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Planning Comm PKT 05-18-2005 May 18, 2005 7:00 p.m. City of Federal Way PLANNING COMMISSION City Hall Council Chambers AGENDA 1. CALL TO ORDER 2. ROLLCALL 3. APPROVAL OF MINUTES 4. AUDIENCE COMMENT 5. ADMINISTRATIVE REPORT 6. COMMISSION BUSINESS . WORKSHOP Neighborhood Business (BN) Zone Code Amendments 7. ADDITIONAL BUSINESS 8. AUDIENCE COMMENT 9. ADJOURN Commissioners John Caulfield, Chair Dini Due/os William Drake Lawson Bronson Tony Moore (Alternate #2) Hope Elder, Vice-Chair Dave Osaki Merle Pfeifer Christine Nelson (Alternate #1) Pam Duncan-Pierce (Alternate #3) City Staff Kathy McClung, CDS Director Margaret Clark, Senior Planner E. Tina Piety, Administrative Assistant 253-835-2601 J.YJ:nY~ilj:<? JIt:4w: (¿/.¡yq;r, -,p,m K:IPlanning Commission\]OO5\Agenda 05-1 8.05. doc CITY OF FEDERAL WAY PLANNING COMMISSION April 20, 2005 ~.m. City Hall Council Chambers MEETING MINUTES Commissioners present: John Caulfield, Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, and Lawson Bronson. Commissioners absent: Bill Drake (unexcused). Alternate Commissioners present: Tony Moore, Christine Nelson, and Pam Duncan-Pierce. Alternate Commissioners absent: none, Staff present: Senior Planner Margaret Clark, Assistant City Attorney Amy Jo Pearsall, Code Compliance Officer Betty Cruz, 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 23,2005, minutes as presented. AUDIENCE COMMENT None ADMINISTRATIVE REpORT Ms. Clark informed the Commission that staff has provided them with a supplement to the Federal Way City Code. In addition, they have been given two emails. The first is ftom Sam Pace with a number of questions and concerns regarding the City's housing targets and other items. The second is Community Development Director Kathy McClung's response. COMMISSION BUSINESS PUBLIC HEARING - Freeway ProfIle Signs Code Amendment Ms. Clark delivered the staff report. Code Compliance Officer Betty Cruz, who has worked with the sign code since its inception, is available to answer any technical questions the Commission may have. The proposed amendment would allow a new type of sign age along the freeway as long as it meets the following criteria: . It must abut 1-5 and be oriented to the fteeway. It must be located in a City Center-Core (CC-C) or Community Business (BC) zone. Pylon or pole signs are permitted as long as the sign has a minimum of two poles. The Community Development Director may allow an exception to this rule as long as it can be demonstrated that a superior design can be achieved. The sign must be compatible with other signs and structures on the property. Font size ofthe letters must be a minimum of two feet and they can be neon or illuminated. Changeable copy signs are not permitted. The sign area cannot exceed 250 square feet per side. The sign height cannot exceed 25 feet above the elevation ofthe driving lanes ofthe freeway. Ifthe property is below the grade of the freeway (like Costco), then the sign shall be no taller than 60 feet . . . . . . K\Planning CommissionUO05\Mccting Summary 04-l0-05.doc Planning Conunission Minutes Page 2 April 20, 2005 above the average finished ground elevation measured at the midpoint of the sign base. If the property is above the grade of the fteeway (like Jet Chevrolet) then the sign shall be no taller than 20 feet above the ground elevation. Coordination with the state will be required by the applicant . Staff had reviewed/researched the elevation of all parcels abutting 1-5 when determining the sign height regulations. Ms. Clark noted that staff researched other city's regulations and the proposed amendment closely matches them. Staff is proposing language that is not in the staff report, but which was passed out to the Commission as "Modified Exhibit 2," to allow signs that are on parcels above the freeway to go to a maximum of 40 feet in order to be visible over trees and other obstructions, subject to the Community Development Director's approval. After much discussion, the Commission would like the staff to consider/research the following issues: . Consider allowing electronic signs and/or electronic changeable copy and if not, back up reasons why not (such as safety issues) with statistics. Allow 300 square feet as opposed to 250 square feet Meet with business owners. Check Forest Practices to be sure we can top trees when parcel is over five acres. Consider tree/obstacle exemption for parcels below the freeway. Give Commissioners a copy of the Power Point presentation. Would any parcels in the P AA be affected, and if so, which ones? Check with DOT about regulations on distances between signs and size of fonts for fteeway signs. Which parcels would be allowed a sign? . . . . . . . . The Commission opened the meeting to Public Testimony. Jim Johnson - He is with Jet Chevrolet He feels the proposed amendments are headed in the right direction. He would like the City to allow reader board signs, Enchanted Village has a reader board sign and as far as he can tell, it has caused no problems. [Ms. Clark noted that the reader board sign for Enchanted Village is allowed through a development agreement] His business has declined some 25 to 35 percent since they have had to go to a smaller sign. He also feels 250 square feet per sign face is not large enough, It was m/slc to continue the Public Hearing on Freeway Profile Sign Code Amendment to 7 :00 p.m. on June 1, 2005, in the City Hall Council Chambers. ADDITIONAL BUSINESS Chair Caulfield reminded the Commission about the Volunteer Dinner to be held this Friday, April 22. AUDIENCE COMMENT None ADJOURN The meeting was adjourned at 7:50 p.m. K:IPlanning CommissionllOO5\Mccting Summary 04-l0-05.doc ~ CITY OF 'fJJ' - ~ Federal Way BN Zone Review For Discussion by Planning Commission May 18,2005 1. INTRODUCTION: This study contains the findings ofa comprehensive study of the City of Federal Way's Neighborhood Business (BN) zone. Since the City's incorporation, the BN zone has been the focus of numerous requests for amendments. As a result, the City Council and Community Development Services Planning Division staff identified this zone as one that would benefit ftom a comprehensive review. Study Objectives . Review the current state ofBN zoned property in the City of Federal Way. Evaluate the size of areas, locations, existing land uses within the zone, surrounding land uses, percent developed, and percent vacant. . Evaluate the BN zoned property in relation to the comprehensive plan vision for the character/ function of this zone. . Review current allowable uses and consider if additional uses should be permitted within the BN zone. . Compare the allowable uses in Federal Way's BN zone to similar zones in other nearby communities. Consider the property owner's request to add selfservice storage facilities to the list of permitted uses in the BN zone. Consider the property owner's request to add funeral homes to the list of permitted uses in the BN zone. Study whether allowable BN uses should be expanded to allow retail uses selling signs with accessory manufacturing of signs on-site.! Study whether allowable BN uses should be expanded to allow dispatch offices.! . . . . Summary of Findings and Recommendations. . The current BN zone development standards are producing good quality neighborhood commercial centers that meet most ofthe goals and policies of the Federal Way Comprehensive Plan (FWCP) for the BN zone. . No mixed-use (residentiaVcommercial) development has yet been realized in the BN zone. I There is an existing small non-confonning commercial area located south of South 304th Street between Military Road and 1-5 that applied for commercial zoning as part ofthe 2002 Comprehensive Plan Amendment process, The existing uses may be allowed in the Community Business (Be) zone but not in the BN zone. BC zoning is not appropriate for that area. . The City should anticipate increased demand for BN-zoned land to meet increase in demand for neighborhood~based retail/service centers. . Some demand for BN zoned land could be met through re-development and/or renovation of older neighborhood commercial areas. . FWCP language should be amended to provide additional guidance for appropriate locations for new or expanded BN-zoned areas. . Funeral homes should be considered for inclusion as a permitted use in the BN zone. (Options are discussed in this report.) . Self service storage facilities (SSSF) should be considered for inclusion as a permitted use in the BN zone. They should only be allowed when specific conditions can be met (Options are discussed in this report.) . Residential uses should be allowed on the ground floor of mixed-use developments, so long as retail and service uses occupy the ground floor space oriented toward the adjacent street(s). 2. BACKGROUNDnRESEARCH Review of Current State of BN Zones in Federal Way There are currently 14 areas designated BN in the City of Federal Way. The following is a listing of the 14 BN~zoned areas in Federal Way by location: 1. 21 sl Avenue SW and SW Campus Drive/SW 336th Street 2. SW 340th Street and Hoyt Road SW 3. 21st Avenue SW and SW 356lh Street 4. 1st Avenue South and South 348th/Campus Drive 5, I sl Way South and South 338th Street 6. I sl Avenue South and SW 330th Street 7. SW 320th Street and 47th Avenue SW 8, SW 320th Street at SW 323m Street 9. SW Dash Point Road and SW 31th Street/2l st Way SW 10, SW 31th Street and 8th Avenue South 11. SW 312lh Street and 1 sl Avenue South 12, South Dash Point Road west of Redondo Way South 13. South 288th and Military Road South 14. South 320th Street/Peasley Canyon Road and Military Road A map of each of these areas is enclosed (Maps I ~ 14). In addition, at their May 13, 2005, public meeting, the Federal Way City Council will be acting on a request from 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) (Map 15). BN Zone Review Page 2 The 14 areas designated BN occupy approximately 110 acres, The size of these neighborhood business centers ranges ftom approximately one-quarter acre to approximately 45 acres in size. The average size (not including the largest and smallest sites) is approximately five acres. However, it should be noted that nine of the 14 sites are less than five acres. The average size of those sites less than five acres is approximately 1.25 acres. Size of BN Zoned Areas 50 45 1 5 1 0 - 40 3 5 30 " VI I!:! u .. 25 20 5 0 2 3 4 5 6 7 8 9 10 1 1 1 2 1 3 14 For the developed land area, the predominant land use within these neighborhood business centers is retail and restaurant uses at 71 percent. The second most common use is gas/service stations at II percent, followed by office at 10 percent and single family residential at seven percent. Altogether, approximately 82 percent of the BN zoned area is currently developed. Only 18 percent (approximately 20 acres) of the BN zoned land is currently vacant. Of the developed area, approximately six acres is in single-family residential use and could potentially be redeveloped for commercial use. BN Land Use Single Family 7% Other 1% Gas/Service Station 11% Retail/ Restaurant 71% BN Zone Review Page 3 There was one example each of an existing self-service storage facility and a funeral home within existing BN zoned areas. Each of these sites is less than one acre in size and located at the same BN area (Site Map 9). Both of these uses are currently not allowed by the FWCC, These businesses were established prior to Federal Way's incorporation and are legal nonconforming uses. Both of these uses are also the subj ect of property owner requests to be added to the list of permitted uses for this zone and will be discussed in more detail in this report, Recent Development in BN Zones A visual analysis (site visit) of each ofthe 14 BN zoned areas in the City indicates that the current FWCP policy, combined with current development standards and site and building design guidelines, is producing the type of development that is envisioned for the City's BN-zoned areas. The best examples of these recent development trends are the redevelopment of the site of the Metropolitan Market (Site Map 9), and new development at Hoyt Road Retail Center (Site Map 2), Each of these developments provides retail and services in a setting that accommodates pedestrians as well as vehicles. The building form, massing, and architectural detail makes these buildings fit in well within the neighborhood context. Landscaping and site amenities such as benches and planters are also incorporated. While the FWCP policy is supportive of multi-family development in the BN zone when part of a mixed-use development, that aspect of the vision for these neighborhood centers has not yet been realized. Review of Other Jurisdiction's Neighborhood Business Zones Staff conducted a review of six other nearby cities: Auburn, Burien, Kent, Kirkland, Sea- Tac, and Renton (see enclosed Table I). Overall, this review found that Federal Way's BN zone offers a range of permitted uses very similar to what can be found in nearby cities' similar zoning districts. The following is a summary of the range of uses permitted. Permitted Uses The most common uses permitted in all six cities and also permitted in Federal Way are: . Office . Group homes . Retail . Government or community facilities . Restaurant or tavern . Public utility . Day care facilities . Religious institutions The following uses are permitted in the majority of the six cities and also in Federal Way: . Vehicle service station Various types of schools Multi-unit housing . . The following uses are found in a minority (two or fewer) ofthe six cities and also in Federal Way: . Fast food restaurants Health clubs Retail providing entertainment, recreational, or cultural services Retail providing vehicle service or repair . . . BN Zone Review Page 4 The following uses are found in a minority (two or fewer) of the six cities and are not currently permitted in Federal Way's BN zone. . Funeral homes, cemeteries Bed and breakfast inns Kennels . Self~service storage facilities Conference/convention center Recycling collection center . . . . Within this last category, two of the listed uses, funeral homes and selfwservice storage facilities, are currently the subject of property owner requests to be included as permitted uses in Federal Way's BN zone. Self Service Storage Facilities Self service storage facilities (SSSFs) are typically not allowed in BN zoning districts. Staff found one local community, the City of Renton, that does allow SSSFs in a BN district under certain conditions (including it as part of a mixed use development), and subject to a conditional use permit/ hearing examiner process. The cities of Kent and Auburn allow SSSFs in commercial zones that are of a slightly higher intensity than Federal Way's BN zone. These commercial zones would fall in between Federal Way's BN and BC zones in terms of scale of development and intended service area. A conditional use permit is also required for SSSFs to be permitted in Kent and Auburn's commercial districts. (The City of Federal Way does not have a conditional use permit process.) Historically, SSSFs have been allowed in industrial zoning districts because they have been classified as a warehouse use. However, SSSFs do differ ftom warehouse development in many ways. Warehouses have employees, where SSSFs have customers. Warehouses are typically used by manufacturers, while SSSFs are used by families and small business. Warehouse developments must accommodate semi-truck traffic, while SSSFs need to accommodate only two-axle vehicles. SSSFs can also be designed to be architecturally compatible with surrounding residential development. SSSFs are currently allowed in Federal Way's BC and Business Park (BP) zones. Funeral Homes Staffs research of other cities' zoning codes found that some cities allow funeral homes in neighborhood business zoning districts, while most do not. The funeral home use is in some ways similar to an office/service use and in some ways similar to a church, synagogue, or other place of religious worship (when serving as a gathering place for funeral services). The building design often blends well with residential development-often looking like a large single-family home or small office building. Accessory uses can include small outdoor gardens, similar to the "Memory Garden" proposed by the Bonney Watson Funeral Home, currently located within one of Federal Way's BN zoned areas. Funeral homes are currently allowed in Federal Way's Office Park (OP) zone; however, there are currently no funeral homes located within the OP zone, Ofthe communities analyzed, Auburn, Kent, Burien, Sea Tac, and Kirkland allowed funeral homes in commercial as well as office zoning districts. Only Sea Tac listed funeral homes as permitted in a BN zone. The other commercial districts where funeral homes were typically permitted were of a higher intensity than Federal Way's BN zone. Recent Changes to the BN Zone In October of 2003, the City Council approved several changes to the permitted uses and development standards for the BN zone. These changes were: BN Zone Review Page 5 . To allow churches, synagogues, and other places of religious worship as a permitted use in the BN zone. To allow retail establishments providing entertainment, recreational, or cultural services, and activities up to 25,000 square feet as a permitted use in the BN zone. To allow health clubs up to 25,000 square feet in the BN zone. To increase the allowable density for multifamily residential from 12 to IS units per acre (when part of a mixed use development). . . . These changes increased the number of possible uses that can locate within a neighborhood business district. All of the above changes were initiated by property owners. Current Requests for Additional Permitted Uses in the BN Zone Two requests for additional permitted uses are being considered as part of this analysis of the BN zone. These requests are summarized below: Property Owner Expresses Interest in Developing Self Service Storage Facility in BN Zone The City Council originally heard this request in October of2003, The specific request is to allow for self~service storage facilities as a permitted use in the BN zone. The applicant, the Irrnas Charitable Foundation, owns approximately four acres of land located north of SW 356th Street and west of21 st Avenue SW (Site Map 3). The applicant has stated that this property has been on the market off and on for over 10 years, with no interest from the development community, with the exception being to develop the site with a self-service storage facility, In 2003, staff did not support this request and recommended to the City Council that it not advance for consideration in the annual comprehensive plan amendment process. Staff further recommended that ifthe City Council wished to consider the request further, it should be considered as part of a comprehensive review of the BN zone that was already part of the Planning Division work program. The City Council did elect to include the request as part of this study so that it could be considered further. Property Owner Expresses Interest in Expanding Funeral Home Use in BN Zone In 2004, the City received an inquiry from the Bonney Watson Funeral Home, located within an existing BN zone (Site Map 9 - parcel east of SW Dash Point Road and north of SW 312th Street), about constructing an accessory use, a memory garden (small landscaped garden area). This funeral home is an existing nonconforming use in the BN zone, The funeral home was established prior to the Federal Way incorporation and establishment of current zoning. While the funeral home can remain, expansion is limited due to its nonconforming status. There are three potential options available to the property owner to pursue that could result in the proposed expansion being permitted. I. Request a rezone to Office Park (OP) zoning, which allows for funeral homes. 2. Request an amendment to the BN zone to allow funeral homes as a permitted use. 3. Request an amendment to the Professional Office (PO) zone to allow funeral homes as a pennitted use, and then request a rezone to PO. A rezone ofBN zoned property to OP would not be supported by the FWCP. OP zoned property is predominantly in the West Campus area, consisting of larger-scale development. The OP designation also allows for related manufacturing uses that are not typically compatible with residential neighborhoods, BN Zone Review Page 6 The two-part option of requesting an amendment to the PO zone to allow funeral homes as a permitted use, and then a rezone to PO, might make sense in this case, PO zoning is intended for small-scale, well-designed office development that is compatible with adjacent residential neighborhoods (per the FWCP). The Bonney Watson site is also adjacent to property currently zoned PO. The downside of this option is that it is more complicated for the property owner. 3. FINDINGS The existing BN zone permitted uses appear to very similar to those that are provided in similar zoning districts in other communities. In addition, the existing development standards and design guidelines are producing good quality development that is meeting the goals and policies of the FWCP. After review of the existing site conditions, existing FWCP goals and policies, and FWCC zoning regulations, only a few modifications were found to be necessary or beneficial for future development in the City's BN areas. . Anticipate Increased Demandfor BN Zoned Land Only approximately 20 acres of vacant BN zoned land (IS percent ofthe total) remains in Federal Way. While there is a lot of commercially zoned land in the City, commercially zoned land dispersed throughout Federal Way's neighborhoods is nearing buildout. Some additional development could take place through redevelopment/intensification of existing older BN zoned areas, but there will likely still be demand for either new or expanded neighborhood business areas in the near future. Consider Adding Development Flexibility to Encourage Mixed~Use (residentiaVcommercial) Development in the BN Zone The FWCP provides a clear vision for mixed-use development in BN zoned areas. So far, no such development has taken place. This is most likely due to lack of developer interest in this type of development at the cuuent time in Federal Way. However, even if market demand were to pick up, the current requirement that all ground floor area must be in commercial use, may prove to be a hindrance to mixed-use development. For example, on a large and/or deep lot, commercial development along the street frontage would be visible and easily accessed, while additional commercial development located to the rear of a subject site may not be visible or easily accessible to the public. Therefore, this back-lot commercial area would be less viable. Some additional flexibility in the use of ground floor space for residential development should be added to the BN zone without losing the focus of the BN zone on neighborhood retail and service uses. Uses to Consider Adding to the BN Zone A review of similar zoning districts in other nearby cities indicates that Federal Way's BN zone offers a wide variety of permitted uses and most of the typical uses found in other cities' similarly- zoned areas. The recent amendments to the BN zone (Fall of2003) added three new categories of uses to the BN zone. In addition to these three, two additional uses,funeral homes and self service storage/aGilities, are being considered as part of this study due to property owner requests, Prior to drafting the staff report, staff did not identify any additional uses to recommend for inclusion in the BN zone. However, during the workshop we will discuss whether there is interest by the Planning Commission in expanding allowable BN uses to retail sales of signs and dispatch centers. BN Zone Review Page 7 4. PROPOSED FWCP MODIFICATIONS No Proposed Changes to BN Zoned Areas At this time, staff is not proposing any changes to the geographic boundaries of the existing BN zoned areas, and no new BN zoned areas are proposed. A Market Study prepared for the City in 2000 found that the BN zone was one of several zones that were more than 50 percent built out. Research done for this staff report indicates that out of approximately 110 acres designated with BN zoning, approximately 20 acres (IS percent) are vacant. An additional approximate six acres are developed with single-family housing and could be redeveloped. The average size of these vacanti underdeveloped parcels is two acres, and the range is from 03 acres to 7.47 acres in size. Although staff is not proposing any City initiated comprehensive plan amendments or rezones of existing land to BN, this should not preclude citizens ftom requesting comprehensive plan amendments or rezones to BN as part of the annual comprehensive plan amendment process. There is currently a comprehensive plan amendment proposal before the City Council to rezone a four-acre site ftom the Professional Office (PO) designation to BN. This site is directly east of an existing BN. zoned area (east of 1st Avenue South at SW 312th Street). Recommended Goal and Policy Amendments When requests are made for changes to zoning designations, the FWCP is consulted as part of the analysis ofthe request, and therefore influences the staff recommendation as to whether or not to support the proposed change. In anticipation of requests for changes in zoning designation to BN, staff has reviewed the existing comprehensive plan language as it pertains to BN designated areas. The current goals and policies for the BN zone are working well in terms of guiding the type and character of development that is desired in these areas. However, there is some language that can be interpreted to limit neighborhood commercial development to the current designated areas. While any newly designated or expanded areas would need to be carefully considered, given the anticipated need for additional neighborhood-based retail and services, new areas should not be precluded by the FWCP. The following are proposed changes to the current language contained in Chapter Two, "Land Use," of the FWCP: Neighborhood Business There are over a dozen various sized nodes of Neighborhood Business located throughout the City. These nodes are areas that haw; hiswrically provided retail and/or services to adjacent residential areas, The FWCP recognizes the importance of architectural and site desifln Iluidelines to provide compatibilitv between neillhborhood business areas andfirmlyfÐred bøbllfdarics Fe pr-c'Vcnt c8mmcroial intrusion inw adjacent neighborhoods. Neighborhood Business areas are intended to provide convenient goods (e,g" groceries and hardware) and services (e.g. dry cleaners, dentist, bank) at a pedestrian and neighborhood scale close to adjacent residential uses. Developments combining residential and commercial uses provide a convenient living environment within these nodes. In the future, attention should be given to design features that enhance the appearance or function of these areas. Improvements may include sidewalks, open space and street trees, and parking either on street or oriented away from the street edge, The function of neighborhood business areas can also be enhanced by safe pedestrian, bicycle, and transit connections to surrounding neighborhoods, The need to address the expansion or intensification may occur in the future depending on population growth. Future neighborhood business locations should be carefully chosen and sized to meet the needs of adjacent residential areas, BN Zone Review Page 8 Goal LUG7 Provide neighborhood and community scale retail centersfor the City's neighborhoods, Policies LUP40 Integrate retail developments into surrounding neighborhoods through attention to quality design andfunction. LUP41 Encourage pedestrian and bicycle access to neighborhood shopping and services. LUP42 Encourage neighborhood retail and personal services to locate at appropriate locations where local economic demand and design solutions demonstrate compatibility with the neighborhood. L UP43 Retail and personal services should be encouraged to group together within planned centers to allow for ease of pedestrian movement, LUP44 Neighborhood Business centers should consist of neighborhood scale retail and personal services. LUP45 Encourage mixed use residential and commercial development in Neighborhood Business designations where compatibility with nearby uses can be demonstrated. LUP46 Neighborhood Business areas should be served by transit, LUP"? The City shan limit new commcFCial de'.'e!:epmcnt to cxisti1~g c8mmcI'Cial areas to pmkct FCsidcntial areas, LUP47 In desÎJmatine new or exoandine existine Neiehborhood Business centers, the adjacent zonine and land use shall be carefullv considered. New Neiehborhood Business centers are most aoorooriatelv located adjacent to multifamilv and hieh-densitv sinele- familv residential areas. LUP48 Neiehborhood Business centers are tvoicallv between two acres and 20 acres in size. (Staff Note: It is recommended that size guidelines be provided for in the comprehensive plan to assist in determining whether new or expanded BN zoned areas are appropriate. For example, too small an area may result in a "spot zoning," while too large an area may become a de-facto Community Business (Be) zone, drawing a more regional base of customers. It is true that there are many existing BN zoned areas that are less than two acres, and one existing BN zoned area that is greater than 20. However, most of the viable centers are greater than two acres, and the one area greater than 20 acres is so large it is really more than a "neighborhood" center at this point.) 5. PROPOSED FWCC MODIFICATIONS Modifications to the FWCC are recommended based on the findings ofthis study. Modifications are recommended to the definitions section. In addition, modifications to the BN zone use zone charts are presented as options for Planning Commission discussion and input/recommendation. BN Zone Review Page 9 Definitions There is no definition in the FWCC for either big box retail or self service storage facilities. The addition of definitions for each of these uses would make it easier to determine whether a use is appropriate for the BN zone or not. For example, big box retail is specifically not allowed in the BN zone, yet it is not defined in the FWCC. There is currently some development within the BN zone that could be classified as big box (e.g. the Fred Meyer store located at 21 st Avenue SW and SW 336th Street [Site Map 1]). It is recommended that the following new definitions be added to FWCC Section 22~ I. Bill box retail is larl!e-scale retailers that occupy more than 50.000 square feet and derive their profits from hil!h sales volumes. Self service storalle facilitv (SSSF) is a structure or 2roup of structures for the storal!e of personal property where individual stalls or lockers are rented out to different tenants for storal!e and where no stall or locker has more than 500 square feet of floor area. (Staff Note: If the above definition is added to the FWCC, then it is recommended that the FWCC be amended as necessary to change the term, "public mini warehouse or storage facilities" to "self service storage facility" where it currently appears in the code; for example BC zone and Professional Business (BP) zones. Alternatively, the term, "public mini warehouse or storage facilities" could be used instead of "self service storage facility." Staff is recommending the term, "self service storage facility" because it more accurately describes the permitted use and avoids any confusion with a warehouse use.) BN Use and Development Standards Charts The following changes to the BN Use and Development Standards Charts are presented for Planning Commission consideration: I. To allow funeral homes as a permitted use. 2. To allow self service storage facility (SSSF) as a permitted use when part of a mixed use building. 3. To allow for residential development on the ground floor ofmixed~use buildings as long as the primary frontage(s) are dedicated to pedestrian-oriented retail/service uses, Self Service Storage Facilities (SSSFs) Staff would like to discuss two options with regard to the Irmas Charitable Foundation's request to allow SSSFs as a permitted use in the BN zone. These two options are simply to either allow the use (subject to special regulations) or to not allow the use in the BN zone (no change alternative). The pros and cons of allowing SSSF in the BN zone are presented in a table at the end ofthis section. The following are proposed development standards and special regulations for SSSFs that should be considered ifthe use is to be permitted in the BN zone. Since the City of Federal Way does not have a conditional use permit process whereby the appropriateness of a proposed development site can be established on a case-by-case basis, numerous special regulations should be established for SSSFs. These special regulations will provide the best possible assurance that SSSFs are compatible with surrounding uses, particularly residential. In addition, by requiring SSSFs be part of a mixed-use development, the street frontage areas can be maintained for pedestrian-oriented retail/service uses, maintaining the overall integrity of the BN zone. BN Zone Review Page 10 Proposed Development Standards: Required Review Process: Process III Minimum Lot Size: None Minimum Required Yards: Front: 25 feet Side: 20 feet Rear: 20 feet 35 feet above average building elevation Determined on a case by case basis Height Required Parking: Proposed Special Regulations: I. No single use shall occupy more than 40,000 gross square feet of building area. 2. SSSFs shall be part of a mixed-use development, and the ground floor uses fronting on adjacent streets shall be one or more ofthe uses permitted by FWCC Section 22-721, "OfficelRetail Use" and/or FWCC Section 22-722, "Entertainment Use." 3. No storage units or structures shall be pennitted to ITont on adjacent streets. The street ftontage shall be reserved for other pennitted uses per FWCC Section 22-721 and/or FWCC Section 22-722. The rental office associated with the SSSF may be located within the street frontage area. 4. No door openings for any storage unit shall be constructed facing any residentially zoned property. 5. A resident manager shall be required on the site and shall be responsible for maintaining the operation of the facility. 6. The subject property shall be designed so that anyon-site vehicle maneuvering space shall be located as far as possible from any adjacent residential, and secondarily, from any public right of way. 7. No outdoor use, activity, or storage, including truck rentals, is permitted associated with a SSSF. S. No individual storage stall or locker may exceed 500 square feet of floor area. 9, No barbed wire or razor wire fencing is allowed. 10. Use is restricted to dead storage only. The following are specifically prohibited: a. Auctions; commercial, wholesale, or retail sales; or garage sales. b. The service, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment. c. The operation of power tools, spray painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment. d. The establishment of a transfer and storage business. e. Any use that is noxious or offensive because of odor, dust, noise, fumes, or vibration. f, Storage of hazardous or toxic materials, and chemicals or explosive substances. Arguments in support of SSSFs as a Arguments against allowing SSSFs as a permitted use: permitted use: 1. SSSFs can be designed so that size 1. SSSFs do not provide retail or service use that would and character is compatible with be used on a regular basis by neighborhood residents. residential neighborhood. 2. SSSFs do not encourage pedestrian and bicycle 2. SSSFs do not generate large amounts access, of vehicular traffic, 3. SSSFs require security fencing that would cut off 3. SSSFs in neighborhood centers pedestrian circulation through the site. would be convenient to surrounding 4, SSSFs may be appropriate in some BN zoned areas, residents and small business. but not in all existing or future BN zoned areas. 2, SSSFs are auto oriented by nature. BN Zone Review Page 11 Funeral Homes Three alternatives were identified that would address the Bonney Watson Funeral Home's request to construct a Memory Garden at their current location on Dash Point Road. Ofthe three, staff would like to forward two options for Planning Commission consideration. The pros and cons of each option are listed in the following discussion. Option 1: Allow funeral homes as a permitted use in the BN zone If funeral homes are added to the list of permitted uses for the BN zone, the following development standards are recommended: Required Review Process: Minimum Lot Size: Minimum Required Yards: Height: Parking: Process II, possible Process III None Front: 0 feet Side: 10 feet Rear: 10 feet 35 feet above average building elevation Determined on a case by case basis Arguments in support of funeral homes as a Arguments against allowing funeral homes as permitted use: a permitted use: 3. Funeral homes size and character is typically 1. Funeral homes cannot be classified as a use compatible with residential neighborhood. that is intended to provide convenience retail 4, The land use is similar to a small office or or services to surrounding neighborhood. church, both of which are currently permitted 2. Funeral homes are not a use that can easily be uses in the BN zone. incorporated into a planned neighborhood 5. Funeral homes do not typically generate a lot business center, They tend to be stand-alone of traffic. uses. 6, Other communities allow funeral homes and cemeteries in similar zones. Option 2: Recommend that funeral homes be a permitted use in the PO zone Current PO zones are scattered in small pockets throughout the City. If funeral homes are added to the list of permitted uses for the PO zone, the following development standards are recommended: Required Review Process: Minimum Lot Size: Minimum Required Yards: Height: Parking: Process II, possible Process III None Front: 10-50 feet (depending on frontage character) Side: 5 feet Rear: 10 feet 35 feet above average building elevation Determined on a case by case basis Arguments in support of funeral homes as a Arguments against allowing funeral permitted use: homes as a permitted use: 1. Funeral homes size and character is typically 1. With regard to the Boooey Watson compatible with residential neighborhood, site, the applicant would have to 2, The land use is similar to a small office, which is a request both a rezone and a code pennitted use in the PO zone, amendment. BN Zone Review Page 12 Arguments in support offuneral homes as a Arguments against allowing funeral permitted use: homes as a permitted use: 3. Funeral homes do not typically generate a lot of traffic. 4, Other communities allow funeral homes in similar zones. Residential Mixed Use Development The FWCP vision for BN zoned areas includes residential development as part of mixed- use neighborhood business centers. As mentioned earlier in the Findings section ofthis report, there are no such developments to date in the BN zone. This is not unusual given Federal Way's suburban character. Fewer developers take on mixed use residential/retail development in general, and when they do such development, sites are carefully selected and typically are in more urban or urbanizing areas where many amenities are available for residents who typically choose this type of housing. In the fall of 2003, amendments to the FWCC were adopted that increased the allowable residential density in the BN zone ftom 12 to IS units per acre when part of a mixed-use development. The property owner who initially requested the increase in density had originally requested a higher allowable density of 24 units per acre, as well as allowing residential uses on the ground floor. Currently residential uses are only allowed on the second floor or above. Staff did not support the increase in density to 24 units per acre, as it would be greater than that allowed in the BC zone-also a target for mixed-use development. Staff also did not support allowing residential uses on the ground floor in general as it would dilute the intent of the BN zone-providing convenient retail and services to surrounding neighborhoods. Staff elected to revisit the current provision that residential uses be limited to upper level floors as part of this study. In so doing, staff believes that greater flexibility can be accommodated in the BN zone for residential uses without compromising the vision of BN zoned areas being a retail and service center. The proposed amendment that staff would like the Planning Commission to consider is as follows: Allow residential uses on the ground floor of a mixed-use development as long as the primary street frontage ground floor building area is reserved for commercial uses. This flexibility would allow for both horizontal mixed use (commercial in the front and residential in back) and vertical mixed use (commercial on the ground floor and residential above), or some combination of the two, This added flexibility for residential use could be accommodated with the following amendments to BN Use Zone Chart, FWCC Section 22-725, "Multiple Unit Housing": 1. This use ffifty Rot be loeated OR the ground floor ef a structure. The ground floor of the structure must contain one or more of the commercial uses allowed bv Office/RetaiI Use Zone Chart 22-721. or Entertainment Use Zone Chart 22-722 ethef I:lse(s) allov;ed in this ZORe. BN Zone Review Page 13 2. The commercial I!round floor uses must OCCUpy at least 50 percent of the lenl!th of the I!round floor facade facinl! a street. The commercial I!round floor uses must also OCCUpy an averal!e depth of at least 30 feet. with a minimum denth of 15 feet of commercial space for any sinl!le tenant. The following are some of the pros and cons of the proposed amendment. Pros: Cons: 1. Allows for greater flexibility in mixed-use 1. May not result in mixed-use development if the development, which may help encourage such market is not ready. development. 2. Maintains the vision for pedestrian oriented services/retail on the ground floor. I;\DQCUMENT\BN Code Amend 2005\Study Session BN Zone.doc BN Zone Review Page 14 Maps 1 - 14 ~.' ~íl ¡c¡ Lr.. 0 =[¡IJ ¡::1 )::1 ';~::, ¡::¡ n'n': RM2400 ¡:- r::' ~::i ¡:;'::- ~" ,,],¡,-,-,> ".1" """"-,,~,[..~ I ~ W"!;';; l:_:_~::;_:.:..:~:¡;.;; '-'-."':~~::~~~,:"" '0> "', ""'- "" /~091 ",--. I i 'j f:'~ 060 iBN'" - I'--,---..,;!B " " I: 16..L, : .1 ":- '-'~;~' i 1 - !.. SW 336TH ST i ' I~L~ 'l i r::Tr'!' iOJ ::"'. C3U, <:::', RM2400 I tn~ i BNi, : (:)iJ II.:::':' ----'----.L::.'~""'" ," ! 1 ¡ i RSq ",:1,1""",1, ,'" '- ~':, [10.: 1IiI¡,~IO' r-J," ,0, ; : : I...o...U I I IL.:U , , SW 338TH ST iTTfš71- r-- ~!~ ~o~ sw 338TH ST I Land Use Code 060 101 162 168 171 183 189 191 309 Land Use COM,SHOPPING CENTER,N EIGHBORHOOD COM,RETAIL STORE PUB,BANK PUB,CONVENIENCE STORE,GAS PUB,RESTAURANT,FAST FOOD PUB. REST AU RANT. LOU N G E PUB,POSTAL SERVICES PUB,GROCERY STORE VACANT,COMMERCIAL rJ,'," ',:i ¡'-U ' ~7~ Vr,m", s: O"--_'m_m U) ~ I- U) ..... C\I i] [; CJ.:: ,-~" RS5.0 309 101 IBN i mT--L"..,-"",....rH-pl"-", ; ; ¡ 83 I ..--".-; -8 309 2 [~J [:',"," ~ C/) ~ J: I- m .... B c()\ El C':'~ ^';--, R'â f}JV' {JL1JJ b ! ,", /';,"-',' 168 SW CAMPUS DR ~r . > il~N 309 ! I s: (fJ > ..-. i:::( I- (fJ ..... C\I BN* -"-BN--- 309 RS7.2 ~ C/) ~ :r fo- 0> .... CJf:f{,':;"" SW CAMPU RS7.2 .. ; ",I,m," """/\",', I:~ , ... CITY OF I ~ Federal Way I City Of Federal Way BN Zone Landuse - Map 1 L d . 0 75 150 300 egen 1 Inch equals 300 feet , ,Feet Tax Parcels D Other Zoning []T::I Multi-Family Buildings D BN Zoning" Commercial Buildings IA:$ii:/ Single Family Residential Buildings aN" Denotes a Development Agreement This Map is intended for use as a graphical representation only, The Cily of Federal Way Makes NO Warranty as 10 its accuracy \\use~\erike\cd\zoning\bn\map1 ,rmcd ,tJJJ!---fgj-- , -,;/ "~rl~~ ¡ !1J L d ' 0 50 100 200 egen 1 Inch equals 200 feet , . Feet ~ CITY OF Tax Parcels Other Zoning Lll:n Multi-Family Buildings ~.. Federal Way D BN Zoning .-J Commercial Buildings [8 Single Family Residential Buildings Tacoma " -~ -¡', - ~ll~- -, ~, ~t~~:,~;,~ /;:,-,~ $ t-T¡ ---I-, i I II ' ii' ---r¡' I I ), /' '.. ' ~ ,I I I - I Y \ 096 - , -, , , ,i,' I, 1""""..,,---..-- r- I I , >- ....,...... -"'---;, /! 0 .._~.'¡.""""..".r.'" ...r, I '/ '-, ,.... -, I ::r: -""-r "I ' "l' ¡ Iii. 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" , \ \ \ .///\ RS7.2 ~ \ \ i ~"...~-,-.-._~,~..-.\ \ i ! \ 2J_.---,-,,_.,_. ---, -, f::\ \:.:' ;\,\ \;: ,:'~, \: :':i, rJ [::"1, \:::: L. 'y:::i, y) I,::::' t:.:,.;,~ ',- 'i: I' land Use Code land Use 122 OFF,MEDICAL,DENTAL City Of Federal Way BN Zone Landuse - Map 4 \\users\erike\cdlzoninglbn\rnap4, mxd i ! ' BN 122 8f3C* (J) ~ f- (J) T- , . ... RM 1800 RM2400 0:: 1T:~ :i r:::::i" , I"'" , iuli ::\.. ~L (><;, L:,,:,,~,:J [I :rri; \..¿[J ~:[-! I;;;) .~,:: ;:;:::; :'~, ',/ '.. ,,/ '~" r-:"':"1. (IJT;~T~~:! 800 fD PO S 348TH ST Ell,",'"" UII ß ~ 1 ,IGI EJ D N L d . () 5CJ 100 200 egen 1 Inch equals 200 feet . ,Feet ... CITY OF Tax Parcels CJ Other Zoning Multi-Family Buildings ~ Federal Way I D BN Zoning" Commercial Buildings Single Family Residential Buitdings i This Map is intended for use as a graphical representation only. The Cily 01 Federai Way Makes NO Warranty as to its accuracy i '~ ' '. I"i ""'S L. i~L~' i::::~. 1...4 ¡';':I .": ":"""" N t-I ':J i:'12 K/ìll,.:. 1':::'0:: ".!ÜI,¡,";: ",r ~~~ S 3361\'1 S1 :.--¡ ;/ ; /1/ '-... ì ì \ R\ I.------_L_.____--.----.-. ,/ / I ! / i / Land Use Code Land Use 168 PUB,CONVENIENCE STORE,GAS / \. ///~/...//- Y ,I i i ! / ! / I l' I i ---.-..-........-...-/\ \....-.. ".. - '.........,...--- - -"""'" OP \. " , ! \ 1 /OP\II l l I ./ " \ l i // j i J / __L...- /// ..-----.ð...-..- N City Of Federal Way BN Zone Landuse - Map 5 L d . 0 50 100 200 egen 1 Inch equals 200 feet . . Feet ~ CITYOF Tax Parcels D Other Zoning [IELT! Multi-Family Buildings ~" Federal Way D BN Zoning" Commercial Buildings If!k':~ Single Family Residential Buildings This Map is i~tencfecf for use as a graphical representafion o~ly. The City of Federal Way Makes NO Wa<ra~ty as to its accuracy \\userslerike\cd\zon i~g\bl1\map5. mxcf f::¡ \::: ~'i. ;;,:,:,j ,n, l.:,,::,,:j l;L tW![~i i] '?'" 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""':":":":':"'~":":':! L:.~.;:" "", ,~-.' ....Rl\A24 op [m:~ @ SW 320TH ST ~ CI) ~ J: I- ,..... -.:t '309 B N rim t..:.:.;,j <i'9l1;"Y/ /:"'", /'~< Ji (:;:;"" ',;';' Ili'!¡ /. '", J::<::::> \fC;\ ... IT! RM240Q:? ~t)1 [/'W ~ "':::,"'/ ~J f~{il&D L~~~ ~~lEifJ RS7.2 1:-::6P'1 !:::"~i [tin :'p:: ---' RM2400 r":"':"::':-;':i t::[;j:~:! RS7.2 I RS7.2 Land Use Code Land Use 060 COM,SHOPPING CENTER,NEIGHBORHOOD 309 VACANT,COMMERCIAL 1 City Of Federal Way Legend 1 inch equals 200 feet ~ 50 100 2~~eet ~ CITYOF BN Zone Landuse Tax Parcels Other Zoning ...': Multi-Family Buildings ~ Federal Way - Map 8 D BN Zoning" Commercial Buiidings Singie FamHy Residential Buildings \\use rs\erike\cd\zonin glbnlmap8 .mxd This Map is intended for use as a grapl1icai representation onlY. The City of Federal Way Makes NO Warranty as to its accuracy 'I=i I ----I I ~]r- fi:~1 L>J ,..,.1:'-.-- LÇJ r~¡~d RS9.6IFU' 10 252 I , 252 //~. Land Use Code 060 168 179 252 309 ~'/:\ --"j?/ /' ..:{j;":; '., ee, 'i ." 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Feet Tax Parcels D Other Zoning [JiJ Multi-FamilyBuiJdings D BN Zoning 188] Commercial Buildings r:~/..',¡ Single Family Residential Buildings This Map is intended for use as a graphical representation only, The City 01 Federal Way Makes NO Warranly as to Its accuracy Ilu sers \erlke\cdlzonln glbn\map9, mxd A Fëderal Way ~ ~m'..'"_""",-"".""",-",,,"il ~ fl!J$j <x: IJ¥r J: I- a ..... T ~I :!¡ I ~.""'~"""'"",.,""',",,', I I " I :: j I ------i I ~:",j:,Q R$7.2 , i ! I ¡ I ! i ~5J~/ i {j¡¡J/ . r I ~:jt; "',' ~ I ./ &h;-, ¡j-<¡ ! ¡ ! ! ,..!._~",} " .. Land Use Code 006 009- 101 216 309 II lIt I ! ,I !~~:::~::;",J --,j I 1 ,,'~""--------,---¡ " ., " 1/ I ¡ RMj 360þ Mirror Lake SW 313TH CT ~, -- ~~l ~I i I II Land Use RES,SINGLE FAMILY RES,COMM ZONE RES,SINGLE FAMILY RES,COMM USE COM,RETAIL STORE INO,SERV¡CE SLOG VACANT. COM M ER C IAL City Of Federal Way BN Zone Landuse - Map 10 L d . 0 50 100 200 egen 1 Inch equals 200 feet . . Feet ~ CITY OF Tax Parcels 0 Other Zoning I:::::::J Multi-Family Buildings ~ Federal Way D BN Zoning" Commercial Buildings 1';;;¡:,;:£'4 Single Family Residential Buildings I This Map is Intended for use as a grnp/1jc¡¡1 representat!OI1 only, The Cily of Federal Way Makes NO Warranty as to Its accuracy, [ Ilusers\erike\cd\zoni nglbnlmap 1 O,J1\)(d III ITS I-i , I I i .! t"',I,.'.,,"-',,',"".'."","."""" ~": . :"~,., ------'-----1 I RS7.2 land Use Code 168 171 land Use PUB,CONVENIENCE STORE,GAS PUB,RESTAURANT,FAST FOOD --"""""-~~':\L- --__i- 1. (¡f..........,..........."""".,..,....,.. I ",;- I Ii . i i I I I (J) ~ r- (f) ~ ---?e----'-- , 1 I ¡...-..-..--...-.....-.-..-[-"""'--"""-""'-'"'-'] i i ¡ 1 I.. , 1.1>""':':'" 'I i ~ ! J~.5.."'1 ,-, 1 i 1 J 1 1 , 117 1 iI, ~'-",.,j I i r-.-J ~ S 312TH ST I [!!"¡I'.I:.IJ.I:l/ .. rn I:.;: 'H' RS 7 .2 L""'RM2, 40ß . "...".,.""" {~ II i=f - -,~ W ~ D --\--'-NT""¡ City Of Federal Way BN Zone Landuse - Map 11 . 0 50 100 200 Legend 1 Inch equals 200 feet . . Feet Tax Parcels [::J Other Zoning r:~] Multi-Family Buildings D BN Zoning 188. Commercial Buildings Single Family Residential Buildings This Map is intended fQl' use as a graphical represe<1ta~on oniy, The City of Federal Way Makes NO Warranty as to its accuracy \lusers\erike\cdlzoning\bn\map11,mxd A Fëderal Way RS9.6 Land Use Code land Use 122 OFF,MEOICAL,OENT AL ~i] LJ :u m 0 0 Z 0 0 ~ :...( (j) -RMt800-- I !~ :,~ : '""'; ! ~~_l,__m_- !~ ¡ . '-", (/) i' m I~ I ":;i.II- >-! sí J:; I O! I ü:¡ -; OJ '51: .. ~ City Of FederaJ Way Legend 1 inch equals 200 feet ~ 50 100 2~~eet BN Zone Landuse F::IJ Mufti-Family BuiJdings 0 BN Zoning" Commercial Buildings - Map 12 ' l~_'-'=:J Tax Parcels 0 Other Zoning Bii",:..1 Single Family Residential Buildings \lusers\erikelcdlzon ing\bn\map 12.l'IIJ<d If -.~£¡-- 1."""""""""",.',""'...,-""-- .-!'."; ói; -- .~I ""~,,II r:-;-;-:"' IH:~ I:::') ""m_""""-'-'"m,,___,_. fR'ID..'.'..'.'.'.',".'.,'.".., -[dTJ','..,.,... """",."",,""""""".'..~'""'-T.,.-""....¡~\__.._"" , : z:s ;-"'~ ¡ N .. A Fëderal Way i,i":): L:,:;~' This Map is inlel1ded lor use as a graphicai representation only, The City 01 Federal Way Makes NO Warranty as 10 ils accuracy \"1 g \IT;!; r""" ..- (UU ~ zø; 00 " 110 1 IQ . .... " .... ~ \11 1~1i5". ~ ~. \\ / i \ ~ It!' I ~ \ \IhJ,.',?i'" '"~.,'"'",,,"",,"',',,,,', . ~,.'7 '\ ' ~r ~L i ~.. ... '. .~-~-'1~,-,-", Land Use Code 002 060 101 168 186 191 301 ' 309 a . ~ThE;! L£jJ Cf1rIïJ ,~ City Of Federal Way aN Zone Landuse - Map 13 [::::\':::\ l,::¿..:;-;J z CD tz tam , 0 i M C\I 81 C\I 0 0 \C\I '0 10 i œ 0 M .... m .... ì lI.,\ ~ I, M J I I I I i \:~~:;\q r:liT~~m . )"~':J 1'("" 8, I! rn I~i u f~ ~ ~ . ¡ Iii! (I æ ì 1fu¡1 (~Ë~~;J ":;1 L\I:Il}tr'=¿;t~;:1 CJ C::J I- CJ) ::r: -------,-----1 I- m ' CO ~ I CO ì C\l ' I CJ) ¡ M\l\1ARY RO S z z CO .... 0 <'I .... 0 .... i!J,.ItU&, "&~ \~) -~~7\ ,<,.' .rn5 m,. 'Ii! ',L...:.á:f, g], ~". 7' 'i,',", ! ;: I" ,- r, : j : ld Ot:!£Z Land Use RES,SINGLE FAMILY RESIDENCE COM,SHOPPING CENTER,NEIGHBORHOOD COM,RETAIL STORE PUB,CONVENIENCE STORE,GAS PUB,SERVICE STATION PUB,GROCERY STORE VACANT ,MUL TI.FAMIL Y VACANT,COMMERCIAL \\users\erike\cdlzoning\b<1\map 13, mxd I~_., d . 0 50 100 200 Legen 1 Inch equals 200 feet , ,Feel CJ Tax Parcels 0 Other Zoning EEI] Multi-Family Buifdings 0 BN Zoning" Commercial Buildings - Single Family Residential Buildings This Map ,s intended for use as a graphical represer\lation only. The City of Federal Way Makes NO Warrarlly as 10 ils accuracy A Fëderal Way '--------------:-- "\,m______------\ \ \:i.3 -------//-- \ ~."..."....,..... \ '\-'--¡¡¡;:. "..' \~ \ \. \ \ \ \ \ \ ~.. ~I~ I¡. '-'---~\\\\\" ..: .- I I JI \ "'T1 " j I I '.\6\-1. .-------l__.L__,-.-J__m- ~ \ ' 8 320TH 8T - '-,,1- ,ll.m ~' I rSI \ ~ þ~~s¿::~~~... i -\ ~ Yo" I -- .:Þ 168~ ~ "'" Rr9.~ ~,:,',',',"',',',',',,"" ,","""',"',,"""".'.,'," \ ~ n.. I /'.c.~... J?D "'-""------'----' ,L"",_-" .lJ ::c i ! ¿]I ",~.~"".~' ,. 0 ~ mlJ > ,',',',-""'.'",,,],--m_--,-- « :r:~ t;; ~ M ' --,..---------- , I ' i "",' , I I I~I-i ; ! I' , , S 321 ST ST "1- i j ./1 i , --I 1 '--" ~r""-"'--_,m--~ r I 1----,-1 ",-. ..... f C"') / "u",j// '/--""""- i //~I " ! . I In- IJ;~Î I lîIII' -.~i~I,6 i 1 Land Use Code 1"6'ã Land Use PUB,CONVENIENCE STÖRE,GAS " i , '! " " j ...----------.--.i. 53 ---c' ---""'j ,-,-----'- a"',',, \ /--- _', f . " I i ,- I, "<:~', ~~-_. ,t::) "-'-, ~& """ <~)- ' ~ ~ 1::1 LJ n Œm' I,., "H ,"'( 'f'----' '-j /.,/, \¡\\tJl\-: rj~.,' \.{ :\.'; ~ N '-- /:} C:::::', </ !::' \::RD ,;::] ¡:,¡:;;. n l-, I¿:~.J LJ -- City Of Federal Way BN Zone landuse - Map 14 . 0 50 100 200 Legend 1 Inch equals 200 feet, ,Feet Tax Parcels D Other Zoning, tUn Multi-Family Buildings D BN Zoning" Commercial Buildings It...! Single Family Residential Buildings This Map is inlended for use as a graphical representation only- The City of Federal Way Makes NO Warranty as to Its accuracy \\use rsleri ke\cdlzoning\bn\map 14, mxd RM2400 vr¡:)t \i.I\ ~ i=ëderal Way Map 15 SW JOITH n Ii i I ; I II RS7.2 I I RS7.2 PO RM1800 r-, II ,I I IL ,--.,1 I ,I 1 I I I ' " I I I RS7.2 ReQ, ,uested D,es¡gn, ation: 'n' Comprehensive Plan: : Neighborhood Business ! Zoning: BN I, ,,"-----< , I RM2400 Nort; 1/1i$ mep i$ intended for tlSt u . grepl1icI¡ reprutnlelion only. '1'h.r:ilvMr:.".,.Jw.,,-~~.~~.,.,---_. ..,'.. ' ~ 200 0 . 200 400 600 800 I"eet ^ City of Federal Wa' Comprehensive Plan 2004 SITE SPECIFIC REQUESTS FOR COMPREHENSIVE PLAN DESIGNATION CHANGES Puget Center Partnersh i p Site Specific Request Key: , Steep Slopes - Wetlands - Site Requests .I , I I Table I Uses Allowed In BN Zones Federal Way Auburn Burian Kent Uses Standards Uses Standards Uses Standards Uses Standards Office Use Max. 40,000 sq. ft. Professional offices, or small Office anirnaillosoital cl¡'¡ics Retail selling groceries, produce; drugs and personal care; books; Grocery stores, art and Food and convenience stores, liquor, hardware, garden, and retail photography studios including Shopping centar drive through commeroaVretaii nursery stock; household goods Max. 40,000 sq. ft. sales, pharmacies, or retail that must De between 2 Convenience retail businesses, miscellaneous retail, and furnishings; clothing, variety, setls specified goods and 10 acres or liquor stores home e!ecttonics, sporttng goods; or works of art Bank and related financial services Max. 40,000 sq. ft. Banks and related financial Finance, insurance, or real estate institutions seMceS Retail providing laundry, dry Dry cleaning and laundry services Personal services: laundry, dry cleaning, beautylbarber, video Max. 40,000 sq. ft. cleaning, barber, salons, or shoe rental, or shoe reoair or personal service shops renair Private lodge or club Max. 10,000 sq. ft. Civic, or social and fraternal clubs PriVate clubs or fratemallodges Art oallerv Deücatessens, restaurants or Restaurant or tavern Max. 7,500 sq. ft. sandwich shops, bakery and past!"! Eating and drinking establishment Eating and drinking establishments Drive through not shops, ice cream parlors, or liquor allowed servino establishments Fast food restaurant Max. 5.000 so. ft. Drive in restaurants Health club Retail Providing entertainment, recreational, or cultural services and activities Vehicle Service Stations or car Within enclosed Gasoline service station wash buildina onlv Retait providing vehicle sØ(Vice or Within enclosed reaair buildinn onlv Schools Preschools or nursery schools Primary and secoodary schools, vocational schdos, or colteaes Day care facility Mini daycare or daycare cel\ter Day care center or family day care Home day care or day care center home I and II Not on ground floor, Multi-un~ housing 2,400 sq. ft. per Mixed use dwellinn un~ Group homes (IIA and liB) Community residential facility Group homes, retirement homes, . or CDr1vaiescenl homes Social services transitional housing Welfare facililies operated for fAorBI rehabilitation or correction Government facility, public transit Government facilities Community, cultural, gO\lernmen~ Parks, public facilities, or shelter, or parks recreation facility, or parks tra nsportation and transit facilities Public utilitv Public utilitY Ulilities PWSF On existing PWSF structures O~1v Church, synagogue, or other ~ace Religious institutions Churches ofworshio 5/1112005 1:\DOCUMEN1\BN Code Amend 2005\Uses in BN Zones.m Pagel Other Uses Federal Way Auburn Burien Kl1It Uses Standards Uses Standatds Uses Standartls Hobbv Shoos Senior Citizen ADU Home oocuoations Newsstands ADU Secretarial services Aoœssory uses lor existing and to allowed uses None Eme""'n"" shelters Hazardous substance land uses Acœssorv use Professicmal Services {health care related services \ Open space uses including cemeteries nla\Ißrounds etc. 5/1112005 I:\DOCUMENT\BN Cod. Amend 2005\U$es in BN ZonesJCIs P_2 Uses Allowed in BN Zones Federal Wav Kirkland Sea Tac Renton Uses Standards Uses Standards Uses Standards Uses Standards Sodal SeMce, publiC agency Public archive Offœ Use Max. 40,000 sq. It Office office, pub~c archive, fll\ancial requires a Medical (eN), dental (CN), Conditional Use institution, veterinary clinic:, or Conditional Use veterinary (CN), or general offices Permits for most specific: business services Permit Retail selling groœries, produce; drugs and personai care; books; ijquor, hardware, garden, and retail nurse!)' stoc;k; house~d goods Max. 40,000 sq. ft. Reta! Max. 10,000 sq. It Specific retail General retail No ßjg Box and furnishings; clothing, variety, home electronics, sporting goods; or works of art Bank and reIatecI financial services Max. 40,000 sq. It Banking and related financial Max. 10,000 sq. fl servICeS Retail providing Jaundry, dry Retai providing laundry, dry Retail providing dry cleaning, cleaning, beauty/barber, video Max. 40,000 sq. It cleaning, barber, œautyor shoe Max. 10,000 sq. ft. general repair, beallly salon, or Onsíte and drive through services rental or shoe reoair reDair servIces laundromat Private IMae or club Max. 10 000 so. It Private Iodoe or club Max. 10 000 so. ft. Art nailAtV Taverns (CN), eating and drinking Taverns require a Restaurant or tavern Max. 7,500 sq. It Restaurant or tavern Tavern Conditional Use estabiishments, or drive through Permit Fast food restaurant Max. 5000 so. ft. Recreational center Health club Health club or recreational center requires a Conditional Use Permit Retail providing entertainmen~ Adult retail use and entertainment recreational, or cullura! services Arcade (CN) and activities Vehic:le Service Stations or car Within enclosed Auto repair and auto service, Auto repair requires Conditional Use wash building only Vehicle Service Station gasoline service station, or mobile a Conditional Use Car wash, or vehicle fueling station Permit required refueling operation Permit Retail providing vehicle service or Within enclosed Vehicle rental (CN), or vel1icle Conditional Use reoair buildinc onlv service and reoairtsmail\ Permit recuired Vocational school Schoots Mini schooj or school High school, vocational, or requires a specialized instructional schoo! Conditional Use Pl!I1T1it Day care centers, convalescent Medical institutions Day care facility Mini day care or day care center Day care I and II require a conditiona cenlefs (CN) or medical insttMions use r>ermit Not on ground "oor, Duplex, townhouses, multifamily, Conditional Use Detached dwelling, semi attached Muiti-<lnit housing 2,400 sq. ft. r>er Stacked dwelling units Not on ground floor dwelling (CN), attached dwelling, dwelling unit senior ciUzen, or multi-family Permit requIred flats or townhouses (CN) Convalescent center/nursing Adult family home (CN), Assisted livIng facility/convalescent congregate residence (CN), group Group Homes (iiA and UB) center or nursing home heme, or community residential homes (CN), home occupations, 01 facility I and It retirement residences (CN) 5/1112005 I:\DOCUMENT\SN Code Amend 2005\lJses in BN Zon".Jds Page 3 r Uses Allowed in BN Zones I federal Way Kirkland Sea Tae Renton I Uses Standards Uses Standards Uses Standan:Js Uses Standards Socia1 services transitional housing Service and social organizatiOl\S Conditional use (A or B\ oermit reoulred aty government offices and Conditional use Government facility, public transit Government facility, community Community center, policelfire facilities, parks, cultural facilities, permit recuired for shelter, or public parks facility, or public parks facilty, or park or indoor recreational facilities all except {CN} neighborhood paOOl Utility uses require Ii Some types recuire Public utility Public utility Communication facilityfutility Conditional Use Utilities conditional use Permit oermits On existing Some types recuire PWSf PWSf PWSF conditional use structures only oermils Church, synagogue, or other place Church Church Religious instiMion Conditional use ofworshin oermit reouired Other Uses federal Way Kirkland Sea Tae Renton Uses Slandan:Js Uses Standan:Js Bed and Breakfast or guesthouse Bed and Breakfast {CC) Conditional Use Permit Reouired Kennel Conditional Use Pets, kennels Permit Reouired Funeral HomelCrematory Cemetery Conditional Use Permit Reouired Theater Pafking garage (CN), parking surface ICNI nark and ride (CN\ Ubrarv Indoor sto=e None None Self service storage {CN) Conditional Use Museum Permit Reouired ConferencefConvention center ~ collection statjon Cemetery Conditkmal Use Temporary uses Permit Reouired Co~ege dormitory Natural Resource Conditional Use e xl racti 0 n f recove N Permit Recuired Health Services . WarehouselStorage Conditional Use Permit RQtJuired Food Processin~ 5/1112005 1:1DOCUMENnBN C<>ð& Amerxl 2005\1).... in aN ZOMS.m Page 4 Funeral Homes Zones City of Federal Way Auburn Burien Kent Office Park RO-H Residential Office-Hospital Office Office District C-1 Liqht Commercial Community Commercial Downtown Commercial District C-3 Heavy Commercial Reqional Commercial CM-2 Commercial Manufacturinq District . General Commercial District Gateway Commercial District Kirkland Renton Sea Tac Professional Office Residentia! Zone Office/Commercial Medium Professional Office Zone Community Business North Rose Hill Business District 2, 3, 5, 6 NOT LISTED Park (Conditional Use Permit) Planned Area 6B Neighborhood Business Aviation Business Center I nd u stria lIMa n u fa ctu ri n 9 5/11/2005 Funeral Homes (I:\DOCUMENT\BN Code Amend 2005\Uses in BN Zones.xls) Page 1 Self Storage Zones Federal Way Burien Kent Community Business Industrial Zone Community Commercial District CM-1 Commercial manufacturing District CM-2 Commercial manufacturing General Commercial District Gateway Commercial District Kirkland Renton Sea-Tac LiQht Industrial Technology Zone Residential Multi-Family Business Park . Industrial Limited Commercial Zone LiQht Industrial Community Business Community Business Medium Industrial Aviation Business Center (Conditional Use Permit Required) Community Business Annexation Heavy Industrial I nd ustriaVMan ufacturing North Rise Hill Business District 4 Center Neighborhood (Conditional Use Permit Required) Planned Area 6G, 11 Center Suburban (Conditional Use Permit Required) Commercial Arterial (Conditional Use Permit Required) 5f11/2005 Self Storage Zones {I:\DOCUMENnBN Code Amend 2005\Uses in BN Zones. xis) Page 1