to accommodate the needs of a specific tenant.
ii) The facades of the structure include significant structural modulation equal to at least ten percent of
the length of the subject façade.
iii) The overall design of the building is consistent with the pedestrian scale and integrated design of the
overall site.
iv) Non-anchor facades shall not exceed a width to depth ratio or 2: 1.
g. Primary commercial building entries shall be clearly visible and recognizable from the public right-of-
ways; or active building facades, including windows and pedestrian scale design amenities such as
Memo | 4
screening, plazas, or art features such as trellises, artwork, murals, landscaping, or combinations
thereof, shall be required fronting the right-of-way.
h. On-street parallel parking is encouraged where feasible.
i. A minimum of five percent of the gross land area of the commercial portion of the site shall be
pedestrian-oriented open space. There shall be one primary pedestrian gathering focal point, and
additional supporting pedestrian-oriented gathering locations distributed proportionally throughout the
commercial portion of the site. Open space areas and plazas shall include seating, landscaping, art,
ornamentation, pedestrian scale lighting, water features, and outdoor dining.
J. Vehicular service stations are not permitted. Fuel pump stations are only permitted when accessory to
an anchor tenant. Any approved fuel pump station shall not be oriented to the public right-of-way, and
shall not exceed two fuel islands with a total of up to eight vehicular fueling positions.
3. Development of the site shall include design, construction, and dedication of the following public
roadways in accordance with appropriate FWCC street sections:
a. 13th Place South from South 336th Street to the south property line;
b. South 340th Street from Pacific Highway South to the intersection of 13111 Place South, extended;
c. A roadway connecting from South 33óth Street through the residential area, connecting to 13th Place
South extended.
These public roadways are necessary to serve the proposed development and shall be constructed as
outlined below. Additional conditions (on-site and off-site) intended to mitigate significant adverse
environmental impacts may be required as determined through the SEPA process and will be applied to
any proposed project in the future.
a. Prior to occupancy of any residential building on the site, South 340th Street from Pacific Highway
South to the intersection of 13th Place South extended, and the roadway within the residential area
connecting to South 336th Street, shall be constructed to meet all applicable standards. Traffic calming
devices such as speed humps, speed tables, traffic circles, chicanes, curb extensions, signs, pavement
markings, or other calming devices as approved by the Public Works Director shall be incorporated
within the residential roadway. Signal modifications at Pacific Highway South and South 340th Street
intersection may be required to provide safe access.
Alternatively, the developer may construct the extension of 13th Place South from South 336th Street to
its intersection with the proposed residential road as a traffic circle. This would eliminate the need for
the construction of South 340th Street from Pacific Highway South to the intersection of 13th Place
South extended, and the segment of 13th Place South between South 340th Street and the intersection
of the residential roadway (traffic circle).
b. Prior to occupancy of any commercial building, 13th Place South from South 336th Street to the south
property line, and South 340th Street from Pacific Highway South to the intersection of 13th Place South
extended, shall be constructed to all applicable standards. A new traffic signal (South 336th Street 13th
Place South) and/or signal modifications (Pacific Highway South & South 340th Street) may be required
as determined through the SEPA process.
Memo | 5
4. All new public streets shall include traffic calming features.
5. Uses other than multi-unit housing and day care facilities that are otherwise permitted in the RM
zone are not allowed.
6. The multi-family portion of the site, west of Wetland No.2, shall be accessed from one location along
South 336th Street and shall include a public roadway connecting through the residential area, across
the existing berm of Wetland No.2, and connecting to 13th Place South extended.
7. No more than one anchor building, or a maximum of 75,000 square feet of commercial building area,
may receive a Certificate of Occupancy on the site without the prior construction of a minimum of 75
residential units.
8. The residential area shall be designed to minimize reception of potential noise impacts from adjacent
nonresidential uses.
Memo | 6
Memo | 7
Attachment 2 – City Center
Proposed supporting Amendments to Code responsive to proposed changes in Goals and Policies:
1. New Definitions (FWRC 19.05):
"Floor Area Ratio” means the relationship between the amount of Gross Floor Area in a Building (or Buildings) as measured from the inside face of walls and the Developable Site Area (the total area of land available for development, not including open space, access ways, yard setbacks, and land encumbered by critical areas, development easements or covenants) on which the Building(s) is/are located. It is obtained by dividing the Gross Floor Area of a Building(s) by the Developable Site Area. Structured, underbuilding, and surface parking is not included in the Gross Floor Area calculation.
“Parking, Structured” means parking within a structure below, at or above grade in a manner such that vehicles are not visible from the street.
2. New Design Guidelines (FWRC 19.115) for City Center Core:
(a) Parking Structures
(i) Parking structures which are part of new development shall be architecturally
consistent with exterior architectural elements of the primary structure, including
rooflines, facade design, and finish materials.
(ii) Lighting shall be architecturally integrated with the building, and screened to
control impacts to off-site uses. Exposed fluorescent light fixtures are not permitted.
(iii) Security grilles for parking structures shall be architecturally consistent with and
integrated with the overall building design.
(iv) Any roof deck parking shall be treated as a surface parking lot and shall
incorporate required landscaping or equivalent.
(b) Pedestrian priority.
(i) 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 each of the rights-of-way. Multiple-tenant developments shall provide pedestrian
walkways connecting all major business entrances on the site to the right-or-way.
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.
(ii) Drive-through facilities and stacking lanes shall not be allowed.
(iii) Street wall. The building shall provide a near-continuous street wall for the length
of the property breaking only for driveways and limited convenience parking. Where
surface parking is provided on site, the presence of the parking will be minimized and
separated from any adjacent pedestrian pathways by a 3-foot tall solid wall and
either trees or 6-foot vertical ornamental design features spaced at a minimum of
every 30 feet, designed to be compatible with the project.
Memo | 8
(iv) Pedestrian weather protection.
1) Weather protection shall be included at all public building entrances.
2) Weather protection shall be allowed to overhang the sidewalks within
public rights-of-way with a right-of-way use permit, but shall not extend over
the drive lanes.
3) Pedestrian weather protection shall include the following:
a) W eather protection at least 4 feet in width along at least 50% of the
of the building façade where there is an adjacent pedestrian way. The
weather protection may be in the form of awnings, marquees,
canopies, or building overhangs.
b) Canopies or awnings shall not extend higher than 15 feet above
ground level or lower than 8 feet at the lowest point.
c) The pedestrian covering shall be constructed of high-quality
materials.
(v) Pedestrian areas and amenities, including but not limited to plazas, courtyards,
outdoor seating and serving areas, shall be incorporated in the overall site design for
every project.
(c) Fencing. Galvanized chain-link fences, electrified fencing, and barbed or razor wire shall
not be permitted.
(d) Architectural Guidelines [except for those properties located in Downtown (FWRC
19.115.090(6)]
(i). Principal entrance facades shall front on, face, or be clearly recognizable from the
right-of-way, and/or from adjacent principal pedestrian pathways.
(ii). 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:
1) Principal facades containing an 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.
2) Landscaping shall be used to define and highlight building entrances,
plazas, windows, walkways, and open space, and may include container
Memo | 9
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.
3) 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 such as
a combination of structural modulation, architectural articulation, and
foundation landscaping.
(e) Mechanical Equipment Standards
(i). Exhaust/venting, trash containers, and noise-generating mechanical systems
shall not be placed adjacent to the walkway in a manner that diminishes the comfort
of pedestrians.
(ii). Screening is required for all exterior mechanical equipment. Screening will be
placed on all exposed sides (except if a side or sides not adjacent to the building).
All screening will be architecturally compatible with the building architecture and will
be at least as tall as the highest point of the equipment.
(f) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040
for requirements related to garbage and recycling receptacles, placement and screening.
(g) Commercial services relating to loading, storage, trash and recycling shall be located in
such a manner as to minimize their disruption to public circulation and minimize visibility into
such facilities. In addition, service yards shall comply with the following:
(i) Service yards and loading areas shall be designed and located for easy access by
service vehicles and tenants and shall not displace required landscaping, impede
other site uses, or create a nuisance for adjacent property owners.
(ii) Trash and recycling receptacles shall include covers to prevent odor and wind-
blown litter.
(iii) Service yard walls, enclosures, and similar accessory site elements shall be
consistent with the primary building(s) relative to architecture, materials and colors.
(h) Site utilities shall comply with the following:
(i) Building utility equipment such as electrical panels and junction boxes shall be
located in an interior utility room or provided in an underground vault unless site
circumstances prohibit these approaches.
(ii) Site utilities including transformers, fire standpipes and engineered retention
ponds (except biofiltration swales) shall not be the dominant element of a provided
landscape area. When these must be located in a front yard, they shall be either
undergrounded or screened by walls and/or Type I landscaping, and shall not
Memo | 10
obstruct views of tenant common spaces, public open spaces, signs, and/or
driveways.
(iii) Areas dedicated for utilities or service needs will be depicted on the Site Plan.
(i) Pedestrian priority
(i) Drive-through facilities are prohibited.
3. FWRC 19.120.030 Exemptions. Removal of the following provision:
(14) Removal of trees on sites zoned city center core (CC-C) and city center frame (CC-F).
4. Removal of the following code section:
19.130.150 Structured parking in the city center core and frame.
The height limit for structures containing stacked, above-ground parking is a maximum of 135 feet for all
uses in the CC-C zone and a maximum of 100 feet in the CC-F zone.
5. Add a new Overlay (Downtown Architecture) to FWRC 19.190.010 Categories enumerated.
6. FWRC 19.225 – changes to the Use Tables:
a. Replace maximum building heights with a minimum/maximum density of 46/200
units per acre for residential; and, a minimum/maximum intensity for non-residential
of 1.5/10 Floor Area Ratio.
b. Requiring a minimum of 75% of parking for office and hotel to be structured, 40%
for retail and entertainment, and 95% for residential.
c. Not allowing drive-thru facilities
d. Requiring a minimum of 15% of the ground floor of residential buildings to be non-
residential uses open to the public; and, when a project is at the intersection of 2
streets, there be retail or entertainment uses for a distance of 50 feet in each
direction.
7. CC-C & CC-F: a revision to the Note relating to spas:
11. Spas and water parks are not permitted as a principal use in this zone. Hotels, health clubs and similar
uses may include accessory spas not exceeding 2,000 sq. ft. in size.
Spas and water parks are only permitted when accessory to hotels, health clubs and similar uses, and may
not exceed 2,000 sq. ft. in size.
8. New Section:
19.45.020 Downtown Architectural overlay.
(1) Applicability. Properties within the Downtown overlay are illustrated on the City of Federal
Way Zoning Map.
Memo | 11
(2) Architecture.
(i) Vision. Within Downtown, the City is looking to achieve a Northwest Contemporary style of
buildings. To achieve this vision, buildings are expected to fill the properties they are located on
with little or no property not covered by building. Open spaces with be thoughtfully provided for
either community gathering spaces or small, convenience parking necessary for successful
businesses.
Illustrative examples of Northwest Contemporary style:
Appropriate Inappropriate
Source: City of Fort Worth
Source: Lucy Sloman
Source: Obsidian Architecture Source: Google Earth
Memo | 12
Source: Crandall Arambula Source: Morley von Stemberg
Source: City of Spokane Source: Lopochina.com
Source: Ryan Properties Source: Crandall Arambula
With a simple building base, flat roofs with a cornice or similar architectural element designed
with depth and detail expressing the top of the building wall. Cornices or similar architectural
elements shall be well detailed and of significant proportions (height and depth) that create
visual interest and shadow lines. Variation and articulation shall be applied across the façade
both vertically and horizontally to create rhythm and visual interest to break up the building mass
and to create a more interesting streetscape for pedestrians. This will help larger buildings
appear less massive and more humanly proportioned.
Memo | 13
The richness of color and texture inherent in the materials available in the Northwest will be
emphasized by layering and mixing cool and warm materials to create a well-rounded palette.
Cool materials include steel, concrete, glass, and white/gray/black brick. Warm materials include
natural brick and wood. Materials like metal panel, concrete, and brick can be warm or cool as
desired for contrast.
(ii) The standards for building architecture have been presented as lists of appropriate and
inappropriate elements. This technique has been adopted to offer designers some flexibility and
creativity in building design, while providing a clear expectation for architectural style.
Appropriate Inappropriate
Flat roof buildings with cornice or other roofline
definition to add visual interest
Mono-pitched shed roof
Penthouses or upper floor step back (step back
may incorporate terraces or balconies)
Sloped roof forms
Balconies Metal panel as primary cladding material
Tripartite composition (clear base, middle and top)
required for buildings greater than five stories,
optional for shorter buildings
Blank or flat facades
Building lengths less than 250 feet Vibrant building colors
For buildings longer than 100 feet, use vertical
articulation of façade (e.g., material and/or plane
change) approximately every twenty-five (25) feet
or aligning with structural bays
Multiple changes in façade height
creating a chaotic rhythm
Siding: Brick masonry, concrete, natural stone and
wood (real or synthetic) representing a minimum of
30% of each façade. Metal panels may be used as
secondary accent material only
Deep overhanging roofs
Masonry element at the ground level Color blocking as architectural detailing
Green roofs and occupiable decks for aesthetics,
environmental benefits, and as amenities.
Ground floor transparency (percentage of glass as
building material) a minimum of 30% where
adjacent to a pedestrian way
Memo | 14
Proposed Amendments to maps:
Comprehensive Plan Map
Memo | 15
Zoning Map:
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
MEMORANDUM
DATE: July 14, 2023
TO: Federal Way Planning Commission
FROM: Chaney Skadsen, Senior Planner
SUBJECT: City Center and Downtown Update Briefing
_____________________________________________________________________________________
BACKGROUND
The City Council approved for consideration amendments to the City’s Comprehensive Plan, associated
rezoning, and updating development regulations for 2023 relating to City Center and downtown planning.
These amendments are not intended to reflect the scope of upcoming amendments and changes Commission
as part of the Periodic Update to the Comprehensive Plan in 2024.
OBJECTIVE
The 2023 amendments are narrow is scope to accomplish the following:
1. Define a downtown boundary and implement minimum development regulations and architectural
standards that promote and enhance community character.
2. Strengthen language (goals, policies, actions, etc.) to effectively require urban scale redevelopment
that is land use efficient and consistent with meeting growth targets.
3. Align current downtown planning efforts and catalyzing redevelopment strategy.
4. Rectify any inconsistencies between Comprehensive Plan Chapters relating to the vision and
implementation of downtown redevelopment.
CONTEXT
Up until incorporation, Federal Way has been known as a company town and bedroom community. The
vision of an extraordinary downtown for Federal Way has evolved over the decades. While the City has taken
initial steps in transforming the City Center by building the Performing Arts & Entertainment Center (PAEC)
and the Town Square Park, these initial cornerstone elements aimed at defining the City Center neighborhood
have not catalyzed redevelopment as imagined.
The upcoming opening of the light rail station in 2026 is anticipated to increase the likelihood of
redevelopment in downtown Federal Way. To ensure that future development is consistent with the
expectations of the community, the appropriate Comprehensive Plan designations, zoning, and development
regulations need to be in place.
GOAL & POLICY REVIEW
The existing language, goals, and policies in the City of Federal Way's Comprehensive Plan are often broad
statements and lack concrete measures for implementation. Notable topics and elements missing or lack
emphasis include the pedestrian experience, amenities, placemaking, community engagement, and civic pride,
among others.
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Below are two examples from the City Center chapter to the comprehensive plan where goals and policies
that have room for improvement and are considered for amendment:
1. CCG4: Encourage a mix of compatible uses to maintain a lively, attractive, and safe place to live,
work, and visit.
While this goal of promoting a mix of compatible uses is not bad, it could be improved by including
more direction such as promoting pedestrian-friendly design elements in response to being a safe place to
live, work, and visit. An updated goal or new goal may emphasize incorporating urban design principles
that foster walkability.
2. CCP2: Develop an attractive City Center that will attract quality development.
While the policy of attracting quality, development is important this policy lacks specificity and does not
provide clear guidance on how to achieve it. Improving the policy, may include more concrete measures
or strategies that can be clearly implemented with the development regulations, such as establish design
guidelines that promote high-quality architecture, construction materials, and urban design. Additionally,
“quality development” lacks detail and specificity.
Including mixed-use developments and mentioning high-density configurations that maximize land use
efficiency and explicitly requiring new development to contribute to meeting growth targets, would
ensure alignment between land use and growth objectives.
3. CCP10: Continue to develop land use regulations that encourage the City Center to accommodate
higher-density residential uses accompanied by residentially oriented retail and service uses.
Enhance by explicitly linking the higher-density residential uses with meeting growth targets and land use
efficiency objectives.
Integrate requirements for mixed-use development that supports a range of housing options and
provides access to essential services within walking distance.