Planning Comm PKT 08-17-2005
August 17, 2005
7 :00 p.m.
City of Federal Way
PLANNING COMMISSION
City Hall
Council Chambers
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. AFPROV AL OF MINUTES
4. AUDIENCE COMMENT
5. ADMINISTRATNE REPORT
6. COMMISSION BUSINESS
. PUBLIC HEARING
Neighborhood Business (BN) Code Amendment
7. ADDITIONAL BUSINESS
8. AUDIENCE COMMENT
9. ADJOURN
Commissioners
John Caulfield, Chair
Dini Duclos
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
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K:\Ptanning CoII1l1lission\2005\Agenda 08-17-0S.doc
CITY OF FEDERAL WAY
PLANNING COMMISSION
July 27, 2005
7:00 p.m.
City Hall
Council Chambers
MEETING MINUTES
Commissioners present: Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, and Lawson Bronson.
Commissioners absent: John Caulfield (excused) and Bill Drake (unexcused). Alternate Commissioners present:
Tony Moore. Alternate Commissioners absent: Christine Nelson (excused) and Pam Duncan-Pierce (unexcused).
Staff present: Development Services Director Kathy McClung, Assistant City Attorney Amy 10 Pearsall, Senior
Planner Margaret Clark, Code Compliance Officer Betty Cruz, and Administrative Assistant E. Tina Piety.
Vice-Chair Elder called the meeting to order at 7:05 p.m.
ApPROVAL OF MINUTES
It was m/s/c to adopt the June 15,2005, minutes as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REpORT
Ms. McClung went over what the staff plans to bring forth to the Planning Commission through the end of the year.
On August 1,2005, the Land UsefTransportation Committee (LUTe) will hear a report on the proposed code
changes for the Interim Zoning Ordinance, which relates to the City Center. On August 2, 2005, the City Council will
hold a public hearing on the Interim Zoning Ordinance. There will be no meeting on August 3rd. On August 17,
2005, the Planning Commission will hold a public hearing on the proposed Neighborhood Business (BN) code
amendment. Ifnecessary, the BN will be continued to September 7th, and a Workshop for Cottage Housing is
scheduled for September 7th. A Workshop on the proposed City Center code amendments will be held September
21St, and the Planning Commission public hearing will be held in October. On November 2,2005, the Cottage
Housing public hearing will be held. Currently, the staff does not have any issues scheduled for December. Please
note that the above dates could change. Commissioner Elder informed the Commission that she will not be in
attendance September 21 st, and Commissioner Duclos informed the Commission she will not be available for the first
meeting in October.
COMMISSION BUSINESS
PUBLIC HEARING - Freeway ProfIle Signs Code Amendment - Continued
Ms. Clark delivered the staff report. A handout of revised Exhibits A and B, a matrix on the maximum area per
sign face, and a page of examples ofPreeway Profile Signs were given to the Commission. The revisions are the
result of information recently obtained from the Washington State Department of Transportation (WSDOT). Staff
has revised their recommendation to include changeable copy signs, with the requirement that the sign has a
K;\Planning Commiss;on\2005\Meet;ng Summary 07.27.0S.doc
Planning Commission Minutes
Page 2
July 27,2005
minimum size of two feet. The Commission had asked ifthere was a way to allow business to advertise along 1-5,
such as the "Food - Next Exit" signs. Ms. Clark stated that these signs are part of the Motorist Information Sign
(MIS) Program and are intended to let motorists know about the availability of services, not to advertise. The
Commission had asked if there was a relationship between the current sign code and business closures. The City
does not have data on this request and the results from the Chamber of Commerce's survey on the City's business
climate is not yet available. The staffwill forward this report to the Commissioners once it is available.
The Commission had requested that the staff consider allowing a maximum of 300 square feet per sign face, as
opposed to the proposed 250 square feet per sign face. The staff provided the Commission with a chart on the
maximum area per sign face and page of examples to help clarify this issue. When developing regulations on signs
facing highways and freeways, the City must take into account the state's Highway Advertising Control Act. The
City's regulations may he more restrictive than this Act, but cannot be less restrictive. As shown on the chart,
depending on the type of use, type ofsign, and distance from the advertised activity, according to the state's
requirements, some signs may have a maximum area of only 150 square feet per sign face. For those rows on the
chart that show 250 square feet per sign face, the state's requirements have no maximum and the City is proposing
a maximum of 250 square feet per sign face. (Please note that row five should state 250 square feet instead of no
maximum.)
The Commission had asked if there were any state requirements for separation of signs and size of fonts. Ms. Clark
commented that there are no separation requirements, except for billboards, and no standards for size of lettering;
however, the lettering must be legible and visible.
Staff removed the maximum sign height of 60 feet for properties below the freeway elevation. In addition, a
definition of "advertised activity" was added.
The Commission discussed electronic changeable copy signs. It was mls/c (unanimous) to allow static electronic
changeable copy signs with a minimum two-foot font (as required throughout the amendments). It was mls/f(two yes,
three no) to maintain the original staff recommendation of250 square feet per sign face. It was mls/c (three yes, two
no) to recommend adoption of the staff recommendation with the revision of 300 square feet per sign face. The
motion carried, but because it was not a majority of the full Commission (which is four yes votes) it would have to be
forwarded to the Land Usef Transportation Committee as a no recommendation. In light of this, it was mls/c
(unanimous) to recommend adoption of the staffrecommendation, with the exception of the size of the sign. For
clarification, this recommendation includes the previous motion for static electronic changeable copy signs with a
minimum two-foot font.
The public hearing was closed at 8:10 p.m.
ADDITIONAL BUSINESS
None
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 8: 11 p.rn.
K:IPlanning Cormnission12005\Mceting Summary 07-27-05.doc
~
CITY OF fill" _7
Federal Way
STAFF REPORT TO THE PLANNING COMMISSION
Amendments to Federal Way City Code (FWCC) Chapter 22, Article XI
"District Regulations" (Neighborhood Business [BN] Zoning Charts)
Planning Commission Meeting of August 17, 2005
I. INTRODUCTIONIBACKGROUND
Since the City's incorporation, the Neighborhood Business (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 from a comprehensive review.
On May 18,2005, Planning Division staff presented an overview of the existing conditions within the
City of Federal Way's 14 BN zoned areas to the Planning Commission. Study findings were presented
along with recommended amendments to the Federal Way City Code (FWCC) to allow for additional
uses in the BN zone as well as amendments to existing FWCC sections related to development within the
BN zone.
Upon review and discussion of the BN zone study findings and recommendations, the Planning
Commission provided staff with the following overall direction:
1. The Planning Commission was supportive of allowing self-service storage facilities as a
permitted use within the BN zone when certain design considerations can be met. Planning
Commissioners had numerous questions and comments regarding the proposed development
standards for self-service storage facilities. A response to these questions/comments is presented
in Section II of this report.
2. The Planning Commission supported adding funeral homes as a permitted use within the BN
zone.
3. The Planning Commission supported allowing residential uses on the ground floor of mixed-use
development in the BN zone. Planning Commissioners had some comments on the proposed
amendment that are addressed in Section II of this report.
4. The Planning Commission supported allowing retail businesses selling signs as a permitted use in
the BN zone.
5. The Planning Commission determined that dispatch offices should not be a permitted use in the
BN zone.
6. The Planning Commission did not feel that commercial development should be required to front
on public streets in the BN zone.
Following the May 18,2005 study session, staff received written comment from one citizen (Brian
Lawler on Behalf of the Irmas Charitable Foundation) (Exhibit 1) and input from Planning Division staff
that have resulted in a few additional recommended amendments to the FWCC. These are also presented
and discussed in Sections II and III of this report.
II. RESEARCH AND FOLLOW-UP ON PLANNING COMMISSION COMMENTS FROM MAy 18,2005, MEETING
Follow-Up on Proposed Requirements for Self-Service Storage Facilities
Commissioners had numerous questions and concerns with regard to the proposed self-service storage
facilities development standards. Self-service storage facility is defined in Exhibit 2. In some cases,
Planning Commission comments and further research have led staff to recommend some modifications to
the originally proposed development standards for self-service storage facilities.
Maximum Size of Use /Building
The Planning Commission questioned the proposed maximum of 40,000 square feet for a self-service
storage facility.
The rational behind the original recommendation to limit self-service storage facility uses to no more than
40,000 square feet of total building area was to he in keeping with requirements for other uses in the BN
zone. Most uses in the BN zone are limited to no more than 40,000 square feet and some have lower
limits (e.g. health clubs, restaurants). The purpose behind this requirement is to prohibit the development
of "big box retail" and other large-scale destination type uses that can overwhelm surrounding
neighborhoods with their size and/or traffic generation.
Staff took a look at existing self-service storage facility development in Federal Way (Table 1) and found
that all existing self~service storage facility developments have greater than 40,000 square feet of total
building area. However, this building area is contained within multiple buildings with an average size of
approximately 10,000 square feet each. (Note that the total building area for the facility at Hoyt Road, in a
BN zone, is not much greater than 40,000 square feet.)
After reviewing the existing conditions and considering the low traffic generation of self-service storage
facilities, staff is recommending that instead of a 40,000 square foot use limitation, a 40,000 square foot
building size limit be applied to self-service storage facilities (Exhibit 3). In this case, a self-service
storage facility use could occupy more than 40,000 square feet of building area as long as there were
multiple buildings on the site, none of which was greater than 40,000 square feet. The proposed
maximum building size of 40,000 square feet also falls under the threshold of "big box retail"
development-defined as more than 50,000 square feet (Exhibit 2).
TABLE 1
Existing Self-Service Storage Facilities in Federal Way
Owner Name! Location Lot Size Tot. Bldg. Area No 01 Avg. Bldg Size Zone
(sq. Itlacre) (Sq. ft.) Buildin!!s (SQ. fl.)
Federal Way Self Storage / Hoyt 101,623/2.31 46,842 3 15,614 BN
Rd and 2151 Ave SW
Century Square Associates / 156,232/3.67 67,466 8 8,433 CCF
1120 S 324th
Ssc Property Holdings Inc / 249,555/5.65 136,464 17 8,027 BC
32615 Pac Hwv S
Chung Sun Do; Y on* Lim 202,078/4.63 115,059 8 14,382 BP
Trustees / 34202 16 Ave S
Public Storage Properties Vi Inc 149,143/3.50 70,154 5 14,031 BC
/34701 Pac Hwy S
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-1 03585-00-UP
Page 2
MinimumlMaximum Lot Size
The Planning Commission asked that staff look into a minimum lot size for self-service storage facilities
in the BN zone. Research of available planning literature suggests that two acres is a minimum lot size for
a profitable self-service storage facility.) However, some communities have set a one acre minimum lot
size. Where communities maintain a maximum site size limit, three acres is common for sites near
residential development.
Staff is recommending a minimum site size of one acre be applied to self-service storage facilities. Staff is
also recommending a maximum site size of three acres for self-service storage facilities within the BN
zone. A maximum lot size is as important as a minimum lot size to ensure that self-service storage
facilities do not become overly large within neighborhood business centers. The existing self-service
storage facility located at Hoyt Road and 21st (BN zone) is 2.31 acres in size. While three acres may not
sound like a large site, the average size of a neighborhood business center in Federal Way is five acres;
and nine out ofthe 14 BN-zoned sites are less than two acres in size. It is easy to see how one self-service
storage facility could occupy an entire neighborhood business center.
Maximum Storage Unit Size
The Planning Commission questioned the limit of 500 square feet per storage unit and its relationship to
the maximum project size of 40,000 square feet. The maximum storage unit size is proposed to ensure
that the storage units are utilized for personal and/or small business storage needs (500 square feet is
roughly the size of a two-car garage). Based on the 1986 American Planning Association Report (AP A),
most storage units would be less than 500 square feet. Many are as small as 50 or 100 square feet to meet
the needs of individual tenants. Most facilities provide a range of sizes to meet a range of tenant needs. A
review of the existing development at Hoyt Road and 21 st Avenue SW (BN zone) indicates that there are
595 individual storage units at this facility. Based on the total building size of 46,482 square feet, the
average storage unit size at this facility is less than 78 square feet.
Based on the available information, staff recommends a 500 square foot maximum size for individual
storage units in the BN zone.
Garage Sales
Planning Commissioners were concerned about the recommended prohibition on garage sales at self-
service storage units. A review of planning literature suggests that this prohibition is quite common in
zoning districts that allow self-service storage facilities. For example, the City of Kent does not allow
garage sales or auctions. However, some communities are silent on the topic.
After further consideration, staff is recommending that the reference to auctions and garage sales be
eliminated from the list of prohibited activities, but that the language prohibiting "commercial, wholesale,
or retail sales" should be maintained. Staff believes that this language provides overall protection from
self-service storage facilities serving as de-facto retail facilities for which they are not typically designed.
Mixed Use Requirement
The Planning Commission felt that mixed-use development (retail/office/entertainment with self-service
storage facilities) should be allowed but not required. Comments received from Brian Lawler on behalf of
the Irmas Charitable Foundation were in line with the Planning Commissioners' feelings (Exhibit 1).
I Standards for Self-Service Storage Facilities, PAS Report 396, American Planning Association, 1986
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-103585-00-UP
Page 3
This requirement was originally proposed by staff in order to ensure that self-service storage facilities
could be developed with a portion ofthe site having a pedestrian-friendly street frontage. The City of
Renton, for example, has a mixed-use requirement for self-service storage facilities in neighborhood
commercial zones.
After consideration of the Planning Commissioners' and citizen comments, staff has amended the
proposed development standards to allow, but not require, mixed-use development.
Resident Manager
Planning Commissioners felt that one accessory living unit should be allowed, but not required, for self-
service storage facilities. Written comments received by Mr. Brian Lawler on behalf of the Irmas
Charitable Foundation were in line with the Planning Commissioners' view on this issue (Exhibit 1).
A review of neighboring jurisdictions' zoning codes found that the City of Kent requires a manager's unit
in the CC (commercial) zone, while the City of Burien allows a manager's residential unit in the I
(industrial) zone.
Staffhas amended the proposed development standards to allow, but not require, one accessory living
unit for self-service storage facilities in the BN zone.
Fences
The Planning Commission was interested in knowing more about the requirements for fencing and how
they would be applied in the case of self-service storage facilities in the BN Zone.
The Community Design Guidelines section ofthe FWCC does not have any particular requirements for
fencing with the exception of requirements for commercial services relating to loading, storage, trash, and
recycling. In all zoning districts where these uses are allowed, FWCC Section 22-1634(f)(1)(c) and (d)
specifies that fences be consistent with the primary building(s) and that chain link fence not be used where
visible from public streets, on-site major drive aisles, adjacent residential uses or pedestrian areas, and
that barbed wire or razor wire shall not be used.
Chain link fencing is allowed in the Professional Office (PO), Neighborhood Business (BN), Community
Business (Be), Office Park (OP), Corporate Park (CP), and Business Park (BP) zones, but they must be
vinyl coated with powder-coated poles. The code currently allows chain link fencing for allowable uses in
the BN zone, and does not require any special type of fencing, even when adjacent to residential areas;
therefore, staff recommends that self-service storage facilities should be treated the same way.
The recommended development standards that orient storage unit doors and vehicle access away from
adjacent uses, landscaping requirements, and application of the community design guidelines to self-
service storage facilities should adequately address the overall concern regarding buildings fitting in with
their surroundings (Exhibit 3).
Design and Land Use Compatibility Related Issnes
Staff is recommending the following additional requirements for self-service storage facilities to address
design and land use compatibility:
A note has been added to the proposed use zone chart (note 1) specifying that hours of operation
may be limited when there are nearby residential areas.
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-1 03585-00~UP
Page 4
A note has been added to the proposed use zone chart (note 11) based on language for similar
uses in the BC zone that requires landscaping to be Type 1 for all required planting areas. This
would result in a denser planting pattern on side and rear yards to help screen self-service storage
facilities from adjacent uses. However, in the BN zone, staff is recommending Type III planting
in the front yard (adjacent to right-of-ways) in order to provide visibility and aid in crime
prevention. Note 12 was also added to allow for lesser front yard and landscaping requirements in
the case where self-service storage facilities are part of a mixed use development.
An amendment is proposed to the design guidelines section that would require self-service
storage facilities to have the appearance of pitched roofs when located in a BN zone.
Additional Issues Raised Through Citizen Comment on the Proposed Self-Service Storage Facilities
Development Regnlations
Planning Division staff received an August 8, 2005, letter from Brian Lawler representing the Irmas
Charitable Foundation that addressed each of the proposed special regulations for self~service storage
facilities that was presented to the Planning Commission in a study session on May 18, 2005 (Exhibit 1).
Most of the comments have been addressed through the proposed modifications discussed above.
However, some comments provided by Mr. Lawler are not addressed in the current staff proposal for
allowing self-service storage facilities in the BN zone. These include:
Comment: Requirement that individual storage units not front on residentially zoned property is
a design issue that can be addressed through fencing and/or landscaping.
Staff Response: Without a conditional use permit process, it is important to have requirements
that limit the direct impact of self-service storage facilities on adjacent residential areas.
Orienting unit entrances and vehicle access to these units as far away from residential uses as
possible is an important consideration in allowing self-service storage facilities in the BN zone.
Comment: Vehicle maneuvering should not be limited to the interior of the site.
Staff Response: Without a conditional use permit process, it is important to have requirements
that limit the direct impact of self~service storage facilities on adjacent uses. Orienting vehicle
access to self~service storage facilities units to the interior of the site to the greatest extent
possible is an important consideration in allowing self-service storage facilities in the BN zone.
Moreover, the proposed language is similar to that found in other zoning districts in Federal Way.
Comment: Covered storage should be allowed.
Staff Response: Outdoor storage is essentially not allowed in the BN zone with the exception of
seasonal sales of items like Christmas trees, and sale of nursery stock. It is not clear what the
purpose of the covered storage would be; however, it would appear to be outdoor storage under
cover of a roof.
Comment: On-site storage of trucks that are available for use by storage facility tenants should
be allowed.
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-10358S-00-UP
Page 5
Staff Response: Storage of rental trucks is essentially outdoor storage, which staff is
recommending not be allowed in the BN zone. While this use would be allowed in other zones
in Federal Way where self-service storage facilities are permitted, it is not appropriate in the BN
zone. These trucks would be a convenience for self-service storage facility tenants; however,
they are not essential to the function of a self-service storage facility.
Multifamily - Mixed Use Development
Planning Commissioners were concerned that the commercial component of mixed-use development be
viable. Staff conducted some additional research on this item and is recommending that there be a
minimum depth of 15 feet for any individual commercial space and a minimum interior height of 13 feet.
This is based on City of Seattle experience with initial attempts at mixed-use development where the
commercial components were not successful. Based on lessons learned by the city, these minimum
standards were adopted by Seattle for the commercial spaces.
Planning Commissioners also asked that live/work units be allowed in the BN zone. As long as the
"work" component contained uses that were allowed in the BN zone by FWCC Section 22-721
(OfficelRetail) or Section 22-722 (Entertainment), live/work would not be precluded. The minimum
requirements for ground floor commercial space would also need to be met for the overall development.
Concern Regarding the Increasing Size of Grocery Stores
Table 2 shows the size of existing grocery stores in Federal Way and their respective zoning designation.
Three of the existing grocery stores located in the BN zone are less than the 40,000 square foot limit for
retail space. One store, Albertson's at Twin Lakes, is slightly over the 40,000 square foot limit and was
developed prior to incorporation. In addition, the Fred Meyer store located south of 336th on 2151 Avenue
SW is over the 40,000 square foot limit (figure in the table is for the entire store, not just the grocery
portion). At the time of incorporation of the City in 1990, Fred Meyer was vested under the King County
codes. The recently completed Metropolitan Market is less than 40,000 square feet. Based on existing
conditions and the desire to prohibit "big box retail" development in the BN zone, staff is not
recommending any change to the size limit for office/retail development.
TABLE 2
EXISTING GROCERY STORES IN FEDERAL WAY
Building Size
8,400 s ft
25,780 s ft
35,000 s ft
36,744 s ft
43,000 s ft
43,016 s ft
52,310 s ft
57,667 s ft
65,714 s ft
80,286 s ft
195,246 s ft
Zone
CC-F
BN
BN
BN
CC-F
BN
BC
CC-F
CC-F
BC
BN
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-1 03585-00-UP
Page 6
III. OVERVIEW OF PROPOSED CODE AMENDMENTS
. This section provides an overview of each of the proposed code amendments. Exhibits 2-11 show the
proposed code amendment language as it would appear in the FWCC.
1. Amend Section 22-1 ofthe FWCC (Definitions) to add definitions for "big box retail" and
"self-service storage facilities" (Exhibit 2). The recommended definitions are as originally
proposed by staff.
2. Add a new use zone chart for self-service storage facilities in the BN zone (Exhibit 3). The
proposal to allow self-service storage facilities in the BN zone has been modified based on Planning
Commission and citizen comment on the original proposed development standards. The
recommended changes to the original proposal are discussed in Section II of this report.
3. Add a new use zone chart for fnneral homes in the BN zone (Exhibit 4). The proposal to allow
funeral homes in the BN zone is as originally proposed by staff.
4. Amend FWCC Section 22-721 (RetaiVOffice) to add businesses selling signs in the BN zone
(Exhibit 5). This amendment requires only the addition ofthe word "signs" to the existing use zone
chart. No further amendments are necessary.
5. Amend FWCC Section 22-723 (Vehicle Service Stations) to clarify reqnirements regarding bay
doors (Exhibit 6). This is a clarification recommended by Planning Division staff.
6. Amend FWCC Section 22-724 (Schools Day Care Facilities) to correct the approval process for
locating storage containers on a school site (Exhibit 7). This is a housekeeping correction
recommended by Planning Division staff.
7. Amend FWCC Section 22-725 (Multiple Unit Housing) to allow residential nnits on the ground
floor when certain conditions are met (Exhibit 8). The proposed code amendment would allow
residential units on the ground floor when a certain portion of the ground floor contains commercial
space and said commercial space meets minimum tenant space requirements. Changes to the original
proposal add requirements for minimum commercial space depth and interior height.
8. Amend FWCC Section 22-752 (Bulk Retai/- Warehouse and Storage) to change reference from
44public mini warehouse or storage facilities" to 44self-service storage facilities" (Exhibit 9). This
amendment would make the BC use zone chart consistent with proposed language in the BN zone,
as well as the proposed definition of self-service storage facilities.
9. Amend FWCC Section 22-864 (Warehouses, Wholesale Distribution - Storage Yards - Rental
Facilities) to change reference from 44mini warehouse and public storage facilities" to 44self-
service storage facilities" (Exhibit 10). This amendment would make BP use zone charts consistent
with proposed language in the BN zone, as well as the proposed definition of self-service storage
facilities.
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-I03585-00-UP
Page 7
10. Amend FWCC Section 22-1638 (Community Design Guidelines) to add the requirement that
self-service storage facilities have the appearance of pitched roofs (Exhibit 11). This amendment
would help ensure that self-service storage facilities in the BN zone would be compatible with
surrounding neighborhood development.
IV. STAFF RECOMMENDATION
Staff recommends that the following amendments to the FWCC be recommended for approval to the City
Council:
1. Amend the Definitions Section ofthe FWCC to add definitions for "big box retail" and "self-service
storage facilities."
2. Add a new use zone chart for self-service storage facilities in the BN zone.
3. Add a new use zone chart for funeral homes in the BN zone.
4. Amend FWCC Section 22-721 (Retail/Office) to add businesses selling signs in the BN zone.
5. Amend FWCC Section 22-723 (Vehicle Service Stations) to clarify requirements regarding bay doors
6. Amend FWCC Section 22-724 (Schools Day Care Facilities) to correct the approval process for
locating storage containers on a school site
7. Amend FWCC Section 22-725 (Multiple Unit Housing) to allow residential units on the ground floor
when certain conditions are met
8. Amend FWCC Section 22-752 (Bulk Retail- Warehouse and Storage) to change reference from
"public mini warehouse or storage facilities" to "self-service storage facility."
9. Amend FWCC Section 22-864 (Warehouses, Wholesale Distribution - Storage yards - Rental
Facilities) to change reference from "mini warehouse and public storage facilities" to "self-service
storage facilities."
10. Amend FWCC Section 22-1638 (Community Design Guidelines) to add the requirement that self-
service storage facilities have the appearance of pitched roofs.
v. REASON FOR PLANNING COMMISSION ACTION
FWCC Chapter 22 "Zoning," Article IX, "Process VI Review," establishes a process and criteria for
zoning code text amendments. Consistent with Process VI review, the role of the Planning Commission is
as follows:
I. To review and evaluate the zoning code text regarding any proposed amendments.
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-103585-00-UP
Page 8
2. To determine whether the proposed zoning code text amendment meets the criteria provided
by FWCC Section 22-528.
3. To forward a recommendation to City Council regarding adoption of the proposed zoning
code text amendment.
VI. DECISIONAL CRITERIA
FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes the
compliance of the proposed zoning text amendments with the criteria provided by FWCC Section 22-528.
The City may amend the text of the FWCC only ifit finds that:
1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan.
The proposed FWCC text amendment is consistent with the following Federal Way Comprehensive
Plan (FWCP) goals and policies:
LUP28 Provide for a mix of commercial and residential uses in commercial areas.
LUG 7 Provide neighborhood and community scale retail centers for the City's
neighborhoods.
LUP42 Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate compatibility
with the neighborhood.
LUP44 Neighborhood Business centers should consist of neighborhood scale retail and
personal services.
LUP45 Encourage mixed residential and commercial developments in Neighborhood
Business designations where compatibility with nearby uses can be demonstrated.
2. The proposed amendment bears a snbstantial relationship to public health, safety, or welfare.
The proposed FWCC text amendment hears substantial relationship to the public health, safety, and
welfare because it increases the potential services that could be developed within neighborhood
business centers, while incorporating provisions that ensure new development is compatible with
surrounding neighborhood development. The proposed FWCC text amendment also increases
flexibility in allowing residential development within neighborhood centers, providing for additional
housing opportunities close to services.
3. The proposed amendment is in the best interest of the residents of the City.
The proposed FWCC text amendment is in the best interest of the residents of the City because it
facilitates development within neighborhood business areas that would provide additional service
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-I03585-00-UP
Page 9
businesses and living opportunities for the citizens of Federal Way. It also provides a definition for
"big box retail" to help identify this type of development and maintain the objective of not permitting
its development within neighborhood centers.
VII. PLANNING COMMISSION ACTION
Consistent with the provisions ofFWCC Section 22-539, the Planning Commission may take the
following actions regarding the proposed zoning code text amendments:
1. Recommend to City Council adoption of the FWCC text amendments as proposed;
2. Modify the proposed FWCC text amendments and recommend to City Council adoption of
the FWCC text amendments as modified;
3. Recommend to City Council that the proposed FWCC text amendments not be adopted; or
4. Forward the proposed FWCC text amendments to City Council without a recommendation.
VIII. EXHIBITS
Exhibit I
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Comments from Brian Lawler, Representing Irmas Charitable Foundation, August 8, 2005
(regarding proposed self-service storage facilities development standards)
Proposed New Definitions, FWCC Section 22-1
Proposed New Use Zone Chart for Self-Service Storage Facilities
Proposed New Use Zone Chart for Funeral Homes
Amendments to FWCC Section 22-721 (Office/Retail)
Amendments to FWCC Section 22-723 (Vehicle Service Stations)
Amendments to FWCC Section 22-724 (Schools Day Care Facilities)
Amendments to FWCC Section 22-725 (Multiple Unit Housing)
Amendments to FWCC Section 22-752 (Bulk Retai/- Warehouse and Storage)
Amendments to FWCC Section 22-864 (Warehouses, Wholesale Distribution - Storage
Yards - Rental Facilities)
Amendments to FWCC Section 22-1638 (Community Design Guidelines)
Neighborhood Business (BN) Code Amendments
Planning Commission Staff Report
File #05-I03585-OO~UP
Page 10
RECEIVED BY
COMMUNITYDEVElOPMENTDEPAATM~NT
,JUL 1 5 Z005
ATTORNEYS AT LAW
LA \,yLER BURROUGHS & BAKER, P .C.
ROBERT' F. BAKER
BLAIR B. BURROUCHS
BRIAN E. LAWLER
DENiSE 1\-1. !lA'vIEt
100 I FOURTH A VENLE PLAZA, SClTE 4400
SEAITLE, WASHINGTON 98154
(06) 46.J,-1000 . F''\''X ,2(6) 682-358-1
July 14,2005
Ms. Margaret Clark
Senior Plalmer
City of Federal \Vay
33325 8th Ave. S.
PO Box 9718
Federal \Vay\N A 98063-9718
Re: File~N(). 05-103251-00-SE
Proposed rvlodifications to BN Zone, FWCC Chapter 22
Self Service Storage Facilities
Dear fvJs. Clark:
We have reviewed the BN Zone Review (For Discussion by Planning
Commissien, May 18, 20(5). \Ve offer the following comments to the proposed
"Special Regulations" for Self Service Storage Facilities (SSSF) in the BN Zone.
General. SSSF's will be subject to review requirements under Process III of
Chapter 22 of the .F\VCC. This includes review under the Community Design
Guidelines at F\,yCC Chapters 22-1634 and 1635, which give the City several tools to
ensure good quality site and building design.
Proposed Special Regulation No, 1. A size restriction of 40,000 gross square
feet is arbitrary. Size should be generally a function of meeting code requirements for
lot coverage, set backs, etc.
EXHIBIT --1 .
PAGE , OF___
M. Clark
Julv 14, 2005
rage 2
Proposed Special Regulation No.2. A mixed use SSSF can be desirable.
However, not all market conditions or locations will support mixed use.i\:1ixed use
should be an option, not a requirement.
Proposed Special Regulation No.3. \Vhether individual storage units can front
on a street is a design issue. \Ve understand the concept of shielding the public view
from the entrances to individual units. This can be done in several ways, including
buffering, fencing, and landscaping.
Proposed Special Regulation No.4. \Vhether individual storage units can front
residentially zoned property is a design issue. \Ve understand the concept of shielding
the public view from the entrances to individual units. This can be done in several
ways, including buffering, fencing, and landscaping.
Proposed Special Regulation No.5. A resident manager should be an option,
not a requirement. For example, the size of some SSSF's will not support a resident
manager. Typically, having a resident manager is not required by code.
Proposed Special Regulation No.6. Locating vehicle maneuvering areas a\vay
from public view is a design issue, similar to Proposed Special Regulation Nos. 3 and 4.
This proposed condition would produce a design where buildings are pushed out to the
site perimeter, with access and doors facing inward. This may not be the most aesthetic
design in each case.
Proposed Special Regulation No.7. \Ve generally agree with the restriction on
no outside storage. However, this should not preclude covered storage. We generally
agree with the restriction against commercial truck rentals. However, some SSSF's own
a moving truck which its customers are allowed to use on a reservation basis.
Proposed Special Regulation No.8. A maximum unit size of 500 SF would
probably work in the BN zone.
Proposed Special Regulation No.9. The restriction against barb wire or razor
wire would be workable.
Proposed Special Regulation No. 10. The requirement of "dead storage" is
appropriate. . VVe do not envision that a SSSF would have any type of ongoing
businesses. Nor would an operator be interested in tenants who store property which,
in its natural or ordinary state, is noxious or hazardous.
The Irmas Charitable Foundation appreciates the opportunity to provide
comments to the Planning Commission and its staff on proposed amendments to the
BN zone designation.
EXHIBIT --1
PAGE-3.-0FJ
M. Clark
July 14, 200S
Page 3
Please keep us infonned of further public meetings and discussions. Also, please
contact me if you have any questions on our proposaL
Thank you.
V cry truly yours,
~ M.I .
LAVVLER BURROUGHS & BAKER, r.c.
Brian '::11e: a&J V
cc: Joy Knighton
Enclosure
EXHIBIT --'
PAGE~OF .1--
EXHIBIT 2
Proposed new definitions to be added to FWCC Section 22-1 :
Bifl box retail means large-scale retail that occupies more than 50.000 square
feet and derives their orofit from high sales volumes.
Self-service storafle facilities means a structure or grOUp of structures for the
storage of personal oropertv where individual stalls or lockers are rented out
to different tenants for storage.
I,IDQCUMENT\BN Code Amend 2005\Planning COlIll11i"ion\definitions.doc
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EXHIBIT 11
22-1638 District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines
apply to individual zoning districts:
(a) Professional office (PO), neighborhood business (BN), and community business (BC).
(1) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d).
(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way; and should incorporate windows and other methods of articulation.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-
of-way or pedestrian area.
(4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-
coated mesh and powder-coated poles.
For residential uses only:
(5) Significant trees shall be retained within a 20-foot perimeter strip around site.
(6) Landscaped yards shall be provided between building(s) and public street(s). Parking
lots should be beside or behind buildings that front upon streets.
(7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior
of the project and the public sidewalk.
(9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
This shall not apply to public parks and school stadiums and other comparable large institutional
uses. The maximum height for large institutional uses shall be 30 feet and shall include cutoff
shields.
20'
Figm l(i~ S<<:.12. 1633 (a)
(10) Principal entries to buildings shall be highlighted with plaza or garden areas
containing planting, lighting, seating, trellises and other features. Such areas shall be located and
designed so windows overlook them.
rQ2004 Code Publishing Co,
nDOCUMENTlBN Code Amend 2005\Planning Commission\22.1638,doc
Page 1
~, 17 - &X;, 22 . 1638 (il)
(11) Common recreational spaces shall be located and arranged so that windows overlook
them.
flI.smelS -See. 22. 1631l (e)
(12) Units on the ground floor (when permitted) shall have private outdoor spaces
adjacent to them so those exterior portions of the site are controlled by individual households.
FilUl'C 1!i1- See. Z2 - 1638 (a)
(13) All new buildings, including accessory buildings, such as carports and garages shall
appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12.
Fl,urv :ID. Sec. :n. 1638 (a)
(14) Carports and garages in front yards should be discouraged.
(15) The longest dimension of any building facade shall not exceed 120 feet. Buildings
on the same site may be connected by covered pedestrian walkways.
(16) Buildings should be designed to have a distinct "base," "middle" and "top." The
base (typically the first floor) should contain the greatest number of architectural elements such as
iD2004 Code Publishing Co.
nDOCUMENT\BN Cod. Amend 200SIPI.n"ing Commi"ion\22-1638,doc
Page 2
windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection,
by comparison, may be simple. (Note: single-story buildings have no middle.) The top should
avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to
pitched, vaulted or terraced, etc.
Figure 21 - S<<\ 22 - l638 (I)
(17) Residential design features, including but not limited to entry porches, projecting
window bays, balconies or decks, individual windows (rather than strip windows), offsets and
cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall
have visible trim material or painted detailing that resembles trim.
(18) Subsection (a)(l3) of this section shall apply to self-service storage facilities.
(b) Office park (OP), corporate park (CP), and business park (BP).
(1) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d).
(2) Buildings with ground floor retail sales or services should orient major entrances,
display windows and other pedestrian features to the right-of-way to the extent possible.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-
of-way or pedestrian area.
(4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-
coated mesh and powder-coated poles.
For non-single-family residential uses only:
(5) Subsections (a)(5) through (a)(17) of this section shall apply.
(c) City center core (CC-C) and city center frame (CC-F).
(I) The city center core and frame will contain transitional forms of development with
surface parking areas. However, as new development or redevelopment occurs, the visual
dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be
located as follows:
a. The parking is located behind the building, with the building located between the
right-of-way and the parking areas, or it is located in structured parking; or
b. All or some of the parking is located to the side(s) ofthe building; or
c. Some short-term parking may be located between the building(s) and the right-of-
way, but this shall not consist of more than one double-loaded drive aisle, and pedestrian
circulation shall be provided pursuant to FWCC 22-1634(d).
Large retail complexes may not be able to locate parking according to the above guidelines.
Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface
parking between the building(s) and the right-of-way. However, this form of development shall
provide for small building(s) along the right-of-way to break up and reduce the visual impact of
the parking, and pedestrian circulation must be provided pursuant to FWCC 22-1634(d). For
purposes of this guideline, "retail complex" means the entire lot or parcel, or series of lots or
parcels, on which a development, activity or use is located or will locate.
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(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way, and should incorporate windows and other methods of articulation.
(3) Building facades that are visible from a right-of-way and subject to modulation per
FWCC 22-1635(b) shall incorporate facade treatment as follows:
a. The facade incorporates modulation and/or a landscape screening, pursuant to
FWCC 22-1635(b); and
b. The facade incorporates an arcade, canopy or plaza, and/or one or more
articulation element listed in FWCC 22-1635(c)(2); provided, that the resulting building
characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to
a sense of public space, and reinforce the pedestrian experience.
(4) Drive-through facilities and stacking lanes shall not be located along a facade of a
building that faces a right-of-way.
(5) Above~grade parking structures with a ground level facade visible from a right-of-
way shall incorporate any combination of the following elements at the ground level:
a. Retail, commercial, or office uses that occupy at least 50 percent of the building's
lineal frontage along the right-of-way; or
b. A 15-foot-wide strip of Type III landscaping along the base of the facade; or
c. A decorative grille or screen that conceals interior parking areas from the right-of-
way.
(6) Facades of parking structures shall be articulated above the ground level pursuant to
FWCC 22-1635(c)(l).
(7) When curtain wall glass and steel systems are used to enclose a building, the glazing
panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or
pedestrian area.
(8) Chain-link fences shall not he allowed. Barbed or razor wire shall not be used.
For non-single-family residential uses only:
(9) Subsections (a)(5) through (a)(17) of this section shall apply.
(d) For all residential zones.
(1) Nonresidential uses. Subsections (a)(5) through (a)(IO) and (a)(13) through (a)(l7) of
this section shall apply.
(2) Non-single-family residential uses. Subsections (a)(5) through (a)(l7) of this section
shall apply. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 00-382, ~ 3, 1-16-01;
Ord. No. 03-443, ~ 3, 5-20-03)
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