LUTC PKT 04-18-2005
City of Federal Way
City Council
Land Use/Transportation Committee
Apri118, 2005
5:30 p.m.
City Hall
Council Chambers
MEETING AGENDA
1. CALL TO ORDER
2. APPItov AL OF MINUTES: April 4, 2005
3. PUBLIC COMMENT (3 minutes)
4. BUSINESS ITEMS
B.
1 sl Avenue South at South 3121)¡ Street Access Management
Action Perez/5 Min
Action Perez/l0 Min
Action Clark/IS Min
Information Conlen/l5 Min
A.
AG #03~141 - 2003 Citywide Pavement Marking Project Acceptance
c.
2004 Comprehensive Plan Amendments
D.
Briefing on Cottage Housing
5. FUTURE MEETINGS/AGENDA ITEMS
6. ADJOURN
Committee Members
Jack Dovey, Chair
Eric Faison
Michael Park
City Staff
Kathy McClung. Community Development Services Director
Marianne Stiles. Administrative Assistant
253-835-2701
G:\LUTC\LUTC Agendas and Summaries 2005\04.18.05 LUTC Agenda.doc
City of Federal Way
City Council
Land Use/Transportation Committee
April 4, 2005
5 :30 pm
City Hall
Council Chambers
MEETING MINUTES
In attendance: Committee Members Jack Dovey, Chair, and Council Members Michael Park and Eric Faison; Deputy Mayor
Linda Kochmar; Council Member Jeanne Burbidge and Jim Ferrell; Public Works Director Cary Roe; City Attorney Pat
Richardson; and Administrative Assistant E. Tina Piety.
1.
CALL TO ORDER
Chair Dovey called the meeting to order at 5:30 p.rn.
2. RECESS - Field trip to the site. Mr. Roe gave the Committee an overview of his memo and explained four issues staff
feels the Committee should consider during the field trip and during their deliberations, which are to be held once they return.
3.
RESUME - The meeting reconvened at 6:21 p.m.
4.
APPROVAL OF MEETING MINUTES
The minutes of March 21, 2005, were approved.
5. PUBLIC COMMENT
None
6.
BUSINESS ITEMS
A. Lloyd Request for Amending Designated Vehicle Routes (376th/373rd) - King County closed this route to trucks
before the City incorporated. The City does not know why they closed the route to trucks. Before that time, Lloyd
Enterprises had used this route to travel to jobs to the south. Currently, their trucks must travel north and then south,
which adds some 45 - 60 minutes to the trip and adversely affects their ability to effectively bid on jobs to the south. Mr.
Couper, from Lloyd Enterprises, came to the front to answer the Committee's questions.
Bob Couper - Tn response to the Committee's questions, he commented that the total number of truck trips
from the gravel pit is 60 - 100 per day. When they were competitive to the south, some 20 - 30 percent of
these trips used the route under discussion. The pit is open from 6:30 a.m. to 7:00 p.m., but for the most part,
trucks are traveling in and out of the pit between 7:00 a.rn. and 2:30/3:00 p.m. They want to avoid rush hour
traffic. He stated they feel they can increase the tax base. They lost 15 - 20 percent of their capacity and
approximately 200 jobs when they lost the southern route.
The Committee discussed the staff's four areas of concern.
1.
Hylebos Creek bridge capacity. Due to the 1-5 HOV project, Hylebos Creek and the bridge may be moved further to
the east. If this is done, the new bridge would be built to handle the trucks. A bridge capacity evaluation could be
done in 30 to 60 days, possibly sooner.
G:\LUTCILUTC Agendas and Summaries 2005\04-04-05 LUTC Minutes,do<
Land UselTransportation Committee
Page 2
April 4, 2005
2.
Roadway pavement section evaluation. The Federal Way section of this route was paved about two years ago. Mr.
Roe commented that while the Federal Way pavement is in good shape, it is unknown what the road bed beneath the
pavement is like and how it would handle the trucks. A pavement evaluation could also take 30 to 60 days.
3.
Potential intersection improvements. Mr. Roe feels the sight distance and turning radius at the Milton Road and
South 376th Street intersection is probably fine, an analysis should be done to be sure. The vegetation at the 8th
Avenue South and South 373rd intersection is a significant problem. Mr. Roe commented that regardless of the
outcome of this meeting, he will probably ask the property owners to trim the vegetation themselves, or allow the
City to use City equipment to trim the vegetation. He commented that an analysis should also be done on the turning
radius at this intersection. The Committee discussed the suggested Traffic Signal Warrant Analysis for South 373rd
Street and Pacific Highway South. When asked if the state would pay for the light (considering that Pacific Highway
South is a state road), Mr. Roe replied that they might only if the Traffic Signal Warrant Analysis showed a need for
a signal. Mr. Couper commented that their trucks traveled that intersection before the restriction with no problems.
4.
Possible neighbor/public opposition. The Committee agreed that if this proposal goes forward, a neighborhood
meeting should be held.
Council Member Ferrell suggested that a first step should be to find out why King County closed the route to trucks. The
Committee expressed concern with the speed of the trucks. Mr. Couper replied that are very careful with their speed.
They would probably travel the route in question at about 20 mph. Mr. Couper asked the Committee if the trucks could
be allowed to use this route on the return trip. The trucks would be empty.
Joshua Ubanks - He commented that the City should review the history of why the road was closed before
spending money on the bridge analysis.
It was moved to direct staff to research the King County history and if no significant reason is found for the restriction,
proceed concurrently with the bridge analysis and roadway evaluation. The motion died for the lack of a second. It was
m/s/c to direct staff to request from Lloyd Enterprises, Inc. the necessary funds to conduct the above listed analysis
(namely the bridge capacity evaluation) so the City can còmprehensively evaluate their request and identify any required
improvements; with the understanding that staff will research the King County history.
5.
FUTURE MEETINGS
The next scheduled meeting will be April 18, 2005.
6.
ADJOURN
The meeting adjourned at 6:56 p.rn.
G,\LUTL~LUTC Agendas and Summaries 2005\04-04-05 LUTC Minutes,doc
CITY OF FEDERAL WAY
MEMORANDUM
DATE:
TO:
VIA:
FROM:
SUBJECT:
April 18, 2005
Land Use and Transportation Committee
David H. ~ Manager
Rick Perez, P.E., City Traffic Engineer ff[
A G# 03-141, 2003 Citywide Pavement Marking Project - Project Acceptance
POLlCY QUESTION:
Should the City Council accept the 2003 Citywide Pavement Marking Project perfonned by Stripe Rite, Inc. as
complete?
BACKGROUND:
Prior to release of retainage on a Public Works construction project, the City Council must accept the work as
complete to meet both State Department of Revenue and State Department of Labor and Industries requirements.
The 2003 (extended for 2004) contract with Stripe Rite, Inc. is complete. The final construction contract amount
is $99,226.89. This is $28,773. I I below the $128,000.00 (including contingency) budget that was approved by
the City Council on April 6, 2004.
OPTIONS:
1. Authorize final acceptance of the completed 2003 Citywide Pavement Marking Project, perfonned by
Stripe Rite, Inc., in the amount of $99,226.89 as complete.
2. Do not authorize final acceptance of the completed 2003 Citywide Pavement Marking Project, perfonned
by Stripe Rite, Inc. as complete and provide direction to staff.
STAFF RECOMMENDATION:
Staff recommends forwarding Option 1 to the May 3, 2005 City Council Consent Agenda for Approval:
Authorize final acceptance of the completed 2003 Citywide Pavement Marking Project, perfonned by
Stripe Rite, Inc., in the amount of $99,226.89 as complete.
COMMITTEE RECOMMENDATION:
Forward the above staff recommendation to the May 3, 2005 City Council Consent Agenda.
AI'I)ROV AI.. OF COMMITTKI<: I{EPORT~ ..'
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1-.-' , Jack' [)'i)\:ey, Chair
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CITY OF FEDERAL WAY
MEMORANDUM
DATE:
TO:
VIA:
FROM:
SUBJECT:
April 18, 2005
Land Use and Transportation Committee
David H. ~anager
Rick Perez, P.E., -~~ ~r~flC Engineer (qjJ
]st Avenue S at S 31:ih Street Access Management
POLICY QUESTION:
Should the City restrict left turns from commercial businesses on 1 st Avenue S north of S 31 ih Street?
BACKGROUND:
A citizen comment before the City Council on March 15, 2005, raised the concern of the safety of the access to the
commercial businesses on the northwest cornier of 1 st Avenue S at S 3Iih Street. Two businesses are located here: a
7~11 store with gas pumps, and a Papa Johns' takeout pizza store. The stores share two driveways on each street,
located immediately adjacent to the corner of the intersection, and 75 feet beyond these, as shown in Attachment A.
Under current code, a new development would be permitted only one driveway on each street, and each would be
restricted to right-inlright-out access only.
The collision history demonstrates the highly variable nature of collision experience in relatively low-volume
conditions, as shown in the table below:
Year Number of Collisions
1997 0
1998 0
1999 4
2000 1
2001 0
2002 1
2003 3
2004 3
Of the twelve reported collisions from 1997 through 2004, only two would not have been preventable by left~turn
restrictions. Nine of the ten involved left turns out of the driveways onto 1st Avenue S. No driveway~related collisions
occurred on SW 3Izth Street.
The two businesses have been notified by letter that potential access restrictions are under consideration.
OPTIONS:
Options Positives Negatives
1. No Action . No impact to business access . No safety improvement
2. Install striping and signing revisions to . Low construction cost to . Reduces business access
restrict left turns (See Attachment B) implement ($1000) . Requires police
. Improves safety ifnot violated enforcement to assure
effectiveness in improving
safety
3, Tnstall raised curbing and signing to . Self-enforcing . Reduces business access
restrict left turns (See Attachment C) . Improves safety
. Moderate construction cost to
implement ($2500)
Staff Recommendation:
Staffrecommends forwarding Option 3 to the May 3, 2005 City Council Consent Agenda for Approval:
Install raised curbing and signing to restrict left turns.
Committee Recommendation:
Forward the above staff recommendation to the May 3,2005 City Council Consent Agenda.
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CITY OF FEDERAL WAY
MEMORANDUM
March 30, 2005
To:
Jack Dovey, Chair
Land Use/Transportation Committee (LUTC)
David M~ger
Kathy McClung, Director of Community Development Services ~
Margaret H. Clark, AICP, Senior Planner ~
VIA:
FROM:
SUßJECT:
2004 Comprehensive Plan Update
MEETING DATE:
Apri118,2005
l.
BACKGROUND
The 2004 Comprehensive Plan Amendments includes the following three components:
I. Puget Center Partnership Request ~ Request from the Puget Center Partnership to
change the comprehensive plan designation and zoning of 4.03 acres located north of
South 31th Street and east of 1 s\ Avenue South from Professional Office (PO) to
Neighborhood Business (BN) (Exhibit 1).
2. Housing Chapter Update - Update of "Chapter 5, Housing," of the Federal Way
Comprehensive Plall (FWCP) (Exhibit 2).
3. Kitts Comer Request - Request from Jon Potter to change the comprehensive plan
designation and zoning of approximately 46 acres from Business Park (BP) to
Community Business (BC) and Mu1ti~Family (RM 2400) (Exhibit 3). (This request
will be presented to the LUTC on May 2, 2005, and a staff report will be provided to
you approximately one week prior to the meeting.)
Attached are the following:
1. Exhibit 4 - March 15,2005, Staff Report to Planning Commission with Exhibits A-F
2. Exhibit 5 ~ March 23, 2005, Planning Commission Minutes
II. PROCEDlJRAL SUMMARY
2/19/05 Issuance of Determination of N onsignificance pursuant to the State Environmental Policy
Act (SEPA)
Land/Use Transportation Committee
2004 Comprehensive Plan Update
3/07/05 End of SEP A Comment Period
3/21/05 End of SEP A Appeal Period
3/23/05 Public Hearing before the Planning Commission
4/18/05 Presentation to LUTC on Puget Center Partnership Request and Chapter 5, Housing
5/2/05
Presentation to LUTC on Kitts Corner
5/17/05 City Council Public Meeting
6/7/05
Second City Council Public Meeting and Adoption of Ordinance
III. SITE-SPECIFIC COMPREHENSIVE PLAN CHANGE
1.
Background -
In September 2003, the City received one site-specific request for a comprehensive plan
amendment and rezone. Paul Benton, on behalf of the Puget Center Partnership, submitted a
request to amend the comprehensive plan designation and zoning of 4.03 acres located north of
South 312th Street and east of 1 st A venue South from Professional Office (PO) to Neighborhood
Business (BN) (Exhibit I). .
2.
Summary -
File Number:
Parcel No's:
Location:
Size:
Applicant:
Owner:
Request:
00-1 04926~00 UP
082104~9074, 082104-9076 & 082104-9167
North of South 312th Street and east of 1 st Avenue South (Exhibit 6)
4.03 acres
Paul Benton on behalf of Puget Center Partnership
Same
Request to change the comprehensive plan designation and zoning from
Professional Office (PO) to Neighborhood Business (BN)
Existing
Cornprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
Professional Office
Professional Office (PO)
Neighborhood Business
Neighborhood Business (BN)
3.
Public Comments Received Prior to Planning Commission Public Hearing-
a)
Telephone can from Della Giesler, the property owner at 140 South 31th. Ms. Giesler was
interested in obtaining more infonnation about the request.
b)
March 2, 2005, email from Greg Fewins, Deputy Director of Community Development
Services, concerning telephone call from Roddy Nahon (Exhibit 7).
Land/Use Transportation Committee
2004 Comprehensive Plan Update
March 30, 2005
Page 2
c)
March 4, 2005, letter from Robert Roper, President, Mirror Lake Residents' Association
(Exhibit 8).
4.
Stai{ Recommendation -
Staff recommends that the Puget Center Partnership request to change the comprehensive plan
designation and zoning from Professional Office (PO) to Neighborhood Business (BN) be
granted.
5.
Public Testimony Provided to Planning Commission -
During the Planning Commission public hearing, Bob Roper testified on behalf of the Mirror
Lake Residents' Association. He stated that the Association had a number of concerns (Exhibit
8), chief of which was the impact on Mirror Lake's water quality.
6.
Planning Commission Recommendation on Puget Center Partnership Request -
During the Planning Commission hearing, the owner, Paul Benton, submitted a letter (Exhibit 9)
to the Planning Commission which stated that as a condition of receiving the BN comprehensive
plan designation and zoning, he would deed restrict the property from being used as a bar,
tavern, cocktail lounge, adult bookstore, adult video store, or other adult entertainment business,
and for the renting, leasing, or selling of any boat, motor vehicle, or trailer. The Planning
Commission recommended approval of the comprehensive plan amendment and rezone from
Professional Office (PO) to Neighborhood (BN) based on a five to one (5~1) vote on condition
that the deed restriction was placed on the property (Exhibit 5). As can be seen from the
following table, of the restricted uses proposed by Mr. Benton, only bar, tavern, or cocktail
lounge is allowed in the BN zone.
Use Neighborhood Business Professional Office
Office use X X
Retail (grocery, produce, drugs, personal care,
books, liquor, hardware, garden, retail nursery
stock, household goods, furnishings, clothing, X
variety, home electronics, sporting goods, works of
art) (40,000 sq. ft. max)
Bank & related financial service (40,000 sq. ft. X
max)
Retail providing laundry, dry cleaning, beauty/ X
barber, video rental, shoe repair (40,000 sq. ft. max)
Private lodge or club (10,000 sq. ft. max) X
Art gallery X
Restaurant or tavern (7,500 sq. ft. max.) X
Fast food restaurant (5,000 sq. ft,) X
Health Club (25,000 sq. ft. max) X
Retail providing entertainment, recreational, or X
cultural services & activities (25,000 sq. ft. max)
Vehicle service station or car wash X
Land/Use Transportation Committee
2004 Comprehensive Plan Update
March 30, 2005
Page 3
Use Neighborhood Business Professional Office
Retail providing vehicle service or repair (within an X
enclosed building)
School X X
Day care facility (except Class 11 home occupation) X X
Multi-unit (stacked) housing (not on the ground X
floor) (I8 du/acre)
Group home Type n'-A2 X
Group home Type II-BJ X
Social services transitional housing,4 Type As X
Social services transitional housing, Type B6 X
Government facility X X
Public transit shelter X X
Public utility X X
Public park X X
Personal wireless service facility X X
Church X
7.
Land Use/Transportation Committee Options -
The Committee has the following options:
1.
Recommend that the full Council accept the Planning Commission's
recommendation and adopt an ordinance approving the request by the Puget Center
Partnership to change the comprehensive plan designation and zoning of 4.03 acres located
north of South 312th Street and east of 1st Avenue South from Professional Office (PO) to
Neighborhood Business (BN) based on the recording of a deed restriction.
I Group home type II means housing for juveniles under the jurisdiction of the criminal justice system. Such groups include state-
licensed group care homes or halfway homes for juveniles who provide residence in lieu of sentencing or incarceration, halfway
houses providing residence to juveniles needing correction, or for those selected to participate in state-operated work release and
pre-release programs.
2 Group homes type II-A: Maximum number of 12 residents including resident staff.
J Group homes type II-B: Thirteen or more residents including residential staff. Maximum number determined on a case-by-case basis.
4 Social service transitional housing means facilities other than offices and group homes, operated by a nonprofit social service
agency, licensed as required by the state, providing temporary and transitional housing to individuals on an as-needed basis
including, but not 1imited to, emergency shelters, homeless shelters, and other such crisis intervention facilities. This classification
includes domestic violence shelters as defined herein, except that such shelters wherein the total number of residents does not
exceed the maximum number allowed under the "family" definition, may be permitted outright in all residential zones.
5 Social service transitional. housing Type A: Maximum number of residents to be consistent with the maximum number of
unrelated adults allowed under the zoning definition offamily.
6 Social service transitional housing Type B: All social service transitional housing not meeting the definition of "Type A,"
above. Maximum number determined on a casc-by-case basis.
The limitation on the number of residents in social service transitional housing shall not be applied if it prohibits the City from
making reasonable accommodations to disabled persons in order to afford such person equal opportunity to use and enjoy a
dwelling as required by the Fair Housing Amendments Act of 1988, 42 use 3604(t)(3)(b).
Land/Use Transportation Committee
2004 Comprehensive Plan Update
March 30, 2005
Page 4
2
Recommend that the full Council modify the Planning Commission's
recommendation and adopt an ordinance approving the request by the Puget Center
Partnership to change the comprehensive plan designation and zoning of 4.03 acres located
north of South 31 zth Street and east of I st A venue South from Professional Office (PO) to
Neighborhood Business (BN) with no conditions.
3.
Recommend that the full Council disapprove the request by resolution, retaining the
Professional Office (PO) comprehensive plan designation and zoning.
IV. PROPOSED AMENDMENTS TO CHAPTER 5, HOUSING
1.
2.
Summary of Amendments -
In addition to new language, existing sections have been rearranged to improve the functioning
of the chapter. The following summarizes only substantive changes:
a)
Page V-5. The section on Countywide Policies has been moved from page V -3 to page V ~ 5
and revised to more clearly describe the goals of the Countywide Planning Polices relating
to the provision of affordable housing.
b)
Pages V-6 - V-24. 5.2 Federal Way and its Housing - This section has been updated based
on different sources such as the 2000 Census, the April 2004 Office of Financial
Management Population Estimates, Northwest Multiple Listing, and Dupre + Scott.
c)
Page V-21. The Housing Capacity section has been revised to identify ways of increasing
capacity to meet the City's housing targets.
d)
Page V-22 - V-24. Language has been added to describe how zoning and development
regulations may be amended to encourage additional market housing, and affordable and
special needs housing.
e)
Proposed changes to policies are summarized in the table on the following page.
f)
Pages V-38 - V39. 5.5 Implementation Actions has been deleted since it is a duplication of
some of the policies.
Planning Commission Recommendation -
The Planning Commission recommended approval of the proposed changes to the Housing
Chapter with the following two further amendments proposed by staff during the March 23,
2005, meeting (Exhibit 2):
a)
Replace the wording of the new HP15 as follows:
Modify zoRing and subdivision regulations to ensure that land is used øffieiently, that the
reg1:llations refleet e1:lrrent safety needs, aRd that they permit and eøeourage oonstnlCtion of
a bread raflge ofhousÜ'lg types.
Land/Use Transportation Committee
2004 Comprehensive Plan Update
March 3O, 2005
Page 5
Review zonill!!, subdivision, and development regulations to ensure that they further
housing policies and do not create unintended barriers. This is of particular importance for
small lot and cottage housing developments. Tn order to facilitate small lot and cottage
housing developments, it is particularly important to revise, as necessary, the subdivision
and development regulations that Irovem their development.
b)
Delete Policy HP21 because it is a duplicate of HP22.
!!!2! Continue to provide incentives, such as density bom,¡ses, for pro'¡iding a portion of
affordable housing in He'.\' àe'¡elopments.
HP22 Continue to provide incentives such as density bonuses for multi-family housing,
and expand the tyPes of incentives offered to encourage new developments to include
affordable housing.
3.
Land Use/Tramportation Committee Options -
The Committee has the following options:
1.
Recommend that the full Council accept the Planning Commission's
recommendation and adopt an ordinance approving the amendments to Chapter 5, Housing.
2.
Recommend that the full Council modify, then adopt the Planning Commission's
recommendation by ordinance.
Land/Use Transportation Committee
2004 Comprehensive Plan Update
Mareh 30, 2005
Page 6
Increase Diversify Increase Encourage Pro\ide for Address Increase Encourage Improve Delete
Housing Housing Affordable Innovative Special Needs Compatibility Open Space Mixed~Use Wording Policy
Capacity Housing Housing Housing Between Diverse in Developments in
Housing Developments Commercial
Areas
Amend Amend Amend Amend Amend neVi HP38 AddnewHP13 Add new Amend new HP18 New Delete
existing existing new HP3 existing HP19 HP5 existing
HPI HPI HPI Policy HP2
Add nev\" Add new Add new Add new HP39 New Delete
HP14 HP15 HP21 HP12 existing
HPI4.
Include
language in
new HP17
Amend Add new Amend Amend new HP41 New Delete
new HP17 HP17 new HP25 HP20 existing
HP15
Add new Amend new HP43 New Delete
HP26 HP24 existing
HPI9.
Include
language in
new HP 21.
Amend Delete existing New Delete
new HP27 HP38 & HP40 HP34 existing
Add language to HP38
new HP45 to
address these
policies
Add new New Delete
HP28 HP35 existing
HP40
Amend
new HP32
LandfUse Transportation Committee
2004 Comprehensive Plan Update
March 30, 2005
Page 7
v.
COUNCIL ACTION
Pursuant to Federal Way City Code (FWCC) Chapter 22, Article IX, "Process VI Review," any
amendments to the comprehensive plan, comprehensive plan designations map, or zoning text must
be approved by the City Council based on a recommendation from the Planning Commission. Per
FWCC Section 22~541, after consideration of the Planning Commission report, and at its discretion
holding its own public hearing, the City Council shall by majority vote of its total membership take
the following action:
1.
2.
3.
4.
Approve the amendments by ordinance;
Modify and approve the amendments by ordinance;
Disapprove the amendments by resolution; or
Refer the amendments back to the Planning Commission for further proceedings. If this
occurs, the City Council shall specify the time within which the Planning Commission
shall report to the City Council on the arnendments.
" . "" .". " ",,""
ÅPPROV AL OF COMMITTEE ACTION:
":":}äclcDóvey, Chair
. Eric Faison, Member
Michael Park, Member
LIST OF EXHIBITS
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Puget Center Partnership Request for a Comprehensive Plan Amendment and Rezone
Proposed Amendments to FWCP Chapter 5, "Housing"
Kitts Comer Request for a Comprehensive Plan Amendment and Rezone
March IS, 2005, Staff Report to Planning Commission with Exhibits A~F
March 23, 2005, Planning Commission Minutes
Vicinity Map - Puget Center Partnership Site~Specific Request
March 2, 2005, Email from Greg Fewins, Deputy Director of Community Development
Services, Concerning Telephone Call from Roddy Nolton
March 4,2005, Letter from Robert Roper, President, Mirror Lake Residents' Association
March 23, 2005, Letter from Paul Benton
1:\2004 Comprehensive Plan\2004 Update\LUTC\041805 Staff Report to the LUTc.doc/3/30/2005 3:51 PM
Land/Use Transportation Committee
2004 Comprehensive Plan Update
March 30, 2005
Page 8
~
filii' .. "Ø!'
JeralWay
RECE.\\lEO
0 2 ~ER LAND USE APPLICATION
5£.1 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
OF FEDERAL WAY 33530 First Way South
C~UILD\NG DEPT. PO Box 9718
Federal Way WA 98063-9718
EXHIBIT --1 253.661-400~; Fax 253-661-4129
PAGE-J-OF --'-- www.cltvoffederalwav.com
PLICATION NO(S)
03-IOY 4- /7- -00
Date
18 September 2003
'roject Name
puget Center Partnership
'roperty Address/Loeation
NE corner of SW 312th Street and 1st Ave. S.
'areca Number(s)
ð ltJ...J 0 1 -- rr 6 7 t.f. ~ c¡ fJ 7 ~ ~ r:¡ l1aJ
'roject Description
Undeveloped site
LEASE PRINT
Type of Permit Required
Annexation
- Binding Site Plan
- Boundary Line Adjustment
~ Comp Plan/Rezone
- Land Surface Modification
Lot Line Elimination
- Preapplication Conference
- Process I (Director=s Approval)
- Process II (Site Plan Review)
- Process III (Project Approval)
- Process IV (Hearing Examiner's Decision)
- Process V (Quasi-Judicial Rezone)
Process VI
- SEPA w/Project
- SEP A Only
- Shoreline: Variance/Conditional Use
- Short Subdivision
- Subdivision
- Variance: Commercial/Residential
Required Information
. /Business
BN /Nelghborhood Zoning Designation
BN Comprehensive Plan Designation
Unknown Value of Existing Improvements
Unknown
Value of Proposed Improvements
Uniform Building Code (UBe):
Occupancy Type
Construction Type
Applicant
Paul D. Benton of
Name: Puget Center Partnership
Address: 515 - 116th Ave NE, Suite 108
City/State: Bellevue, WA
Zip: 98004
Phone: 425 990 8415
Fu: 425 990 8419
Email: claremontdev~ol. com
Signatur~~ 4Al~
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fu:
EmaiI:
Signature:
Owner
Puget Center Partnership
Name: Paul D. Bentoh,Partner
Address: 515 - 116th Ave NE, suite 108
City/State: Be llevue, WA
Zip: 98004
Phone: 425 990 8415
Fax: 425 990 8419
Emai\: claremont v@aol. com
Signatur~ ~~ ~ , ~~
lUetin #003 - March 3. 2003
Pagç 1 of I
. .
k:\Handouts - Reviscd\Mastcr Land Use Applic,Üjllll
~
CITY OF -flIT -- ~
Federal Way
RECE'VED
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South
PO Box 9718
Federal WayWA 98063-9718
253~661-4000; Fax 253~661-4129
www.citvoffederalwav.com
SEP 2 5 2003
CITYOFFEDEAALWAY EXHIBIT I
BUILDING DEPT.
APPLICATION FOR PAGELOF -'
COMPREHENSIVE PLAN AMENDMENT
1.
Site Specific Requests
a)
Who may apply. Any person may, personally or through an agent, apply for a decision
regarding property he or she owns.
b)
How to apply. The applicant shall file the following information with the Department of
Community Development Services:
I)
A completed Master Land Use Application.
Attached
2)
A vicinity map showing the subject property with enough information to locate the property
within the larger area. Attached
3)
A copy of the underlying plat or the King County Assessor's parcel map.
Attached
4)
The following site data:
a) Tax Parcel No. xo8:? 104-<10 74J roT' « 9 / ~ 7
b) Lot Size/Acreage 4.04 Acres
c)
d)
Existing Comprehensive Plan Designation Office Park, OP
Existing Zoning Professional Office, PO
Requested Comprehensive Plan Designation Neighborhood Business, BN
Requested Zoning Neighborhood Business, BN
e)
f)
5)
Services. Please provide the following information regarding the availability of services:
a)
The site is currently served by S.ewer -X/septic ~ (;heck one). , ..L, '..J.....-.-
SewerProvider:~}Lt1v J)r~f ~~/~
The site is currently served by a public water system K./wei{ ~ (check one).
Waterprovider:~lIt) L,}y b\~.l?tèP"
Fire District#: ~~ \.. v..J Þ:r r \ .. ~ \)\ ~ \ "
School District#: Federal Way SCYoOl District ~
b)
..
c)
d)
6)
Any additional information or material that the Director of Community Development
Services determines is reasonably necessary for a decision on the matter.
Bulletin #024 - April 16, 2003
Page 1 of3
k:\Handouts - Revised\Comp Plan Amendment Application
Prior to issuance of the threshold detenninat;on and the public he~~O: -'
Commission, the applicant must submit the following:
7)
a)
A set of stamped envelopes, and a list of the same, labeled with the name and address
of all current owners of real property (as shown in the records of the county assessor
for the subject property), within 300 feet of each boundary of the subject property,
with the return address of the City of Federal Way, Department of Community
Development Services, PO Box 9718, Federal Way, WA 98063. Attached '\
b)
A copy of the county assessore;s map identifying the properties specified in subsection
6 of this section. Attached j..
2.
OTHER REQUESTS FOR COMPREHENSIVE PLAN AMENDMENTS
a)
Who may apply. Any person may, personally or through an agent, apply for an amendment to
policies of the comprehensive plan.
b)
How to apply. The applicant shall file a completed Master Land Use application with the
Department of Community Development Services.
c)
Proposed Amendment. A proposed amendment can be either conceptual or specific
amendatory language. Please be as specific as possible so that your proposal can be adequately
considered. If specific wording changes are proposed, this should be shown in stfike-
eutlunderline format (please attach additional pages if necessary).
x
To chanqe existinq zoninq of Professional Office, PO, to
Neighborhood Business, BN. It has been demonstrated that
tnere 1S no aemand for additional pro~essional Office use
in the city of Federal Way- Additionally, it h~s been
demonstrated that there is a demand for more Neighborhood
Business zoning in this neighborhood. This applicant has
tliLigenlly ::;uught all IJuLenLiól Ul:óex-::, [ox- f,nv[essiol1al
office use for over 10 years and has found no interest.*
Reference. Please reference the Element of the Comprehensive Plan (e.g., Land Use,
Transportation, Housing, Capital Facilities) and page number where located.
)/1-
d)
3.
SUPPORT FOR THE AMENDMENT
(Please fill out for all amendments, whether site specific or otherwise)
Please explain the need for the amendment (why is it being proposed). Include any data, research, or
reasoning that supports the p"roposed ~endment (please attach additìooal paus if necessaI:Y). .
*The neighborhood cons1sts of densely popu~ate~ area or slngle
family residential homes and over 400 apartment units immediately
aGjacent. The area is under:::;erved . fUL nl::!iyhLùdlvoQ LU,sil1e38 with
only two u~o~ consisting of a ~a$ faciJiry wiTh ~ ~m~ll convenience
store and a real estate office. The neighborhood area clearly needs
additional neighborhood business facilities.
Bulletin #024 - April 16, 2003
Page 200
k:\Handouts ~ Revised\Comp Plan Amendment Application
4.
EXHIBIT. ,
PAGEJf-OF --'-
There is no fee for the initial application. If after a public hearing the City Council determines that the
request shall be further considered for adoption, site~specific requests must be submitted for a
preapplication conference with a non-refundable fee that will be credited to the formal application
fee. If after the preapplication conference the applicant decides to pursue the request, the remaining
portion of the comprehensive plan amendment fee will be required. A fee must be submitted for all
other requests after the selection process.
FEE
5.
SIGNATURE
~~ 1/ væ~
Signature '
18 September 2003
Date
Paul D. Benton
Print Name
If you have any questions about filling out this application form or the amendment process, please contact
the Department of Community Development Services at 253-661-4115. Please be advised that an
application for a comprehensive plan amendment lacking the required information will not be accepted.
/
Bulletin #024 - April 16, 2003
Page 3 of3
k:\Handouts - Revised\Comp Plan Amendment Application
~ EXH I B IT ---L-
PAGE---LOF -'-
POWELL DEVELOPMENT Ce '
737 Market Street Kirkland, WA 98033
(425) 828-4444 Fax (425) 828-4388
September 23, 2004
Ms. Margaret Clark
Associate Planner
Community Development Services Department
City of Federal Way
33325 8th Avenue South
Federal Way, W A 98003
RE:
NE Corner SW 31th St. & 1st Ave. So.
Parcel Numbers 082104-9074, 9076 & 9167
Dear Ms. Clark:
On September 18, 2003, Puget Center Partnership, under Master Land Use Application
number 03-'104417-00 requested a Comp Plan/Rezone of its above referenced property
from Office Park (OP) to Neighborhood Business (BN).
We believe that this request is supported by what we see as a change in the city's
residential shopping patterns and supports the City Council's stated goal to reinvigorate
its retail core.
Earlier this year we commissioned a Retail Market Analysis by Robert H. Burton of
Kennedy Wilson. Me. Burton was instrumental in bringing Metropolitan Market to Dash
Point Village. What Me. Burton found was that typical Neighborhood Business tended to
flourish in neighborhood settings that were convenient to their primary customer base.
This primary customer base was typically found within one plus miles of the subject site.
He found that this neighborhood customer convenience co-efficient was dramatically
impacted by both natural and man-made barriers. Heavily congested regional arterials,
while necessary to support regional retail, has a dramatic negative impact on
Neighborhood Business.
We believe that Federal Way is currently going through a retail metamorphoses. We are
seeing significant neighborhood retail demand for moving off of Pacific Highway to the
west to be closer to their primary customer base. This trend is validated in the
overwhelming success of Metropolitan Market at Dash Point. There is a silver lining in
this potential neighborhood retail migration. When neighborhood retail moves from
regional retail locations, it not only frees up land for regional retail redevelopment but
also takes neighborhood traffic off of regional transportation corridors.
Ms. Margaret Clark
City of Federal Way
September 23,2004
Page Two
EXHIBIT I
PAGE~OF --'-
We believe our requested rezone supports the council's stated goal to reinvigorate its
retail core by potentially making available appropriate property that is currently being
utilized by neighborhood uses. We believe our requested rezone will have a positive
impact to regional transportation corridors by shortening and/or intercepting
neighborhood trips by providing neighborhood services close to the neighborhoods. We
believe our requested Comp Plan Amendment and Rezone is appropriate and should be
supported by the City of Federal Way.
Sincerely,
rfJ~t~
Donald V. Barker
VP - Store Development
jgt
CHAPTER FIVE - HOUSING
EXHIBIT -2~
PAGE---LOF M-
5.0
INTRODUCTION
This chapter was prepared iR eÐt'ij\iFl:etiofl with the Land Use ehapter of the Fcdcl'fÛ rFey
Comprehensive Plan (F1NCP). Together they provide a holistic view of Row housing
stock may be expanded and improved to meet the City's heNsing needs oyer tho next 20
years. The emphasis of this chapter is on preserving the high qualitJ of eJlisting
residential neighborhoods '.'.'hile iFBproving housing opportunities for low ineome
families and persons '.vith special housing Reeds. These housing needs were identified iR
a Housing Needs Assessment, wAieh the City completed in the Fall of 1993, and are
summarized in this chapter.
The GrO\vth Management .^.ot (GM.\) req\::1ires that housing iss1::les be addressed iR both
the Land Use and Housing ehapters. To gain a full pieture of how new housing will be
provided in Federal Way, botH eAa¡:Jters should be read. .\s a general rule, the LaRd Use
øha}3ter deseribes '.'.'hat densities will be permitted ia the various neighborhoods of thc
City and makes rooommondatioRs for Row new resideRtial Reighborhoods shoulà be
designed so that they are a positivc additieFl to the eommunity. The Housing chaptcr
focuses on the demaad for new housing, the availability of a raRge of housing types and
styles, and on the housing needs of lo\'.' aRd moderate iReome families, speeial Reeds
pop1:llations, and the homeless.
This Federal Wav Comprehensive Plan (FWCP) Housing chapter. together with the Land
Use chapter, is perhaps the most personal components of the comprehensive plan. Their
policies affect the immediate environment in which residents live and raise their families.
The primary goal of the Housing chapter is to create high Quality neighborhoods that
meet Federal Way's CUITent and future housing needs for all economic groups and
household types. It does this bv preserving existing neighborhood character while also
encouraging the development ofa wide range of housing types. The Land Use chapter
determines the location and densities of that new housing.
The availability of diverse housing choices and affordable housing for all income groups
is essential to a stable, healthy, and thriving community. Most housing is not built by
cities. but by the private sector. However. cities and other entities. such as lending
institutions. do impact the supply and affordability of housing. This chapter focuses on
the housing supply and affordability factors that the City can either control or influence.
FWCC - Chapter Five, Housing
EXHIBIT -L-
PAGE a. OF ~
Requirements of the Growth Mana~ent Act (GMAl I
5.1
Washington state Growth Management Act
The GMA requires cities to, "...encourage the availability of affordable housing to all
economic segments ofthe population and to promote a variety of residential densities and
housing types." It also encourages "preservation of existing housing stock." The GMA
discourages conversion of undeveloped land, "...into sprawling, low-density
developments" (RCW 36.70A.020, 1990 Supp.).
The GMA requires that the Housing chapter include:
.
An inventory and analysis of existing and projected housing needs.
.
A statement of goals and policies for housing preservation, improvement, and
development.
.
Identification of sufficient land area for the number of needed housing units,
including government assisted housing, housing for low income families,
mobile/manufactured housing, multiple family housing, and special needs
housing. This defines the amount of land that the City must designate for housing
in the Land Use chapter.
.
A strategy and policy for meeting the housing needs of all economic segments of
the community.
.
Encouragernent for innovative land use management techniques to enhance
affordable housing opportunities, including density bonuses, cluster housing,
planned unit developments, and transfer of development rights.
Affordable Housing In'Jentory
A 1993 legislative amendment requires that all cities and public ageneies develop an
inventory of public properties no longer needed for use and ',yhich may be a'¡ailable for
affordable housing. The ÎIl'lcntory is to identify individual property loeatiofls, size, and
current zoning category. Public agencies include all sonoo] districts and the state
departments of Natural Resources, Transportation, 80e181 and Health 8orviees,
Correetions, and General Administration. The inventory is provided to the \VashiFlgton
Office of Community Development (OCD) and is to be updated annually b)' November 1.
The imentor)' is available from OCD upon written request (RCW 35.21.687).
Accessory Dwelling Units
Thc City is required by the state Housing ,A.ct of 1993 to include provisions for accessory
housing. To allow local flexibility, the provisions are subjeet to such regulations,
Revised 2GOO 2005
V-2
FWCC - Chapter Five, Housing
EX. J. H'. IBlT~. -
PAGE ~~
eoflditiElfls afld liæitations as cletermined by the City Col:lflcil (RCW l\.63.230). Com;is~ent
with the adoption of the FWCP in 1995, the City prepared and adopted aeeessory d'l,'ellmg
1:lRit provisiÐflS eeRsistent with the state's mandate.
Multi County Policies
lfl respOflse tEl the GM.^., the Puget Sound ~egiona.l Comcil (PSRC) adopted regional
housiflg polieies. These polieies promote faIr houslflg a~eess to ~l~ porso~s regardless of
ra:ee, eo10r, religiEln, geflder, sexual orientation, age,. flatt?n~l ~n~m, famIly status, ~ource
of ineoFAe, or disability. Polieies seek to strengthen IfltelJ1:IflSdlct~onal efforts fer faIr
distribution of low and moderate income, aRd special needs housmg.
P8RC PEl1ieies seek to provide a diversity of housing types to meet the needs. of all
economic segments of the population. l1:.lrisdietions should promote eoop~rattve eff.ørts to
enS1:lre t'Ra-t em. aderq1:late sUf'f\ly of housing is available tflrough~ut the FCgWFl. Ea:e~ .
jurisdiction should work at preseryiflg existing affor~able l:¡O~~IFlg stock and provldlfLg
acûess tEl publie tFansit f.or the residents in suûh nousmg. ~ohcIes promote ~evelopment
of il'lstitutional anà fil'lancial mechanisms to provide housmg near eo~umty centers.
They also en.eoUf'age eÐl'lsideration of the economic ifflfJact of~cgulatIons afld
developmeflt ofregulations that do not burden the 00st ofhousmg de'fØlopment and
mainteflanee.
Count)'\vide Policies
lfll991 King County adopted Col:1flt)'\vide Planning Polieies (CWPPs) for affÐrdable
housind that promote a "rational and equitable" distribution Elf affordable housing. The
polieies establish numerical housing targets that each eit).. should accommodate and
speøifie targets for housing affordable to h~useholds eam.1Rg less than gO pøreent of the
County's meåian family income. Loeal aetlOns t~ c.ncourage.development ofaffo~dable
Rousing may iflelude, but arc not limited to, provldmg suffHJie~t l.and zofled for hIgher
housing densities, revisiofl of development standards and PØfflll~l~g prooedure.s,.
reviewing codes fer redw'Idafleies and inoonsisteReies, and pnn'I~I~g op~ortUnIties fÐ~ a
range ofhoHsing types. Additionally, all j1:l:risdictiofls SRol:11d partlO~~ate 11'1 a.eooperatt:'c,
eomt)Tfide effort to address eUITent 10';<" income ho1:1siflg nee~s. InItIally, thIs effort wIll
include identifying a eÐHfltywide funding so1:lfee and county:nde programs t~ address
housing needs tfiat eross jurisdiotiOl'Ial bøHndaries and beflefit ITom eeunt)'\vlcle
application.
Other countywide housing poheies require jHrisèietions to cvalHate existing sl:1bsiclized
and low cost housing resources, and identify sueR housing that may be lo~t dHe to
redevelopment, detcrioratiflg housing conditions, Ðr ~~lic pelie.ies or aotIOn~.
Jurisdiotions SHol:1ld develop strategies to preserve exIstmg 10\" mcome ROHS1~g an~
provide reloûation assistance to houseHolds that may be displaced duo to pHbhe actIOn.
For jurisdictions SHefl as Federal Way, ':;hioh have eleeted to haY~ an \:H'ban eenter, the
CWPPs provide that the center be planned to ae6offiffiodate a mmlillum of 15 dwelhng
units per acrc.
Revised :100:1 2005
V-3
FWCC - Chapter Five, Housing
EXHI B IT---2--
PAGE-lt-°F -IL
.'\11 jMrisdietions should monitor and report on various aspects of resi~ential development
within their communities. They should define annual targets for hoUSIng development.
and preservation, and track progress in aehicving eoMntyv/ldc and local goals f.or h~MSll'lg
all economic segR'l:ents of the population. The county's Growth Managemen~ Plannmg
Council (GMPC) is charged with determiniRg \vhether ?evelopment ofhoMs1l'1? for all
economie segmeRts ofthe popl:llation is satisfYÎ1:¡g housmg ~eeds. If He',v housmg f~lls
short of meeting the eol:lflt)'\yide need for housing, and partlCularly affordable housmg,
the GMPC mlty reeemmend additional actions.
Implications for the Housing Chapter
If} SMmmary, based upon the f.oregoing laws ~nd po1ioi~s, Fe,deral W~Y's Housing chapter
shoMld inølude an inventory of eJ<isting hOMSIAg stoelc; IdentIfy hous~ng needs; afH:l sat
minimum hol:lsiag targets for each economic segment of the ~Opul~tlOn; pro~de fOf
sufficient, appropriately zofied laRd to meet t.}:¡ese Reeds; and Idef}tIfy 8:f.I~ro~nate goals,
oliøies, afld strategies for achieYing these housing targets. Tools fOf achlev~ng these
~oals may include amendmeats to the zoRiag ehapter of the .17-cdc1~al Tf~a.r C!lty C8~C
(FWCC) to efieoUfage a more diversified housing stock, promote tn:aglnahve d~s~gn, and
eneouragc development of affordable hoMsing. 8trategies fRay al.so lHeh:lde ~roVl~I.0RS for
interjurisdictional efforts to provide aad fiaB:flee affordable.l=toMsmg. T~e pnm~ ,,'
obj ective shoMld be to create residential neighborhoods whIch are of htg~ q~ah!) , pro .tde
soeial aad Gommuni!)' support and meet the needs of all segments of socte!).
Existing Conditions
Introduction . . à' h
Federal Way has grown rapidly in the p~st. The ar:ea ~oubl()d In pop~l~tlØn u~~ag t .e
1960s and again in the 19&Os. 8iRee its meØ1'f)oratlOn m 1990, the Ctt), has gro.m b) ~
pereent. Based on PSRC forecasts, when the inventory of ,¡aoant land IS eonsMmed,
growth will slow down coßsiderably.
Although households are geRerally more amMent in Federal W.ay than in nearby,
communities home prices are fairly eyen throughout South KIng County. The Klßg
COl:lfl!)' Offi~e of Regional Polic:;y and PlaHAiftg reports that ia tl=te first three quarters of
2001, the average siRgle family l=toMse priee ift Federal.Way was ~213,060, compared---œ
$222,580 in Kent, $216,519 in Auburn, and $207,302 In Des Momos.
Tl=te Seattle Everett Real Estate Researoh Report reports that in the Falt of 200 I, tl=te .
mediafl. refit for a tvlO bcdroom/onc bath apartment was $703 ia Federal :\7ay, $711 m
Kent, $676 in i'.ubum,and $689 in Des Moines. In compari~on, the medIan re~'It for a t\yO
bedroom/ofie batl=t apartmeAt was $l, 1 00 in 8eattle, $l, I 82 m Bellevue, $886 m Redmond
Revised ;¡( @ 2005
V...4
FWCC - Chapter Five, Housing
EXHIBIT. 4
PAGE S OF ft-
($986), and $977 in Issaquah. This demonstrates that Sowt :¡ Kiflg County has more
affordable reßtal :¡owsing available than tHe rest of the county.
Population
The 2000 Census_shows that compared to King CO1.ffity, Federal Way had-a larger
pereeßtage of eRildren under 17 years old (28 percent compared to 22 percent in the
County).
On the other hand, only eight percent of the Federal Way population was 65 or older in
2000, compared to 10 percent in King COURt.. However, it is expected that the R\iffiber of
elderly will increase in Federal Way due to the Rat1:1fal aging ofthe populatioß, seßiors
tending to relocate to Federal Way in search of affordable housißg, and the large numboF
of senior flousißg l:1flits being built in Federal Way. Senior eitizens require such serviees
as home delivered meals, respite eare serviees, reereation serviÐcs, il'l Rome eare,
eøngregate and nursing care facilities, and transpørtatiofl. Figure V 1 (page 5) deseribes
the 2000 distribution of Federal Way's popwlatioß.
[The following figure will be replaced by a new Figure V ~T (page 7).]
Fi.rure V 1
Federal Way :\ee Distribution J" PoPulation
i.!!.1!!ill!
30000
25000
20000
15000
10000
5000
0
Under 20-34 35-54 55-64 65-74 Over 75
20
Selima: lOOO CefiSliS
Countywide Policies
The Countywide Planning Policies (CWPPs), required by GMA bothconfinn and
supplement the GMA. The CWPPs for affordable housing promote a "rational and
equitable" distribution of affordable housing. They require that jurisdictions do the
following regarding housing:
.
Provide for a diversity of housing tyPes to meet a variety of needs and plan for
housing opportunities for all economic segrnents of the population.
.
Consider the need for proximity to lower wage employment. access to
transportation and human services. and the adequacy of infrastructure to support
housing development when planning for housing affordable to low and
moderate~income households.
Revised ;wro 2005
V-5
FWCC - Chapter Five, Housing
EXH I BIT --Z-
PAGE--1LOF ~
.
Develop strategies to preserve existing low-income housing and provide
relocation assistance to households that may be displaced due to public action.
where feasible.
.
Evaluate existing subsidized and low cost housing resources and identify such
housing that may be lost due to redevelopment, deteriorating housing conditions,
public policies or actions.
.
Participate in cooperative. countywide efforts to address current low income
housing needs.
The policies also establish numerical housing targets that each city should accommodate
as well as specific targets for housing affordable to households earning less than 80
percent ofthe county's median family income. The numerical housing target for Federal
Way is discussed in the Future Housing Growth section of this chapter. The overall
targets for low and moderate~income housinl! are described below.
.
Seventeen percent of new housing units should be affordable to households
between 50 and 80 percent of median income.
.
Twenty percent of new housing units should be affordable to households below
50 percent of median income. (Jurisdictions that had relatively less existing
affordable housing were required to have 24 percent of new housing be
affordable to this income group.)
The CWPPs also suggest local actions to encoural!e development of affordable housing.
These may include. but are not limited to. providing sufficient land zoned for higher
housing densities. revision of development standards and pennitting procedures.
reviewing codes for redundancies and inconsistencies, and providing opportunities for a
range of housing types.
5.2
FEDERAL WAY AND ITS HOUSING
Federal Way, like most cornmunities. has residents with a range of incomes. ages. and
household tyPes. The size and type of housing needed by Federal Way residents have
been changing due to a number of factors. such as the influx of new immigrants, the
increasing number of people living alone. the rising number of single-parent households.
and increasing life span. Federal Way's housing opportunities must accommodate all of
the various types and cost of housing needed by its residents.
Revised 200;12005
V.6
Household and Population Trends
EXHIBIT 2:
PAGE --LOF
FWCC - Chapter Five, Housing
Federal Way's population growth has slowed down since the 1980s when its population
doubled. According to the Census, from 1990 to 2000 Federal Way has grown
approximately 23 percent. This is greater than King County's growth rate of 15 percent.
but less than some of its neighboring cities.
Population by A2e
The age of a city's population is an important indicator of housing: need. Different types
ofhousin~ are needed at various stages of people's lives. Federal Way's citizens are
relatively young. Oyer half of its population is under 35 years of age; almost one~third of
this group is under 18 years of age. This statistic reflects a City with many young families
and individuals. many of whom may need rental housing as well as first-time homeowner
opportunities. It is the residents between the ages of25 and 35 that represent the majority
of potential first-time homeowners. Federal Way must provide entrv~leyel homes for this
existing and future population if they are to rernain in the community. Typically, first
time homebuyer opportunities are in the form of smaller single~family homes,
townhouses. and condominiums.
Figure V-1
Federal Way's Population by Aae
25,000
(þ
g. 20,000
(þ
t 15,000
0
; 10,000
..Q
§ 5,000
z
0
5and 6-17
under
18-24 25-35 36-54 55-64 65-74 75-84 85 and
older
Age
Source: 2000 Census
Smaller sized ownership units and rental housing are needed not only by this younger
population, but by seniors as well. Seniors often desire smaller and more affordable
housing, both ownership and rentaL in order to minimize or eliminate yard work!
housework and to expend less of their fixed incomes for housing, Of course, these types
of housing are also ideal for the growing number of single person households, as well as
for many of the rising number of single parent headed household, regardless of age.
Seniors make UP only eight percent of Federal Way residents, less than King County's
percentage of ten. However, countywide, both the number of elderly and its proportion of
the senior population is expected to increase by 2010 and increase more dramatically by
2025 as the baby boomer ~eneration a~es.
Revised ;wQ;1 2005
V-l
FWCC - Chapter Five, Housing
EXHIBIT 2-
PAGE --'-OF H-
Household Income
Understanding the distribution of Federal Way's household income is also critical in
planning for its future housing needs. A household's income dictates its housin-M;
decisions and opportunities. The King County Benchmark Program defines income
groups as follows:
Extremely Low Inoome:
Very Low Income:
¥efy Low Income:
-bew Moderate Income:
Median Income:
Middle Income:
Upper Income:
30%
0 ~ 30% of county median income
31 ~50% of county median income
51-80% of county median income
100%
81 ~ 120% of county median income
120% or more of county median income
King County's 1999 medial'l il'leome for all households '.vas $53,157, compared to Federal
Way's median ineome of$19,27&. Mere specifically, the 2000 H.U.D. Income Levels by
Household Size for '/QriOl:lS income groups are sho'.\TI by household size il'l Tabk V 1
(page 6).
VIRile Federal "'lay households are general1y mere affluent than elsewhere in South King
COUl'lty, abOl:lt 1,390 høuseholds in the City of Federal Way are currcntly reeeiving
housing assistanee from the King County HousiFlg ,\l:lthority, or living iFl sl:lbsidized
private housing.
According to the 2000 Census. Federal Way's median household income was $49.278.
which is less than King County's median 0£$53.157. but more than the South King
County cities'! median income of $45.850. Federal Way's income grOUPS are distributed
in approximately a 60:40 split. with 60 percent of residents with middle and greater
incornes and 40 percent with moderate and lesser incomes.
Figure V.2
Households By Income Level
Very Low
Middle and Upper 11 % L
58% ~'~~
Moderate
19%
Source: 2000 Census
I The South King County cities used in this comparison are Auburn. Burien. Des Moines. Kent, Federal Way. I
Normandy Park, Renton. SeaTac. and TukwiIa.
Revised ::1002 2005
v~
FWCC - Chapter Five, Housing
EXHIBIT .2-
PAGE--!-OF ~
Household Size
Federal Way has the largest average household size in South King County at 2.63. It is
well above the King County average of 2.39 per household. However. as for most cities.
Federal Way consists predominately of one and two person households. as the figure
below shows. Three reasons for Federal Way's relatively large average household size is
its lan!e percenta€!:e (67.6 percent) of farnilies. its relativelv hi!!h number of immigrants
(who tend to have large families). and the overcrowding or its housin~ due to
affordability and availability issues.
Figure V- 3
Distribution of Households by Size in Federal Way, 2000
5+ People
11%
1 Person
r 25%
4 People
15%
3 People
17%
2 People
32%
Source: 2000 Census
Overcrowdin2
According to the 2000 Census. almost eight percent of Federal Way's housing is
overcrowded. Overcrowding, defined bv Hun as having more than one person per room
in a housing unit. is more ora problem in Federal Way than in King County or on
average in South King Countv. although the South King County cities of Kent. SeaTac.
and Tukwila have a worse problem with overcrowding. Overcrowding typically results
when households have to "double up" in order to afford the cost or housing, or ITom large
families not being able to find an appropriately sized unit.
Special Needs Populations
There are rnany people in Federal Way who need housin~ that is directly linked to
supportive services and/or is designed to accommodate phvsical disabilities. The private
market. for the most part. does not meet the housing and service needs of these groups,
especially if they are low-income. However. the need is independent of a person's
income; it is experienced due to a crisis or disabling condition. Although most who are
disabled on a permanent basis. due to the limitations of their disability, usually become
very low~income,
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FWCC - Chapter Five, Housing
EXHIBIT 2-
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Special needs populations and their needs are diverse. Some grOUpS require special needs
housing for a limited time and others on a permanent basis. Two examples of housing
needed on a permanent basis are group homes by some developmentally disabled adults
and apartments with supportive services for the chronically mentally ill. The type of
housing that is needed on a temporary basis includes confidential shelters and transitional
housin~ for victims of domestic violence. supportive housing for pregnant teens, and
emergency shelters and transitional housing for the homeless.
Special needs populations require two major ingredients to ensure a stable housing
situation: very low cost housing and supportive services. The type and number of
supportive services required varies by population and by individuals within each
population. Jurisdictions can help encourage an adequate supply of special needs housing
by ensuring that its codes and regulations are not barriers to the provision of special
needs housing throughout the City.
Employment
Duri1'lg the I 980s, Federal 'Nay's emplo)'ment base grew faster than any otHer suburban
afea oiKing County. TlÜs growth was primarily ifl retail and service jabs and by 1994,
more than ORe third øfFederal Way's employment base '.vas in retail sales, fol1owed
closely by serviee empløyment. The 1999 Central Pug-ct &mnd Regional EOÐl'/ß;ylic
Report Employmcnt P-61ttcrn6111d Trends, 1995 !998 reports that in Federal Way, jobs
00'lered by Social Security grOY; from. 23,800 in 1995 to 27,820 in 1998, an increase of
};7 percent. This study also reports that there wcre less than 100 high teeooology jobs in
1998. However, betweæ 1995 and 199&, retail seetor jobs inereased from 6,65(;) to 7,710,
a 16 percent increase. But bet'Neen 1998 and 2000, retail jobs iRereased only by six
pereent while all covered eFRf3loyment increased by 13 percent from 27,820 to 31 ,315.
Federal Way is more a source for workers than a place to work, accordilll! to the Puget
Sound Regional Council's (PSRC) Location of Jobs and People in Central Puget Sound,
1999. There are 30,012 jobs in Federal Way, according to another PSRC study. Covered
Emplovment Estimates for 2002. This is not enough to employ Federal Way's
approximately 60,000 potential workers aged 18 or older. This low ratio of people to jobs
is why Federal Way is considered a bedroom community. Ap~roximately 70 percent of
those 30,012 lobs were in the retail and service sector. Jobs in government and education
accounted for the next hig:hest percentage with almost 13 percent.
Federal Way's proportion ofretail lobs is twice the regional average. Jobs in retail sales
and service employment typically pay low wages and as a result, these workers have
difficulty finding housing they can afford despite working full time jobs. Accordingly,
there may be an imbalance between jobs available in Federal Way and the earnings
needed to afford local housing. Ironically, this may result in employees working in the
City commuting from other communities where cheaper housing is available and higher
wage earners who live in Federal Way commuting to other cities for higher paying jobs.
Revised 2002 2005
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Table V 1
EXHIBIT 2-
PAG~-LLOf ! ,~-
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FWCC - Chapter Five, Housing
"""" TT TT n ~ T _I, ~~ C,'
.- ~~ . . . 1- ~ ~ J 4 I
Extremely Low Income (3Q% efFAeàioo) W,8OO ~ ~ $++-;-1W $-I-9;+W
:\ff.oràaèle HSG Payment*** ~ ~ $J49 WG $4U
:\ffordable Rent $J# $J% $4-l-9 $444 $494
AfferdaÐle Heuse Prices"""** $44;400 $W,%OO $£;900 ~ ~
Very Low Income (50~<' of median) ~ ~ m,9W ~ ~
Affordable HSG Paj'lTlent $48Q ~ ~ $4++ ~
Affordable Rent ~ ~ $@9 $+44 $&U
Affordable House Prices $-14,l-OO ~ $&9,OOG ~ $105,800
Low Income (8Q~<' ef meàioo) ** ~ $44;+W ~ ~ ~
Affordable HSG Payment ~ ~ $&&9' ~ $+,Q4é
,\ffordable Rent $&-19 $+fJ()4 ~ ~ ~
Affordable HoHse Prices ~ $129,100 $137,200 $115,3QO $161,100
Median Income (100%, of meài9fl) $4é,OO9 ~ $M-¡9OO ~ $M,8OO
Affordable HSG Paj~nent $%Q ~ ~ ~ ~
Affordable Rent U;l£ ~ ~ ~ ~
Affordable House Priees $11 8,299 $169,100 $179,700 $19Q,300 $211,500
Upper Income (120~<' ofMedioo) ~ ~ ~ ~ m,9@
Affefàable HSG Payment U;l£ ~ ~ ~ ~
:\ffafàable Rent ~ ~ ~ $+;-1f6 U;9-+4
,\ffordable WeHse Prices $177,890 $202,900 $215,600 $228,100 $253,800
Søtweef
The 2001 KiAg Cmmty QencÀmark Report plolblishecl by the Kil1g COlolFlt)' Office of RegioRal Pelicy IIAd Planning-
~
*SiAce the lIyeftlge KC HollseÀølcl is abelolt 2.1 ¡¡emeAS, thi5 eolHmFl ajJ¡¡roximates tl1e meclillfl for 1111 hollseÀølcls in the coURty-.
nBecalJse of the way HUD calciollates this iAceme level, it is actlJally 7Mí. of the Meclian IAcoAle Father 1Àan 80qí., although it
is callecl L80,
*** AA afforaable 110llsing payment is 25% af moAthly income, :\fforclable-rent is 30Q<. ef moAth1y income.
****TAe a-fferclaIJli heme J'lrice is basecl efl a 30 Yi lIr fme¡j mortgage at 7.25%, iAterest witA 5% ¡jawn,
1) Thi 1999 City e/Frx!eral Way Human &",'ie8!l CeNlpFehe;lSin; 1'1.1/'1 defines all affordable hol/sing opjJeFtHAity as rents
affimlable to hololselwlcls ellmiAg less thoo 50~<' of me dill II ¡lie orne,
2) for rentals, an affordable moAthly payment is defini cllls 0 !lOusing cost(pa)'meAt that is 110 more #lall 3Q~<' of a hoHse)mld's
monthly iAcome. Tkis ¡joes not incllolde a di clHCtioA fer utili1ies; it asslolmes tl1at thi eAtiri pa)'FRent gOi 5 tov{arcl the rent.
E¡¡lImple: 50K efmedian íAcomi fer II #lree person holJseholcl was $29,600 iA 20QQ. At this iAcemi , tRe family colollcl afferd
$710 iA rent.
3) Tki 1999 City e/FooeJ'fl! Way Human Sc:,,¡'iees Ce11lprchensi\'C Pkll'l defifles 1111 IIffoniable ,w.~ersflip ejJJ'lertuflity as ¡¡riees
affordable to AOHSel1olcls ellmiFlg less thaR &Oq{, efmediaR iIlCOA1&,
1) fer hemeewHersflip, IIA affordable monthly ¡¡1I)'FReAt is æfiJ1e.1 as a holJsing ce,;l!paymeAt that is no more thall 25% ofa
hffiIseholcl's mORthly income. This leaves 5~<' efiRcemi fur taJleS all" iFlSloIrllllce.
5) ¡\II affordable home priee is apj'IrOJlimatel-y three times the IIflnulI!-hollsehnlcl jllcome, An :WQ<. ef medillrHnCOme for a tAree
perseR heHseke1cl was $15,200 ill 2000. :\t this jAcome, Il1e family caHlà otrenl to pHrcflll5e a heme costing 116 more thl\f
$115,300.
To illustrate some of these points, Table V 2 provides I.'mamples of 200 I Housing Prices
in King County, the income reqüired to purchase these houses, and examples of typical
ooeupations with reElüireà earning power. Even thoügh these examples are not speÐifie to
Federal Way, they demonstrate it woHld be difficult for an employee in the serviÐe or
retail sector to purchase an average priced home in Federal Way. f.eÐording to the King
County Offiee of Regional Poliey and Planning, the average price for a Federal Way
Revised :ww 2005
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FWCC - Chapter Five, Housing
EXHIBIT Z
PAGE -'.a.-OF U-
home was approximately $213,060 in t~e firGt three quarters of2001). During this same
period, the mediBi'l siRgle family house price in Federal "Nay ,vas $188,000. In the more
eJÜreme eases, these iRdivid1:1als afld families may need some t)'pe of governmcnt s$sidy
to access even rental housing. I¡these emplo)'mØftt trends continue, the City may be
under iFwreased pressure to pre'tide housing assistance to those employed loGan)' iR low
wage jobs.
Table V 1
-- - - - -- . ':, " -
19tH lIøvsiHg Priee. il1-KiRg In£ome Requirements f~r Ty Ji£al Oeeu JatioHs with Required EarHiHg Power
GHHtW "'. .'
$171,000 MediaA I'riee¡ CeAdo $50,000 IAcome Required ~me Englisn praf.ew)r ($55,300) a1' 1 fun time regisrere¡\ AUf3e
($53,300) or 1 full time-USPS mail carrier ($37,()00) aAd-j half time medical
Attaehed Tovmnome after 59\, do'.\11
,..1- ,. ,~. .'~m
,
~neeme Rel uired +-fuH.4i.me fíreftgAler ($43,000) aAd 1 half time il1Slolrllflce <Iaims 9reeessor
$+9.~QQ Home $13,7000) or I [loin time maehiRist ($40,300) and I half tiAlIHibrary teehrliciaA
after 5Q<. doWfl
($15,400),
$75,500 Income Required I fu]] time market researefl analyst ($75,000) E)f eomputer sotlware eAgiAeer
$;1(;4,000 MediaA Priced Home ($71,000) or I full time microbiolagist ($4&,000) iIRd 1 [10111 tiAle travel agent
after 10% dowA
($39,100)
$92,000 Ineome R~ 1 [ull time Allman reseurces manager $(;9,300) and 1 [10111 tin18 retail sales
$322,000 ^ wrage Prieed-l-løme worker ($23-,300) or I full time canstfUetioA manager ($(;4,000) and I fu]]
after 10% dawn
time-aust - " ~~
$239 Average reAt mOl1t11 average $33,(;OØ j¡¡eome reEjf jred I full time admiflistrati-¡e assistant ($33,800) ar cotTeoooFls oftlcer ($33,840)
fent for a 2 l:1e¡\røømll l:1atl1 Unit ~-_11 . -'- , '" ' -,.
, ,
~
:'¡:he November 200 I Amilia! Hawsing AfJOrdaé!e ßwl{.etill ~¡¡Blished by tAe King COURt)' Oftïee of RegiøAal VaHey aAd PlanAiflg
Nøte+
Salaries are estimated based OA averages før entry la R1id career eamer., unless otherwise s¡¡eeified.
HousinQ Stock and its Condition
According to the April!. 2004. Washington State Office of Financial Management
(OFM) estimates there are 33.249 housing units in Federal Way. Ofthis total. I 8.377 are
sin~le family. 13.635 are multi~family. 1.219 are mobile homes or trailers. and 18 are
special housing. The majority of Federal Way's housing is fairly homogenous. The
housing primarily consists of sin~le-family detached units. constructed in the sixties and
eighties. According to the 2000 Census. almost II percent of those single-family homes
are rentals. a lower percentage than the county's approximately 13 percent. There are
some mobile home parks and a few duplexes located in the City. The rest of the housing
stock tends to be two and three stOry apartment buildings. Althou!!h. the number of
structures with 20 or more units has been increasing as a proportion of all housing in the
last severa) years. (The composition of this housing is illustrated in the figure below.)
Federal Way's housing provides only a narrow range of choices and does not fully reflect
the range of housing options that could be built.
Revised:wQ2. 2005
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FWCC - Chapter Five, Housing
EXHIBIT-4.1..
PAGE' t.OF -'-L
Figure V-4
Federal Way's Housing Stock
Mobile Homes
4%
Single Fmnily
55%
Source: Washington State omee of Financial Management. ADril 2004
This lack of housing choice creates a situation where an increasing number of fami1ies
find it difficult to obtain suitable housing in the community. It affects empty nesters and
couples that have raised their families and who for life~style reasons, no longer need or
want a large single~family house and the associated maintenance. Young adults, students.
young married couples, and low-income workers would like to live in the community
where they grew up or currently work. but often cannot find a house that fits their
housing needs or cannot afford the available housing.
Subsidized HousiUl!
Included in Federal Way's 33,249 housing units. is a lirnited amount of subsidized
housing. In 2004, there were 443 King County HousiO!! Authority (KCHA) Public
Housing units and approxirnately 800 subsidized units owned by private non~profit
agencies and reserved mostly for the elderly. physically disabled. or those with other
special housing needs. ill addition. as of February 2004, 1.141 households were renting in
Federal Way using KCHA Section 8 vouchers. A household with a Section 8 voucher can
live anywhere in the county. The tenant pays 30 to 40 percent of their income toward the
rent and HUD pays the remainder-up to a certain limit. Tenants are encouraged to pay
nO more than 30 percent of their income, but are {'ermitted to pay u{' to 40 percent if
necessary to obtain suitable housing.
The demand for both subsidized housing and vouchers far out strips supply. For example,
in February 2003.364 Federal Wav residents were on the waiting list for public housir!,g;.
households are typically on the waiting 1ist for 1 Y2 to 2 Years. In addition, 420 Federal
Way residents were on the waiting list for Section 8 vouchers: however. the Section 8
waiting list is closed to new households and it is not expected to open for the foreseeable
future.
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FWCC - Chapter Five, Housing
EXH I B IT -Â-.
Holl,in!! 18\'onl°'1' Co8diöO8 PAGE~9F ~
For the most part, the housing stock in Federal Way is in good condition. The City has'
very little concentration of substandard housing, which is typically found in older urban
areas. However, houses in poor condition do exist in isolated cases around the City and in
small pockets.
As depieted in Figur<: V 2 (page 8) presently, 50 pereØflt efFederal Way's housing steele
is Ðonstruetcd as single family Homes. THe remaining supply is eomposed of 15 percent
fl'IUltiple fan'lil)' UFlits afld. five pereeRt mobile homes.
The 1999 City 81 Federal Way Human Services CamfJrdwnsivc Plan reports that several
programs exist to assist individuals with 'housing costs to help t'hem with maintenance of
existing housing. The most common subsidies iFlelude reduced cost uRits for rent,
vouchers Of certifieatos to assist with teNaflt located housiNg, grants to help "vitA dØ\vn
paymeNts, redweed iNterest rate loans, and cash sHpplements for utilities or home
Fi¡;urc V 2
Federal Way's Hausing Stack
Multiple
Family
45%
Single-
Family
50%
maiHtenaß6C. .'\nother resource is pHblie 'housing. The KiNg County Høusil1g .^~uthority
evms 113 units of pub lie newsiAg iN Federal Way. IN addition, SeetioN 8 certificates
provide subsidy of the rental eost of privately owned Housing. WithiA King County,
outside of Seattle, 81 percent of Section g 6ertificates are used in South King County,
where housiFlg is more aff.(wdable. In Decemeer 2001, 961 (Hi pereent of total
administered by the Kil'lg Count)' Housing .^~utHority) Section 8 eertificates andlor
vouchers were bcil'lg used iN Federal Way.
There arc pr€scfltly se';en organizations that offer emergeHey shelter and traFlsitional
housing to residents of Federal Vlay. The 1999 2000 Seattle King Ceunty Home/ess
Response Rcpart states that there are approximately 118 emergency shelter beds and 15+
transitional housing units ifl South King Coünty.
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FWCC - Chapter Five, Housing
EXHIBIT 2-
PAGE-1.S-0F -'!-
None of these organizations, by themselves, have the capacity to adequately meet the
demand for serviee. E'¡efl v¡ith close cooperation and eoørdination, they have had
diffieülty meeting the grO',viAg demand for scrviees and providing case management for
clients.
l\.fløther important way to prÐvide affordable housing is to prevent the existiflg afførdable
housing stock from eeiflg redeveloped or deteriorating to the point that it is no IÐAger
useable. .'\ltR8ügh tHe City can generate maps of property \vith high redevelopment
potential, there is 11.8 data that specifieally describes how much proPE)rty is actually
redeveloped iH'ld Row many affordable hol.::lsiflg units arE) aøtually lost. Tø address tRese
situations, thø CWPPs promote developmeFlt of strategies to preservE) eìCÌsting low
income housiflg. Toward that cnd, Federal Way e\::l:rrefltly alloeates Community
Develepment Block Grant (CDBG) funds to hÐlising rehabilitation programs subject to
funds availability.
Future Housing Needs
The King County Assessor's Office provides information related to housing construction
quality, which is a good indicator of housing condition. The Assessor's data indicates an
overall housing stock of average to better quality. There are a few areas, however, where
clusters of buildings have lower quality rankings. Two such areas of note are the
Westwav and Lake Grove neighborhoods. The City is aware of the housing condition in
these areas. In Westwav, the City and a group of interested housing and social service
agencies are working with the community to identify approaches to improve the
neighborhood. The goal is to create a model for neighborhood involvement and planning
that could be replicated in other neighborhoods. Preventing existing affordable housing
stock trom deteriorating is a key to retaining existing affordable housing.
HousinQ Cost and Affordabilitv
The term "affordable" is not dollar-specific: it is used in a relative sense. In the case of
housing, "affordable" typicallv is defined as housing costs that total no more than 30
percent of a household's grosS income. That affordable dollar amount, of course, changes
depending upon the incorne level of each household. The following table shows the
annual income, affordable monthly housing cost, and affordable home price, by
household size, for each income grouP.
Revised 200;! 2005
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FWCC - Chapter Five. Housing
Table V-I
2004 Income Levels and Affordable HousinQ Costs bv Household Size
Affordable Monthly
Housing Cost
$
( Affordable Home Price $
'AnnualIncome $ .
Affordable Monthly
Housing Cost
$ 525 $ 585
72,000 $ 86.700 $ 97.300 $ 108.500
. 27.250 $ . 3hlSO $ , 35~OSö. $ 38.950
683 $ 780 $ 878 $ 975
$
. Annual Income
119.800 $ 136.900
$ 43.600"$ '..'.49.850
$ 154.100
. $'56.100
Affordable Monthly $
Housing Cost
Affordable Home Price $ 191.400
::'Annual Income $ 54.500 '
1.090 $
$
1.245
1.403
$ 218.600
"$('62.300
$ 246.200
$"'70.100
Affordable Monthly $
Housing Cost
Affordable Home Price
$
$
1.363
1.558
1.753
",:"12~%
""Annual Income.
Affordable Monthly
Housing Cost
$ 239.200 $ 273.500 $ 307.700
$ 65.400 $ 74.750' $ 84.1 )(f¡,,:
$ 1.635 $ 1.870 $ 2.103
." .
, Affordable Home Price $ 287.100
$ 328.300
$ 369.100
$ 171.200
, "$""~~~OO
$
1.558
$ 273.500
.....$:'::(:"7'7.900
$
1.948
$ 341.900
,...$ 93.5mf;:
$
2.338
$ 410.400
Unfortunately. housing costs often take a bigger bite out a household's income than the
recommended 30 percent. For higher income households. this still leaves enough money
to pay for other necessities and perhaps some luxuries. It is lower income households that
are negatively impacted if they are unable to find affordable housing. According to the
2000 Census. in Federal Way almost three~quarters of households earning 50 percent or
less of median family income spend over 30 percent of their income on housing; almost
40 percent of those households spend over half of their income on housing. Table V-4
provides more information on residents overpaying for their housing in Federal Way.
Ownership Housine
The cost of ownership housing in Federal Way. like other places in King County. has
been increasing. In Federal Way. the average price of a single~family home in 2003 was
$233.980. an increase of24 percent since 1999. and the average price of a condominium
increased by 37 percent to $120.958.
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FWCC - Chapter Five, Housing
EXHIBIT 2-
PAGE --1.LOF
Table V-2
2003 Housina Sales Prices in Federal Way
r=1 -..... .....~ .." -+..~o'o~ "~ha~~~.~
Average SinQle~Familv Price I 5233.980 24% '
. Av..rage lii~:~i~~I~amilY Pri~~ I ~n'6,?41 .li'"
1..~veraa~_.Condominiu~ Pric~. ~1.~0.958 .--- :U% .-'
Source: Northwest Multiple Listing
Affordability of Ownership Housin~
Compared to some other parts of the county. Federal Way's ownership housing is
relatively affordable. For instance. in 2003. the average price of a home in King County
was $352.956, approximately $120,000 more than in Federal Way. As the table below
shows. in 2003. the avera~e priced sim:de~family house was affordable to households over
80 percent of median income, while a three or four person household below 50 percent of
median could afford an average priced condominium in Federal Way.
Table V-3
Affordability of Home Purchase in Federal Way. 2003
100% Median
120% Median
Just Over 50%
Median
100% Median
Over 100% Median
Less Than 50%
Median
80% Median
Over 80% Median
Less Than 50%
Median
.::V"t:'¡,'.tt\;(';,::'O' ,
4':Persœ::'" "
JfòUSêhold
Less Than 80%
Median
Over 80% Median
Less Than 50%
Median
Rental Housine
The Dupre + Scott Apartment Reports track rents by the size of the building: 1 to 19 unit
buildings and 20 or more unit buildings. The vast majority of rental buildin~s in Federal
Way are less than 20 units. Therefore. this section will examine rents for these smaller
rental buildings. It makes a difference since average rents vary based upon the size of the
building. Rent in buildin€!:s with 1 to 19 units have less expensive one~bedroom units (by
$87 a month) but more expensiye larger units (from $87 to $387 more a month). This
çould be because so many of Federal Way's single~family homes are rentals and single~
Revised ~ 2005
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FWCC - Chapter Five, Housing
family houses are the most expensive rental type. Rents in buildings with I to 19 units'
average $586 for a one bedroom. $818 for a two bedroom. $1,207 for a three bedroom.
and $1.426 for a four bedroom.
AffordabiJitv of Rental Housine: ,
The following table. derived from the 2000 Census State of the Cities data tables. provides
some valuable information. but can easily result in erroneous assumptions. For instance, it
makes it appear that there are not enough rentals for households over 80 percent of median
income. However. the 850 units cited as affordable are lust those relatively few rentals that
are expensive enough to equal 30 percent of these higher households' incomes. All the
rentals affordable to lower income households are. of course. affordable to these higher
income households as well. The Census further informs us that only about 50 percent of
the housing affordable to each income !!fOUP is actually occupied by that income group.
This demonstrates that other income groups are renting units with rents that either equal
much less or much more than 30 percent of household income.
Table V.4
Quantity and Affordability of Federal Way's Rental HousinQ for
Each Income Group
:i'::':::>;::::~lli'r':::;::(:':(~:::::;:,,;.,.; ,,'
,,':,';",:::r\i:,;';,:'::;;',,':,'r:':
,31 - 5oo1:~¡:'~~:~:§:~::-,,;:~::';'
,,'
2451 648 26,1 79.5
2736 4450 17.4 80.1
3353 8450 L1 23.9
5085 850 N/A g
"',..,,
" ,...., , ,
:,,:,',:)::'¡;.';i,::,!::;:::::~~::::':'j;¡;:':j:;:,lli;:::,,:::ig::;' ",:
Source: 2000 Census
Note: The percent overpavinfl are the percent of households pavillf! more than 30% of household
income on housillfl.
Table V -4 also illustrates the need for housing for households earnin~ 30 percent or less
of median income. For instance. by cornparing the number of renter households earning
30 percent or less of median income with the number of rental units affordable to this
income grouP. we find that there is 1.803 fewer affordable housing units than needed for
this income grouP. This is further illustrated in the last column of the table. which shows
that almost 80 percent of these households pay more than 30 percent of their income for
rent. In addition. a significant portion of the few housing units that are affordable to these
very-low income households were built before 1970, implying that fewer are being built
more recently.
Revised 2002 2005
V.18
FWCC - Chapter Five, Housing
EXHIBIT 2..
PAGE' '-OF -R
~ i
Federal Way's rental housing. as with the rental housin~ throughout the county, is
generally affordable to households in the 50 to 60 percent of median income range and
above. As Table V ~5 shows. it is the households at 40 percent of median income and
below that have the most difficulty in finding affordable rentals; although. larger
households at 50 percent of median income also lack for affordable rental housing. For
example. a three-person household earning 30 percent of median income pays $292 more
than they can afford for a two-bedroom apartment in Federal Way. The figure also
demonstrates why overcrowding may be so prevalent in Federal Way. Low-income
households can onlv afford rentals with three or more bedrooms by doubling or tripling
UP with other households.
Table V-5
Affordabilitv of Federal Wav's 2004 A veraee Rents
,..""".",..,....,.,......,. .
~~i
I
I
I
$586 .cwm $37 $192 $349 $372 I
I
$818 ~ ílliID fl4Q} lliI $372 I
I
$818 ~ íll1l} $58 $234 $418 I
I
$1,207 ($6241 ($428) ($234) IDill ~ I
I
$1.207 ($576) ($366) IDQ§l $55 $502 I
I
$1 .426 ím11 ($460) íIDID $23 $576 I
I
$1.426 ~ ($398) ílli1ì lliQ $613 I
I
Source: Dupre + Scott 1-19 Apartment Report. Betsy Czark & Associates I
In conclusion. it appears that the rental market is providing affordable rentals to
households above 50 percent of median and ownership ofsingle-farnily housing: for
households above 80 percent of median. and ownership condominium for those at
approximatelv 50 percent of median. Therefore. all the City's affordable housing
Revised ;wg;¡ 2005
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FWCC - Chapter Five, Housing
EXHIBIT ~
PA~ a 0 OF-H-
programs. current and proposed. (e.g.. density bonuses, inelusionary zoning. impact fec
waivers. federal Community Development Block Grant rCDBGl funding. etc.) should
target these income groups not otherwise being provided with affordable housing by the
private market.
Future HousinQ Growth
The purpose of the GMA. is to assist every city in responsibly planning for growth.
Growth will occur. We can either scramble to accommodate this growth or plan for it.
Left alone, the housing market will build housing in the easiest and most profitable
manner to meet the housing demand. Unfortunately, unless guided by good policy,
zoning. development regulations, and incentives, this market-driven response usually
does not supply the diversity of housing choices and prices that result in a healthy and
attractive community.
Housin2 Tar2ets
During their September 25, 2002 meeting, the GMPC adopted a motion to add targets for
ne',,\, households and jobs for the period 200 I update the targets for new households and
jobs for the period. 2001 - 2022. These targets were based on a methodology developed
over a two~year period by the King County Planning Directors. The adopted 2001 -::
2022 housing target for Federal Way is 6,188 new residential units.
The number efhousing units al'oVays exceeds the number of households, and is dependent
OR V8:eafl:ey rates.
The CWPPs suggest th&t Federal W~)' plan for aft additional 1,238 units, the equivalent
of 20 percent of prøj eeted net household gro,......t1:J., that are affordable tø '/el)' low ineome
families (less thaft 50 percent of median) a1'ld 1,052 housi1'lg units, the equivalent of 17
pereeflt of projected net household gro'.vth, that are affordable to low income families
(between 50 and gO percent of median) by the year 2022.
Ho1:1Sing is considered affordable when a family is spending not more than 30 percent of
their monthly iflcome if renting, and 25 perveRt if purehasing, or tHree times their annual
income ifp1:1fohasing a home. For a three person very low ineome family in Federal Way
(see Table V .'), it means that the monthly reRt exehldiHg utilities must be less than $710,
or ifthey are buying a home; it must cost less than $95,200 at 2000 prices. The Seattle
E'¡erett Real Estate Research Report reports that in the Fall øf 200 1, tÀe median rent for a
two bedroom/one bath apartment '.vas $703 in Federal Way, demonstrating that Federal
Way has affordable rental opportunities. However, to build homes that are a'/aílable for
$95,200 would require significaRt publie subsidies.
To ensure that nev,' housing units are a positi,,'e addition to the community, the City
adopted residential design guidelines in 1999 in order to encourage more varier] in the
types of Uflits available and morc iRHovative and aesthetiøally pleasing design.
Requests for help ey Fedcral Way residents :fur homeless shelters, transitional housing,
and &pedal needs housing execed supply.
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FWCC - Chapter Five, Housing
EXHIBIT .2.
PAGE ~I OF ,
#
In 1999, the Crisis Cliniø Community lnformatiofl line reøeived 495 ealls from
Federal Way residents secking emergeaey shelter and from 188 residents seeking
permanent houcing.
#
THe October 19, 1999, United Way of Kil1g County Health and Human Services
Cemmunity Assessment reports that iR 1989, less than l{) pereent of people
requestiflg emergency ar transitional shelter iF!. South King County ,¡.ere able to be
shekered due to leek of available space.
#
The domestic abuse shelter pro...ided 192 Rights of shelter to domestie violenee
vietims, and turned away many more women and ÐAildren due to lack of Gpaee.
#
There is a Fleed for more supported living units (apartments and shared siRgle
family homes) for the mentally ill.
#
fu. the fall of 1999, there were appnmimately 65 homeless ohildren in the Federal
Way Sehool Distriot.
#
There may presently be a need for 96 ooits of housing for persoos witH AIDS in
soNthwest King County.
Fedefal Way '.yorks \','ith the King County Consortium and neighboriF!.g eities to
implement effective housing goals end polieies to meet future hoNsing nøeds. A
comprehensive strategy cnSlires that safe and suitable housing is available to residents of
all income levels and special Reeds, as TØElliired by GMA.
Gfthat 6.188~unit target. per the CWPPs, 20 percent (1238 units) should be affordable to
households at or below 50 percent of median. and 17 percent (1.052 units) should be
affordable to households between 50 and 80 percent of median income.
Housing Capacity
As is described in the Land Use chapter, based ÐR the most reeefit eapaeity aflalysis, there
is a remaining Federal Wav currentlv has a capacity for 5,538 new residential units,
including 3,265 detached single~family homes and up to 2,273 multiple-family Hflits-.
units. The capacity for 1.415 of those multifamilv units is located in mixed~use
development zones. Given the 6, 188 housinl! unit target above, Federal Wav. at the time
of the target adiustment. had a capacity deficit of 650 housing units.
The City will increase its capacity in order to eliminate this deficit in a number of wavs.
For instance. in order to encourage more residential developrnent. the City will consider a
number of changes. including a change to the definition of densitv for conventional
subdivisions. Currentlv, densitv is based on minimum lot sizes. The change would base
density on gross acreage. This should result in relativelv more lots than presentlv
allowed. In addition, the City is focusing its policv and development efforts on the City
Center and mixed~use zones to ensure that the projected multifamily housing is built in
those areas. For instance, it has adopted a ten-vear exemption from property taxes for
multi-familv development ~ithin the City Center. The City is also preparing a Planned
Action SEP A for the City Center. which would allow environmental review to occur in
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FWCC-ChapterFive, Housing EXHIBIT ~
PAGE" 'LnF -B-. ~.
advance of development. This is an incentive for developers since i~elopment I
to proceed more quickly. As part ofthe Planned Action SEPA, the City is considering
allowing increased height for structures in the City Center. which would increase
potential capacity for new residential dwelling units.
Meetina the Need for Housing
In addition to ensuring the land capacity to accommodate the expected growth in
households. the City must do what it can to ensure diverse housing opportunities for all
income groups. Although no city can guarantee that the housing built will be affordable
to all income groups. cities can encourage and facilitate housing that is more affordable
using factors it does control. such as land use regulations. For instance. the City can
ensure that it has an adequate amount of land zoned to facilitate the development of
affordable housing opportunities. such as smaller lot sizes. townhouses. cottage housing.
cluster housing. accessory dwelling units. duplexes. triplexes. smalt~scale apartments.
senior apartments. and single-mom-occupancy housing.
Zonine: and Development Refulations
Jurisdictions place the most significant controls on housing development through land
use controls and zoning. By a careful evaluation and revision of land use regulations.
Federal Way can significantly influence the amount. type. design. and affordability of the
housing built in the community. Federal Way. like most urban and suburban jurisdictions.
is already "built out": therefore. the greatest opportunities for expanding the types of
housing available are in infilt and redevelopment. not new development.
In general terms, the primary Theref.øre. The first component of the City's Federal Way's I
housing strategy is to promote in-fill while protecting the character and quality of its
existing single~farnily residential neighborhoods. New detached uHits will be eonstrueted
OH '¡aeant lots in eKisting neigAbørboods bl:lt they ,yilt be coIHpatible with the existing
homes. Planned UFlit Deyelopments and For instance. it's possible to increase the number
of units in existing single-family neighborhoods without changing the neighborhood
character by allowing accessory other speeial developmcflt teelmiques dwelling units.
duplexes. cottage developments. or low~density multifamily structures. The City already
allows cluster housing in single~family zones: however. other techniques such as lot
averaging may be added to the FWCC to encourage compatible development on difficult
sites and near environmentally sensitive areas. However, Implementation of the City's
design guidelines will ensure that in-fill development will not be permitted at the e1cpense
of the quality of life in be compatible with existing neighborhoods.
A s0eofldary The second component ofthe housing strategy is to encourage higher
density residential uses in the I~5lHighway 99 cOITidor, including the City Center-Gere
and City Center Frame. Row houses, townhouses, condominiums, and mid.rise
residential buildings are appropriate in this area subjeet to these areas given the
availability of utilities and other infrastructure, access to public transportation, jobs,
shopping, entertainment, and social and human services. This plan anticipates that during
the next 20 years, the City Center and the Highway 99 corridor will redevelop and
accommodate the majority of the City's new housing units, particularly multiple family
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housing units, added to the City's iRventory. multifamily housing units. The area will
gradually become a denser, mixed use, pedestrian friendly, high amenity, high quality,
vital part of Federal Way.
EXHIBIT %
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I
FWCC - Chapter Five, Housing
The third part of the strategy is to ensure that there is sufficient land available for other
housing needs such as government assisted housing, manufactured housing, housing for
low-income families, and special needs housing, including group homes, and foster care
facilities. The Land Use chapter and FWCC provide support for -this these typeâ of
housing. In 2002, the City adopted a code amendment to climinate the separation M
requiremcmts for social services traRsitiønal housiFlg within multiple family residential
ZQflCS pro'/ided that no less than one tlHit 8.fld no more tHan five pereent of the housing
within the multiple family complex may be soeial serviccs traBsitional howsing.
Together, the Land Use and HøtlsiRg chapters aAd the associated ele'/elopment regtllations
pro';ide sufficient capaeity tø aeeømmodate projeeted housing gro'.vth for all economic
segments of the population. It is important that the City implemeFlt a housing program
that will assist private developers and privatc non profit organí2atiøns in meeting the
identified housiFlg Reeds. Such action is nøt only required by GMA, btlt it is also prudent
public polioy aBel v;ill ensure a safe and supportivc housiFlg environment før future
generations. A critical issue in providing a sufficient amount of this housing is to remove
any regulatory barriers to locating such housing throughout Federal Way.
Affordable and Special Needs Housine Strateeies
One way that Federal Way can encourage special needs and affordable housing is by
removing regulatory barriers and ensuring an adequate amount ofland zoned to facilitate
affordable housing, such as smaller lot sizes, townhouses, cottage housing, cluster
housing, accessory dwelling units, duplexes, triplexes, small~scale apartments, senior
apartments, single-room~occupancy housing, and boarding homes.
A critical element that makes housing more affordable is cost-conscious development
regulations. Subdivision and development regulations should be modified to ensure that
land is used efficiently; that the regulations reflect current safety needs. and that they
permit and encourage construction ofa broad range ofhousin~ types. For instance.
structural setbacks and street widths could be modified to facilitate small lot
developments, cottage housing, cluster housing, and zero-lot line developments.
In addition. since the private housing market mostly tar~ets those earning middle and
upper incomes, the City should consider providing extra incentives or requirements for
developers to build housing affordable to those with less financial resources. The City
already requires rental housing developments of 25 units or more to provide affordable
housing units, and it also offers an affordable housing density bonus in the City Center.
Other programs it could offer include impact fee waivers, parking requirement
reductions. and affordable housing requirements in conjunction with transit-oriented
development. One incentive program alone is often not enough to encoura!2:e developers
to participate. For example, a study by the Growth Management Planning Council
(GMPC), Affordable Housing Incentive Pro<;Jram (or Kin5!: County. suggests that,
dependin!2: upon econornic fàctors, a density bonus program needs to be combined with
Other incentives in order to be fiscally feasibJe.
Revised 200<! 2005
V-23
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FWCC - Chapter Five, Housing
EXHIBIT 2-
PAGE 2 'LOF .L!:..
If the City provides incentives, cost~conscious development regulations, and al1ows
affordable housing types, the private market is more likely to provide housing affordable
to low- and moderate~income households. However, it is impossible for the private
housing market to meet the affordable housing needs ofverv low-income households,
which includes many with special needs. For example, a senior or disabled person on
Supplemental Security Incorne has an income of about $570 a month. which is about 13
percent of median income. After food and other essentials, this person does not have
much money left to pay for housing. Furthermore, rents that are affordable to this income
group cannot cover the basic operating and maintenance cost of the housing. Substantial
capital development subsidies, as well as rent subsides, are needed to make new
construction affordable to very low~income households.
To help meet this need for subsidized housing, Federal Way uses the funds available,
such as its federal Community Development Block Grant (CDBG) dol1ars, to help fund
needed housing and suPport services. Federal Way also works with the King County
Consortium, neighboring cities, local. state, and federal funding sources, and service and
housing providers to coordinate funding and to develop and implement effective housing
policies and programs to meet future housing needs.
5.3
KEY HOUSING ISSUES
Preserving Neighborhood Character
.'\5 the population ofilie area in B:fld around Federal Wa-y doubled during the 1980s,
resideflt5 feared that Preserving existing neighborhood characterand values were
threatened.
Approximately 7,000 new FfN:lltifamily units ',vere built in Federal Way hehyeen 1980 and
1990. Many ofthese 1"mits were not \.'/ell designed and .""ere haphazardly sited across the
entire City. This resulted in s$stantial changes te the character of neighborhoods, er
created new neigHborhoods aleng major arterial streets. Presef'.'ûtÌon of existing
neighborHoods has beef!. eited as:lli an important community value in Federal Way.:J:hi.s
value played a large role in the eemmunity's decision to incorporate.
One of the reasons the community incorporated was to have more control over
maintaining the character of its existing single-family neighborhoods. The FWCP
recognizes that neighborhoods are special places and are valuable and important to the
quality of life for many citizens. New In particular, new development in established
neighborhoods must be sensitively designed and 00flstruÐted. New developmeflt '.vithin
existing single family neighborhoods sHould be limited to small seale, well designed in
fill, and aceessOry housing. constructed. Likewise, new multiJ}le-family or mixed use
development located along arterials running through or adjacent to existing residential
neighborhoods should be designed to minimize adverse impacts and with sufficient
buΜrs. to its surroundings.
Revised :¡oo;¡ 2005
V-24
FWCC - Chapter Five, Housing
Development Review
EXHIBIT 2-
PAGE ~ ~OF . '-
There are several actions the City may take to make housing more affordable. Time is
money to a housing developer. Thus, whatever the City can do to reduce permit~
processing time will make housing more affordable. Aeeordingly, as As part of the HB
I 724 code revisions, which were enacted in 1995. the City revised the FWCC so that
more land use decisions are administrative decisions, thereby avoiding time:consuming
public hearings.
Second, thc City The City also has in place a pre application process that allows the
developer to meet with City representatives at an early stage in the review process to
ensure that the applicant understands City development regulations. Such early meetings
allow the City and housing developer to agree on the best method to achieve a code
çompliant and mutually beneficial site plan prior to having spent spending significant
sums on costly design and engineering work.
A significant portion of the cost of building housing is the cost of providing the necessary
infrastructure. If the City is interested in providing housing that is affordable to very low
income citizens, it could, to the extent economically practicable, provide the necessary
infrastructure, or possibly subsidize the cost of providing public faci1ities such as streets,
parks, utilities, transit facilities, public amenities, and social services. Federal and state
grants. including CDBG funds and otHer grants are available for this purpose and should
be used where appropriate.
Citizen Participation
Moderate scale housiag developmeAt tHat is consistent '.vith City l"oliey aAd regulations
should be rcyic.ved and approyed tbnmgh a prescribed, effieieflt, and ooAsistent
administrative prøeess, ',vhich minimizes review time and the s1:1bsequent iAereases in
project costs. Larger seale developmeat plans, or those whish ',vill have sigaificant
impacts on Housing policies and development. which results trom these policies. impact
the environment of Federal Way residents. Therefore. it is essential that citizens are
involved both in developing policies. such as those in the FWCP. and in reviewing
proposed housing developments. To accomplish this the City has different surrøliflding
neighborhoods, shøHlà have full public;; review as èefined in the FWCC. The public and
the developer shoulè levels of citizen participation processes. The process used depends
upon the scale of the development and its potential to impact Federal Way citizens. Both
the public and developers should have a clear understanding of the citizen review
process, including the types of issues that are open to discussion, and the time frame for
completion of the review process.
Housing Good Design and Innovation Diversif in
Tbe challenge in this plan and subsequent codc revision ,>vork is to be flexible when
presented with creative aad high quality design proposals. Of eøurse, this flexibility must
Revised ~ 2005
V-25
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FWCC - Chapter Five, Housing
EXHIBIT ~
PAGE~F -U-
be balanocd \vith the need to provide a degree of certainty to the developer and to giye
olear guidance to policy makers, staff, and publie. The f.øllowing paragraphs deseribe
several regulatory mechanisms ""hieA the City could include iF! its zoning code that
woulà--cnoourage superior desigFl, a greater variety ofhousiRg types, and reduce eosts.
Incentivcs For Good Practice £ Many jurisdietiORS i1wlude incentiyes iR their zoning code
tAat eneowrage developers to bmild projects in a way that produces some identified public
beRefits. The pl:lblie benefits might include oreatiTle designs that are seRsitive to
community and neighborhood values, dedieation ofland or riglit of way for public I:lse,
aFld eonstrnetiofl of urbaFl ameRities, eommunity facilities, ami other publie spaees. The
City of Federal Way has adopted a density bonus provision in the City Center, w-h.ereby
bwilding height eaR be inereased from 35 fect to a maJlÌmum of 85 f.eet, afld from 48 to 80
dwelling units per acre for multiplc family and senior housing, in exchange for proT¡iding
pMblie °l'len sl'laee or paying a f.ee iR lieu of. In addition, Rew multiple family or mixed use
projeets in any zone itr:olviRg 25 dwelling units or FAore are required te l'Irovide affordable
dwelliRg wRits. Projeets l'Iroviding affordable dTNelling units may exeøed tAe ll1aximum
number of allowed dwelling URitS up to ten percent above the maximum. In single family
subdiyisions, those lots that are proposed to contain affordable dwelling units ean be
redueøà in are& by up to 20 pereent ofthe minimum lot size ofthe Ul'lderlying zoning
distriet; provided that tAl" oT.'erall clwelling units iR the subdivision may Rot exceed ten
percent of the maximum number of I:lnits allov:ed in the l:1ßderlying zoning dis1?rict.
!nclusisllary Zsl1ing C In eertaÎR zones, developmeRt might be reEjaired to meet certain City
goals, such as providing affordable housing, as set OMt in tbe FWCC. It is beeoming more
eommonplaee for jurisdictions to require major developers to provide a portion eflow
ifleome noticing in developments over a eertain scale. The City amended the F'.VCC in
1997 to require multiple family development, or mixed use projeets inT/olving 25
clwelling units or more, to proT¡id@ at least 1\"0 units, or 25 percent, v,hieAever is greater,
as affordable housing to those at 80 pereent or below median county iFl60me.
Planned Unit Dc),'c!-opmcnt C ,^. Plaflnecl Unit DoT:elopment (rUD) ordiFlaRee allO\vs
developers flexibility to achieve design, layout, or deflsity that is saited to a specific site.
As an example, a PUD allows clustering of housing density in more deT,'elopable portions
of a site \vhile protecting important °l'lefl space and envirO1~meRtall)' seRsitive areas. A
rUD ordinance giyes the City afld the developmeflt eommunity flexibility to provide a
variety ofhousiRg types and eosts in new residential areas or smaller, older, mined use
neighborhoods. In 1998, the City revised its Cluster Pro.¡jsions in the SHbdivision Code
to allo-w reduetÜ,m iFl miflimum lot sizes and to allow zero lot line developmcRt for no
more than two units.
Transfer of DcvclopmcRt Rights C This teohniqae allov:s a deyele):3Øt to transfer pcl1'f itted
density from one part of a site to another, Or from one site to another. It is a u~;efltl
technique for protecting parts of sites tHat are enviroRmentally sensitive without lœs of
laRd value. It also allows for more dense form~~ of housing develol'lment, thereby reducing
housing eosts.
Revised 2002 2005
V-26
FWCC - Chapter Five, Housing
EXHIBIT 2-
PAGE a 1-0F ~
Diversifying Housing Choice
The majority oftRe Rousing available in Federal Way today is fairly homoge1'l0us.
Housing primarily eoRsists of single family detached units, constn16ted in thc sixties and
eighties, laid om in isolated subdiyisiofls disconneeted from tRe urban fabrie. There are
some mobile home parks and a few duplexes located in the City. Ho'.vever, in the last six
years, 792 senior or assisted housing units, and 210 eoflvalesceat units (skilled care beds)
he'/e been built. The rest 0fthe housing stoek tends to be two aNd three story apartment
buildings. This f!rw/Ü:les only a narr0'l{ range of cheiees and does fl0t fully re11eet the
range ofhousi1'lg Ðf!tions that could be built.
It creates a situatiÐ1'I v:here all increasiRg n1:lmber of families fmd it difficult to obtain
suitable housing in the eemmunity. It affeets empty Resters and 00uples who ha'<,e raised
their families \\tlo, for life style reasons, no laAger need ar \yaflt a large single family
house and the as50eia-ted maintenanee. Young adults, students, ym:lfl:g married eouples,
and low income workers would like to liye in the eommunity '.-<,here they gre"'" 1:lp or
currently werle, eut eal'lflot find a Be1:lSe that fits tReir housing 1'leeds or canRot afford the
available Reusiflg.
The City's design guidelines will ensure that Federal Way is able to maintain and
improve the character and quality of its existing residential areas. while at the same time
providing more diverse housing choices for its residents. New housing should be more
diverse, eofJ:tributmg diverse and designed in a way that contributes to community
character and relating better to the relates well to the existing neighborhood environment.
It should reassure residents that they will be able to afford to live dose to their jobs,
friends, and families. It The proposed housing diversity will also help preserve and
maintain neighborhoods tRat include by ensuring that there are housing opportunities for
a healthy mix of ages and incomes.
Housing Affordability Affordable and Special Needs Housing
On a eø1:lRtywide basis, Federal Way is a very affordable cotnJm:1flity. The population of
Federal Way teflds to be younger than other eommunities, creating a strong demand for
modera-tely prieed housiag. There were approximately 9,500 low income households in
1996 in Federal 'Nay 18 Heed ofhol1sing assistanee. The iaereasing number oflow
income houseàølds ean be attri1:n.1ted in part to a growÎl:¡g fl:umber øf s6flior citizens \vho
are likely to Aeed both housing assistance afld related services. PSRC also prejeeted a
strong demand for afford&ble multiple family units through tRe year 2000 te serve løw
and very 10"'" income families who work in Federal Way.
The GMA BRd CWPPs require that munieipal jurisdictions adopt strategies for providing
a "fair sRare" of identified regional housing needs. The C'.l,'PPs set a target of 2,290 new
affordable housing Uflits in the City by the year 2022. Of that number, 1,238 fl'R:lst be
affordable to '¡ery low income eitizens.
Revised 2@ 2005
V-27
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" f: t ~H "
FWCC - Chapter Five, Housing
EXHIBIT 2.
PAGE~OF H-
The need for homeless shelters, traFlsitional housing, and special needs housing eìweeds
the available supply. T~e City has funded several special needs projects in the past fow
ycar~ to help addrc.ss Hus need. The CWPPs as well as GMA require provisiems f.er
specIal needs .housmg. Special Beeds housing, also called "supportive housing," brings
~ogether ho~sm~ ood support services for eommuRity residents who need s13eøial sen'ioes
m order to bve lßdependently or '.'/ith minimum assistance. This ineludes serviees in
housiflgøperat~d by public and private agefloies. Aceording to tHe 2000 2003 King
County Censelzdatcd Reusing & Communìty_Dn'Cl-opmcnt Plan, there is a need fof-an
additiooal 500 beds countyNide.
.'\oeording to the 2(;)00 eensus,Jhc proportion of elderly at 7.7 percent is smaller in
Federal Way th~ ifl Heigh?°ring SoUtA County cities, except fur Kent. f.verage life
expe?taney ee~tmue~ to obmb, and \ve should expect an increasing percentage ofPederal
Way s populatIon \'/111 be 65 and over in the ne1(t 10 to 20 years. As diseussed earlier in
this chapter ~der Popula!Ìen, there arc three reasons the number of elderly can be
e)~pected to !Rer.ease: 1) natural aging ofthe population; 2) they are relocating to find
affordable housmg; and 3) a large B1:lmber of senior housing units nave been reeeffily
constructed. Because women tend to live longer than meR, tAis popula-tion will be
predominantly female.
Elderly people ~re often reluctant to give up the comf.ert and seeurity provided by theM:
?\~ }:¡~mes..WIth this iR fAi~d, federal and state pø1iey has shifted from oae ofprovidiag
mst!tutlOnahzed care for sentOrs to a more home based ør "aging in pla0e" poliey. Many
sentors, aad most oftho~e ove: 75, need some le':el of in home services. '^AS elderly
people become more frail, theIr supportive service needs increase. They may be better
sef'led inc?ngrega~e eare faci1iti~s, or eventually, long term eare faøilities. Federal Way
should begm J31anm~g f()r a eontmuum of care that minimizes family stress and pub110
costs. IH home servIees should be available CityNide, wAile congregate care faeilities and
long tenn care facilities should be løøated near to cotnmMflity serviees and shoppiRg
areas, BRd away frem busy traffic oeITidors.
Accordiag to the 2000 2003 King County CoHselidatoo Housing & CÐm:mmity
DcvclÐfJment Plan, in 1997, aft average €If 9,121 adults ,vith chronic or severe meatal
illne~s 'Nere served by the King Co\:lnty Regional Supper! Network. Safe and afførdable
ho\:lsmg,. a l.cey elømeFlt in a long term therapy prograa'!. for these 13eople, is not available
for a majønty ofthe low IFlcome mentally ill in KiR!:; COURt)' or Federal Way.
There are no domestic shelters located iR Federal Way. Howcver, Pederal 'Vay is
currently served by several programs for victims of domestie violenoe. The Domestic
Abuse ¥l omen's Net';.'ork (D"^,- 'NN) provides 21 shelter beds, as ,;'/e11 as crisis
intervention and support services. The South. King CO1:lflty BraneR of the y\VCA also
serv~s F~deral VOlay. area residents. There is olearly a large unmet need for emergency
housmg m South Kmg County for victims of domestic abusc.
Kia!:; County jurisdictions reeeive Housing Opportunities for Persons v:ith AIDS rental
acsistm'lce fund~ng from HUD. :Federa\ Way partieipates ia the oversigl'lt of this program
wIth Seattle actmg as the lead authority. .'\eeording to the 2000 2003 King County
Revised 2002 2005
V.2B
..~
't ~.$'
EXHIBIT 2-
PAGE~OF ~
FWCC - Chapter Five, Housing
Revised :woo 2005
Consolidated HfJbl:sing & Community Development Plan, in mid I 998 in King Ceunty,
there 'Nere an estimated 2,161 persons living ',vith AIDS, while bet\\'cen 6,000 and 9,000
persofls '.yere infected with HI\'. 1.t the time of diagnosis, 19 percent, or 412 people,
diagnosed with LA.IDS lived eutside the City of Seattle. Historically, housing servi",es
have becR req1:l:ested by 50 percent of the total L'\IDS population and actual hol:lsing units
are required by 33 pørGeFlt of people living with LA.IDS. If these trends coFltinue, 163
housiFlg 1:I:fIits '.vould be required te serve this population.
Several erganizations in 80wth Kiag County offer emergcnøy shelter and transitional
housiRg to residents ofthe City of Federal Way. ERisting data Goneludes that eurrent
facilities arc ifladet uate when compared to requests for help. The South King County
Multi Service Center staff estimates that for C'ler)' family served in their cmergency
shelter progI'a-m, nine families are tamed away. 11'1 addition, the October 1999 United Way
Rcpart states than in 1998, dwe to lack of spaee in South King County, less th&n 16
percent of peøple seeking shelter reGei'¡ed it.
There are maflY reasons that people afld families end up homeless. In 1997, àata ITom
shelters Of} the Housing Consortiufn (outside tHe City of Seattle) revealed that the most
common reaSOfl for homelessfless \yas domestie violence, follo\ved by eviction and
family Grisis. L\coording to established service providers, suburban homeløssfless is also
inøreasiRg. Data from the Sowth King County Multi Service Center indieates that the
proportion of ..vomen, ehildren, and t\VO parent workiAg families seelcing sheltcr is
grovliflg rapidly in this oommwnity.
It is diffieult to estimate the number of homeless ehildren there actually arc iR Federal
Way, bwt the Federal '.Vay Sehool District repørts that ifl their District alofle, in the fall of
1999, there '.vere 65 homeless children. Federal Way Youth and Family Serviees reports
that man-)' homeless children Game from abusi'¡e homes or suffer from emotional negleet.
HomelesSHess aad 'domestic instahility may ",ause deep emotioflal soars tHat impact a
child's ability tø f-ücus his or her fall attefltion 01'1 education.
There is also a need f<:lr transitioFlal howsing fOf hømeless individuals aAd families. 8tate
and federal ru.les restrict the length of stay in emergeRey shelters to 60 days. 80, after
maRY families have eJcha1:l:sted their time in at1 emergency shelter, they need aeeess to
longer term traRsitional housiflg, \.vflere they eRn live f{lf ORe or 1\'10 years, obtain
nccessary support seryiees, and stabilize their lives--.
Data is scarce so it is '(err difficult to estimate the number of beds that are needed40
howse the special needs population. Ho't'¡ever, then;) is unmet need in this service area.
The City is eoFFlfflitted to fostering programs and supporting service providers to assist in
meeting this need sMbject to economìe limitations, City reveFlues, and the Fleed to balaflee
housiAg agaiRst all other pubIie needs.
To be prosperous in the long run, Federal Way !Dust have sufficient housing affordable to
its bank tellers, firefighters, teachers, government employees, restaurant workers, sales
clerks, and seniors on fixed incomes. Federal W~y'S goal is both to preserve existing
affordable housing and to ensure that there is an adequate amount of special needs
housing and housing affordable to its low and moderate~income residents. To this end,
V-29
.t:.
,! I's:
FWCC - Chapter Five, Housing
EXHIBIT Z.
PAGE-1t.OF M-
the City will eliminate regulatory balTiers to special needs and expand opportunities to
develop affordable housing. The City will also facilitate a range of affordable housing
tyPes throughout the City by revising its zoning and development codes as necessary. The
City will also continue to offer density bonuses and other affordable housing programs to
encourage private developers to provide affordable housing, In addition, the City will use
its federal CDBG dollars and other resources to help fund the development and operation
of special needs and affordable housing.
Policy Coordination and Regional Participation
The GMA and good planning practice require that each chapter of the FWCP be
coordinated and consistent with goals and policies set forth in the other chapters. This is
especially true of the Housing chapter, particularly as it relates to the Land Use and
Transportation chapters.
The OMA also requires that City polieies for affordable housing be eoflsistent with
CWPPs. PSRC, King COUflty, and Federal Way have jointly adopted regional planning
geals t."Ra{ estimate fair share housing targets, including low and very low ineøme housing
targets that promote aR equ.itable distribu.tion of affordable Rousing. This type oCl=tousing
is most appropriate in urban centers that cont8iI'l jobs and good publie træ'ls1t aeeess.
Consistent 'llith these requirements, the City's Lafld Use chapter prOI:lOses multiple
family housing and mixed use development in the City Center, (eemprised of the City
Center Core afld City Center ¥mme), the Cofl'1l'ffilnity Business zone along the SR 99 and
I 5 eorridor, and to a limited 6Ktent in the neighbørh.øød retail centers. In addition, senior
housing is allowed in the Business Park and Office Park zones. All of these løeations are
or 'Nill be '¡'lell served by public transit. The City has also detcrmifled that housing, aFld in
particular multiple family hol:1siag, 'Nill be designed so that it provides a q\:lality plaee to
live and is 81'1 asset to the community. ill addition, the City is committed to fair housing
access to all persoRs w1the\:lt disørimination.
This Housing chapter must also be ooordiFlated and oonsisteRt with the County's at'll.! the
City's funding programs for housing. This is particularly true for programs SHeA as the
CDBG, Home, and other CoHFlt)~.viàe fMflding initiatives as reEJOmmended by the OMPC's
Housing Fin8:F16e Tasle Force.
The City also recognizes that most ofthe housing issues found in Federal Way are
common to the County, Seattle, and the other suburban jurisdictions. Tn order to ffisüre
quality in the City's pnOJ'fision ofhm:lsing services, ensure that it addresses this regional
housing need effectively, and to help eliminate duplications of effort, the City should
continue to coordinate with the King County Consortium, other relevant Ümsortium
regional entities, and other South King County cities when designing and implemeflting
housing and housing related developing policies and funding housing and housing~related
servIces.
Revised :woo 2005
V-30
EXHIBIT ~'
PAGE JLOF U-
HOUSING CHAPTER GOALS AND POLICIES
FWCC - Chapter Five, Housing
5.4
The following section pro','ides establishes goals and policies for providing, preserving,
and improving housing eomlitions in Federal Way. These goals and policies provide a
framework from which to develop implementing implementation strategies and work
programs for the community. The purpose of these goals and policies is to provide
housing opportunities to all segments of the population. Consistent with GMA, these
goals and policies should promote a variety of densities~ and housing types, and
encourage preservation of the City's existing housing stock.
Overall Goal
Preserve and protect Federal Way's exis#ng high quality residential neighborhoods
and promote a variety of opportunities to meet the housing needs of all residents of the
community and region.
Preserving Neighborhood Character
Goal
HGI
Policies
HPI
HP2
IJI!JHP2
H¥4HP3
Preserve and protect the quality of existing residential neighborhoods and
require new development to be of a scale and design that is compatible with
existing neighborhood character.
High-density housing projects, with the exception of senior housing, will
not be permitted in existing single-family residential neighborhoods. More
moderate densities such as cottagehousin2 will be considered.
Design guidelines shoHlà be adopted poteRtially in subarea plaF1s that will
specify in detail neighberhoed eharacter aRa require that new housing be
consistent with thcse desigFI guidelines.
Amend development regulations to accommodate a diverse range of
housing forms that are compatible with neighborhood character and create
an effective transition between the City Center, business areas, and
residential neighborhoods.
Continue to allow accessory housing units within single-family
neighborhoods that protect in a way that protects residential character,
ensure preper access, maintain maintains specific design standards, and
eomply complies with all applicable laws. Review accessory housing
re~ulations and. if necessary. revise any regulation thatinappropriately
limits their development.
Revised ;mg;¡ 2005
V"31
s.
ra' 't.
FWCC - Chapter Five, Housing
IIJ!.SHP4
HJ!éHP5
HP+HP6
EXHIBIT~.
PAGE~OF .J!L.
I
Maintain a strong code enforcement program to protect residential areas
from ìllegalland use activities.
Conduct Subject to funding availability, conduct periodic surveys of housing
conditions and ereate fund programs, including housing rehabilitation, to
ensure that older neighborhoods are not allowed to deteriorate, subject to
a,..ailability of funding for such s\:Irveys and programs. deteriorate.
If allowed by applicable law, development inside and outside the City
should be required to provide their fair share of onsite and offsite
irnprovements.
Community Involvement Aand Development Review
Goal
HG2
Policies
IW8HP7
IIP9HP8
IIJ!t()HP9
Involve the community in the development of new housing to a degree that is
consistent with the scale of impact on the surrounding neighborhoods.
Continue to .g~ncourage public input into development of planning and
regulatory documents through a formal public process characterized by
broad, thorough, and timely public notice of pending action.
Consider the economic impact of all development regulations on the cost of I
housing.
Maximize efficiency in the City's development review process and ensure
that unnecessary time delays and expenses are eliminated. Continue to
P]2rovide streamlined permitting processes for development that is
consistent with the FWCP and FWCC, and that has no adverse irnpacts.
HPHHPIO Encourage community input, where appropriate, into the development
permit process by providing thorough and timely information to the public.
IJI!.HHPll .\ssist Continue to assist developers with housing proposals at the earliest
possible opportunity, including preapplication meetings to produce projects
that can be reviewed quickly and rnaximize their ability to receive permits.
Revised ;!oo;! 2005
V.32
FWCC - Chapter Five, Housing EXH I B IT 2
PAGE-H.OF ~
Good Desian and Diversifying Housing Choice And Design I
Goal
HG3
Policies
Iß!.t.J HP 12
HP13
IIP14
HPI4
HPI5
HP15
HP16
BPI7
Develop a Comprehensive Plan and zoning code that provide flexibility to
produce innovative housing solutions. do not burden the cost ofhousing
development and maintenance, and diversifY the range of housing types
available in the City.
The FWCC and Land Use chapter of the FWCP will be coordinated to
&Hew facilitate locating housing affordable to the low income low~income,
anè-very low-income and special needs housing households throughout the
City. especially around the City Center and other areas providing that
provide proximity to low wage employment, safe and convenient access to
transportation and human services, and adequate infrastructure to support
housing development.
Continue to use design guidelines to ensure that new and infill developments I
have aesthetic appeal and blend into surrounding development.
.'\mend development regulations to encourage superior design and greater
dÎ\'ersity of housing types and costs tHrough such teehniques as ineeflti'.'es,
inclusÜ:Jflar¡ zoning, planned unit develepments, dtmsity bonuses, afld
traflsfer of development rights. .
Establish appropriate minimum densities for each zone and encourage new
residential development to achieve maximum a11owable density based on
gross area to ensure that the City can house the anticipated population
growth.
Ceflsider zero lot line stafldards v:itflin planned unit deyølopments to ereate
higher density siI'lgle family neigflberhoods ,,'itfllarge open space areas.
Review zoning. subdivision and development regulations to ensure that
thev further housing policies and don't create unintended barriers. This is
of particular importance for small lot and cottage housing developments. In
order to facilitate sma11 lot and cottage housing developments. it is
particularly important to revise. as necessary. the subdivision and
development regulations that govern their development.
As appropriate. Consider reducing reduce minimum lot sizes to allow
construction of smaller, detached single~family houses on smaller lots.
Increase capacity and encourage greater diversity of housing types and
costs for both inim and new development through various methods. such as
incJusionary zoning. density bonuses. transfer of development rights.
Revised ~ 2005
V.33
:;
~! eE.
cluster housing, cottage housing, garden housing, duplexes, and low to
moderate density housing tyPes.
EXHIBIT, 2.
PAGE' ~OF U-
I
FWCC - Chapter Five, Housing
HPt-+ HP 18
Continue to permit mixed-use residential/commercial development in
designated commercial areas throughout the City. InolHde developer
incentives and design standards. Develop incentive programs to ensure an
adequate amount of housing is developed in these areas.
HP19
Increase the amount of undeveloped open spaces in both infill and new
development parcels, by expanding the use of cluster development and
allowing housing techniques such as lot averaging, and zero lot line
standards.
HJ4.8 HP20 Establish administrative procedures to permit innovative housing designs
and techniques, provided they are of high standard and consistent with the
FWCP.
IIJ!t9
Continue to provide incentives, SHeA as density bonuses, for providing a
pørtion øf affordable housing in new developments.
HP21
Continue to provide incentives such as density bonuses for multi-family
housing, and expand the types of incentives offered to encourage new
developments to include affordable housing.
IIPW HP22Periodically review and update development regulations to incorporate
opportunities for new housing types.
Housing Affordability
Goal
HG4
Develop a range of affordable housing opportunities for low-income gF8ffpS-
households consistent with the CWPPs and the needs of the community.
Policies
IlPUHP23 Promote fair housing access to all persons without discrimination.
~ HP24
As estimated by CWPPs, maintain sufficient land supply and adequate
zoning within the City to accommodate 17 percent of the City's projected
net household growth for those making 50 to 80 percent of King County's
median income and 20 percent making less than 50 percent of median
mcome.
~ HP25 Require a portion of new housing on sites of significant size to be
affordable to low-income households. Ensure that affordable housing is not
concentrated in particular neighborhoods by setting a percentage limit to
the number of affordable housing units that can be induded in Be'.V housing
Revised ;wQ:1 2005
V-34
FWCC - Chapter Five, Housing
HP26
IIP24 HP27
HP28
EXHIBIT Z. L
PAGE --1..10F H-.
dcvelopments. households at a level not provided otherwise by the private
market. Developers should be compensated for providing this affordable
housing by increased density or other benefits.
Revise the City's affordable housing density bonus program to provide
housing at affordability levels not provided otherwise by the private
market. At a minimum. any affordable rental units should be affordable and
rented to households below 50 percent of county median income. and
ownership units should be affordable and sold to households at or below 80
percent of county median income.
Ensure that any new affordable housing remains affordable. required by the
City remains affordable through some tool approved by the City. such as
recording a lien on the property. In the case of homeowners hip projects, the
lien can be structured as a deferred second mortgage to the homebuyer. due
upon sale if the subsequent buyer does not meet the income eligibility
standards.
Coordinate all City affordable housing programs so that a developer can
use multiple incentives or programs for a single project. Required
affordability levels and duration of affordability should be the same for all
programs.
~ HP29 Allow and encourage use of manufactured housing in residential zones,
provided it confonns to all applicable federal. state, and local requirements
and is compatible with the character of the surrounding neighborhood.
~ HP30 In order to maintain existing affordable housing, the City should continue
to allow manufactured home parks in existing locations. However, new
manufactured home parks will not be permitted, nor will expansion of
existing parks be allowed.
~ HP31 Encourage new residential development to achieve maximum allowable
density based on gross area.
~ HP32
HN9 HP33
Explore federal, state, and local resources to assist in financing affordable
rental and ownership housing. Encourage expansion of home ownership
options through such means as first time borne buyer programs, housing
cooperatives, lease~purchase ownership, and other housing models.
Consider delaying, deferring, or exempting affordable housing from
development fees, concurrency requirements, payment of impact fees,
offsite mitigation, and other development expenses that do not compromise
environrnental protection or public health, safety, and welfare concerns, or
constitute a nuisance.
HPJ() HP34 Support tax law amendments that provide relief to owners of affordable and I
special needs housing.
Revised :100¿ 2005
V-35
FWCC ~ Chapter Five, Housing
EXHIBIT 2-
PAGE -I'-OF I.!-
IIPM HP35
Identify low~income and very low~income housing resources that may be
lost due to redevelopment or deteriorating housing conditions. Develop
strategies that seek to preserve this existing housing, and that seek to
provide relocation assistance to households that are displaced as a result of
such activities. any redevelopment.
~ HP36
I
Annually monitor residential development to determine the total number of I
new and redeveloped units receiving permits and units constructed, housing
types, developed densities, and remaining capacity for residential growth
for all income levels and needs.
~ HP37 Integrate and coordinate construction of public infrastructure with private
development to minimize housing costs wherever possible or practicable.
Special Needs Housing
Goal
HG5
Develop a range of housing opportunities that meet the requirements of people
with special housing needs, including the elderly, mentally ill, victims oj
domestic abuse, and persons with debilitative conditions or injuries,
Policies
IWJ4 HP38
Remeve eJdsting Periodically review the FWCC and remove any regulatory
barriers to sitffig locating special needs housing to Hyoid concentratiol'l and
emergency and transitional housing throughout the City as required by the
federal Fair Housing Act, to avoid over-concentration, and to ensure
uniform distribution throughout all residential and mixed-use zones, subjcot
to f)erformance standards that protect residential amenity, ensure proper
access, and maintaia design standards. zones.
HP39
Modify the FWCC's definition offamily in order to simplify and clarify
the definition and remove any potential barriers to siting housing for
protected classes as defined in the federal Fair Housing Act
ßP-..3§ HP40 Review permit applícations for special needs housing in close coordination
with service providers and the City's Human Services program.
~ HP41-Assist special needs housing developers, local service organizations and
self-help groups to obtain funding and support.
HI!J.+ HP42 Ensure that access to special needs housing is provided without
discrimination.
V-36
Revised 2002 2005
Goal
EXHIBIT 2-
PAGEJ.10F ~
FWCC - Chapter Five, Housing
HG6
Develop emergency shelter and transitional housingfaGilities for the homeless.
Policies
BP38
Foster and support serviees that are not eon6entrated in parti61.1lar
neighborhoods by setting a pereefltage limit to the Bl.1mbør of affordable
housing UflitS that eaB be iBeluded in new housing developments.
IIPJ9 HP43 Coordinate City actions related to homelessness with the City's Human
Services Program and other shelter nonMprofit housing and human services
providers.
BP40
Continue to permit emergency and transitional homeless faeilities within
the City.
HP44
Clarify the City's Social Services Transitional Housing (SSTH) definition
and regulations and make necessary changes to result in adequate
opportunities to develop transitional housing in Federal Way.
IIP4! HP45
Emergency shelters and transitional housing should be regl.1lated to avoid
concentration of faeilities, mitigate impaet on sllITounding l:1ses, permitted
and regulated to ensure there are adequate opportunities to locate them
throughout the City. to avoid overMconcentration of facilities. to ensure that
such housing is properly managed, and to avoid or mitigate significant
impacts on existing residential neighborhoods or other surrounding uses.
Regional Participation
Goal
HG8
Coordinate and integrate the City's fJ1'8g.u'flH'l with ether 8:J'CfJ housinf!
programs with reflional housing efforts and with local housing and service
providers.
Policies
-III4Z HP46 Policies and regulations related to affordable housing should be consistent
with CWPPs and multi-county policies.
II¥4ð HP 4 7
Establish effective links with King County and other area cities to assess
need and create housing opportunities for low-income and special needs
households, and develop ft housing program§ that addresses issues common
throughout the eRfH:e region.
Revised 2002 2005
V-37
EXHIBIT-z'
PAGE-1LOF -3-!-
I
FWCC - Chapter Five, Housing
HP44 HP48
Subject to availability of funds, participate in the production and periodic
update of a housing needs assessment for the City and the region to ensure
that policy is based upon a rational evaluation of housing needs and
priorities.
IIP4$ HP49 Ensure equitable and rational distribution of affordable housing throughout
the region that is compatible with land use, transportation, and employment
locations.
Implementation of policies DoRtaiFled if! the ehapter ""ill occur over a number of years
and is dependent OR resol:1i'ees available to the City and the community. The follo',>.'ing
il'I'lplementation strategy lists aetioRs that the City may take in the future.
I. Develop an inventory of public properties no 10l'lger Reeded for use and \vhich may
be ayailable for afforàaèle R01:lsiRg. Evaluate use of such property for aff-Ðrda-ble
housing against all other eempeting public uses.
2. Inventory and report on the estimated Flumber ohmits for each income segFl1ent
for purposes of Countywide monitoriflg of eapacity for housiFlg de'¡elopment.
3. Continue to monitor residen.tia-l devel0fJment on an annual basis afld determine the
t0tal flumber 0f Re'N and redeveloped units reeeiyiflg peffFlits, units constructed,
housing types, developed deFlsities, and remaining capacity for residential gro\vth
based on income categories.
1. Conduct periodiÐ surveys ofhousiRg conditions to direÐt the h01:lsing rehabilitation
programs.
5. Develop stFategies for protecting low income aRd ','ery low income housiRg that
may be lest dlie to redevelopment or deterioratiRg Ae1:lsiHg conditions.
6. De','elop guidelines, poteFltially as subarea plans, that req\:lire eoflsistency with
specified neighborhood eharaeter aRd design requirements.
7. Assign a City representative to paríieipate '.vith other agencies to ere ate a
e0mfJrehensive housing program that addresses issues commeR throughout the
entire region, and to seek and develop funding opportunities and strategies.
8. Prepare and periodically update a ho\:lsing needs assessment.
9. The follo\ving is a meRli of potential developmeRt regulation amendmcnts that
should be considered:
Revised ;!002 2005
V-38
FWCC - Chapter Five. Housing
EXHIBIT l.
PAGE J!-OF ~
r Di'¡ersify housing forms and enøøurage superior design through
techniques sueR as iaøeRtives, planned unit developments, density
bonuses, and transfer of development rights.
r
Create etfeetiye transitions between the City Center, busiResses, and
residential areas--.
r
Maximize efficiency of de'¡eløfJment processes.
r Streamline processes for dcvclopFRcnt consistent ',vita the FWCP and
FWCC, and enS\:lre tRey have no significaAt adverse impacts.
r
Encourage afførdable aad special necds ho\:l.siag around the City C eater ,
r
,^.dOi3t zero lot line standards.
r Reduce minimum resideatial lot sizes.
r Establish maximum aRd minimum requireffieats for affordable housiag
on sites of significaßt size.
r
Eliminate baniers to uniformly siting special needs h01:1.sing throughout
all residential areas.
r Pre elude concentration of homeless facilities. U
1:\2004 Comprehensive Plan\2004 Update\LUTC\Housing Chaper,doc/3/30/200S 10:09 AM
Revised 2002 2005
V-39
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PAGE , OF
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CITY OF ~
Federal Way
EXHIBIT 4
PAGE-LOF , t.
MEMO RAND UM
March 15, 2005
To:
John Caulfield, Chair, City of Federal Way Planning Commission
Kathy McClung, Director of Community Development Services \:ilL.,.
Margaret H. Clark, AICP, Senior Planner ~
FROM:
SUBJECT:
2004 Comprehensive Plan Amendments
MEETING DATE: March 23, 2005
I,
BACKGROUND
Federal Way adopted its comprehensive plan in 1995 and updated it in December 1998, December
2000, November 2001, March 2003, and July 20,2004. The Growth Management Act (GMA)
limits plan updates to no more than once per year, except under the following circumstances:
1. The initial adoption of a sub~area plan that does not modify the comprehensive
plan policies and designations applicable to the subarea;
2. The adoption or amendment of a shoreline master program.
3. The amendment of the capital facilities element ofa comprehensive plan that
occurs concurrently with the adoption or amendment of a county or city budget.
Except as otherwise provided above, the governing body shall consider all proposals concurrently
so the cumulative effect of the various proposals can be ascertained. However, after appropriate
public participation, a county or city may adopt amendments or revisions to its comprehensive plan
that conform to this chapter whenever an emergency exists, or to resolve an appeal of a
comprehensive plan filed with a growth management hearings board or with the court.
II,
2004 COMPREHENSIVE PLAN AMENDMENTS
The 2004 Comprehensive Plan Amendments includes the following three components:
1. Puget Center Partnership Request - Request from the Puget Center Partnership to change the
comprehensive plan designation and zoning of 4.03 acres located north of South 31ih Street
and east of 1st Avenue South from Professional Office (PO) to Neighborhood Business (BN)
(Exhibit A).
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 1
EXHIBIT tt
PAGE~OF JL
, '
2. Housing Chapter Update - Update of "Chapter 5, Housing," of the Federal Way
Comprehensive Plan (FWCP) (Exhibit B).
3. Kitts Comer Request - Request from Jon Potter to change the comprehensive plan designation
and zoning of approxirnately 46 acres from Business Park (BP) to Community Business (BC)
and Multi~Family (RM 2400).
The Planning Commission will conduct a public hearing on only the first two items--Puget Center
Partnership Request and the amendments to the Housing Chapter. The Planning Commission has
already held a public hearing on September 19, 200 I, on the Kitts Comer request. However, it is
being included in the current comprehensive plan amendments since the Council has not yet acted
on the request.
III,
REASON FOR PLANNING COMMISSION ACTION
Federal Way City Code (FWCC) Chapter 22, "Zoning," Article IX, "Process VI Review,"
establishes a process and criteria for comprehensive plan amendments. Consistent with Process VI
review, the role of the Planning Commission is as follows:
I. To review and evaluate the requests for comprehensive plan amendments;
2. To detennine whether the proposed comprehensive plan amendments meets the
criteria provided by FWCC Sections 22-529 and 22-530, and 22488(c); and,
3. To forward a recornmendation to the City Council regarding adoption of the
proposed comprehensive plan amendments.
IV.
PROCEDURAL SUMMARY
2/19/05
Issuance of Deterrnination of Nonsignificance pursuant to the State Environmental
Policy Act (SEP A)
3/07/05
End of SEP A Comment Period
3/21/05
End of SEP A Appeal Period
3/23/05
Public Hearing before the Planning Cornmission
'V,
SITE-SPECIFIC COMPREHENSIVE PLAN CHANGE
In September 2003, the City received one site-specific request for a comprehensive plan
amendment and rezone. Paul Benton on behalf ofthe Puget Center Partnership submitted a request
to amend the comprehensive plan designation and zoning of 4.03 acres located north of South
312th Street and east of 1st Avenue South from Professional Office (PO) to Neighborhood Business
(BN) (Exhibit A).
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 2
EXHIBIT &I
PAGE --LOF 16-
File Number:
Parcel No's:
Location:
Size:
Applicant:
Owner:
Request:
00-IO4926~00 UP
082104~9074,O82104~9076&082104-9167
North of South 3 12th Street and east of 1 st Avenue South (Exhibit C)
4.03 acres
Paul Benton on behalf of Puget Center Partnership
Same
Request to change the comprehensive plan designation and zoning frorn
Professional Office (PO) to Neighborhood Business (BN)
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
Professional Office
Professional Office (PO)
Neighborhood Business
Neighborhood Business (BN)
Public Comments
Received:
1. Telephone call from Della Giesler, the property owner at 140 South
31th. Ms. Giesler was interested in obtaining more information
about the request.
2. E-mail from Roddy Nolton (Exhibit D).
3. Letter trom Robert Roper, President, Mirror Lake Residents'
Association (Exhibit E).
Background
The applicant is requesting BN zoning to build either a grocery store or a drug store. Their
application states that they have been diligently seeking a potential tenant to use this site as a
professional office for the last ten years (Exhibit A, Page 3 of 4). The applicant believes that there
is no demand for office use in this area. Moreover, they believe that there is a change in the
residential shopping pattern with a desire to have shopping located within a convenient distance
(within one plus miles) of a residence (Exhibit F).
Comparison of Allowable Land Uses
As can be seen from the following table, many more uses are allowed in the BN zone than in the
PO zone. However, the applicant has stated that they would like to develop either a grocery store
or drug store on the site.
Use Neighborhood Business Professional Office
Office use X X
Retail (grocery, produce, drugs, personal care, books,
liquor, hardware, garden, retail nursery stock,
household goods, furnishings, clothing, variety, home X
electronics, sporting goods, works of art) (40,000 sq.
it. max)
Bank & related financial service (40,000 sq. ft. max) X
Retail providing laundry, dry cleaning, beauty/ barber, X
video rental, shoe repair (40,000 SQ. ft. max)
Private lodge or club (10,000 sq. ft. max) X
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March IS, 2005
Page 3
EXHIBIT ~
PAGE~OF I..
Use NeighborÞood Business Professional Office
Art gallery X
Restaurant or tavern (7,500 sq. ft. max.) X
Fast food restaurant (5,000 sq. ft.) X
Health Club (25,000 sq. ft. max) X
Retail providing entertainment, recreational, or X
cultural services & activities (25,000 SQ. ft. max) .
Vehicle service station or car wash X
Retail providing vehicle service or repair (within an X
enclosed buildim!:)
School X X
Day care facility (except Class II home occupation) X X
Multi~unit (stacked) housing (not on the ground floor) X
(18 du/acre)
Group home Type III~A2 X
Group home Type II-B) X
Social services transitional housing,4 Type A5 X
Social services transitional housing, Type B6 X
Government facility X X
Public transit shelter X X
Public utility X X
Public park X X
Personal wireless service facility X X
Church X
I Group home type II means housing for juveniles under the jurisdiction of the criminal justice system Such groups includc state-
licensed group care homes or halfway homes for juveniles who provide residence in lieu of sentencing or incarceration, halfway
houses providing residence to juveniles needing correction, or for those selected to participate in statc-operated work relcase and
pre-release programs.
2 Group homes type II-A: Maximum number of 12 residents including residcnt staff.
3 Group homes type II-B: Thirteen or more residents including residential staff. Maximum number determined on a case-by-case basis.
4 Social service transitional housing means facilities other than offices and group homes, operated by a nonprofit social service
agency, licensed as required by the state, providing temporary and transitional housing to individuals on an as-needed basis
including, but not limited to, emergency shelters, homeless shelters, and other such crisis intervention facilities. This
classification includes domestic violence shelters as defined herein, except that such shelters wherein the total number of
residents docs not exceed the maximum numbcr allowed undcr thc "family" definition, may be pennitted outright in all
residential Zones.
5 Social service transitional housing Type A: Maximum number of residents to be consistent with the maximum number of
unrelated adults allowed under the zoning definition of family.
6 Social service transitional housing Type B: All social service transitional housing not meeting the definition of "Type A,"
above. Maximum number determined on a case-by-case basis.
The limitation on the number of rcsidcnts in social service transitional housing shall not be applied if it prohibits the City from
making reasonable accommodations to disabled persons in order to afford such person equal opportunity to use and enjoy a
dwelling as required by the Fair Housing Amendments Act of 1988, 42 USC 3604(t)(3)(b).
Planning Commission Mcmorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 4
EXHIBIT ~
PAGE ~OF , 2.
Neighborhood Characteristics
The Puget Center Partnership property is presently vacant. The adjacent use to the north is a
single-family development, Parkwood Campus, which was constructed after incorporation of the
City in 1990. The adjacent use to the east is also single-family. The use to the south across South
312th is a multi-family complex (Greystone Meadows Apartments), and across the street to the
west are a 7-11 convenience store and Papa John's Pizza on the comer, with vacant land further to
the north.
Sensitive Areas
The City's Wetland Inventory has identified a small (500-2,500 square feet) unregulated wetland
on the southern portion of the site. At the time that a development is proposed on the site, any
environmentally sensitive areas that may be impacted must be identified and any impacts mitigated
as part of the project-specific environmental review process.
Drainage
These parcels are located within the Mirror Lake Basin, which has been experiencing flooding
problems. FWCC Chapter 21, "Surface and Stormwater Management," has adopted the King
County Suiface Water Design Manual (KCSWDM), the Federal Way Addendum to the
KCSWDM, and the King County Stonnwater Pollution Control Manual (BMP Manual). In
combination, these regulations apply to all existing development, new development, and
redevelopment. Regulated development includes all single-family residential development;
projects that add 5,000 square feet or more of new impervious surface; collection and
concentration of surface and stormwater runoff from a drainage area of more than 5,000 square
feet; projects which contain or directly discharge to a floodplain, stream, lake, wetland, or closed
depression, groundwater discharge area, or other water quality sensitive area; or redevelopment of
property which drains or discharges to a receiving water that has a documented water quality
problem. Development of this site for any use, whether under PO or BN zoning, will have to meet
the requirements of the KCSWDM, the Federal Way Addendum to the KCSWDM, and the BMP
Manual. In addition, the property is located within a Level 3 Flow Control Basin, which means
that a level 3 downstream analysis is required as described in Section 3.1.2 of the KCSWDM.
Water quality for the site must also be met through the use of technologies listed in the resource
stream protection menu, section 6.1.3 of the 1998 KCSWDM.
Access
The Puget Center Partnership parcel is bordered on the west by I st A venue South and on the south
by South 312111 Street. Metro Routes 178 (peak-hour) and 901 (all-day) provide service along
South 3 12th, south of the Puget Center Partnership site.
Potential Traffic Impacts
In general, office use generates more employees but fewer customers per square foot than retail
uses. Under the existing PO zoning, a two~story 56,000 square foot office could be constructed on
the 4.03~acre site. This would result in 142 peak hour trips. In comparison, a freestanding 30,000
square foot grocery store would generate 231 peak hour trips and a combination 15,000 square
foot drug store and 15,000 square foot retail store providing laundry, dry cleaning, or beauty/
barber services would generate 170 peak trips. When the Puget Center Partnership parcel is
developed, traffic mitigation, including specific street improvements, would be assessed.
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
Ma.-ch 15,2005
Page 5
EXH I B IT --!L-
PAGE -"-OF , 2.
Projections for Population and Employment
The site is presently zoned PO, which does not allow residential development. A change to BN
should have no impact on the number of people who could reside on the site if a grocery store or
drug store is constructed as stated by the applicant. However the BN zone also allows multifamily
development on upper floors at a density of 18 dwelling units per acre.
Need for Additional Neighborhood Business Zones
A Market Study prepared for the City in 2000 found that the City has enough capacity designated
for different uses to accommodate the 20-year employment forecast. However, while there is
adequate land for employment growth in the aggregate, several districts achieve more than 50
percent buildout. These are Neighborhood Business (BN), City Center Frame (CC-F), Corporate
Park (CP~ I), and Professional Office (PO). There has been only one medical office developed in
the PO zone since incorporation of the City in 1990; however, the BN zone has experienced both
new development and redevelopment of existing parcels. Examples include Metropolitan Market
at Dash Point Road and SW 312th Street and the Hoyt Road Retail at Hoyt Road and SW 340th
Street.
Consistency with Comprehensive Plan Goals and Policies
The overall vision of the comprehensive plan is to provide an appropriate balance of services,
employment, and housing. This comer was designated PO to provide for small~scale office
development compatible with adjacent residential neighborhoods; however, the site has not
developed in over 10 years.
The request for a BN designation is consistent with the Federal Way Comprehensive Plan
(FWCP). Page II~22 ofthe FWCP states that, "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."
VI.
PROPOSED AMENDMENTS TO CHAPTER 5, HOUSING
1. Housing Chapter Update
The following tasks were completed in order to update Chapter 5, "Housing" of the FWCP:
(a) Data Collection - Existing data sources such as 2000 Census, Office of Financial
Management, Central Puget Sound Real Estate Report, King County Housing
Authority, Assessor's records, Dupre + Scott, Multiple Listing Service, King County -
Benchmark Program, and adopted housing targets were reviewed.
(b) Interviews - Individuals and agencies representing a broad range of community
perspectives on the development and affordability of housing, community
development needs, and other resource needs were interviewed.
(c) Data Analysis'- Information from the data analysis and interviews was analyzed to
determine existing inventory and projected needs.
(d) Implementation - Strategies and mechanisms for providing housing were identified.
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
Mareh 15,2005
Page 6
EXHIBIT ~
PAGE , OF ~
2, Summary of Amendments
In addition to new language, existing sections have been reananged to improve the
functioning of the chapter. The following summarizes only substantive changes:
(a) Page V-5. The section on Countywide Policies has been moved from page V-3 to
page V-5 and revised to more clearly describe the goals of the Countywide Planning
Polices relating to the provision of affordable housing.
(b) Pages V-6 - V-24. 5.2 Federal Way and its Housing - This section has been updated
based on different sources such as the 2000 Census, the April 2004, Office of
Financial Management Population Estimates, Northwest Multiple Listing, and
Dupre + Scott.
(c) Page V ~21. The Housing Capacity section has been revised to identify ways of
increasing capacity to meet its housing targets.
(d) Page V~22 - V-24. Language has been added to describe how zoning and
development regulations may be amended to encourage additional market housing,
and affordable and special needs housing.
(e) Proposed changes to policies are summarized in the table on the following page.
(f)
Pages V-38 - V39. 5.5 Implementation Actions has been deleted since it is a
duplication of some of the policies.
VII.
COMPLIANCE WITH FWCC SECTIONS 22-529 AND 22-530
1.
Section 22-529. Factors to be Considered in a Comprehensive Plan Amendment - The City
may consider, but is not limited to, the following factors when considering a proposed
amendment to the comprehensive plan:
(1) The effect upon the physical environment.
Amending "Chapter 5, Housing," of the FWCP is a non~project action and would have
no effect on the physiCal environment. Development is not proposed in conjunction with
the request by Puget Center Partnership for a change in comprehensive plan designation
and zoning from Professional Office (PO) to Neighborhood Business (BN). Any
proposed development on the site will be subject to environmental review as required by
the SEP A Rules, and will be evaluated in accordance with all plans, policies, rules, and
regulations adopted as a basis for the exercise of substantive authority under SEP A to
approve, condition, or deny proposed actions.
(2) The effect on open space, streams, and lakes.
Amending "Chapter 5, Housing," of the FWCP and the Puget Center Partnership
request for a comprehensive plan amendment and rezone are non-project actions and
would have no effect on open space, streams, and lakes.
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 7
Increase Diversify Increase Encourage Provide for Address Increase Encourage Mixed- Improve Delete Policy
Housing Housing Affordable Innovative Special Needs Compatibility Open Space Use Developments Wording
Capacity Housing Housing Housing Between Diverse in in Commercial
. Housine: Developments Areas
Amend Amend Amend Amend new HP39 Add new HP13 Add new Amend new HP 18 New Delete existing
existing existing new HP3 HP19 HP5 Policy HP2
HPI HPI
Add new Add new Add new Add new HP40 New Delete existing
HP14 HP15 HP22 HP12 HPI4. Include
language in new
HP17
Amend Amend Modify Amend new HP42 New Delete existing
neVi HP 17 new new HP26 HP20 HP15
HP17
Add new Delete existing New
HP27 HP38 & HP40 HP23
Add language to
new HP45 to
address these
policies
Modify Amend new HP46 New
new HP28 HP35
Add new New
HP29 . HP36
;gm
C»<
c.~
r'~
0
'TI
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 15, 200
Page
EXHIBIT ~
PAGE-LOF~
(3) The compatibility with and impact on adjacent land uses and surrounding neighborhoods.
Amending "Chapter 5, Housing," of the FWCP will have no direct effect on development
within the City. However, code amendments adopted in order to implement goals and
policies of Chapter 5 may result in development. At the time of any development, the
compatibility and impact on adjacent land uses and surrounding neighborhoods will be
evaluated. Any development resulting from a (BN designation on the Puget Center
Partnership site should be compatible with adjacent land uses, including surrounding
single-family uses, since the intent of the BN zone is to provide convenient goods and
services at a pedestrian and neighborhood scale close to adjacent residential uses.
(4) The adequacy of and impact on community facilities including utilities, roads, public
transportation, parks, recreation, and schools.
Amending the Housing Chapter is a non~project action. Therefore, any amendments to
the chapter would not impact cornmunity facilities such as utilities, parks, recreation,
and schools. If the Puget Center site~specific request is granted, specific impacts
associated with development will be evaluated at the time that a development penuit is
applied for, and any potential adverse impacts will be mitigated at that time.
(5) The benefit to the neighborhood, city, and region.
Amending the Housing Chapter to provide for a diverse range of housing, including
affordable housing, that is compatible with neighborhood character and meets the City's
design guidelines, will benefit the neighborhood, City, and region, while also meeting
the adopted housing targets. Granting the Puget Center Partnership's request for a BN
designation for their site may result in the development of a previously vacant site as
either a grocery store or a drug store, thereby providing services for the surrounding
neighborhood and contributing to the economic development of the City.
(6) The quantity and location of land planned for the proposed land use type and density
and the demand for such land.
Amending the Housing Chapter is a non~project action, which will not in itself affect
land uses. Subsequent amendments intended to implement goals and policies of the
Housing Chapter may include amendments to the development regulations and
comprehensive land use map. The applicant is requesting BN zoning to build either a
grocery store or a drug store. Their application states that they have been diligently
seeking a potential tenant to use this site as a professional office for the last ten years
(Exhibit A). The applicant believes that there is no demand for office use in this area.
Moreover, they believe that there is a change in the residential shopping pattern with a
desire to have shopping located within a convenient distance (within one plus miles) of
a residence. In addition, based on the July 2000 Market Analysis, the BN zone was
anticipated to build out by 75 percent over the 2000-2020 period. This was the second
highest build out rate for a commercial zone after the City Center Frame.
(7) The current and projected population density in the area.
Amending the Housing Chapter is a non-project action; therefore, this criterion is not
applicable. The Puget Center Partnership site is presently zoned PO, which does not
allow residential development. A change to BN should have no impact On the number of
people who could reside on the site if a grocery store or drug store is constructed as
stated by the applicant. However the BN zone also allows multifamily development on
upper floors at a density of 18 dwelling units per acre.
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 9
EXHIBIT 4L
PAGE ,.~
(8) The effect upon other aspects of the comprehensive plan.
Implementation of the goals and policies of the Housing Chapter may result in increased
housing capacity which would result in changes to "Chapter 2, Land Use," of the FWCP
in a future comprehensive plan amendment cycle. Granting a change in comprehensive
plan designation and zoning frorn PO to BN should not affect other aspects of the
comprehensive plan.
2.
Section 22-530. Criteria for Amending the Comprehensive Plan - The City may amend the
comprehensive plan only if it finds that:
(1) The proposed amendment bears a substantial relationship to public health, safety, or
welfare.
Amending the Housing Chapter to provide for a diverse range of housing, including
affordable housing, bears a substantial relationship to public health, safety, and welfare
because it may result in a more stable environment for families. Designating the Puget
Center Partnership site as BN may result in development of the site, which should
benefit the surrounding area.
AND
(2) The proposed amendment is in the best interest of the residents of the city.
Please see response under (1), above.
(3) Theproposed amendment is consistent with the requirements ofRCW 36. lOA and with
the portion of the city's adopted plan not affected by the amendment.
RCW Chapter 36.70A020(4) of the Growth Management Act, encourages the
availability of affordable housing to all economic segments of the population of this state,
provision of a variety of residential densities and housing types, and preservation of
existing housing stock. Granting a BN designation to the Puget Center Partnership is
consistent with RCW 36.70AO20(5), which states that the economic developments goal
is to, "Encourage economic development throughout the state that is consistent with
adopted comprehensive plans, promote economic opportunity for all citizens of this state,
especially for unemployed and for disadvantaged persons, promote the retention and
expansion of existing businesses and recruitment of new businesses, recognize regional
differences impacting economic development opportunities, and encourage growth in
areas experiencing insufficient economic growth, all within the capacities of the state's
natural resources, public services, and public facilities."
VIII,
COMPLIANCE WITH FWCC SECTION 22-488(c)
Site-specific requests are required to be evaluated for compliance with this sectlon.7
1)
The city may approve the application only if it finds that:
7 This section applies only to site-specific requests; therefore, it applies only to the Puget Center Partnership request and not the
proposed amendments to the Housing Chapter.
Planning CoITmÙssion Memorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 10
,._,.'^"',.~,...
EXHIBIT 4-
~-}'AGE II ~
a.
The proposed request is in the best interests of the residents of the city;
Designating the Puget Center Partnership site as BN may result in development of the
site, which should benefit the surrounding area.
AND
b.
The proposed request is appropriate because either:
1.
Conditions in the immediate vicinity ofthe subject property have so significantly
changed since the property was given its present zoning that, under those changed
conditions, a change in designation is within the public interest.
Land uses in the immediate vicinity of the Puget Center Partnership site have not
significantly changed during the last five years. The adjacent use to the north is a
single-family development, Parkwood Campus, which was constructed after
incorporation of the City in 1990. The adjacent use to the east is also single-family.
The use to the south across South 312th is a multi-family complex (Greystone
Meadows Apartments), and across the street to the west are a 7-11 convenience
store and Papa John's Pizza on the comer, with vacant land further to the north.
However, a change in designation may be in the public interest, since the applicant
states that they have been diligently seeking a potential tenant to use this site as a
professional office for the last ten years and have not received any interest.
OR
11.
The change in designation will correct a designation that was inappropriate when
established.
Not applicable.
c.
It is consistent with the comprehensive plan;
The request for a BN designation by the Puget Center Partnership is consistent with the
FWCP. Page II-22 of the FWCP states that, "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."
d.
It is consistent with all applicable provisions of the chapter, including those adopted by
reference from the comprehensive plan;
If the Puget Center Partnership request is approved and these parcels designated as BN,
any subsequent development would be required to be consistent with all applicable
provisions of this chapter (zoning code).
AND
e.
It is consistent with the public health, safety, and welfare.
Granting the requested change from PO to BN is consistent with the policies in the
comprehensive plan and it is also consistent with the public health, safety, and welfare.
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 11
EXHIBIT ~
PAGE .--lA.OF 2L-
Designating the Puget Center Partnership site as BN may result in development ofthe
site, which should benefit the surrounding area.
2)
The city may approve an application for a quasi~judicial project related rezone only if it finds that:
a.
b.
The criteria in subsection (1) above are met; AND
The proposed project complies with this chapter in all respects; AND
The site plan of the proposed project is designed to minimize all adverse impacts on
the developed properties in the immediate vicinity of the subject property; AND
The site plan is designed to minimize impacts upon the public services and utilities.
c.
d.
This is a proposed amendment to the comprehensive plan, it is not a projectNrelated rezone,
and therefore, the criteria under this section do not apply.
IX.
STAFF RECOMMENDATION
Staff recommends that the proposed amendments to FWCP Chapter 5, "Housing" (Exhibit B) and
the site-specific request by the Puget Center Partnership to change the comprehensive plan
designation and zoning of 4.03 acres located north of South 312th Street and east of 1 st Avenue
South from Professional Office (PO) to Neighborhood Business (BN) (/:"xhibit A) be approved.
X,
PLANNING COMMISSION ACTION
Consistent with the provisions ofFWCC Section 22-539, the Planning Commission may take the
following actions regarding the proposed comprehensive plan amendment:
Recommend to City Council adoption of the proposed comprehensive plan
amendments as proposed;
2. Recommend to City Council that the proposed comprehensive plan amendments not
be adopted;
3. Forward the proposed comprehensive plan amendments to City Council without a
recommendation; or
4. Modify the proposed comprehensive plan amendments and recommend to City
Council adoption of the arnendment as modified.
I
LIST OF EXHIBITS
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Puget Center Partnership Request for a Comprehensive Plan Amendment and Rezone
Proposed Amendments to FWCP Chapter 5, "Housing"
Vicinity Map - Puget Center Partnership Site-Specific Request
E-Mail Comment from Roddy Nolton
Comment Letter from Robert Roper on Behalf of the Mirror Lake Residents' Association
Letter from Donald Barker, Powell Development Company
1:\2004 Comprehensive PlaiJ\2004 Update\Planning Commission\Report to Planning Commision.doc/O3/1612005 8:32 AM
Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 15,2005
Page 12
~
CITY OF fII' . ~- J'
Federal Way
R£CE\\lE-O
,
p 2 ~ERLANDUSE.APPLICATION
S E DEPARTMENT OF COMMUNITY DBVELOPMENT SERVICES
f fEDERAL WA'l 33530 First Way South
C\~8\LD\NG DËPT. PO Box 9718
. Â _~eral Way WA 98063-9718
EXHIBIT" a"1"1' 1-400~; Fax 253-661-4129
PAGE-LOF ~ www.cltvoffederalwav.con!
ApPLICATION NO(S)
03-IOY 4- /7- -DO
Date
18 September 2003
Puget Center Partnership
Project Name
Property Address/Location
NE corner of SW 312th Street and 1st Ave. S.
Parcel Number(s)
ð l!!-1J 0 1 -. crt> 7tf.l c¡ b 7" "I-- 9 UaJ
Project Description
Undeveloped site
:>LEASE PRINT
Type of Permit Reqùired
Annexation
- Binding Site Plan
- Boundary Line Adjustment
~ Comp Plan/Rezone
- Land Surface Modification
Lot Line Elimination
- Preapplication Conference
- Process I (Director=s Approval)
~ Process II (Site Plan Review)
- Process III (Project Approval)
- Process TV (Hearing Examiner's Decision)
- Process V (Quasi-Judicial Rezone)
- Process VI
- SEPA w/Project
_SEPAOnly
- Shoreline: Variance/Conditional Use
- Short Subdivision
- Subdivision
- Variance: Commercial/Residential
Required Information
. /Business
BN /Nelghborhood Zoning Designation
BN
Comprehensive Plan Designation
Unknown
Unknown
Value of Existing Improvements
Value of Proposed Improvements
Uniform Building Code (UBC):
Occupancy Type
Construction Type
Applicant
Paul D. Benton of
Name: puget Center Partnership
Address: 515 - 116th Ave NE, Suite 108
City/State: Bellevue, WA
Zip: 98004
Phone: 425 990 8415
F~: 425 990 8419
Email: claremontdev~ol. com
Signatur~~ 44~
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature.:
puget Center Partnèrship
Paul D. Bentoh, Partner
515 -116th Ave NE, Suite 108
Bellevue, WA
98004
425 990 8415
425 990 8419
claremont v@aol.com
~~~- 4 ,~~
ulletin #003 - March 3. 2003
Pag~ I of I
k:\Handouts - Revised\Mastcr Land lJs~ ;\ppli'"uIPIl
DEPARTMENrOF COMMU~~ &f
En. 33530 First Way South
RECEIV y PO Box 9718
Federal Way WA 98063-9718
253-661~4000; Fax253~661~4129
WÝvw.citvoffederalwav,com
~
CITY OF" --7
Federal Way
SEP 2 5 2003
CITY OF FEDERAL WAY
SUILDING DEPT,
APPLICATION FOR
COMPREHENSIVE PLAN AMENDMENT
1.
Site Specific Requests
a)
Who may apply. Any person may, personally or through an agent, apply for a decision
regarding property he or she owns.
b)
How to apply. The applicant shall file the following information with the Deparhnent of
Community Development Services:
1)
2)
3)
4)
5)
..
6)
A completed Master Land Use Application.
Attached
A vicinity map showing the subject property with enough infoonation to locate the property
within the larger area. Attached
A copy of the underlying plat or the King County Assessor's parcel map.
Attached
The following site data:
a) Tax Parcel No. )(O8~ 104-90 74J ro?, « 9 / ~ 7
b) Lot Size/Acreage 4 - 04 Acres
c)
d)
Existing Comprehensive Plan Designation Office Park, OP
Existing Zoning Professional Office, PO
Requested Comprehensive Plan Designation Neighborhood Business, BN
Requested Zoning Neighborhood Business, BN
e)
f)
Services. Please provide the following information regarding the availability of services:
a)
The site is currently served by sewer -.X!septic - (check one). . . t c ~
Sewer Provider: ~ 1 L l-tv JJ t ! ~rc'-
The site is currently served by a public water system x/weir - (check one).
WaterProvider:~ltt) L,}y b\~"1?l~
Fire District#:~" ~ vV ~ r \ , ¡;. 1:)\ ~ ~.
School Distrìct#: Federal Way sctOl District \~ \
b)
c)
d)
Any additional ¡nfonnation or material that the Director of Community Development
Services determines is reasonably necessary for a decision on the matter.
Bulletin #024 - April 16, 2003
Page 1 of3
k:\Handouts - Revised\Comp Plan Amendment Application
.'
7)
EX H I B IT ---A.!! ,
Prior to issuance of the threshold determination and the public hew~ the ItttninJ: l..J.
Commission, the applicant must submit the following: rAUC-JiL-Vr ---..-
a)
A set of stamped envelopes, and a list of the same, labeled with the name and address
of all current owners of real property (as shown in the records of the county assessor
for the subject property), within 300 feet of each boundary of the subject property,
with the return address of the City of Federal Way, Depamnent of Community
Development Services, PO Box 9718, Federal Way, WA 98063. Attached"
b)
A copy of the county assessor=s map identifYing the properties specified in subsection
6 of this section. Attached X
2,
OTHER REQUESTS FOR COMPREHENSIVE PLAN AMENDMENTS
a)
Who may apply, Any person may, personally or through an agent, apply for an amendment to
policies of the comprehensive plan.
b)
How to apply. The applicant shall file a completed Master Land Use application with the
Department of Community Development Services.
c)
Proposed Amendment A proposed amendment can be either conceptual or specific
amendatory language. Please be as specific as possible so that your proposal can be adequately
considered. If specific wording changes are proposed, this should be shown in stfike-
eutlunderline format (please attach additional pages if necessary).
d)
To chanGe existinG zoninG of Professional Office, PO, to
Neighborhood Business, BN. It has been demonstrated that
tnere 1S no demand for addltional ¥roressional Office use
in tho city of Federal Way. Additionally, it has h~~n
demonstrated that there is a demand for more Neighborhood
Business zoning in this neighborhood. This applicant has
Jiliyt:!llLly ::;uught all 1JULt:!llL.Ldl u::;eLb fUL 1JLuft;:ssiol1al
office use for over 10 years and has found no interest.*
Reference, Please reference the Element of the Comprehensive Plan (e.g., Land Use,
Transportation, Housing, Capital Facilities) and page number where located.
ÿ.+
x
3,
SUPPORT FOR THE AMENDMENT
(Please fill out for all amendments, whether site specific or otherwise)
Please explain the need for the amendment (why is it being proposed). Include any data, research, or
reasoning tha~ supports the IJroposed ~endment (please attach additio[lal pags:s ifnecessat:Y).. 1
*The nelghborhooa conslsts of densely popuiaLe~ area or slng e
family residential homes and over 400 apartment units immediately
aaj acënt. 'l'he area 1.S under served fUI lleiyhlJuillood business with
only two ueae consisting of a ~a5 F~~ili~y wi~h ~ ~m~ll convenience
store and a real estate office. The neighborhood area clearly needs
additional neighborhood business facilities.
Bulletin #024 - April 16, 2003
Page 2 of3
k:\Handouts - Revised\Comp Plan Amendment Application
4.
EXHIBIT ~ "'.
P AGE ----"IL 0 F -4-
There is no fee for the initial application. If after a public hearing the City Council detennines that the
request shall be further considered for adoption, site-specific requests must be submitted for a
preapplication conference with a non-refundable fee that will be credited to the fonnal application
fee. If after the preapplication conference the applicant decides to pursue the request, the remaining
portion of the comprehensive plan amendment fee will be required. A fee must be submitted for all
other requests after the selection process.
FEE
s.
SIGNATURE
r~~ 1/ ¿~
Signature ;'
18 September 2003
Date
Paul D. Benton
Print Name
If you have any questions about filling out this application fonn or the amendment process, please contact
the Department of Community Development SelVÎCes at 253~661-4115. Please be advised that an
application for a comprehensive plan amendment lacking the required infonnation will not be accepted.
/
Bulletin #024 - April 16, 2003
Page 3 of3
k:\Handouts - Revised\Comp Plan Amendment Application
CHAPTER FIVE - HOUSING
EXHIBIT 8 .IlJ.
PAGE--'-OF ~
5.0
INTRODUCTION
This ehapter was prepared in conjunction 'Nith the Land Use chapter of the ~17øderal Wél}'
CÐH1JH'Shc1l1ii..,c Pl£ll'l (F\VCP). Together tHey provide a holistic ",-iew ofho'", housing
stock may be expanded and improved to meet the City's housing needs over the next 20
years. The emphasis oftl1is chapter is on preserviflg tho high quality of existing
residential flcigÀborhoods while improving housing opportunities for 10Yl ineome
families and persons ',\lith sflecial housing needs. These housing needs were identified in
a Housing Needs Assessment,. which the City completed in the Fall of 1993, and are
sHfRfRarized if! this ehaf'ter.
The Growth Management Act (GMA) requires that housing issues be addressed in both
the Land Use aÐd HoHsiÐg ",harters. To gaifl a tÌ:llIl'lieture of ROW neVi housing will be
provided in Federal V'lay, botH chapters sRoHld be read. As a general rule, the Land Use
ehapter describes what densities '""ill be permitted in the various neighborhoods oftJ:¡e
City and makes recommendations for hmv ne\v residential neighborhoods should be
dcsi;;;t1ed so toot thc)' are a positive addition to the community. The Housing chapter
focuses on the øelHafld for fleVl hol:l.sing, tRe R'/ailability of a range of housing typøs and
styles, and on the housing needs of low and moderate income families, special nceds
~opulations, and the homeless.
This Federal Way Comprehensive Plan (FWCP) Housing chapter. together with the Land
Use chapter. is perhaps the most personal components of the comprehensive plan. Their
policies affect the immediate environment in which residents live and raise their fami!l<;s.
The primarY goal of the HousingshaPter is to create high quality neighborhoods that
meet Federal Way's current and future housing needs for all economic groups and
household types. It does this by preserving existing neighborhood character while also
encouraging the development of a wide range of housing types. The Land Use chapt~
determines the location and densities'ofthat new housing.
The availability of diverse housing choices and affordable housing for all income grOl!p~
is essential to a stable, healthv. and thriving community. Most housing is not built by
cities. but by the private sector. However. cities and other entities. such as lending
institutions. do impact the supply and affordabilitv of housing. This chapter focuses on
the housing supply and affordability factors that the City can either control or influence.
FWCC - Chapter Five. Housing
EXHIB IT.,-8~ ".
PAGE~OF:ß
, .
5.1
Re
uirements of the Growth Mana
Washington State Growth Management Act
The GMA requires cities to, "...encourage the availability of affordable housing to all
economic segments of the population and to promote a variety of residential densities and
housing types." It also encourages "preservation of existing housing stock." The GMA
discourages conversion of undeveloped land, "...into sprawling, low-density
developments" (RCW 36.70A.020, 1990 Supp.).
The GMA requires that the Housing chapter include:
.
An inventory and analysis of existing and projected housing needs.
.
A statement of goals and policies for housing preservation, improvement, and
development. .
.
Identification of sufficient land area for the number of needed housing units,
including government assisted housing, housing for low income families,
mobile/manufactured housing, multiple family housing, and special needs
housing. This defines the amount of land that the City must designate for housing
in the Land Use chapter.
.
A strategy and policy for meeting the housing needs of all economic segments of
the community.
.
Encouragement for innovative land use management techniques to enhance
affordable housing opportunities, including density bonuses, cluster housing,
planned unit developments, and transfer of development rights.
A 1993 legislative amendment requires that all cities and public agcneies develop an
inventory of public properties no longer needed for use and which may be &vailable for
affmdable Beusing. The iw¡entory is to identify indi\'iclHal property locations, size, and
current zoning eategory. Publie agencies inchicle all school districts and the stat-e
departmeots of Natural Resources, Transportation, Social and Health Services,
Corrections, and General Admiaistration. The inventory is pro\'icled to the Washiogton
Office of Community Development (OCD) and is to be updated annually by November 1.
The inventory is available tram OCD 1:lfIon written request (RCW 35.21.687).
The City is required by the state Housing ¡\at of 1993 t'Q iDelude provisions for aceessøry
housiR;;. To allow loeal flexibility, the provisions Me sHbject to such reg\:llatiofls,
Revised ~ 2004
V.2
FWCC - Chapter Five, Housing
EXHIBIT 8 ~J 'II
PAGE' ~OF-&t-
condi-tioÐs, 1ifIt\ limitations as determined by tÀe Cit} CounÐi! (RCW h.63.230). Consistent
...Úth the adoption of the FWCP in 1995, the City prepared and adopted accessory d'¡¡elling
unit prO'ásions consistent with the state'~; mandate.
In response to the GMA, the Pu6et Sound Regional Couneil (PSRC) adopted regional
housing policies. These policies promote fair housing access to all persons regardless of
race, 00lor, religion, gel'l:cler, sexual orientation, age, national origin, family status, sol:lree
of income, or disaBility. Policies seek to strengthen interjurisdictional efføl1s for fair
distribution 01' Imy and moderate income, and special needs housing.
PSRC policies seek to provide a diversity of housing types to meet the needs of al1
oooflomic segments of the population. Jurisdictions should promote cooperative efforts to
CRsure that an adefJl:iate supply ofhol:lsiag is available tfiroughout the regieR. Each
jurisdiction should work at proserving existing affordable housing st0ek and providing
OOeess to public transit for the residents in such housing. Policies promote de'¡elopment
of institutioRal and finarwiul mechanisms to 3rovide hol:ising near community centers.
=n'J:6)' also encourage consideration of the economi¡¡; Îrtlpact of regulations and
dc'lelo 3lUeat of regulations that do not b1:lrdea the cost of housing development afld
mainteøance.
CountY'»ide Policies
In 1994, King COURt)' adopted Countywide Planning Policies (CWPPs) for affordable
housmg that promote a "rational and equitable" distribution of affordable housing. The
policies establish numerieal housing targets that each Cil)' should aeeommodate and
specific targets for housing aff0rdable to holiseholds earning less than 80 pereent of the
County's median family iRcome. Local actions to encourage development ofaffordable
housing may include, but are not limited to, providing sufficient land zoned for higher
housing densities, revision of development standards and permitting procedllfos,
revieváng codes for redundaFlcies and incoFlsisteneies, and providiag opportuaitics for a
range of h0l:ising types. :\dditionally, all jurisdictions should participate in a cooJ3emtive,
countywide effort to address current low income housing needs. Initiall)', this effort v.-ill
inclHde ide8tifYiag a co1:lnty:lÏde [Hading source and eountywide programs to adàress
housiRg needs that cross jurisdictional boundaries and benefit from co\:lntywide
application.
Other countywide housing policies require jurisdietioRs to evalHate existing sub~;idized
afld low COst housing resources, and identify such housing that may be lost due to
redevelopment, døteriemting housing conditions, 0r public policies or aetions. .
Jurisdietions should do','elop strategies to preserve existing low income housing and
provide relocation assistanee to households that may be displaced due to public action.
For jHrisr'lietions SHeA asferleral Way, y..l1Îch AaYI:) elected to Raw an I:irl3on ceRter, the
CWPPs provide that the center be planned to accommodate a minimum of 15 d'.velling
units per acre.
Revised 2002 2004
V.J
FWCC - Chapter Ave. Housing
EXHIBIT -.LJ If
PAGE~OF -M
^~l j~'risdi~tions sliø~l~ monitor and report on ",'ariou$ aspeets of residential deyelopment
withm their e?mmUflltles. They should define annual targets f-Or housing development
and pres8r\:atlon, and tra~k progress i~ aohieving countywide and loeal goals for housing
all eeo~omlc seg~ents ot the ~opulatlOn.. ~he eounty's Gro..vthManagement Planning
CounClI5GMPC) IS charged With. determU1mg whether develøpmcnt of housing for all
eConom (~ se~meHts of the po~ulation is satisfYing housil1ô needs. If new housing falls
short of meetmg the countyvnde need for housing, and particularly affordable housing,
dole GMPC may recommend additional actions.
I . "' f""r £1.. - I I . _I .
"'- _.'_11'" I_I II "" . II~ -. 'r
In SUnU!lary. ba$e~ upon tAe for-e~oi!lg la.vi> ~nd policies, Federal Way's Housing chapter
sh.o~ld mc1ude ~n mventory øf eJUstmg housIng stock; identify hoHsing needs, and-set
mtnl~um ho1:J:smô ~argets for each eeonomic se;;ment oftÀe population; prÐyide for
suf?~lcnt, appropna.tely zoned. l~d to meet these needs; and identity appropriate goals,
POhCICS, a~d strategies for achievlflg these h.oHsing targets. Tools for achieviag those
goals may Illolude amendments to the zoning chapter of the Fcderal Way City Code
(FWCC) to encourage a more diversified hoüsing stock, promote imaginative design, and
~fteo~r~ge.d~vetopnH:!nt ofafføniaèle housing. Strategies may alse iftelude provisions for
Il1t~rju.m;dlctIOAal efforts to provide !:lnd finunoe affordable housing. The primary
obJ~ett""e sho1:J:ld be .to crœte rosideatial neighborhoods whieh are of high quality, provide
social and commumty sl:lp 3ørt aad meet the needs of all segments of society.
I:~ 11- '_1.'- ...1 A""'- .
-.- . - _,",-""
- . . ,...- ..I~.I.'
,--
'"~ ....
... . ."
....~.
federal Way h.as.gro,",'» rapidly .in th~ p~st. The area doubled ia population düring the
1960s and agam In tl1el980s. Smcc Its IHcorporation in 1990, the City has grO\\'Il by 23-
percent. Based on PSRC forecasts, '",heA the inventory of vacant tand is consumed
growth will slow down eøasiderably. '
^lthou~ ~oHseholds ~re general.ly fRore affluent ifl Federal 'Nay than in nearby
eOfRmulUt~es, home p~iees are ~alrly eveR thfOUgl-10ut Sol:tth King CÐl:tflty. The KiAg
CmIRt)' Office of R~glOna1 P~hcy and Planniflg reports that in the first tbree quarters of
2001, the average single fanuly house price in Federal Way ',vas $213,O60, compared to
$223,580 in Kent, $216,519 in Auburn, and $207,302 ia Des Moines.
The ~eattle Everett Real Estate Research Report reports that ia the Fall of 2(,)0 I, tho
medIan rent fur a two bedroom/one batÀ apartment was $703 in federal Way $71 4 in
Kent, $676 in AHbum, and $689 in Des Moines. In eomparison, the median r~nt tor a 1\\'0
bodrooR}¡'oue bath. apartment y;as $1,4(,)0 in Scattle, $11&2 in Bellevue 8g .
, $
(; IA Reåmeeå
Revised 2OOé 2004
V-4
FWCC - Chapter Five. Housing
EXHIBIT ~ ",
PAGE -----OF~
($9&(1), and $977 in Issaqual1. This demonstrates that South King County has more
affordable rental housing available than the rest oftRe county.
The 2000 Census shows that compaf'ed to King County, Federal Way had a larger
pereentago of children Under 17 years old (28 percent compafeEi to 22 pereent in the
County).
On the other hand, only eight pereent øftho Federal Way population was 65 or older in
2000, eomparcd to 10 percent in King CouAty. However, it is cnpeeted that the numbor of
elderly will inerease in Federal Way Ellie to the natural aging oetho population, seniors
tending to relocate to Federal Way iR search of affordable housing, and the large number
of senior housing uHits being built iR Federal Way. Sonior eitizens fØf.'J.Iiirl? SlieR serviees
as homo delivered meals, respite care services, recreation services, in home care,
congregate and nursing care facilities, and transportation. Figure V 1 (page 5) describes
the 2000 distribution of Federal Way's population.
I [The following figure will be replaced by a new Figure V-I (page 7).]
FiE:H1'e V 1
Federal Wav ¡~..~e Distribution by Population
in lOOO
30000
25000
20000
15000
10000
5000
0
Under 20-34 35-54 55-64 65-74 Over 75
20
Séttroe;.;Woo.{~s
Cou ntvwi.Q!Ú' 0 lie ies
The Countywide Planning Policies (CWPPs), required by GMA both confirm and
supplement the GMA. The CWPPs for affordable housing promote a "rational and
equitable" distribution of affordable housing. They require that jurisdictions do the
following regarding housing;
.
Provide for a diversity of housing types to meet a varietv of needs and plan for
housing opportunities for all economic segments of the population.
.
Consider the need for proximity to lower wage employment. access to
transportation and human services. and the adequacy of infrastructure to support
housing development when planning for housing affordable to low and
moderate~income households.
Revised ~ 2004
v-s
FWCC - Chapter Five, Housing
EXHIBIT ~ .I .,'
PAGE "-~
.
Develop strategies to preserve existing low-income housing and provide
relocation assistance to households that may be displaced due to public action,
where feasible.
.
Evaluate existing subsidized and low cost housing resources and identify such
housing that mav be lost due to redevelopment, deteriorating housing conditions,
public policies or actions.
.
Participate in cooperative~countywide efforts to address current low income
housing needs.
The policies also establish numerical housing targets that each city should accommodate
as wen as specific targets for housing affordable to households earning less than 80
percent of the county's median family income. The numerical housing target for Federal
Way is discussed in the Future Housing Growth section of th is chapter. The overall
targets for low and moderate-income housing are described below.
.
Seventeen percent of new housing units should be affordable to holh<;eholds
between 50 and 80 percent of median income.
.
Twenty percent of new housing units should be affordable to households below
50 percent of median income. (J urisdictions that had relatively less existing:
affordable housing were required to have 24 percent of new housing be
affordable to this income group.)
The CWPPs also suggest local actions to encourage development of affordable housing.
These maý include. but are not limited to. providin¡.! sufficient land zoned for higher
housing densities. revision of development standards and pennitting procedures,
reviewing codes for redundancies and inconsistencies. and providing opportunities for a
range of housing types.
5.2
FE
ERAL WAY AND ITS HOUSING
Federal Way, like most communities, has residents with a range of incomes, ages. and.
household types. The size and type of housing needed by Federal Way residents have
been chan}!;ing due to a number of factors, such as the influx of new immigrants. the
increasing number of people I iving alone. the rising nmnber of single-parent households,
and increasing life span. Federal Way's housing opportunities must aceonlmodat~j.lll of
the various tyPes and cost of housing needed by its residents.
Revised 2002 2004
v~
FWCC - Chapter Five, Housing
EXHIBIT ~ 'I
PAGE 1-0F ~
Ho
ehold and Po ulation Trends
Federal Way's population ~rowth has slowed down since the 1980s when its population
doubled. According to the Census, from 1990 to 2000 Federal Way has grown
approximately 23 percent. This is Rreater than King County's growth rate of 15 percent.
but less than some of its neighboring cities.
Population bv Ag:e
The age of a city'S population is an important indicator of housing need. Different tyQ§
of housing are needed at various stages of people's lives. Federal Way's citizens are
relatively young. Over half of its population is under 35 years of age~ almost one~third of
this group is under 18 years of age. This statistic reflects a City with many voung f1!milies
and individuals. manv of whom may need rental housing as well as firsHime l!.omeowner
opportunities. It is the residents between the ages of25 and 35 that represent the majority
of potential firsHime homeowners. Federal Way must provide entry~level homes .fpr:.th~
existing and future population if they are to remain in the community. TypicaJJy. firs~
time homebuyer opportunities are in the form of smaller single~family homes,
townhouses. and condominiums.
Fiqure VM1
Federal Way's PoDulation by Age
25,000
Q)
g. 20,000
Q)
~ 15,000
0
~ 10,000
~
§ 5,000
Z 0
5 and 6-17 18-24 25-35 36-54 55-64 65-74 75-84 85 and
under older
Age
Source: 2000 Census
Smaller sized ownership units and rental housing are needed not only bv this voung~!
population. but by seniors as well. Seniors often desire smaller and more ~tÌordable
housing, both ownership and rental, in order to minimize or eliminate vard work!
housework and to expend less of their fixed incomes for housing. Of course. these types
of housing are also ideal for the growing number of single person households, as well as
for many of the rising number of single parent headed household, regardless of age.
Seniors make up only eight percent of Federal Way residents. less than King County's
percentage of ten. However, countywide. both the number of elderly and its prop0l1ion Qf
the senior population is expected to increase by 2010 and increase more dramaticallvJn:
2025 as the babv boomer generation ages.
Revised 2002 2004
V~7
FWCC - Chapter Five, Housing
EXHIBIT ~tf
PAGE-LOF -I!.-
Household Income
Understanding the distribution of Federal Way's household income is also critical in
I pl~~ing for its future ~~using nee~s. A household's income dictates its hou~ing
decIsions and opportunIties. The Kmg County Benchmark Program defines IOcome
groups as follows:
EKtremely Low lReøl1'le:
Very Low Income:
¥efy Low Income:
bew Moderate Income:
Median Income:
Middle Income:
Upper Income:
30%
0 - 30% of county median income
31-50% of county median income
51-80% of county median income
100%
81-120% of county median income
120% or more of county median income
King County's 1999 median income for all households '.vas $53,157, ()omparcd to Fodeml
Way's mediaR iRoome of $'19,27&. More speeifically, the 2000 H.U.D. IncOfRe Levels by
Household Size for variøus income groM!"s are shown by household siz-c in Table V !
(page 6).
While Federal 'Nay households arc generally more affluent than elsc'tvhore in South King
CÐunty, about 1,390 houschølds in the City of Fcdoral Way are clUïently rocc¡'Úng
hou~;¡ng assistance from the King County Housing Authority, or living iH subsidized
private housing.
According to the 2000 Census, Federal Way's median household income was $49,~]8.
which is less than King County's median 0[$53.157, but more than the South King
County cities" median income 0[$45,850. Federal Way's income groups are distributed
in approximately a 60:40 split, with 60 percent of residents with middle and greater
incomes and 40 percent with moderate and lesser incomes.
Figure V-2
Households By Income Level
Middle and Upper
58%
Very Low
11%
Moderate
19%
Sourcc; 29PO Ccns!J,~
11 Ine South King Countv cities used in this comparison are Auburn, Burien. Des Moines, Kent, Federal Way.:.
Normandv Park Renton. ScaTac, and Tukwila.
Revised 2002 2004
V..ß
FWCC - Chapter Five. Housing
EXHIBIT ~ ..~
PAGE~OF~
Household Size
Federal Way has the largest average household size in South King County at 2.63. It is
well above the King County average of2.39 per household. However. as for most cities,
Federal Wav consists predominately of one and two person households. as the figure
below shows. Three reasons for Federal Way's relatively large average household size is
its la.Œ!U>.ercentage (67~6 percent) offamilies. its relatively high number of immigrants
(who tend to have large families). and the overcrowding of its housing due to
affordability and availability issues.
Figure V- 3
Distribution of Households by Size in Federal Way, 2000
5+ People
11% -
1 Person
25%
4 People
15%
2 People
32%
Source: 2000 Census
Overcrowdine
According to the 2000 Census. almost eight percent of Federal Way's housing is
overcrowded. Overcrowdiul!. defined by BUD as having more than one person per room
in a housing unit, is more of a problem in Federal Way than in King County or on
average in South Kin~ Countv. although the South King County cities of Kent. SeaTac,
and Tukwila have a worse problem with overcrowding. Overcrowding: typically results
when households have to "double up" in order to afford the cost of hous.~or from large
families not being able to find an appropriately sized unit.
Special Needs Populations
There are many people in Federal Way who n~ed housing that is directly linked to
supportive services and/or is designed to accommodate physical disabilities. The privatc
market, for the most part. does not meet the housing and service needs of these groups.
especiallv if they are low~income. However, the need is independent of a person's
income: it is experienced due to a crisis or disabling; condition. Although most who are
disabled on a permanent basis. due to the limitations of their disability. usually become
very low~income.
Revised 2002 2004
V-9
FWCC - Chapter Five. Housing
EXHIBIT ~ -+
PAGEJQ~ .
Special needs populations and their needs are diverse. Some groups require special needs
housing for a limited time and others on a permanent basis. Two examples ofhousing
needed on a permanent basis are group homes by some developmentally disabled adults
and a~artments with supportive services for the chronically mentally ill. The type of
housing that is needed on a temporary basis includes confidential shelters and transitional
housing for victims of domestic violence. supportive housing for pregnant teens, and
emergency shelters and transitional housin~ for the homeless.
Special needs ~opulations require two major ingredients to ensure a stable housing
situation: very low cost housing and supportive services. The type and number of
supportive services required varies by population and by individuals within each
population. Jurisdictions can hel~ encourage an adequate supply of special needs housin~
by ensuring that its codes and regulations are not barriers to the provision of special
needs housing throughout the City.
Employment
During the 19808, F eEleral Way's employment base grew faster than any other suburban
area of King County. This growth was primarily in retail and service jobs and by 1991,
more than ORe third of Federal Way's effil:3loyment base was in retail sales, f-üllowcd
closely by serviee employment. The 1999 Central Pugct SÐund Regiønal Econømic
Report Empl.:oymext Pattern and Trends, 1995 1998 reports that in Federal Way, jobs
coo/creEl by 8eeial8ecurity grew from 23,800 in 1995 to 27,820 in 1998, an increase of
17 poreet'lt. This study also reports that there were less than 100 high teelmology jOBS in
1998. However, bctweoo 1995 and 1998, retail see tor jobs iRereased from {i,tJ50 to 7,710,
a 16 percent increase. BNt betv:eoo 1998 and 2000, retail jobs iooreased orily by six
percent while al1eovered employmeat iRefeased by 13 pereeflt from 27,820 to 31,315.
Federal Way is more a source for workers than a place to work, according to the Puget
Sound Regional Council's (PSRC) Locatianar Jobs and People in Central Puflet Sound.
1999. There are 30.012 jobs in Federal Wav. according to another PSRC study, Covered
Emplovment Estimates ror 2002. This is not enough to employ Federal Way's
approximately 60.000 potential workers aged 18 or older. This loW ratio of people to jobs
is why Federal Way is considered a bedroom community. Approximately 70 percent of
those 30,012 jobs were in the retail and service sector. Jobs in government and education
accounted for the next highest percentage with almost 13 percent.
Federal Way's proportion of retail jobs is twice the regional average. Jobs in retail sales
and service employment typically pay low wages and as a result, these workers have
difficulty finding housing they can afford despite working full time jobs. Accordingly,
there may be an imbalance between jobs available in Federal Way and the earnings
needed to afford local housing. Ironically, this may result in employees working in the
City commuting from other communities where cheaper housing is available and higher
wage earners who live in Federal Way commuting to other cities for higher paying jobs.
Revised 20@ 2004
V-10
FWCC - Chapter Five, Housing
"u\nn [J T1 n. 'r
.. . ,
..~
, -~-
-l-
~
Table V 1
... ~. ,~Ih" TT.
~
~
m9
~
~
~
$M8
$é8&
~
~
Wé
$hOO4
$129,WO.
~
$hW6
~
$1á9,IOO
~
~
$l-;-m
$202,900
EX HI B,IT --.1LJ.".
PAGE ,,~
. . c~
~
~
$349-
$4-l--9
W,9OO
~
~
$@9
~
~
$&89
~
$137,200
~
~
$+,J-98
$179,700
~
~
S+£R
$215,600
J
m,+w
$J-7()
$444-
~
~
$á++
P4()
~
~
~
~
$115,300
~
~
~
$190,300
~
~
~
$228, 100
~
.", .,,"
,. r.
Renehmarl: RefJert ruhl¡~haà by the King CfJlillty Offwa øfRegiBnal "¡¡Iiey and PhlllRing.
4
~
$4+l-
$494
~
~
~
~
$ W5,800
~
~
~
$161,100
$M,&OO
~
~
$211,500
m,%Q
~
$+;9+4
$253,&00
Nøþ¡
_L ,"
. . . ,"". .
1s,-ooIUHlll a :! JfO1(imlltes--tfle meJillR fer all RUIi~eRøld~ in the eeURI).
.,t"....II,,"'£OI .1..'" -".".. ,<'-
"J , "0'
H. . -,' tllly iReeme. ,\tferdahle r6Ht is 3()~:, ()fIllORthty.~
...~ .... ., .~-PfÌt10ß"basOO-OIHiJ{)-~~o.+ßt~,,23-%-.ifltffi:,'5t-witIt-3-%dowfl",
-I-} - -+ he -!-1) 99-C -ity-of-Fede fflI- Way # u - & . ... ' it 'iN;-.( ::-øm ~ i ve- .p ft¡ It- ø@fines-an-aflÈ>fditble-heusing-o¡.¡pefMtity-as-foots
atlofàaèla Ie households eammgAess--lhan jQ% of median iReeme,
~~ n .., ..=...L kHoontldy fJ8)'Iß@Rt is deemed as II Reusing ceo;t'raymeßI thlll~s no mere than 3()~<' of a househeld's
meRthly iMeme. TIlt:; daes lIat inlJluœ.lHiðduetton fOf utilities; it IISsume:; th~1t the entire fJ8)'l!leAt goes towl1nl the rent.
t.'mmfJle: 50% ef.mediæl ÎReome fur a three JemoR RaHseRold war, $29,éOQ in 2000. :\t this inEÐme, th@ family eauld affer-å
$,'740"in,nmto
3).." ,",::nl0-19 9 9-{;Hy-efFedeffll-W~'ffl (,:.--pr-ehe..siw-Plan -deftnes- an-atMdabI"'øWflers}¡~i ty'-as--pÂœS
af'fufàaèle Ie heuseRelds-eilming less tßafI gQ% ofmedi:m ineolRe-,
~: - .' . . " "",!: '. .LI .. £o(;tI Jaj'ment thllt.is no more tßoo 25% ot:a
heü~;ehold's menthly iRoome. This lea",es 5~{' of.ineom!l før tæ~~s III\¡ il15\lFaRW-.
f1'FÏetHs afJ 1røJ(imatelj' three times the IIRRUai høusehold ineOR!e. An gO~~. et Rlediæ! ÎnGOllle fer 8 tl!fCt!-
'Il\FSØI!' bOllseheM-was-~-OO-flI..WOO-.-AHffis~",the-fumHy-oould.affurtJ...te-puro ¡lI5(HI"home e 0 s I i ß;; ß e 'ffIOre.thaf¡
$-I4§,JOO-.
To ilh:lstratø some of these points, TaMe V 2 provides e:Utmples 0[2091 Housing Prices
in King County, the income required to purchase these houses, and examples øftypical
occuf'atìons váth required earning power. Even though these examples are not specific to
Federal Way, they demoflst:rate it would be diffieHlt fur an emf'løyee in the service or
retail sector to purchase an a'.'crago J:1riced home in Federal Way. :\ccording to the King
Revised 2(J@ 2004
V-11
I""'" ..'
,-
~.
"J
.
T.wr' ')
n... ~J
~
~
$44;400
~
u"
~.', .........
....-r:
~"O' "
."..'
./
J
.,
M
IWE' n.
n,., 'OJ
~.'
,$48G
~
$-14,-lOO
~
$m
$&.79
w.;,oo
$#,QOO
.
/0""/
M
~
~J
"
.u
. ,D.:~~o
>"
0
--
Y" n .---,
n .. -J
" , }.
$%0
~
$148,200
~
I
'I-"
""'"
\ '
, n.
-"
!l,-I-£
W8J
$177,800
-,
M '.' n n_"..
w
..n
is Galled LSO.
-J
"
FWCC - Chapter Five. Housing
EXHIBIT ~... "
P AGE --L2a. 0 F-1S
j.
County Office of Regional Policy and Planning. the average price for a Federal Way
hon1Ð 'Nas approximately $213,060 in the first three quarters of2001). During this same
period, the medinA single family house price in fedefal Way Vias $18&,000. In the more
extreme cases, these indiviålials and families may need some type of government subsidy
to access cven rental housiAg. If these emplo)ment treAds continue, the City may be
under increased pressure to provide Rol:lsiRg assistance to tl'lo::;e employed locally in low
wage jobs.
TaMe V2
... . w- ¥, .., . w ~
,
2OOJ--ßøllSiRg--¥r-iees-ifl- ~ ltK.ome-Reqilwel Reftts.ffiF T)'pical Oeatpa.tÎtHls,witll-RequiFedEaning Power
GøtHm< .L',U, .' .T.
"'~A """ "..A' n' " ., $50,000 ¡ReeRle Re! uÎred 1-4ti1l tiflu. English l'Jfofessor ($55,.0{j) (lr .1 1'1111 time r"6ìsh!f~
, ($53,300) Of I full time USPS muikilHi«- ($37,000) and I half.afOO-HwØieal
AttHrnli!d TAWAhømß at'ler 5% dawn
- . . '. "".0 '^'"
$51í,{jOO "¡¡¡('me Rel' uÎred .~..full time firetìghter ($1J,OOO) HRd I half time iR:iUft1lH3e 01 aims JfO6e~;~;or
U95,Q(W Hømi $-I-3-,7OOO}ef--J.æll time rnaehÎnjst ($1 O;JOO}and-l-haH'-time--tibrofy,toollllÎ6ÎaA
alter 5~{' down
~400-),
$75,500 hlE6lf1e-Required I full tim~ market resear4l1.ßHI:'st ($75,900) or COHlf*lh!r software engineer
$~f , ($74,OQO) ar I full time mierøbiølo;:;ist ($ 18,GOO) and I filII time kayel agt!ßt
a!1:0f-,IQ%-OOwn (S.(),10G)
--
~~~~ ",,^' ,. $92,009 ¡Reome Rel' lIired 1 full time IlIJlflOO FI'Isøurees manager $69,300) and I full tim" retail sales
wofkM-fR3¡-300)~me--oonstfU6tÎOR manager ($61,OOO) aOO-1 fulJ-.
-c' after 19~;. down
tifAe-Gustomef"5ef $30;-000)
-,.. . vt!fHg@ -l---åIH-tiHl@ admiRistffiti;'e 115sisMllt f$33.800) or 6omdÎOIIS ofl1Gi r f$33,819)
reRt fur II 2 bedfOom/1 Ða hlJRÎt $33,1100 ¡¡l60me re! uired er+-full-tim@ restaurant 6oeli ($21,600) :Hlà I half time eadti@r ($1 G.3GO)
S_I'€e~
+oo-Novem þer- 2 00+ AfflnIo ¡"If.o¡,¡. . 5 it ¡g '~fìðF dable--IhllI e /in- p ~ y. ,the ' K Îllg - ç -ount y{)Øì œ 0 f. Reg ionaI-- ~ - Plan /l Î II g
Nmef
"-'- .. _gas fer elll1'y ttO! mid career earners, unless otherwise s~
Ho
Stock and its Condition
I According to the April I. 2004. Washington State Office of Financial Management
(OFM) estimates there are 33.249 housin~ units in Federal Way. OhMs total. 18.377 are
single family, 13,635 are multi~family. 1.219 are mobile homes or trailers, and 18 are
special housing. The majority of Federal Way's housing is fairly homogenous. The
housing primarilY consists of sinp:le-tàmily detached units. constructed in the sixties and
eighties. According to the 2000 Census. almost II percent of those single=family: homes
are rentals, a lower percentage than the county's approximately 13 percent. There are
some ¡nobile home parks and a few duplexes located in the City. The rest of the housing
stock tends to be two and three story apartment buildings. Although, the number of
structures with 20 or more un its has been increasing as a proportion of all housing in tl:!~
last several years. (The composition of this housing is illustrated in the figure below.)
Federal Way's housing provides only a narrow range of choices and does not fully reflect
the range of housing options that could be built.
Revised ~ 2004
V-12
FWCC - Chapter Five, Housing
EXHIBIT -1uLCf
PAGE~OF ~
Figure V-4
Federal Way's Housing Stock
Mobile Homes
4%
Single Famil
55%
Source: Washington State Office of Financial Management. Avril 2004
This lack of housing choice creates a situation where an increasing number of families
find it difficult to obtain suitable housing in the community. It affects emlJty nesters and
couples that have raised their families and who for life-style reasons, no longer need or
want a large single~family house and the associated maintenance. Young adults. studcnts~
young maITied couples. and low-income workers would like to live in the community
where they grew UP or cuITently work. but often cannot find a house that fits their
housing needs or cannot afford the available housing.
Subsidized Housin2
Included in Federal Way's 33,249 housing units. is a limited amount of subsidized
housing. In 2004. there were 443 King County Housing Authority (KCHA) Public
Housing units and approximately 800 subsidized units owned by private non-profit
agencies and reserved mostly for the elderly. physically disabled. or those with other
special housing needs. In addition. as of February 2004. 1.141 households were renting in
Federal Way using KCHA Section 8 vouchers. A household with a Section 8 voucher can
live anywhere in the county. The tenant pays 30 to 40 percent of their income toward the
rent and HUD pays the remainder-up to a certain limit. Tenants are encouraged to pay
no more than 30 percent of their income. but are permitted to pay up to 40 percent if
necessary to obtain suitable housing.
The demand for both subsidized housing and vouchers far out strips supplv. For ex~-'!lJili;>
in February 2003.364 Federal Way residents were on the waiting list for public housing;.
households are typical1y on the waiting list for 1 Yz to 2 years. In addition. 420 Federal
Way residents were on the waiting list for Section 8 vouchers; however, the Section 8
waiting list is closed to new households and it is not expected to open for the foreseeable
future.
....,--
Revised 2002 2004
V.13
FWCC - Chapter FIVe, Housing
EXHIBIT ~,.,
P AGE -'-¥-- 0 F -If-
I Housine: Inventory Condition
For the most part, the housing stock in Federal Way is in good condition. The City has
very little concentration of substandard housing, which is typically found in older urban
areas. However, houses in poor condition do exist in isolated cases around the City and in
small pockets.
As depicted in Figure V 2 (page 8) (3reseRtly, 50 pereeRt ofFecleral Way's housing stook
is constructed as sin;;lo family homos. Tho remaining sHpply i~, eolHßosea of 45 percent
multiplo family units and five perccRt mobile homes.
The 1999 City ojFedara! Way H~llman Services CÐlI1p"ehcn:;iw.' PI Oil reports that several
programs exist to assist iRaividuals with housing costs to help them with maintenance of
existing housing. Tke most ",ommon sHbsidies ifl",IHEle reduced cost units for rent,
vouchers or certificates to assist with tenant located housing, grants to help \vith do';m
paymonts, reduced interest rate loans, and cash supplements for utilities or home
Multiple
Family
45%
FigNTe V 2
Federal "'ay's HøHsiRg Støek
Single-
Family
50%
maintenance. Another resource is public hou:;ing. The King County Housing ,^.uthority
owns 413 units of/omelia housing in Fedoral Way. In addition, Section g certificates
pro'.ide subsidy of the r-ental cost of privately Ø\vRed housing. Within King County,
outside of Seattle, 8 I percent of Section 8 certificates are used in South Kiflg County,
'>"here housing is more affordable. In December 2001, 961 (I (; percent of total
administered by the King County Housing Authorit).) Seetion g cortifieates aødlor
youeher:, were eeiRg Hsed iA federal Way.
There arc presently seven organizations that offer emergency shelter and traRsitiooa\
housing to residents of Federal \Vay. The! 999 lOOO Seatlle King COUNty Homeless
ReSfJÐ"Se RcfJor/ states tHat there are 8pprmjlB:ately 148 emer;;eRey shelter beds aAd ] 57
transitional housing units in South King Co lint)'.
Revised 2002 2004
V-14
FWCC - Chapter Five, Housing
EXHIBIT--3-!I'I
PAGEJLOF -A!.
None of these organizations, by themselves, have the capacity to adcquately meet the
demaRd for serviee. EVCR with Blose eooperation and coordinatioR, they have had
diffiel.1lty mccting the growing demand for services and pnrliEitRg case management for
clients.
Another important ',yay to provide affordable housing is t8 pre';ent the existing aff{)rdable
housing stock from beiRg redevelo}õled or deteriorating to the point that it is no longer
usea-ble. Although the City can generate maps of property with high reèe';elopment
potential, there is no data that s}õleeifieally describes ho..." FRl.1eh property is actually
rede';eloped and hew many affordable housiflg units are actually lost. To address these
situations, the CWPPs promote developmeRt of strategies to preserve existing Imv
income housing. Towardthat end, Federal Way currently alloeates Community
Development Bloelc Grant (CDBG) funds to housiRg rehabilitation prognlŒS sl.1bjeet to
funds availability.
Future Housing Needs
The King County Assessor's Office provides information related to housing construction
quality, which is a good indicator of housing condition. The Assessor's data indicates an
overall housing stockofaverag;e to better Quality, There are a few areas, however, where
clusters of buildings have lower Quality rankings. Two such areas of note are the
Westwav and Lake Grove neighborhoods. The City is aware of the housing condition in
these areas. In Westwav, the City and a group of interested housing and social service
ag;encies are working with the community to identify approaches to improve the
neighborhood. The goal is to create a model for neighborhood involvement and planning
that could be replicated in other neighborhoods. Preventing existing affordable housing
stock from deteriorating is a key to retaining existing affordable housing.
Housin
Cost and Affordabili
The term "affordable" is not dollar-specific; it is used in a relative sense. In the case of
housing. "affordable" typicallv is defined as housing costs that total no more than 30
percent of a household's grosS income. That affordable dollar amount. of course, changes
depending upon the income level of each household. The followill!! table shows the
annual income, affordable monthly housing cost, and affordable home price. by
household size, for each income group.
Revised :!002 2004
V-15
FWCC - Chapter Five, Housing
EXHIBIT ~If
PAGE-L/LOF ~
Table V-I
2004 Income Levels and Affordable Housina Costs bY Household Size
Affordable Monthlv Housinfl Cost eQuals 30% of the household's income. In the case of homeowners hip, the
cost includes principato interest, and property taxes. The Affordable flame Price assumes a 5% down payment
on a 30- ear mort a e at a 6% interest rate.
, ': 30%
, "
. .
.....-
. ',' .
50°1..
800;.. .' .
" 1000/0
""".
,,",
-:'.,,"
~: '.",
.."
"
120%
/\ n('" d;¡!.!!!:.~\-.t91!11\ly
IlouslI1£ ( 'o!',J
$
419.
.$
AflÖl\lahlc Ilml1l~..!'ric\.: $ 72,O()(~ ..;ii-.
Annuallncol11c.~ $ . 27.250: . $
,\ n.()P.lab.I~.\-1ol1lhly
Ilou::;illg,i;mi.!
46X ..i.... 525 $ --~_. ~~:)
XC>,700 S .._~Œ.WO s ..1.0.l{,.'OO
. 11 ,[ S!! $ 3S.0~0 ,,:$ .3H.C)~1I
7~!.! ~ X7X L.. 9':5
s
. _68'.1
~
5 .1 )4, I 00
_UJ I ,100
. A!1Ö,dahlc Hcm!£..!~riee $
II(,~,~O() .s !:1C>,()O<)
$
56.100 .' $ , 62.3110
Aruullllincome
. : $ " 43~600"'i $
49,850.
$ . _L1~)J
$
.L5:'X
^f.l.vlli!!hk~\.1ol1lhly L. 1,090 5_... 1,24.':1
IlollSII\~, ( 'ost
Af1~,) dabk~ Ilol11e P,if.~ 5.Y>I,400 )Ii 2.tR,ÜOO
AlIlluallncorne " ,$.:J";.54~500 $ '62,300
^ rfprd!.!!)k Monthly
S .---1~lJd $.. U)H
Housing P,~.~
A tlÓ,(lahh~ U\lUle Pnce 5; 21<J2ill>
S 27 '.c1Q!\
.'Ii ?4o...!OO $ ~n. ,,¡OO
S 70.100": $ 77.t)OO
$
.1.2,:)3
I ,()..¡~
Aonullllncome
.(\ITonlahk Mo'.I!!!!,y
Iiousilll.: ('osl
$ (j5~400 .;$ 74,750
$ '-A~5 S 1.~lQ
s
$ :~07 ,7()'Q
.$ :\11.')oI!
!\ ni,ndable Ilol1ll' PI.in~ ...i..2.~ï, 100
í...32IUOO
$ 84,100'" "$ 93,500.
~ 2 un ~s 2 .~ ~x
, ..- '.
2..~W.),1O0
.~_410,"100
Unfortunately. housing costs often take a bigger bite out a household's income than the
recommended 30 percent. For higher income households. this still leaves enough money
to pav for other necessities and perhaps some luxuries. It is lower income households tha!
are negatively irnpacted if thev are unable to find affordable housing. According to the
2000 Census. in Federal Way almost three-Quarters of households earning 50 percent Qr
less of median family income spend over 30 percent of their income on housing; almost
40 percent ofthose households spend over half of their income on housing. Table V-4
provides more infonnation on residents overpaying for their housing in Federal Way.
Ownership Housin2
The cost of ownership housing in Federal Way. like other places in King County. has
been increasing. In Federal Way. the avera~e price of a single-family home in 2003 was
$23 3~980, an increase of 24 percent since 1999 , and the average price of a condominium
increased by 37 percent to $120.958.
Revised 200:1 2004
V-16
FWCC - Chapter Five, Housing
EXHIBIT-L..aI "
PAGE---I.LOF .J.$
Table V~2
2003 Housing Sales Prices in Federal Way
$233,9ao
~2a6.21J.
$120,95.~
24%
17%
~l%
...---.
.-.-....
Source: Northwest Multiple Listing
Affordabilitv of Ownership Housine;
Compared to some other parts of the county. Federal Way's ownership housing is
relatively affordable. For instance. in 2003. the average price of a home in King County
was $352.956. approximately $120.000 1110re than in Federal Way. As the table below
shows. in 2003. the average priced single-familvhouse was affordable to h,9useholds o~eJ:
80 percent of median income. while a three or four person household below 50 percent of
median could afford an average priced condominium in Federal Way.
Table V~3
Affordabilitv of Home Purchase in Federal Way. 2003
100%.M~dlaq
.1z.o'Y!L.Nledian
Jus,t Qver 50%
Medi!:!!J.
100'% Mediê!l
Over 1PQ% Median
Les~..l.'!lan 50%
MediaD
ao% Medi~~
OveI.8.9% Medial1
Less- Than 50%.
Median
Less Than 80%
Median
Over 8.9.% Median
Less T!"Ian 50%
M~
Rental Housine
The Dupre + Scott AfJwtment Reports track rents by the size of the building: t to t 9 unit
buildings and 20 or more unit buildings. The vast majority of rental buildings in Federal
Way are less than 20 units. Therefore. this section will examine rents for these smaller
rentalbuildings. It makes a difference since average rents vary based upon the size of the
building. Rent in buildings with 1 to 19 units have less expensive one-bedroom units (by
$87 a month) but more expensive larger units (from $87 to $387 more a month), This
could be because so manv of Federal Way's single-tàn1ily homes are rentals and single-
Revised 2002 2004
V-17
FWCC - Chapter Five, Housing
EXHIBIT ~ C,
PAGE~OF -"- ,
family houses are the most expensive rental tyPe. Reuts in buildings with I to 19 units
average $586 for a one bedroom, $818 for a two bedroom. $1.207 for a three bedroom.
and $1,426 for a four bedroom.
Affordabilitv of Rental Housing
The following table. derived from the 2000 Census State of the Cities data tables. proviges
some valuable information. but can easily result in erroneous assumptions. For instance, it
makes it appear that there are not enough rentals for households over 80 percent of median
income. However. the 850 units cited as affordable are iust those relatively few rentals that
are expensive enough to equal 30 percent of these higher households' incomes. All th§.
rentals affordable to lower income households are. of course. affordable to these hig@!
income households as well. The Census further informs us that only about 50 p"crcent of
the housing affordable to each income group is actuallv occupied by that income gt'9J!P-=-
This demonstrates that other income groups are renting units with rents that either equal
much less or much more than 30 percent of household income.
Table V-4
Quantity and Affordabilitv of Federal Way's Rental Housing for
Each Income GroU.Q
2451 9_48 2..0..1 19.5
27~.§ ~450 .1].4 ê..O.1
~.~b:2 84.90 7.1 ;¿:U~
f)O85 ~.?O N/A 2
. ~l;rœ: 2000Census
Note: The percent overvavinf! lire the percent ofhousellOldv /JGVillíJ more thall 30% of household
income on housing.
Table V-4 also illustrates the need for housing for households earning 30 percent or less
of median income. For instance. bv comparing the number of renter households earning
30 percent or less of median income with the number of rental units affordable to this
income grouP. we find that there is 1.803 fewer affordable housing units than needed for
this income group. This is further illustrated in the last column of the table. which shows
that almost 80 percent of these households pay more than 30 -percent oftheir income for
rent. In addition. a significant portion of the few housing units that are affordable to these
very-low income households were built before ¡ 970. implying that fewer are being built
more recentlv.
V-18
Revised 2002 2004
FWCC - Chapter Five, Housing
EXHIBIT -LI tj
PAGE I ~OF -U
Federal Way's rental housing. as with the rental housing throughout the county. is
p:enerally affordable to households in the 50 to 60 percent of median income range and
above. As Table V~5 shows. it is the households at 40 percent of median income and
below that have the most difficulty in finding affordable rentals~ although. larger
households at 50 percent of median income also lack for affordable rental housing. For
example. a three-person household earning 30 percent of median income pays $292 more
than they can afford for a two-bedroom apartment in Federal Way. The figure also
demonstrates why overcrowding may be so prevalent in Federal Way. Low~incom~
households can only afford rentals with three or more bedrooms by doubling or tripling
up with other households.
Table V-5
Affordabilitv of Federal Wav's 2004 Avera !e Rents
I
I
I
I
I
I
I
I :
I
I
I
I
I
I
I
I
I
I -." ..
$586
($.119)
~37
5192
3349
5372
$.818
{$3!?U
($195)
L$.401
~_1.?
$37~
$818
{${@
($11 II
S5~
52,34
541~
~1207
(S6?~4)
í1.4? 8 )
($234J
($39)
$465
â12PJ
(5576)
($366)
~J!:i6)
$5t;),
§.bO?
$1,4!Ç.§
{$7011
{$4~Q1
(~219.l
~~
$57q
$1.426
(~9b5)
($398 )
êH.1)
~J16
S613
'inlll\'t.:'i)lIpll' ;~,:nlll'I<),'\p.!r:!llI('IU IÙ:p(,":,!kl~y(;,;;,I..^:.,\<;';n~-;;ilc-:;--"
In conclusion. it appears that the rental market is providing affordable rentals to
households above 50 percent of median and ownership of single~family housing for
households above 80 percent of median. and ownership condominium for those at
approximately 50 percent of median. Therefore, all the City's atIordable housing
Revised 2OOé 2004
V-19
FWCC - Chapter Five, Housing
EXHIBIT -.l...d.f
PAGE . .200F.1!-
prog:rams. current and proposed. (c. g.. density bonuses. inclusionarv z,oning. imp~ct fee
waivers. federal Community Development Block Grant rCDBGl funding. etc.) should
target these income groups not otherwise being proyided with affQrdable housing bv the
private market.
Fut re Housin
Growth
The purpose of the GMA. is to assist every city in responsibly planning for growth.
Growth will occur. We can either scramble to accommodate this growth or plan for it.
Left alone. the housing market will build housing in the easiest and most profitable
manner to meet the housing demand. Unfortunate Iv. unless guided by good policy,
zoning. development regulations. and incentives. this market-driven response usually
does not supply the diversity of housing choices and prices that result in a healthv and
attractive community.
Housim!: Tar2:cts
During their September 25, 2002 meeting, the GMPC adopted a motion to add targets for
new households and jobs for the period 200 I update the tanœts for new households and
jobs for the period. 200 I - 2022. These targets were based on a methodology developed
over a two-year period by the King County Planning Directors. The adopted 200 I -::.
2022 housing target fOf Federal Way is 6,188 new residential units.
The IUlrFlber of housing units always exceeds the number of households, and is dependent
on '..acancy rates.
Tho CWPPs suggest that Federal Way plan for an additional 1,238 1:uÜts, thc equivalent
of 20 percent of projected net household gro>.vth, that are affordable to very 10',',' income
familios (lcss tiUH'! 50 percent of ffiedian) and 1,052 housin; HAits, tAc eEluivalent of 17
percent of projøeted net household ¡;rO'.vth, that are affordable to low income families
(bctwoon 50 and 80 percent of ffiedian) by the year 2022.
Housing is considered atlordable when a family is spending flot more thaa 30 perœfl:t-Bf
their month!)' iReome if rcmting, and 25 pcrceRt if purchasiRg, or three times their annual
income i[purchasing Ii home. For a three person very lo',\' incOflle family i"Federal Way
(see Table V 1), it meRas that the mÐAthly rent excluding utilities must be less than $710,
or ¡[tHey are buying a home; it tnust eÐst less tAaA $95,200 at 2000 prices. The Seattle
Everett Real Estate ReseareA Report reports that in the Fall of 200 1, the median rent f-Of a
t'NO bedroom/one bath apartment was $703 in Federal Way, demonstrating that Federal
'Nay has affordable rOBtal opportunities. Hmvc't'or, to build hoffies that are available for
$95,200 would reql:lire significaAt public subsidies.
To oaSHre that now Aolising units are a I"°sitivo addition to tAc eoffil11uRity, the City
adopted residof1tial design guidelines in 1998 in order to encourage ffiore variety in the
types of units available and more inflo','ative and aesthetically pleasing design.
Requests for help by Federal Way residents for homeless shelters, transitional housing,
and special needs housing exceed supply.
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4+
In 1999, the Crisis Clinic Community Infoffilation line received 195 calls from
Federal Way residents scel~iflg emergency shelter and from 1 g&rosidents seeking
permanent housing.
#
The October 19,1999, United Way of King County Health and Human Services
Community Assessment reports that in 1989, less than 16 percent of people
requesting emergency or transitional shelter in South KiRg County were able to be
sheltered due to lack of availaBle spaee. .
#
The damestic abuse shelter provided 192 nights of shelter to domestic violeaee
victims, /lAd !timed away many more '.,>omen and ehildren duo to laelc of space.
#
There is a need for more sHJ3Ported living HAits (apartments aad shared siBbie
family homes)Rx the mentally ill.
#
In tho fall of 1999, there were approxilflately 65 RoRleless childr"R in the Federal
Way Sehool District
#
Thero may presently be a need f.or 96 units ofhoosint; fur persons ",;ilk AIDS in
sooth\'/est King County.
Federal Way works with the King County Consortium BRd neighboring cities to
iffiplement "ff"eti'.'" hoHsing goals and polieies to moot [utHr" housing Aeeds. A
comprehensive strategy ensures that safe and suitable hoHsing is available to rcsidents of
all income levels BRd special needs, as required by GMA.
Of that 6.l88~unit target. per the CWPPs. 20 percent (1.238 units) should be affQrdable to
households at or below 50 percent of median. and 17 percent (1,052 units) should be
affordable to households between 50 and 80 percent of median income.
Housing Capacity
As is described in the Land Use chapter, based on the most reeeRt capaeity analysis, there
is a fØffiaiRing Federal Way currently has a capacity for 5,538 new residential units,
including 3,265 detached single-family homes and up to 2,273 multiple-family t:mits-.
units. The capacity for IAl5 o[those multifamily units is located in mixed~use
development zones. Given the 6.188 housing unit target above. Federal Way. at the time
ofthe target adjustment, had a capacity deficit of 650 housing units.
The City will increase its capacity in order to eliminate this deficit in a number ofw~
For instance, in order to encourage more residential development. the City will consider a
number of changes. including a change to the definition of density for conventional
subdivisions. Currently, density is based on minimum lot sizes. The chan!?-e would base
density on gross acreage. This should result in relatively more lots than presently
allowed. In addition. the City is focusing its policv and development efforts on the City
Center and mixed-use zones to ensure that the projected multifamily housing is built in
those areas. For instance. it has adopted a ten~vear exemption from property taxes for
multi-family develoDment within the City Center. The City is also preparing a Planned
Action SEP A for the Citv Center. which would allow environmental review to occur in
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FWCC - Chapter Five, Housing
EXHIBIT -B-.£ "
PAGE--u'OF -tt.
advance of development. This is an incentive for developers since it allows development
to proceed more quickly. As part of the Planned Action SEP A. the City is considering
allowim! increased height for structures in the City Center. which would increase
potential capacity for new residential dwelling units.
MeetinQ the Need for HousinQ
In addition to ensuring the land capacity to accommodate the expected growth in
households. the City must do what it can to ensure diverse housing opportunities for all
income groups. Although no city can guarantee that the housing built will be affordable
to all income groups, cities can encourage and facilitate housing that is more affordable
using factors it does control. such as land use regulations. For instance. the City can
ensure that it has an adequate amount of land zoned to facilitate the development of
affordable housing opportunities. such as smaller lot sizes. townhouses, cottage housing..
cluster housing, accessory dwelling units, duplexes. triplexes, small-scale apartments,
senior apartments, and single-room-occupancy housing.
Zoninl! and Development Reeulations
Jurisdictions place the most significant controls on housing development through land
use controls and zoning.. By a careful evaluation and revision of land use regulations,
Federal Way can significantly influence the amount, type, design, and affordability of the
housing built in the community. Federal Way, like most urban and suburban íurisdictíon~
is already "built out"; therefore. the greatest opportunities for expanding the types of
housing available are in infill and redevelopment, not new development.
In general tet1'Fls, the primary "Therefore, The first component ofthe City's Federal Way's I
housing strategy is to promote in-fill while protecting the character and quality of its
existing single-family residential neighborhoods. Ne'N detached IIDits will be constructed
on vacant lots in existing neighborhoods but they will be compatible with the 6Jcisting
homes. Plarmed Unit Developments and For instance. it's possible to increase the numb~!:
of units in existing single-family neighborhoods without changing the neighborhood
character by allowing aCcessory other special devclopmoA.t teehniques dwelling units,
duplexes, cottage developments. or low~density multifamily structures. The City already
allows cluster housing in single familv zones; however, other techniques such as lot
averaging may be added to the FWCC to encourage compatible development on difficult
sites and near environmentally sensitive areas. Hø\vevef, Implernentation ofthe City's
desi~ guidelines will ensure that in~fill development will not be permitted at the eKpcnse
of the quality of life in be compatible with existing neighborhoods.
A sccoFuiary The second component of the housing strategy is to encourage higher
density residential uses in the I-5/Highway 99 corridor, including the City Center-Gøre
and City Center Frame. Row houses, townhouses, condominiums, and mid-rise
residential buildings are appropriate in this area subje<>t to these areas given the
availability of utilities and other infrastructure, access to public transportation, jobs,
shopping, entertainment, and social and human services. This plan anticipates that during
the next 20 years, the City Center and the Highway 99 corridor will redevelop and
accommodate the majority ofthe City's new housing units, particularly multiple family
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FWCC - Chapter Five. Housing
I housing units, added to the City's inventory. multifamily housing units- The area will
gradually become a denser, mixed use, pedestrian friendly, high amenity, high quality,
vital part of Federal Way.
The third part of the strategy is to ensure that there is sufficient land available for other
I housing needs such as government assisted housing, manufactured housing, housing for
low-income tàmilies. and special needs housing. including group homes, and foster care
facilities. The Land Use chapter and FWCC provide support for this these type~ of
housing. 18 209], the City adopted a code amendment 10 eliminate the separation ðJi.
requirements for social ger.-ices transitional housing within multiple family rosideøtial
zones provided that no less tRan ORe I:lllit and flO more than five pefeeRt of the housing
..¡ithin the multiple family complex may be social servipe:; transitiOl'\al housing.
TogetHer. the Land Use and Housing chapters and fhe associated development regulations
pw...ide suftïoient eapaoity to accommodate projcoted h01:1siflg £rov.th for all economie
segments ofthc population. It is important that tho City implement a housing prøgram
tRat 'Nill assist private developers and pri\'at~ non profit organiz-ations in meeting the
identified housing needs. Such action is not only required by GMA, but it is also prudent
fffiblic fJoliey ami-will ensure a gafo and supfJorti'..e housing en'/ironmont f{)r futuro
generations. A critical issue in providing a sufficient amount of this housing is to remove
any regulatory barriers to locating such housing throughout Federal Way.
Affordable and Special Needs Housine Strateeies
One way that Federal Way can encourage special needs and affordable housing is by
removing regulatory barriers and ensuring: an adequate amount ofland zoned to facilitate
f!.ffordable housing. such as smaller lot sizes. townhouses. cottage housing. cluster
housing. accessorY dweHing units. duplexes, triplexes, small~scale aQartments. senior
apartments. single-room-occupancv housing. and boarding homes.
A critical element that makes housing more affordable is cost-conscious development
regulations. Subdivision and development regulations should be modified to ensure that
land is used efficiently: that the regulations reflect current safety needs. and that thev
penuit and encourage constTUction of a broad range of housing types. For instance.
structural setbacks and street widths could be modified to facilitate small lot
developments. cottage housing, cluster housing. and zero-lot line developments.
In addition. since the private housing market mostly tan!Cts those earning middle and
upper incomes, the City should consider providing extra incentives or requirements for
developers to build housing affordable to those with less financial resources. The City
already requires rental housing developments of25 units or more to provide affordable
housing units, and it also offers an affordable housing density bonus in the City Center.
Other programs it could offer include impact fee waivers, parking requirement
reductions. and affordable housing requirements in conjunction with transit-oriented
development. One incentive program alone is often not enough to encourage developers
to participate. For example, a studv by the Growth Management Planning Council
(GMPCt Affordable Housing Incentive Program for King Collntv, suggests that.
depending upon economic factors. a density bonus program needs to be combined with
other incentives in order to be fiscally feasible.
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If the City provides incentives. cost-conscious development rel!ulations. and allows
affordable housing types. the private market is more likely to provide housing affordable
to low- and moderate-income households. However. it is impossible for the private
housing market to meet the affordable housing needs of very low~income households.
which includes many with special needs. For example. a senior or disabled person on
Supplemental Securitv Income has an income of about $570 a month. which is about 13
percent of median income. After food and other essentials, this person does not have
much money left to pay for housinf?. Furthermore. rents that are affordable to this income
group cannot cover the basic operating and maintenance cost of the housinf!. Substantial
capital development subsidies, as well as rent subsides. are needed to make new
construction affordable to very low-income households.
To help meet this need for subsidized housing, Federal Way uses the funds available.
such as its federal Community Development Block Grant (CDBG) dollars. to help fund
needed housing and support services. Federal Way also works with the King County
Consortium. neighboring cities. local. state. and federal funding sources. and service and
housing providers to coordinate funding and to develop and implement effective housing
policies and programs to meet future housing needs.
5.3
KEY HOUSING ISSUES
Preserving Neighborhood Character
As the population of the area in and around Federal 'Nay doubled during the 19805,
residents foared that Preserving existing neighborhood characterand values 'were
threatened.
Approximately 7,000 new' multifamily HAits were built in Federal Way bet\veon 1980 and
1990. Many of those units '.vere not v,'ell designed and were hapßaz-..ardly sited across the
entire City. This resulted in substantial changes to the character of AeighÐofRooàs, or
created new neighborhoods along major arterial streets. Preservation of oxistiRg
noighborhoods has been cited as lli an important community value in Federal Way. +fli-s
value playcd a large role in the community's decision to incorporate.
One of the reasons the community incorporated was to have more control over
maintaining the character of its existing single~family neighborhoods. The FWCP
recognizes that neighborhoods are special places and are valuable and important to the
quality of life for many citizens. New In particular. new development in established
neighborhoods must be sensitiyely designed and constructed. New development within
existing single family neighborhoods should be limited to small scale, well designed in
fill, and accessory housing. constructed. Likewise, new multiJ;He-farnily or mixed use
development located along arterials running through or adjacent to existing residential
I neighborhoods S. hould be designed to minimize adverse impacts and "'ith sufficient
buŒcrs. to its surroundings.
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FWCC - Chapter Five, Housing
EXHIBIT~ Y
PAGE-2.EOm #
Development Review
I There are se'i.'efal aetioHs the City may take to malœ housing more affOrdable. Time is
money to a housing developer. Thus, whatever the City can do to reduce permit-
processing time will make housing more affordable. Accordingly, as As part of the HB
1724 code revisions, which were enacted in 1995. the City revised the FWCC so that
more land use decisions are administrative decisions, thereby avoiding time:consuming
public hearings.
I Second, the City The City also has in place a preapplication process that allows the
developer to meet with City representatives at an early stage in the review process to
ensure that the applicant understands City development regulations. Such early meetings
allow the City and housing developer to agree on the best method to achieve a code
I compliant and mutually beneficial site plan prior to hayiag spent spending significant
sums on costly design and engineering work.
A significant portion of the cost of building housing is the cost of providing the necessary
infrastructure. If the City is interested in providing housing that is affordable to very low
income citizens, it could, to the extent economically practicable, provide the necessary
infrastructure, or possibly subsidize the cost of providing public facilities such as streets,
I P.arks, U.t.i.lities,. transit facilities, P.UbliC am. eni.ties, and social servic. es. Federal and state
grants. including CDBG funds and other grants are available for this purpose and should
be used where appropriate.
Citizen Participation
Moåerate scale housing development that is eoflsistent with City pelie)' and regulations
should be reviewed and approved through a prescribed, eftkient, and consistent.
administrative process, .."hich minimizes roview time and the subsequent inoreases in
project costs. Larger scale development plans, or those whieR ..."¡u have significant
impacts on Housing policies and development. which results from these policies. i!!!p"act
the environment of Federal Wav residents. Therefore. it is essential that citizens are
involved both in developing policies. such as those in the FWCP. and in reviewing
proposed housing developments. To accomplish this the City has different surrounding
neighbørlioods, shøulcl Rave full public review as defiHed in the fWCc. Tlie public and
the developer should levels of citizen participation processes. The process used depends
upon the scale of the development and its pOtential to impact Federal Way citizens. Both
the public and developers should have a clear understanding of the citizen review
process, including the types of issues that are open to discussion, and the time frame for
completion of the review process.
; Good Design and Innovation Diversi in . Housin Choice
The challenge in this plan and subsequent code revision ,york is to be flexible when
prø:;ented -.vith ereatÎye aøà high quality design proposals. Of course, this flexibility must
Revised 2002 2004
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FWCC - Chapter Five, Housing
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PAGE~OE.1!-
..
be balanced witli. the need to provide Ii àeg-ee øf certainty to the developer and to givc
clear guidance to polie)' makers, stafl: and public. The follo..,áng paragraphs describe
several regulatory mechanisms which the City could inüludo in its zoning eode that
would encourage superior design, a greater variety of housing typos, and rcdu()e ()osts.
T .
. .~ . ..I
.., ...-.., --..-
that encourage deYelopers to build proje()ts in a Wa)' that produces some identified public
benefits. The public benefits might include creative designs that are sensitive to
community and neighborhood values, dedication of land or right of way for public use,
and coRstnietion of urban amenities, community faeilities, and other public spaces. The
City of Federal Way has adopted a density bonus provisioR il'l the City CeRter, whereby
buildiH:'; !:Ieight eaR be increased from 35 foet to a maximum of85 feet, and from 18 to 80
dwelling uHits per acre for multiple faæily and senior housing, in e)(change for providing
public open spaee or paying a fee in lieli. of, 1ft addition, new multiple family or FHi~,ecl use
prq:iects in any zone invelving 25 dwelling units or more arc required to provide affordable
dwelling units. Projøets providiftg affordable dwelling units may ex()øød the FHfiximum
number of allO\.'led dwelling llßits up to ten percent above tbe æælÎR1um. In siBbIe family
subdivisions, those lots that are proposed to ooFltaiR affordable d\'l'elling units can be
reduced in area by up to 20 percent ofthe minimum lot size of the umlerlying zoning
district; provided tARt t-he oyerall chvel1iflb 1:Jnits in the subdi'1isioR may Rot exceed ten
percent of tile maximum number of units allowed in the underlying zoning district.
D. r'
.In
. ,-,' .
. . ,. .
. - . .
T.,T. " ~. <"I,,' '.L L "." ,.. . r"
. '.J'~, ',.." 'J
goals, such as providing affordable housing, as sot out in the FWCC. It is becoming ffief6
commonplace for jurisdictions to require major developers to provide a portion of lo'\\"
income housing in developments over a certain scale. Tbe City atRenåed the F\VCC in
1997 to require multiple family development, or mixcd use projects involYing 25
d',vclling units or more, to provide at least two units, or 25 percent, wkiehever is greater,
as affordable housing to those at 80 percent or tJelow median county income.
'tr.',"'. 1 <"A~' Tt.:..~' ITHTrn .,.
. ~..,. ~v ~ . , , ," . I
developers fleJLibility to aeÀieve desibB, la-yom, or density tHat is s\:IÎted to a specific site.
As an example, aPUD allows clustcring of housing density in more developable portions
of a site '.yhilc protecting important opcn space and environmentally sensitive areas. A
PUD ordinance gives the City and the development eommunity flexibility to proyide a
variety of housing types and costs in new residential areas or smaller, older, In ixed use
Fleig!:lborhoods. IFlI99R, the Cit)' revised its Cluster Provisions iB the S1:Jbdivision Code
to allow reduction in minimum lot sizes aAø. to allo'.\' zero 10tlirIØ developæeßt for no
more than h\'o units.
.11.
~
r .l'T'1 n_'_'_,. ~'T'L' .. .II~.~' ,..
"".I' "./, "ó' , ~ ,~uvn~~ -.r.~ ,
density from one part of a site to another, or frOFH one site to another. It is a useful
techHique for protectiftg parts of sites that are eRviroBmentally sonsiti'.'e vátltOHt loss of
land -¡aluo. It also allows for Hl0redense [onns ofhousiAg development, thereb)' reducing
housing costs.
Revised 2002 2004
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FWCC - Chapter Five, Housing
EXHI.BIT~ &
PAGE-ItC>m
Di¥efsifying Housing Choice
The majority of the housing: available iA Feder-al Way today is íàirly homogenous.
Housiflg primarily consists of single family detached units, constructed in the sixties aAd
eigÀtiøs, laid out in isolated subdivisions disconnected from the urban fabric. There are
some mobile home parks and a fe\-\' duplexes located in the City. However, in the last six
years, 792 seflior ør assisted housing units, /:'lAd 249 mmvalcseeAt uHits (skilled care beds)
have ~eenbuilt. The rest øfthe housing sloek toAds to be two /:'lHd tÀree story apartment
buildings. This provides only a narrow range of choices and does not fully rcflcot the
raHge of ho1:lsing options that could be built.
It creates Ii situation'.yhere an increasing Humber of families find it diffic1:ilt to obtaiR
suitable housing in the community. It affects enlpty nesters and couples who have raised
their families who, fur lifc style reasons, no longer need or '<'lant a largo siHgle family
house and the associated maintenance. Youn;; adults, students, young married oouple~;,
and 1m... income workers would like to live in the community where they grC\v up or
currently work, bMt e8.RAøt fmd a house that fits tHeir housing needs or cannot aH-ord tho
available housing.
The City's design guidelines will ensure that Federal Way is able to maintain an4
improve the character and quality of its existing residential areas, while at the same time
providing more diverse housing choices for its residents. New housing should be more
diverse, contributing diverse and designed in a way that contributes to community
character and r'01ating better to the relates well to the existing neighborhood environment.
It should reassure residents that they will be able to afford to live close to their jobs,
I friends, and families. -It The proposed housing diversity will also help preserve and
maintain neighborhoods that include by ensuring that there are housing opportunities for
a healthy mix of ages and incomes.
HoY sing Affordability Affordable and Special Needs Housing
On n countywide basis, Federal Way is a very affordable community. The population of
Federal Way teHds to be YOHHgcr than other communities, creating a stH>Hg demand for
moderately priced housing. There \-vcre approJ.ilflately 9,500 low income households in
1996 in Federal Way in fleed of housing assistance. The increasing nwuber of Imv
income households can be attributed in part to a growing number of senior ciiizcns '.vho
are likely to need both housing assistance and related sØl~¡iees. P8R-C also projeorod a
strong demand for affordable multiple f.amil} Hnits through the year 2000 to serve low
and very low income families who vI-ark iH Federal Way.
The GMJ.^1 and CWPPs require that munifiJipal jurisdictions adopt strategies for providing
a "fair share" of identified regional housiAg needs. The C\JIPPs :;et a target of 2,290 new
affordable housing uflits in the City by the year 2Q22. Of that number, 1,238 mHst be
affordable to very 10"'" ifleofFI.e eitizefts.
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.. ".
The need for !:Iomeless shelters, transitim;¡al housing, aild special needs housing exceeds
the available supply. The City !:Ias tùnded several special needs projects ill the past fe\"
)'ears to help address this need. The CWPPs as "veil as GÞ>.1A require proyisions ær
special needs !:lousing. Special needs Rousing, also called "supportive housing," brings
together housing aRd sHpport services for community residents who Aeed special services
in or.Jer to live indepeFlàeHtly or \\'ith minimum assistance. This includes services in
housing operated by public and private agencies. According to the 2000 2003 King
County Coltsolidaicd Housing & Community_Dc"¡clopmcnl Plan, there is a need fur an
additioFlal 500 "'€Ids eountywide.
Accor<iing to the 2000 eensHs,Jhe proportion of eldcrly at 7.7 percent is smaller in
Federnl Way thaN iR neighboring 801:1th CcJl:lRty eities, c](cept for KeRf. .A.'tcrage life
(mpectancy continues to c1iIRb, and we should expect an increasing percentage of Federal
Way's population will be 65 and over in the next 10 to 20 years. As discussed earlier in
this ehapter HAder Population, there are tltrec reaSOAS tÀe A1:Imèer of elderly eaF! be
expected to increase: 1) nat1:1ral aging of the population; 2) they arc relocating to find
affordable housing; and 3) a large number of senior housing units have been recently
eonstructed. Beeatlse WÐmeA tend to live longer than men, this population ",ill be
predominantly female.
Elderly people are often reluctant to give up the COl'l.1rort and security provided by their
o\m homes. With this in mind, federal and state policy has shifted from one of providing
instit1:ltioAalizøå care for seniors to a more l;¡offie based or "agiHg if! plaee" poliey. Many
seniors, and most of those over 75, need some level orin home services. As elderly
people becmne more frail, their supporti'ie service needs increaso. They may be better
served in eoøgregate øarc fucilities, or eventually, long term care facilities. Federal Way
should begin planning for H øontinuum of care that minimize:; famil)' sires:; and publiü
costs. In home services should be available City',vide, ",hile congregate care facilities and
long tenn care facilities SRould be located near to community services and shopping
areas, and awa-y from busy traffic corridors.
AecordiA¡; to the 20g0 2003 King CßtlfJly Cßi1sßlidalcd Housing & Community
Dc-rc!opmcnt PlaN, in 1997, aA average of9,121 adults with chronic or severe mental
illness were served by the King County Regional Support Nct\vork. Safe and affordable
housiRg, a key element in a long terrA therapy program for these people, is not available
for a majority of the lo'tY income mentally ill in King County or Federal Way.
There are Ae domestic r:helters located if! Federal Way. However, Federal Way is
currently served by several programs for "ictims of domestic violence. The Domestic
Abuse Women's Net\vork (DAWN) provides 21 shelter beds, as '.vell as crisis
interventioA HAd support services. The South King Count)' Branch of tho YWCA. also
serves Federal Way area residents. 1'here is clearly a large unmet need for emergency
housing in South King CO1:1F1ty fur vietims of dømestiø 8B1:ISe.
King County jurisdictions recei','e Housing Opportunities for Persons with AIDS rental
assistaRøe fundiag from HOD. I;'ederal Way participates in the oversight of this program
with Seattle acting as fRe load authority. Accordin¡; to the 2000 2003 King County
Revised ~ 2004
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FWCC - Chapter Five, Housing
Col1sa/idæed Holl.';ing & Commwày Development Plall, in mid] 998 in King County,
there wer'C an estimated 2,164 persons living with AIDS, while between 6,000 and 9,000
persons were iníeeted '.vitA. HIV. At the time of diagnosis, 19 percent, or '112 people,
diagnosed \vith AIDS lived outside the City of Seattle. Historically, housing services
have been requested by 50 pefceRt ortne total AIDS populatioR and actual hoHsiRg units
are required by 33 percent of people living with AIDS. I[these trends continue, 163
housing units would be required to serve this poplllation.
Se'¡eral organizations in South King County offer emergency shelter and transitional
housing to residents or the City of Federal Way. Existing data concludes that current
facilities are inadequate when compared to requests for help. The SoutH King Count)'
Multi Service Center staff estimates that for eve!)' family served in their emergency
shelter program, ninc families are turned away. In addition, the October 1999 United We)'
Report states than in 1998, due to laok of space in South King County, less than 16
pereent of people seeking shelter received it.
There are maRY reasons that people and families eRE! up hoRleless. IR 1997, data from
shelters on the Housing Consortium (outside the City of Seattle) revealed that the most
common reaSOH for Homolcssness was domestic violence, followed by e'lÎction and
faæily crisis. According to established service providers, slIburbaR A.omelessHess is als0
increasing. Data from the South King County Multi Service Center indicates that the
proportion of women, childron, and t\yO panmt 'Norking; families seeking shelter is
growing rapidly in this eommllnity.
It is åiffiel:llt to estimate the number of homeless ekildren there actually are in Federal
Way, but the Fedefal Way School District reports that in their District alone, in the fall of
1999, there were 65 homeless children. Federal Way Youth and Family Services r-cports
tHat maR)' hømele~~s ehildren Gome from alHlsi','e homes or suffer from emotional neglect.
Homelessness and domestic instability may cause deep emotional scars that impact a
child's ability to focus his or her full attention on education.
There is also a Heed for transitioAal housin; for homeless individuuls and families. State
and federal rules restrict the length of stay in emergency shelters to 60 days. So, after
many families have exhausted their time in aB emergeney shelter, they need access to
longer term transitional housing, where they can live for one or two years, obtain.
necessary support services, and stabilize their liyes.
Data is scarce so it is very difficult to estimate the number of beds that are needed to
house the special needs population. Howe'/eT, there is Hnmet need in this service area.
The Cit), b committed to fostering programs and supporting service providers to assist in .
meeting this need su~ect to ecoHomic limitations, Cit), revenues, and the need to balance
housing against all othcr public needs.
To be prosperous in the long run, Federal Wav must have sufficient housing affordable to
its bank tellers, firefighters, teachers, government employees, restaurant workers, sales
clerks, and seniors on fixed incomes. Federal Way's goal is both to preserve existing
affordable housing and to ensure that there is an adequate amount of special needs
housing and housing affordable to its low and moderate~income residents. To this end,
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EXHIBIT ~ ,
PAGE~OF ~
the City will eliminate regulatory barriers to special needs and expand opportunities to
develop affordable housing. The City will also facilitate a range of affordable housing
types throughout the City by revising its zoning and development codes as necessary. The
City will also continue to offer density bonuses and other affordable housing programs to
encourage private developers to provide affordable housing. In addition. the City will us~
its federal CDBG dollars and other resources to help fund the development and operation
of special needs and affordable housing.
Policy Coordination and Regional Participation
The GMA and good planning practice require that each chapter of the FWCP be
coordinated and consistent with goals and policies set forth in the other chapters. This is
especially true of the Housing chapter, particularly as it relates to the Land Use and
Transportation chapters.
The GMA also requires that City policies for aŒordable BoMBing be consistent vt'Îth
CWPPs. PSRC, King County, and Federal Way have jeiRtly adopted regional planning
geals that estimate fair ~e ROl.iSiRg targets, including low and very low iFløome housing
targets that promote an equitable distribution of affordable housing. This type of housing
is most appropriate in lU'ban centers that contain jobs at'ld go(ld public transit access.
Consistent \vith these requirements, the City's Land Use chapter prøposes multiple
family housing and mixed use dcvelopmeAt iA the City Center, (comprised ofthe City
Center Cere anà City CeRter Frame), the Community Business zone aleRg the SR 99 and
I 5 c(lrridor, aad t(l a limited extent in the neighborhood retail centers. In addition, senior
housing is allov/ed ift the Busifless Park and Office Park zones. All (If these locations are
or '""ill be \"\'ell served 13)' p1:1blio transit. The City has also determined that housing, and in
particular multiple family housing, will be desigRed s(lthat it pro'ádes a quality plaee to
live and is an asset to the eol'flR'IDflity. m. addition, the City is committed to fair housing
access to all persons without discrimiR8tiøR.
This Housing chapter must also be coordinated Bad eeftsistent with the County's and the
City's fuadiRg pre grams for ho1:lsing. This is particularly 1:me [(If programs such as tho
CDBG, Home, and other Countywide funding iflitiatives as recommended by the GÞ.fPC's
Housing Finanee Task Foree.
The City also recognizes that most ofthe housing issues found in Federal Way are
common to the County, Seattle, and the other suburban jurisdictions. In order to ffisw:e
quality in the City's pfo'/ision of housing sertÎces, ensure that it addresses this re~ional
housing need effectively, and to help eliminate duplications of effort, the City should
continue to coordinate with the King County Consortium. other relevant C0flsortium
regional entities. and other South King County cities when designing and implemefttiflg
housing and housing related developing policies and funding housing and housing-related
servIces.
Revised:!002 2004.
V-30
EXHIBIT ~y
PAGE~OF 1-
HOUSING CHAPTER GOALS AND POLICIES
FWCC - Chapter Five, Housing
5.4
The following section providos establishes goals and policies for providing, preserving,
and improving housing conditions in Federal Way. These goals and policies provide a
framework from which to develop implementing implementation strategies and work
programs for the community. The purpose of these goals and policies is to provide
housing opportunities to all segments of the population. Consistent with GMA, these
I goals and policies should promote a variety of densities~ and housing types, and
encourage preservation ofthe City's existing housing stock.
Overall Goal
Preserve and protect Federal Wl{V's existing high quality residential neighborhood..
and promote a variety of opportunities to meet the housing neetb' of all residents of the
community and region,
Preserving Neighborhood Character
Goal
HGt
Policies
lIP!
UP]
IIPJIIP2
IIP4 lIP 3
Preserve and protect the quality of existing residential neighborhoods and
require new development to be of a scale and design that is compatible with
existing neighborhood character.
High-density housing projects, with the exception of senior housing, will
not be permitted in existing single~family residential neighborhoods. More
moderate densities such as cottage housing will be considered,
Design gtijdelines should be udoptcd potentially in subarea plans that will
specify in detail neighborhood character and require that new housing be
consisteßt with these design guidelines.
Amend development regulations to accommodate a diverse range of
housing forms that are compatible with neighborhood character and create
an effective transition between the City Center, business areas, and
residential neighborhoods.
Continue to allow accessory housing units within single-family
neighborhoods that proteet in a way that protects residential character,
ensure proper access, maintain maintains specific design standards, and
comply complies with all applicable laws. Review accessory housing:
regulations and, i[necessary, revise any regulation that inappropriately
limits their development.
Revised 2002 2004
V-31
""'".
FWCC - Chapter Five, Housing
I HPSHP 4
IJPáHP5
I HP+HP6
EXH I B I"'~ if
PAGE~~
Maintain a strong code enforcement program to protect residential areas
from illegal land use activities.
Conduct Subject to funding availability. conduct periodic surveys of housing
conditions and ereate fund programs, including housing rehabilitation, to
ensure that older neighborhoods are not allowed to deteriorate, subject to
availability of funding f.ør sl:leh sur..-eys and programs. deteriorate.
If allowed by applicable law, development inside and outside the City
should be required to provide their fair share of onsite and offsite
improvements.
Community Involvement Aand Development Review
Goal
HG2
Policies
I IIPSHP7
I IIP9HP8
I IWtOHP9
Involve the community in the development of new housing to a degree that is
consistent with the scale of impact on the surrounding neighborhoods.
Continue to ~ncourage public input into development of planning and
regulatory documents through a formal public process characterized by
broad, thorough, and timely public notice of pending action.
Consider the economic impact of all development regulations on the cost of
housing.
Maximize efficiency in the City's development review process and ensure
that unnecessary time delays and expenses are eliminated. Continue to
PQrovide streamlined permitting processes for development that is
consistent with the FWCP and FWCC, and that has no adverse impacts.
I IIJ!.1-I.HPIO Encourage community input, where appropriate, into the development
permit process by providing thorough and timely information to the public.
I ~HPll Assist Continue to assist developers with housing proposals at the earliest
possible opportunity, including preapplication meetings to produce projects
that can be reviewed quickly and maximize their ability to receive permits.
~d DesIgn and Diversifying Housing Choice And Design
Goal
Revised :!002 2004
V-32
FWCC - Chapter Five, Housing
HG3
Policies
ßI!Y ~
I HPl3
1IP11
HP14
IIPIS
HPIS
UP16
HPl7
ßP.t-1 UP 18
EXHIBIT ~ 4f
PAGE~~
Develop a Comprehensive Plan and zoning code that provide flexibility to
produce innovative housing solutions, do not burden the cost of housing
development and maintenance, and diversify the range of housing types
available in the City.
The FWCC and Land Use chapter of the FWCP will be coordinated to
al-Iew facilitate locati!,l.£; housing affordable to the low income low-income,
ftfld-very low-income and special needs housiflg households throughout the
City. especiallv around the City Center and other areas pro-¡iding that
provide proximity to low wage employment, safe and convenient access to
transportation and human services, and adequate infrastructure to support
housing development.
Continue to use design guidelines to ensure that new aDd ¡nft ) developments
have aesthetic appeal and blend into surrounding development.
Amend develof'lment regulations to eneour8ge sHperior design and greater
diversity of HoHsing types and costs tHrougH SUCH techniques as incentives,
inchlSiofl81)' zoning, planned uflit develof'lments, density bonuses, and
transfer of development rights.
Establish appropriate minimum densities for each zone and encourage ne\\.::
residential development to achieve maximum allowable density based OQ
gross area to ensure that the City can house the anticipated population
growth.
Consider 2!ero let line standards within planned unit aeyelopments to create
higher density single family neighborhoods with large open sflaee areas.
Modifv zoning and subdivision regulations to ensure that land is used
eftìcientlv. that the regulations reflect current safety needs. and that they
permit and encourage construction of a broad range of housing types.
As appropriate. Consider reåueiRg reduce minimum lot sizes to allow
construction of smaller, detached single-family houses on smaller lots.
Increase capacity and encourage greater diversity of housing types and
costs through SHeA teeHniques as ineentivcs, tor both infill and new
development through various methods. such as inclusionary zoning,
planned unit developments, density bonuses,and transfer of development
rights. cluster housing. cottage housing. garden housing. duplexes. and low
to moderate density housing types.
Continue to permit mixed-use residential/commercial development in
designated commercial areas throughout the City. InelHåe developer
ineentives and design standards. Develop incentive programs to ensure an
adequate amount of housing is developed in these areas.
Revised 2002 2004
V-33
fWCC - Chapter Five, Housing
HP19
EXHIBIT --B-tJ . L
PAGE~OF ~
Increase the amount of undeveloped open spaces in both infill and new
development parcels, by expanding the use of cluster development and
allowing housing techniques such as lot averaging, and zero lot line
standards.
HPt8 ~ Establish administrative procedures to penn it innovative housing designs
and techniques, provided they are of high standard and consistent with the
FWCP.
IJP..I-9 HP21 Continue to provide incentives, such as density bonuses, for providing a
portion of affordable housing in new developments.
HP22
Continue to provide incentives such as densitv bonuses for multi-family
housing. and expand the types of incentives otlered to encourage new
developments to include affordable housing.
I ~ HP23 Periodically review and update development regulations to incorporate
opportunities for new housing types.
Housing Affordability
Goal
I HG4
Policies
Develop a range of affordable housing opportunities for low-income ~
household~ consistent with the CWPPs and the needs of the community.
I :lll!2!HP24 Promote fair housing access to all persons without discrimination.
I ~ HP25
lIP2ð HP26
ßP27
As estimated by CWPPs, maintain sufficient land supply and adequate
zoning within the City to accommodate 17 percent of the City's projected
net household growth for those making 50 to 80 percent of King County's
median income and 20 percent making less than 50 percent of median
Income.
Require a portion of new housing on sites of significant size to be
affordable to low-income ho\:lseholds. ÐRS\:lre that affordable ho\:lsinb is not
concentrated iR partimdar neighborhoods by setting a percentage limit to
t!:le m,¡mber of affordable housing units that can be included in new housing
developments. households at a level not provided otherwise by the private
market. Developers should be compensated for providing this affordable
housing by increased density or other benefits.
Revise the City's affordable housing density bonus program to provide
housing at affordability levels not provided otherwise by the private
market. At a minimum. any affordable rental units should be affordable and
Revised ;wQ2 2004
V.34
FWCC - Chapter Five, Housing
HP24 ~
HP29
EXH.IBIT~ .#.
PAGE-1.I.~
rented to households below 50 percent of county median income. and
ownership units should be affordable and sold to households at or below 80
percent of c()unty median income.
Ensure that any new affordable housing remains affordable. required by the
City remains affordable through some tool approved by the City. such as
recordinl! a lien on the property. In the case of homeownership projects. the
lien can be structured as a deferred second mortgage to the homebuver. due
!!~9n sale i[the subsequent buyer does not meet the income eligibility
standards.
Coordinate all City affordable housing programs so that a developer can
use multiple incentives or programs for a single project Required
affordability levels and duration of affordability should be the same for all
programs.
I :IIPU HP30 Allow and encourage use of manufactured housing in residential zones,
provided it conforms to all applicable federal, state, and local requirements
and is compatible with the character of the surrounding neighborhood.
I HJ!U HP31
In order to maintain existing affordable housing, the City should continue
to allow manufactured home parks in existing locations. However, new
manufactured home parks will not be permitted, nor will expansion of
existing parks be allowed.
HP2f HP32 Encourage new residential development to achieve maximum allowable
density based on gross area.
HP28 HP33
I ~ HP34
Explore federal, state, and local resources to assist in financing affordable
rental and ownership housing. Encourage expansion of home ownership
options through such means as first time home buyer programs, housing
cooperatives, lease-purchase ownership, and other housing models.
Consider delaying, deferring, or exempting affordable housing from
development fees, concurrency requirements, payment of impact fees,
offsite mitigation, and other development expenses that do not compromise
environmental protection or public health, safety, and welfare concerns, or
constitute a nuisance.
I JlP.J9 HP35 Support tax law amendments that provide relief to owners of affordable and
special needs housing.
I IWM HP36
Identify low-income and very low-income housing resources that may be
lost due to redevelopment or deteriorating housing conditions. Develop
strategies that seek to preserve this existing housing, and that seek to
provide relocation assistance to households that are displaced as a result of
sueß. activities. any redevelopment
Revised :mg¡ 2004
V-35
FWCC - Chapter Five, Housing
EXHIBIT ~ 't
PAGE -'l.LOF H:
I HPJ2- ~ Annually monitor residential development to detennine the total number of
new and redeveloped units receiving penn its and units constructed, housing
types, developed densities, and remaining capacity for residential growth
for all income levels and needs.
I ~ HP38 Integrate and coordinate construction of public infrastructure with private
development to minimize housing costs wherever possible or practicable.
Special Needs Housing
Goal
RGS
Develop a range of housing opportunities that meet the requirements of people
with special housing needs. including the elderly. mentally ill. victims of
domestic abuse. and persons with debi/itative conditions or injuries.
Policies
IWJ4 HP39
Remove e¡dstin;; Periodically review the FWCC and remove any regulatory
barriers to ~ locating special needs housing to avoid coRceRtration <!!!.9.
emergency and transitional housing throughout the CitY as required bv the
federal Fair Housing Act, to avoid over-concentration, and to ensure
unifonn distribution throughout all residential and mixed-use zones, subject
to perfonnance staRàards that protect residential amenity, emaue proper
aeeess, and maintain desigR staRdaràs. zones.
HP40
ModifY the FWCC' s definition of family in order to simplify and clarify
the definition and remove any potential barriers to siting housing for
protected classes as defined in the federal Fair Housing Ac!
~ HP41 Review penn it applications for special needs housing in close coordination
with service providers and the City's Human Services program.
I HJ!Jé HP42~Assist special needs housing developers, local service organizations and
self-help groups to obtain funding and support.
I :UPJ.+ HP43 Ensure that access to special needs housing is provided without
discrimination.
Goal
HG6
Develop emergency shelter and transitional housingfacilities for the homeless.
Policies
HP38
foster and support serviees tHat ar-e 110t øOReeRtrat04-in particular
neighborhoods by setting a percentage limit to the number of aff.ørdable
flO1:lsiRg units that can be iaeIl:Jded iR Rew flO1:lsiag àeyelof'meats.
Revised 2002 2004
V-36
FWCC - Chapter Five. Housing
EXHIBIT --1JLy
PAGE~OF -Q-
IJl!ð9 HP44 Coordinate City actions related to homelessness with the City's Human
Services Program and other 5helter non~protït housing and human services
providers.
HP40-
Continue to penflit emergency aRd transitional homoløss fueilities ,...,ithin
the City.
HP45
Clarify the City's Social Services Transitional Housing (SSTH) definition
and regulations and make necessary changes to result in adequate
opportunities to develop transitional housing in Federal Way.
m41 HP46
Emergency shelters and transitional housing should be regalated to avoid
eonøe¡.ltratiøn effaeilities, mitigate impaet OR s\:I:ITol:lnáiHg uses, permitted
and regulated to ensure there are adequate opportunities to locate them
throughout the City. to avoid over~concentration of facilities. to ensure that
such housing is properly managed, and to avoid or mitigate significant
impacts on existing residential neighborhoods or other surrounding uses.
Regional Participation
Goal
I HG8
Coordinate and integrate the City '$ progNJffl with o:hcr aped housing
p"rowams with regional housing et1orls and wilh local housing and service
providers.
Policies
I II:P42- HP47 Policies and regulations related to affordable housing should be consistent
with CWPPs and multi-county policies.
I IIP4J UP 48
Establish effective links with King County and other area cities to assess
need and create housing opportunities for low-income and special needs
households, and develop a housing program§ that addresses issues common
throughout the entire region.
1lß!44 11P49
Subject to availability of funds, participate in the production and periodic
update of a housing needs assessment for the City and the region to ensure
that policy is based upon a rational evaluation of housing needs and
priorities.
I II:P4ð HP50 Ensure equitable and rational distribution of affordable housing throughout
the region that is compatible with land use, transportation, and employment
locations.
Revised 2OOé 2004
V-37
FWCC - Chapter Five, Housing
EX H I BIT ...1..t!.. ~ ..,
PAGE.ßOF ~.
111'lt.e11'leAtlltion of polieies eoRtained in the chapter will oee1:Jr w;er a R1:JIRber ef ','ears
~n IS depen?eFlt on resou.rces a\:ailable to tbe City and tho CORlIHuflity. The f.ol!;wing
ImplementatIon stratcgy lists actIOns that the City may take in the future.
1. De'"el~p an i~vontory of public properties no longer needed f.or use aRd which-may
be ll~allable.f0r affordable housing. Evaluate use of such property for affordable
housing agalßst aU other competing public uses.
2. Inventory and rep0rt on t~}e estim.ato~ number of units for each income segment
for fH:l.rposcs of Countywide monitorIng of capacity for housing dcyolopmont.
3. Continue to æoaitor residential developæent OR 8fl aflR1:Jal basis Rftcl cletennine the
total number of fle'N BAd redeveloped units receiving permits units constructed
housing t)'pes, developed densities, and remainiAg capacity t~r residential grov,;ò
based on income eate;:;ories.
1. Conduct periodic surveys of housing conditions to direct the housing rehabilitation
programs.
5. Develop strategies fDr protecting low income and very 10..... income housing that
may be 10st d1:le to redevelopment or deteriorating housing conditions.
6. Dev:lop gui.delines, potentially as subarea plans, that require consistency with
speelfied aclghaorhood character and design requirements.
7. Assign a Cit), representative to participate with other agencies to create a
oo~preho.nsivo housing program that addresses issues common throughout the
entire reglØfI, and to seek and develop funding opportunities and strategies.
8. Prepare and periodically update a housing needs assessment.
9. The following is a menu of potefltial development regulation amendments that
sRfflHd be considered:
r Diversify housing forms 8fld encoura;:;e superior design through
tecluliqlies sueh as incentives, planned unit de'lelopffleHts, deflsity
bonuses, and transfer of development rights.
I' Create effective transitioRs betv<'eeR the Cit), Center, businesses, and
residential areas.
r
Maximize etliciency of development processes.
I'
Streamline processes for develof)ment coflsistel'lt vl'ith the FWCP and
FWCC, and ensure they have no significant ad'/ors" impacts.
Revised 2002 2004
V.38
FWCC - Chapter Five, Housiog
EXHIBIT ~ II
PAGE~OFn-
I'
Encourage afførdahlc and special oocds hm:lsiHg around the City Center.
I' Adopt zero lot line standards.
I'
Reduce miAimHlH residcatiallot sizes.
I' Establish ma1dæum Gad minimum requirements for afføråable Iwl:lsiflg
on sites of si¡:;flifieant size.
I' Eliminate Ðaffiers to uniformly siting special needs housing throttgHoHt
all resideNtial areas.
I'
Preclude eoflecntration of homeless facilities. U
1:\2004 Comprehensive Plan\2004 Update\Planning Commission\Housing Chaper.doc/3/1512005 2:01 PM
Revised 2002 2004
V-39
. I
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Requested Designation:
Comprehensive Plan:
¡ Neighborhood Business
I Zoning: BN
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Note: This map is intended for use as 8 graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
200 0 200 400 600 800 Feet ^
~-------- l..l
"
City of Federal Way
Comprehensive Plan
2004
SITE SPECIFIC REQUESTS
,FOR COMPREHENSIVE PLAN
DESIGNATION CHANGES
Puget Center
Partnership
Site Specific Request
Key:
Steep Slopes
- Wetlands
- Site Requests
~m
Q><
m:J:
b~
0
F
e.C'
M.." P,.;.,h"rI_I".""",/~" ?nn~
ret Cla¡:I<'~ OP to BN re uest on 312ttì" ,,-
-, ,.==._-m"""-"-' - w' "~=.'_._'-~""'-'-'"
'.... ,- .". '
_':a9~1
From:
To:
Date:
Subject:
Greg Fewins
Margaret Clark
3/2/20058:30:47 AM
Op to BN request on 312th
EXHIBIT .:Þ J .,
PAGE-LOF -L-
Rody Nolton called at the request of Bob Roper from Mirror Lake and from the pastor of his church that
must be in the area of the requested plan and zone change. Roper is concerned with water quality and
flooding, and the church is concerned with allowable uses (e.g. Rody mentioned a tavern). 'encourage
him and the people he is representing to attend the hearing/meeting process and/or provide comments.
Greg
4 March 2005
COMM RECEIVED BY
UNITY DEVELOPMENT DEPARTMENT
MAR 0 7 ZO05
.J
Mirror Lake Residents' Association
525 SW 3121h St
Federal Way W A 98023
EXHIBIT ~ ,
PAGE I OF ~
Margaret Clark, Senior Planner
City of Federal Way
P.O. Box 9718
33530 First Way South
Federal Way, WA 98003
Re: Rezone of NE comer SW 3121h St & 1" Ave S.
Parcel Numbers 082104-9074, 9076 and 9167
Dear Ms. Clark,
Thank you for notification of a proposed rezone of the subject property and for the
opportunity to offer comments. At our meeting on March 2 2005, the Mirror Lake
Residents' Association (MLRA) discussed the proposal and the following issues arose:
-General ~ Neighborhood Business (BN) is viewed as a more intense use than
Professional Office, with longer hours of operation, increased traffic of delivery
vehicles/customers and increased potential for pollution producing activities.
-Surface Water Quality-Pollution is a concern to the MLRA because in times of
sustained or heavy rain, the drainage basin in which the subject property is situated
connects with the basin in which Mirror Lake lies. At these times, flow is into Mirror
Lake. Many of the BN permitted uses, such as grocery and garden stores, vehicle service
stations and vehicle repair have the potential for affecting surface water quality.
-Traffic- There is concern that what are now peak volumes will be experienced
throughout the day. While improvements to 31th between 1'1 Ave S and Dash Point
Road are planned in the future, the road is not now ready for the pressure of increased
retail.
-Surplus Capacity - There is currently surplus capacity of both office space and retail in
Federal Way.
-Safety - There is concern for the effect of increased traffic on safety of children
attending the daycare across 3l21h and nearby schools.
EXHIBIT.-fJl "I
eProximity of Retail- There is already an abundance of retail in thrAc~n~y or'!: OF-L-
requested rezone. Pacific Highway South is 0.9 miles to the east and other neighborhood
business centers are 0.5 and 1.0 miles to the west and 1.0 miles to the south. Powell
Development, in their letter, claims that moving retail out of downtown to the west will
free up land for development of the retail core. However, there are currently many empty
storefronts in downtown Federal Way.
eConsensus~ There was no support for the rezone among those attending the meeting.
Please place MLRA on the list for notification of all future meetings, hearings or other
actions involving this proposed comprehensive plan amendment.
Yours truly,
~..,-
.._"._~ ..~-.~
".)(~ -
t/ -,. ,"
,~_ÀÐ.~~"
Robert S. Roper, as President
Mirror Lake Residents' Association
D!Íl EXHIBIT 1..:!L 'I
POWELL DEVELOPMENT Ce P A G ¡; a OF-L.
737 Market Street Kirkland, WA 98033
(425) 828-4444 Fax (425) 828-4388
September 23, 2004
Ms. Margaret Clark
Associate Planner
Community Development Services Department
City of Federal Way
33325 8th Avenue South
Federal Way, W A 98003
RE:
NE Comer SW 31 ih St. & 1 st Ave. So.
Parcel Numbers 082104-9074, 9076 & 9167
Dear Ms. Clark:
On September 18, 2003, Puget Center Partnership, under Master Land Use Application
number 03-104417-00 requested a Comp Plan/Rezone of its above referenced property
from Office Park (OP) to Neighborhood Business (BN).
We believe that this request is supported by what we see as a change in the city's
residential shopping patterns and supports the City Council's stated goal to reinvigorate
its retail core.
Earlier this year we commissioned a Retail Market Analysis by Robert H. Burton of
Kennedy Wilson. Mr. Burton was instrumental in bringing Metropolitan Market to Dash
Point Village. What Mr. Burton found was that typical Neighborhood Business tended to
flourish in neighborhood settings that were convenient to their primary customer base.
This primary customer base was typically found within one plus miles of the subject site.
He found that this neighborhood customer convenience co-efficient was dramatically
impacted by both natural and man-made barriers. Heavily congested regional arterials,
while necessary to support regional retail, has a dramatic negative impact on
Neighborhood Business.
We bebeve that Federal Way is currently going through a retail metamorphoses, We are
seeing significant neighborhood retail demand for moving off of Pacific Highway to the
west to be closer to their primary customer base. This trend is validated in the
overwhelming success of Metropolitan Market at Dash Point. There is a silver lining in
this potential neighborhood retail migration. When neighborhood retail moves from
regional retail locations, it not only frees up land for regional retail redevelopment but
also takes neighborhood traffic off of regional transportation corridors.
Ms. Margaret Clark
City of Federal Way
September 23,2004
Page Two
EXHIBIT ----E.Jaf 'I
~~,;~GE a OF ...IL:-.
We believe our requested rezone supports the council's stated goal to reinvigorate its
retail core by potentially making available appropriate property that is currently being
utilized by neighborhood uses. We believe our requested rezone will have a positive
impact to regional transportation corridors by shortening and/or intercepting
neighborhood trips by providing neighborhood services close to the neighborhoods. We
believe our requested Comp Plan Amendment and Rezone is appropriate and should be
supported by the City of Federal Way.
Sincerely,
;~f~
Donald V. Barker
VP - Store Development
jgt
CITY OF FEDERAL WAY
PLANNING COMMISSION
~IB~
March 23, 2005
7:00 p.m.
City Hall
Council Chambers
MEETING MINUTES
Commissioners present: John Caulfield, Hope Elder, Bill Drake, Dini Duclos, Merle Pfeifer, and Lawson
Bronson. Commissioners absent: Dave Osaki (excused). Alternate Commissioners present: Pan Duncan-
Pierce. Alternate Commissioners absent: Christine Nelson (excused) and Tony Moore (unexcused). Staff
present: Senior Planner Margaret Clark, Assistant City Attorney Amy Jo Pearsall, Consultant Betsy Czark,
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 March 2, 2005, minutes as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REpORT
Ms. Piety informed the Commission that the Annual Volunteer Dinner is scheduled for April 22, 2005. This
year the City will be hosting a mystery dinner put on by the company that does the Murder Mystery Dinners
on the Dinner Train. It should be a lot of fun and she hopes all the Cornmissioners will be able to attend.
COMMISSION BUSINESS
PUBLIC HEARING ~ 2004 Comprehensive Plan Amendment
The Commission first discussed the Site~Specific Request. Ms. Clark delivered the staff presentation. She
stated that the proposed amendment includes the Kitts Comer Site~Specific Request that the Commission
has already reviewed and therefore, is not part of this Public Hearing. The Site~Specific Request that is the
subject of this Public Hearing is Puget Center Partnership's application to amend the comprehensive plan
designation and zoning of 4.03 acres located north of South 312th Street and east of I st Avenue South ITom
Professional Office (PO) to Neighborhood Business (BN). The Commission had no questions for staff and
the Public Testimony was opened.
Don Barker - He is with Powell Development and is the developer for this project. He
commented that as Ms. Clark explained, any development would require mitigation. He has
worked on another project in the City and knows to expect strict requirements. He feels the
project will enhance the water quality of the area and will help control flooding. He believes the
KIP¡anning Comrnission\2005\Me<ting Sununary 03.23.05,doe
Planning Commission Minutes
BffifBfT 5
PAGE '2. OF l~T~h ?3, 20O?
City will require them to construct curb, gutter, and sidewalk, which will enhance pedestrian
activity in the neighborhood. He envisions this to be a neighborhood shopping center; a place
people can go to meet their neighbors for a cup of coffee. He stated they can give it an aesthetic
connection to the neighborhood.
Page 2
Paul Benton - He represents the owner ofthe shopping center. He read a letter into the record.
In the letter, he states that he believes, "... that water quality and flooding issues will be
adequately addressed through current City rules and regulations." In addition, the letter states
they are willing to, ".. .deed restrict the property from being used as a bar, tavern, cocktail
lounge, adult bookstore, adult video store, or other adult entertainment business and for the
renting, leasing, or selling of any boat, motor vehicle, or trailer."
Robert Burton - He is an Associate Broker and has been in the real estate business for 38 years.
In addition, he teaches corporate real estate at a local college. He has researched retail uses in
Federal Way. He commented that a small shopping center draws from within one mile. He feels
this neighborhood would be better served by a small shopping center. He stated that the last
three grocery stores in Federal Way have gone into neighborhoods.
Bob Roper - He is the President of the Mirror Lake Resident's Association. He commented that
BN is more intense than PO. He feels we have enough BN in the City. He doesn't agree with the
water quality standards used by the City. He feels the City should be using standards that deal
more with phosphates. In a recent Mirror Lake Resident's Association meeting, there was no
support for this rezone.
Don Barker - In response to a question from a Commissioner, he stated that they are talking to
retailers, but no one has signed on as yet.
Bob Roper - His cornrnents are in regard to the discussion the Commission had regarding water
quality. He stated that the City uses the King County Surface Water Design Manual, which has
two menus for pollution in lakes and streams. One menu deals mostly with zinc and the other
mostly with phosphates. While there is not a current problem, Mirror Lake has the potential for a
serious problem with phosphates.
There was no further public testimony on this issue.
Ms. Czark delivered the staff presentation on the update to the Federal Way Comprehensive Plan (FWCP)
Housing chapter. There is no major vision change. Staff has rearranged and condensed information. ill
addition, language was added regarding possible methods to increase capacity, affordable housing, and
housing choice. Finally, two new sections were added on household size and housing cost and affordability.
Ms. Czark commented that Federal Way has the largest household size in South King County and close to
the highest rnedian household income, but still has a large number oflow income households. She went
over the policy changes and noted that HP22 should be deleted because HP21 says the same thing. In
addition, a heading, "Emergency and Transitional Housing," was added to HG6 because there was no
heading previously.
There was no public testimony On the Housing Chapter. Commissioner Duclos expressed her concern with
the transitional housing requirements and how she feels those requirements discriminate against people in
need of transitional housing by signaling them out for special requirements. The entire Commission agreed
that sometime in the future they would like to review the requirernents for transitional housing.
K:\Planning Commission\2005\M<eting Summary 03-23-05 doe
Planning Commission Minutes
Page 3
It was m/s/c to recommend to the City Council adoption of the proposed comprehensive plan amendments
as drafted in the staff report, with the modification that Puget Sound Partnership's proposed deed
restrictions be put into place.
ADDITIONAL BUSINESS
Ms. Clark informed the Commission that the next meeting will be April 20th, at which time there will be a
public hearing on signs along Interstate-5.
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 8:21 p.m.
K:\Planning Commission\2005\Meeting Summary 03-23-05.doc
S~l City of F edera\ Way
Comprehensive P\an
, 2004
\1 SITE SPECIFIC REQUESTS
]j FOR COMPREHENSIVE PLAN
, DESIGNATION CHANGES
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Site Specific Request
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Requested Designation:
\ Comprehensive Plan:
\ Neighborhood Business
Zoning: aN
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2{)~_~{){) 400 600 ago Feet A
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Map Printed-January 14, 2005
Note: Thís map is intended for use as a graphical represen/alion only.
The City of Federal Way makes no warranty as to its accuracy.
[~~fQ~~I-gl-~r~-'~--§-[!è]t~""~~g_~~i£~~lL~!'!l,,,~,,"-~,~,~-~"~:~~~'--"~"'~=-:'=-~~"-"'-'":~:":-'~-=='==---~:-~:--,~~-~,:~:-:~?~~'-n
From:
To:
Date:
Subject:
Greg Fewins
Margaret Clark
3/2/20058:30:47 AM
OP to BN request on 312th
EXH I B IT 1
PAGE-LOF --1-
Rody Nolton called at the request of Bob Roper from Mirror Lake and from the pastor of his church that
must be in the area of the requested plan and zone change. Roper is concerned with water quality and
flooding, and the church is concerned with allowable uses (e.g. Rody mentioned a tavern). I encourage
him and the people he is representing to attend the hearing/meeting process and/or provide comments.
Greg
4 March 2005
RECEIVED BY
COAfMIImY DEVa.OPMENT DEPARTMENT
MAR 0 7 2005
Mirror Lake Residents' Association
525 SW 312lh St
Federal Way W A 98023
EXH I B IT"~..k ,i
PAGE-LOF Å-~-
Margaret Clark, Senior Planner
City of Federal Way
P.O. Box 9718
33530 First Way South
Federal Way, W A 98003
Re: Rezone of NE comer SW 312th St & I sl Ave S.
Parcel Numbers 082104-9074, 9076 and 9167
Dear Ms. Clark,
Thank you for notification of a proposed rezone of the subject property and for the
opportunity to offer comments. At our meeting on March 2 2005, the Mirror Lake
Residents' Association (MLRA) discussed the proposal and the following issues arose:
-General-Neighborhood Business (BN) is viewed as a more intense use than
Professional Office, with longer hours of operation, increased traffic of delivery
vehicles/customers and increased potential for pollution producing activities.
-Surface Water Quality-Pollution is a concern to the MLRA because in times of
sustained or heavy rain, the drainage basin in which the subject property is situated
connects with the basin in which Mirror Lake lies. At these times, flow is into Mirror
Lake. Many of the BN permitted uses, such as grocery and garden stores, vehicle service
stations and vehicle repair have the potential for affecting surface water quality.
-Traffic - There is concern that what are now peak volumes will be experienced
throughout the day. While improvements to 3121h between 1'1 Ave S and Dash Point
Road are planned in the future, the road is not now ready for the pressure of increased
retail.
-Surplus Capacity - There is currently surplus capacity of both office space and retail in
Federal Way.
-Safety - There is concern for the effect of increased traffic on safety of children
attending the daycare across 3121h and nearby schools.
EXHIBIT 8
PAGE~OF t.
.Proximity of Retail- There is already an abundance of retail in the vicinity of the
requested rezone. Pacific Highway South is 0.9 miles to the east and other neighborhood
business centers are 0.5 and 1.0 miles to the west and 1.0 miles to the south. Powell
Development, in their letter, claims that moving retail out of downtown to the west will
free up land for development of the retail core. However, there are currently many empty
storefronts in downtown Federal Way.
.Consensus - There was no support for the rezone among those attending the meeting.
Please place MLRA on the list for notification of all future meetings, hearings or other
actions involving this proposed comprehensive plan amendment.
Yours truly,
\, .' ,.,-~~:,,) c-.~~-~.~)
,~-->~ð~ ./° -
"
Robert S. Roper, as President
Mirror Lake Residents' Association
EXHIBIT ~
PAGE ---'--OF'
March 23,2005
Mr. John Caulfield
Chainnan
Federal Way Planning Commission
PO Box 9718
Federal Way, W A 98003
RE:
Rezone of NE Comer SW 312th & I Sl Ave. So.
Parcel Numbers 082104-9074, 9076 and 9167
Dear Mr. Caulfield:
I appreciate that the Planning Commission has agreed to hear my Comprehensive Plan
amendment request for the referenced parcels.
As part of the public record, the planning staff, on behalf of the city, received an e-mail
from Mr. Greg Fewins dated 3/2/2005. In Mr. Fewins' e-mail, he expresses the concerns
of Mirror Lake residents. These concerns dealt with water quality, flooding, and
obnoxious uses. I believe that the water quality and flooding issues can and will be
adequately addressed through current city rules and regulations. As it relates to potential
obnoxious uses, the property owners, as a condition to obtaining our requested
Comprehensive Plan change and rezone, will agree to deed restrict the property from
being used as a bar, tavern, cocktail lounge, adult bookstore, adult video store, or other
adult entertainment business and for the renting, leasing, or selling of any boat, motor
vehicle, or trailer.
Over the past many years, we have always had the interest of the Federal Way
community in mind. We think our request is consistent with this interest.
Sincerely,
~~d~
Paul Benton
Manager
Puget Center, LLC
:
CITY OF FEDERAL WAY
CITY COUNCIL COMMITTEE STAFF REPORT
DATE:
TO:
VIA:
FROM:
April 18, 2005
SUBJECT:
David Mo 'ty nager
,ìÙc."
Kathy McClung CDS Director ¥-""'-
Isaac Conlen, Associate Planne~
Cottage Housing
Background
On February 15,2005, City Council approved the Planning Commission 2005 work program,
which includes consideration of cottage housing in the 2nd quarter. Staff has done some
preliminary research and prepared an infonnational power-point presentation.
The tenn "cottage housing" refers to small detached houses, on small lots built in clusters usually
grouped around a shared common open space. Parking may be on each lot, in a shared parking
area, or both. Cottage housing developments may include a common recreational or meeting
building. Cottage housing is generally subject to design standards for architecture and site-
layout.
The potential benefits associated with cottage housing include:
. provision of affordable housing
. provision of housing for smaller families to meet shifting demographic characteristics
. provides a housing option not currently available in the area
. accomplishes infill development (reduces urban sprawl)
. promotes a sense of community and neighborhood interaction
Concerns related to cottage housing include:
. Real and perceived impacts associated with increased density
. Neighborhood compatibility
The cities of Langley, Shoreline, Redmond, Kirkland and Seattle have adopted some fonn of
cottage housing ordinance. Cottage housing projects have been built in Shoreline, Redmond,
Langley, Seattle and Kirkland. Older projects with characteristics similar to cottage housing
exist in Seattle and other locations.
Next Step
Provided LUTC is comfortable with the concept, staff will prepare a recommendation for
presentation to the Planning commission in the 2nd quarter of 2005, per the adopted Planning
1
Commission work program.
Attachments: (A)
Cottage Housing Development Standards Matrix
2
Cottage Ho using Matrix
Page 1
..-
Density Lot Area Location Cottage Home Developm
Size
Langley One dwnlllr1~J 1.11111 per ?,nOl\ f)i' 01 lot Minimum 101 "H~a $Ilall
area (1!jiacrc') be '11,016 SF
Shoreline I lie lollowinq rIlHTlIJtH of cotla\.ìo Cotlaoe 11OIll(~~; ~;hall bo
hou~"lg Llnit!,; ~¡hall be ..dlowed in develojJE:'.lllll c::Il.Islr~r~ of
placa of nach ~;III!]lr~ fmnily horTlf::! Illinilllwn 1\ 10 a rllaXIIIILlIll
all(Jw~~rJ by tho ( Imsily of tha 7orm: or '12 homcs
2.00, II alilinitf. c o noll:'.x!,;"~lxl f>~0
on maill floor, 1 't:i, il ¡my Wilt 1$
, !1atwmm 6~'1 ;,11'11'1 1'100 ~;quare IE:'.€!I on
'" m;¡in lIoor,
Redmond 2 cott..lt1e~, õ'llIowc'( ill pl..!(;f::! l)f r~¡:¡cl1 Cotl¡¡ç n hornm; ~11..~1I ¡.If-'.. A c!avnlol1mnnt
stalldard slIlqlc'-fmlllly IlI)nlø allowac! c1avolo¡mc! III cluslers 01 may contain In-
lIy ltll~ dr~n~ity ot lh~ ¿ùru.~ mirurliLilTI 4 II) ..1 lII,iXlmllm nnn cottage ho
of '\ ¿ hollies rJc'valol1lmml.
",",
Seattle 1 clwellinn unit í,)er '1 ,(¡aD SF of lot Minimum lot ama shall Coll¿,I~Je IIl)U~;illtl
arf::!¿;¡ be 6,400 SF, c1r)V(~loplmml sl¡¡11i (;(nllain
¡:¡ mininuun 01 1\ colli.tt e~;
arranqacJ on ilt loast 2
~ic1nf. of ¡I COI'!UTlOII (Jpf:m
~¡p;)C(! willi a 1I1..IXIIIILlm 01
12 cotl"lym; pf,H
rJr~vnloplnnr'l.
~nt Existing structure Heig~l . ;~';" Roof Pitch. t ., ~';'..:'.IfQ,fCoverage,',
" " ,
Iimit'Y, " ,~:~:.:}¡.~
" ,., ',.,' ", .
Fxi~tino c1r~t¡:¡chad f.inç la-f¡Jlllily rcmic!oll!iill or c!uplox 18 reet 1-'11c:tl!:~d rooff. minimum !1lopo Maxilllum 40%
Slructure, which may be nonconforll'1infj will'! msp(!ct to ttm or SIX 10 twelve, up to ?5 feet;
~;l..lIId..Hds or lhis secholl, ~;I1,ll1l.1e pelll1lill.~r! 10 rmmlln, Im All part~. 01 tllf::! rllol ..1I,)ov~! '18
exlellt or 1I01ll;01lrolllllly m;:IY not be inerr~õ~~:;r~rl 1~1et stwll I)f::! pllcllel!
18 reel Pitched roofs Illinimlll'n slope
of SIX to twelve. up to 20 lect,
All pmt~; of the root above '18
feet shall ba l1itchc!cL
sIte ExiBtin¡:¡ c1otm:hnel or altadled sll1yl~ I<.urilly l,Iwelhllulllalls 11:\ f~~et ritc:hoel roofs lIIirllrllUIII ~Iopf::! M;:IXlIllLlIll lot M¡~ximllill
Ire thml incorporatm into a coll"~~Je hOUSlIlY df::!vdllplnenl as;:J of ~¡ix to twelvf::!, up Ill;¿~ 1f::!E:'.I; cov(~mç a for irnpnrvimm f.ur1¡:¡C(
Isinn msidelll:e ¡¡lIeI i~ rIOII(;OllloIllIlIlO wllh re~:;per;llo tllr~ ^II p,uls 01 Ihl:! rool atll)v(! HI ~tructl mf. !¡hall ¡un,,1 ~;hall bo 60'V...
stamjarch¡ !¡halilm perrllllled to l~rll,~1I1 I,)n ¡;¡ $111".. Lisee! lor loet shall be ~.) lchf::!lL be 40%.
coltaqn tlOUBillq eloV(!IOplllelll. I he exlellt 01 ltlf::! non-
COlllph..lII(;e 1I1..IY 111)1 be inereascdunlr~f.!1 th(~ propof.ac1
ch,m(jc! is eI()tarlllin(~eI !)y tho Code ^dllmll~tri.ltor to be
(;oIlSlsl~nlln ch;:lIIcler. scale anr! rlr~~iÇjn with thc! coltaqc!
hOUSlllq dOVI~loplllenl.
On a lot to ho !.Ism,! ror a coll<.lble housin( (I('.vclopmc,nt, 18 far~t Pitched rools rlllnimLlm slope M¡:¡ximwn 1\0% I hH lot (;ovma~Je
axi~;tin! dotm:tl0(j sill~Jle riHlllly r~sll ~IIII¡;11 slruclur(~s, wlliel of SIX to twelvf::!. Lip 10 ;¿e feet, !or an Individual
may ba nonc:onlorrniny, shall b~ pf::!IITlilll:!d II) II.!III<:IIII, bul pitchm,1 rools wllh ,I 1IIIIIIITlLIIlI principal ~¡tructum
tho HXtIHlt ollhe lIorll;onll.llllllly IlIõ;IY not br~ incrr~¡~~K,rL slop!:'. (.II lour In twr,lvr~ may III ,I (,c)Il,loe
I:!xlerll.! up In ?:i fN,t. All pmtf. III)LISIlIO
or lhe roof allovc 113 fr~r~t develolJlIll:HIl shall
sh..ll1bl~ pllellert. rll)II:!XI.:I:!f-'..I,I U!j()
81
Kirkland 2 cott¡:¡gm; per f::!,lc;11 singla-farnily WII City wide. but not within Minimum of 4 units, Existing single family homes may remain on the subject 18 feet 25' maximum height for all 50% maximum
III at COlllc1 !J~¡ t.Jlllld 011 tile propnrty 1,500' of another maximllm of 24 units. property and will be counted as units in the equivalent unit cottages with a minimum roo
innov;¡tiva h(JlJsin~J Cottages may have a calculation based on their gross floor area. slope of 6:12 for all parts of
prOl1osallJnc1nr this maximum of 12 per cluster the roof above 18'
Orcllnanca; Not mor!)
IIlan two innovative
h(') f,illç proposals per
city rC'.coç¡ni7nd
lIei\]hborhooc1.
1.G Compo'H,:t SF pnr n;,lch ~;iIlUh.~
f¡)mily lJnlt ----
;¿ or 3 Dliplexr~!; or I nplexes pÐr
r:m:tl~,irl\.Jll~f¡,!lnily rllt.ovc'r¡)11
(jevelopment nol :0 nxcf:;ell 1 5 tima!;
tho IIwllber 01 ~>inql(!.tiHllily IHlIls Ihat
coulr! t)() tJlull 011 1111) pro:)(~rty,
Cottage Hcusing Matrix
Page 2
Langley.
At least ~O% 01 wills lIIay not
ox(:eed ¡¡~U SF. no I11Ort'. than
!JO% of ¡mit!; nmy riot exeet:!u 800
SI,
Shall nol oxCt)ml HIItIE~r '15tlllles the area of ItJe l11ain
levt:!1 or Df~ SF, whichever is less,
At 1m)!;
shall ab
it Orientation ", ,,' Porc~,í~~~~'
~,
.., "" Requirement ;'.
t ;¡O'Yo of thC'. cottage unit
ut Ihe COllllnOri operl
¿.HIU !tIt:! common opC'.n
;Ilall havo cott¡ qe~~;
¡ at lem~t two f;icJC'.~~,
Cottage IJOIlIt:!::; ::;hall have
covt:!rt:!u porch at lom;t (iO
t;F in S;70.
Goll<.!lJt:!::;'~I'li,!1I be
;¡O% of tho cotl;:]ç¡C'.~ CotlaÇJof; f;h¡:¡11 have a
jut 11m common o¡JC'.n within f.iO fe!'..! fooltH, por(',h fit I(',flf;t 80 SF
.!IIU lilt:! corllmorl open wfllkinç¡ ( I~~t;~n(,;I) of III ::;Iæ with u minimul11
'ilall hiJvt:! colla~Jes tho (',ol11l11on op(~n thll)t:!rI::;IOri 01 eight feot on
J <.1tlt:!.iSllwo sidos, ~;¡JflÇC, ¿mY::;ltle,
Main Floor or First
Floor Area
,.: 'n '," Total Floor-Area ',.
.'
,,:,,"...';-~';~¡".. ::"Un
"
.' . .:::. '. ...:;:~;:¡,~
::;piJCe,
::;p.,!ce ~
"Ibullinç
Shoreline
At 1C'.i]~;t ;¡o'¡.¡, oj urlll::; ::;hall not
oxœm! (i;¡O SI'; flU nlt)!t:! Ih<1I)
bO% of IInit~; may be lip to ~OO
SF.
Shflll not nxœed 1,000 SI
Cotta[ c hol11o unit~
shalll)e oriento(
.~IOLII'd and have
covert:!u porcht:!::; or
111~¡in emtry from
(;01ll1110n open
space,
Red~'?~Ø'.
Thr) I11f1Ximlll11 main IIoor .ut:!.! for Shall not ox(',o(',(! nitl ()r 15 times the are.. of the miJin
cotlflç¡rm if; HOO SI ; A IIlIIlInlLlm of lovC'.1 or 1,000 SF, whichever is rem;. Attucheu
1\0% of lh~¡ wll.ilJ!'..~' anrl not mort'. qara~Jns sh..11 be Irlcluueulrl the c.ilculalion,
than 50'}'., ~,;I,,!II 1¡;,:JVf! m,"Iin lIoom
01 70U $1' tU IE.~~;!~,
I ht:! tol.11 ::;qu.ut:! (001
iJle.1 of .1 coll;:lye
(.!wIJIIIII!I LII1II may nol
I)PO ine:n!;'Isr!rl.
Colla!]es shall be At Imm!
oriented around and shall at
I",.v(! tho nmin entry ~;p;.ICt:!,
from tho (',01111110n spact:! ::.
opon 1',pace. auullillt
.' "
, r"
Shall not exceed ellher 1.5 llilles the area of the 1lI.:¡ili
level or n7;, SF, whichovm is less. Enclosed space In
colkltJt:! 10calfJcl either above the main level flne!morC'.
than 12 leel above flilisheu ~Jr.iue, or uelow lI)t:! nl;:1II1
lovc'l, f;hall !:>n limitou to no mom than 50'Y" o( Itle
(~ndof;orJ SP¡)t:n ollhn main level, or :375 51',
whichovm i~; lEiSS, I his tt:!slriction ..pplie::; reyi.uule::;::;
01 wtlether.1 110!')! I::; propo~:,t:!UIII Itlt:! I'.lIclost:!tI ~,p;.i(;I".,
but sl,,~11 not ;~pply In afire: nr (',r¡~wl1',pC1CC'..
Each cotta[ e shall
.lbulll1e common
opon ~¡pm:e, and the
common open
::;pi:u.;1'. ::;h.ill I)"WE!
colliJUt:!::; .i!JuliinU <11
1t:!.!SI í' sieJes,
Seattle
, ,
Kirkland 800 SF m¡:¡xil11lJ1TI on main floor Cottages ~ 1,000 SF I11¡:¡X gross floor area; exceptions A (',Qvcn¡:¡nt rC'.strictinr ---...--. Coll.~ges shall abut "lle<.lst two COttflÇ ()!¡ !\h;:]11 hC'. Attached covered porches
:, area; A minimum of 40% ¡me! no to floor area limitations are allached porches up to any increases in unit ::;Iues of Itlt:! common open within 6O' walkin( shalll)e 1::10 51- minimum
;: ~:);~<:r " mom than ;¡O% of Itle colliJye::; rn 200 SF in f;i70, f;pacnf; with fI coiling height of 6' or f;i7o flftnr initifll spac~¡, common open spflce distanco of Ihl'. per (;otla~Je and shall have
.~ clustcr shall hiM) a main floor It:!::;s l11easured to th(~ exterior wall, unheated stora( c construc.tion shall be shall ahut at lofl!¡t ~O% of the conHllon opt:!n a IJ1Inimum dimol1f;ion of R'
" " o( IUU SF or Ir~s~, space 10c.~tl'.tlun(IEH' ;,1 Illarn floor of a collage. rec(lIttt:!u a( i311)st the (',ottaç:¡m; in tho ( ovolopmC'.nt and spa ct:! . on all sldm¡
mchitoc:tural [,)lojectlons SLlch iJS biJY WhitlOWS, properly theme~ units rl1lmt h(~ oriC'.nted to
firnplac:m; or utIlity closets riot yre¡¡!er ItliJn 11::1" in ¡me! have th(~ir m¡~in r~ntry frOIll
e!npth am! ö' in wilh, ¡H)(! dolachnd ~Jara9m¡ or tho (',nrnl11on opC'.n !\pac.c.
(',mport~;.
:. COlnp;:u;1 $rn( ln F.ll11lly- 1,!;¡()(') SF l11ax gro!\f', flnnr
arEii,!
,----~
Uuplext:!::; i:1IItl Tnplexes 1.200 SF max gross floor
;]fOi¡ pm 111111, lolal {.JIOSS noor area for structure
(rncluclin!] ( ara( c!\) not tn C'.xceed 40% of minimul11 lot
siln In ¿one or iJdL¡¡¡llol SI,.:t:!, wlllchever is les::;,
Cottage Hcusing Matrix
Page 3
Setbacks and Spacing
." ,"," , , ,
Priv~ te Open Space
Co
1.25 spaces per
dwelling unit
Langley
"ront yards shall he an
<lVera{ e of 1 0 f()C~t 11Ilel élf
no polnl stwll he le~::; th..m
!5 feet; Rear yards shall be
"I rrlllllllllllli uf 10 f¡:~el
^ minimum ot t\OO
SF per unit,
Shoreline' '" All SI;LI(;lllrf::!S ::;h,illln;:linl;~in 10 feet of
!¡f::!~¡¡H..IIIt)n wllI)ln r.h ~tr~r,
Sf::!tb¡,¡cks fur ..ill ~lru!.;lurI:!S
frum properly line shall ho
iJlI ,iVl:!r,=I!JC of 10 feci, I)ut
nul less than b feet,
~!xcepl 'I ~ ff::!f::!1 from a
puhlir. !¡trc)()t.
A minimum of 250
SF pm unit,
1.5 spaces for units that
do not exceed 650 SF
on main floor: 2.0
spaces for units that
exceed 650 SF on main
floor.
",,",'
Sethar.kR for BII structures Minimum 101
from ..~djacenl property front¡:¡fjo sh¡:¡11 hn
hnf::!S alon{ the perimeter 20 foot,
uflhf:!~>lIf:!$MIII)I'~10fC'.nt:
l'rulII or any plll)lic street
sf::!tb..l(;k ~;h,11I t)f:! '1~. ff::!f:!1
f-'rlvatf::! upf::!n ::;p..ICf::! shall
I)(~ ¡) rninirnwll of :100 SI-
of privBtn, contlquOlm,
u~;~hlo open r.p¡:¡r.o
;~rlj<'lœnt to C'.Bch cjwollinq
unit, Inr C'.Xdl ~IV(~ 11~C'. of
lI)r~ (~OIl;~O(~ m:~irJnnt,
Pnvale open spa ,c shélll
he oriented low..lI:.! the
COJlllllOn open s~,~ce as
much BS possibl: , willI
no e irnonsion Ie::; . lh..m
10 foot.
^ minimum of 400
SF per unit.
1.5 spaces per cottage
R d d:"'.' Minimum c1istBnco hetwf::!f::!n ~Iruclur(!s
e mon ::~;:,~' ~;hall t)f) 10 fE~~~t,
Seattle'
Thc~m ~;tmll ~)o a 1IIIIIIIIIlJJlI separation of
¡¡ fef::!l tJ~)IWeF)n principal strl.lcturns.
Faç¡¡c1r~ nf [Jrinclpal !¡trudwe::; facing
fa(;¡,!ttf::!$ of accessory strucfurc)B shall he
!Wp¡u¿lted by ,¡ IIIIIIIIIIUIII of 3 feot,
Whc)l'1 thoro is ;,1 prrrrClp..11 f::!lIlr'::II)Ce on <'In
intmior 1;.I(,:ade of f::!llhf::!r or !;lOII) of tllr~
filc:in9 1,lc;.I(,le:.;, lIl~ lIIillilllUill $1.~p;,)r¡:¡linn
~tl,!11 b~ '1 0 ff:!j~t
I 'rlvalo usahl~~ optm !"rolll yard shall t:e an
spacÐ 51)<l1l be provided at average of 10 feet, and
fjrOlmc1 Ic~vc~1 in 1 at no point shall ~e less
conh~;uous i)¡,~rc.el with a than 5 feet.
1IlIIIIIlllHlI are;,1 of ;wo sr ,
No hori7ontal (Hrnnnsion
of lilt) opnn space stlall be
Im,~¡ Ulan 10 f()(~1.
Minimum rear
yard shall be 10
feet.
The minimum side yard shall b
5 feel. When there is a
principal entrance along a side
façade. the side yard shall be
no less than 10 feet along that
side for the length of the
pedestrian route, This 10 foot
side yard shall apply only to a
height of 8 feet above the
access route.
A minimum of 400
square feet per
unit of landscaped
(private and
common
combined) open
space is required.
Required common open space The minimum
shall be provided at ground horizontal
level in 1 contiguous parcel dimension for
with a minimum area of 150 SF open space shall
per unit. be 10 feet.
1 parking space per
dwelling unit
Kirklai1a~::'.)~:"" 20' millilllulII frr.)I\1 sf::!lback, 5' minimum Avma~Je sethack ot ..111 10' minimwn Privatn open space shall Private °pf::!n spu,;e shaiJ 1400 SF minimum 1 stall per unit for units
";," ','¡¡':",~: ..." trom all properly lines other that front ~,;truc:furm; alonq ¡lilY eHstanc:e t)Olwnon t)() :100 SF' mirumurn pm ho oritmll!c1 fo Ih: Iof common open under 700 SF, 1.5 stalls
" '":":t" .' ,... propr~rty !inr:~; properly line olhj~r 'han a structurcs colla{ €! <lnt! shall be in common open since as space per cottage per unit for units 700 to
>::':":.;'...., . frolll propf::!rly hlle ~11a1l Uf::! nIle colIll~JUOUS alld much as IS feaslt.!e and 1,000 SF, 2 stalls per
10' w;cmhlr~ piC'.r.C'. with ¡:¡ sh¡:¡11 hC'. ¡: ('jj¡:¡r.C'.nt to each unit for units over 1,000
IIIIIIIIIIlHlI (jllnenslorl of 10' colla~Je ami lie fv the SF
on all mejcm. nxchmivn usn of t)e
rcsir C'.nts of thaI ,.ottage.
" 1J!t.".,;,;, , --------- ---
'. I
:
Cottage HI.using Matrix
Page 4
,P,arking Location De~!~n Accessory Dwelling Units " '",'.'</"N:":t,f,
" '",
, Reyi ~w
...,,' "
"
Langley I'¿HklnÇJ ~¡l1all be WI I-'i.nkiny IIIi.iY I)f::! In t)1 unc!el SIrUCILUf::! W outside iJ structure, provlcj()(j Coll¡, ~Jf::! l1ou' irlÇJ
c:ott¡¡qo 1100mirlç Il1at: I-'arkirl~j IS sermmed frolll duect slreot viow t>y Orl or rnorr~ dc!Vnloplllcmt ' ¡:¡r~
cJevelopmenl street f¡:¡CiJc1a~;, hy namqo ejoom, or by fenœ and landscapll1U, rlol Bubir~r:llo de IÇJrI
be locatel! in frOrlt YiJlÙ, betWf::!E:!l1 structures IS orlly allowmj wl1orl Jf::!Vlew
10caledlow;¡¡rrJ miJr of princ:ip¡:¡1 ~Iruclure and is s€~rvE~d by allf-JY of
privatn dnvoway; lIIay 1m locatmj bo!wocm arlY Btrue:tllm ¡lilt! rc~¡:¡r lot
linn or ha!waan any ¡;trllctllre and Ric1l~ Inllin~ which is not a slreet
sltI.....lolline
-
Shoreline P..Irkin!,) Spi.!Cf::!S shi.11I I-'wkirlU Spi.IC""'~; shi.illl)f:', st;r""'f::!ru:!t! flolll slrf::!e.ls i.lnd i.ldji.ICE:Hlt Pmkinn :~p,lr.1'.B Rh,ll1 nol be
bf-J clu~,If::!rf::!d i.1I1t! r.....~;¡df::!nlialu$!~$ by l;md~;(';¿:lpins:¡ or "1I1,:hll",,,I;IUli.11 SCI""'f::!11 pcrmitta(] within -10 fnat of ,1
:>f:', Ji.ili:llf::!tI fre.lll11110 public stre!!t, C!XCI!pt within iJ
", conlllion Wf::!i.1 !)y GO loot area trontin¡¡ on iJ
1;;lnc.lscapIl1( or pLlblic slreet. parkin~J Bpac:m
i.llt;tlllt~(;ILIli:11 ~;t;Jt~t~n rlli.!y be witl1irl 15 feet of a
pul)lic; ~;Ireet.
Redmdnd Parking shall bo on I 'arkinq spm:os slmll 1m sc:reerlmj from slreels and adjacent Parking spaces shalllJe The number of ADUs, eltl1er rho ¡;i7a of an ADU shall be Sul)OIt!lrli.lle to lIli.!1 of tile AU!Js are allowed irl Raviaw hy Design
cottagf::! I1OUSlng lesidenlialuses by landscapin( or architectural s<;ref::!11. protlihitoej within 010 faat of ~ allached or dntachac1, Ihal;:¡m primary, or collage dwelling. I'or any ADt), 11m total cottiJf a holl~inn Rr~vlew 110i.ud IIIi.!y
development pllhlic: ~;lm~1 exc~pl single pel'!llitted irl a (;ottaqc' housinfj SC II,;¡ro fooli.~ue of [lie AUU ~hall lIot oxcc)()d the cjev~lopm~nls only I)(~ rcqLlirt!d
propmly. loal.l.....tl pi.llklliU IS i.lllowed in d(:'.vf::!loprTl~mt ~¡hi)1I hn 1','~('.'rJ nn Ir~~~f~r nf !:IOO $1- (.II 40'Y" of thl) toWI ~;quarn tooti,1ge of whan propORNJ iJt Illf~
a JIlaXlIlILlIII tiO foot wide Ihf::! Lu (Jellyill~J dmmity tl,~ primary dwellill!,) UllIt i.U1d 11m AUlJ cornhillnd. lirlla of initiiJl C'.Ottanl~
i.'II(:'.;:1 whl:!l1 Sf::!ltJi.lck i.1 Ci.!Ic.:Lllalion lor ~)tanl1arrJ nilc'rJ ADl ~~ ;~II;~c.;tll..!d to i.! colli.!!,)e ~¡h¿,,11 COLli'll in 11m 1,000 cj()valopmnnt
1IIIIIIIIIurn of 1~ feet from a dwf::!IIIII(,IS Illal would h(~ SF mC1X floor arei.1, AU Us Irl i,! del¡,tdlmj struc:lufO eto
public ~;trf::!f::!l. attributed to IIl¡JI Bitc~. nnt COl.lnl in the '1,000 SI lIIax lIoor ¡¡mil.
Seattle ['mkinf ~hiJll hI'. on I 'mking may be ill or Lllldc!r iJ str\J(;tuf(), or outsic1a iJ Rtruc:tum, A(;(;ess 10 I)i.~rking shall I)e Ac:œssory dwelling urllts ~l1all
tile same lot as the provided thaI : Ttm park inn is m:ml'.ned from direcl slreet view I)y '1 frolll IIle alley whell properly noll)f::! perrrlllle( ill cottaqc!
cotti¡~Jn tlOilSill~J or rnore street..fi.lcul~¡ ri.lci.ldes. by lJara~Je doors, or hy a folIC() ;lI1cj ¡:¡hlll~ ;~ pl¡:¡ttr~rJ alley or whel houmnç¡ cj~v~lopmenls
c:Jcvc:~lopmenl, landscapinf ; Parkinn Ol/lsidn a strllclure may not be locatl)d lhe c.hreeto! delerrlllrles lhat
belween cottaoes, Parkin( may nol be It)calf::!tt ill 1I1f::! frolll yard; and ally i)c:c:mm i~; fa~Rihla ~nc1
ParkinÇJ may be located betweell any structurl'. ¡mc1lha r~m 101 line deslli.!!)le 10 l1uligate palkul~J
of ,,'C 101, or hc!lwo()n ¡my struc:lllm and a side 101 line which I~; IIOt a accnss Irnpa(:I~¡.
stl.....etsidf::!loII1I1(~,
Kirkland
Parklll{ shall be
prtWlcll!d Oil lhe
sub l:'.ct property
Parkin{ shall he sr.manN from public sheets i.Uld i.ld iJcent
residential uses by lanclSC<lping or arcilltecluri.11 screenill~ ; >arkinq
shall be located in clLlstels of not mole than t¡ adjoininR sp¡Jc:a~;
l-'arkin~J sl1allllot be Im;¡.,te:! III lIle front ymd BnthiJc:k, exc:epl on a
corner 101 wh~m it sh¡JIl nol hI'. loc:alcd in the front yard I)etweell tIle
entriJlICf::! to any collage i.~nd the frorlt property line; Parkinn may hr~
located betweell or atIJi.!celil to stlUctUrlm if it iB localac1lowmr'. the
rear of Ihe Rtrllc:tum iJnr] il; fmrvac1 by an alley or dllvf::!wiJY: All
parkin( structures shall have a pircllecl roof de~igll willi ..1 rnillirnWll
slope of 4:'11'
ShiJll nol hI'. 10C:iJtac1 within
-10' of iJ public: ~trecl except
in ¡:¡ ~innl~ lo¡~rkd
c.onfi';iLlration where the
stalls lin pamllel to tha
slrc~el
DU shall not be allowed as
par of a cottage development.
Cottage Housing Matrix
Page 5
cottage housing development Project applicant is
may contain community buildings required to hold a
that are clearly incidental in use or minimum of one
. size and relate to the dwelling units. neighborhood
Such community buildings shall be meeting held early in
located on the same site as the permit review
cottage housing development and process.
hfl r:ommonly ownfln hy the
rmõi( ontH.
Seattle
Shall be clearly incidental in use
and size to the cottages and shall
be commonly owned by the
residents of the cottage
Neighborhood
meeting, including
City staff attendance,
required prior to
application for
Process liB review
Notification of
meeting shall be
mailed to property
owners within 500
feet of the proposal
and a sign will be
posted on site.
Normal publishing
and posting after
application
received. Mailing
of notice to
adjacent residents
and property
owners within 500
feet.
City shall participate
in neighborhood
meetings.