Final_Chapter_2CHAPTER TWO
LAND USE
2.0 INTRODUCTION ___________________________________________ 1
2.1 POLICY BACKGROUND ____________________________________ 1
Growth Management Act ________________________________________ 2
VISION 2040 ___________________________________________________ 3
Countywide Planning Policies ___________________________________ 3
2.2 THE LAND USE CONCEPT __________________________________ 4
2.3 PROJECTED GROWTH & DEVELOPMENT CAPACITY ________ 7
Projected Growth _______________________________________________ 7
Development Capacity and Targets _______________________________ 7
2.4 URBAN DESIGN AND FORM ________________________________ 8
2.5 DEVELOPMENT REVIEW PROCESS _________________________ 8
2.6 CITYWIDE POLICIES _______________________________________ 9
2.7 LAND USE DESIGNATIONS ________________________________ 10
Residential Areas ______________________________________________ 10
Commercial Designations ______________________________________ 12
Office ________________________________________________________ 16
City Center ___________________________________________________ 17
2.8 HEALTHY FOOD ACCESS: URBAN AGRICULTURE __________ 18
Purpose ______________________________________________________ 18
2.9 ESSENTIAL PUBLIC FACILITIES ___________________________ 20
2.10 PHASING _________________________________________________ 20
2.11 INCENTIVES ______________________________________________ 21
2.12 HISTORIC RESOURCES ___________________________________ 21
2.13 IMPLEMENTATION _______________________________________ 22
Subarea Plans _________________________________________________ 22
Incentives ____________________________________________________ 22
Capital Facility Investment _____________________________________ 23
Maps
Map II-1 – Comprehensive Plan Designations
Map II-2 – Zoning Designations
Map II-3 – Generalized Existing Land Use
FWCP – Chapter Two, Land Use
Revised 2015 II-1
2.0 INTRODUCTION
The Land Use chapter serves as the foundation of the Federal Way Comprehensive Plan
(FWCP) by providing a framework for Federal Way’s future development and by setting
forth policy direction for Federal Way’s current and future land uses.
Development of land, according to adopted policies and land use designations discussed
in this chapter, should result in an appropriate balance of services, employment, and
housing. The land use policies are supplemented by a Comprehensive Plan Designations
Map (Map II-1) and Zoning Map (Map II-2) that provide a visual illustration of the
proposed physical distribution and location of various land uses. This map allocates a
supply of land for such uses as retail services, employment, parks, open space, and
housing to meet future demand.
2.1 POLICY BACKGROUND
The City’s comprehensive plan is required to be consistent with the Growth Management
Act (GMA), Puget Sound Regional Council goals and policies of Vision 2040, and the
King County Countywide Planning Policies (CWPPs). VISION 2040 and the CWPPs, both
required by the GMA, provide a regional framework to achieve the goals of the GMA.
Policies contained in the comprehensive plan have been prepared to implement the GMA,
VISION 2040, and the CWPPs as they apply to the City. By implementing the following
goals, in addition to many others, the Land Use Chapter is consistent with GMA,
VISION 2040, and the CWPP’s direction:
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Creating a City Center as an area of concentrated employment and housing, served
by high capacity transit, public facilities, parks, and open space.
Limiting growth outside the City Center to areas that are already urbanized.
Encouraging in-fill development.
Protecting environmentally sensitive areas.
Growth Management Act
The GMA states that, “…a lack of common goals expressing the public’s interest in
conservation and the wise use of our lands pose a threat to the environment, sustainable
economic development, and the health, safety and high quality of life enjoyed by
residents of this state” (RCW 36.70A.010). The GMA provides a framework for content
and adoption of local comprehensive plans. The GMA provides 13 goals to be, “…used
exclusively for the purpose of guiding development of comprehensive plans and
development regulations.” A number of the GMA goals pertain to land use. They are as
follows:
Urban Growth – Encourage development in urban areas where adequate public
facilities and services exist or can be provided in an efficient manner.
Reduce Sprawl – Reduce the inappropriate conversion of undeveloped land into
sprawling, low-density development.
Housing – Encourage the availability of affordable housing to all economic segments
of the population of the state, promote a variety of residential densities and housing
types, and encourage preservation of existing housing stock.
Open Space and Recreation – Retain open space, enhance recreational opportunities,
conserve fish and wildlife habitat, increase access to natural resource lands and
water, and develop parks and recreational facilities.
Environment – Protect the environment and enhance the state’s high quality of life,
including air and water quality and the availability of water.
Public Facilities and Services – Ensure that those public facilities and services
necessary to support development shall be adequate to serve the development at the
time the development is available for occupancy and use without decreasing current
service levels below locally established minimum standards.
Historic Preservation – Identify and encourage the preservation of lands, sites, and
structures that have historical or archaeological significance.
Property Rights – Private property shall not be taken for public use without just
compensation having been made. The property rights of landowners shall be
protected from arbitrary and discriminatory actions.
FWCP – Chapter Two, Land Use
Revised 2015 II-3
VISION 2040
VISION 2040 is the long-range growth management, economic, and transportation
strategy for the central Puget Sound region encompassing King, Kitsap, Pierce, and
Snohomish counties adopted by the Puget Sound Regional (PSRC) in 2008. VISION
2040’s Regional Growth Strategy is a preferred pattern for accommodating future
residential and employment growth. It is designed to minimize environmental impacts,
support economic prosperity, improve mobility, and make efficient use of existing
infrastructure.
The overarching goal of VISION 2040 related to land use is to focus growth within
already urbanized areas to create walkable, compact, and transit-oriented communities that
maintain unique local character. Centers will continue to be a focus of development. Rural
and natural resource lands will continue to be permanent and vital parts of the region.
Development patterns of the last half of the 20th century often separated people from jobs,
focused on accommodating the automobile, and altered critical ecosystems. Some of the
results have been sprawl development, increasing health concerns, overburdened
transportation and infrastructure systems, and increased pollution. The loss of land cover
and vegetation to impervious surfaces, including buildings and pavement, also contributes
to climate change—although not as significantly as the burning of fossil fuels. More
recently, steps have been taken once again to build communities that are walkable and
have a mix of uses, and that take advantage of materials and building techniques that have
less impact on the environment.
To further this goal VISION 2040 has allocated the majority of the region’s employment
and housing growth to Metropolitan Cities and Core Cities. The City of Federal Way is a
Core City. Therefore, an important connection between VISION 2040 policies and the
City’s land use policies is development of a regional growth center (Urban Center),
referred to as the City Center Core in the FWCP. Designated centers are intended to attract
residents and businesses because of their proximity to services and jobs, a variety of
housing types, access to regional amenities, mass transit service, and other advantages.
Centers are recognized for their benefits in creating compact, walkable communities that
support transit and other services. Housing and jobs should be located in a manner that
provides for easy mobility and accessibility.
Countywide Planning Policies
The 2012 CWPPs address changes to the GMA since its initial adoption in 1990 and
reflect the regional direction established in VISION 2040. CWPPs provide a framework
for both the county and its respective cities. Adherence to these policies ensures that plans
within the county are consistent with one another. These policies address such issues as
the designation of urban growth areas, land use, affordable housing, provision of urban
services for future development, transportation, and contiguous and orderly development.
The overarching goal related to development patterns in the CWPPs is that growth in
King County occurs in a compact, centers‐focused pattern that uses land and
infrastructure efficiently and that protects rural and resource lands. It goes on to say that
consistent with the GMA and VISION 2040; urban lands are intended to be the focus of
FWCP – Chapter Two, Land Use
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future growth that is compact, includes a mix of uses, and is well‐served by public
infrastructure. Urban lands also include a network of open spaces where ongoing
maintenance is a local as well as a regional concern.
2.2 THE LAND USE CONCEPT
Federal Way’s existing land use pattern (the physical location of uses) exists as a result of
development administered by King County until 1990 and subsequent development under
Federal Way’s jurisdiction. As shown in Map II-3 (Generalized Existing Land Use) and
Figure II-1 (Percent Gross Land Area by Existing Land Use), in December 2012,
approximately 35 percent of Federal Way’s gross land area was developed as single-
family development, 8 percent as multiple-family development, and 11 percent for office,
commercial, and industrial uses. Updates to the FWCP will not substantially modify this
land use pattern.
Figure II-1
Source: December 2012 City of Federal Way GIS Land Use Layer
Commercial
5% Drainage
1%
Industrial
2%
Institutional
5%
Multi-
Family
8% Office
4%
Open Space
7%
Park
4%
Recreation
1%
Religious
Services
1%
Senior Housing
0%
Single Family
35% Surface Water
3%
Utilities
17%
Vacant
7%
Percent Gross Land Area by Existing Land Use
Commercial
Drainage
Industrial
Institutional
Multi-Family
Office
Open Space
Park
Recreation
Religious
Services
Senior Housing
Single Family
Surface Water
Utilities
Vacant
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What will change is how various pieces of the land use pattern interact to achieve common
land use goals. Figure II-2 depicts the land use concept. The land use concept is intended to
facilitate the following:
Transformation of the retail core into an intensely developed City Center
that is the focus of civic activity which provides a sustainable balance of
jobs and housing;
Preservation and enhancement of existing residential neighborhoods;
A network of parks, trails, open space areas and urban agricultural sites;
Healthy and active lifestyle opportunities for all residents.
Diversification of the City’s employment base by creating opportunities
for employment growth;
New retail and service employment opportunities around the I-5/South
320th and I-5/SR 18 interchanges.
New opportunities for residential development near transit centers;
Convenient residentially scaled shopping for residential neighborhoods;
Housing in the City’s mixed-use commercial areas close to shopping and
employment;
Redevelopment of “strip commercial” areas along major arterials into
attractive, mixed-use corridors served by auto and transit;
Well-designed commercial and office developments;
Preservation of environmentally sensitive areas; and
Accommodation of adopted growth targets for households and jobs and
PSRC growth projections.
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Figure II-2
The Concept Plan Diagram
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2.3 PROJECTED GROWTH & DEVELOPMENT
CAPACITY
Projected Growth
According to the 2010 U.S. Census, 89,306 people called Federal Way home. As of April
2014, the population had grown to 90,147 (based on the Washington State Office of
Financial Management [OFM] population estimates).
Figure II-3
Population Projection, Federal Way
Source: U.S. Census and Washington State of Financial Management
Between incorporation in 1990 and April 2014, the City grew at an average rate of 1.39
percent per year. In 2014, Federal Way was the tenth largest city in the state and the fifth
largest in King County. Based on PSRC’s projections, the population in 2031 is estimated
to be 104,306 based on an average increase of 0.92 percent per year. By 2035, they
estimate that the city population will be 107,057, which would equate to an average
growth of 0.65 percent per year.
Development Capacity and Targets
The 1977 Buildable Lands amendment to the GMA required six Washington counties and
the cities within them to measure their land supply (in acres) and land capacity (in
housing units and jobs). The intent is to ensure that these counties and cities have
sufficient capacity, realistically measured, to accommodate forecasted growth.
0
20000
40000
60000
80000
100000
120000
1980 1990 2000 2010 2020 2030 2040
Population
Population
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For the City of Federal Way, the adopted 2006-2031 targets are 8,100 new residential
units and 12,300 new jobs. From 2006 to 2012, the City gained new housing units at a
slower pace than preceding years. The City gained about 600 housing units by 2012.
There is a remaining growth target of 7,500 housing units for 2031 and based on existing
zoning, we have total capacity for 8,443 new housing units. Two-thirds of the City’s
residential capacity is in the mixed-use zones, including the City Center.
Between 2006 and 2012, the City experienced a slight job loss, like many South King
County cities. The PSRC Covered Employment Data estimates that the City lost 628 jobs
during that period. The loss occurred especially in commercial jobs; there was a very
slight gain in industrial jobs during that period. However, we are starting to see an
increase in job creation starting in 2013. Based on existing zoning, we have total capacity
for more than 17,000 additional jobs, primarily in the mixed-use zones, including the City
Center. Therefore, we have adequate capacity to accommodate the 12,300 new job target.
2.4 URBAN DESIGN AND FORM
In addition to guiding development, the Land Use chapter also guides the quality and
character of the City’s future development pattern through goals and policies related to
the form, function, and appearance of the built environment. These goals and policies,
related to quality development, serve and will continue to serve as a basis from which to
develop appropriate implementation measures. Design guidelines, adopted in 1996, 1999,
and 2003 are used as an integral component of the development review process. Design
guidelines address location and type of pedestrian amenities and public spaces; pedestrian
and vehicle circulation; building setbacks, orientation, form, and scale; landscaping; and
mixed-use commercial/residential design.
Goal
LUG1 Create an attractive, welcoming and functional built environment.
Policies
LUP1 Use development standards and design guidelines to maintain neighborhood
character and ensure compatibility with surrounding uses.
LUP2 Use zoning regulations to achieve a greater range of housing options in multi-
family designations.
LUP3 Use design guidelines and performance standards to create attractive and desirable
commercial, office and commercial/residential mixed-use developments.
2.5 DEVELOPMENT REVIEW PROCESS
The Land Use chapter provides the policy foundation for implementing zoning and
development regulations. In developing policy concerning future land use regulations, or
revisions to existing regulations, every effort has been made to instill certainty and
efficiency in the development process.
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Goal
LUG2 Develop an efficient and timely development review process based on a public/
private partnership.
Policies
LUP4 Maximize efficiency of the development review process.
LUP5 Assist developers with proposals by continuing to offer preapplication
meetings in order to produce projects that will be reviewed efficiently.
LUP6 Conduct regular reviews of development regulations to determine how to
improve upon the permit review process.
LUP7 Integrate and coordinate construction of public infrastructure with private
development to minimize costs wherever possible.
2.6 CITYWIDE POLICIES
Citywide policies apply to all FWCP designations. These general policies are intended to
maintain the quality of the living and working environment and ensure that the interests,
economy, and welfare of the community are considered.
Policies
LUP 8 Designate and zone land to provide for Federal Way’s share of regionally
adopted demand forecasts for residential, commercial, and industrial uses for
the next 20 years.
LUP 9 Support a diverse community comprised of neighborhoods that provide a
range of housing options; a vibrant City Center; well designed and
functioning mixed-use, commercial and office areas; and distinctive
neighborhood retail areas.
LUP 10 Support the continuation of a strong residential community.
LUP 11 Evaluate household and employment forecasts on a periodic basis to ensure
that land use policies based on previous assumptions are current.
LUP 12 Distribute park, urban agricultural sites, and recreational opportunities
equitably throughout the City.
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2.7 LAND USE DESIGNATIONS
The land use designations in the FWCP recognize the relationships between broad patterns
of land uses. The designations set forth locational criteria for each specific class of uses
consistent with the long-term objectives of the FWCP. These designations provide the
purpose and intent for specific zoning districts. The location of comprehensive plan land
use designations are shown on the Comprehensive Plan Designations Map (Map II-1).
Residential Areas
Single Family
Federal Way is known for its quality single-family neighborhoods. This section contains
goals and policies that will shape future development and protect or improve the
character and livability of established neighborhoods.
The demand for and development of single-family housing is expected to continue for the
foreseeable future. Single-family development will occur as in-fill development of vacant
lots scattered throughout existing neighborhoods and as subdivisions on vacant tracts of
land.
Single Family Low Density
The Single Family Low Density designation continues the historic application of low
density zoning (Suburban Estates, one unit per five acres) in order to retain larger urban
lots. This designation is appropriate on or near critical areas, in areas lacking urban level
services and infrastructure, and to retain areas that have unique area-wide circumstance.
There are two notable locations: Spring Valley, located in the southern portion of the
City; and along Puget Sound near Dumas Bay in the vicinity of Camp Kilworth and the
Palisades Retreat property.
Moreover, the application of low density zoning is appropriate as a buffer between
adjacent land use designations of higher densities. Upon provision of urban services, such
as water and sewer, an increase in density may be warranted.
Single Family Medium Density
The Single Family Medium Density designation creates urban lots with a density range of
one to three dwelling units per acre to avoid developing on or near environmentally
sensitive areas or areas that lack urban infrastructure. The Single Family Medium Density
designation can be found along the Puget Sound shoreline and south of South 356th Street,
both east and west of SR 99. Lot sizes of 35,000 and 15,000 square feet provide for a
transition in density between land designated as Single Family High Density Residential
and Single Family Low Density Residential. Upon provision of urban services, such as
water and sewer, an increase in density may be warranted.
The relatively large lot sizes along the Puget Sound shoreline areas are appropriate due to
geological features, including steep slopes and landslide hazards commonly associated
with marine bluffs. This area of lower density zoning occurs on both the east and west
sides of 1st Avenue South, south of South 356th Street. However, there are major
environmental and ownership differences between the two areas. The area east of 1st
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Avenue South is characterized by the Hylebos Wetlands and associated streams. In
addition, there are many parcels that are either publicly owned or are intended as wetland
mitigation for development elsewhere in the drainage basin. Therefore, based on the
relative absence of environmental constraints and the future availability of public services
in the area west of 1st Avenue South, an increase in density may be warranted.
Single Family High Density
A majority of the single-family residential land in the City is designated as Single Family
High Density, which is equivalent to RS 9.6 (one unit per 9,600 square feet), RS 7.2 (one
unit per 7,200 square feet), and RS 5.0 (one unit per 5,000 square feet) zoning districts
respectively, and provide for a range of housing densities. Single Family High Density
residential designations are located within close and convenient proximity to
neighborhood business centers, areas of existing or future employment, transit, and
existing urban infrastructure and services. Future Single Family High Density
development should have good access to collector and arterial streets.
Goals
LUG3 Preserve and protect Federal Way’s single-family neighborhoods.
LUG3.1 Provide a wide range of housing densities and types in the single-family
designated areas.
Policies
LUP 13 Maintain and protect the character of existing single-family neighborhoods
through strict enforcement of the City’s land use regulations.
LUP 14 Protect residential areas from impacts of adjacent non-residential uses.
LUP 15 Revise existing land use regulations to provide for innovation and flexibility
in the design of new single-family developments and in-fill.
LUP 16 Encourage the development of transportation routes and facilities to serve
single-family neighborhoods. Special attention should be given to pedestrian
circulation.
LUP 17 Encourage the development of parks and the preservation of open space in and
adjacent to residential areas to provide adequate recreational opportunities and
preserve the natural setting of Federal Way.
LUP 18 Continue to consider special development techniques (e.g., lot size averaging,
cottage housing, accessory dwelling units, townhomes, duplexes, and planned
unit developments) in single-family areas provided they result in residential
development consistent with the quality and character of existing neighborhoods.
LUP 19 Preserve site characteristics that enhance residential development (trees,
water-courses, vistas, and similar features) using site planning techniques
such as clustering, planned unit developments, and lot size averaging.
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Multi-Family
The multi-family residential land use designation represents an opportunity to provide a
range of housing types to accommodate anticipated residential growth. The increase in
population, aging population, increasing diversity, decline in average family size, and
high cost of single-family homes have created heavy demand for new housing types. The
Land Use chapter encourages the development of housing types, such as duplexes,
townhouses, senior housing, quality apartment units and condominiums in existing multi-
family areas and within mixed-use development in commercial areas.
During the 1980s, the City’s landscape changed, as a number of large apartment complexes
were constructed. These apartments, often built without regard to scale or amenities,
created a general dissatisfaction with the appearance of multi-family development. In 1999,
the City amended its Community Design Guidelines to address the appearance and
character of multi- family dwelling units. Incentives for creating desired development such
as duplexes and townhouses should be considered.
Multi- Family uses in large part are in areas currently zoned for multi-family
development. Designations of 3600, 2400, and 1800 square feet per dwelling unit,
corresponding to densities of 12, 18, and 24 dwelling units per acre respectively, will
continue to be used. Opportunities for new development will occur through
redevelopment and build-out of remaining parcels. In May 2007, the City adopted
regulations governing zero lot-line townhouse development and small lot single-family
housing in the multiple-family zoning districts.
Goal
LUG4 Provide a wide range of housing types and densities commensurate with market
demand, adopted housing targets, and the community’s needs and preferences.
Policies
LUP 20 Allow and encourage a variety of multi-family housing types in designated
commercial areas, especially in the City Center Core and City Center Frame.
LUP 21 Support multi-family development with transportation and capital facilities
improvements.
LUP 22 Multi-family residential development should be designed to provide privacy
and common open space. Variations in facades and rooflines should be used
to add character and interest to multiple-family developments.
LUP 23 Encourage the establishment of street patterns and amenities that encourage
walking, bicycling, and transit use.
Commercial Designations
Existing commercial areas are predominantly auto-oriented and characterized by one-
story low intensity development. In the future, it is desired that these areas become more
intensively developed and pedestrian oriented, and in some designations, accommodate
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housing. Transforming existing areas into places where people want to live, shop, and
work requires changes. Commercial areas should contain street furniture, trees,
pedestrian shelters, well-marked crosswalks, and buildings oriented to and along the
street to provide interest and allow easy pedestrian access.
General Policies for Commercial, Office, and Commercial Enterprise
The following apply to all commercial, office, and commercial enterprise designations. In
some instances, specific goals and policies may follow a specific land use designation.
Policies
LUP 24 Provide employment and business opportunities by allocating adequate land
for commercial, office, and industrial development.
LUP 25 Encourage development of regional uses in the City Center.
LUP 26 Provide for a mix of commercial and residential uses in most commercial areas.
LUP 27 Use design and performance standards to integrate multi-family development
into commercial developments as commercial/ residential mixed-use
development. Performance standards should focus on scale, appearance, and
compatibility.
LUP 28 Use Community Design Guidelines to promote common open space, public
art, and plazas in commercial/residential mixed-use, and office developments.
LUP 29 Ensure compatibility between non-residential developments and residential
zones by regulating height, scale, setbacks, and buffers.
LUP 30 Use Community Design Guidelines to encourage quality design and pedestrian
and vehicle circulation in office, commercial, and industrial developments.
LUP 31 Use Community Design Guidelines to encourage commercial development to
locate along street edge (where deemed appropriate) to provide pedestrian
street access and interest. Provide pedestrian access between developments
and to transit stations.
LUP 32 Consider adopting Form-based codes as a tool to create a predictable public
realm and appropriate form and scale for new development and redevelopment.
LUP33 Identify and designate streets where on-street parking can be safely provided
without unduly slowing traffic flow or jeopardizing traffic safety.
LUP34 Provide developer incentives for inclusion of housing in commercial projects
at appropriate locations.
Commercial Enterprise
The Commercial Enterprise (CE) designation was developed from the former Business
Park (BP) designation, in order to meet changing market conditions, as indicated by City
market studies and by numerous rezone requests. The CE designation is primarily
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intended to capture the demand for a diverse mix of industrial, office, and retail sales and
services, arrayed in well integrated, high quality developments. Housing is not
contemplated for this designation.
The CE designation encompasses areas located generally south of South 339th Street, north
of South 359th Street, and west of the Interstate-5/SR-18 interchange. Presently, these
areas are characterized by bulk/big box retailers such as Costco and Home Depot;
“destination” retail/commercial centers such as Federal Way Crossings and Marketplace;
and light manufacturing and warehouse uses; whose convenient access to Interstate-5 and
Highway 18 provide a natural location for such development. The area also includes some
large undeveloped and underdeveloped parcels.
Goal
LUG5 Develop a quality commercial enterprise environment characterized by a
viable, vibrant, and attractive mix of commercial, retail, office, industrial, and
supportive uses and utilize locational and design criteria to ensure
compatibility between uses.
Policies
LUP35 Allow a broad range of commercial, retail, office, industrial, and supportive
uses to meet the needs of workers and consumers, in well integrated, well-
functioning, high quality developments.
LUP36 Require development to be compatible and well integrated into its surroundings
and adjacent zones through site and building design and development standards
that reduce or eliminate land use conflicts and nuisance impacts; ensure project
aesthetics; promote sharing of public facilities and services; and improve
vehicular and pedestrian traffic flow and safety, including access control and
off-street interconnectivity between adjoining properties where feasible.
LUP37 Allow general and specialty retail uses that serve the needs of people employed
or residing in the local area, as well as “destination” retail and wholesale
businesses that may serve a broader consumer base vis-à-vis the area’s
convenient access to Interstate 5 and Highway 18.
LUP 38 Do not allow heavy industrial uses on properties that adjoin residential zones.
Community Business
The Community Business designation encompasses two major retail/commercial areas
along the SR-99 corridor, including the segment generally between South 272nd Street
and South 312th Street, and the segment between South 324th Street and approximately
South 339th Street. Presently, these areas are characterized by a wide range of
development types and appearances, including older, single-story developments that
provide excellent redevelopment opportunities. This designation also includes the
property located at the northwest corner of 1st Avenue South and SW Campus Drive,
which is subject to a concomitant development agreement. In addition, there is a
Community Business designation on the southwestern corner of 1st Avenue South and
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SW Campus Drive. The Community Business designation may be appropriate in other
commercial nodes that have grown or are growing past the scale of the Neighborhood
Business designation.
The Community Business designation allows a broad mix of uses, including general,
specialty, and service retail; commercial; office; commercial/residential mixed-use; and
supportive uses. This designation envisions mid-rise (three to seven stories), high quality
developments containing a vibrant and compatible mix of well integrated and designed
pedestrian-oriented and auto-oriented uses.
Goal
LUG6 Transform Community Business areas into vital, attractive, areas with a mix of
uses that appeal to pedestrians, motorists, and residents, and enhance the
community’s image.
Policies
LUP 39 Encourage transformation of the Pacific Highway (SR-99) Community
Business corridors into quality retail/commercial mixed use areas, designed
to integrate auto, pedestrian, and transit circulation, and to improve traffic
flow and safety, including access control and off-street interconnectivity
between adjoining properties where feasible. Continue to utilize Community
Design Guidelines to ensure quality site and building design and functional
and aesthetic compatibility between uses. Integration of pedestrian amenities
and open space into retail and office development should also be encouraged.
LUP 40 Encourage a range of pedestrian-oriented retail, while continuing to
accommodate auto-oriented retail uses, and provide supportive uses to meet
the needs of residents and employees in the area.
Neighborhood Business
There are 14 various sized nodes of Neighborhood Business located throughout the City.
These nodes are areas that provide retail and/or services to adjacent residential areas. The
FWCP recognizes the importance of architectural and site design guidelines to provide
compatibility between neighborhood business areas and adjacent neighborhoods.
Neighborhood Business areas are intended to provide convenient goods (e.g., groceries
and hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and
neighborhood scale close to adjacent residential uses. Developments combining
residential and commercial uses provide a convenient living environment within these
nodes. In the future, attention should be given to design features that enhance the
appearance or function of these areas. Improvements may include sidewalks, open space
and street trees, and parking either on street or oriented away from the street edge. The
function of neighborhood business areas can also be enhanced by safe pedestrian, bicycle,
and transit connections to surrounding neighborhoods.
The need to address expansion or intensification may occur in the future depending on
population growth. Future neighborhood business locations should be carefully chosen
and sized to meet the needs of adjacent residential areas. Chapter 12 of the FWCP, “The
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Twin Lakes Commercial District Sub-Area Plan,” addresses the Neighborhood Business
zone centered on Campus Drive SW and SW 21st Avenue more specifically.
Goal
LUG7 Provide neighborhood and community scale retail centers for the City’s
neighborhoods.
Policies
LUP 41 Integrate retail developments into surrounding neighborhoods through
attention to quality design and function.
LUP 42 Encourage pedestrian and bicycle access to neighborhood shopping and
services.
LUP 43 Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate
compatibility with the neighborhood.
LUP 44 Retail and personal services should be encouraged to group together within
planned centers to allow for ease of pedestrian movement.
LUP 45 Neighborhood Business centers should consist of neighborhood scale retail
and personal services.
LUP 46 Encourage commercial/residential mixed-use development in Neighborhood
Business designations.
LUP 47 Support the provision of transit to Neighborhood Business areas.
LUP 48 In designating new or expanding existing Neighborhood Business centers,
the adjacent zoning and land use shall be carefully considered. New
Neighborhood Business centers are most appropriately located adjacent to
multi- family and high-density single-family residential areas.
Commercial Recreation
The Commercial Recreation designation acknowledges the unique recreational
opportunity associated with the Wild Waves property. Wild Waves is an indoor/outdoor
amusement facility most noted for its water park. A pre-annexation concomitant
development agreement has established the comprehensive plan designation and zoning
(Office Park-4) specifically for Wild Waves.
Office
Federal Way is well known for its quality office parks. Developments within the East and
West Campus areas embody good design and are representative of desired future office
park development. Office park development in West Campus has been complemented by
the Weyerhaeuser Corporate Headquarters in East Campus. In 2014, the Weyerhaeuser
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Company announced that they plan to relocate their headquarters to Seattle in 2016. The
City recognizes the opportunity presented by this large, well situated campus-like property.
The City will work with the seller, future owner(s), and the surrounding community to
realize the property’s potential, while maintaining compatibility with surrounding uses.
Professional Office
The Professional Office designation is intended to allow for well-designed small-scale
office development compatible with adjacent residential neighborhoods.
Office Park
The Office Park designation includes the conventional OP zone as well as the OP-1, 2, and
3 zones, which are located in East Campus and governed by a pre-annexation concomitant
development agreement between the City of Federal Way and the East Campus property
owner(s). The Office Park designation emphasizes high quality office development that
allows for a mix of office and compatible light manufacturing type activities. This
classification also permits a limited amount of retail and warehouse support services.
Corporate Park
The Corporate Park designation applies to the Weyerhaeuser Corporate Campus generally
located east of Interstate Highway 5. The property is a unique site, both in terms of its
development capacity and natural features. Development standards and conditions for the
Corporate Park designation are unique to Weyerhaeuser’s property and are outlined in a
pre-annexation concomitant development agreement between the City and the
Weyerhaeuser Company. The agreement governing the Corporate Park designation allows
for a wide variety of uses, including, but not limited to, corporate offices, parks, production
and light assembly of goods, conference center, warehousing and distribution, and forest
uses. Accessory uses such as banking and financial services, restaurants, retail, and
helistops are also allowed. This zoning presents unique opportunities for development. The
City will evaluate how the property can best be utilized going forward.
Goals
LUG8 Create office and corporate park development that is known regionally,
nationally, and internationally for its design and function.
LUG9 Work collaboratively to evaluate and realize the potential of the (former)
Weyerhaeuser properties in East Campus.
Policy
LUP 49 In the East Campus Corporate Park area, encourage quality development that
will complement existing uses and take advantage of good access to I-5,
Highway 18 and future light rail as well as proximity to the City Center.
City Center
City Center Core
The intent of establishing the City Center Core is to create a higher density, mixed-use
designation where office, retail, government uses, and residential uses are concentrated.
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Urban Agriculture
in Federal Way
Community
gardens
School
gardens
Home
gardens
Pea-
patches
Urban
farms Farmstands Farmers
markets
Cottage
food
processing
CSA drop-
off sites
Other uses such as cultural/civic facilities and community services will be highly
encouraged.
City Center Frame
The City Center Frame designation will have a look and feel similar to the Core and will
provide a zone of less dense, commercial/residential mixed-use development physically
surrounding a portion of the City Center Core. Together, they are meant to complement
each other to create a “downtown” area. A more detailed description, along with goals and
policies regarding the City Center Core and Frame, can be found in the City Center chapter.
2.8 HEALTHY FOOD ACCESS: URBAN AGRICULTURE
Purpose
Healthy food resources such as farmers markets, community gardens, pea patches, and
urban farms provide public health and economic, social, and environmental benefits for
the community. Many of these uses will be located in residential zones; therefore, it is
important to ensure that the residential nature of existing neighborhoods is not negatively
impacted by noise, odor, stormwater runoff, or traffic that could potentially be generated
by an urban agriculture use.
Urban agriculture in Federal Way supports and encourages healthy and active lifestyles
through a wide range of activities such as raising, cultivation, processing, marketing, and
distribution of food in urban areas. Urban agriculture is sustainable as it contributes to
quality of life by providing opportunities for community building and encourages social
interaction for Federal Way’s diverse population. In addition, urban agriculture activities
can contribute to the local economy by providing opportunities for residents to start and
grow businesses such as urban farms and cottage food processing as well as by being a
good steward of our environment.
These policies are intended to increase access to healthy food choices for all Federal Way
residents.
Goal
LUG 10 Provide access to healthy food resources for all residents through
opportunities for urban agricultural activities, such as farmers markets,
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farmstands, community supported agriculture (CSA)1 drop-off sites, community
gardens, pea patches, school gardens, home gardens, and urban farms.
Policy
LUP 50 Establish development regulations that allow for healthy food resources, such
as urban agriculture and food banks as a permitted use and provide for on-
site sale and delivery of healthy foods, on public and private property, where
appropriate.
Goal
LUG 11 Encourage and support farmers’ market opportunities that are accessible to
all residents.
Policies
LUP 51 Establish development regulations that allow for farmers markets as a
permitted use on public and private property, where appropriate.
LUP 52 Encourage farmers market to accept public benefits such as food stamp
electronic benefit cards, senior farmer market vouchers, and Women, Infant,
Children (WIC) benefits.
LUP 53 Coordinate with local and regional organizations to promote local farmers
markets.
Goal
LUG 12 Promote urban agriculture activities through existing and new programming
and partnerships.
Policies
LUP 54 Encourage and support the use of public lands for urban agricultural
activities by establishing criteria for assessing suitable sites.
LUP 55 Where appropriate, support joint-use agreements for publicly or privately
owned sites for uses such as urban farms, community gardens, and pea patches.
LUP 56 Consider development incentives, grants, and other funding sources to
support development of urban agriculture sites and programming.
1 Community-supported agriculture (CSA) is a food production and distribution system that directly connects
farmers and consumers. Consumers buy “shares” in a farm’s harvest in advance. The term “CSA” is also used
to refer to an individual farm’s CSA program.
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2.9 ESSENTIAL PUBLIC FACILITIES
Essential public facilities include those facilities that are typically difficult to site, such as
airports, state or regional transportation systems, correctional facilities, and mental health
facilities. Pursuant to the GMA, no comprehensive plan can preclude the siting of essential
public facilities and each should include a process for siting essential public facilities. The
GMA includes these provisions because siting certain public facilities has become difficult
due to the impacts many of these facilities have on the community. Title 19 of the Federal
Way Revised Code (FWRC) defines essential public facilities and provides a land use
process for siting them.
Goal
LUG13 Ensure the City complies with legal mandates to allow the siting of Essential
Public Facilities.
Policy
LUP59 The FWRC shall include a process for siting essential public facilities.
2.10 PHASING
Phasing focuses growth to those areas where public investments for services are targeted.
By doing so, these areas become more attractive for development. Consistent with the
CWPPs, Federal Way proposes to use a tiered system for accommodating future growth.
The primary purpose of this technique is to assure a logical sequence of growth outward
from developed areas. The City can influence phasing by choosing where and when to
make strategic capital facility investments. Phased growth will promote efficient use of
land by:
Reducing taxpayers costs by locating new development nearest to existing urban
services;
Adding predictability to service and facility planning;
Reducing commuter miles and protecting air quality by locating housing and jobs
near each other;
Encouraging in-fill and redevelopment where environmental impacts have already
occurred; and
Reserving land for future parks and open space.
Policies
LUP60 Establish priority areas for public facility and service improvements, especially
for transportation based on an adopted Capital Facilities Plan (CFP) and
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Transportation Improvement Program (TIP). Priority areas should be located
where public facility and service improvements would effectively advance
Federal Way’s growth vision. Priority areas will shift over time as
improvements are installed and an acceptable level of service is attained.
LUP61 When and where service deficiencies are identified, the City, along with
service providers, will develop capital improvement programs to remedy
identified deficiencies in a timely fashion or will phase growth until such
programs can be completed.
LUP62 Work with King County through an interlocal agreement to assign phasing to
the City’s PAA.
2.11 INCENTIVES
Incentives shall be used to direct development activity to desired locations, and to
encourage the type and character of desired development. The City has adopted a
Housing Tax Exemption for multi- family housing in the City Center and a Planned
Action SEPA for a portion of the City Center. Incentives can play an important role in the
development of the City Center and must be substantial enough to influence market
conditions by making them attractive to the development community.
Policies
LUP 63 Develop incentives to encourage desired development in commercial areas,
especially in the City Center Core and Frame.
LUP 64 Consider incentives for desired types of multi-family residential development
(townhouses, duplexes, etc.).
2.12 HISTORIC RESOURCES
Historic preservation involves the identification, maintenance, renovation, and reuse of
buildings and sites important to a community’s history. Buildings or sites may be associated
with a particular style or period in the community’s past, or with historic or significant
historic events or persons. Historic preservation to date has largely been undertaken by the
Historical Society of Federal Way. Historic preservation is listed as the 13th goal in the GMA
which encourages jurisdictions to, “Identify and encourage the preservation of lands, sites,
and structures, that have historical or archaeological significance.”
Goal
LUG 14 Use historic resources as an important element in the overall design of the City.
Policies
LUP 65 Identify vista points and historic buildings for preservation.
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LUP 66 Develop a process to designate historic landmark sites and structures. Use
developer incentives or other mechanisms to ensure that these sites and
structures will continue to be a part of the community.
LUP 67 Recognize the heritage of the community by continuing to name (or rename)
parks, streets, and other public places after major figures and/or events.
LUP 68 Zoning should be compatible with and conducive to continued preservation
of historic neighborhoods and properties.
LUP 69 Safeguard and manifest Federal Way’s heritage by preserving those sites,
buildings, structures, and objects which reflect significant elements of the
City’s history.
LUP 70 Work with the Historical Society of Federal Way to come up with a methodology
to catalog historic sites using the City’s geographic information system.
LUP 71 Undertake an effort to publicly commemorate historic sites.
LUP 72 The City shall continue to work with the Historical Society of Federal Way
towards attainment of historic resource policies.
2.13 IMPLEMENTATION
The following actions are recommended to implement the policy direction outlined in this
chapter. Implementation will occur over time and is dependent on resources available to the
City and community, level of private investments, and market conditions. The following
items are not listed in order of importance or preference. Many of the implementation
strategies identified in the past comprehensive plans have already been completed.
Subarea Plans
Over the years, citizens from various areas of the City have come forth to testify before the
Planning Commission and City Council regarding their neighborhood or business area.
Development of subarea plans can lead to area specific visions and policies. This type of
specific planning, developed with citizen input and direction, can lead to improved
confidence and ownership in the community. Areas where subarea planning should be
considered include: SR-99 Corridor, South 348th Street area, and the South 356th area.
Incentives
Develop an incentives program, for both residential and commercial development.
Incentives should be substantial enough to attract development and should be used to
create affordable and desired types of housing and to encourage development within the
City Center.
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Capital Facility Investment
Invest in capital facilities in areas where development and redevelopment is intended to
be directed.
Table II-3
Land Use Classifications
Comprehensive Plan Classification Zoning Classification
Single Family - Low Density Residential Suburban Estates (SE), one dwelling unit per five acres
Single Family - Medium Density Residential RS 35,000 & 15,000
Single Family - High Density Residential RS 9600, 7200, 5000
Multiple Family Residential RM 3600, 2400, 1800
City Center Core City Center Core
City Center Frame City Center Frame
Office Park Office Park, Office Park 1, 2, & 3
Professional Office Professional Office
Community Business Community Business
Commercial Enterprise Commercial Enterprise
Neighborhood Business Neighborhood Business
Corporate Park Corporate Park-1
Commercial Recreation Office Park-4
Open Space & Parks A variety of zoning is assigned.