Planning Comm PKT 03-17-2004
March 17, 2004
7:00 .m.
City of Federal Way
PLANNING COMMISSION
Co
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
4. AUDIENCE COMMENT
5.
ADMINISTRATIVE REPORT
6.
COMMISSION BUSINESS
.
PUBLIC HEARING
Potential Annexation Area (P AA) Subarea Plan
New Freeway Commercial Zoning Classification
7.
ADDITIONAL BUSINESS
8.
AUDIENCE COMMENT
9.
ADJOURN
Commissioners
John Caulfield, Chair
Dini Due/os
William Drake
Grant Newport
Tony Moore (Alternate #2)
Lawson Bronson (Alternate #4)
K\Planning Commission\2004lAgenda OJ-17-04.doc
Hope Elder, Vice-Chair
Dave Osaki
Marta Justus Foldi
Christine Nelson (Alternate #1)
Merle Pfeifer (Alternate #3)
City Staff
Kathy McClung, CDS Director
Margaret Clark, Senior Planner
E. Tina Piety. Administrative Assistant
253-661-4105
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MEETING MINUTES
Commissioners present: John Caulfield, Hope Elder, Dave Osaki, and Marta Justus Foldi. Commissioners
absent: Grant Newport and Dini Duclos (excused), and Bill Drake (unexcused). Alternate Commissioners
present: Lawson Bronson, Merle Pfeifer, and Tony Moore. Alternate Commissioners absent: Christine
Nelson (excused). Staff present: Community Development Services Director Kathy McClung, Community
Development Services Deputy Director Greg Fewins, Senior Planner Margaret Clark, Assistant City
Attorney Karen Jorgensen, Management Services Director Iwen Wang, City Council Member Linda
Kochmar, Jones & Stokes Gregg Dohrn, Jones & Stokes Lisa Grueter, and Administrative Assistant E.
Tina Piety.
Chair Caulfield called the meeting to order at 7:00 p.m.
ApPROVAL OF MINUTES
It was m/s/c to adopt the December 10,2003, minutes as presented.
AUDIENCE COMMENT
None.
ADMINISTRATIVE REpORT
Moved to the end of the meeting.
COMMISSION BUSINESS
STUDY SESSION - Potential Annexation Area (P AA) Subarea Plan
Mr. Fewins commented that the purpose of the study session is to educate the Commission so they may
hold meaningful discussion on this complex project. The Commission is being asked to consider adopting
the P AA Subarea Plan, and to make a decision regarding the four site-specific requests for rezone in the
P AA' The P AA Feasibility Plan is provided for background/reference material. Adoption of the P AA
Subarea Plan would set the zoning for when the area is annexed into the City; it is not an annexation
procedure. Mr. Fewins then introduced Gregg Dohm and Lisa Grueter, who delivered the staff
presentation.
The Commission expressed concern over the possibility of businesses having to close because they are not
allowed according to the Federal Way City Code (this would occur only if the PAA Subarea Plan is
adopted and later an area is annexed into the City). Specifically, the concern is over a junkyard located in
the P AA Uunkyards are not allowed in the City). The City has held discussions with the junkyard owner on
this issue. One possible solution is to change the code to allow junkyards.
K:\Planning Commission\2004\Meeting Summary 03-0J-04.doc
Planning Commission Minutes
Page 2
March 3, 2004
The Commission expressed concern over applying the proposed new Freeway Commercial zone to an area
without first knowing what the proposed new zone entails. Staff commented that the public hearing on the
new zone will be held at the next Commission meeting and information will go out in the next agenda
packet. When asked, staff replied that there are no significant environmental concerns identified in the
PAA. The Commission then discussed the financial aspects of the Plan and asked, considering possible
legislation that would reduce the amount of funds available to cities, can the City financially support
annexing the PAA (recognizing that adoption of the Plan does not mean annexation of the area)?
The Commission asked what effect would this Plan have on current King County zoning? Mr. Dohrn
replied that the Plan addresses future land use/zoning (and only if the area were to annex to the City), and
would not affect current zoning.
Ms. Clark commented that on March 17,2004, the Planning Commission will hold public hearings on the
P AA Plan and the new Freeway Commercial zone. Once the P AA plan is adopted, it will become part of
the Federal Way Comprehensive Plan and will take the place of the current PAA chapter.
ADMINISTRATIVE REPORT
Ms. McClung informed the Commission of the various land use projects. The volunteer dinner is
scheduled for June 4, 2004. The Police/Court are scheduled to move into the new City Hall in June and the
remainder of the staff is scheduled to move in August. She introduced Isaac Conlen, the new Associate
Planner, and announced the Ms. Piety was promoted to Administrative Assistant II.
ADDITIONAL BUSINESS
Alternate Commissioner Bronson asked if Planning Commission minutes could be placed on the website
before they are approved by the Commission, because months could go by between meetings. Ms.
McClung replied that it is City policy that minutes are not placed on the website until they are adopted, but
she will research the possibility of earlier placement for the Planning Commission minutes.
AUDIENCE COMMENT
None.
ADJOURN
The meeting was adjourned at 8:25 p.m.
K\Planning Commission\2004\Meeting Summary OJ-OJ-04,docILast printed J/IO/2004 I :Jl PM
~
CITY OF ~ - 7'
Federal Way
ST AFF REPORT TO THE PLANNING COMMISSION
Amendments to Federal Way City Code (FWCC) Chapttr 22
Addition of Freeway Commercial Zone
Planning Commission Meeting of March 17, 2004
I.
INTRODUCTION
1.
Why a New Commercial Designation?
In recent years, the City of Federal Way has hired consultants to prepare two market studies, one
for the entire City in 2000 and one for the City Center in 2002. In addition, the City has hired a
consultant to prepare a Potential Annexation Area (PAA) Subarea Plan and Annexation
Feasibility Study, which were completed in 2003 but have not yet been adopted.
All of these studies found there is adequate supply of vacant and underdeveloped commercial
land in the City and in the P AA' Given that developable land is not a constraining factor in
attracting development, the only way that land use actions would result in an incremental
increase in development would be if the action created a specific opportunity for development
that does not currently exist in the City or P AA. For instance, parcels that are highly visible from
1-5 may provide unique development opportunities.
Sales tax revenues are the single largest source of tax revenue for most cities. In any given year,
most Washington residents typically pay more in city sales tax than they do for any other city
tax. This means that it is in every city's interest to capture as many retail dollars as possible.
However, from a fiscal perspective, some retail uses are more attractive than others.
The City of Federal Way is not a major destination for all types of retail; however, the City does
dominate a large market area for many retail categories. Federal Way is particularly dominant in
the general merchandise category (department stores), but the City also serves as a regional
center for building materiallhardware; eating and drinking establishments;food (grocery stores)
and miscellaneous retail stores.
The retail categories in which Federal Way is less competitive include auto sales,jurniture,
furnishings and equipment, and to a lesser extent, apparel and accessories. Each of these
categories are dominated by destination-type regional retail centers, including cities like Tukwila
for apparel andjurniture, and cities like Renton or Puyallup for auto sales.
These studies point to the possibility of zoning for retail development not currently being
captured in Federal Way as a way to increase the tax base within the City and the P AA' The
studies make it clear; however, that the key to generating increased tax base is to identify and
capture retail markets that are currently underrepresented in Federal Way.
All of the studies identify automobile sales as a retail category that generates significantly more
tax revenue than the cost of the public services they receive, and also as a retail market that is
not currently strong in Federal Way. Additional potential markets identified in the March 2002
study included furniture, furnishings, and equipment. The trend in these categories is to locate in
destination-type regional retail centers.
There is potential to capitalize on these findings by creating a new Freeway Commercial zoning
designation that can be applied to properties that are located adjacent to, and visible from, 1-5 or
SR-18, and are easily accessible from the freeway interchanges.
The intent of the new Freeway Commercial Zoning designation is not to compete with the
existing zones that already allow retail uses, but to capture new dollars that are presently leaking
to neighboring jurisdictions. In addition, the Freeway Commercial zone is intended to allow uses
that complement and support existing retail uses in other zones, such as outlet centers, as well as
uses that attract people to Federal Way, such as entertainment facilities (movie theaters and
amusement centers).
2.
New Freeway Commercial Designation
Any parcel five acres or more that is located adjacent to and visible from 1-5 or SR-18, and is
easily accessible from the freeway interchanges, is eligible to apply for the Freeway Commercial
Zoning designation. This zoning designation can be applied to parcels within the P AA as well as
in the City. As part of the PAA subarea planning process, parcels within the PAA have been
given City comprehensive plan and zoning designations, which will become effective upon
annexation to the City. For the most part, the proposed designations are very similar to the
existing King County designations. In some cases, the proposed designations are intended to
make zoning of adjacent parcels more consistent with each other. As part of the PAA Subarea
Plan process, property owners within the P AA were given the opportunity to apply for a
different pre-annexation and zoning designation. One applicant has applied for commercial
zoning for approximately 23 acres located east of 1-5 and north of South 320th Street. This
property may be a candidate for the new Freeway Commercial designation. Consequently, this
new Freeway Commercial Zoning designation must be reviewed concurrently with the P AA
Subarea Plan.
3.
Existing Commercial Zoning
The City of Federal Way currently has the following four commercial zoning designations
(please refer to Table I for the allowable uses in each zoning district):
.
Neighborhood Business - BN
Community Business- BC
City Center-Core- CC-C
City Center-Frame- CC-F
.
.
.
Of the four existing zoning districts, the BC zone is the most automobile-oriented. The BN zone
is intended to serve surrounding neighborhoods with pedestrian-oriented retail and services. The
CC-C and CC-F zones, while allowing more intensive development and serving an area with
greater automobile traffic, are also intended to provide a pedestrian-oriented environment.
Planning Commission Staff Report
Freeway Commercial Zone / File #04-100812-00-UP
March 17,2004
Page 2
The BC zone allows for a wide variety of commercial, office, and service uses. The existing BC-
zoned areas are extensive, with many older developments that have potential for upgrading and
re-development. While simply applying the BC zoning designation to additional large tracts of
undeveloped land would allow for those retail uses identified by the market studies as under
represented in Federal Way, it would potentially dilute private investment that otherwise might
be concentrated in the older often under developed BC-zoned areas. In addition, this could
create increased competition with the CC zoned areas.
These circumstances led to the decision to consider a new zoning designation that would allow a
focused range of commercial uses that require large tracts of land and a freeway-oriented
location. For example, automobile dealerships and home furnishings centers are uses that
typically require large tracts of land. Therefore, locating automobile dealerships and home
furnishings centers in the existing BC zone would likely require the assemblage of multiple
smaller parcels that for the most part are not located within easy access to the freeway.
II.
RESEARCH OF OTHER CITIES' CODES
Staff researched codes of other jurisdictions that have freeway-oriented commercial zoning districts.
Specifically, permitted uses and development standards were reviewed for potential applicability to
Federal Way's proposed Freeway Commercial Zoning designation. Tables II and III summarize those
cities reviewed in Washington and California, respectively.
Characteristics that were considered in selecting allowable uses and development standards for the
Freeway Commercial zone were:
.
Freeway orientation/proximity to freeway/major highway
Uses that are freeway-oriented (need visibility and/or convenient access)
Retail categories in which Federal Way is less competitive
Uses that need large tracts of land and have outdoor display of product (i.e. are not
compatible with pedestrian-oriented or higher intensity commercial use districts)
.
.
.
III.
DISCUSSION OF PROPOSED CODE AMENDMENTS
1.
Permitted Uses
The following uses are proposed to be allowed in a Freeway Commercial zone:
.
Retail selling new vehicles, boats, recreational vehicles, and motorcycles
Retail selling household goods and furnishings (floor coverings, draperies, glass, and
chinaware)
Retail selling household appliances
Retail selling home electronics
Retail outlet centers
Retail providing entertainment, recreational, or cultural services and activities (amusement
parks, movie theaters)
.
.
.
.
.
Planning Commission Staff Report
Freeway Commercial Zone / File #04-100812-00-UP
March 17,2004
Page 3
.
Golf driving range
Hotel
Public utility (water supply, electric power, telephone, cablevision, natural gas,
transportation for persons/freight, commercial broad-cast towers, commercial antennas)
Public transit shelter (bus stop)
Personal wireless service facilities
.
.
.
.
2.
Accessory Permitted Uses
Accessory uses are defined in Federal Way City Code (FWCC) Section 22-946, as a use,
facility, or activity that is clearly secondary to the permitted use.
(a) For vehicle and boat sales, accessory uses would include the following:
. U sed vehicle sales
. Gasoline service stations
. Service, maintenance, and body shops
. Car washes
. Auto supply stores
. Coffee shop to serve customers and employees
(b) A restaurant with a maximum gross floor area of 7,500 square feet would be permitted as
accessory to a retail outlet center.
3.
Review Process
Any new commercial development in Federal Way is subject to one of six land use processes
(Process I-VI). The majority of the permitted uses in the Freeway Commercial zone are proposed
to be reviewed under Process II, Site Plan Review. Except for new vehicle sales, which would be
reviewed under Process III, Process II review would be used for buildings up to 4,000 square
feet gross floor area with up to 20 parking spaces or a parking lot up to 20 parking spaces. If
these thresholds were exceeded, Process III would be used. Process II is an administrative review
with no public notification. Process III requires a public notice of application to be published in
the paper, posted on the City's official notice boards, and posted on the site. In addition, if the
project is located within 300 feet of a residential zone, a copy of the notice would be mailed to
property owners within 300 feet ofthe boundary of the property. This means that any new
vehicle sales or other permitted use in the Freeway Commercial zone, which is 4,000 square feet
or more with 20 or more parking spaces, or a parking lot with 20 or more spaces, would be
reviewed under Process III.
4.
Development Standards
The following issues were considered when drafting the Freeway Commercial development
standards. Use zone charts have been prepared for all of the proposed permitted uses (Exhibits
A-Gi:
1 A change was made in FWCC Section 22-966 to add Freeway Commercial to the prioritized list of zoning districts (Exhibit H).
Planning Commission Staff Report
Freeway Commercial Zone / File #04-1008 1 2-00-UP
March 17,2004
Page 4
(a) Minimum Site Size - A survey of other communities found that minimum lot sizes for a
permitted use ranged in size from none to five acres. The Freeway Commercial zone is
intended to apply to an area that is large enough to accommodate a mix of uses that would
attract a large customer base. The minimum size of five acres was chosen because this
would accommodate one auto dealership, or a number of smaller retail uses. Language has
been added to Page 11-22 of Chapter Two, "Land Use," of the Federal Way Comprehensive
Plan (FWCP) to implement this goal (Exhibit I). At the time that an application for a
comprehensive plan amendment and rezone to the Freeway Commercial zone is being
considered, the parcel would have to meet both the minimum area size and locational
requirements found in that section of the FWCP.
(b) Maximum Lot Coverage - The range in maximum lot coverage allowed was broad in the
other Washington communities reviewed, ranging from 85 percent in Olympia to no
maximum requirements in Marysville and Oak Harbor. Consistent with existing Federal
Way use zone charts for non-residential uses, no maximum lot coverage is established.
Instead, lot coverage is determined by other site development standards, such as
landscaping, requirement for on-site detention, and parking.
(c) Height Limits and Setbacks When Adjacent to Residential Zones - Height limits for other
jurisdictions' zoning districts that are similar to the proposed Freeway Commercial zone
range from 30 to 50 feet, with most jurisdictions having a maximum of35 feet. Issaquah
allows an increase to 65 feet if certain criteria are met. When crafting the height limits for
the Freeway Commercial zone, we relied on those standards in the Federal Way Community
Business zone, since it was the most similar to the Freeway Commercial zone. A larger
setback is required if the site is adjacent to a residential zone.
The following summarizes how height and setbacks will be addressed (notes 1 and 2 of the
use zone charts [Exhibits A-E):
Maximum height of35 feet unless the structure is located less than 100 feet from
an adjacent residential zone, then that portion of the structure shall not exceed 30
feet above average building elevation, and the structure shall be set back a
minimum of 20 feet from the property line of the residential zone. In the case of
new vehicle sales, the setback would be 50 feet versus 20 feet due to the potential
intensity of the uses conducted. The height of that portion of a structure located
100 feet or more from a residential zone may exceed 35 feet above average
building elevation to a maximum of 55 feet, if all of the following criteria are met:
(i)
The additional height is necessary to accommodate the particular use
conducted in the building; and
(ii) That portion of the structure is set back an additional one-foot for each one-
foot the structure exceeds 35 feet above average building elevation; and
(iii) An increase in height above 35 feet will not block views designated by the
comprehensive plan; and
Planning Commission Staff Report
Freeway Commercial Zone / File #04-100812-00-UP
March 17,2004
Page 5
(iv) The increased height is consistent with goals and policies for the area of
the subject property as established by the comprehensive plan.
(d) Noise, Light, and Glare - Noise, light, and glare can be associated with any non-residential
use. The FWCC includes regulations that address all of these impacts.
(i)
Noise - Noise is addressed in Chapter 10, Article II. This section states that it is
unlawful for any person to cause, or for any person in possession of property to allow
to originate from the property, sound that is a public disturbance noise. A list of those
noises considered public disturbances are attached as Exhibit J. This language is
adequate to address noise associated with the majority of the allowable uses in the
Freeway Commercial zone; however, public address speakers are frequently used in
car dealerships to communicate with employees moving throughout large outdoor
areas. In order to address this impact, note 10 was added in the use zone chart for new
vehicle sales. This note states that public address speakers (PA systems) shall not be
audible from an adjacent residential zone (Exhibit A).
(ii) Light and Glare - This is addressed in FWCC Sections 22-950 and 22-954.
22-950 Glare regulation.
Any artificial surface which produces glare which annoys; injures; endangers the
comfort, repose, health, or safety of persons; or in any way renders persons insecure
in life or in the use of property is a violation ofthis chapter.
22-954 Lighting regulation.
(a) Efficient light sources. The applicant shall utilize energy efficient-light sources.
(b) State code. The applicant shall comply with the state energy code with respect to
the selection and regulation of light sources.
(c) Glare from subject property prohibited. The applicant shall select, place, and
direct light sources both directable and nondirectable so that glare produced by any
light source, to the maximum extent possible, does not extend to adjacent properties
or to the right-of-way.
Automobile sales lots are brightly lit to showcase the merchandise. However, existing
code language was determined to be adequate to address these impacts, so no additional
language was added.
(e) Signage - All of the Washington jurisdictions surveyed had provisions for both
freestanding and wall mounted signs. However, the regulations that are proposed to be
adopted for the signs allowed in the Freeway Commercial zone (Exhibit K) were patterned
after the City of Bellingham, because they seemed most appropriate for Federal Way.
For the Freeway Commercial zone, FWCC Chapter 22, Article XVIII, "Signs," will be
amended to provide a Highway Profile Sign Category A. This will allow one free-standing
pylon or pole sign that is oriented towards the freeway, located near the property line
closest to the freeway (not the off-ramps), and visible from the freeway. The allowable
height shall not exceed 25 feet above the elevation of the nearest driving lane of the
Planning Commission Staff Report
Freeway Commercial Zone / File #04-1008 I 2-00-UP
March 17,2004
Page 6
freeway at a point nearest to the proposed location of the sign. If the subject property has an
elevation that is higher than the nearest driving lane of the freeway, then the sign shall be
no taller than 20 feet above the average finished ground elevation measured at the midpoint
of the sign base.
If the elevation of the site is equal to or lower than the elevation of the freeway at a point
nearest to the proposed location of the sign, the allowable sign area shall be 600 feet, with
no one sign face exceeding 300 feet If the subject property has an elevation that is higher
than the nearest driving lane of the freeway, then the sign area shall not exceed 400 square
feet, for the total sign faces with no one sign face exceeding 200 square feet The Highway
Profile Sign would be in addition to the already allotted freestanding signs.
(f) Hazardous Waste, Toxic or Noxious Gasses, Water Contamination - Automobile service,
body shop, and maintenance facilities can generate odors or hazardous wastes, which can
end up in surface or groundwater. Consequently, the following notes have been added to
the use zone chart for new vehicle sales (Exhibit A, Notes 5, 7, 8 and 9):
(i)
Auto and boat body repair and/or painting may be permitted under this section only if:
a. Building layout and design mitigates impact of dust, fumes, noise, glare, odor, or
any other discharge on neighboring uses and natural systems; protects
neighboring uses and natural systems from accidental spillage, leakage, or
discharge of hazardous material and pollutants;
b. All storage, operations, service, painting, and repair are conducted within
enclosed buildings.
(ii) Hazardous waste treatment and storage facilities must comply with state citing
criteria adopted in accordance with Chapter 70.105 RCW.
(iii) No use or activity shall be conducted that involves the release of toxic or noxious
gases, fumes, or odors.
(iv) No use or activity shall be conducted that results in the contamination of stormwater,
surface water, or groundwater pursuant to Chapter 21, Article IV.
(g) Landscape Screening - Requirements for landscaping screening should ensure that
commercial uses are adequately screened from adjacent residential areas. In addition,
landscaping along street frontages should reflect the desire of the business owner to display
merchandise for sale. In order to accomplish these objectives, the following landscape
standards are recommended (Exhibit L):
.
Type III landscaping 10 feet in width shall be provided along the perimeter of
parking areas abutting public rights-of-way.
Type I landscaping 20 feet in width shall be provided along the perimeter of
property abutting a residential zone.
Type III landscaping five feet in width shall be provided along all perimeter lot
lines, except as noted above.
.
.
Planning Commission Staff Report
Freeway Commercial Zone / File #04-1008 1 2-00-UP
March 17,2004
Page 7
New vehicle sales include a display area for cars. Language has been added to the use zone
chart for new vehicle sales (Exhibit A) to clarify that areas where vehicles are displayed are
not subject to the parking lot landscaping requirements of FWCC Section 22-1567 (note
13). A note has also been added to state that areas where vehicles are displayed are not
subject to the provisions of FWCC Chapter 22, Article XIII, Section 22-1113, "Outdoor
Activities and Storage," which also require screening and landscaping of outdoor storage
(note 14).
5.
Community Design Guidelines
Amendments to the "Community Design Guidelines," FWCC Chapter 22, Article XIX, Section
22-1638, would add the Freeway Commercial District to that section, which governs Professional
Office (PO), Neighborhood Business (BN), and Community Business (Be) (Exhibit M).
IV.
PROPOSED COMPREHENSIVE PLAN AMENDMENTS
The following paragraphs present recommended Federal Way Comprehensive Plan (FWCP)
amendments necessary to implement a new commercial land use and zoning designation for Freeway
Commercial development.
1.
The Concept Plan Diagram
On page 11-3, Figure 11-2, Concept Plan Diagram, should be revised to identify the Freeway
Commercial concept and general location (this will be done prior to adoption).
2.
Section 2.2, Relationship to Other Land Use Chapters
On Page 11-4, a bullet should be added that states the following, "Freeway commercial
development focusing on attracting and capturing those retail dollars presently being lost to
other communities and complementing existing retail uses in the community" (Exhibit I).
3.
Section 2.8, Land Use Designations - Commercial Designations
Following the description of the Community Business Designation, add the following section for
the proposed Freeway Commercial designation (Exhibit I):
Freeway Commercial
The Freeway Commercial designation is intendedfor areas that are adjacent to Interstate
5 and SR 18 interchanges with convenient freeway access and visibility. Freeway
Commercial areas are typically large in size (five acres or greater). The range of
commercial land usespermitted in these areas is limited to uses that are difficult to site in
the city's other commercially designated areas due to their large site size requirements
and/or difficulty in adapting to pedestrian-oriented areas, Freeway Commercial areas are
particularly suitable for automobile sales, home furnishings centers and related retail and
service uses that require large tracts of land, convenient freeway access and visibility.
Planning Commission Staff Report
Freeway Commercial Zone / File #04-1008 I 2-00-UP
March 17, 2004
Page 8
Goal
LUG7 Encourage the development of limited areas with high levels offreeway access and
visibility as suitable locations for freeway-oriented businesses to locate within the
city in a cohesive development pattern that also meets the community's product and
service needs.
Policies
LUP40 Encouragefreeway oriented uses to locate in Freeway Commercial-designated
areas.
LUP41 Encourage quality regional destination retail development through the utilization of
appropriate design guidelines and development standards.
LUP42 The development of freeway commercial areas should respond to the needs of
consumers by providingfor ease of access and circulation and convenient grouping
of complementary uses.
LUP43 Create additional development standards to mitigate impacts to neighboring
residential uses.
4.
Table 11-3, Land Use Classifications (Exhibit I)
Add a row to this table with the following information:
Comprehensive Plan Designation:
Zoning Classification:
Freeway Commercial
Freeway Commercial
5.
Map 11-1, Comprehensive Plan Designations (Exhibit I)
At such time that areas are designated Freeway Commercial, subject to Federal Way City
Council consideration, Map II-I and the official comprehensive plan map will be amended to
incorporate the Freeway Commercial designated areas.
6.
Section 4.2, The Economic Development Vision for Federal Way (Exhibit N)
On page N-15 under the heading "Retail Areas," add a bullet as follows:
.
Freeway oriented commercial development providing for automobile sales, home
furnishings centers, hotels, and related retail and service uses are located adjacent
to 1-5 and SR-18 within areas of appropriate size and with convenient access and
visibility.
Planning Commission Staff Report
Freeway Commercial Zone / File #04-1008 1 2-00-UP
March 17,2004
Page 9
v.
STAFF RECOMMENDATION
Staff recommends that a new Freeway Commercial zone be adopted with the amendments as
proposed in the enclosed Exhibits A-H and J-M.
VI.
REASON FOR PLANNING COMMISSION ACTION
FWCC Chapter 22 "Zoning," Article IX, "Process VI Review," establishes a process and criteria for
zoning code text amendments. Consistent with Process VI review, the role ofthe Planning Commission
is as follows:
1. To review and evaluate the zoning code text regarding any proposed amendments.
2. To determine whether the proposed zoning code text amendment meets the criteria
provided by FWCC Section 22-528.
3. To forward a recommendation to City Council regarding adoption of the proposed zoning
code text amendment.
VII.
DECISIONAL CRITERIA
FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes
the compliance of the proposed zoning text amendments with the criteria provided by FWCC Section
22-528. The City may amend the text of the FWCC only if it finds that:
1.
The proposed amendment is consistent with the applicable provisions of the comprehensive
plan.
The proposed FWCC text amendment is consistent with the following FWCP goals and policies:
LUP10
Support a diverse community comprised of neighborhoods that provide a range of
housing options; a vibrant City Center; well designed and functioning commercial
areas and distinctive neighborhood retail areas.
LUP15
Protect residential areas from impacts of adjacent non-residential uses.
EDG1
The City will emphasize redevelopment that transforms the City from a suburban
bedroom community to a full-service community with an urban core.
EDG5
The City will encourage and support the development of recreational and cultural
facilities and/or events that will bring additional visitors to Federal Way and/or
increase visitor spending.
EDP7
The City will develop zoning, permitting and potential financial incentives that
encourage prioritized development consistent with comprehensive and subarea
plans and orderly, phased growth.
Planning Commission Staff Report
Freeway Commercial Zone / File #04-100812-00-UP
March 17,2004
Page 10
2.
The proposed amendment bears a substantial relationship to public health, safety, or
welfare.
The proposed amendment bears a substantial relationship to public health, safety, or welfare
because it has the potential to attract new sales tax revenues to the City of Federal Way. New tax
revenues would offset the cost of providing City services. The intent of the Freeway Commercial
zone is to capture new dollars that are presently leaking to neighboring jurisdictions. In addition,
the Freeway Commercial zone is intended to allow uses, such as outlet centers, that complement
and support existing retail uses in other zones, and entertainment facilities such as movie
theaters and amusement centers, which would attract people to Federal Way. Increased setbacks,
height limitations, and additional landscape screening are proposed for development within the
Freeway Commercial zone that is located adjacent to residential areas.
3.
The proposed amendment is in the best interest d. the residents of the City.
The proposed text amendment is in the best interest of the residents of the City because it
provides for a commercial designation that will permit retail uses that are currently under
represented in the City of Federal Way. These uses include vehicle sales, outlet centers, hotels,
and home furnishing retail centers. By providing an opportunity for specialized retail centers to
locate in areas with convenient freeway access and visibility, the City can attract more of these
uses and resultant sales tax dollars. Currently, residents have to travel outside of Federal Way to
find large concentrations of businesses offering these goods for sale. Providing a new zoning
category that could be applied to land with convenient freeway access and visibility, and which
allows uses currently under represented in the community, would keep more retail dollars at
home and could attract more visitors to Federal Way and visitor spending within the community.
VIII. PLANNING COMMISSION ACTION
Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the
following actions regarding the proposed zoning code text amendments:
I. Recommend to City Council adoption of the FWCC text amendments as proposed;
2. Modify the proposed FWCC text amendments and recommend to City Council adoption of
the FWCC text amendments as modified;
3. Recommend to City Council that the proposed FWCC text amendments not be adopted; or
4. Forward the proposed FWCC text amendments to City Council without a recommendation.
IX.
TABLES
Table I
Table II
Table III
Comparison of Allowable Uses City in Federal Way Commercial Zones
Comparison of Development Standards in Selected Washington Cities
Comparison of Development Standards in Selected California Cities
Planning Commission Staff Report
Freeway Commercial Zone / File #04-100812-00-UP
March 17,2004
Page II
x.
EXHIBITS
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Exhibit J
Exhibit K
Exhibit L
Exhibit M
Exhibit N
Use Zone Chart - New Vehicle Sales
Use Zone Chart - Retail
Use Zone Chart - Entertainment, Etc.
Use Zone Chart - Hotel
Use Zone Chart - Public Utility
Use Zone Chart - Public Transit Center
Use Zone Chart - Personal Wireless Service Facility
FWCC, Chapter 22, Section 22-966, Personal Wireless Services Facilities
Chapter Two, Land Use of the City of Federal Way Comprehensive Plan
FWCC, Chapter 10, Article II, Sections 10-26 and 10-27 (Noise)
Freeway Commercial Sign Language
FWCC, Chapter 22, Article XVII, Landscaping
FWCC, Chapter 22, Article XIX, Community Design Guidelines
Chapter Four, Economic Development of the City of Federal Way Comprehensive Plan
I:\DOCUMENlìFreeway Commercial Zoning District\PJanning Commission\Final 031704 Planning Commission StaffReport,DOC
Planning Commission Staff Report
Freeway Commercial Zone / File #04-100812-00-UP
March 17,2004
Page 12
TABLE I
USES BN1 BC CC-C1 CC-F1 FC
Above-grade structured parking facilities X X
..,..-,.,--...-....-
Adult entertainment activity, retail or use X
Art gallery X --
Bank/savings & loan company - retail providing these & related financial service X X X X
........--......'----""
Brokerage X X ~..._....... X
Bulk retail sale or paint, glass; plumbing, electrical and heating fixtures & supplies; bulk X
I. ,1, A, ~ ,mn nursery stock" "big box" retail)
Business or vocational school X X X
Car wash X ' x' I X
Church, synagogue, or other place of religious worship X ""-"'X'. X..,..-¡--...,......,.. X
Convalescent center/nursing home X X -J..- X
Convention center/trade center X ,....,.......1............, Y
Day care facility, except Class II home occupations X X X X
~~~ - X X
Dwelling unit (Multiple family attached) X 1 X X
, ..,....................................,'-......-...,.,,-.......,..,....
X X X X
, Fast food restaurant X ! X X X
;
Golf course X
Golf driving range X X
Government facility X X X X
X I X X
Group home (II-A and I (II-A and (II-A and
II-B) II-B) II-B)
Health club X X X
Dwelling unit (Multiple family stacked)
"""'......,..,.,....,...,.................".....,......... .......'.......,-,...,...
"".".""'..""'..,..,....,
1 Excluding Bulk Retail
- I -
¡ """"""-"""."""""'.'.""""'."".'-.'-"""""".".............,....,.. ......................, .........,....-........ """.'_.'.""" .......-.....-...... ...........,-..,..-.................""""""""".""""""""'."""""'-'.""'""..",,-""."""'--"""""'T-'."'.'-""""'-"--"T"'.""""."'-."'-""""-"'r.-'"""""'-.-.'-"'.'.-'"]'"""'-"""-"".""""--"-..-"-'."""'---"1
i USES BN1 I BC i CC-C1 ! CC-F1 I FC I
~~=~~~~-==r==~ ~ ~~=r;-~
I I I
1"""..'."'.'.-"'."""""""""""'-..--."""'-'.""""-'-""'.'.""""'""-.,.--""""-"",.""""-""""""..,.",."""""",,,,,,,,'.-'.""""""""'--~"'._""""."..__"."'."..,..,...,................., "-..,...""'.-""""". .....'.... -..,....,..,.....-,-,+,........-..............,-,-..,.....,...,"
¡ Mini-warehouse or public storage facility 1 X ,I!
r~~;;-'~-~~;;;;~-I.'--==-P=l=---¡X_-1=-1
¡ con~ulting, ~anagement, a~ministrative, s~cretarial, marketing, advertising, personnel, sales offices 1 X X I X ¡ X ì
' no m~~~~~~~==_b-~-=t:=~¡'=;=----,.
I Personal wireless service facility I X X I X I X ~...._-.....J
1 Private lodge or club
I..p~-bik-~~;k"""-"'--_.._._.._"""_._."'......."""""".."'..."'-...."'.'."'.'................-..--.-...."'......"...-.......................... .........-..........-..-............................-............................--..
1........"'..-.."'..."'."....'...-""""'."""..."'.....""""-.'""'...'""""",..",-"""....""...",..-....-....",....",. ..............._.............~..........................._...".' '.-...........-....-......-...-...,..........-...-.....................-,............-,..",.,.....-.......",...",-...,.""......
1 Public transit shelter (bus stop)
1......,....,..-.......---................-.-.......-......-......"'..--.........-'--....................,-.............-..........-..'.""..............."'-.--.."'.."'....."""........"'."......"""-......."'......"'."'."'.-"'."'...-........"'....-.."'--"'......... .............-..........-....................................
! Public utility (water supply, electric power, telephone, cablevision, natural gas, transportation for
!......P~~~,~.!!~Œ~~.!gh!~...~9....~!!1..~~~.!~!.ÞE9....~~.:~~!.!9.~.I;:E~~~.~!?æ~r...~.!~!..~.~!~Il...!1..~l......,. ......... ............................. "'-.....""...
j Recreational vehicle parking lot (temporary) X
Restaurant or tavern X X X X
""..",..............",.",..-",....-.,......,..""..."",.",......"'..................... .......................-...................... .......................-...................................................................... .'...'.......--.........,.........."'................... ."'.'...........................................-...-...--............
Retail selling groceries; produce and related items X X X X
Retail selling drugs and personal care products X X X X
Retail selling books X X X X
Retail selling liquor X X X X
Retail selling hardware X X X X
Retail selling garden, nursery stock and related items X X X X
Retail selling household goods and furnishing X X X
Retail selling household appliances X
Retail sale of grain, seed, fencing, hay, nursery stock and other agricultural supplies X
- 2-
I I
¡ .
..........-.............-..................-
. providing laundry, dry cleaning, beautylbarber, video rental or shoe repair services X! X X .-
......-...-...---...--....-........-.-----.-.....-.............-..-.............-..-........-..-..-...-..--......---.---.-.-...-..-.-.-..--.-............--...-.-- ..--.--...-..--..... ..--.-..-.......- ..........--.........--.-.1---.....-...-....-.-..
iI providing entertainment, recreational, or cultural services and activities X X X! X X
X X
X
Retail providing vehicle, boat or tire sales, service, repair and/or painting X
........................-..........-..........-..-.
tail sellin new vehicles boats recreational vehicles and motorc cles X
¡ e t~ 1 P rõ'viàIngTiïriifëdïñëdíëjïr;"'ñ1ãÏÏiïfäëfiliÍng"'seïVìëë¡¡-Šüch-ãS'ëlëïitãl1ã bs";"'prosfhëHëš;"lãbs~"öí)1í ëã ¡"--""
1.~~.!g~~....Q!!_!!...(;~~..Qy...ç.~.~Þ...~.!.L......_.__..._.......-....-....-.................................-..........-......-..........-. .........................-... ..... ..-...... ....-........... ....._...1....
I School (through secondary education) X ! X X
I I
:::=:'~-===-==-====---I~-I-X ~+--
X
X
Trade school
Vehicle service station
....-................................-....
X
1:\2004 Code Amendmenls\Freeway Zone\O 13004 Comparison Use Chart.doc/O 1/30/2004
- 3 -
TABLE II
Jurisdiction! Renton Olympia Des Moines Burien Issaquah Kirkland Marysville Oak Harbor Sumner
Zone Name
Auto Mall Improvement Auto Services District Highway Commercial Special Planning Area 4 (SPA 4) Intensive Commercial (IC) Freeway Commercial I Freeway Service -FS C-4 Highway Service Interchange Commercial IC
District Overlay (AS) Zone (H-C) Commercial
Note: this area is located near junction of Note: this designation is applied to a Note: this zone is geared toward Note: this zone is geared toward the
Note: This chart focuses on how SR5l8 and SRS09. It is in an area large area within the city, not a the needs of traveling public, not needs of traveling public, not auto
overlay would apply in areas impacted by potential Sea- Tac third specialized zone, much of the area with auto sales. sales.
zoned CA - commercial arterial. runway. this zoning is adjacent to 1-90.
A small portion of the overlay
zone overlays 1M - med. Approval of a development agreement
Industrial zone and rezone to SPA 4 is required for any
new development within the area
designated SPA 4 on the Comprehensive
Plan
Permitted Auto, motorcycle, Restaurants (w/o drive (a selection) PERMITTED: A new car auto dealer Extensive list of uses including: Offices, vehicle service PERMITIED: Motels, RV park, Automobile and truck Auto and motorized vehicle sales
Uses snowmobile, lawn and in) is allowed only if a minimum of 3 station, restaurant or tavern, vehicle service and service stations; and rental
garden equipment, and Banks, business offices, Automobile parking; dealers: minimum lot area for an Retail, including furniture, fast food restaurant maintenance, restaurants and automobile sales and
passenger truck sales gov.offices automobile sales, new auto mall is 15 acres. Used cars may appliance, bookstore, clothing, drive in restaurants, repair; boat sales and Banks, business and professional
Boat storage and used; automobile be sold as an accessory use. outlet store, paint and wallpaper, Hotel or motel, grocery repair; drive in banks; offices
Secondary Uses: licensing Boat sales trailer sales and rental; hardware, nursery/garden, lumber stores, retail establishment ACCESSORY: Emergency furniture manufacturing
bureaus, car rentals, public Gas/service stations boat sales, new and Auto Rental, High tech and light yard, grocery providing entertainment, vehicle repair, confectionelY, and sales; mobile and Car washes
parking, and other uses Car wash used; building materials industrial, office, warehousing and recreational or cultural delicatessen, drug store, gift, modular home sales; Churches
determined by the director to Vehicle sales stores and yards; car wholesale trade, artist studio, plant Hotel, Motel, ß+B services, other retail curio and novelty shop, other printing and publishing; Convenience stores
support auto dealerships. Motor vehicle supplies washes; convention nursery, off-site parking, establishment providing uses similar to above professional and Drive In business
Medical offices facilities; furniture, convenience retail, eating and Office, including medical, bank goods or services to the scientific instrument Gasoline service stations
Note: this is a geographic Personal services home furnishings and drinking establishments - allowed as fteeway traveler, school or manufacturing; real Hotels, motels and B+Bs
overlay zone and other Auto rental equipment sales; accessory use - no more than 20% of Govt facilities, schools, parks, day care, gov. facility, public estate sales; recreational Bus stations and P+R lots
commercial uses are Public facilities nurseries and garden building area community center, library, museum park vehicle sales; Mini warehouses
permitted similar to Federal Auto service and repair supplies; hotels and restaurants; retail or Personal services
Way's BC zone. Truck, trailer and RV motels; motor vehicle Gov. facility, community facility, Restaurant, winerylbrewery, wholesale building Private clubs fraternal lodges
rental repair; recreational religious facility on-site hazardous coffee/espresso, bakery supplies, hardware or Off street parking lots
Telecommunication- vehicle sales and waste treatment and storage, off-site related items; self- Restaurants
(conditional) storage; restaurants; re- hazardous waste treatment and Auto sales and related uses storage facilities; other Retail businesses
upholstery, and storage -( if environmental review is including: car wash, emission uses s defined by the Taverns, Pubs, rnicrobreweries
furniture repair. completed and all impacts fully testing, insurance, director to be similar to Vehicle Repair
mitigated), park and recreational maintenance/service, motorcycle uses identified above
facilities sales and repair, paint and body and have equal or less
repair, parking lots and garages, impact on the purposes CUP:
Adult entertainment, secure rental/leasing, service stations of the zone. On site hazardous waste
community transition facility and Hospital
personal wireless service facility if Lt Manufacturing
certain conditions are met. Major Utility Facility
Public parks and rec
Public facility
Schools
Min. Lot No minimum lot size. Min. lot size: None Minimum lot size is 2 acres for new Min. lot size: None Min Lot Size: none Lot Size: no minimum No min. lot size Min lot size per building:
Size/ Max. lots unless part of a development 5,000 square feet
Coverage/ 65% maximum lot coverage Lot coverage: Max. building size: 3.5 agreement that covers at least 2 Max impervious surface: 65% Max lot coverage: 80% Lot coverage: No max. lot coverage
for buildings. 85% max building times lot area acres. No requirements min. lot width: 50'
Max. coverage Max building height: 35' up to 65' if Max building Height: 30' Max building height: 35 min. lot depth: 100'
Building Max building height: 50 feet 85% max development Max buildng height: 35 Max. building coverage: none certain criteria are met Height Limit: 35 feet feet
Height coverage feet
Max impervious surface: 75% Max lot coverage: 80%
Max. building height:
40' Max building height is 45 feet. Max building height: 35',
Setbacks Front Yard min: 10 feet Front: Front Yard: 60 feet No setbacks are required except for Front: 10' Front: 20' except for Service Side: min 5' unless adjoining Front setback: 35 feet Front Yard: 15'
30' buildings required landscape areas. Stations which are 40' residential area or zone, then
Min. fteeway frontage 15' other structures Rear: minimum 10 foot Side: 5' 25' Rear setback: none Min. setback principle or minor
setback: 10 feet landscaped. from residential Side and Rear: 0' except for except 15 feet if arterial: 25'.
Rear: 15' property Rear: 10' service stations which are Rear: min. 15' unless adjoining abutting a street
Min. Rear yard: none, except 15' residential area or zone, then Rear yard: 20'
15 feet iflot abuts or is Side: 5', except Side: min. 10' ftom 25' Side: 10 feet if abutting
adjacent to residential zone. 30' for buildings and residential property a residential zone; 15 Side yard: 15'
Jurisdiction! Renton Olympia Des Moines Burien Issaquah Kirkland MarysviIle Oak Harbor Sumner
Zone Name
Auto Mall Improvement Auto Services District Highway Commercial Special Planning Area 4 (SPA 4) Intensive Commercial (IC) Freeway Commercial I Freeway Service -FS C-4 Highway Service Interchange Commercial IC
District Overlay (AS) Zone (H-C) Commercial
Note: this area is located near junction of Note: this designation is applied to a Note: this zone is geared toward Note: this zone is geared towæ-d the
Note: This chart focuses on how SR5l8 and SRS09. It is in an area large area within the city, not a the needs of traveling public, not needs of traveling public, not auto
overlay would apply in areas impacted by potential Sea-Tac third specialized zonc, much of the arca with auto sales. sales.
zoned CA - commercial arterial. runway. this zoning is adjacent to 1-90.
A small portion of the overlay
zone overlays 1M - med. Approval of a development agreement
Industrial zone and rezone to SPA 4 is required for any
new development within the area
designated SPA 4 on the Comprehensive
Plan
15' for other structure if feet if a comer lot
Min. Side yard: none, except side yard is flanking a
10 feet if side yard abuts a street frontage
street and 15 feet if lot abuts
or is adjacent to residential
zone
Landscaping IS-foot wide strip along 6' of sight-obscuring Along property line abutting a Abutting Residential Districts Varies depending on use Screening from residential 10-foot landscaped yard setback
specific designated street buffer is required along public right-of-way (except freeway I. 30-foot wide establishing a year- (not tied to zone) areas or zone by a wall, feece, and six-foot masonry wall or
frontages. Unimproved all district boundaries. or alley): 25' wide Type II along round sight barrier, or greenbelt or other enclosure wood fence established and
portions of the right-of-way designated arterials, otherwise IS' 2. IS-foot wide evergreen planting approved by the hearing maintained along the property
may be used in combination (ex: if a property is wide Type III backed by a minimum six (6) foot examiner min of 4' and max. of line that abuts the residential
with abutting private located at the edge of fence, or building waIl. 7' tall. zones, except that fences and
property to meet req. IS-foot the zoning district, this Along property abutting freeway: walls located within the required
strip width. would apply) none Abutting commercial districts: 10- front or street side yard shall not
foot wide densely planted with a exceed a height of three feet.
IO-foot wide strip along all Between parking lots Along all other property lines mixture of evergreen and deciduous
other street fiontages unless and street rights-of- (except alley): 50' wide Type I trees, shrubs, ground cover and Outdoor Lighting. Outdoor
reduced through the site plan way, screening strips along northern perimeter of area landscape substitutions which shall lighting and aerial-mounted
revIew process. shall be a minimum of designated SPA 4 (abuts residential have the effect of a year-round sight floodlighting shall be shielded
ten (10) feet in width; area) Otherwise, 10' wide Type III. barrier. from above in such a manner that
Along property line adjacent and the bottom edge ofthe shield
to (across public r.o.w. from) Along building façade greater than Abutting Right-of-Wav: shall be below the light source.
residential zoned property: All other zone districts 35' high or 50' wide: 5' wide Type 10-foot wide planted with a mixture The lighting shall be shielded so
15 ft sight-obscuring without setbacks shall IV of evergreen and deciduous trees, that the direct illumination shall
landscape strip. If street is a install a perimeter shrubs, ground cover and landscape be confined to the property
designated principal arterial screening strip at least Landscape width can be reduced up substitutions which shall have the boundaries of the light source.
non-sight obscuring shall be five (5) feet wide to 50% by using benn Up to 75% effect of a year-round sight barrier. Ground-mounted floodlighting
provided. reduction by using a solid wall and or light projection above the
development landscaping. Minimum 8'high wall Where a large expanse of building horizontal plane is prohibited
Along property line abutting contiguous to a of same architectural style and wall exists, evergreen or deciduous between midnight and sunrise,
residential property: IS foot residential zoning material as building. Required trees shall be planted adjacent to the except governmental flags.
wide visual barrier. A 10 district, areas of landscaping shall be on the outside building wall, Ivy or similar
foot sight obscuring strip residential development of the wall vegetation may be required to
may be allowed through the or other incompatible supplement the effect.
site plan review process. use - solid screen (Type
I) or visual screen Parking Lots:
2.5% of gross site area shall (Type II) along the IO-foot wide which shall fonn an
be provided as on-site abutting perimeter, effective year-round sight barrier; or
landscaping. Shall be depending on the 5- 7 foot wide planted with
consolidated and located at intensity of use. coniferous evergreens backed by a
site entries, building fronts, minimum ofa six (6) foot fence or
or other visually prominent building wall. shall fonn an
locations effective year-round site barrier.
Two hundred (200) square feet of
additional landscaped area shall be
provided for every twenty (20)
parking spaces fonning additional
landscape islands or peninsulas
within the parking lot.
Storape Areas: Outdoor sales
Jurisdiction! Renton Olympia Des Moines Burien Issaquah Kirkland Marysville Oak Harbor Sumner
Zone Name
Auto Mall Improvement Auto Services District Highway Commercial Special Planning Area 4 (SPA 4) Intensive Commercial (IC) Freeway Commercial I Freeway Service -FS C-4 Highway Service Interchange Commercial IC
District Overlay (AS) Zone (H-C) Commercial
Note: this area is located near junction of Note: this designation is applied to a Note: this zone is geared toward Note: this zone is geared toward the
Note: This chart focuses on how SR5I8 and SRS09. It is in an area large area within the city, not a the needs of traveling public, not needs of traveling public, not auto
overlay would apply in areas impacted by potential Sea- Tac third specialized zonc, much of the area with auto sales. sales.
zoned CA - commercial arterial. runway. this zoning is adjacent to 1-90.
A small portion of the overlay
zone overlays 1M - med. Approval of a development agreement
Industrial zone and rezone to SPA 4 is required for any
new development within the area
designated SPA 4 on the Comprehensive
Plan
display areas and recreational
vehicle parking areas shall be treated
as parking lots in
Sign Req. Each dealership allowed its Max sign height within Primary building façade: I square Building Elevations Parallel to 1-90: Varies depending on use A. Aggregate Sign Area. The
wall or under marquee sign the Freeway Corridor foot for each linear foot of primary In those instances where a business aggregate sign area for the
as allowed per the sign code. Overlay district: building façade. Each bulidng or is located in a building on property premises shall not exceed one
tenant can have a minimum 30 (individual parcel/lot or part of a and one-half square feet for each
Each dealership is allowed Uses on City street square foot and max 240 square foot development) adjacent to the 1-90 foot of street frontage. Aggregate
one freestanding sign per frontages - 16 feet building-mounted sign. right-of-way, no business shall be sign area for corner lots shall not
street frontage not to exceed allowed wall signage on the building exceed one square foot for each
an area greater than one and Uses adjacent to the Secondary building façade: up to 1/4 elevation which is parallel (parallel foot of street frontage. The
one-half square feet for each freeway - 25 feet square foot for each linear foot of being defined as an angle of 45 pennitted signs enumerated
lineal foot of property building façade. degrees or less) to the freeway below are subject to the total
frontage which the business A maximum of one (I) (including on-ramps or off-ramps) aggregate sign area.
occupies up to a max. of two pole sign is pennitted If the site has no freestanding sign, and considered secondary frontage.
hundred square feet per sign per use, however, only the amount of sign age on building- Where a development consists of B. Multi-Establishment
face and a maximum of four one pole sign in a mounted signs may be increased two or more buildings on property Buildings. may erect the
hundred square feet development is 25% adjacent to the freeway, this following signs up to the
including all sign faces, or: pennitted. limitation shall be restricted to the maximum aggregate sign area:
Freestanding signs: one square foot buildings located closest to the 1-90 1. Building Identification Sign.
One freestanding sign per Placement of pole signs for each linear foot of street right-of-way. These restrictions shall Sign(s) r up to 70 percent of the
street frontage up to 150 - pole signs shall be frontage. Max 50 to 200 square feet. not apply in those cases where the sign area.
square feet per sign face and placed in a planter box, Max height 20 to 35 feet parallel building elevation to the a. Freestanding Signs.
300 square feet for all sign or otherwise freeway (including on-ramps and i. One freestanding sign is
faces plus a max of2 landscaped, with the One freestanding sign per site per off-ramps) is detennined to be the allowed per street frontage of the
accessory ground signs per area of the landscaping street frontage. An additional primary frontage for the building. premises up to a maximum of
street frontage up to 10' high a minimum of one-half monument sign is allowed on street two signs. The maximum sign
and up to 25 square feet per (1/2) of the surface area frontages of 400' or greater. Building Elevations Perpendicular area permitted is 150 square feet.
sign face. of the sign. Monument signs shall be a max of to 1-90: For buildings which are No one face shall exceed 75
64 square feet and 12 foot high. adjacent to 1-90 and have building square feet.
Freestanding sign height is elevations which are perpendicular ii. The freestanding sign shall not
limited to 40' Multiple freestanding signs shall be to or nearly perpendicular to 1-90, exceed a height of 15 feet within
separated by a minimum of 150'. the letters shall be limited to a 15 feet of any lot line abutting a
One electronic message maximum height of two feet and the public street right-of-way. For
board is permitted as a wall An area around the base of each length shall not exceed 15 feet. The each additional one-foot setback
sign, under marquee or free- freestanding sign at least equal to total face area of the shall not beyond 15 feet, the sign height
standing sign. the area of all sign faces must be exceed 30 square feet. may be increased by two feet to
landscaped with Type IV a maximum height of35 feet.
Note: auto dealerships landscaping. Individual Business: An individual Hi. Low, monument signs are
outside of designated auto business located on a separate lot preferred.
mall area are allowed less and not legally part of a multi- b. Wall Signs. One wall sign or
sign area. business development may use one freestanding sign is allowed for
monument as either a primary sor a each street frontage not to
secondary sign. The sign may not be exceed a total of two signs. The
located closer than two feet from maximum sign area permitted is
any property line. The overall height equal to 10 percent of the facade
of the sign shall not exceed 10 feet. to which it is attached.
No more than one monument sign c. Window Signs. Sign area shall
shall be erected for anyone not exceed 20 percent of the total
business. No sign shall obstruct the window area of any facade.
view of motor vehicle operators d. Projecting Signs. On
entering or leaving any oarking area, orooerties where a freestanding
Jurisdiction! Renton Olympia Des Moines Burien Issaquah Kirkland Marysville Oak Harbor Sumner
Zone Name
Auto Mall Improvement Auto Services District Highway Commercial Special Planning Area 4 (SPA 4) Intensive Commercial (IC) Freeway Commercial I Freeway Service -FS C-4 Highway Service Interchange Commercial IC
District Overlay (AS) Zone (H-C) Commercial
Note: this area is located near junction of Note: this designation is applied to a Note: this zone is geared toward Note: this zone is geared toward the
Note: This chart focuses on how SRSI8 and SRS09. It is in an area large area within the city, not a the needs of traveling public, not needs of traveling public, not auto
overlay would apply in areas impacted by potential Sea-Tac third specialized zone, much of the area with auto sales. sales.
zoned CA - commercial arterial. runway. this zoning is adjacent to 1-90.
A small portion of the overlay
zone overlays 1M - med. Approval of a development agreement
Industrial zone and rezone to SPA 4 is required for any
new development within the area
designated SPA 4 on the Comprehensive
Plan
service drive, private driveway, sign cannot be erected due to
street, alley or other thoroughfare. setback requirements or building
placement, a projecting sign may
Multibusiness Development: be allowed in lieu ofthe
Monument signs are permitted for permitted freestanding sign. Said
the purpose of identifying the projecting sign shall not exceed
development and the tenant or 15 square feet (outside
occupants of any multibusiness dimensions). Signs may be
development. A development shall internally illuminated
mean one or more buildings under a e. Awning or Canopy Signs.
common development scheme or Sign area shall be calculated as
common ownership. One monument part of total allowed area for a
sign may be erected for the purpose wall sign. No canopy sign shall
of identifying the development and extend above the top of the
some or all of the tenants or canopy.
occupants of the development at f. Roof signs are prohibited.
each point of vehicle entrance from
public right-ot:'way to such 2. Individual Establishment
development. A monument sign Identification Signs. Each
shall not exceed 10 feet in height individual establishment in a
and 100 square feet total for all faces multi-establishment building is
with a maximum of 50 square feet allowed a minimum of 30 square
for anyone face. At least 25 percent feet of signage as set forth
of each sign face shall identify the below. Aggregate sign area shall
development. Each panel identifying not apply to signs for individual
a tenant shall be at least 14 inches establishments.
high with letters and/or logo at least a. Freestanding signs are
eight inches high. prohibited.
Each sign shall be located at least b. Wall Signs. The maximum
two feet from any vehicle entrance. sign area permitted is equal to 10
percent ofthe facade to which it
is attached.
c. Window Signs. Sign area shall
not exceed 20 percent of the total
window area of any facade.
d. Projecting Signs. Projecting
signs are pennitted e. Awning or
Canopy Signs. Sign area shall be
calculated as part of total
allowed area for a wall sign. No
canopy sign shall extend above
the top of the canopy.
f. Roof signs are prohibited.
g. Suspended Signs.
C. Single Establishment: similar
to Multi-establishment (see
above)
Parking Vehicle sales (large and Retail: 3.5 per 1,000 Auto sales use: per parking study to - Maintenance and Service Business and commercial
Req. small vehicles) with square feet be prepared by applicant Shops:2.5 spaces per work area or buildings: 2.5 for each 1,000
outdoor retail sales areas: bay square feet of gross floor area
Furniture and Carpet Industrial: 1-3 spaces per 1,000 - Motorcycle Sales and Repair:
Jurisdiction! Renton Olympia Des Moines Burien Issaquah Kirkland Marysville Oak Harbor Sumner
Zone Name
Auto Mall Improvement Auto Services District Highway Commercial Special Planning Area 4 (SPA 4) Intensive Commercial (Ie) Freeway Commercial I Freeway Service -FS C-4 Highway Service lriterchange Commercial IC
District Overlay (AS) Zone (H-C) Commercial
Note: this area is located near junction of Note: this designation is applied to a Note: this zone is geared toward Note: this zone is geared toward the
Note: This chart focuses on how SR518 and SRS09. It is in an area large area within the city, not a the needs of traveling public, not needs of traveling public, not auto
overlay would apply in areas impacted by potential Sea-Tac third specialized zone, much of the area with auto sales. sales.
zoned CA - commercial arterial. runway. this zoning is adjacent to 1-90.
A small portion of the overlay
zone overlays 1M - med. Approval of a development agreement
Industrial zone and rezone to SPA 4 is required for any
new development within the area
designated SPA 4 on the Comprehensive
Plan
I per 5,000 squareJeet. The Retail: 1.25 per 1,000 square feet 2.5 spaces per work area or bay Office and professional
sales area is not a parking lot square feet (note: not buildings, banks, dental and
and does not have to comply allowed in this zone but Plant nursery: 3 spaces per 1,000 - Paint and Body Repair Shops: medical clinics: 2.5 for each
with dimensional included for potential square feet 2.5 spaces per work area or bay 1,000 square feet of gross floor
requirements, landscaping or applicability to Federal area;
the bulk storage section Way's new zone) Convenience retail: 3 spaces per - Parts! Accessories, Glass, Tires,
requirements for setbacks 1,000 square feet etc: 1 space per 300 sq ft GFA Planned shopping center: four
and screening. Any for each 1,000 square feet, plus
arrangement of motor Eating and drinking: 13 spaces per - Rental and Leasing: 1 space per six per 1,000 square feet of gross
vehicles is allowed as long 1,000 square feet 500 sq ft GF A, including indoor restaurant area, plus three per
as: display showrooms 100 seats for theater, over an
A minimum 5' perimeter initial 400 seats;
landscaping area is provided; - Sales and D(alership: 1 space per
They are not displayed in 500 sq ft GF A, including indoor
required landscape areas; and display showrooms
Adequate fire access is
provided per Fire - Service Station: 2.5 spaces per
Department approval. work area or bay
Vehicle service and repair - Service Station wi Grocery: 2.5
(large and small vehicles): spaces per work area or bay + 1 per
0.25 per 100 square feet of 200 sq ft GF A
gross floor area.
- Tire Rebuilding and Recapping:
Customer parking shall be 2.5 spaces per work area or bay
designated and striped near
entry drives and visible from - Towing Service and Storage
public streets. Yard:2.5 spaces per work area or
bay
Where possible, customer
parking shall be combined - TrucklTrailer Storage (Outdoor): 1
with adjacent dealership space per 1,000 sq ft GF A
customer parking and shared
access.
Wheel stops must be
installed a min. of2.5' from
sidewalks to prevent bumper
overhang.
Jurisdiction! Elk Grove CA Red Bluff CA Cerrita, CA
Zone Name
Auto Commercial (AC) Freeway Oriented Commercial Development Area Five: Auto
District (FC) Mall/ Restricted Commercial
Permitted Auto sales, rental and leasing, Automobile service stations; Specialized Commercial:
Uses Motorcycle, and Truck sale sand automobile sales and repair Sale of new automobiles
service Towing service
Boat sales, rental, repair Parking lot Related Commercial: service
Marine supply Transit facility related - banks, savings and
Water recreational equipment sales Convenience store and drive through loans, barbershops, beauty shops,
Computer sales and service business cleaners, tailors, shoe repair,
Furniture and equipment sales and Hotels/motels travel service, government, civic;
rental Public unitities art galleries, bakery, bookstores,
MedicalIDental office camera, florist, jewelry stores, gift
Towing service shops, liquor stores, restaurants,
Lawn and garden equipment sales cafes (no drive-in)
and repair
Bar, brew pub, restaurant Office
Physical fitness studio
Supermarket Open Space:
Gun shop Parks, playgrounds, agricultural,
Pet store plant nurseries
Church
Bank, office insurance, real estate Accessory Uses:
Public faciilities Sale of used cars and trucks,
Sale of new trucks, sale of vehicle
parts, auto repair, comparable
uses
Conditional Use:
Dance hall/disco, Movie Theatre, Other Uses- (only allowed if
Indoor recreation facility, certain siting and design
Bike sales and rental conditions are met and uses do
not detract from development of
area for auto sales): RV sales,
boat sales, motorcycle sales, lease
or rent of automobiles, clubs and
meeting halls, health and athletic
clubs, convention centers, hotels
and motels
Min. Lot Min. Lot Size: 10,000 square feet Min. lot size: 6,000 sq. ft Minimum parcel size:
Size/ Max. Height Limit: 40 feet Max building coverage: 60% Specialized Commercial: 1.8
Coverage/ acres
Max. Lot coverage: Max surface coverage: 80%
Building No requirements Related Commercial: 2.0 acres
Height Max building height: 50 feet
Office Commercial: 2.0 acres
(smaller parcel size is only
allowed if an existing parcel)
Parcels may be developed in
phases
Building Height: shall not exceed
a height equal or lesser to the
horizontal distance from the
building and an adjacent arterial
street or four stories in height,
whichever is greater. No building
w/in 58' of the curb face shall
exceed two stories. No building
shall provide vision into an
adjacent residential structure or
TABLE III
Jurisdiction! Elk Grove CA Red Bluff CA Cerrita, CA
Zone Name
Auto Commercial (AC) Freeway Oriented Commercial Development Area Five: Auto
District (FC) Mall! Restricted Commercial
residential vard
Setbacks Rear/Side: 25' between property line Front setback: 10 feet Setbacks From Street frontage:
and structure if near residential dependent upon particular street
property, otherwise 0' Rear setbacklO' frontage and range from 20' to
58'
Property line adjacent to freeway: Side: none unless abutting a r.o.w.,
10' then 5' Adjacent to similar or
nonresidential land: 20'
Adjacent to residential land: 50'
Landscaping Minimum 5' wide along R.O.W Street frontage: varies depending
on particular frontage from min.
Minimum 6' high masonry wall plus 18' to 33'
landscaping along property line if
abutting residential Adjacent to similar or
nonresidential land: setback area
10' wide landscaping for perimeter fully landscaped.
adjacent to freeway
Adjacent to residential land: 20'
5' wide perimeter parking lot minimum landscaped buffer
landscaping plus one interior
landscaped island per every 8
parking stalls
Sign Req. The Special Sign Corridors are
designated along state highways,
county roads, and rivers which
accommodate the traveling public.
These types of corridors have
traditionally attracted large, bright,
gaudy signs in an effort to attract the
attention of the traveler to a business
or a product which mayor may not
be related to the travel-way or the
needs ofthe traveler. The purpose of
the regulations in this section is to
make provisions for signs that
identify the name and type of
business in an aesthetic manner that
compliments the architecture of the
building and serves the needs of the
traveling public.
335-31. Permitted Signs
(a) Identification Signs.
Identification signs attached to a
building and which are visible from
the freeways, County roads, and
County routes, and all freestanding
signs are subject to the provisions of
Section 335-15.
Identification signs attached to a
building and which are not visible
from the freeways, roads and routes
designated are subject to the
provisions of the Zoning Code
relating to signs
Jurisdiction! Elk Grove CA Red Bluff CA Cerrita, CA
Zone Name
Auto Commercial (AC) Freeway Oriented Commercial Development Area Five: Auto
District (FC) Mall/ Restricted Commercial
Building Frontage. The total area of
all signs attached to a building with
less than fifty (50) foot setback from
the street right-of-way line shall not
exceed two (2) square feet per foot
of building frontage. For buildings
with fifty (50) feet or greater setback
from the street right-of-way line, the
total area of all signs shall not
exceed three (3) square feet per foot
of building frontage. For parcels
fronting on more than one public
street, sign area entitlement may be
based on anyone of the street
frontages, not the total frontage;
however, once the allotted sign area
has been computed, it may be
distributed over both faces of the
building fronting on the public
streets.
(b) Driveway And Parking Lot
Directional Signs. Private
directional signs indicating ingress
and egress shall be permitted at each
entry and exit provided the sign does
not exceed four (4) square feet.
(c) Off-Site Directional Sign.
Parcels with no public street
frontage and being served by access
easement, mutual parking
agreement, or a private road may
have one (I) monument sign at the
point of access to a public street or
private street provided:
(1) Maximum area is twenty-four
(24) square feet for a monument
sign.
(2) Maximum height is six feet.
(3) Minimum setback is ten (10) feet
from existing public street
improvements or right-of-way line
as provided in Section 335-09.5(g),
or as otherwise determined by
enforcement agency, when other
than a public street.
(4) Spacing shall be fifty (50) feet
from any other freestanding sign and
shall be located within a landscaped
area with a minimum of three (3)
feet in all directions.
Parking Req. General retail: 4.5 spaces/I,OOO sq. Auto repair/body shop: (a) In addition to the parking
ft GF A 2 spaces per service bay space and improvement
Jurisdiction! Elk Grove CA Red Bluff CA Cerrita, CA
Zone Name
Auto Commercial (AC) Freeway Oriented Commercial Development Area Five: Auto
District (FC) Mall/ Restricted Commercial
Offices: 4.5 spaces/l,OOO squ ft. requirements of Chapter 22.74 of
GFA Auto parts store: this code, the director of
Furniture, major appliance, floor 4 spaces per 1,000 sq. ft. g.f.a. community development may
covering, pian%rgan sales: require additional parking spaces
1.2/1,000 sq. ft. GF A Convenience Store: 4 spaces per and improvements so as to
1,000 sq. ft. g.f.a. enhance the design ofthe
Outdoor sales-Auto sales(boat, development and to provide a
trailer, lumber): 5 spaces for first Furniture store: 2 spaces per 1,000 harmonious circulation scheme
5,000 square feet sales and 1 space sq. ft. g.f.a. between adjacent developments.
for each addl.l,OOO sq. ft sales area
for a Maximum 20 spaces plus 1 Gas station: 1 per 4 pumps plus 1 (b) Adequate off-street parking
space per each employee. per service bay shall be provided to accommodate
all parking needs for employees,
Indoor bulding material sales: 4.5 Restaurant: 1 per every 4 seats visitors, demonstration, rental,
spaces per 1,000 sq. ft GFA service, display and storage
vehicles on the site or other sites
Auto repair/service: 5 spaces per approved by the city council.
1,000 sq. ft. GFA Employee parking shall be
prohibited in adjacent residential
developments. Ifparking
requirements increase as a result
of a change in use or number of
employees, additional off-street
parking shall be provided to
satisfy the intent of Sections
22.15.210 through 22.15.390 and
Chapter 22.74 of this code.
(c) The number of display, new
and used car storage, and service
or repair storage parking spaces
shall be determined by the
director of community
development, and may be in
accordance with the "Space Guide
and Facility Recommendations"
as published by the manufacturer
and established for the specific
make of car authorized to occupy
the automobile facility. Said
parking guide shall be submitted
to the director of community
development as an attachment to
the precise plan and shall be
certified to be the most recent
copy of said parking standards.
The required number of parking
spaces shall be determined by the
"guides" established parking
requirements for the anticipated
annual sales potential plus one-
half of that planned potential
requirement.
22-XXX New vehicle sales.
The following uses shall be pennitted in the freeway commercial (FC} zone subject to the regulations and notes set forth in this sectIOn:
USE ZONE CHART
~ DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS
9 Minimums
!.( ~ Required Yards
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ZONE
FC
USE
Retail
establishment
providing for
new vehicle
sales including
boats,
motorcycles
and
recreational
vehicle RV
sales
SPECIAL REGULA nONS AND NOTES
Process
III
acres
Retail I. If any portion of a structure on the subject property is located less than 100 ft. from an adjacent residential zone, then that portion of the structu",
facilities: I shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of 50 ft. from the property line of the
for every 300 residential zone.
sq. ft of 2. The height of that portion of a structure located 100 ft. or more from a residential zone may exceed 35 ft. above average building elevation to a
gross floor maximum of 55 ft., if all of the following criteria are met:
See notes I _I area a. The additional height is necessary to accommodate the particular use conducted in the building; and
2 b. That portion of the structure is set back an additional one ft. for each one ft. the structure exceeds 35 ft. above average building elevation; and
Oth '. c. An increase in height above 35 ft. will not block views designated by the comprehensive plan; and
d em:lsed d. The increased height is consistent with goals and policies for the area of the subject property as established by the comprehensive plan.
etenl11ne b 3. Used vehicle sales, gasoline service stations, service, maintenance and body shops, car washes, auto supply stores, hazardous waste
on a cas:- y- treatment and storage facilities, and coffee shops are only pennitted as an accessory use to a new vehicle sales establishment.
case basIs 4. Gas pump islands, canopies, and covers over pump islands may not be closer than 25 ft. to any property line, unless located adjacent to a
residential zone, in which case the setback shall be 50 ft. Outdoor vehicle display areas and service areas may not be closer than lOft. to any
property line, unless located adjacent to a residential zone, in which case the setback shall be 50 ft.
5. Auto and boat body repair and/or painting may be pennitted under this section only if:
a. Building layout and design mitigates impact of dust, fumes, noise, glare, odor, or any other discharge on neighboring uses and natural systems;
protects neighboring uses and natural systems from accidental spillage, leakage, or discharge of hazardous material and pollutants;
b. All storage, operations, service, painting, and repair are conducted within enclosed buildings.
6. Truck parking, loading, and maneuvering areas; areas where noise generating outdoor uses and activities may occur; and vents and similar
features must be located as far as possible from any residential zone and secondarily, from any public right-of-way.
7. Hazardous waste treatment and storage facilities must comply with state citing criteria adopted in accordance with Chapter 70.105 RCW.
8. No use or activity shall be conducted that involves the release oftoxic or noxious gases, fumes, or odors.
9. No use or activity shall be conducted that results in the contamination of stonnwater, surface water, or groundwater pursuant to Chapter 21,
Article IV.
10. Public address speakers (PA systems) shall not be audible from an adjacent residential zone.
II. No maximum lot coverage is established. Instead, the buildable area will be detennined by other site development requirements, i.e., required
buffers, parking lot landscaping, surface water facilities, etc.
12. For community design guidelines that apply to the project, see Article XIx. Areas where vehicles are displayed are not subject to the parking lot
design requirements of Section 22-1634(b).
13. For landscaping requirements that apply to the project, see Article XVII. Areas where vehicles are displayed are not subject to the parking lot
landscaping requirements of Section 22-1567.
14. Areas where vehicles are displayed are not subject to the provisions of Article XIII, Section 1113, Outdoor Activities and Storage.
15. For sign requirements that apply to the project, see Article XVIII.
16. For noise standards that apply to the project, see Chapter 10, Article II.
17. Refer to § 22-946 et seq. to detennine what other provisions of this chapter may apply to the subject property.
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Process I, II, ill and IV Ie descrW>ed in
§§ 22-351 - 22-356,
22-361 - 22-370,
22-386-22-411,
22-431 - 22-460, respectively.
L For other information about parking and parking areas, see § 22-1376 et seq.
For details of what may exceed this height limit, see § 22-1046 et seq.
For details regarding required yards, see § 22-1131 et seq.
22-XXX Retail.
The followin
USE
Retail
establishment
selling
household
goods and
furnishings,
household
appliances and
home
electronics
Retail Outlet
centers
lations and notes set forth in this section:
USE ZONE CHART
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FC
SPECIAL REGULATIONS AND NOTES
I. If any portion of a structure on the subject property is located less than 100 ft. from an adjacent residential zone, then that portion of the
structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of 20 ft. from the property line of
the residential zone.
2. If approved through Process III, the height of that portion of a structure located 100 ft. or more from a residential zone may exceed 35 ft.
above average building elevation to a maximum of 55 ft., if all of the following criteria are met:
a. The additional height is necessary to accommodate the particular use conducted in the building; and .
b. That portion of the structure is set back an additional one ft. for each one ft. the structure exceeds 35 ft. above average building elevation;
and
c. An increase in height above 35 ft. will not block views designated by the comprehensive plan; and
d. The increased height is consistent with goals and policies for the area of the subject property as established by the comprehensive plan.
3. Assembly or manufacture of goods on the subject property is permitted only if:
a. The assembly or manufacture is clearly accessory to an allowed use conducted on the subject property and is directly related to and
dependent on this allowed use; and
b. The assembled or manufactured goods are available for purchase and removal from the subject property and are for sale only to retail
purchasers; and
c. There are no outward appearance or impacts from the assembly or manufacture.
4. Restaurants, not exceeding 7,500 square feet in gross floor area, are allowed as an accessory use to the outlet center.
5. Truck parking, loading, and maneuvering areas; areas where noise generating outdoor uses and activities may occur; and vents and similar
features must be located as far as possible from any residential zone and secondarily, from any public right-of-way.
6. Outdoor use, activity, and storage is regulated by Article XIII, Section 1113.
7. No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirements, i.e., required
buffers, parking lot landscaping, surface water facilities, etc.
8. For community design guidelines that apply to the project, see Article XIX
9. For landscaping requirements that apply to the project, see Article XVII.
10. For sign requirements that apply to the project, see Article XVIII.
11. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property.
Process II INone 120 ft. 5 ft. 5 ft. 35 ft. above Retail facilities:
See notes 1 2 and average I for every 300
Possible I 19 ' building sq. ft of gross
Process elevation floor area
1II
See Note
2
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See notes I _II for each 100
2 sq. ft. of gross
floor area for
restaurants
Process I, II, ill and IV are describe' in
§§ 22-351 - 22-356,
22-361-22-370,
22-386 - 22-411,'
22-431 - 22-460, respectively.
~ DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS
9 Minimums
S ~ ReQuired Yards
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For other information about parking and parking areas, see § 22-1376 et seq.
For details of what may exceed this height limit, see § 22-1046 et seq.
For details regarding required yards, see § 22-1131 et seq.
22-XXX Entertainment, etc.
The following uses shall be permitted in the fteeway commercial{FC} zone subject to the regulations and notes set forth in this sectiOn:
~ DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS
9 Minimums
3 ~ Required Yards
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Retail
establishment
providing
entertainment,
recreational or
cultural
services or
activities
Golf driving
range
Process IIINone
Possible
Process
III
See Note
2
Process I, II, ill and N are described in
§§ 22-351 -22-356,
22-361 - 22.370,
22-386 - 22-411,
22-431-22-460, respectively.
Detennined II. If any portion of a structure on the subject property is located less than 100 ft. from an adjacent residential zone, then that portion of the structu. v
on a case-by- shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of20 ft. from the property.line of the
case basis residential zone.
2. If approved through Process Ill, the height of that portion of a structure located 100 ft. or more from a residential zone may exceed 35 ft. above
average building elevation to a maximum of 55 ft., if all of the following criteria are met:
a. The additional height is necessary to accommodate the particular use conducted in the building; and
b. That portion of the structure is set back an additional one ft. for each one ft. the structure exceeds 35 ft. above average building elevation; and
c. An increase in height above 35 ft. will not block views designated by the comprehensive plan; and
d. The increased height is consistent with goals and policies for the area of the subject property as established by the comprehensive plan.
3. No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirements, Le., required
butTers, parking lot landscaping, surface water facilities, etc.
4. Truck parking, loading, and maneuvering areas; areas where noise generating outdoor uses and activities may occur; and vents and similar
features must be located as far as possible from any residential zone and secondarily, from any public right-of-way.
5. Outdoor use, activity, and storage is regulated by Article XIII, Section I III
6. For community design guidelines that apply to the project, see Article XIx.
5. For landscaping requirements that apply to the project, see Article XVII.
7. For sign requirements that apply to the project, see Article XVIII.
8. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property.
9. Minor and supporting structures constructed as a functional requirement of golf driving ranges may exceed the applicable height limitation
provided that the director of community development services determines that such structures will not significantly impact adjoining properties.
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ZONE
FC
SPECIAL REGULA nONS AND NOTES
C For other information about parking and parking areas, see § 22-1376 et seq.
For details of what may exceed this height limit, see § 22-1046 et seq.
For details regarding required yards, see § 22-1131 et seq.
22-XXX Hotel.
The following uses shall be permitted in the freeway commercial (FC) zone subject to the regulations and notes set forth in this sectiOn:
~ DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS
52 Minimums
~ ~ Required Yards
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ZONE
FC
SPECIAL REGULATIONS AND NOTES
I. If any portion of a structure on the subject property is located less than 100ft. from an adjacent residential zone, then that portion of the struCtl.. ~
shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of20 ft. from the property line of the
residential zone.
2. If approved through Process Ill, the height of that portion of a structure located 100 ft. or more from a residential zone may exceed 35 ft. above
average building elevation to a maximum of 55 ft., if all of the following criteria are met:
a. The additional height is necessary to accommodate the particular use conducted in the building; and
b. That portion of the structure is set back an additional one ft. for each one ft. the structure exceeds 35 ft. above average building elevation; and
c. An increase in height above 35 ft. will not block views designated by the comprehensive plan; and
d. The increased height is consistent with goals and policies for the area of the subject property as established by the comprehensive plan.
3. If this use includes accessory meeting, convention or other facilities that will be used by persons other than overnight guests at the hotel, the city
may require additional parking on a case-by-case basis, based on the extent and nature of these accessory facilities.
4. Truck parking, loading, and maneuvering areas; areas where noise generating outdoor uses and activities may occur; and vents and similar
features must be located as far as possible from any residential zone and secondarily, from any public right-of-way.
5. Outdoor use, activity, and storage is regulated by Article XIII, Section Illl
6. No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirements, i.e., required
buffers, parking lot landscaping, surface water facilities, etc.
7. For community design guidelines that apply to the project, see Article XIx.
8. For landscaping requirements that apply to the project, see Article XVII.
9. For sign requirements that apply to the project, see Article XVIII.
10. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property.
Process II I None 120 ft. 5 ft. 5 ft. 35 ft. above lOne for each
See notes I, 2 and average guest room.
Possible I 18 building
Process elevation
III
See Note
2
See notes I -
2
Process L II, ill and IV are described in
§§ 22-351-22-356,
22-361 - 22-370,
22-386 - 22-411,
22-431 - 22-460, respectively.
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C For other information about parking and parking areas, see § 22-1376 et seq.
For details of what may exceed this height limit, see § 22-1046 et seq.
For details regarding required yards, see § 22-1131 et seq.
22-XXX Public utility.
The following uses shall be permitted in the freeway commercialJFC) zone subject to the regulations and notes set forth in this section:
~ DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS
sa Minimums
S ~ Required Yards
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Public utility I Process II INone
Public Utility
20 ft. 15 ft. 15 ft.
See Notes 1,2 and
7
Possible
Process
III
See note
2
Process I, IT, ill and IV are described in
§§ 22-351 - 22.356,
22-361 - 22-370,
22-386 - 22-411,
22-431 - 22-460, respectively.
a
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Public
Utilities:
35 ft
above
average
building
elevation
See notes
1 and 2
-utI:
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Determined on
a case-by-case
basis.
USE ZONE CHART
ZONE
FC
SPECIAL REGULATIONS AND NOTES
1. If any portion of a structure on the subject property is located less than 100 ft. from an adjacent residential zone, then that portion of the structure
shall not exceed 30 ft. above average building elevation and tlie structure shall be set back a minimum of20 ft. from the property line of the
residential zone.
2. If approved through Process III, the height of that portion ofa structure located 100 ft. or more from a residential zone may exceed 35 ft., if all of
the following criteria are met:
a. The additional height is necessary to accommodate the particular use conducted in the building; and
b. That portion of the structure is set back an additional one ft. for each one ft. the structure exceeds 35 ft. above average building elevation; and
c. An increase in height above 35 ft. will not block views designated by the comprehensive plan; and
d. The increased height is consistent with goals and policies for the area of the subject property as established by the comprehensive plan.
3. May be permitted only if locating this use in the immediate area of the subject property is necessary to permit effective service to the area to be
served.
4. If determined necessary to mitigate visual and noise impacts to surrounding properties, the city may require additional landscaping or buffers on a
case-by-case basis.
5. No maximum lot coverage is established. Instead, the buildable area will be-determined by other site development requirements, i.e. required
buffers, parking lot landscaping, surface water facilities, etc.
6. For community design guidelines that apply to the project, see Article XIX
7. For landscaping requirements that apply to the project, see Article XVII.
8. For sign requirements that apply to the project, see Article XVIII.
9. Refer to §22-946 et seq to determine what other provisions of this chapter may apply to the subject property.
LFor other information about parking and parking areas, see § 22-1376 et seq.
For details of what may exceed this height limit, see § 22-1046 et seq.
For details regarding required yards, see § 22-1131 et seq.
22-XXX Public Transit Shelter
The following us~~hall be p~rmitted in the freeway colDl11e~cial(FC) zone subject to the regulations and notes set forth in this section:
USE ZONE CHART
~ DIRECTIONS: FIRST, read down to find use. ., THEN, across for REGULATIONS
sa Minimums
3 ~ Required Yards
;¡ 1:!
~
c" 'O~
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USE
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Ci5
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g
~
<IJ
'0
Ci5
'S
~
~
Public transit process I INone Public Transit
shelter Shelter
0 ft. 0 ft. 0 ft.
Process I, IT. ill and IV are described in
§§ 22-351 - 22-356,
22-361 - 22-370,
22-386 - 22-411,
22-431 - 22-460, respectively.
!;¡
<IJ
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~Ë
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SPECIAL REGULATIONS AND NOTES
ZONE
FC
1. For community design guidelines that apply to the project, see Article XIx.
2. There are no landscaping requirements for this use. The larger site on which it is located is subject to the landscaping requirements of Article XVII.
3. For sign requirements that apply to the project, see Article XVIII.
4. Refer to §22-946 et seq to detennine what other provisions of this chapter may apply to the subject property.
L For other information about parking and parking areas, see § 22-1376 et seq.
For details of what may exceed this height limit, see § 22-1046 et seq.
For details regarding required yards, see § 22-1131 et seq.
22-XXX Personal wireless service facility.
The following uses shall be permitted in the freeway commercial (FC) zone subject to the regulations and notes set forth in this sectIon:
USE ZONE CHART
~ DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS
S2 Minimums
~ ~ Required Yards
... 8
;;;;¡ 0
" -oÒ:
¡.¡ <!) ~
=: .!:: <!)
::I .-
r:::r>
<!) <!)
e>:::e>:::
USE
Personal
wireless
service
facility
<!)
.!:!
tIJ
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'2
e
~
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-0
r;j
See note
2
None ISee Isee Isee
note 1 note note
I 1
See note 5
for allowed
types of
PWSFs
Process I, II, III and IV are described in
§§ 22-351 - 22-356,
22-361 - 22-370,
22-386 - 22-411,
22-431 - 22-460, respectively.
t;¡
<!)
e>:::
'õ ~
... ::I
-§¡t>
'.. Ë
:I:tIJ
Refer to
§22-967
for
maximum
heights
for
allowed
types of
PWSFs
See note 3
~~
~:E
-
mOO
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(.) ,
Ti
-
<!)
fä'
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-0
æ
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See INot
note allowed
4 ona
PWSF
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I
gp
~
~
-0
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r:::r",
~b5
SPECIAL REGULA nONS AND NOTES
ZONE
FC
N/A II. For developed sites, the setback requirements shall be those of the principal use of the subject property. For undeveloped sites, the setback
requirements for new freestanding PWSFs shall be 20 ft. for fiont, side, and rear yards.
2. Subject to meeting all applicable development standards, the review process used shall be Process I, except for the following proposals:
a. Process III for the following proposals:
(I) The PWSF is located within 300 ft. of a residential zone;
(2) The PWSF is located on a structure that is a residence or school or contains a residence or school; or
(3) The PWSF is a new freestanding PWSF.
b. Process IV if the PWSF is a lattice tower accommodating four or more providers.
3. Maximum allowed height for a new freestanding PWSF shall be the minimum necessary to provide the service up to 100 ft., plus any
height granted under § 22-1047. A PWSF shall be allowed up to 120 ft. if there are two or more providers, except that a lattice tower of
between 120 ft. and ISO ft. will be allowed under a combined application of four or more providers.
4. All PWSFs shall be landscaped and screened in accordance with Article XVII of this chapter, and the provisions of the PWSF development
regulations. At a minimum, a five ft. type III landscaping area shall be required around the facility, unless the community development
services director detennines that the facility is adequately screened.
5. New freestanding PWSFs are allowed subject to height limits and collocation provisions. PWSFs are allowed on existing towers, on private
buildings and structures, on publicly used structures not located in public rights-of-way, on existing structures located in the BPA trail, and on
existing structures in appropriate public rights-of-way. Refer to § 22-967 for development standards applicable to allowed types of PWSFs.
6. For all other development standards, see Article XIlI, Section 22-966 et at.
For other information about parking and parking areas. see § 22-1376 et seq.
For details of what may exceed this height limit, see § 22-1046 et seq.
For details regarding required yards, see § 22-1131 et seq.
]
Federal Way City Code
Chapter 22, Article XIII, "Supplementary District Regulations"
22-966 Personal wireless service facilities (PWSF).
(a) Purpose. This section addresses the issues of location and appearance associated with
personal wireless service facilities. It provides adequate siting opportunities through a wide range
of locations and options which minimize safety hazards and visual impacts sometimes associated
with wireless communications technology. The siting of facilities on existing buildings or
structures, collocation of several providers' facilities on a single support structure, and visual
mitigation measures are required, unless otherwise allowed by the city, to maintain neighborhood
appearance and reduce visual clutter in the city.
(b) Definitions. Any words, terms or phrases used in this section which are not otherwise
defined shall have the meanings set forth in FWCC 22-1.
(c) Exemptions. The following antennas and facilities are exempt from the provisions of this
section and shall be permitted in all zones consistent with applicable development standards as
outlined in the use zone charts, Article XI of this chapter, District Regulations:
(1) Wireless communication facilities used by federal, state, or local public agencies for
temporary emergency communications in the event of a disaster, emergency preparedness, and
public health or safety purposes.
(2) Industrial processing equipment and scientific or medical equipment using
frequencies regulated by the FCC; provided such equipment complies with all applicable
provisions of FWCC 22-960, Rooftop Appurtenances, and Chapter 22 FWCC, Article XIII,
Division 5, Height.
(3) Citizen band radio antennas or antennas operated by federally licensed amateur
("ham") radio operators; provided such antennas comply with all applicable provisions of FWCC
22-960, Rooftop Appurtenances, and Chapter 22 FWCC, Article XIII, Division 5, Height.
(4) Satellite dish antennas less than two meters in diameter, including direct-to-home
satellite services, when used as a secondary use of the property; provided such antennas comply
with all applicable provisions of FWCC 22-960, Rooftop Appurtenances, and Chapter 22 FWCC,
Article XIII, Division 5, Height.
(5) Automated meter reading (AMR) facilities for the purpose of collecting utility meter
data for use in the sale of utility services, except for whip or other antennas greater than two feet
in length; provided the AMR facilities are within the scope of activities permitted under a valid
franchise agreement between the utility service provider and the city.
(6) Routine maintenance or repair of a wireless communication facility and related
equipment excluding structural work or changes in height, dimensions, or visual impacts of the
antenna, tower, or buildings; provided, that compliance with the standards of this chapter are
maintained.
(d) Prioritized locations. The following sites shall be the required order of locations for
proposed PWSFs, including antenna and equipment shelters. In proposing a PWSF in a particular
location, the applicant shall analyze the feasibility of locating the proposed PWSF in each of the
higher priority locations and document, to the city's satisfaction, why locating the PWSF in each
higher priority location and/or zone is not being proposed. In order of preference, the prioritized
locations for PWSFs are as follows:
(I) Structures located in the BPA trail. A PWSF may be located on any existing support
structure currently located in the easement upon which are located U.S. Department of Energy/
Bonneville Power Administration ("BP A") Power Lines regardless of underlying zoning.
(Q2002 Code Publishing Co. Page 1
EXHIBIT__K
PAGE-Ì-:JF -.z.
(2) Existing broadcast, relay and transmission towers. A PWSF may be located on an
existing site or tower where a legal wireless telecommunication facility is currently located
regardless of underlying zoning. If an existing site or tower is located within a one mile radius of
a proposed PWSF location, the applicant shall document why collocation on the existing site or
tower is not being proposed, regardless of whether the existing site or tower is located within the
jurisdiction of the city.
(3) Publicly used structures. If the city consents to such location, a PWSF may be located
on existing public facilities within all zoning districts, such as water towers, utility structures, fire
stations, bridges, and other public buildings, provided the public facilities are not located within
public rights-of-way.
(4) Appropriate business, commercial, and city center zoned sites. A PWSF may be
located on private buildings or structures within appropriate business, commercial, and city center
zoning districts. The preferred order of zoning districts for this category of sites is as follows:
BP - Business Park
FC - Freeway Commercial
CP-1 - Corporate Park
OP through OP-4 - Office Park
CC-C - City Center Core
CC-F - City Center Frame
BC - Community Business
. (5) Appropriate public rights-of-way. For the purposes of this section, appropriate public
rights-of-way shall be defined as including those public rights-of-way with functional street
classifications of principal arterial, minor arterial, and principal collector. A PWSF may be
located on existing structures in appropriate public rights-of-way. Structures proposed for
location of PWSFs shall be separated by at least 330 linear feet. Within any residential zone,
neighborhood business (BN) zone, or professional office (PO) zone, there shall be no more than
one PWSF located on an existing structure. Location of a PWSF on an existing structure in an
appropriate public right-of-way shall require a right-of-way permit in addition to the required use
process approval.
The preferred order of functional street classifications for this category of sites is as follows:
Principal Arterial
Minor Arterial
Principal Collector
If the PWSF is proposed to be located in an appropriate public right-of-way and the
surrounding uses or zoning are not the same, that portion of the right-of-way with the most
intensive use and/or zoning shall be the preferred location.
If the PWSF is proposed to be located in an appropriate public right-of-way and surrounding
uses or zoning are the same, the preferred location shall be that portion of the right-of-way with
the least adverse visual impacts.
(6) If the applicant demonstrates to the city's satisfaction that it is not technically possible
to site in a prioritized location, the city reserves the right to approve alternative site locations if a
denial would be in violation of the 1996 Telecommunications Act, as determined by the city.
(Ord. No. 97-300, § 3, 9-16-97; Ord. No. 00-363, § 14, 1-4-00; Ord. No. 01-399, § 3, 8-7-01)
~2002 Code Publishing Co. Page 2
EXHIBIT_H
PAGE-1-0F--&
FWCP - Chapter Two, Land Use
2.2
RELATIONSHIP TO OTHER LAND USE CHAPTERS
The land use concept set forth in this chapter is consistent with all FWCP chapters.
Internal consistency among the chapters of the FWCP translates into coordinated growth
and an efficient use of limited resources. Below is a brief discussion of how the Land Use
chapter relates to the other chapters ofthe FWCP.
Economic Development
Federal Way's economy is disproportionately divided. Based on PSRC's 2000 Covered
Estimates by jurisdiction,- retail and service industries compose more than 70 percent of
Federal Way's employment base. Covered estimates are jobs that are covered by
unemployment insurance. Dependence on retail trade stems primarily from the City's
evolution into a regional shopping destination for South King County and northeast Pierce
County. Increased regional competition from other retail areas, such as Tukwila and the
Auburn SuperMall, may impact the City's ability to capture future retail dollars. To
improve Federal Way's economic outlook, the economic development strategy is to
promote a more diverse economy. A diversified economy should achieve a better balance
between jobs and housing and supports the City's quality of life.
In conjunction with the Economic Development chapter, this Land Use chapter promotes
the following:
.
A City Center composed of mid-rise office buildings, mixed-use retail, and
housing.
.
Community Business and Business Park development in the South 34Sth Street
area.
.
Continued development of West Campus.
.
Continued development of East Campus (Weyerhaeuser Corporate and Office
Park properties).
.
Redevelopment and development of the SR-99 corridor into an area of quality
commercial and mixed use development.
.
Continued use of design standards for non-singleJamily areas.
.
Freewav commercial development focusing on attracting and capturing those
retail dollars presently being lost to other communities and complementing
existing retail uses in the community.
2003 Comp Plan Update
EXHIBIT__- ~
PAGE ~
11-4
FWCP- Chapter Two, Land Use
The land use map designations support development necessary to achieve the above (see
the Comprehensive Plan Designations Map II-I). A complete discussion of economic
development is set forth in the Economic Development chapter.
Capital Facilities
Capital facilities provided by the City include: transportation and streets, parks and open
space, and surface water management.
Infrastructure and Urban Services
The amount and availability of urban services and infrastructure influences the location and
pace of future growth. The City is responsible for the construction and maintenance of
parks and recreation facilities, streets and transportation improvements, and surface water
facilities. Providing for future growth while maintaining existing improvements depends
upon the community's willingness to pay for the construction and financing of new
facilities and the maintenance of existing facilities. As outlined in the Capital Facilities
Plan, new infrastructure and services may be financed by voter-approved bonds, impact
fees, grants, designated capital taxes (real estate excise tax, fuel tax, utility tax), and money
from the City's general fund.
To capitalize on the City's available resources for urban services and infrastructure, this
Land Use chapter recognizes that concentrating growth is far more cost effective than
allowing continued urban sprawl. Concentrating growth also supports the enhancement of
future transit improvements.
Water Availability
Based on reports from the Lakehaven Utility District, the estimated available yield from the
underlying aquifers is 10.1 million gallons per day (MGD, 10-year average based on
average annual rainfall). The District controls which well to use, thus which aquifers are
being pumped from, based on a number of considerations including water levels and
rainfall. In order to reduce detrimental impacts to its groundwater supplies in the recent
past, the District has also augmented its groundwater supplies with wholesale water
purchased from the City of Tacoma through water system interties. In addition, the District
has entered into a long-term agreement with the City of Tacoma and other South King
County utilities to participate in the construction of Tacoma's Second Supply Project (a
second water diversion from the Green River), which will provide additional water supplies
to the region. As a result, the water levels in the aquifers have remained stable, and the
District's water supply capacity will increase to 14.7 MGD on an annual average basis
when Tacoma's Second Supply Project is completed in 2004. Concentrating growth, along
with conservation measures, should help to conserve water.
Water Quality
Maintaining a clean source of water is vital to the health and livability of the City.
Preserving water quality ensures a clean source of drinking water; and, continued health of
the City's streams and lakes. Maintaining water quality is also important for maintaining
2003 Camp Plan Update
EXHTßIT -- ..~
~( ç-'
PAGE-~Je
11-5
FWCP-ChapterTwo, Land Use
LUP36
Develop business parks that fit into their surroundings by grouping similar
industries in order to reduce or eliminate land use conflicts, allow sharing of
public facilities and services, and improve traffic flow and safety.
LUP37
Limit retail uses to those that serve the needs of people employed in the area.
Commercial
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.
Other uses such as cultural/civic facilities, community services, and housing 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, 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.
Community Business
The Community Business designation encompasses two major retail areas ofthe City. It
covers the "strip" retail areas along SR-99 and the large "bulk" retail area found near the
South 34Sth Street area, approximately between SR-99 and 1-5. Community Business
allows a large range of uses and is the City's largest retail designation in terms of area.
The Community Business designation generally runs along both sides of SR-99 from
South 272nd to South 34Sth. A wide range of development types, appearance, ages,
function, and scale can be found along SR-99. Older, single-story developments provide
excellent opportunities for redevelopment.
Due in part to convenient access and available land, the South 34Sth Street area has
become a preferred location for large bulk retailers such as Eagle Hardware, Home Depot,
and Costco. Due to the size of these facilities, the challenge will be to develop these uses
into well functioning, aesthetically pleasing retail environments.
To create retail areas that are aesthetically and functionally attractive, revised development
standards, applied through Community Business zoning and Community Design .
Guidelines, address design quality, mixed-use, and the integration of auto, pedestrian, and
transit circulation. Site design, modulation, and setback requirements are also addressed.
Through regulations in the Community Business land use chart, the size and scale of
hotels, motels, and office uses have been limited in scale so as not to compete with the
City Center.
2003 Camp Plan Update
EXHlBIT .!
PAGEJ ~)I=-'
11-21
FWCP - Chapter Two, Land Use
Goal
LUG6
Policies
LUP38
LUP39
Transform Community Business areas into vital, attractive, mixed-use areas
that appeal to pedestrians and motorists and enhance the community's image.
Encourage transformation of Pacific Highway (SR-99) Community Business
corridor into a quality mixed-use retail area. Retail development along the
corridor, exclusive of the City Center, should be designed to integrate auto,
pedestrian, and transit circulation. Integration of public amenities and open
space into retail and office development should also be encouraged.
Encourage auto-oriented large bulk retailers to locate in the South 348th Street
Community Business area.
Freeway Commercial
The Freeway Commercial designation is intended for areas that are adjacent to Interstate 5
and SR 18 interchanges with convenient freeway access and visibility. Freeway
Commercial areas are typically large in size (five acres or greater). The range of
commercial land uses permitted in these areas is limited to uses that are difficult to site in
the city's other commercially designated areas due to their large site size requirements
and/or difficulty in adapting to pedestrian-oriented areas. Freewav Commercial areas are
particularly suitable for automobile sales. home furnishings centers. and related retail and
service uses that require large tracts of land. convenient freeway access and visibility.
Goal
LUG7
Policies
LUP40
LUP41
LUP42
Encourage the development of limited areas with high levels of freeway access
and visibility as suitable locations for freeway-oriented businesses to locate
within the city in a cohesive development pattern that also meets the
community's product and service needs.
Encourage freeway oriented uses to locate in Freeway Commercial-designated
areas.
Encourage quality regional destination retail development through the
utilization of appropriate design guidelines and development standards.
The development of freeway commercial areas should respond to the needs of
consumers by providing for ease of access and circulation and convenient
grouping of complementary uses.
EXJ:Ilß ~ -r- r
P AGE -A- 0 F --'a:..-
2003 Comp Plan Update
FWCP-ChapterTwo, Land Use
LUP43
Create additional development standards to mitigate impacts to neighboring
residential uses.
Neighborhood Business
There are a dozen various sized nodes of Neighborhood Business located throughout the
City. These nodes are areas that have historically provided retail and/or services to adjacent
residential areas. The FWCP recognizes the importance of firmly fixed boundaries to
prevent commercial intrusion into 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.
Goal
LUG7
Policies
LUP40
LUP41
LUP42
LUP43
LUP44
Provide neighborhood and community scale retail centers for the City's
neighborhoods.
Integrate retail developments into surrounding neighborhoods through attention
to quality design and function.
Encourage pedestrian and bicycle access to neighborhood shopping and
services.
Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate
compatibility with the neighborhood.
Retail and personal services should be encouraged to group together within
planned centers to allow for ease of pedestrian movement.
Neighborhood Business centers should consist of neighborhood scale retail and
personal services.
EXHlBLT- - . t
PAGE_~ )~,
2003 Comp Plan Update
11-23
FWCP-ChapterTwo, Land Use
the PAS will not have to go through prolonged environmental review. This can be a
powerful incentive for private development in the City Center.
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 Twin Lakes
neighborhood.
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.
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
Business Park Business Park
Freeway Commercial Freeway Commercial
Neighborhood Business Neighborhood Business
Corporate Park Corporate Park-l
Commercial Recreation Office Park-4
Open Space & Parks A variety of zoning is assigned.
EXHIBIT_- t.
PAGE '- ~)F_(.
2003 Camp Plan Update
II-55
10-26 General prohibition.
It is unlawful for any person to cause, or for any person in possession of property to allow to
originate from the property, sound that is a public disturbance noise. (Ord. No. 90-37, § I (A), 2-20-90)
10-27 Illustrative enumeration.
The following sounds are public disturbance noises in violation of this article:
(l) The frequent, repetitive or continuous sounding of any horn or siren attached to a motor
vehicle, except as a warning of danger or as specifically permitted or required by law.
(2) The creation of frequent, repetitive or continuous sounds in connection with the starting,
operation, repair, rebuilding or testing of any motor vehicle, motorcycle, off-highway vehicle or internal
combustion engine within a residential district, so as to unreasonably disturb or interfere with the peace
and comfort of owners or possessors of real property.
(3) Yelling, shouting, whistling or singing on or near the public streets, particularly between the
hours of 10:00 p.m. and 8:00 a.m. or at any time and place as to unreasonably disturb or interfere with the
peace and comfort of owners or possessors of real property.
(4) The creation of frequent, repetitive or continuous sounds which emanate from any building,
structure, apartment or condominium, which unreasonably disturbs or interferes with the peace and
comfort of owners or possessors of real property, such as sounds from musical instruments, audio sound
systems, band sessions or social gatherings.
(5) Sound from motor vehicle audio sound systems, such as tape players, radios and compact disc
players, operated at a volume so as to be audible greater than 50 feet from the vehicle itself.
(6) Sound from portable audio equipment, such as tape players, radios, and compact disc players,
operated at a volume so as to be audible greater than 50 feet from the source, and if not operated upon the
property of the operator.
(7) The squealing, screeching or other such sounds from motor vehicle tires in contact with the
ground or other roadway surface because of rapid acceleration, braking or excessive speed around
corners or because of such other reason; provided, that sounds which result from actions which are
necessary to avoid danger shall be exempt from this section.
(8) Sounds originating from construction sites, including but not limited to sounds from
construction equipment, power tools and hammering between the hours of 8:00 p.m. and 7:00 a.m. on
weekdays and 8:00 p.m. and 9:00 a.m. on weekends.
(9) Sounds originating from residential property relating to temporary projects for the
maintenance or repair of horns, grounds and appurtenances, including but not limited to sounds from
lawnmowers, powered hand tools, snow removal equipment and composters between the hours of 10:00
p.m. and 7:00 a.m. on weekdays and 10:00 p.m. and 9:00 a.m. on weekends. (Ord. No. 90-65, § I(B),
7-3-90; Ord. No. 99-341, § 3, 5-4-99)
EXHIBIT.__-
PAGE__-__'
~
'\t=
I
~2002 Code Publishing Co.
Page I
FREEWAY COMMERCIAL SIGNS
22-1601 Signs in nonresidential zoning districts.
(a) Freestanding signs. Permit applications for treestanding signs shall be designated as
qualifying for a high profile, medium profile.. ef low profile sign, or highway profile category A.
based upon criteria regarding both the size and zoning designation of the development. The sign
profile designation shall control the sign types, sign height, sign area and number of signs
allowed.
Separate parcels or pads for single-tenant buildings that comply with all zoning requirements
for single-tenant parcels, excluding access, and are not otherwise tied to an adjacent multi-tenant
center by virtue of architectural style or theme, are permitted one treestanding monument or
pedestal sign not to exceed a maximum sign area of 80 square feet for the total of all sign faces
with no one sign face exceeding 40 square feet.
(1) High profile sign.
a. Criteria. A subject property meeting all of the following criteria is permitted a
high profile treestanding sign:
I. A minimum of 250 feet of trontage on one public right-of-way;
2. A zoning designation of city center core (CC-C) or city center frame (CC-F), or
community business (Be);
3. A multiuse complex; and
4. A minimum site of 15 acres in size.
b. Sign types. The following sign types are allowed for a high profile sign:
I. Pylon or pole signs; provided, however, that any pylon or pole sign must have more
than one pole or structural support;
2. Pedestal signs;
3. Monument signs;
4. Tenant directory signs; and
5. Kiosks.
Sign content for any pylon or pole sign, or for any pedestal or monument sign in lieu of a
pylon or pole sign, may include electronic changeable messages, center identification signs and/or
changeable copy signs. Any high profile sign may be an electrical sign, an illuminated sign,
and/or a neon sign.
c. Sign height. A high profile sign shall not exceed the following maximum heights:
1. Pylon or pole sign: Twenty-five feet;
2. Pedestal or monument signs: Twelve feet if in lieu of a pylon or pole sign.
Otherwise, pedestal and monument signs shall not exceed five feet;
3. Tenant directory or kiosk signs: Six feet unless the sign is set back a minimum of 50
feet trom any public right-of-way, in which case it may be 10 feet.
d. Sign area. A high profile sign shall not exceed the following maximum sign areas:
1. Pylon or pole sign: 400 square feet for the total of sign faces with no one sign face
exceeding 200 square feet;
2. Pedestal or monument signs: 128 square feet for the total of all sign faces with no
one face exceeding 64 square feet;
3. Tenant directory or kiosk signs: 15 square feet per sign face.
e. Number of signs. A subject property qualifying for a high profile sign may have the
following maximum number of signs:
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FREEWAY COMMERCIAL SIGNS
I. Pylon or pole sign: One sign unless the subject property has an additional 500 feet
of street frontage for a total of 750 feet of aggregate frontage on any public rights-of-way, in
which case the subject property will be allowed one additional high profile sign, not to exceed a
maximum of two such signs per subject property;
2. Pedestal or monument signs: If the pedestal or monument sign is in lieu of a pylon
or pole sign, the number of signs allowed shall be determined pursuant to subsection (e)( 1) of this
section. In addition, two monument signs which identify the name of any multiuse complex are
allowed, per entrance from a public right-of-way, not to exceed five feet in height; and
3. Tenant directory or kiosk signs: One sign per frontage on a public right-of-way.
(2) Medium profile sign.
a. Criteria. A subject property that does not qualify for a high profile sign pursuant to
subsection (a)(1) of this section and is not a low profile sign by being zoned office park (OP) or
professional office (PO) pursuant to subsection (a)(3) of this section is permitted a medium
profile freestanding sign.
b. Sign types. The following sign types are allowed for a medium profile sign:
I. Pedestal signs; and
2. Monument signs.
Sign content for any medium profile sign may include electronic changeable messages,
center identification signs and/or changeable copy signs. Any medium profile sign may be an
electrical sign, an illuminated sign, and/or a neon sign.
c. Sign height. The height of a medium profile sign shall be calculated at the rate of 0.75
feet in the sign height for every 10 lineal feet of frontage on a public right-of-way; provided,
however, that sign height shall be calculated at the rate of one and one-half feet in sign height for
every 10 lineal feet of frontage on a public right-of-way for any multi-tenant complex; and
provided further, that such sign shall not exceed a maximum height of 12 feet and every applicant
is entitled to a minimum height of five feet.
d. Sign area. For any multi-tenant complex, sign area allowed for a medium profile signs
shall be calculated at the rate of two square feet per lineal foot of frontage on a public right-of-
way not to exceed a maximum sign area of 128 square feet for the total of all sign faces on each
permitted sign with no one sign face exceeding 64 square feet. For other uses, sign area allowed
for medium profile sign shall be calculated at the rate of one square foot per lineal foot of
frontage on a public right-of-way not to exceed a maximum sign area of 80 square feet for the
total of all sign faces on each permitted sign with no one sign face exceeding 40 square feet.
Notwithstanding the foregoing sign area calculations, every applicant is entitled to a minimum
sign area of 50 square feet for the total of all sign faces with no one sign face exceeding 25 square
feet.
e. Number of signs. A subject property qualifying for a medium profile sign may have
one pedestal or monument sign for each street frontage. Each street frontage exceeding 300 linear
feet and containing more than one vehicular access is permitted one additional freestanding sign.
No subject property may contain more than three freestanding signs regardless of total linear
street frontage and no one street frontage may have more than two freestanding signs.
Freestanding signs shall be located a minimum distance of 200 feet from other freestanding signs
on the same subject property.
(3) Low profile sign.
a. Criteria. A subject property located in the office park (OP) or professional office (PO)
zone is permitted a low profile freestanding sign.
b. Sign types. The following sign types are allowed for a low profile sign:
1. Pedestal signs;
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FREEWAY COMMERCIAL SIGNS
2. Monument signs; and
3. Tenant directory signs.
Sign content for any pedestal or monument sign may include center identification signs
and/or changeable copy signs. Any low profile sign may be an electrical sign, an illuminated sign,
and/or a neon sign.
c. Sign height. A low profile sign shall not exceed the following maximum heights:
1. Pedestal or monument signs: Five feet.
2. Tenant directory signs: Six feet unless the sign is set back a minimum of 50 feet
from any public right-of-way, in which case it may be 10 feet.
d. Sign area.
I. Pedestal or monument signs: Sign area allowed for a low profile sign shall be
calculated at the rate of one square foot per lineal foot of frontage on a public right-of-way;
provided, however, that a low profile sign shall not exceed a maximum sign area of 80 square feet
for the total of all sign faces on each permitted sign with no one sign face exceeding 40 square
feet, and every applicant is entitled to a minimum sign area of 50 square feet for the total of all
sign faces with no one sign face exceeding 25 square feet;
2. Tenant directory signs: 15 square feet per sign face.
e. Number of signs. A subject property qualifying for a low profile sign may have the
following maximum number of signs:
1. Pedestal or monument signs: One sign per frontage on a public right-of-way; and
2. Tenant directory signs: One sign per frontage on a public right-of-way.
(4) Highwav Profile Category A signs.
In addition to the categories available in FWCC Section 22-1601(a)(l-3). a subject
property mav be permitted one of the following freestanding signs if it meets the criteria listed in
highway profile category A below.
a. Highway Profile Category A
I. Criteria. A subject property is permitted an additional highway profile category A
freestanding sign if the subject property meets all of the following criteria:
a. Abuts the right of way ofInterstate 5:
b. Is located in a zoning designation of freeway commercial (PC).
2. Sign types. A pylon or pole sign is allowed, provided, that any pylon or pole sign
must have more than one pole or structural support.
Sign content for any pylon or pole sign, may include center identification signs, provided.
however. that all font sizes used are a minumum 2.5 feet tall. Trademarks or copy write symbols
are exempt from the font size requirement. Any highway profile category A may be an
illuminated sign. and/or a neon sign. Electronic changeable copy and/or changeable COPy signs
are not permitted.
The sign must be oriented toward the freeway (not the off-ramps) and be located near the
property line closest to the freeway and be visible from the freeway.
3. Sign height. A highway profile category A sign shall not exceed 25 feet above the
elevation of the nearest driving lane of the freeway at a point nearest to the proposed location of
the sign. The sign height shall be measured by a licensed surveyor and the applicant shall be
responsible for proyiding the surveyor.
If the subject property has an elevation that is higher than the nearest driving lane of the
freeway. then the sign shall be no taller than 15 feet above the average finshed ground elevation
measured at the midpoint of the sign base.
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FREEWAY COMMERCIAL SIGNS
4. Sign area. A highway profile category A sign shall not exceed 600 square feet for
the total of sign faces with no one sign face exceeding 300 square feet.
If the subject property has an elevation that is higher than the nearest driving lane of the
freeway. then the sign area shall not exceed 400 square feet for the total of sign faces with no one
sign face exceeding 200 square feet.
5. Number of signs. A subject property qualifying for a highway profile sign may have
only one (1) highway profile category A sign per subject property.
6. The applicant shall be responsible for coordinating any such sign with the State of
Washington Scenic Vistas Act.
+11Œ) Combined sign package for adjacent property owners. The owners of two or more
properties that abut or are separated only by a vehicular access easement or tract may propose a
combined sign package to the city. The city will review and decide upon the proposal using
process III. The city may approve the combined sign package if it will provide more coordinated,
effective and efficient signs. The allowable sign area, sign type, sign height and number of signs
will be determined as if the applicants were one multi-tenant complex.
(b) Building-mounted signs.
(1) Sign types. The following sign types may be building-mounted signs and are allowed in
all nonresidential zoning districts:
a. Awning or canopy signs;
b. Center identification signs;
c. Changeable copy signs;
d. Civic event signs;
e. Directional signs, on-site;
f. Electronic changeable message signs;
g. Instructional signs;
h. Marquee signs;
i. Projecting signs;
j. Tenant directory signs;
k. Time and temperature signs;
l. Under canopy signs; and
m. Wall-mounted signs.
Any building-mounted sign may be an electrical sign, an illuminated sign, and/or a neon sign.
(2) Sign height. No sign shall project above the roofline of the exposed building face to which
it is attached.
(3) Sign area. The total sign area of building-mounted signs for each business or tenant,
excluding under canopy signs, shall not exceed seven percent of the exposed building face to
which it is attached; provided, however, that no individual sign shall exceed a sign area of 240
square feet and every applicant is entitled to a minimum sign area of 30 square feet. A multi-
tenant complex which does not use a freestanding sign may have two additional wall-mounted
signs. No one sign may exceed seven percent ofthe exposed building face to which it is attached,
to a maximum of 240 square feet per sign. This sign is in addition to any other tenant signs on
that building face.
(4) Number of signs. The number of building-mounted signs permitted each user is dependent
upon the surface area of the largest single exposed building face of his or her building as follows,
excluding wall-mounted center identification signs:
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FREEWAY COMMERCIAL SIGNS
Largest Exposed Maximum
Building Face Number of Signs
Less than 999 sq. ft. 2
1,000 - 2,999 sq. ft. 3
3,000 - 3,999 sq. ft. 4
4,000 and over sq. ft. 5
Buildings with more than 4,000 square feet on any exposed building face, with several clearly
differentiated departments, each with separate exterior entrances, are permitted one sign for each
different department with a separate exterior entrance, in addition to the five permitted.
No sign or signs may exceed the maximum area permitted for that building face except as
may be specifically permitted by this code. However, an applicant is allowed to move allotted
signs, as calculated in subsection (b)( 4) from one building face to another.
Each business or use shall be permitted under canopy signs in addition to the other permitted
building-mounted signs subject to the size and separation requirements set forth in FWCC 22-
1599( c )(2)(w).
(c) Sign area multipliers. The sign area and sign number allowed, as set forth in subsection
(a)(l)(d) of this section for high profile signs, (a)(2)(d) of this section for medium profile signs,
and (a)(3)(d) of this section for low profile signs and subsection (b)(3) of this section for
building-mounted signs may be increased in the following instances; provided, however, that in
no event shall the sign exceed the maximum sign area allowed:
(1) If no signs on the subject property have internally lighted sign faces, then the total sign
area allowed may be increased by 25 percent.
(2) If all signs, other than center identification signs, are building-mounted signs, the total
sign area allowed may be increased by 25 percent.
(3) A time and temperature sign may be included with any sign and such time and
temperature signs shall not be included for purposes of calculating maximum sign area or
maximum number of signs. (Ord. No. 95-235, § 4, 6-6-95; Ord. No. 96-270, § 3(F), 7-2-96; Ord. No. 99-
348, § 5,9-7-99; Ord. No. 99-357, § 6,12-7-99)
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Federal Way City Code
Chapter 22, Article XVII, "Landscaping"
22-1566 Landscaping requirements by zoning district.
(a) Suburban Estates, SE.
(1) Type III landscaping 10 feet in width shall be provided along all property lines of
nonresidential uses in the SE zoning district, except as provided in FWCC 22-1567 of this article.
(b) Single-Family Residential, RS.
(1) Type III landscaping 10 feet in width shall be provided along all property lines of
nonresidential uses in the RS zoning districts, except as. provided in FWCC 22-1567 of this
article.
(c) Multifamily Residential, RM.
(1) Type III landscaping 20 feet in width shall be provided along all public rights-of-way
and ingress/egress easements.
(2) Type II landscaping 20 feet in width shall be provided along the common boundary
abutting single-family zoning districts.
(3) Type III landscaping 10 feet in width shall be provided along all perimeter lot lines,
except as noted in subsections (c)(1) and (c)(2) of this section.
(d) Professional Office, PO.
(1) Type III landscaping eight feet in width shall be provided along all property lines
abutting public rights-of-way and access easements.
(2) Type I landscaping 10 feet in width shall be provided along all perimeter property
lines abutting a residential zoning district except for schools which shall provide 10 feet of Type
II.
(3) Type III landscaping five feet in width shall be provided along all perimeter lot lines,
except as noted in subsections (d)(1) and (d)(2) of this section.
(e) Neighborhood Business, BN.
(1) Type III landscaping five feet in width shall be provided along all properties abutting
public rights-of-way and ingress/egress easements.
(2) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district.
(3) Type III landscaping five feet in width along all perimeter lot lines except as noted in
subsections (e)(1) and (e)(2) of this section.
(f) Community Business, Be.
(I) Type III landscaping five feet in width shall be provided along all properties abutting
public rights-of-way and ingress/egress easements.
(2) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district.
(3) Type III landscaping five feet in width shall be provided along all perimeter lots lines
except as noted in subsections (f)(I) and (f)(2) ofthis section.
(g) Freeway Commercial
(I) Type III landscaping 10 feet in width shall be provided along the perimeter of parking
areas abutting public rights-of-way.
(2) Type I landscaping 20 feet in width shall be provided along the perimeter of property
abutting a residential zone.
(3) Type III landscaping five feet in width shall be provided along all perimeter lot lines.
except as noted above.
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~ (h) City Center, Cc.
(I) Type III landscaping five feet in width shall be provided along the perimeter of
parking areas abutting public rights-of-way.
(2) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district.
(3) Type III landscaping five feet in width shall be provided along all perimeter lot lines
except as noted in subsections (g)(1) and (g)(2) of this section.
W ill Office Park, OP; and Corporate Park, CP-I.
(1) Type III landscaping 10 feet in width shall be provided along all property lines
abutting public rights-of-way and access easements.
(2) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district.
(3) Type III landscaping five feet in width shall be provided along all perimeter lot lines,
except as noted in subsections (h)(1) and (h)(2) of this subsection.
(i) Manufacturing Pmk, },fP. (j) Business Park. BP.
(1) Type II landscaping 10 feet in width shall be provided along all property lines
abutting public rights-of-way and access easements.
(2) Type I landscaping 25 feet in width shall be provided along the perimeter of the
property abutting a residential zoning district.
(3) Type II landscaping 10 feet in width shall be provided along the perimeter of the
property abutting a nonresidential zoning district, except MP zones.
(4) Type III landscaping five feet in width shall be provided along all perimeter lot lines
except as noted in subsections (i)(1), (i)(2), and (i)(3) of this section. (Ord. No. 93-170, § 4, 4-20-93;
Oed. No. 96-270, § 3(E), 7-2-96)
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Federal Way City Code
Chapter 22, Article XIX, Community Design Guidelines
22-1638 District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines
apply to individual zoning districts:
(a) Professional office (PO), neighborhood business (BN), and community business (Be).
and &eeway commercial (PC).
(1) Surface parking may be located behind the building, to the side( s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634( d).
(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way; and should incorporate windows and other methods of articulation.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-
of-way or pedestrian area.
(4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-
coated mesh and powder-coated poles.
For residential uses only:
(5) Significant trees shall be retained within a 20-foot perimeter strip around site.
(6) Landscaped yards shall be provided between building(s) and public street(s). Parking
lots should be beside or behind buildings that front upon streets.
(7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior
of the project and the public sidewalk.
(9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
This shall not apply to public parks and school stadiums.
20'
Fí~n.: (. . $i:c. 12. (.3fI <a)
(10) Principal entries to buildings shall be highlighted with plaza or garden areas
containing planting, lighting, seating, trellises and other features. Such areas shall be located and
designed so windows overlook them.
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fi\i.1lt"l1. &....Z2. 1633 (II:)
(II) Common recreational spaces shall be located and arranged so that windows overlook
them.
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Fif'UI/I: II> . ~. 22. 6~ (it)
(12) Units on the ground floor (when permitted) shall have private outdoor spaces
adjacent to them so those exterior portions of the site are controlled by individual households.
Fj:uI\; 19. s.x. 22 - 16~ ¡.)
(13) All new buildings, including accessory buildings, such as carports and garages shall
appear to have a roof pitch ranging from at least 4:12 to a maximum of 12: 12.
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Pi~Jt'e 2O-~. 22-16)8 (..i
(14) Carports and garages in front yards should be discouraged.
(15) The longest dimension of any building facade shall not exceed 120 feet. Buildings
on the same site may be connected by covered pedestrian walkways.
(16) Buildings should be designed to have a distinct "base", "middle" and "top" The base
(typically the first floor) should contain the greatest number of architectural elements such as
windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection
by comparison may be simple. (Note: single-story buildings have no middle.) The top should
avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to
pitched, vaulted or terraced, etc.
figtlrç 21 - ~y, 'l1. . 16:»J (10
(17) Residential design features, including but not limited to entry porches, projecting
window bays, balconies or decks, individual windows (rather than strip windows), offsets and
cascading or stepped roof forms shall be incorporated into all buildings. Window openings shall
have visible trim material or painted detailing that resembles trim.
(b) Office park (OP), corporate park (CP), and business park (BP).
(I) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634( d).
(2) Buildings with ground floor retail sales or services should orient major entrances,
display windows and other pedestrian features to the right-of-way to the extent possible.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-
of-way or pedestrian area.
(4) If utilized, chain-link fences visible from public rights-of-way shall utilize v.inyl-
coated mesh and powder-coated poles.
For non-single-family residential uses only:
(5) Subsections (a)(5) through (A)(l7) of this section shall apply.
(c) City center core (CC-C) and city center frame (CC-F).
(I) The city center core and frame will contain transitional forms of development with
surface parking areas. However, as new development or re-development occurs, the visual
@2002 Code Publishing Co. Page 3
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PAGE. 3 It ---
dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be
located as follows:
a. The parking is located behind the building, with the building located between the
right-of-way and the parking areas, or it is located in structured parking; or
b. All or some of the parking is located to the side(s) of the building; or
c. Some short-tenn parking may be located between the building(s) and the right-of-
way, but this shall not consist of more than one double-loaded drive aisle, and pedestrian
circulation shall be provided pursuant to FWCC 22-1634(d).
Large retail complexes may not be able to locate parking according to the above guidelines.
Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface
parking between the building(s) and the right-of-way. However, this form of development shall
provide for small building(s) along the right-of-way to break up and reduce the visual impact of
the parking, and pedestrian circulation must be provided pursuant to FWCC 22-1634(d). For
purposes of this guideline, retail complex means the entire lot or parcel, or series of lots or
parcels, on which a development, activity or use is located or will locate.
(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way; and should incorporate windows and other methods of articulation.
(3) Building facades that are visible from a right-of-way and subject to modulation per
FWCC 22-1635(b), shall incorporate facade treatment as follows:
a. The facade incorporates modulation and/or a landscape screening, pursuant to
FWCC 22-1635(b); and
b. The facade incorporates an arcade, canopy or plaza; and/or one or more
articulation element listed in FWCC 22-1635( c )(2); provided, that the resulting building
characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to
a sense of public space, and reinforce the pedestrian experience.
(4) Drive-through facilities and stacking lanes shall not be located along a facade of a
building that faces a right-of-way.
(5) Above-grade parking structures with a ground level facade visible from a right-of-
way shall incorporate any combination of the following elements at the ground level:
a. Retail, commercial, or office uses that occupy at least 50 percent of the building's
lineal frontage along the right-of-way; or
b. A 15-foot-wide strip of Type III landscaping along the base of the facade; or
c. A decorative grille or screen that conceals interior parking areas from the right-of-
way.
(6) Facades of parking structures shall be articulated above the ground level pursuant to
FWCC 22-1635(c)(l).
(7) When curtain wall glass and steel systems are used to enclose a building, the glazing
panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or
pedestrian area.
(8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used.
For non-single-family residential uses only:
(9) Subsections (a)(5) through (a)(17) of this section shall apply.
(d) For all residential zones.
(I) Non-residential uses. Subsections (a)(5) through (a)(lO) and (a)(13) through (a)(l7) of
this section shall apply.
(2) Non-single-family residential uses. Subsections (a){5) through (a)(l7) of this section
shall apply. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Oed. No. 01-382, § 3, 1-16-01)
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FWCP - Chapter Four, Economic Development
Retail Areas
.
SeaTac Mall and other regional retailers within the City redevelop/reposition to meet
changing consumer demand and become more competitive with other regional
retailers.
.
High-volume retail in Federal Way increases faster than population.
.
Growth in resident-serving retail occurs in the City Center, existing commercial
nodes~ and in redevelopment areas along SR-99.
.
Neighborhood scale retail development keeps pace with population growth and to an
increasing extent, is accommodated within mixed-use buildings in more concentrated
neighborhood villages.
.
Pedestrian-oriented retail development emerges gradually in the redeveloped City
Center.
.
Small amounts of retail use occur on the ground floor of offices, residential buildings,
and parking structures.
.
Neighborhood scale retail development in concentrated neighborhood villages
emerges in response to growth in multiple-family concentrations in the I-5/SR-99
corridor and new single-family development on the east side ofl-5.
.
Old, outdated strip centers along the SR-99 corridor redevelop as a mix of retail,
office, and dense residential uses.
.
The large truck-stop facility at the intersection of Enchanted Parkway and South
348th Street is redeveloped into a retail or mixed-use commercial center.
.
Freeway oriented commercial development providing for automobile sales. home
furnishings centers. hotels and related retail and service uses are located adjacent to 1-5
and SR-18 within areas of appropriate size and with convenient access and visibility.
Office Development
.
Offices of regional, national, and/or international firms locate in West Campus, East
Campus, and the City Center.
.
Garden, high-rise, and mid-rise office space, and modern light-industrial buildings
increase rapidly in areas with land assembled for business parks and in redeveloped
retail areas.
.
Office development is integrated with retail, residential, and business parks.
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2003 Camp Plan Updates
IV 15