Final_Chapter_12CHAPTER TWELVE
TWIN LAKES COMMERCIAL
DISTRICT SUBAREA PLAN
12.0 INTRODUCTION _________________________________________ 1
The Subarea __________________________________________________ 1
Purpose ______________________________________________________ 1
Communities Putting Prevention to Work _______________________ 3
12.1 COMMUNITY PLANNING PROCESS _______________________ 3
Social Media _________________________________________________ 4
Stakeholder Group ____________________________________________ 4
Community Workshops _______________________________________ 5
12.2 EXISTING CONDITIONS __________________________________ 7
Commercial District Characteristics _____________________________ 8
Residential Characteristics _____________________________________ 8
Public Facilities _______________________________________________ 9
Transportation _______________________________________________ 10
12.3 VISION _________________________________________________ 13
12.4 GOALS & POLICIES _____________________________________ 14
Building and Site Design _____________________________________ 14
Economic Development & Redevelopment _____________________ 17
Bicycle and Pedestrian Mobility _______________________________ 21
Healthy Eating and Food Access _______________________________ 23
Maps
Map XII-1, Twin Lakes Commercial District and Surrounding
Residential Area ____________________________ 2
Map XII-2, The Twin Lakes Commercial District ____________ 7
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FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-1
12.0 INTRODUCTION
The Subarea
The focus of this subarea plan centers on the Neighborhood Business (BN) zone
at the intersection of 21st Avenue SW and SW Campus Drive/SW 336th Street
(Map XII-1). Residential areas within ¼ mile of the business district were also
included due to their walking distance and pedestrian/bicycle infrastructure needs.
This retail area is the largest of the comprehensive plan’s 14 identified BN nodes,
which are intended to provide convenient goods (e.g., groceries and hardware)
and services (e.g., dry cleaners, dentist, and bank) at a pedestrian and
neighborhood scale close to adjacent residential uses.
The subarea includes a mix of commercial uses such as grocery stores, banks, and
restaurants. The surrounding area includes both multiple-family and single-family high
density residential housing, in addition to public and institutional uses such as a post
office, park and ride, fire station, schools, public parks, and churches. The 2010 census
figures indicate the commercial district’s surrounding residential area contains 2,432
housing units and approximately 7,800 residents.
Twin Lakes Shopping Center, built in 1979, is anchored by Safeway and RiteAid
Purpose
This planning document provides a blueprint for the neighborhood’s future growth,
development and redevelopment. It may also be used as a model for the other BN zoned
areas.
During the subarea’s planning process and through the initial adoption, the city and
region have struggled to recover from the effects of the Great Recession. Within the
subarea, one prominent storefront has remained vacant for years and surrounding single-
family residential development has only slowly begun to recover. Additionally, public
rights-of-ways in the subarea that were originally constructed prior to the city’s
incorporation were designed to carry primarily vehicle traffic and lack adequate
pedestrian and bicycle facilities.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-2
This plan includes a framework of goals and policies that will provide guidance for
redevelopment and capital improvements in the subarea and its surroundings. Updated
design standards, greater mobility options, and economic prosperity were important
Map XII-1
Twin Lakes Commercial District and Surrounding Residential Area
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-3
Approximately how far is your home from the Twin Lakes
retail area?
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
1/4 mile
or less
1/2 mile 1 mile 2 miles 3 miles 4 miles or
more
5 miles or
more
topics identified by the community during the planning effort which began in 2011. This
“living document” is not static and is intended to be updated if the vision, goals, and
values of the community evolve with future generations.
Communities Putting Prevention to Work
Funding for the subarea plan was made possible by the
Communities Putting Prevention to Work (CPPW) grant
from the Centers for Disease Control and administered
by Public Health – Seattle & King County. The term of
the grant contract was a 20-month period from July 21,
2010, to March 19, 2012. An important goal of the
CPPW program is to reduce health inequities by focusing
on communities with the greatest disadvantages. Federal
Way is considered a focus area for the grant due to the
disproportionate levels of income and chronic disease
compared to the rest of King County.
One purpose of the grant is for local governments to adopt policies that increase physical
activity and improve nutritional opportunities. Zoning and capital improvement policies
can affect physical activity and healthy food options.
Adoption of the subarea plan will also address upcoming comprehensive plan
requirements under the Growth Management Act (GMA) for local jurisdictions to adopt
policies and plans that will increase physical activity.
12.1 COMMUNITY PLANNING PROCESS
Planning for the future of the subarea has been a collaborative effort between the
community and the city’s planning staff. Gathering input and goal/policy development
was accomplished by an initial informal survey, formation of a stakeholder group,
utilizing an online townhall forum, and community workshops. These community
planning methods provided the quantitative and qualitative amount of participation
needed to complete this blueprint for the neighborhood’s future in the relatively short
amount of time allotted by conditions of the CPPW grant.
Survey
One of the first objectives in the
process was to publicize the subarea
plan and gauge community interest.
Press releases were picked up by local
media outlets steering citizens to the
project website. From there they could
learn about the intent of the planning
effort and participate in an informal
survey regarding their own trips to the
subarea. During the 57 days the survey
was open, 87 visitors participated.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-4
How do you get to the Twin Lakes retail area?
0.0%
20.0%
40.0%
60.0%
80.0%
100.0%
120.0%
Car Bus Walk Bike Other (please
specify)
Although more than half of the respondents live within a mile of the commercial area,
nearly all of the trips are made via automobile. Later in the planning process, staff found
that the need for more sidewalks and bicycling facilities was a popular theme with
stakeholders and workshop participants.
Social Media
In an effort to reach out and capture more community
input, the city utilized a new social media method—
the online townhall. Planning staff contracted with
Mindmixer.com to solicit ideas from the community
in a forum allowing participants to sign on 24-hours a
day 7 days a week. Over 1,300 people visited the site.
Ideas were gathered and comments were posted
regarding topics that were also popular during the
traditional meetings and workshops. Discussion
topics included building design characteristics,
bicycling/pedestrian mobility, economic
development, community gardens, and farmers
markets. Participants in the online townhall were able
to comment on the themes, suggest alternatives, and
have direct dialogue with other participants.
Stakeholder Group
A subarea stakeholder group was assembled to provide comment and direction on various
community goals. This group includes area business owners, surrounding residents, and
members from Federal Way Chamber of Commerce, AmeriCorps/Westway
Homeowners, Federal Way Planning Commission, and YMCA. Stakeholders met with
city staff during three public meetings held in 2011. Stakeholders also provided
assistance to staff facilitating two community workshops.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-5
Initial Stakeholder Visions
Modest increase in building heights
Redevelopment that includes unique mixed use design
Community gardens
Farmers Markets
Improved bicycling facilities (on-street markings, connection to BPA, sight distance)
Updates to existing retail areas
More park space
Youth friendly
Pedestrian improvements (sidewalks, safe routes to school, mid-block crossings,
decrease curb-cuts)
Transit improvements (safe access, bike lockers, connectivity)
Support business
Community Workshops
Two public meetings were held to gather comments from the community and to provide
information on tools and methods to achieve stated goals. Each meeting began as an
informal open house that provided participants an opportunity to learn about the
background of the subarea planning process and ask questions of staff. Following the
open house, participants were
divided into groups, depending
on their interest, for in-depth
discussion regarding design,
mobility, economic development,
and healthy food access.
The intent of the first workshop
was to collect ideas from
participants and listen to
concerns. After the discussion,
stakeholders from each table
summarized their respective
dialogue to the entire group. The
second workshop provided
participants alternatives, an
explanation of tools, and the
regulatory structure of how to
implement their ideas and address their concerns. These tools then became a framework
in developing the goals and policies chapter of this subarea plan.
It should be noted that not all participants agreed with several of the goals and
implementation suggestions, such as height increases and mixed use development.
However, goals and policies do represent a majority consensus of participants in the
planning exercise.
The mobility table offers ideas to make the neighborhood
safer to walk and bike.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-6
Sample Workshop Comments
Goals
Public safety (better lighting, eyes on street)
Walkable neighborhood with opportunities for pedestrian gathering and interaction
Flexibility in building design and use (promote sustainable and green building techniques)
Improved transit routes from Park & Ride facility
Safe sidewalk and bicycle facilities
Better lighting
Community gardens
Farmers markets
Make business district a “destination” location
Existing Assets
Residents
Potential of area
Retail and service diversity
Parks
Aquatic Center
Proximity to BPA trail
Challenges
Too many curb-cuts
Vacancies
Building height and setback limitations
Outside ownership of properties
Traffic (volume and high speeds)
Aesthetics of existing strip development
The healthy food access table discusses opportunities for
community gardens
Staff answers questions during the pre-workshop open house
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-7
12.2 EXISTING CONDITIONS
The Twin Lakes Commercial District (Map XII-2) is located at the intersection of 21st
Avenue SW and SW 336th Street/Campus Drive. The 48 acre Neighborhood Business
(BN) zone is the largest of the 14 BN zones identified in the Federal Way Comprehensive
Plan (FWCP). BN zoning designations are intended to provide convenient goods and
services while maintaining a pedestrian and neighborhood scale.
The Twin Lakes Commercial District is surrounded by multi-family and single-family
residential uses. This mix of multiple and single family development amount to more
than 2,400 housing units within a ¼ mile of the BN zone boundaries.
In addition to residential and commercial uses, the focus area includes publicly owned
facilities operated by South King Fire and Rescue, Federal Way Public Schools, City of
Federal Way Public Works and Parks Department, King County Metro, and United States
Postal Service.
Map XII-2
The Twin Lakes Commercial District (outlined in red)
The largest Neighborhood Business area in the city.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-8
Commercial District Characteristics
Commercial development in the Twin Lakes Neighborhood Business area occurred prior
to the city’s 1990 incorporation. Surrounding residents have access to a variety of retail,
service, and restaurant amenities. According to King County Assessor data, the existing
buildings in the BN zoned neighborhood total more than of 400,000 square feet of
commercial space.
Single-story strip mall design dominates the subarea’s retail core. Anchor buildings
contain considerable setbacks from 21st Avenue SW and SW 336th Street/SW Campus
Drive to accommodate parking lots. Although several individual pads containing banks,
restaurants, and vehicle service facilities are closer to the street, their entrances are
insular and not predominately oriented toward the right-of-way. The intent of such
development is typically auto-oriented without regard to other pedestrian, bicycling, or
transit modes.
Twin Lakes Village was constructed in 1986 and contains 24,525 square feet of retail
Residential Characteristics
Similar to the retail area, much of the housing within a quarter mile from the BN area
boundary was developed pre-city incorporation. Multi-family housing, consisting of
townhomes and apartments, abut the north and west portions of the commercial zone and
single-family housing abuts the south and west. This spatial context results in an “inner
ring” of housing capacity at approximately 15 housing units per acre to an “outer ring”
capacity of approximately 6 housing units per acre.
Several single-family residential developments have begun construction, or obtained
preliminary approval prior to the adoption of this plan. The Wynstone and Campus Crest
subdivisions adjacent to SW Campus Drive will provide 158 units1; Saghalie Firs at 19th
Place SW and SW 341st will provide 34 units; and Lakehaven Estates adjacent to 19th
Avenue SW and SW 340th will provide 13 units. In the future, properties in the subarea’s
southern area could be redeveloped with additional housing units as several of the
properties contain the capacity to be subdivided under the current zoning regulations.
1 Fifteen lots within the subdivision are zoned multi-family, but will be developed with singe-family
dwellings. A one-acre multi-family lot adjacent to Saghalie Park will likely be developed with multi-family
housing in a future phase of development.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-9
Multi-family zoned property in the subarea consists of renter-occupied housing with the
exception of the southeastern portion of the Westway neighborhood, which consists of fee-
simple lots. Stacked and attached housing ranging from studios to three bedrooms are
typical options available to multi-family dwellers in the subarea. As shown in the
following table, 1,162 housing units are provided in the subarea’s multi-family zoned lots.
Table XII-1
Multi-Family Dwelling Units
Development Year Built2 Total Units
Campus Grove/Arcadia Townhomes 1990 309
Cascade Ridge Apartments 1989 518
Cedar Gardens Apartments 1980 49
Cedardale 1981 49
Parkway Apartments 1976 208
Westway (multi-family zoned properties only) 1969 29
Total N/A 1,162
Public Facilities
The subarea contains recreational, emergency, postal, transit, and educational facilities
within its boundaries. These facilities are operated by several different government entities.
Saghalie Middle School – One of Federal Way Public School District’s 37 schools, Saghalie
Middle School is located at 33914 19th Avenue SW and has been educating 6th, 7th, and
8th graders since 1994. Recent enrollment figures show 522 students attended Saghalie
during the 2009-2010 school year. Attendance boundaries for Saghalie span from: SW
320th Street to the north; 10th Avenue SW to the east; SW 344th Street to the south; and
Hoyt Road SW to the west.
Saghalie Park – Located at 33914 19th Avenue
SW, Saghalie Park is a 16.4 acre community
park and one of five active recreation parks
in the city. Facilities providing
accommodations for softball/ baseball,
soccer/football, track, basketball, tennis, and
volleyball are provided. Additional features
include a playground, picnic tables, benches,
restrooms, and off-street parking.
Community parks, such as Saghalie, are
considered active recreation facilities that
provide active and structured recreation
opportunities for the community. Community parks have a large service area, ranging
from a two-mile radius out to the entire city if there is a unique attraction.
2 Earliest year used for phased built developments.
Saghalie Park is operated jointly between the city parks
department and Federal Way Public School District
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-10
AmeriCorps – The local AmeriCorps program is administered by Federal Way Public
Schools. Located at 33250 21st Avenue SW, AmeriCorps members provide civic
leadership via academic tutoring services and community projects.
United States Postal Office – Located at 1815 SW Campus Drive, the Twin Lakes branch
post office provides retail mail services.
Twin Lakes Park & Ride – Located at 34210 21st Avenue SW, the Twin Lakes Park and Ride
has a 600 vehicle capacity. King County Metro routes 179-Downtown Seattle, 181-
Auburn/Green River CC, and 197-University District Seattle, and Pierce Transit route 62-
Northeast Tacoma are served here.
Fire Station 63 – Operated by South King Fire and Rescue, Station 63 provides fire, rescue
and EMS services. Located at 33414 21st Avenue SW, the station responded to 2,429
calls in 2010.
Alderdale Park – Located at 2700 SW
340th Place, Alderdale is a two-acre
neighborhood park. Facilities
include a playground, basketball and
tennis courts, picnic tables and
benches, loop trail, and large open
lawn area. Neighborhood parks are
designed primarily for non-
supervised, non-organized recreation
activities and are intended to serve
an area of approximately one-half
mile radius. As detailed in the city’s
Parks, Recreation, and Open Space Plan, Alderdale Park has the potential to serve as a
neighborhood gathering place.
Transportation
Transportation facilities in the subarea were
constructed with a focus for automobile
traffic resulting in few amenities for
alternative modes, such as walking, biking,
and transit. As the surrounding residential
area developed in the 1960’s and 1970’s, the
preferred subdivision design pattern included
serpentine streets and cul-de-sacs without
emphasis on connectivity. Additionally,
sidewalks are lacking in many of the older
residential subdivisions as segregated
pedestrian amenities were not a county
subdivision requirement. Therefore, developers chose not to construct them as a cost-
saving measure further disincentivizing alternative modes of mobility.
The 21st Avenue SW and SW 336th Street/SW Campus
Parkway intersection contains the highest volumes of travel
in the subarea.
Alderdale Park is classified as a Neighborhood Park
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-11
Street System – The subarea contains the four different street classifications: Principal Arterial,
Principal Collector, Minor Collector, and Local. Within residential subdivisions, traffic
from local streets is picked up by collectors and then conveyed to arterials. Due to the many
local streets lacking connectivity (i.e. cul-de-sacs and dead-ends), traffic flows are directed
to arterial streets such as 21st Avenue SW and SW 336th Street/SW Campus Drive.
Table XII-2
Subarea Street Classification Inventory*
Principal Arterial Principal Collector Minor Collector
12th Ave SW
19th Ave SW
21st Ave SW
22nd Pl SW
26th Pl SW
SW 334th St
SW 336th St/Wy
SW Campus Dr
SW 337th St
SW 340th St/Pl
SW 341st Pl
SW 342nd St
SW 344th St
*Local streets not shown
Much of the vehicle traffic in the subarea flows through the 21st Avenue and SW 336
Street/SW Campus Drive intersection. Traffic volume counts conducted in the fourth
quarter of 2011 show an east/west average weekday traffic count of approximately
28,000 vehicles and a north/south count of approximately 15,000 vehicles.
Transit – Circuitous single-family residential street patterns and relatively low dwelling
densities has relegated transit service to the two major arterials in the subarea. Residents
have access to direct routes from the subarea to Downtown Seattle, University District,
Auburn, and NE Tacoma. These routes can be accessed from the Twin Lakes Park and
Ride located at 34210 21st Avenue SW. As shown in the chart below, parking counts
have been well below the 600 stall capacity since 2005, but the data does not capture
those who walk or bike to the transit center. The center’s close proximity to the BPA
Trail and new single-family residential housing stock can also provide a convenient
Walk/Bike & Ride if adequate connections and wayfinding is made available.
Table XII-3
Twin Lakes Park & Ride Utilization
Year Count (4th Quarter Average) % Used
2005 103 17%
2006 98 16%
2007 109 18%
2008 171 29%
2009 88 15%
2010 97 16%
King County Park-and-Ride Lots Monthly Utilization Reports 2005-2010.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-12
Bicycle System – Residents in the subarea have difficult choices to make when biking: (1)
share the road with fast moving traffic along the major arterials; (2) share the sidewalk
with pedestrians and numerous curb-cuts along those same major arterials; and/or (3)
attempt to find connections along the local streets adding trip time. Unfortunately,
existing bicycle facilities within the boundaries of the subarea are limited to the SW 344th
Street bike lane/wide shoulder ending at the road terminus at 18th Avenue SW.
The city is in the process of updating the citywide Bicycle and Pedestrian Plan, which
includes proposals for new facilities within the subarea, such as bicycle boulevards,
paved trails, enhanced shared sidewalks, and additional lane marking.
Pedestrian System – Sidewalks in the subarea are limited to arterials, collectors, and recent
residential subdivisions. And while sidewalks are provided on major thoroughfares,
several segments are substandard with regard to width and Americans with Disabilities
(ADA) standards.
Most of the residential subdivisions developed prior
to the city’s incorporation do not have segregated
pedestrian amenities and do not have a history of
pedestrian related collisions. Pedestrian collisions
have been prevalent in the commercial district area.
Since 2000, 27 pedestrian accidents have occurred
in and around the 21st Avenue SW and SW 336th
Street/SW Campus Drive intersection. To address
safety issues, the city has constructed mid-block
flashing beacon crossings approaching the arterial
intersection and will implement additional safety
improvements as part of the intersection’s upcoming
capital improvement project.
The city’s proposed update to the Bicycle and Pedestrian Plan includes sidewalks in
portions of the Village Park, Village Green, and Alder Grove subdivisions. Additional
pedestrian improvements will occur with street improvement projects, commercial
development, and subdivisions.
This residential subdivision was developed prior to current pedestrian
requirements.
Mid-block crossing on 21st Avenue SW
near Fred Meyer.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-13
12.3 VISION
At the end of the 20-year comprehensive planning horizon, the subarea’s commercial
area will be a neighborhood scaled commerce center for residents in the western portion
of the city. The redevelopment of the Twin Lakes Commercial District will contain
improvements that are unique, attractive, viable, accessible, safe, and prosperous.
Improved connections from adjacent residential neighborhoods will lead to a center that
is redeveloped with mixed use buildings designed with the guidance of an illustrative
form based zoning ordinance developed by a diverse group of stakeholders. This “Form-
Based Code” approach to community design will ensure development in the subarea
provides amenities that are attainable and desired locally.
The Twin Lakes Commercial District is an area that was designed primarily for
automobiles with little regard for other modes of travel. Redeveloped properties will
provide safe delineated connections for pedestrians to stores, offices, and housing. This
plan is not intended to replace automobile travel or capacity, but to ensure facilities that
accommodate walking, bicycling, skateboarding, roller-skating, and other future non-
motorized travel not yet contemplated are considered.
This vision can only be accomplished via partnerships between the city, community,
business, and commercial property owners. The community has recognized through the
planning process that the neighborhood needs a sense of identity and an updated
commercial core. Next steps should include the adoption of a model Form-Based Code
that will provide a clear image of a desired outcome.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-14
12.4 GOALS & POLICIES
The goals and policies chapter provides a flexible framework for implementation of the
plan. Goals articulate a vision of the community’s needs and desires while policies
provide implementation strategies for meeting the vision. These statements will provide
guidance for future zoning code revisions and capital improvements.
Building and Site Design
Goals
TLSAG1 Create an environment that is conducive to increasing foot traffic, supporting
diversified economic development, and providing a safe, visually interesting
and vibrant experience for visitors and residents of the subarea.
TLSAG2 Focus on fostering community support and resources; increasing the
economic, environmental, and social well-being of the subarea to accomplish
goals related to building and site character.
TLSAG3 Ensure that the regulatory environment (e.g., zoning regulations) continues
to encourage a diversified mix of land uses, so as to create complementary
activities and services in the subarea that meet the needs of residents and
business owners – as well as contribute to overall community well-being.
Policies
TLSAP1 Promote building design that encourages opportunity and choice for a range
of complementary business sizes and types.
Utilize and implement tools with a special focus on encouraging the
feasibility of mixed use commercial space for small businesses combined
with housing uses, such as live/work units or flexible work spaces in
mixed-use zones. These tools could include creating incentives for
developers to develop buildings using a target Floor Area Ratio (FAR).
Encourage new infill development in the existing commercial center by
allowing building heights that could make new housing, retail, and work
space types feasible in the area around the intersection of SW 336th Street
and 21st Avenue SW.
TLSAP2 As a component of an overall economic/market analysis for the subarea,
consider the feasibility of providing a limited amount of lower-cost space for
business start-ups, artist space, or community organizations.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-15
TLSAP3 Promote flexibility in new development (including building heights) to
advance community design priorities.
TLSAP4 Explore the use of zoning incentives to encourage developers and property
owners to create amenities in exchange for flexibility with certain zoning
requirements.
TLSAP5 Encourage private improvements that accommodate multiple types of users –
especially children, youth, and seniors.
TLSAP6 Create guidelines for attractive building design based on local preferences.
Consider conducting a community design charrette to engage interested
stakeholders and create a specific vision based on clear illustrations of
local design and character priorities.
TLSAP7 Encourage development of sustainable buildings and site design.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-16
Support opportunities for site
improvements that utilize best
practice standards such as
Sustainable Sites, Built Green, or
LEED.
Promote the use of Low Impact
Development (LID), green-roofs,
and rooftop gardens for existing
properties and new development/
redevelopment. Such
improvements can improve the
look and feel of the pedestrian
environment and encourage more
physical activity.
TLSAP8 Improve safety and access of buildings and surrounding site area.
Use existing CPTED principles to specifically identify and address safety
issues in the subarea.
Place a special emphasis on building entries, as well as rear/service areas
of buildings, with regard to external lighting, and in accordance with
existing design guidelines set forth by the city.
Access points and driveways for neighborhood retail, including grocery
stores, should accommodate the safe and efficient movement of pedestrians
and bicycles throughout parking areas and the site area in general.
Promote visual access to the street from ground floor retail uses and to
pedestrian entrances and pedestrian-level display windows in order to
promote “eyes on the street.”
TLSAP9 Promote the development of gathering spaces, with special attention to
outdoor areas.
Promote outdoor patios or plazas adjacent to and/or accessible from
pedestrian rights-of-way in new development or redevelopment. Also, work
actively with current commercial property owners to encourage
implementation of building/pedestrian orientation and landscaping elements
of the community design guidelines within existing developments.
Promote gathering areas, site improvements, and placemaking projects
that can actively utilize community resources to create these spaces. For
example: benches, pocket parks/plazas integrated into the landscape and
built environment, bus shelters, or community-based “intersection
repair” projects.
Natural drainage strategies can effectively manage
stormwater while providing attractive vegetation and
pedestrian buffers.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-17
Identify areas of opportunity for outdoor patios and other similar types of
spaces that could be complementary to new or existing businesses—for
example, restaurants, cafes, or grocery stores—and enhance the public
realm.
CPTED and placemaking principles applied to a conceptual transit-oriented
development: 1)Adequate street lighting creates a feeling of safety, security, and
territoriality; 2) An enjoyable walking environment with large planters serving as a
buffer to traffic provide opportunities for walking and an activity; 3) Clear visual
access to storefronts and reduced setbacks for retail uses allow for more “eyes on
the street”; 4) Benches and street plantings can enhance transportation corridors
and provide for a more enjoyable and secure pedestrian realm.
Economic Development & Redevelopment
Goals
TLSAG4 Create strategies for developing new businesses using existing assets, and
promote land use strategies that provide opportunities for entrepreneurship
and focus on retaining local businesses.
TLSAG5 Ensure that future economic development plays a leading role in fostering a
healthy, active community.
TLSAG6 Create economic benefits from providing safe opportunities for multiple
modes of transportation to access local businesses.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-18
Policies
TLSAP10 Promote and support community based, small-scale businesses.
Consider an economic/market study for the subarea detailing needs and
viability for new retail and housing.
Encourage the creation of a community development corporation, local
business association, or business improvement district to help advance
community economic development goals.
Work with the local Americorps office to help organize and build
upon community volunteer assets.
Partner with South Sound Regional Business Incubator on outreach to
local businesses. Assist in tailoring business development/retention
workshops to meet the community’s needs
Encourage future development that will include retail space appropriately
scaled for small businesses and promote more affordable space for start-
up businesses.
TLSAP11 Create a sense of place through branding an identity, creating a gateway, and
integrating art into the landscape.
Public art should be encouraged throughout the subarea. Where possible,
art should serve a function that relates to a public health benefit.
Examples of appropriate public art could include streetscape
improvement, such as benches or sidewalk treatment that improves the
usability and attractiveness of the public realm. Art can be incorporated
into many aspects of the built environment, including seating, lighting,
paving, wayfinding, and signage.
Coordinate with local community gardens to grow appropriate plants
for hanging baskets.
Street and pedestrian lighting should be of similar character
throughout the business center.
Identify one or two arterial roads to establish a gateway into the subarea.
The approach from the east along SW Campus Drive could serve this
purpose.
Develop a neighborhood website, possibly as part of “Engage Federal
Way,” that features a local business directory and profiles locally owned
businesses.
TLSAP12 Consider developing wayfinding specifically targeted towards multiple
modes of travel.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-19
Highlight community assets such as the Weyerhaeuser/King County
Aquatic Center, farmers market, community gardens and Saghalie Park/
Saghalie Middle School, for example.
TLSAP13 Utilize zoning and other regulatory tools to allow for more creativity and
input on building and site design, and to promote healthy, active living.
Convene stakeholders—such as builders, developers, and real estate
professionals—to help determine appropriate types of incentives.
Consider the use of form-based codes as a tool to help explicitly illustrate
how building and site design can improve the built environment.
Encourage improvements with a clear link to public health benefits, such
as open space, rooftop gardens, and trail connections.
Streetscape improvements such as banners and hanging flowers, can help enhance neighborhood
identity, as well as improve the pedestrian environment.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-20
TLSAP14 Encourage land use strategies that promote attractive housing, convenient
access to retail, and opportunities for employment/self-employment for
residents of the subarea.
Encourage mixed-use development, particularly around the intersection
and neighborhood retail area of SW 336th Street and 21st Avenue SW, to
promote opportunities to live and work in the same community, as well
as to promote opportunities for entrepreneurial growth.
Explore feasibility of mixed-used development within existing
Neighborhood Business (BN) zoning and ways to improve feasibility of
mixed use development.
TLSAP15 Improve economic vitality by providing options for access to business areas
via multiple transportation modes.
Improve connections between the subarea and major community
amenities such as the Weyerhaeuser/King County Aquatic Center. For
example, this could be accomplished by providing improvements to
signage, creating a branding strategy for the subarea, or by focusing
bicycle and pedestrian infrastructure improvements on corridors that
connect the subarea to major community amenities.
Incorporate pedestrian-oriented planning principles from Federal Way
Community Design Guidelines to encourage foot traffic.
TLSAP16 Focus on improving safety for neighborhood residents.
Use Crime Prevention through Environmental Design (CPTED)
principles and techniques to specifically identify/ address safety issues in
the subarea and identify specific potential areas of concern, along with
suggested improvements. This should include a special focus on safety
along pedestrian and bicycle routes.
TLSAP17 Create opportunities for nightlife activities.
Consider a seasonal “night market”
that could be complementary to
community events such as a
farmers market, festivals, or
performances showcasing local
talent, or opportunities to
showcase/promote local business.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-21
Bicycle and Pedestrian Mobility
Goals
TLSAG7 Enhance community livability, health, and transportation in the subarea by
providing a connected system of pedestrian and bicycle ways that is
integrated into the citywide and coordinated regional networks.
TLSAG8 Develop a pedestrian and bicycle network accessible to all residents of the
subarea.
TLSAG9 Ensure that the pedestrian and bicycle system is safe and functional for all
users.
TLSAG10 Create efficient and convenient methods for pedestrians and bicyclists to
travel to the places where they live, shop, work, and play.
TLSAG11 Foster a community culture supportive of walking and bicycling as important
modes of transportation and recreation.
TLSAG12 Improve the bicycle and walking environment through enhanced traffic
operations and maintenance.
Policies
TLSAP18 Improve bicycle and pedestrian infrastructure and connectivity.
Improve pedestrian and bicycle infrastructure connectivity and identify
the walking and bicycling network within the subarea.
Build new roadways that accommodate pedestrian and bicycle facilities
and retrofit older roadways to complete the
system.
Complete missing links in pedestrian and
bicycle infrastructure on existing street
networks as a priority measure.
Improve connections to transit— especially
the Twin Lakes Park and Ride—for
pedestrians and bicyclists.
Develop a bicycle network connected to other
neighborhood business centers within Federal
Way, the Federal Way downtown, parks,
trails, schools, recreation areas, and neighboring urban areas that
supports a diversity of cycling abilities and interests.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-22
Develop “connector trails” to link destinations and facilities not easily
accessible on the existing street network, and coordinate pathway
projects with parks and open space agencies.
When appropriate, require implementation of pedestrian and bicycle
facilities as part of new development.
Monitor bicycle and pedestrian facilities to ensure that safety is not being
degraded over time.
The form, density, and design of new commercial and business centers
should support pedestrian and bicycle trip-making. Where possible,
opportunities to enhance existing development to accomplish this end
should be implemented as part of substantial redevelopment projects.
Update pedestrian and bicycle facilities where appropriate to incorporate
best practices.
Manage traffic control systems to better facilitate bicycle and walking
travel along strategic corridors.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-23
TLSAP19 Promote safe and convenient non-motorized transportation.
Ensure high-quality, flexible, and secure bicycle parking throughout the
subarea.
Provide wayfinding tools for pedestrians and bicyclists that encourage
safety and promote use of non-motorized transportation modes.
Improve facility safety through design, operations, maintenance, and
education.
TLSAP20 Focus on outreach and education to help promote safety and accessibility.
Conduct outreach and education to increase safety and awareness for
pedestrians, bicyclists, and motorists. Provide easily accessible
information about the pedestrian and bicycle system.
Ensure that pedestrian and bicycle facilities are accessible to everyone in
the community.
Apply traffic-calming techniques, where feasible, to address safety issues
associated with vehicle speeds and volumes.
Develop programs that provide the option of shifting from driving to
walking and biking for short trips within the city.
TLSAP21 Support capacity-building for community activities focused on healthy,
active living.
Support creative local walking and biking events.
Encourage walking and biking to community events.
Actively engage local walking and biking organizations to create
opportunities to support bicycling and pedestrian safety and strengthen
local capacity.
Healthy Eating and Food Access
Goals
TLSAG13 Encourage existing businesses to provide healthy food options and improve
access to healthier food choices.
TLSAG14 Empower the community to grow food.
TLSAG15 Expand opportunities to grow, market, distribute, and consume locally
grown food.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-24
Policies
TLSAP22 Work with multiple stakeholders to increase the number of community
gardens.
Facilitate temporary, interim, or joint-use agreements for potential sites
for farmers markets, community gardens, or urban agriculture, such as on
Saghalie Middle School or Saghalie Park property; consider offering use
of sites on city property at no or minimal cost.
Encourage the development of community gardens and urban agriculture
in priority areas such as the Westway neighborhood.
Look for opportunities to develop P-patch gardens in close proximity to
multi-family housing surrounding the intersection of SW 336th Street and
21st Avenue SW.
Assist with facilitation of community design charrettes for future
community gardens to help build a feeling of community investment.
Coordinate with Federal Way Community Gardens Foundation to
develop a “how to” manual for establishing community gardens.
TLSAP23 Promote urban agriculture as an income generator.
Consider the development of a market garden near the Westway
neighborhood. Include a year-round fruit & vegetable stand that sells
produce from the garden and local farmers.
Consider enacting a code provision that reflects and supports
Washington State’s cottage food laws: SB 5748. This would allow
residents to use their home kitchen to produce permitted sellable food
items.
TLSAP24 Compost food waste for soil.
Encourage a composting relationship between restaurants and
community gardens.
Assist community gardens with finding resources to construct
composting infrastructure and host workshops.
Encourage Saghalie Middle School to provide their students with hands-
on composting opportunities. This can be coordinated with science
courses to create a “living laboratory” for small-scale agriculture.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-25
Community gardens can help promote community-building,
neighborhood character, and a sense of ownership among residents.
TLSAP25 Pursue opportunities to grow food on vacant land with no current use or with
low-intensity uses.
Conduct and maintain an inventory of public and private vacant land.
Communicate these potential land opportunities to community garden
groups or farmers markets.
Work with the Bonneville Power Administration (BPA) and community
organizations to utilize land along the BPA right-of-way for food
production.
TLSAP26 Support land use strategies that support food retail opportunities for local
rural and urban growers.
Assist Federal Way Farmers Market with securing a space for a weekday
market in the subarea.
Engage private property owners, near the intersection of SW 336th Street
and 21st Avenue SW, such as the owners of the former Albertson’s store
and parking lot, and explore opportunities to host a farmers market or
allow mobile vending opportunities for healthy foods.
Look at the feasibility of using public land near the intersection of SW
336th Street and 21st Avenue SW for a farmers market.
Consider the operation of a seasonal night market coordinated with other
community events, such as festivals or performances.
TLSAP27 Improve farmers market feasibility.
Provide public space for little or no cost where possible and permitted.
Where such uses are not currently permitted, consider appropriate
opportunities to allow farmers markets as a permitted use.
Provide wayfinding along routes leading to the farmers market.
TLSAP28 Facilitate partnerships between food growers and local markets.
FWCP – Chapter Twelve, Twin Lakes Commercial District Subarea Plan
2012 XII-26
Identify priority areas for fruit/vegetable stands and work with
stakeholders to create opportunities to grow and sell food. Priority areas
could include Saghalie Middle School and the community of Westway.
TLSAP29 Create community security with community gardens and think strategically
about preventing vandalism.
Partner with community organizations (AmeriCorps volunteers) to
develop events, such as “garden days,” that aim to bring the community
together and build community investment in the gardens.
Utilize Crime Prevention Through Environmental Design (CPTED)
based principles to deter vandals.
Involve community members to create a sign for the garden.
Use short picket-style fences to keep out pets and to clearly display the
border of the garden. Use passive strategies, such as growing thorny
plants along the fence (e.g. raspberries or roses).
Create a sheltered area where people can spend time to enjoy the garden
and to keep the space in active use.
Involve neighborhood children in garden maintenance—the
neighborhood will be more invested if children use the space.
Plant a donation or “vandal's garden” near the entrance. Place a sign that
invites passers-by to take food to help demonstrate community goodwill.
Demonstrate “ownership of place”; maintain active use of the garden to
demonstrate that community members are using the space.
TLSAP30 Create economic opportunities for alternative food distribution models.
Work with Fred Meyer, Albertsons, or Safeway property owners to
establish a mobile food cart zone, or include mobile food vending
provisions in the Zoning and Development Code to increase food options
for employees near employment centers, transit-oriented development,
and low-access areas.
Mobile food vendors can create more options for healthy food retail,
enhance neighborhood vitality, and provide new business development
opportunities for neighborhood residents.