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Planning Comm PKT 11-16-2005 November 16, 2005 7:00 p.m. City of Federal Way PLANNING COMMISSION City Hall Council Chambers AGENDA 1. CALL TO ORDER 2. ROLL CALL 3. APPROV AL OF MINUTES 4. AUDIENCE COMMENT 5. ADMINISTRATIVE REPORT 6. COMMISSION BUSINESS . PUBLIC HEARING City Center Code Amendments 7. ADDITIONAL BUSINESS 8. AUDIENCE COMMENT 9. ADJOURN Commissioners John Caulfield, Chair Dini Due/os William Drake Lawson Bronson Richard Agnew (Alternate #2) K:\Planning Commisslon\200Mgcnda 11-16-05.doc Hope Elder, Vice-Chair Dave Osaki Merle Pfeifer Pam Duncan-Pierce (A/lernate #1) City Staff Kathy McC/ung, CDS Director MargaretC/ark, Senior Planner E. Tina Piety, Administrative Assistant 253-835-2601 li'lJ!.!1,_<;in'ofl~d.f:.n!l"@.',n!111. CITY OF FEDERAL WAY PLANNING COMMISSION October 19,2005 7:00 p.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 (excused). Alternate Commissioners present: Pam Duncan-Pierce. Alternate Commissioners absent: Richard Agnew (excused). Staff present: Development Services Director Kathy McClung, Economic Development Director Patrick Doherty, Assistant City Attorney Amy Jo Pearsall, Senior Planner Lori Michaelson, and Administrative Assistant E. Tina Piety. Chair Caulfield called the meeting to order at 7:03 p.m. ApPROVAL OF MINUTES Commissioner Duclos moved (and it was seconded) to adopt the September 21,2005, minutes with corrections (change words recommended and decided to suggested, Commissioner Elder's absence was excused, and add homeowners to the list of notices in the last paragraph). The motion carried (six yes). AUDIENCE COMMENT None ADMINISTRATIVE REpORT Ms. McClung informed the Commission that the next meeting is a public hearing on the City Center Code Amendments scheduled for November 9, 2005, which is not a regular meeting date. The Commission discussed this issue, concerned that the Multi-Service Center's fund raiser is on the same night, that two Commissioners would not be able to attend on November 91\ and that this is the first time some ofthe Commissioners have heard the City wants to complete this project by the end of December. The concern was raised that the Commission may not have adequate time to study the City Center Code Amendments. It was decided to revisit and make a decision regarding the next Commission meeting at the end of this meeting. COMMISSION BUSINESS WORKSHOP - City Center Code Amendments Mr. Doherty began the staff presentation. The Commission first watched the presentation by the Leland Consulting Group presentation originally delivered to the City Council on September 20,2005. This presentation can be found on the City's Web site (W\vw..citvotredcralway.com). Mr. Doherty gave the Commission copies of Leland Consulting Group's City Center Redevelopment Strategy report. He informed the Commission that the City Council had approved continuing to work with the Leland Group and to support pursuit of public/private partnerships, or other strategies, for City Center projects. One recommendation of the Leland Group is that the City needs to deal with perceived and real barriers to growth in the City Center. These code amendments are intended to deal with some of those barriers. K,\PI.nning Commission\2005\Mccting Summary IO-19.0S.doc Planning Commission Minutes Page 2 October 19,2005 A concern was expressed that doing these code amendments before the Planned Action SEP A for the City Center is premature. Mr. Doherty explained that these code amendments do not need to precede the Planned Action SEP A. Ms. Michaelson continued the staff presentation. She commented that these code amendments would help align the zoning code with the Federal Way Comprehensive Plan (FWCP). They are a response to the recent interim ordinance and incorporate recommendations from recent downtown studies. Finally, these amendments would ready the regulatory environment for redevelopment. The key issues for these code amendments are: incompatible land uses; multifamily residential density caps; multifamily ground floor commercial requirement and open space; building setbacks; increase in base building height; new use and definition (regional retail shopping center); parking; maximum size of single story buildings; drive-through facilities; design guidelines; public improvements; nonconformances; combined SEP A and land use; and a housekeeping change. Incompatible Land Use Staff is continuing to research which particular businesses would be affected by the proposed changes. Commissioner Duclos expressed concern that these changes could drive some businesses out because they would become nonconforming and therefore, would not be able to make changes to their building. Mr. Doherty responded that the proposed amendments include reducing the barriers for nonconforming structures. Commissioner Osaki commented that the interim ordinance restricted more uses than the proposed amendments and the proposed amendments appear to be restricting uses more by the type of person they attract as opposed to the type of business. Ms. Michaelson commented that the restricted uses proposed in these amendments are partially based on the recommendations of the code obstacles analysis ("Final Code Obstacles Report") by Faith Lumsden, which suggested restricting uses based more on the form ofthe building, although considering prohibitions on gambling and thrift stores was also recommended. Multifamily Residential Density Caps Commissioner Duclos expressed concern that the proposed changes would not be good for families with young children. Mr. Doherty explained that the demand for recreation space is much less with smaller families in downtown areas than in traditional neighborhoods. Height Increases Ms. Michaelson commented that the proposed amendments do not propose changes to existing maximum height limits, but rather deal with base height increases and height bonuses. Commissioner Osaki asked the staff to provide a map that outlines the City Center Core and Frame. Commissioners felt the height bonus table was unclear; especially in regards to mixed.use. Commission Elder commented that ifthe City's eventual result is to have tall buildings in the City Center, why not increase the height at this time instead of sometime in the future. It was explained that increased heights for multifamily are being considered in the Planned action SEP A and a future code amendment may follow that. Single Story Development Single story development would have a maximum of 20,000 square feet. The new use of regional retail shopping center would be exempt from the 20,000 square foot maximum. The Commissioners expressed their concern that the proposed code amendments do not go far enough to align the zoning code with the FWCP. They asked why the proposed amendments don't include increasing the building height and recommending that all new buildings be mixed-use. Staff replied that these amendments are intended to be an interim stage. Increased Single Story Building Size This allows an applicant to choose from five options that would allow additional square footage, above the 20,000 square foot maximum. The Commission asked the staff to provide examples of how these options would work. K\Planning Commission\2005\Me.ting Summary IO-lo-05.doc Planning Commission Minutes Page 3 October 19,2005 Community Design Guidelines A number of amendments are proposed for the design guidelines, including parking criteria, building fa<;ade treatment, pedestrian circulation, drive-through facilities, residential uses, and public on-site open space. In addition, the definitions have been clarified and expanded. Commissioner Osaki asked why drive-throughs are allowed when they are not pedestrian friendly. Mr. Doherty replied that drive-throughs could be compatible in certain mixed-use developments, subject to design standards ensuring no visibility from streets New Use Category A new use of regional retail shopping center is proposed. Commissioner Osaki expressed concern over the five- foot setback and locating the buildings close to 320th Street. Ms. Michaelson replied that the principal pedestrian street type may address this issue. Other Changes Other changes included highlighting the flexibility in the code to reduce required parking and clarifying the process by which required street improvements are determined. It was suggested that staff include more pictures to show what the proposed amendments would look like. ADDITIONAL BUSINESS The next meeting date was discussed. Given that is likely the staff report will be long, it was decided to hold the next meeting on November 15,2005, to start the public hearing with the intent to continue the public hearing. Staff commented that they are willing to meet with individual Commissioners to help clarify any issues in regards to the City Center Code Amendments. Chairman Caulfield led the Commissioners in wishing Commissioner Elder a Happy Birthday. AUDIENCE COMMENT None ADJOURN The meeting was adjoumed at 10:00 p.m. K:IPlanning Commissionl2005\Meohng Summary 10.19.05.do<: ~ CITY OF'" .. -~ Federal Way STAFF REPORT TO THE PLANNING COMMISSION Planning Commission Public Hearing November 16,2005 Proposed Text Amendments to Federal Way City Code (FWCC) Chapter 22, "Zoning" City Center-Core and City Center-Frame and Other Amendments (City File No. 05-104258-00-UP) TABLE OF CONTENTS I. INTROD U CTI 0 N -------------------------------------------------------------------------- 1 II. LIST OF PROPOSED AMENDMENTS ---------------------------------------------------- 1 III. ORGANIZA TION OF STAFF REPORT --------------------------------------------------- 2 IV. STAFF ANALYSIS AND RECOMMENDATION ------------------------------------------ 2 V. PURPOSE AND INTENT OF AMENDMENTS-------------------------------------------- 3 VI. llACI((}ROlJND--------------------------------------------------------------------------- 3 VII. REASON FOR PLANNING COMMISSION ACTION ------------------------------------ 6 VIII. PROCEDURAL SUMMARY ---------------------------------------------------------------- 7 IX. D ECISI ONAL CRITERIA ----------------------------------------------------------------- 7 X. PLANN IN (} C OMM I SSI ON A CTION ----------------------------------------------------- 11 XI. LIST OF EXHIBITS -----------------------------------------------------------------------11 Report prepared by: Lori Michaelson, AICP, Senior Planner I. INTRODUCTION The proposed zoning text amendments are intended to address real or perceived barriers to development that is consistent with the City Center vision of a pedestrian-oriented, mixed-use, vibrant, urban center, as adopted in the Federal Way Comprehensive Plan (FWCP); while limiting development that contradicts or impedes the vision. A detailed discussion of the purpose, intent, and background for the proposed amendments is provided in Paragraphs V and VI, below. Several key code amendments are proposed for consideration. These include prohibiting gambling activities, prohibiting the sale of second~hand merchandise, limiting the size of single story buildings and the amount of new single story construction that can occur on a site except when co-located with other optional uses, bringing commercial buildings to the street, limiting parking adjacent to streets, and emphasizing pedestrian and streetscape amenities, and better urban design principals, in building and site design. The proposal will also encourage multi-unit housing by eliminating density caps, increasing base height, relaxing open space requirements, and clarifying ground floor commercial requirements. Other amendments include allowing full reconstruction of nonconforming improvements when damaged or destroyed by sudden accidental cause irrespective of cost, highlighting existing code flexibility for reduced parking requirements, and clarifying the discretionary process by which street frontage requirements are determined. II. LIST OF PROPOSED AMENDMENTS The proposed code amendments are listed below by title and number: . #lA: . #18: . #2A: . #2B: . #2C: · #3A: · #3B: · #4A . #4B: . #5: . #6A: · #68: · #6C: Prohibit incompatible land uses - Gambling activities Prohibit inconsistent land uses - Second-hand merchandise sales MultiHunit housing - Eliminate density caps Multi-unit housing ~ Criteria for ground floor commercial Multi-unit housing - Recreational open space BuildingHeights - Limited increases to base heights Building Heights - Amendments to height Bonus Program Single story buildings ~ Maximum size limits Single story buildings - Options to increase size above 20,000 square feet Add new use and definition - "Retail Shopping Center, Regional." Site Layout - Building setbacks for commercial uses Site Layout - Building setbacks for multi-unit housing Site Layout - Flexible parking requirements City Center Code Amendments Planning Commission Staff Report File #05-104258-00-UP Page 1 . #7A: · #7B: . #7C: · #7D: · #7E: . #7F: . #7G: . #8A: · #8B: · #8C: . #9: . #10: . #11: Design guidelines - Definitions Design guidelines - Mixed use residential buildings Design guidelines ~ City center parking Design guidelines - Fas:ade treatment in building design Design guidelines - Pedestrian circulation facilities in site design Design guidelines - Drive-thru facilities; residential guidelines Design guidelines ~ Design criteria for public on-site open space Nonconformance - Nonconforming use Nonconformance - Nonconforming development Nonconformance - Special provision for damaged improvements "Housekeeping" amendment Street improvements Perimeter landscape buffers III. ORGANIZATION OF STAFF REpORT A detailed description and staff analysis of the above-listed amendments are presented in the attached Exhibits "A," "B," and "C," described below. Each exhibit has a cover sheet listing its contents. The exhibits contain a series of tables addressing the amendments, along with the affected code sections with the proposed amendments shown in strikeout and bold format. EXHIBIT A B C AMENDMENTS ADDRESSED AFFECTED CODE(S) #1,#2,#3,#4,#5,#6 "Use Zone Charts" and "Definitions" #7 (#7 A-#7G) "Community Design Guidelines" #8, #9, #10, #11 "Nonconformances" and others The "City Center", as described in the FWCP and in this report, encompasses the zoning districts "City Center-Core" and "City Center-Frame", as designated on that portion of the City's adopted zoning map (Exhibit D). IV. STAFF ANALYSIS AND RECOMMENDATION The staff analysis and recommendation on each code amendment is provided on the corresponding tables contained within the above-noted exhibits. The staff recommendation is also provided in the form of a proposed motion in Section X, "Planning Commission Action," below. File #05-104258-00-UP Page 2 City Center Code Amendments Planning Commission Staff Report v. PURPOSE AND INTENT OF AMENDMENTS Overall Purpose The proposed code amendments will help address state and local policies, build on the City's recent capital investments in the City Center, implement recommendations from recent City Center studies, and formally address concerns which prompted the City's recent interim ordinance prohibiting certain uses and development from the City Center which were deemed contrary to the development envisioned by the FWCP. Problem Statement The pattern of development in Federal Way's downtown continues to contradict the vision, goals, and policies for the City Center, as adopted in the FWCP (Exhibit E), and described in more detail in Section VI, below. The predominant development pattern continues to be characterized by single-story buildings and strip malls, surrounded by expanses of surface parking. This conflicts with the FWCP vision for compact, mixed~use, multiple story, pedestrian-oriented development, and efficient use of land; and fosters ongoing private investment in development that is inconsistent with the FWCP. Recent right~of-way projects have improved "trip quality" within vehicle and pedestrian routes of travel. However, there are few street-side pedestrian amenities, such as landscaping, pedestrian- scale lighting, and benches. ill many instances, public sidewalks are bordered by large surface parking areas or blank building walls. There are no obvious, significant, public or private green spaces, plazas, corridors, or gathering spaces, and the residential population is limited. Publicly visible, and usable, pedestrian-oriented amenities and open spaces, and better urban design principals, must be better integrated into site and building design, if the City Center is to become an attractive and vibrant urban center where people want to live, work, play, shop, and gather. Proposed Restrictions Balanced with Incentives The proposed code amendments will restrict certain uses, and strengthen certain requirements, as necessary to help address the above-noted inconsistencies with the FWCP. However, the proposal also includes a number of incentives to development that comports with the FWCP. For example, the code amendments would limit the size of single story buildings to 20,000 square feet, and the amount of new single story construction on a site to 20,000 square feet. However, no size limit would apply to multiple story development, and increases to single story development may be granted to projects that co-locate with other optional uses. Also, minor additions of up to 1,000 square feet per year are exempt from the 20,000 square foot limit, and "regional shopping centers" are defined and excluded from the size limit in light oftheir unique development format and development challenges. Multi-unit housing is encouraged in a variety of ways, such as eliminating density caps, clarifying ground floor commercial requirements, relaxing recreational open space criteria, and increasing base height from 35 feet to 70 feet in both the City Center Core and Frame. The nonconformance provisions of the code are relaxed to allow 100 percent rebuilding of a nonconforming structure that is destroyed or damaged by natural causes, regardless of cost. Other code changes simply make the code more usable or understandable, such as highlighting the City Center Code Amendments Planning Commission Staff Report File #05-104258-00-UP Page 3 ability to reduce parking in the City Center, and clarifying the process by which required street frontage improvements are determined. In many instances, the proposed changes will regulate by form and design, rather than specific uses. VI. BACKGROUND State and Local Planning Policies The FWCP City Center chapter (Exhibit D) integrates the community's vision for a City Center with the Puget Sound Regional Council's adopted VISION 2020 Plan, and King County's countywide strategy for developing a network of urban centers. Federal Way's City Center is designated one of a dozen "Urban Centers" within the County, wherein a high concentration of jobs and housing is planned to occur. The City's strategy to meet these targets is set forth in the FWCP, and the highest density of the City's housing and jobs growth is directed to the City Center/Urban Center. The Land Use chapter of the FWCP states, "The creation of an identifiable and vibrant downtown is one of the primary goals identified by the community during the CityShape planning process. The policies ofthe Land Use and City Center chapters of the FWCP envision a concentrated City Center comprised of mixed-use developments, pedestrian-oriented streetscapes, livable and affordable housing, a network of public spaces and parks, and development of superior design and quality. The City Center will provide a central gathering place for the community where civic and cultural activities and events take place." The intent of the City Center-Core land use designation, as described in the Land Use chapter of the FWCP, is to "create a higher density, mixed-use designation where office, retail, government uses, and residential uses are concentrated. Other uses such as cultural/civic facilities, community services, and housing, will be highly encouraged." The intent of the City Center-Frame, as described in this chapter, is "to have a look and feel similar to the Core and provide a zone ofless dense, mixed-use development physically surrounding a portion of the City Center Core. Together, they (City Center-Core and City Center-Frame) are meant to complement each other to create a 'downtown' area." The City Center vision statement (Chapter 7, FWCP) states, "By the end of the comprehensive planning horizon, the City Center will have evolved into the cultural, social, and economic center ofthe City and fulfilled its role as one of Puget Sound's regional network ofurhan centers. This role will be reinforced by pedestrian-oriented streetscapes; an efficient multimodal transportation system; livable and affordable housing; increased retail, service and office development in a compact area; a network of public spaces and parks; superior urban design; and a safe, essential, and vibrant street life." The Urban Center policies of the FWCP reinforce and compliment the above-noted vision and goals, by encouraging transit use and discouraging the use of single-occupant vehicles, emphasizing pedestrian features and promoting superior urban design, providing sufficient public open spaces and recreational opportunities, and encouraging uses that provide daytime and nighttime activities. City Center Code Amendments Planning Commission Staff Report File #05-104258-OO-UP Page 4 Private and Public Investment The level of private investment in the downtown has not met the City's expectations or the goals ofthe FWCP. To help address these concerns, approximately $45 million of public money has been invested in storm water and street infrastructure to benefit the downtown area and prepare for future development. In addition, the City adopted a tax incentive ordinance to help attract housing to the downtown, commissioned various special studies to help the City assess and address development potential (described below), and created a City Center Redevelopment Fund which will be available for a broad range of projects and programs to be determined by the City Council in the near future. City Center Development Studies and Strategies The code amendments as proposed were informed by several recent downtown-specific studies and planning efforts undertaken by the City. The purpose of the studies was to help the City assess market and development potential in the downtown, to strategize ways to achieve the type of development envisioned by the comprehensive plan and grounded in market potential, and to identify and address zoning obstacles to that vision. An August 12,2005, "Final Code Obstacles Report" by Faith L. Lumsden was one source of information and direction in developing the amendments as proposed. The report identified potential zoning obstacles to the type of development envisioned by the FWCP, and recommended possible code changes to help address the obstacles. The recommendations of the code obstacles report, relative to the amendments, are noted throughout the staff report. The Lumsden report is available upon request. An October 2005 "City Center Redevelopment Strategy" by the Leland Consulting Group assessed market potential and provided strategic actions the City can take to help guide future investment in the downtown. The Leland study found that the potential market capture within the City Center over the next ten years includes 200,000 to 300,000 square feet ofretaill entertainment space, 200,000 to 300,000 square feet of office space, 800 to 1,200 urban housing units, and more than 400 additional lodging rooms. The City Council has also retained the Leland Group to help guide and implement efforts to capture this market potential. Such efforts may include but are not limited to aggressive marketing, public-partnerships, property acquisition, and redevelopment projects. The relevance ofthe Leland study to the code amendments is twofold. The study validates the market potential for so-called "lifestyle" development in the downtown, which is analogous to the FWCP vision for compact, mixed-use, pedestrian-oriented development. In addition, the study set out certain steps the City can take to "ready the environment for investment." One of these steps is to address real or perceived regulatory barriers that may exist in City regulations. The above~noted Lumsden study helped the City to identify possible code barriers and prepare the amendments as recommended. In addition, a "Planned Action" State Environmental Policy Act (SEP A) Environmental Impact Statement (EIS) is being prepared by the consulting firm of Jones and Stokes, and should be completed the first part of2006. The EIS will identify development capacity in the City Center over a ten-year development horizon and the mitigation necessary to achieve that capacity. Ultimately, the EIS will be a tool to assist developers through an expedited permit process for projects that are consistent with the FWCP and the EIS. City Center Code Amendments Planning Commission Staff Report File #05-1 04258-00-UP Page 5 It should be emphasized that it is not necessary for the Planned Action EIS to precede these code amendments. The EIS will not provide any information that is related to the proposed amendments. There is no master plan, comprehensive plan changes, subarea plan, or other major change to the environment contemplated in the Planned Action EIS. The EIS will simply address environmental impacts over a ten-year development horizon. The only "planning" change being considered in the EIS is a potential height increase for residential development, from the existing height of 85 feet to a maximum 145 feet (consistent with the current maximum height for. commercial uses), with an option to consider 200 feet. Since the currently proposed code amendments do not in any significant way increase development potential in the City Center, but rather accommodate it more readily, and/or direct it to be more compliant with the comprehensive plan vision, the amendments do not require an EIS to proceed. Interim Ordinance On June 7, 2005, the City Council adopted an interim ordinance (Exhibit F) that temporarily suspended certain types of development from the City Center as being inconsistent with the FWCP vision for multiple-story, mixed-use, pedestrian-scale development and a more efficient use of land. The ordinance temporarily prohibited new one-story single tenant buildings in excess of 75,000 square feet, one-story multi-tenant buildings in excess of 10,000 square feet, drive- through businesses, casinos, card rooms, check cashing businesses, thrift stores, pawn shops, retail establishments selling primarily groceries, and retail establishments selling primarily hardware and garden related items. The interim ordinance suspended the opportunity for additional private investment in development that may be inconsistent with the comprehensive plan, and allowed the City to complete and consider the above-noted studies by Lumsden and Leland, and to advance work on the Planned Action EIS. The interim ordinance expires on December 7, 2005, unless it is extended by official action of the City Council. Certain elements of the interim ordinance were incorporated in whole or in part into the recommended code amendments. These include prohibitions on gambling activities (i.e., casinos and card rooms) and the sale of second-hand merchandise (i.e., thrift stores and pawn shops), and restrictions on the size of single story buildings. The other interim prohibitions, on grocery stores, hardware stores, and drive-through businesses, are not being recommended for permanent adoption because the concerns behind these prohibitions will be adequately addressed by related site and design regulations, as recommended. Public Involvement From July through October of this year, staff met with several business and property owners in order to review the key aspects of the proposed amendment. In addition, a draft version ofthe proposed code amendments was introduced to the Planning Commission at a public workshop on October 19,2005. The Planning Commission public hearing notice was issued in accordance with all applicable code requirements and in addition, was sent to all owners of record of property located within the City Center Core and Frame. VII. 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: City Center Code Amendments Planning Commission Staff Report File #05-1 04258-QO-UP Page 6 . To review and evaluate the zoning code text regarding any proposed amendments; . To determine whether the proposed amendments meet the criteria provided by FWCC Section 22-528; and, . To forward a recommendation to City Council regarding adoption ofthe proposed zoning code text amendments. VIII. PROCEDURAL SUMMARY July-October, 2005 Informal meetings with staff and property owners and business owners October 19, 2005 Planning Commission Workshop to review and discuss draft proposal October 26, 2005 Determination of Non significance (DNS) issued pursuant to the State Environmental Policy Act (SEP A)* November 16, 2005 Public Hearing before the Planning Commission* November 23,2005 DNS appeal deadline *Public notices of the City's environmental threshold determination and Planning Commission public hearing were duly prepared and distributed in accordance with all applicable code requirements; and in addition, the hearing notice was mailed to all owners of record of real property located in the City Center- Core and City Center-Frame zoning districts. IX. 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 amendments are consistent with the applicable provisions of the comprehensive plan; The proposed FWCC zoning text amendments are consistent with, and substantially implement, the following key goals and policies adopted in the FWCP: Land U'ie (Chapter 2, FWCP) LUG] Improve the appearance and function of the built environment. LUP] Use residential design performance standards to maintain neighborhood character and ensure compatibility with surrounding uses. City Center Code Amendments Planning Commission Staff Report File #05-I04258-OO-UP Page 7 LUP2 Use design and performance standards to achieve a greater range of housing options in multiple-family designations. LUP3 Use design and performance standards to create attractive and desirable commercial and office developments. LUP44 Neighborhood Business centers should consist of neighborhood scale retail and personal services. LUP45 Encourage mixed residential and commercial development in Neighborhood Business designations where compatibility with nearby uses can be demonstrated. LUP 187 Develop incentives to encourage desired development in commercial areas, especially in the City Center Core and Frame. Economic Development (Chapter 4, FWCP) EDG1 The City will emphasize redevelopment that transforms the City from a suburban bedroom community to a full-service community with an urban core. Housing (Chapter 5, FWCP) HP31 Encourage new residential development to achieve maximum allowable density based. City Center (Chapter 7, FWCP) GGG1 Create an identifiable City Center that serves as the social and economic focus of the City. Define a City Center with distinct boundaries, unique building types, and special features. CCG2 Attract a regional market for high quality office and retail uses which increases employment opportunities, adds to the City's tax base, and establishes Federal Way's City Center as an economic leader in the South King County region. CCG5 Encourage a mix of compatible uses to maintain a lively, attractive, and safe place to live, work, and visit. CCG6 Focus on improving the existing character and image of the City Center. City Center Code Amendments Planning Commission Staff Report File #05-104258-o0-UP Page 8 CCG7 Encourage housing opportunities in mixed residential/commercial settings. Promote housing opportunities close to employment. CCG9 Create an environment oriented to pedestrians and bicyclists. CCG 10 Create an environment that attracts high quality housing, commercial, and office uses. Develop requirements for buildings, streetscape, and site design. CCG 11 Create policies and regulations to encourage more efficient use of parking facilities and to foster new, innovative, and creative parking solutions. CCG 13 Focus new growth with higher demands for infrastructure and transportation in the City Center, specifically the core area. Allow for higher intensity uses for efficient use of land. CCP3 Revise land use regulations, as necessary, to allow the higher intensity development expected over the course of the next 15 to 30 years. CCP7 Allow for a variety of uses and mixed-use development within buildings, or complexes. Ensure that mixed-use development complements and enhances the character of the surrounding residential and commercial areas. CCG14 Increase housing opportunities and diversity of housing types within the City Center, - including the Frame area. CCP 19 Revise local zoning codes, site planning requirements, and street design standards, as necessary to establish a more pedestrian and bicycle friendly environment. CCP44 Site and orient buildings and parking to allow redevelopment of surface parking. 2. The proposed amendments bear a substantial relationship to public health, safety, or welfare; The proposed FWCC text amendments will help create an identifiable downtown, improve the form and function of the City Center through improved site and building design, improve pedestrian amenities and circulation within the City Center, restrict land uses that may be incompatible or inconsistent with residential uses, and limit continued private investment in development inconsistent with the comprehensive plan, which will have a direct relationship to public health, safety, and welfare. And City Center Code Amendments Planning Commission Staff Report File #05-1 04258-00-UP Page 9 3. The proposed amendment is in the best interest of the residents of the city. The proposed FWCC text amendments will help create an identifiable downtown that is the social and economic focus of the City, encourage a mix ofland uses compatible with housing, promote housing opportunities close to employment, promote development that consumes less land, and improve the quality of urban design and architecture within the City Center, which is in the best interest of the City's residents. X. PI..ANNING COMMISSION ACTION Consistent with the provisions of FWCC Section 22.539, the Planning Commission may take the following actions regarding the proposed zoning code text amendments: 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. STAFF RECOMMENDS THE FOLLOWING MOTION: "Move to recommend to the City Council for adoption of proposed FWCC text amendments, numbered 1 through 11, as listed in Paragraph II of the staff report. . . .. . or... if deletions or changes occur as a result of Planning Commission deliberations, add... "except amendment no(s)_, as deleted, or as amended by the Planning Commission as follows...... ". XI. EXHIBITS Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Code Amendments #1 through #6 - Tables and Affected Codes Code Amendments #7 A through #7G - Tables and Affected Codes Code Amendments #8 through # 11 - Tables and Affected Codes Zoning Map, City Center-Core and City Center-Frame Federal Way Comprehensive Plan, City Center Chapter Interim Ordinance, No. 493, adopted June 7, 2005 City Center Code Amendments Planning Commission Staff Report File #05-104258-00-UP Page 10 EXHIBIT A CONTENTS OF EXHIBIT l) CODE AMENDMENT TABLES · #lA: Prohibit incompatible land uses - Gambling activities · #lB: Prohibit inconsistent land uses - Second-hand merchandise sales · #2A: Multi-unit housing - Eliminate density caps · #2B: Multi-unit housing - Criteria for ground floor commercial · #2C: Multi-unit housing - Recreational open space · #3A: Building heights - Limited increases to base heights (housing, retail, entertainment, and "transitional" height) · #3B: Building heights ~ Height bonus program (offices, hotels, trade centers) · #3C: Building heights - Height bonus program (multi-unit housing) · #4A: Single-story buildings - Maximum size limits · #4B: Single-story buildings - Options to increase size above 20,000 square feet · #5: Add new use and definition - "Retail Shopping Center, Regional" · #6A: Site Layout - Building setbacks for commercial uses · #6B: Site Layout - Building setbacks for multi-unit housing · #6C: Site Layout - Flexible parking requirements 2) AFFECTED CODE SECTIONS · Federal Way City Code (FWCC) Chapter 22, Article XI, "District Regulations," Division 8, "City Center-Core & City Center-Frame Use Zone Charts;" and Sec. 22-722, "Neighborhood Business" Use Zone Chart, Entertainment. · FWCC Chapter 22, Article I, "Definitions" '" if.. 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I'il 0 "Cl 0 =e:;::l 1'il"O eo~ .S 0 ~ 6h ~.s 'g 8 .~ -g ~~ ;: ..9 <n ~ p.. ~ ~oeo I'il "Cl 0 =.S 1;i tc.. ~~Cl~ I'il ..Cl III III ... 0 ~ ~"""'''-Gf~''''''''..d _ Ol'il..=j;l:::l ....IIlGolo:SGolO:::l,Q~ I'ill'il'" 'iNS ~~ ~.ue ~ ~.:s:~a:l d 1'il'C...c.....';:l Qca c.. ell 0 III ..~ l'f'l .... III ..... ..... Sill.... Q ....~Gol'il.a. GolO<1) ~"",gt~"g...;!g. 'W.::::! _"'~e<l ... Gol ....;!'C~ 0"= fro .... ...... = Gol='-""Cl c g,a~=~e<l~Gol<1) III S 'C a tl ';' 8 ~.~ ~ " ..~ OJ) .. "at (U _.0 ... .... g.~j III ~ ~ ... ~ ";l ....~.... = ";l e<l'O ~.~:'g~}'g ~ ~ =d'''1'il ....Gol_ ~ 0... ~...'" 0 "Cl...= k> ... ... ... Gol 0 Gol'... ;> ~c...s~-B~~e<l<1) $.sa:lNlaa=~ ......!::l;alll Gol... ~l'f'l::r: ~ 0'0....- 0_'"" , ... Gol GolGolGol.....t:: ~!o:S.a;! ~ t~lIi~. r.S=>."g'S -fe'""~ 1Il~,Q ~ o;!'g.... = 0 ~ Gol"Cl o~.~ =j,,=ca .q;! Gol~ = $ 'C 0 ell.... "0 j;l..... 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S"O '....... <1) ~.~ ] j ~ :;re~e~ ... 0 .!;:l fr'~ s 0 ~ ~ Q<;bu 0 x.... .... <1)'= <1)"~'Eh.9 d ~ ~ s:;J.9,~ Q 0 S eo'~ '" ~z ~ 8.s .... ~ ~eo~~~ <1).S ~ '" <1) ~ Q <d.... ... == i::l~>.~2 2 .gt~Q~ ... e,go...l"6h r.n <1)",ofl8>> =:l.~ ~~e~i 00 0 0 J:l .... .'+=lU-.:><il ~ .9 ;S ~ ~ ~ ~ ! U 'g ~ p.. r-l VJ ; 1 00 o 11 ~ <1) ~ ~ <1) .D 1 >> S. III Gol III = ]' = Gol "Cl <1) .~ B "'g t'", o III tD OJ ~ p., .... _....' ,....>."ClO GolO= O,Q Gol ~ :!l ... .... lI'l 'i- ~~o.!~~ ~'i 0..,.="Cl.... ~ ~.9:;-==: ~~~ "" S.-,Ill ~ 0 OIl" III ... III Gol "Cl k;; III . ~~~::~CIl. ~... QJi ~ ~._ =. IIIIIIIIIII Cl) ~"Cl;IIlg.Ill~Gol~ 1Il1ll...s:l....'Y'=~;; ~I':IGol~~'-'"';'...."d c.. ..i of! III III 'C= ~ 0= 8 1'1) -1IrIIIi' 0 ~ "'. 0 2:! .... 1':1 Gol e<l III 1':1 9 '" ~l~of!~ Q;"'+=ls:........~ ... SGol 1':1 = = Gol";i ........=::I,Q .....13...e<l~toi:la ~eo ~ ~ 0 ~ 0lI:a .~ = .S ':s~'il.s...., ~:g Golao.......~ l"'lO ... .=Gol~.;=<I':I......c .!o....-''CGolo", .....~"Cli Gol "'of!~ 11"Cl ~b ~J e-~ o '13 .!l !::'~ III :; 'in' "Cl ;; ... ~ c.. ..... ... '-' Gol '... OIl.;=< ::I'-'~ -;;;- Gol OIl g -;- 6. tl e.. ~ 'ai' ~ f Co '-'GolO"Cl ",c..GolfJ> ..~ ==::IIIl...... ~...=1':I1ll...";l~0 o OS a: .~ OS ~ ~ = ~ = oGol ...=1':1 oof!t:~of!OGol"Cl' .... OIl Gol N OIl Gol :5! = .c::> = ;:I.!:l ,= = ~ ~ 1':1 ... >.-~:ct.! S "",.J.O = Gol Gol.... Gol =.... a = of! of! .9 of! ~ ~:l J:l <( ... :E ~ ~ .g J OJ "C 8 B 5 u .g u eo .8... Sl i:f~ "dS ~ ~Q, p.. <1) ~ a{ g . eo .g 61 .il.Q ~ ~ ~ .... ,.... cil a g.'~ ~ g. ~ Q S ~"E ,s8]8 4-<"do~~oo" t<1) '" '!iJ ta ~ 0 ~ '.;:j o:a tr ~ "0 ,~ .2 .~ c.. 0 .g'~ ~ 'g ,:1 Sl ] Q ~ '~ ~] ~ .g. ~:g ~ ~.~ ,!S ~ 8. ~.s.a:2 ~eos.a:a<1)El ~~ ~ "d ~ g ~ ~'~ <1)'~:-'.9.9 ,~ ] ~ 1a.g '" 0' ~ ..r 0 ,5 ~] ~ ~ 1 'B g ~~... ~ JlH ~] ~~ -3 ~~." 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Co III .... ;a ~ l J .g o u t '5 u ~ o EXHIBIT B CONTENTS OF EXHIBIT 1) CODE AMENDMENT TABLES · #7 A: Design guidelines - Definitions · #7B: Design guidelines - Mixed-use residential buildings · #7C: Design guidelines - Location of parking in site design · #7D: Design guidelines - Fa<;ade treatment in building design · #7E: Design guidelines - Pedestrian circulation facilities in site design · #7F: Design guidelines - Drive-thru facilities; residential use guidelines · #7G: Design guidelines - Design criteria for public on-site open space 2) AFFECTED CODE SECTIONS · Federal Way City Code (FWCC) Chapter 22, Article XIX, "Community Design Guidelines" z e (I) (I) ~ = .... (I) :I =:l "0 ~ ~ -= '"' ~ ..0 .:::l OJ) ..... a) z ..a = ~ .... 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The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Floor means the horizontal surface inside a structure designed and intended for human use and occupancy, Gambling use means one of those gambling activities regulated by the state, e.g" "public card rooms," which involve staking or risking something of value upon the outcome of a contest of chance or a future contingent event not under the person's control or influence. upon an agreement or understanding that the person or someone else will receive something of value in the event ofa certain outcome, Gambling uses include those uses regulated by the Washington State Gambling Commission with the following exceptions. as these uses are defined in Chapter 9.46 RCW: punch boards: pull tabs: bingo games operated by bona fide not-for-profit organizations: limited social games operated by bona fide not- for-profit organizations: commercial amusement games: raffles: fund raising events: business promotional contests of chance: sports pools: golfin~ and bowling sweepstakes: dice or coin contests for music, food. or beverages: fishing derbies: bona fide business transactions: activities regulated by the State Lottery Commission, Geologically hazardous areas means areas which because of their susceptibility to erosion, land. sliding, seismic or other geological events are not suited to siting commercial, residential or industrial development consistent with public health or safety concerns. Geologically hazardous areas include the following areas: Retail sales, general and specialty, is differentiated from bulk retail by the size of the building, size of items purchased and sales volume, General and specialty retail includes the sale of smaller items such as groceries, drug store sundries, specialty hardware, paint supplies, and sports equipment, etc, Typically not a discount or volume warehouse store. Typical user is the general public, Retail sales. second hand merchandise, means an individual or establishment that sells second hard merchandise. such as pawn shops; used book and record stores: used clothing, furniture, and appliances: thrift stores consignment stores; and flea markets, This definition does not include the sale of antiques. Retail sholJoing center, regional means a series of unified commercial establishments that provide retail. entertainment. or professional services on a site comprised of at least 50 acres. with direct access to a state or federal highway. with shared parking facilities. with a combined gross floor area of at least 500,000 sq, ft.. and with all or some of the stores configured with an inward orientation and connected with common interior walkways. Right-of-way means land dedicated or conveyed to the public or a unit of government, the primary purpose of which is the movement of vehicles and/or pedestrians and providing for access to adjacent parcels, with the secondary purpose of providing space for utility lines and appurtenances and other devices and facilities benefiting the public. @2004 Code Publishing Co, Page I Federal Way City Code Chapter 22. Zoning. Article XIII. Supplementary District Regulations 22-977 Size increases, single-story buildings, center core and frame. (a) Generallv. Single-story buildings may be increased in size beyond 20.000 gross Sq. ft., as required by FWCC Division 8. if approved by the director of community development services using the provisions in this section, The intent of this section is to encourage urban scale. pedestrian-oriented development in the City Center by allowing single-story buildings to be incrementally larger than 20.000 sq. ft.. based on the nature and extent to which the proiect incorporates other uses. multiple-story buildings. and/or public on site open space, (b) Definitions, The following definitions apply to this section. (1 ) Floor area means the total area of a building floor plate in gross square feet. (2) Mixed- use buildinJ! means a building containing two or more principal uses permitted in the zoning district. (3) The site means "subiect property" as defined by this chapter. (c) Formula for increasinf! simd- stOry buildinJ! size. The following formula establishes the increases in groSS square feet that may be added to a single-story building in exchange for the specified uses: (1) LOOO square feet in exchange for each LOOO square feet of a principal use other than the single-story building. contained in a multiple-story building elsewhere on the site; (2) 2.000 square feet in exchange for each dwelling unit contained in a mixed-use/ multiple- stOry building elsewhere on the site; (3) 1,000 square feet in exchange for each five parking stalls contained in a parking structure. which may be attached to the single-story building or located elsewhere on the site: (4) 1,000 square feet in exchange for each LOOO square feet of public on-site open space located anywhere on the site, provided that it is located and designed according to the definition and design criteria for public on-site open space set forth in FWCC Article XIX, Community Design Guidelines, (d) Modifications. The director may approve minor modifications to the above formula based on unusual site conditions or unique design proposals. provided the resulting proiect is consistent with comprehensive plan policies promoting urban-scale, pedestrian-oriented development in the City Center and meets all other applicable development regulations and design standards, 22 977 22-978 - 22-980 Reserved. iP2004 Code Publishing Co. Page 1 Federal Way City Code Chapter 22. Zoning. Article XIX. Community Design Guidelines Sections: 22-1630 Purpose. 22-1631 Administration. 22-1632 Applicability. 22-1633 Definitions. 22-1634 Site design - All zoning districts. 22-1635 Building design - All zoning districts, 22-1636 Building and pedestrian orientation - All zoning districts. 22-1637 Mixed-use residential buildings in commercial zoning districts, 22-1638 District guidelines. 22-1639 Institutional uses. 22-1640 Design criteria for public on-site open space. 22-1641 Design for cluster residential subdivision lots, 22-1642 - 22-1650 Reserved. 22-1630 Purpose. The purpose of this article is to: (1) Implement community design guidelines by: a. Adopting design guidelines in accordance with land use and development policies established in the Federal Way comprehensive plan and in accordance with Crime Prevention through Environmental Design (CPTED) Guidelines, b, Requiring minimum standards for design review to maintain and protect property values and enhance the general appearance ofthe city, c, Increasing flexibility and encouraging creativity in building and site design, while assuring quality development pursuant to the comprehensive plan and the purpose of this article, d, Achieving predictability in design review, balanced with administrative flexibility to consider the individual merits of proposals. e, Improving and expanding pedestrian circulation, public open space, and pedestrian amenities in the city, (2) Implement Crime Prevention through Environmental Design (CPTED) principles by: a, Requiring minimum standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety, b, CPTED principles are functionally grouped into the following three categories: 1, Natural Surveillance, This focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas, 2, Access Control. This category focuses on the techniques that prevent and/or deter unauthorized and/or inappropriate access. 3, Ownership, This category focuses on strategies to reduce the perception of areas as "ownerless" and, therefore, available for undesirable uses, c, CPTED principles, design guidelines, and performance standards will be used during project development review to identify and incorporate design features that reduce opportunities for criminal activity to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about their targets, In general: @2004 Code Publishing Co. Page I 1. The greater the risk of being seen, challenged, or caught, the less likely they are to commit a crime, 2, The greater the effort required, the less likely they are to commit a crime, 3. The lesser the actual or perceived rewards, the less likely they are to commit a crime, d, Through the use of CPTED principles, the built environment can be designed and managed to ensure: 1, There is more chance of being seen, challenged, or caught; 2, Greater effort is required; 3, The actual or perceived rewards are less; and 4, Opportunities for criminal activity are minimized, (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) 22-1631 Administration. Applications subject to community design guidelines and Crime Prevention through Environmental Design (CPTED) shall be processed as a component of the governing land use process, and the director of community development services shall have the authority to approve, modify, or deny proposals under that process. Decisions under this article will consider proposals on the basis of individual merit and will encourage creative design alternatives in order to achieve the stated purpose and objectives of this article, Decisions under this article are appealable using the appeal procedures of the applicable land use process, (Ord, No, 96-271, ~ 3,7-2-96; Ord, No, 97-291, ~ 3,4-1-97; Ord, No, 99-333, ~ 3,1-19-99; Ord, No, 00-382, ~ 3,1- 16-01; Ord, No, 03-443, ~ 3, 5-20-03) 22-1632 Applicability. This article shall apply to all development applications except single-family residential, subject to Chapter 22 FWCC, Zoning, Project proponents shall demonstrate how each CPTED principle is met by the proposal, or why it is not relevant by either a written explanation or by responding to a checklist prepared by the city, Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this article that are detennined by the director to be reasonably related and applicable to the area of expansion or remodeling. This article in no way should be construed to supersede or modify any other city codes, ordinances, or policies that apply to the proposaL (Ord, No, 96-271, ~ 3, 7- 2-96; Ord, No, 97-291, ~ 3,4-1-97; Ord, No. 99-333, ~ 3, 1-19-99; Ord. No. 00-382, ~ 3, 1-16-01; Ord, No, 03-443, ~ 3, 5-20-03) 22-1633 Definitions. (1) Active users) means uses that by their very nature generate activity, and thus opportunities for natural surveillance, such as picnic areas, extracurricular school activities, exercise groups, etc, (2) Arcade means a linear pedestrian walkway that abuts and runs along the facade of a building, It is covered, but not enclosed, and open at all times to public use. Typically, it has a line of columns along its open side. There may be habitable space above the arcade, (3) Awning means a roof-like cover that is temporary or portable in nature and that projects from the wall of a building for the purpose of shielding a doorway or window from the elements, (4) Canopy means a permanent, cantilevered extension of a building that typically projects over a pedestrian walkway abutting and numing along the facade of a building, with no habitable space above the canopy, A canopy roof is comprised of rigid materials, (5) Common/open space area means area within a development, which is used primarily by the occupants of that development, such as an entryway, lobby, courtyard, outside dining areas, etc, (6) Natural surveillance means easy observation of buildings, spaces, and activities by people passing or living/working/recreating nearby, (7) Parking structure means a building or structure consisting of more than one level, above and/or below ground, and used for temporary storage of motor vehicles, ro2004 Code Publishing Co. Page 2 (8) Plaza means a pedestrian space that is available for public use and is situated near a main entrance to a building or is clearly visible and accessible from the adjacent right-of-way. Typical features and furnishilllzs include special paving, landscaping, pedestrian scale lighting, seating areas, weather protection. water features, flfiEl art. trash receptacles and bicycle racks. (9) Public on-site open space means a spaee that is aeeessible to the fll:lslie at all times, predommElRtly Opffi above, ftfld ~ssive and/or active recreational area designed specifically for use by the general public as opposed to serving merely as a setting for the building. Such areas may include parks, gardens. olazas, entrance lobbies. arboretums. solariums, and bandstands, or an approved combination thereof, and mav contain exterior and/or interior soaces, Such areas shall be easily accessible from adiacent public areas and available to the public at least 12 hours each weekdav, Public on-site ooen space may be privatelv owned. but must be permanentlv set aside and maintained for the use and benefit of the public. (10) Right-ofway means land owned, dedicated or conveyed to the public, used primarily for the movement of vehicles, wheelchair and pedestrian traffic, and land privately owned, used primarily for the movement of vehicles, wheelchair and pedestrian traffic; so long as such privately owned land has been constructed in compliance with all applicable laws and standards for a public right-of-way, (11) Sight line means the line of vision from a person to a place or building. (12) Streetscape means a term in l:li'Ban desiga that defmes and deseribes the ehafaeter BRd ql'lality of a street by the atn01:lllt afl:d tYfle ef features and fumishings abutting it. Such features and fumisma:gs may iReffide trees aRd ether landseaping, befl:ehes, lightiFlg, trash reeeptaeles, bollards, etlfbiFlg, Vlalls, different paviRg tYfles, sigHage, kiosks, trellises, art eBjeets, Bl.-lS steps, afld tYflieal utility eq\iipmeflt afl:d appurtenances. the visual character and quality of a street as determined by various elements located between the street and building facades. such as trees and other landscanin!!. street furniture. artwork. transit stops. and the architectural quality of street-facin!! buildin!! facades. (13) Streetscaoe amenities. as used in this article. means pedestrian-oriented features and furnishings within the streetscaoe. such as bench seats or sitting walls, weather protection, water features. art. transit stops with seating. architectural facade treatments. !!arden space associated with residences. pedestrian-scale lighting. landscaoin!! that does not block views from the street or adiacent buildings. special pavin!!. kiosks. trellises. trash receptacles. and bike racks, fH1 QA). Surface parking lot means an off-street, ground level open area, usually improved, for the temporary storage of motor vehicles, fl4j .Q2} Transparent glass means windows that are transparent enough to permit the view of activities within a building from nearby streets, sidewalks and public spaces, Tinting or some coloration is permitted, provided a reasonable level of visibility is achieved, Reflective or very dark tinted glass does not accomplish this objective, (16) Water feature means a fountain. cascade. stream water. water wall. water sculpture. or reflection nond, The purpose is to serve as a focal noint for nedestrian activity, (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) 22-1634 Site design - All zoning districts, (a) General criteria, (1) Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design, (2) Pedestrian areas and amenities should be incorporated in the overall site design, Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters, Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping, (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure, <<:l2004 Code Publishing Co. Page 3 (4) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures, (5) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime, For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple~family residential development. Avoid barriers, such as tall or overgrown landscaping or outbuildings, where they make it difficult to observe activity, (6) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc" or by security hardware such as locks, chains, and alarms, Where appropriate, utilize security guards, All of these methods result in increased effort to commit a crime and, therefore, reduce the potential for it to happen, (7) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good maintenance, and landscaping are some physical ways to express ownership, Identifying intruders is much easier in a well-defined space, An area that looks protected gives the impression that greater effort is required to commit a crime. A cared-for environment can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characteristics, (b) Surface parking lots, (1) Site and landscape design for parking lots are subject to the requirements of Article XVII of this chapter, (2) Vehicle turning movements shall be minimized, Parking aisles without loop access are discouraged, Parking and vehicle circulation areas shall be clearly delineated using directional signage. (3) Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on-site or to adjoining properties, Driveways should be shared with adjacent properties to minimize the number of driveways and curb cuts, (4) Multi-tenant developments with large surface parking lots adjacent to a right~of~way are encouraged to incorporate retail pads against the right-of-way to help break up the large areas of pavement. (5) See FWCC 22-1638 for supplemental guidelines, (c) Parking structures (includes parking floors located within commercial buildings), (1) The bulk (or mass) of a parking structure as seen from the right-of-way should be minimized by placing its short dimension along the street edge, The parking structure should include active uses such as retail, offices or other commercial uses at the ground level and/or along the street frontage, (2) Parking structures which are part of new development shall be architecturally consistent with exterior architectural elements of the primary structure, including rooflines, facade design, and finish materials, (3) Parking structures should incorporate methods of articulation and accessory elements, pursuant to FWCC 22-1 635(c)(2), on facades located above ground level. (4) Buildings built over parking should not appear to "float" over the parking area, but should be linked with ground level uses or screening, Parking at grade under a building is discouraged unless the parking area is completely enclosed within the building or wholly screened with walls and/or landscaped berms, (5) Top deck lighting on multi-level parking structures shall be architecturally integrated with the building, and screened to control impacts to off-site uses, Exposed fluorescent light fixtures are not permitted. (6) Parking structures and vehicle entrances should be designed to minimize views into the garage interior from surrounding streets. Methods to help minimize such views may include, but are not limited to landscaping, planters, and decorative grilles and screens. (7) Security grilles for parking structures shall be architecturally consistent with and integrated ~2004 Code Publishing Co. Page 4 with the overall design, Chain-link fencing is not pennitted for garage security fencing, (8) See FWCC 22-1 638(c)(4) for supplemental guidelines, (d) Pedestrian circulation and public spaces, (1) Primary entrances to buildings should be clearly visible or recognizable from the right~of- way, Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated, (2) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping, Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete, Paint striping on asphalt as a method of delineation is not encouraged, Lgl.l\' j . So;.'. 22. 1634ld:, P.allrll" P""""Y. frlMll R.OW, "i;ux2. SC'<;, 22- [634(:1" PeeI,*_n Cllnn.CIIoI'l' (3) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights-of-way, (4) Bicycle racks should be provided for all commercial developments, (5) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc" should be incorporated into the site design, (6) See FWCC 22-1638 for supplemental guidelines, (e) Landscaping, Refer to Article XVII of this chapter for specific landscaping requirements and for definitions of landscaping types referenced throughout this article. (f) Commercial service and institutional facilities. Refer to FWCC 22~949 and 22-1564 for requirements related to garbage and recycling receptacles, placement and screening, @2004 Code Publishing Co. Page 5 (1) Commercial services relating to loading, storage, trash and recycling should be located in such a manner as to optimize public circulation and minimize visibility into such facilities, Service yards shall comply with the following: a, Service yards and loading areas shall be designed and located for easy access by service vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for adjacent property owners, b, Trash and recycling receptacles shall include covers to prevent odor and wind blown litter. c, Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors, d. Chain-link fencing shall not be used where visible from public streets, on-site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used, 1 '<.!U:\l J - S'-'c. 1: " 16.~'\ 1(" r,,'St! .lId s>>or.ag, "... - 1 l- . 1':'II"'''''II~~_P,(l1 'I' l(~i~ l'i';'I:~ 4 - ,~~~, .!~ - 16:14 in LU", ......" (2) Site utilities shall comply with the following: a, Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room, b. Site utilities including transformers, fIre standpipes and engineered retention ponds (except bioftltration swales) should not be the dominant element of the front landscape area, When these must be <(:)2004 Code Publishing Co. Page 6 located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways, (g) Miscellaneous site elements. (1) Lighting shall comply with the following: a, Lighting levels shall not spill onto adjacent properties pursuant to FWCC 22-954(c). b, Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off-site glare. c, Light standards shall not reduce the amount of landscaping required for the project by Article XVII of this chapter, Landscaping, (2) Drive-through facilities such as banks, cleaners, fast food, drug stores and service stations, etc" shall comply with the following: a, Drive-through windows and stacking lanes are not encouraged along facades of buildings that face a right-of-way, If they are permitted in such a location, then they shall be visually screened from such street by Type III landscaping and/or architectural element, or combination thereof; provided, such elements reflect the primary building and provide appropriate screening. b, The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestrian areas by Type III landscaping and/or architectural element, or combination thereof; provided, such elements reflect the primary building and provide appropriate separation, Painted lanes are not sufficient. c, Drive-through speakers shall not be audible off-site, d, A bypass/escape lane is recommended for all drive-through facilities. e. See FWCC 22-1638(d) for supplemental guidelines, (Ord. No. 96-271, 9 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) 22-1635 Building design - All zoning districts. (a) General criteria, (1) Emphasize, rather than obscure, natural topography, Buildings should be designed to "step up" or "step down" hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site, fict,~ j - Sc.: 21 - 1 (,2'1 I.a:' E"'Phll~~ MIlII..1 IIIPllll~h, (2) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies, (3) Materials and design features of fences and walls should reflect that of the primary building(s), ~2004 Code Publishing Co, Page 7 (b) Building facade modulation and screening options, defined, All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Article XVII of this chapter, Landscaping, may use facade modulation as the sole option under this section, Options used under this section shall be incOIporated along the entire length of the facade, in any approved combination, Options used must meet the dimensional standards as specified herein; except, however,. if more than two are used, dimensional requirements for each option will be determined on a case-by-case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWCC 22-1638(c) for guidelines pertaining to city center core and city center frame. (1) Facade modulation, Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building such as angled or curved facade elements, off-set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. - fiJu-( (>. SC~', Xl., Ifl..\j (hj tnc"'P'rll"" ~ (2) Landscape screening, Eight-foot-wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s), For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Article XVII of this chapter, Landscaping, may be considered in meeting the landscape width requirement of this section, '/1;0 ~ . 9lt . . ' *~ ' ""0 ,If- ~ ...... - ; , G>* ~9.ro '0*0 !!I~lt" c.n*'" ' . .- It .~~ fi~ur( ? - SCl', 21-16J5 (b', I_pordnil' Iolldac.""", b_'. (3) Canopy or arcade, As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way, Minimum length: 50 percent of the length ofthe facade using this option. ~2004 Code Publishing Co, Page 8 (4) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way, ".. .;.. "'-0 ~ ~ ! ~ ."=='" ~ fig'.lrc 8. Sc<:.:!2 - It.::l:'i 'h) "-.......m, aMlIYI'IIClGt -I I +'. ~~.. + I . . ~ z r'g".lI"C I). S(!\;. 22 - 1635 ,;bl lnaI......... ~ p.....a (c) Building articulation and scale, (1) Building facades visible from rights-of-way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (c)(2) ofthis section, ~2004 Code Publishing Co. Page 9 "ehllKJ",.d "".. ri:':J~ lJ - Sc.:, 12. 1033(c) (2) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWCC 22-1 564(u) and subsection (c)(l) ofthis section: f1tl:rl~ 0 <;.'i'. 1,1 I, "Ii.' I SlIlIclll'l8 IrtlI;lIliIllc". b,ut", I'. ,Sl:o', 22. I{;.l.~ ,(".\ h:ce1IIIIory (10 "'''Ill' -~ 5hlWCllII "'11:1__ Fit/lIT' I ~ .\":1);;. Z:! I (,:1.:i ,;c) \'Ii!llICo1llrellls JlI"h~""'UI'" ....IlI,~. ~2004 Code Publishing Co, . '. -'- U....'id ....w~ "- , ::. ~ .. ~ ~ ...-.. -- Artwallr.MlIf41 L..o.l_.""IJ ............1.&... Page 1 0 a, Showcase, display, recessed windows; b. Window openings with visible trim material, or painted detailing that resembles trim; c, Vertical trellis( es) in front of the wall with climbing vines or similar planting; d, Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; e, Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface, (The Federal Way arts commission may be used as an advisory body at the discretion of the plarming staff); f. Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; g, Material variations such as colors, brick or metal banding, or textural changes; and h. Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities, (3) See FWCC 22-1638(c) for supplemental guidelines, (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, S 3, 5-20-03) 22-1636 Building and pedestrian orientation -' All zoning districts. (a) Building and pedestrian orientation, (1) Buildings should generally be oriented to rights-of-way, as more particularly described in FWCC 22-1638, Features such as entries, lobbies, and display windows, should be oriented to the right- of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof, should be incorpomted into the street-oriented facade, (2) Plazas, public open spaces and entries should be located at street comers to optimize pedestrian access and use. FI;!.lIl\.' 14 .'k,,' 22 - 1(, 'l(, (11) SlIIred pullle SlMA.rpI..,..~ (3) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building, if applicable, (4) Multiple buildings on the same site should incorporate public spaces (formal or informal), These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus-like development. (Ord, No, 96-271, ~ 3, 7-2-96; Ord. No. 99-333, S 3,1-19-99; Ord, No, 00-382, ~ 3,1-16-01; Ord, No, 03-443, * 3, 5-20-03) 22-1637 Mixed-use residential buildings in commercial zoning districts. Grol:1aa lovel fEacades of mixed-use buildings that front a public right-of-way shall meet the following guidelines: (1) Retail, eommereial, Of offiee aetivities shall oeel:1fl), at least 20 pereeflt: of the gross grol;1ad floor area of the b1:1ilili.ag (l:lftl.ess eJlefflfJt from this reE]l:1iremeflt hy F'NCC aistriet zomag regl:llatiofls), Residential comoonent(s) shall contain residential desi~ features and details, such as individual windows with window trim. balconies or decks in uoper stories, bay windows that extend out from the buildinlZ t02004 Code Publishing Co, Page 11 face. upper stOry setbacks from the buildinlZ face,lZabled roof forms, canopies, overhan~s. and a varietv of materials. colors. and textures, (2) Commercial component(s) shall contain individual or common !!found-level entrances to adiacent public sidewalks, (3) Commercial and residential components mav have different architectural exoressions. but the facade shall exhibit a nwnber ofunifvinl! elements to produce the effect of an integrated proiect. ~ ill If parking occupies the ground level, see FWCC 22-1 634(c), Fi ~U1'~ J ~ - &:~ :::: . I (t,P (III RlI......1lIIa1 grolJlld '-vII '~CiI. _lIm."t, ~ ill Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimwn exposure to the right-of-way, (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) 22-1638 District guidelines, In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: (a) Professional office (PO), neighborhood business (BN), and community business (Be), (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) Ifutilized, 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, 1(:)2004 Code Publishing Co, Page 12 20' FillU'" 1(0 . Si.-C. n - I(dll (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, Fi::..n' P . "'l'.'!~ - 16-'& (;1) (11) Common recreational spaces shall be located and arranged so that windows overlook them, ---- ......... _ ___J .-- ---- Fi,.,l1to:: I b - ,<;.a,. 22 - Ih,UII.I;' (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, ({;)2004 Code Publishing Co, Page 13 fjilUI\' 19 - SC~, 22 - 1633 ~ll) (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, ri~urc 20 - SCl'. 22 - ~6:'o1:l 1,1: (14) Carports and garages in front yards should be discouraged, (15) The longest dimension of any building facade shall not exceed 120 feet. Buildings on the same site may be connected by covered pedestrian walkways, (16) Buildings should be designed to have a distinct "base," "middle" and "top," The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses, The midsection, by comparison, may be simple, (Note: single-story buildings have no middle,) The top should avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. f'i!;'IIl' 2\ - "'-T!;!. - 16J~ (", (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)(13) 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), !iJ2004 Code Publishing Co. Page 14 (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) ofthis section shall apply, (c) City center core (CC-C) and city center frame (CC-F). (1) 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 eliminated or reduced, Theref0fe, smfaee parkiRg areas shall Be located as folh.vs: a, The parking is located behind the building, with the B1:lildiRg located betweeR the rigfit of way aad the parkiag areas, or it is loeated ia stmetHfed parltiag; 0f b, All or some ofthe parking is loeated to the side(s) ofthe Bl:lildiflg; or c, Some short term parking may be loeated betweeR the b1:lilding(s) aad the rigfit of way, but this shall not consist of more than one double loaded drive aisle, 8:fl.a pedestriaa eire1:l1atioa shall be provided pl:lfsl:ltl:flt t8 FWCC 22 Hi31 (a), Large retail eempleKes H.1ft)' flat Be aBle ta laeate }:'larking aeeer&ftg to the aeeve gWaelifles, Therefore, retail e01fll31e](es af eO,OOO square feet of gfess floor afea or larger may loeate sl:li'mce parking betwe6fl the buildiag(s) aRd the right af '.va-y, ReV/ever, this form of developmeflt shall pfoyide for small building( s) aloag the right of way to break l:lp aHd redliee the yislial impaet of the parking, and pedestrian eireulation must be provided pursuant to FWCC 22 Hi31(d), Fer }:'lwposes of this gI:1idelifle, "retail complex" means the entire lot or parcel, or series of lots or pareels, OB. which a develepmeflt, activity or use is located or willloeate, Therefore. parking shall be located behind building(s), with building(s) located between rights-of-way and the oarkin!! area(s). or in structured parking, and any parkin!! located along a right-of-wav is subiect to the following criteria: a, In the Citv Center-Core. surface oarking and driving areas mav not occupy more than 25% ofthe proiect's linear frontage along principal pedestrian ri!!htfs)-of-way, as detennined bv the director, b, In the City Center Frame, surface parkin!! and driving areas mav not oCCUPY more than 40% of the proiect's linear frontage along princioal oedestrian right(s)-of-wav. as detennined by the director, c, A greater amount of parking and drivin!! areas than is specified in fa) and (b), above. may be located along other rights-of-way, provided that the oarkin!! is not the predominant use along such ricl1t-of-way, as detennined by the director, (2) Entrance facades shall front on, f'Bee, Of be elearly recognizable from the right of way, aad shol:lld hworporate vrindows and ether ffietl1.0ds ef artiet1latiofl, (3) B1:1ilaiag faeades that are visiBle from a right of way afla s1:1bjeet to ffiod1:1latioa per FWCC 22 1635(8) shall ia6erporate faeade treatmeflt as fol1ews: a, The faeade incorporates modulatioH aHd/or a lat'ldseape sereening, pl:lfS1:lant to FWCC 22 1635(b); and b. Tho faeade iaeerpefates aa areade, e8flopy or plaza, afld/Of one or mere artietilation o1emont listed ia F'i\'CC 22 le35(e)(2); proYided, that tho resultiag lmilding obaraotensties aemeve visual interest and appoal at a pedestrian seale aad pfOJdmity, eontribute te a S6flse ofpublio sj3aee, 8:fl.a reiflfofee the pedestrian expcrieaee, (2) Principal entrance facades shall front on. face. or be clearly recomizable from the right-of- way, and/or from the princioal oedestrian ril!ht-of-wav. as detennined by the director, for oroiects exoosed to more than one right-of-way, <<:>2004 Code Publishing Co, Page 15 (3) Building facades shall incoroorate a combination of facade treatment options as listed in FWCC 22-1635(b) and 22-1635(c)(2)' to a degree that is appropriate to the building size. scale, design, and site context. and accordin~ to the following guidelines: a, Principal facades containing a maior entrance or located along a right-of-way. or clearly visible from a right-of-way or public sidewalk. shall incorporate a varietv of pedestrian-oriented architectural treatments, including distinctive and prominent entrance features: transparent glass such as windows. doors. or window displays in and adiacent to maior entrances: structural modulation where appropriate to break down building bulk and scale: modulated roof lines, forms. and heights: architectural articulation: canooies: arcades: pedestrian olazas: murals or other artwork: and streetscape amenities, At least 40% of any ground level principal facade located along a right-of-way must contain transparent g:lass, Landscaping shall be used to define and highlight building entrances. plazas. windows. walkways, and open space, and may include container gardens, wall and window planters, hanging baskets, seasonal beds. trellises, vines. espaliered trees and shrubs, and rooftop gardens, Landscaping should not block yiews to the building or across the site, Foundation landscaping may be used to enhance but not reolace architectural treatments, b, Secondary facades not containing a maior building entrance or located along a right-of- way or clearlv visible from a right-of-wav or public sidewalk. may incorporate facade treatments that are lesspedestrian-oriented than in (3)(a) above. such as a combination of structural modulation, architectural articulation. and foundation landscaoing, c, Principal facades of simzle story buildimzs lD'eater than 20.000 square feet gross ground floor area shall emphasize facade treatment options that reduce the appearance of bulk and achieve a human scale, This may be accomplished through such design techniques as a series of distinctive entrance modules or "storefronts" framed by proiecting, offset rooflines. or a maior pedestrian olaza adiacent to the entrance, (4) Pedestrian pathwavs shall be orovided from rights-of-wav. bus stops. parking areas. and any pedestrian plazas and public on-site open space. to Primary building entrances, Where a use fronts more than one right-of-way, access shall be provided from both rights-of-way. or from the right-of-way nearest to the princioal entrance, Multiple-tenant complexes shall orovide pedestrian walkwavs connecting all maior business entrances on the site, Pedestrian pathwavs shall be clearly delineated bv seoarate paved routes using a variation in color and texture. and shall be integrated with the landscape olan, Principal cross-site pedestrian oathways shall be a minimum six feet in clear width in the Citv Center-Frame and eight feet in clear width in the City Center-Core, and shall be protected from abutting parking and vehicular circulation areas with landscaping, H1 ill Drive-through facilities and stacking lanes shall not be located along. or in coni unction with a building facade of a B1:lildiflg that faces or is clearly visible from a right-of-way. oublic sidewalk. or pedestrian plaza, Such facilities shall be located along other, secondary facades. as determined bv the director, and shall meet the separation. screening, and design standards listed in FWCC 22-1634(g)(2)b, c. andd. f$j @ 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 ofthe facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of-way, fej ill Facades of parking st.ructures shall be articulated above the ground level pursuant to FWCC 22-1 635(c)(1), f+t 00 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. 1(;)2004 Code Publishing Co, Page 16 f81 (2). Chain-link fences shall not be allowed, Barbed or razor wire shall not be used. For ROB. SiB.glo family residential uses amy: t91llill8abseetioRS (a)(5) through (a)(17) For residential uses, subsections (a)(6) throullh (a)(9): (a)(ll): (a)(l2): (a)(l4): (a)(l6): and (a)(l7) of this section shall apply. (d) For all residential zones, (1) Nonresidential uses. Subsections (a)(5) through (a)(lO) and (a)(13) through (a)(17) of this section shall apply, (2) Non-single-family residential uses, Subsections (a)(5) through (a)(17) 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) 22-1639 Institutional uses, In all zoning districts where such uses are permitted the following shall apply: (1) FWCC 22-1634, 22-1635 and 22-1636, (2) FWCC 22-l638(a)(1) through (a)(5) and (a)(7) through (a)(9), (3) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way or public park or recreation area shall incorporate a significant structural modulation (offset), The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth, The modulation shall be integral to the building structure from base to roofline, (4) Roof design shall utilize forms and materials that avoid the general appearance of a "flat" roof, Rooflines with an integral and obvious architectural pitch are an approved method to meet this guideline, Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director; provided, that the roof design minimizes uninterrupted horizontal planes and results in architectural and visual appeal. (5) Alternative methods to organize and shape the structural elements of a building and provide facade treatment pursuant to FWCC 22-1 635(b) and/or subsection (a)(3) of this section will be considered by the director as part of an overall design that addresses the following criteria: a, Facade design incorporates at least two of the options listed at FWCC 22-1635(b); b, The location and dimensions of structural modulations are proportionate to the height and length ofthe subject facade, using FWCC 22-1 635(b) and subsection (a)(3) ofthis section as a guideline; c, Facade design incorporates a majority of architectural and accessory design elements listed at FWCC 22-1635(c)(2) and maximizes building and pedestrian orientation pursuant to FWCC 22-1636; and d, Overall building design utilizes a combination of structural modulation, facade treatment, and roof elements that organize and vary building bulk and scale, add architectural interest, and appeal at a pedestrian scale, and when viewed from an adjacent residential zone, rights-of-way, or other public area, results in a project that meets the intent of these guidelines, (6) The director may permit or require modifications to the parking area landscaping standards of FWCC 22-l638(a)(7) for landscape designs that preserve and enhance existing natural features and systems; provided, that the total amount of existing and proposed landscaping within parking area(s) meets the applicable square footage requirement of FWCC Article XVII, Landscaping, and the location and arrangement of such landscaping is approved by the director. Existing natural features and systems include environmentally sensitive areas, stands of significant trees and native vegetation, natural topography and drainage patterns, wildlife habitat, migration conidors, and connectivity to adjacent habitats, (Ord. No. 03-443, * 3, 5-20-03) <02004 Code Publishing Co, Page 17 22-1640 Design criteria for public on-site open space. The following guidelines apply to public on-site open space that is developed pursuant to the height bonus progmm established in Article XI, Division 8, of this chapter. All aDen space proposed under this section shall meet the deftnition of public on-site open space as set forth in this article and all of the followin!! criteria: (1) OpeR spaee developed under this section should be located so that it: a, .'\.but5 a public right of way, aT alternatively, is visible and acccssible from a publie right of way; b, Is b0fdered OR at least ORe side by, or is readily aeeessible from, structurc(s) with oatries to retail or afftee \:lses, housH1g, ei'.ielf.lHblie \:lses, or another pliblie opeR spaee; aad e, Is situated fer ma](iml:lffi e](pOS\-lfe to sunlight, (2) Open space site desiga and eoBfigtti'ation ml:lst meet a majority ofthe following guideliaes: a. The gross area of the open spaee dees not iooorporate any other site elemeflts sueh as setbaeks, laadseaf.ling, buffers, paying, or starm dmiBftge facilities, that would otherwise be ineo1l'oreted iato site desiga without exercising the OileR sf.laee option; b, The gross area of the open Sflaee efleompasses at least 2,5 pereeRt of the lot area, up to a total aggregate square footage of 25,000 sqtlafe feet; e, The OpeR spaee afoa must be dearly visible and accessible from the adjaeeflt riglH of v;ay; d, The pril'fl8ry arca is at least 25 feet in width; e, f~ minHnl:lm of 15 pereeRt of the total area of the opea spaee is landscaped using Type IV hmdseapiRg or other lElfldseapiag alternative; and f, The open sf.laee may not be used fDf f.larkiag or loacliag af eommercial '/chicles, Commereial vehiele loading areas abl:ltting the open spaee must be sereeflea by a solid, sito oeseuriag wall-: (1) The total minimum amount of open space that shall be orovided in exchange for bonus height is eaual to 2,5 oercent of the "bonus" floor area in !!ross sauare feet, orovided that the total open space area shall not be less than 500 sauare feet. (2) The open space may be arranged in more than one piece if appropriate to the site context, as determined bv the director. (3) The open space shall abut on. or be clearly visible and accessible from. a public right-of-way or pedestrian pathway, (4) The open space shall be bordered on at least one side by, or be readilv accessible from. structure(s) with entries to retail. office, housing. civic/public uses. or another oublic open space, (5) The aDen soace shall not be located on asohalt or l!favel pavement. or be adiacent to unscreened parking lots. chain link fences. or on site blank walls. and mav not be used for parking. loading, or vehicular access, (6) The open space shall be sufficientlv desimed and appointed to serve as a maior focal point and public !:!:atherin!:!: place, It shall include a sil!l1ificant number of pedestrian-oriented features, furnishings. and amenities typically found in plazas and streetscapes. and as dermed in this article: such as seatiu!:!: or sittiu!:!: walls. H!:!:htin!:!:. weather orotection. soecial Davin!!. landscaping, trash receotacles. and bicycle racks, In addition, the open space( s) should provide one or more simificant visual or functional amenitv such as a water feature. artwork. or DubHe restroom, and should allow for active uses such as vendin!:!:. farmers' markets. live oerformin!:!: arts soace, and art shows, (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) 22-1641 Design for cluster residential subdivision lots. (a) Garages shall be provided for all residential lots except if the lot is in a multifamily zone. ro2004 Code Publishing Co, Page 18 (b) Front entryways should be the prominent feature of the home, Attached garages should not compose more than 40 percent of the front facade of the single-family home if the garage doors are flush with the front facade, or will be set back a minimwn of five feet from the rest of the front facade. Detached garages should also be set back a minimum of five feet from the facade, (c) If garage access is provided from alleys, the front yard setback can be reduced to 15 feet. (d) Each dwelling unit shall be intended for owner occupancy. (Ord. No. 01-381, ~ 3, 1-16-01; Ord, No, 03-443, ~ 3, 5-20-03) 22-1642 - 22-1650 Reserved. @2004 Code Publishing Co, Page I 9 EXHIBIT C CONTENTS OF EXHIBIT I) CODE AMENDMENT TABLES · #8A: Nonconformance - Nonconforming use, Allows improvements and expansions of conforming uses that are collocated with a nonconforming use, · #8B: Nonconformance - Nonconforming development. Applies to expansions of existing single story buildings over 20,000 square feet ("companion" to Amendments #3A & #3B), · #8C: Nonconformance - Special provision for damaged improvements. Allows full replacement of nonconforming structures, and other improvements, that.are damaged or destroyed by sudden accidental cause, · #9: Housekeeping amendment - Repeal a subsection which should have been previously repealed. · #10: Street improvements - Clarify the method by which required street frontage improvements are detennined, · #11: Perimeter landscape buffers - Clarify that no perimeter buffer is required where buildings front on a right-of-way, 2) AFFECTED CODE SECTIONS · Federal Way City Code (FWCC) Chapter 22, Article IV, "Nonconformance" · FWCC Chapter 22, Article XV, "Off Street Parking" · FWCC Chapter 22, Article XVI, "Improvements" · FWCC Chapter 22, Article XVII, "Landscaping" . ... . ... a) '" ......... = .. OJ) .~ 100 cS = o (J = o = = .;: .... ~ "d a) ~ (J o - , o (J (I) .... .... = ~ .;: 00 a) ~ ~ ~ .r o ~ ] ~ ~ 0 ;z; .... e- O = 0.- U ~ !Zl z.... ro O "'!Zl.... Cl t) I: Z ~'~ a) I ';1 ~ E == '... 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Any nonconforming use must be terminated if: (1) The applicant is making structural alterations or increasing the gross floor area of any structure that houses or supports the nonconforming use; (2) Other than as specified in subsection (1) of this section, the applicant is making changes or alterations or doing work, other than normal maintenance, in anyone consecutive 12~month period to any structure that houses or supports the nonconforming use and the fair market value of that change, alteration or work exceeds 15 percent of the assessed or appraised value of that structure. The applicant may provide an appraisal of the structure on the subject property, The appraisal must be from a source that is acceptable to the city, The community development director may require the applicant to provide an appraisal from a source acceptable to the city if the assessed valuation appears to be inappropriate, If an appraisal is provided by the applicant or required by the city, the larger of the two amounts shall be used; (3) The subject property has been abandoned. (4) Subsections (1) and (2) do not apply to expansions or alterations to a structure that houses or supports a nonconforming use. when the purpose is to establish. expand. or alter a conforming uses, (Ord. No, 90-43, S 2(165.35(2)), 2-27-90; Ord, No. 91-113, S 4(165.35(2)), 12-3-91; Ord. No. 92-135, S 3(165.35(2)), 4- 21-92; Ord, No, 92-144, S 3(165.35(2)), 6-16-92; Ord, No, 97.307, S 3,12-16-97; Ord. No. 04-468, S 3, 11~16.04) 22-333 Nonconforming procedure. Repealed by Ord. No. 97-307. (Ord. No. 90-43, ~ 2(165.35(3)), 2-27-90; Ord. No. 91-113, ~ 4(165.35(3)), 12-3-91; Ord. No. 92-135, ~ 3 (165,35(3)), 4~21-92; Ord. No. 92-144, ~ 3 (165,35(3)),6-16-92; Ord. No. 04-468, ~ 3, 11-16-04) 22-334 Nonconforming development. If any aspect, structure, improvement or development does not conform to the development regulations prescribed in this chapter, that aspect, structure, improvement or development must be brought into conformance or otherwise improved as set forth below. (I) Change of use - Single~tenant site, If any applicant proposes a change of use on property used or occupied by a single tenant or use, the applicant shall meet those provisions determined by the director to be reasonably related and applicable to the change of use, These provisions shall apply to the entire site. (2) Change of use - Multi-tenant site. If an applicant proposes a change of use on only a portion of property occupied by multiple tenants or uses, the applicant shall meet those provisions determined by the director to be reasonably related and applicable to the change of use. These provisions shall apply only to that geographic portion of the site related to the use or tenant space on which the change is proposed. (3) Increase in gross floor area. If an applicant proposes to increase the gross floor area of any use on the subject property in anyone of the following ways, the applicant shall comply with the development regulations in effect at the time of the proposal, as specified below: a. If expansion of gross floor area of an existing building occurs either through addition of new floors within the structure or enlargement of the existing building footprint, the applicant shall comply with all development regulations in effect at the time the expansion is proposed, Ifthe property on which the expansion is proposed is occupied by multiple tenants or uses, the applicant shall comply with those development regulations applicable to the geographic portion of the site on which the expansion is proposed; or ~2004 Code Publishing Co. Page 1 b, If a new and separate structure is being constructed on an already developed site, the applicant shall comply with all development regulations applicable to the geographic portion of the site on which the new structure and any related improvements are to be constructed; or c. If the increase in gross floor area involves an existing single-family residential dwelling, the applicant shall comply with the development regulations in effect at the time of the proposal. For single-family residences, existing nonconformities may remain and continue so long as the existing nonconformities are not being increased or expanded in any way, New construction or renovation which involves the increase in gross floor area of a nonconforming single-family structure is subject to all applicable requirements of this Code including but not limited to provisions related to critical areas (Article XIV), off-street parking (Article XV), improvements (Article XVI), and landscaping (Article XVII). d. If the increase in gross floor area involves an existing single-story building in the City Center that is nonconforming as to the ground floor size limits established in FWCC Division 8, the existing building footprint shall not be enlarged, except the director may approve minor additions such as entry structures, lobbies, seatin~ or dining areas, bay windows, and similar features: provided that such addition(s) shall not exceed 1.000 sq. ft. per building in anyone consecutive 12-month period, and shall not increase the extent of any other nonconformance. (4) Abandonment. If an applicant proposes any work, including tenant improvements, on property that has been abandoned, the applicant shall comply with all development regulations applicable to the subject property, to the extent physically or technically practicable on the site, (5) The use conducted on the subject property has ceased for more than one year, in which case the applicant shall repair and/or restore the improvements on the site (e,g" drainage, landscaping, curbing, parking, parking lot landscaping, etc,) to a condition as near as physically possible to the condition required by the requirements of approval of the existing development. (6) The applicant is making any alteration or changes or doing any work, other than normal maintenance~ or 0ther thaFl tenant improvements, or minor additions noted in (3)( d)' above. in anyone consecutive 12-month period to an improvement that is nonconforming and the fair market value of the alteration, change or other work exceeds 50 percent of the assessed or appraised value of that improvement. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the city, The director may require the applicant to provide an appraisal from a second source acceptable to the city if the assessed valuation appears to be inaccurate or inappropriate, If more than one appraisal is provided by the applicant or required by the city, the larger of the two amounts shall be used, In the event this subsection is triggered with respect to a single-tenant or single-occupant site, the applicant shall meet all development regulations applicable to the property. In the event this subsection is triggered with respect to a site occupied by multiple tenants or uses, the applicant shall comply with those development regulations applicable to the geographic portion of the site on which the alteration, change or improvement is proposed. For purposes of this determining value under this section, improvements required pursuant to FWCC 22-334 (nonconforming development), 22-336 (street/sidewalk improvements), 22-337 (nonconforming water quality improvements) and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection. This section does not govern application of Article XIX, community dcsign guidelines; application of Article XIX is governed by FWCC 22-1630 through 22-1639, as amended. This section also does not govern application of development regulations relating to water quality, signs, or street/sidewalk improvements; application of those development regulations is governed by FWCC 22-337, 22-335, 22- 336 and 22~1472, all as amended. (Ord. No. 90-43, ~ 2(165.35(4)), 2-27-90; Ord. No. 91~113, ~ 4(165.35(4)), 12-3-91; Ord. No. 92-135, ~ 3(165.35(4)), 4-21-92; Ord. No. 92-144, ~ 3(165.35(4)), 6-16-92; Ord. No. 97~307, ~ 3, 12-16-97; Ord. No. 02-420, ~ 3, 7-2-02; Ord, No, 04-468, ~ 3,11-16-04) *Editor's note - Ordinance No. 97-307, ~ 3, adopted December 16, 1997, amended ~ 22-334 to read as herein set out. Formerly, such section pertained to certain nonconformance specifically regulated - nonconforming parking, 102004 Code Publishing Co. Page 2 22-343 Special provision for damaged improvements. If a nonconforming improvement is damaged by sudden accidental cause, that improvement may be reconstructed only if it meets the following requirements and not otherwise: (1) The cost of reconstructing the damaged improvement does not exceed 75 percent of the assessed or appraised value of that improvement prior to the damage: except that no cost limit applies to the reconstruction of damaged improvements in the City Center, and the director may require minor upgrades to the rebuilt improvements that are intended to achieve a greater level of compliance with the site and design guidelines in this chapter. and provided that the upgrades are reasonably related to the improvement(s) and proportional to the reconstruction costs. The applicant may provide an appraisal of the improvement which has been damaged, The appraisal must be from a source that is acceptable to the city. The community development director may require the applicant to provide an appraisal from a source acceptable to the city if the assessed valuation appears to be inappropriate, If an appraisal is provided by the applicant or required by the city, the larger of the two amounts shall be used, (2) The improvement, as reconstructed, is not any more nonconforming than it was immediately prior to the damage. (3) The applicant applies for a building and land use permit~ to reconstruct the damaged improvement within six months of the date of the damage and reconstructs the improvement pursuant to that building such permit~, (Ord, No. 90-43, ~ 2(165.30), 2-27-90; Ord. No. 91-113, ~ 4(165.30), 12-3-91; Ord. No. 92-135, ~ 3(165.30), 4-21-92; Ord, No, 92-144, ~ 3(165.30), 6-16-92; Ord, No. 97-307, ~ 3, 12-16-97; Ord, No, 04-468, ~ 3, 11-16-04) rD2004 Code Publishing Co. Page 3 Federal Way City Code Chapter 22. Zoning. Article XV. Off Street Parking. 22-1401 Curb aud sidewalk requirements. The curb and sidewalk requirements of FWCC 22-1445 may be modified if: (1) The modification will result in superior landscaping and/or increased retention of significant natural vegetation; (2) The modification will not result in increased hazards for pedestrians or vehicles; and (3) The modification will not result in increased erosion of unpaved areas onto the parking area, driveway or streets, (Drd, No, 90-43, S 2(105.115(2)(e)), 2-27-90; Drd, No. 97-296, S 3, 6-17-97) 22 1 <192 Buffer requirements. The Bl:lffcr requirements ofFWCC 22 1116 may be modified if: (1) The existing topography of or adjacont to the subject property decreases or eliminates the need for yisual screefliHg; (2) The modifieation will be of more beReftt to the adj0ining property by causing less impairment ofviev{ or sunlight; or . (3) The modifteation will provide a visual screen that is comparable or superior to the buffer required by F'NCC 22 1416. (Ord. No. 90 13, ~ 2(105.115(2)(f)), 2 27 90; ard. No. 97 296, ~ 3, B 1797) 22-1403 Surface material. The surface material requirements ofFWCC 22-1453, may be modified if: (1) The surfacing material will not enter into the drainage system, or onto public or other private property; (2) The surfacing material will provide a parking surface which is usable on a year-round basis; (3) Use ofthe surfacing material will not result in dust or deterioration of air quality; and (4) Runoff from the parking area will not degrade water quality. (Drd. No. 90-43, S 2(105,l15(2)(g)), 2-27-90; Drd. No. 97-296, 9 3,6-17-97) 11:)2004 Code Publishing Co. Page 1 Federal Way City Code Chapter 22. Zoning. Article XVI. Improvements. 22-1472 Official right-of-way map adopted. The public works director shall produce and keep current an official right-of-way classification map that classifies each of the improved and proposed rights-of~way, other than alleys, based on the classification standards contained within FWCC 22-1524 and 22-1525 and the objectives of the comprehensive plan, This right-of-way classification map, as adopted and amended from time to time, shall have the full force as if its provisions were fully set forth within this chapter. (Ord, No, 90-43, S 2(110.15), 2-27-90; Ord. No. 98~330, S 3,12-15-98; Ord. No. 02-414, S 3, 2-19-02; Ord. No. 02-417, S 1,3-19-02) 22-1473 When public improvements must be installed. (a) The applicant shall provide the improvements required by this article if the applicant engages in any activity which requires a development permit, except for the following: (1) The applicant need not comply with the provisions of this article if the proposed improvements in any 12-month period do not exceed 25 percent of the assessed or appraised value (based on an MAl appraisal provided by the applicant) of all structures and land combined on the subject property, whichever is greater, except that if the subject property is equal to or greater than 100,000 square feet in size, the land value shall not be included in the assessed or appraised value used to determine the 25 percent. If the 25 percent threshold is exceeded. public improvements will be required under FWCC 22-1474 to the extent thev are commensurate with the impacts of the development, as determined bv the director. (2) The applicant need not comply with the provisions of this article if, within the immediately preceding four years, public improvements were installed as part of any subdivision or discretionary land use approval under this or any prior zoning code, (3) The applicant need not comply with the provisions of this article if the proposal is to locate a personal wireless services facility (PWSF) on the subject property, (4) The appficant need not comply with the provisions of this article if the proposal is for facade improvements only, In addition, the cost of improvements required by Article XIX, Community Design Guidelines, shall not be included in the total cost of improvements measured over a 12-month period pursuant to subsection (a)(l) of this section, (5) Tenant improvements, unless the proposed improvements add additional floor area. (6) If the required improvement is part of a larger project that has been scheduled for construction in the city's adopted six-year transportation improvement program, the public works director may permit the applicant to fulfill the applicant's obligation under this section by paying to the city the pro rata share of the costs of the required improvements attributable to the development of the subject property, as determined by the public works director. For purposes of determining the applicant's pro rata share, funds received by the city from any federal, state, or local grant for the project shall be excluded from the total cost of the planned six-year transportation improvement. (b) Right-ofwway adjacent to and within subdivision and short subdivisions must be dedicated and improved consistent with the requirements of this article, unless different requirements are imposed by the city as part of the subdivision or short subdivision approval. (Ord, No, 90-43, S 2(110.20),2-27-90; Ord. No. 98-330, S 3, ]2-15-98; Ord, No, 00-363, S ]5, 1-4-00; Ord. No. 02-414, S 3, 2-19-02; Ord. No. 02-417, S 1,3-19-02) @2004 Code Publishing Co. Page I Federal Way City Code Chapter 22. Zoning. Article XVII. Landscaping. 22-1566 Landscaping requirements by zoning district. (a) Suburban Estates, SE. (1) Type III landscaping 10 feet in width shall be provided along all property lines of nonresidential uses in the SE zoning district, except as provided in FWCC 22-1567 of this article, (b) Single-Family Residential, RS. (1) Type III landscaping 10 feet in width shall be provided along all property lines of nonresidential uses in the RS zoning districts, except as provided in FWCC 22-1567 ofthis article. (c) Multifamily Residential, RM, (1) Type III landscaping 20 feet in width shall be provided along all public rights-of-way and ingress/egress easements, (2) Type II landscaping 20 feet in width shall be provided along the common boundary abutting single-family zoning districts, (3) Type III landscaping 10 feet in width shall be provided along all perimeter lot lines, except as noted in subsections (c)(1) and (c)(2) of this section. (d) Professional Office, PO. (I) Type III landscaping eight feet in width shall be provided along all property lines abutting public rights-of-way and access easements. (2) Type I landscaping 10 feet in width shall be provided along all perimeter property lines abutting a residential zoning district except for schools which shall provide 10 feet of Type II, (3) Type III landscaping five feet in width shall be provided along all perimeter lot lines, except as noted in subsections (d)(1) and (d)(2) ofthis section. (e) Neighborhood Business, BN, (1) Type III landscaping five feet in width shall be provided along all properties abutting public rights-of-way and ingress/egress easements, (2) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district. (3) Type III landscaping five feet in width along all perimeter lot lines except as noted in subsections (e)(l) and (e)(2) of this section, (f) Community Business, BC, (1) Type III landscaping five feet in width shall be provided along all properties abutting public rights-of-way and ingress/egress easements. (2) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district. (3) Type III landscaping five feet in width shall be provided along all perimeter lots lines except as noted in subsections (f)(l) and (f)(2) of this section. (g) City Center, cc. (1) Type III landscaping five feet in width shall be provided along the perimeter of parking areas abutting public rights-of-way, (2) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district. ~2004 Code Publishing Co. Page I (3) Type III landscaping five feet in width shall be provided along all perimeter lot lines except as noted in subsections (g)(1) and (g)(2) of this section. except that no landscapin~ is required along the perimeter of a property line abutting a right-of-way where a zero-ft. building setback applies. pursuant to FWCC Division 8, (h) Office Park, OP; and Corporate Park, CP-l. (1) Type III landscaping 10 feet in width shall be provided along all property lines abutting public rights-of-way and access easements, (2) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district. (3) Type III landscaping five feet in width shall be provided along all perimeter lot lines, except as noted in subsections (h)(l) and (h)(2) of this subsection, (i) Manufacturing Park, MP, (1) Type II landscaping 10 feet in width shall be provided along all property lines abutting public rights-of-way and access easements. (2) Type I landscaping 25 feet in width shall be provided along the perimeter of the property abutting a residential zoning district. (3) Type II landscaping 10 feet in width shall be provided along the perimeter of the property abutting a nonresidential zoning district, except MP zones. (4) Type III landscaping five feet in width shall be provided along all perimeter lot lines except as noted in subsections (i)(I), (i)(2), and (i)(3) of this section, (Ord, No. 93-170, S 4, 4-20-93; Ord, No, 96-270, 9 3(E),7-2-96) <<:l2004 Code Publishing Co. Page 2 Map VII-4 City Center Land Use Designations IV City C9nter Boundary ., , r..... CoralFrama DIvide IMBI City Canter Cora City Canter Frame I.lii!;)j Park !J. N Map Date: April, 2002. o SOO 1,000 F%t I I I I ~ Federal Way "'lI'\IP "HMm~"'" bylPQ...,.......,.s b1.~ 1I"&;IlW'lIIp-a11~ EXHIBIT ~.. CHAPTER SEVEN - CITY CENTER 7.0 INTRODUCTION Federal Way's City Center chapter presents concepts and strategies for creating a definable and vibrant "City Center" for Federal Way and an "urban center" for Southwest King County in the Federal Way City Center planning area. The chapter integrates the community's vision for a City Center with the Puget Sound Regional Council's (PSRC) adopted VISION 2020 plan, and King County's countywide strategy for developing a network of centers. In this chapter, the term "urban center" is used consistent with the VISION 2020/King County definition, or to refer to the general characteristics of a sub-regional center. The term "City Center" applies specifically to Federal Way's proposed center, which includes a City Center core area and frame area. Only the City Center core area is intended to meet the requirements of an urban center, in accordance with the Countywide Planning Policies (CWPPs). Purposes The principal purposes of the Federal Way City Center chapter are to: . Create an identifiable downtown that is the social and economic focus of the City; . Strengthen the City as a whole by providing for long-term growth in employment and housing; . Promote housing opportunities close to employment; . Support development of an extensive regional transportation system; . Reduce dependency on automobiles; . Consume less land with urban development; . Maximize the benefit of public investment in infrastructure and services; . Reduce costs of and time required for permitting; . Provide a central gathering place for the community; and . Improve the quality of urban design for all developments. Background The VISION 2020 Plan (1995 update), Regional Goal #1 states, "Locate development in urban growth areas to conserve natural resources and enable efficient provision of services and facilities. Within urban growth areas, focus growth in compact communities and centers in a manner that uses land efficiently, provides parks and recreation areas, is pedestrian-oriented, and helps strengthen communities. Connect and serve urban communities with an efficient, transit oriented, multi-modal transportation system." King County's CWPPs support this goal by encouraging: . Establishment of an urban center that is a vibrant, unique, and attractive place to live and work; EXHIBIT f FWCP - Chapter Seven, City Center . Efficient public services including transit; and . Responding to local needs and markets for jobs and housing. The CWPPs define urban centers as concentrated, mixed-use areas, a maximum size of 12 square miles (960 acres), and oriented around a high capacity transit station. At build- out, the policies envision that the center would contain a minimum of 15,000 jobs within 2 mile~ ofthe transit center, 50 employees per gross acre, and an average of 15 households per acre. The urban center policies also call for: . Adopting regulations which encourage transit use and discourage the use of single-occupant vehicles; . . Emphasizing the pedestrian features and promoting superior urban design; . Providing sufficient public open spaces and recreational opportunities; and . Uses that provide daytime and nighttime activities. The CWPPs recognize that with this growth will come an increased need for infrastructure. The policies, therefore, indicate that priority will be given to ensure the development of additional transportation and other infrastructure improvements necessary to support new, concentrated growth in urban centers. During a series of community workshops held in 1992 and 1993 (which are described in chapter one), participants helped to develop a "vision" for Federal Way's future. This vision included the creation of a City Center. With the support of the residential and business community, Federal Way nominated itself to contain an urban center. Nominations were reviewed by the Growth Management Planning Council (GMPC), which confirmed the Federal Way City Center core area as an urban center in 1994. The urban center designation should help Federal Way continue to gain access to County funds needed to provide infrastructure as the City Center grows. The Role of the City Center in Federal Way's Future There are several reasons why a definable, vital City Center is an important part of Federal Way's future. These include: Community Support - The Federal Way community has made the City Center a significant part of its vision. Participants in community workshops helped to develop a vision for Federal Way's future. A keystone of that plan is an attractive, multi-faceted City Center providing the setting for civic features and commercial activities. Economic Development ~ Federal Way's economic development strategy relies on a strong urban center. As discussed in the Economic Development chapter, Federal Way has the opportunity to transform itself from an essentially residential and retail based economy to an emerging, sub-regional economic center with an expanded, more diversified employment base. .".... 20023 VII-2 FWCP - Chapter Seven, City Center Natural Evolution - The development of a more intensive, multi-use urban center is a natural step in Federal Way's evolution. Most new centers start out as bedroom communities. Retail businesses develop first; office and industrial activities next begin to locate at key transportation crossroads, adding jobs and strengthening the employment base. Federal Way has experienced all evolutionary phases, with the exception of one. The final step is achieving a sufficient critical mass in the City Center to produce lively street activity; support specialty business, cultural/entertainment facilities; justify the investment for public parks, amenities, and improved transportation systems; and create the interactive "synergy" of a true urban center. Federal Way's economic development strategy will add this final essential step in this evolution. Growth Management - Developing a City Center is part of a regional strategy to address Western Washington's growth management. Public policy makers have focused increased attention on issues affecting our quality of life, including urban sprawl and the accompanying reduction of open space, declining housing affordability, and increasing traffic congestion. As stated previously, concentrating future growth within the four county region into a number of centers (rather than a continued pattern of dispersion), linked by an efficient high capacity transit system, is one ofthe principal goals to manage this growth. 7.1 EXISTING CONDITIONS City Center Planning Area The City Center planning area, consisting of the City Center Core and Frame zones, is approximately 414 acres in size and is bounded by South 3 12th Street, South 324th Street, Interstate 5, 11 th Place South, and 13th Avenue South (see Maps VII-l and VII-2, maps are located at the end of the chapter). The City Center Core and Frame areas are 209 and 205 acres, respectively. General Image The City Center does not currently present an identifiable sense of a downtown or urban center. The existing commercial development within the study area is typical of suburban strip retail and mall development. The dominance of mass retailing has largely shaped the commercial core. The SeaTac Mall and spin-off retail centers are a local and regional destination and generate great amounts of physical and economic activity. However, as is the case with most older suburban mall areas, there is little, if anything, distinctive or unique about the existing City Center. Essentially, it could be anyplace. It is similar to hundreds of other commercial centers across the country. The businesses do not connect to each other, or to public and private spaces, residential neighborhoods, or civic uses, except by automobile. Development essentially reflects one pattern: a single story of "light" construction, surrounded by an apron of asphalt. Buildings feature concrete, or concrete block walls, creating austere and "generic" images. Revised 2002 VII-3 FWCP - Chapter Seven, City Center Another prevalent image of the area is the vast amount of surface parking. The availability of parking is essential to the current type of retail found in Federal Way. City Center businesses serve regional as well as local markets, and are heavily oriented to access by automobile. Actual building footprints relative to total parcel areas are quite small; the majority of most parcels are used to provide surface parking. This parking is often underutilized, except during the peak holiday season. The current network of collectors and arterials, and the disjointed over-sized block grids within the existing commercial area, contributes to significant traffic congestion. The character of the street environment is also unfriendly to pedestrians in many locations, with few amenities such as landscaping, lighting, benches, etc. In addition, in many locations the pedestrian experience is made even less attractive as little more than parking lots or blank walls line the sidewalks. Recent improvements throughout the City Center, most notably along South 320th Street, have improved the character of some streetscapes with handsome streetlights and trees. Continuation of these improvements along Pacific Highway South and elsewhere throughout the City Center will do much to improve the overall character ofthe City Center streetscapes. Similarly, the extensive abatement of unattractive, out-of-scale signage, achieved over the past five years, has also led to a more attractive, human-scale streetscape. The City Center does not contain a significant residential population. Pockets of residential housing exist between South 312th and 3 16th Streets, and SR-99 and 1-5. Figure VII-] (page 5) depicts an aerial view of the City Center area looking south from the northwest corner of the City Center boundaries. Physical Conditions Land Use Most ofthe study area is currently developed and consequently, most new development in this area will displace existing low intensity uses. Buildings are dispersed throughout the area and lack pedestrian connections to each other and public rights-of-way. Current land use patterns favor auto-oriented commercial activity. The primary use in the City Center area is retail/service, followed by lodging, office, and residential. SeaTac Mall is the "signature" development in the area. Table VlI-t (page 5) lists the amount ofland use development by gross floor area within the City Center planning area as of January 2002. Public and civic uses are scarce, with only four publicly owned non-park sites (the Federal Way School District's bus barn site north of II th Place South and South 320th Street; Truman High School, northwest of South 317th Street and 28th Avenue South; King County Library, 848 South 320th Street; and the School District's Administrative Offices, 31405 Pacific Highway South). Revised 2002 VIl-4 FWCP - Chapter Seven, City Center Figure VII-l Aerial View of City Center ~~--~-_._-_.--..............-~......~-----~-..._---- "~_______---F~---~'---'-" ---. --.-- --~._--'-- G FJ A Table VII-l fL d U C't C t J 2002 ross oor rea 0 an ses- HY en er, anuary Use . Total Square Footage # Units # Rooms Office 225,456 Retail 2 734 842 Hotels 369377 655 Movie Theatres 67,730 Lil!:ht Industrial. 110,339 Institutional 55,224 Sinl!:le Familv 980 1 Multiole Family 891 · ministorage facilities and service buildings Revised 2002 VII-5 FWCP - Chapter Seven, City Center Parks and Open Space There are no truly public spaces within the City Center. Private green spaces, plazas and public meeting spaces are few. Steel Lake Park to the northeast and Celebration Park to the southwest are on the perimeter of the City Center. Even though these parks are within walking distance of the City Center, they also serve as regional facilities in addition to serving local needs. Civic Buildings and Municipal Facilities Similarly, the City Center lacks significant civic or municipal facilities, with only the Public Library near the periphery of the City Center. The next closest facility is the City of Federal Way Parks Department's Steel Lake Annex and Maintenance Facility near South 3l2th Street and 28th Avenue South. Klahanee Senior/ Community Center and City Hall are located a few miles southwest of the City Center at 33901 9th Avenue South and 33530 1st Way South, respectively. Circulation Roadways - A key element defining mobility within the City Center planning area is the enormous size of its blocks. Most U.S. downtowns have blocks ranging from 250 to 500 feet on a side; block lengths in Federal Way are several times that. Because ofthe "superblock" configuration, motorists drive between and within parking areas serving City Center developments to avoid congestion along City streets and pedestrian circulation is discouraged. Access to the area is provided by two principal arterial routes: South 320th Street (which runs east/west and connects to I~5), and SR-99 (which runs north/south). An inefficient hierarchy of streets feed these arterial roadways. The area lacks a system of minor arterial and smaller collector streets that could diffuse traffic efficiently away from these two principal arterials. The irregular spacing of traffic signals also adds to congestion. As such, the accessibility provided by the juncture of these routes, initially attractive to area residents, has been lost due to growth in traffic. Transit Service - Eighteen transit and dial-a-ride routes radiate from the City Center. However, service to the entire City Center is not the primary focus, especially during the peak periods of the day as there are only 12 aU-day routes. A regional park and ride lot, located southwest ofI-5 and south of South 320th Street, generates most ofthe area's transit ridership during peak periods ofthe day. King CountyIMETRO, Sound Transit. and Pierce Transit serve this site. Congestion on 1-5, South 320th Street, and SR-99 demonstrates the need for an enhanced transit system. However, the existing low intensity and dispersed land use patterns will not support significant increases in transit service. The area also lacks transit facilities such as bus pullouts and waiting areas, and a pedestrian network to safe and direct access from transit stops. The proposed 317'h direct access ramp for Sound Transit's Federal Way Transit Center will improve regional transit speed and reliability because transit will be able to access the city center without using the congested I-5/320th interchange. It will also benefit carpools and vanpools. Revised 2002 VII-6 FWCP - Chapter Seven. City Center Pedestrian Environment and Bicycle Facilities - A 1992 inventory of existing sidewalks within the City (see page V-22 of the Community Profile, Feb. 1993) revealed a deficiency of pedestrian facilities Citywide. The central core was highlighted as one of the areas that lacked an adequate pedestrian network. For example, most of SR 99 and portions of324th Street and 23rd Avenue South lacked sidewalks. A majority of walking that does take place in the study area occurs within malls and along storefronts of shopping center strips. Sidewalks connecting storefronts to public walkways are lacking. The few sidewalks that did exist were narrow, devoid of trees, and intenupted by . numerous curb cuts. Crossing wide, busy streets such as South 320lh Street and SR-99 can also be intimidating. There are few places to sit and enjoy pleasant weather, meet friends, or have lunch outside. The current pedestrian environment is unfriendly and unappealing. The division that exists between pedestrians and auto areas is not conducive to establishing the active street life desired in a City Center. Bicyclists have even fewer facilities to choose from. City streets lack striping or signage for bike riders who must share the road with heavy volumes of traffic. Once bicyclists reach the area, they become frustrated by the lack of safe storage facilities for their vehicles. Covered bike parking will be provided at Sound Transit's Federal Way Transit Center. Residential The City Center contains approximately 892 units of housing (listed in Table VII-i), located primarily in the area east of SR-99, south of South 312lh Street, north of South 316th Street, and west of 28th A venue South. Other residential neighborhoods surround the City Center area, such as the pockets of multi-family housing west of South 11 lh Place and south of South 320th Street. There are also single-family neighborhoods west of Highway 99 and north of the South 312lh Street corridor. While these neighborhoods are not located immediately within the City Center, they are located conveniently within walking, bicycling, or vehicular distance. They differ greatly in character and type. In 1997, two senior housing projects were constructed in the City Center Frame area. These projects are located south of South 312th Street and east of23rd Avenue South, adjacent to the southern portion of Steel Lake Park. The two projects, Meridian! Willamette Court and Woodmark at Steel Lake, consist of300 and 85 living units respectively. The residents ofthese developments have easy access to several shopping opportunities and services in the City Center area. It is important to note that no new residential construction has occurred in the City Center since that time. Infrastructure Most of the existing facilities and infrastructure were inherited from King County. In 1998, the City adopted new streetscape guidelines related to roadway profiles, streetlights, sidewalk widths, and street trees. In 1999, South 312lh Street between Pacific Highway South and 23rd Avenue South was widened to five lanes, and new sidewalks, street lighting, and street trees were added, as well as traffic signals at 20th Avenue South Revised 2002 VII.? FWCP - Chapter Seven, City Center and 23rd Avenue South. In 2001, South 320lh Street was improved with streetscape elements between Illh Place South and 30lh Avenue South. In 2002, the remainder of South 320lh Street also was improved and 23rd Avenue South was widened to five lanes with sidewalks and streets cape elements. New traffic signals at South 3 16th, South 317111, and South 322nd Streets were installed. In 2003, construction will begin on widening Pacific Highway South to add high-occupancy vehicle (HOV) lanes, sidewalks, and streetscape elements. 7.2 VISION STATEMENT By the end of the comprehensive planning horizon, the Federal Way City Center will have evolved into the cultural, social, and economic center ofthe City and fulfilled its role as one ofPuget Sound's regional network of urban centers. This role will be reinforced by pedestrian-oriented streetscapes; an efficient multi-modal transportation system; livable and affordable housing; increased retail, service, and office development in a compact area; a network of public spaces and parks; superior urban design; and a safe, essential, and vibrant street life. The City Center is responsive to the needs of the City's residents. In addition to general services that draw people from outside the region, such as retail, office, and hotel uses, the City Center is the primary commercial area providing local goods and services to the surrounding neighborhoods, and to residents and employees within the center area. Private development and City initiated actions will have resulted in a balanced transportation network that accommodates automobiles, public transportation, high occupancy vehicles, pedestrians, bicyclists, and integrated parking. Pedestrian and bicycle circulation is emphasized along with other travel modes. The downtown urban fabric includes smaller blocks, lending itself to efficient and pleasant travel. Concentrated development allows a significant number of jobs and residences to be located within close proximity to transit and a High Capacity Transit Station (HCT), thus, reducing dependency on the automobile and improving pedestrian mobility. The regional HCT system may begin with regional express bus service that would evolve to fixed guide-way systems, such as light rail or monorail, as ridership dictates and funding allows. Direct access to a regional transit system links the City Center to Seattle, Everett, Tacoma, Bellevue, SeaTac International Airport, and other regional and local destinations. The diversity of housing opportunities now includes high-rise residential buildings, which help to meet a significant portion of the community's housing needs. City Center residents walk or take transit to shop, work, and recreate. Community facilities and services, public spaces, parks, and trails complement the variety of housing and provide places for residents to come together as a community. A central gathering place for the community, the City Center is where the whole community can congregate and celebrate. Civic and cultural facilities, in addition to a Revised 2002 VIl-8 FWCP - Chapter Seven, City Center park and open.space system, meet the needs of residents, employees, and visitors. These amenities connect to the Citywide and regional system of open spaces, parks, and trails. Public and private projects contain such design elements as fountains, sculptures, and unique landscaping. The quality of urban design for all developments, including streets, buildings, and landscaping, is high and contributes to an improved quality of life. Public buildings and spaces also set a high standard for design and compatibility with adjoining uses. Goals for the City Center Chapter The goals and policies of the City Center chapter are derived from those ofthe Federal Way Comprehensive Plan (FWCP). The FWCP addresses in greater detail the framework of regional plans and legislation which direct planning in Federal Way. It also discusses the basic policies addressing housing, parks, recreation, and commercial development. This chapter builds on these policies, and provides specific recommendations and actions necessary to facilitate the development of the City Center. The following goals provide overall direction to policy makers and community members when making choices about growth and development within Federal Way's City Center. Additional goals and policies are located throughout this chapter, providing specific direction on other matters discussed. No set of goals or policies can address all potential issues that may arise in the course of implementing the FWCP. Therefore, while these are fundamental to the FWCP, they are not immutable and may need to be revised as situations warrant. Goals CCGl Create an identifiable City Center that serves as the social, cultural, and economic focus of the City. Define a City Center with distinct boundaries, unique building types, and special features. CCG2 Attract a regional market for high quality office and retail uses which increases employment opportunities, adds to the City's tax base, and establishes Federal Way's City Center as an economic leader in the South King County region. CCG3 Connect the City Center to a convenient regional transit system. Provide service between centers and nearby areas by an efficient, transit-oriented, and multi-modal transportation system. CCG4 Foster distinct districts within the City Center, defining the roles and characteristics of each such district. CCG5 Encourage a mix of compatible uses to maintain a lively, attractive, and safe place to live, work, and visit. Revised 2002 VIl-9 FWCP - Chapter Seven, City Center CCG6 Focus on improving the existing character and image of the City Center. CCG7 Encourage housing opportunities in mixed residential/commercial settings. Promote housing opportunities close to employment. CCG8 Develop land use patterns that will encourage less dependency on the single occupant automobile. CCG9 Create an environment oriented to pedestrians and bicyclists. CCGIO Create an environment that attracts high quality housing, commercial, and office uses. Continue to enforce requirements for quality design in buildings, streetscape, and site planning. CCGll Create policies and regulations to encourage more efficient use of parking facilities and to foster new, innovative, and creative parking solutions. CCG12 Protect and enhance naturalfeatures of the area. 7.3 THE LAND USE AND TRANSPORTATION CONCEPT FOR THE CITY CENTER The Concept Plan The concept is to redevelop the City Center and create a compact urban community and vibrant center of activity. The crux of the strategy is to promote a compact urban center with connections between where we live, work, and recreate, and create an urban environment that is amenable to walking, bicycling, and transit. The concept, a result of the citizen participation process called CityShape (held in 1992-93), implements the community's goals outlined in Section 7.2. In summary, the concept is to: . Establish a City Center to support HCT by locating residents and workers within convenient walking distance ofHCT. . Make efficient use of existing capital improvements by concentrating higher intensity land uses in the City Center. . Encourage a mix of compatible uses where housing coexists adjacent to, above, or near commercial developments. . Create a dense residential community within walking and bicycling distance of the core. Revised 2002 VII-10 FWCP - Chapter Seven, City Center . Improve auto circulation in the City Center by completing the proposed street grid, creating smaller blocks, and providing opportunities for through traffic to travel around rather than through the core, thus minimizing the impact of future growth on Citywide traffic patterns and congestion. . Reduce impact of parking by encouraging structured parking, allowing reduced parking ratios, shared parking, and other innovative and creative parking solutions, as well as implementing guidelines that enhance appearance. . Create pedestrian and bicycle connections throughout the City Center and to surrounding neighborhoods. Provide a safe and inviting environment for pedestrians and bicyclists with direct connections between activities and transit facilities. Continue to develop and/or reconstruct streets to include sidewalks, street trees, benches, garbage receptacles, screening of parking areas, etc. . Create high amenity pedestrian~friendly corridors through the core, linked to a transit center and providing an attractive civic focus to SeaTac Mall. . Provide a civic focus to create a sense of identity for all residents. Develop municipal and cultural facilities within the City Center core area. . Develop public spaces in the City Center, particularly the core area. Enhance the City Center with a network of public spaces and parks connected to the Citywide and regional system of open spaces, parks, and trails. Encourage gathering spaces in private development. Map VIl-3 applies the principles described above. The figure depicts the City Center core area between SR-99 and 1-5 and South 316th/317thand South 320th and 324th Streets. The City Center core area contains a concentration of higher-density, commercial, residential, and mixed-use development, as well as civic, social and cultural uses. The City Center frame area surrounds the core along the west and north edges and provides a full complement of commercial, residential, and mixed-use development at somewhat lower densities to support the core. It also provides a transition to surrounding single-family neighborhoods. High capacity transit runs through the middle of the City Center, and pedestrian pathways connect the HCT station with residential areas, future civic spaces, and the SeaTac Mall. Land Use Designations This section expands on the land use concepts described previously. The City Center chapter contains two different land use designations, each with its own distinctive characteristics, intended to guide the evolution of the City Center, see Map VlI-4. The City Center core and frame area designations give form to the concepts summarized in Revised 2002 VII-11 FWCP - Chapter Seven, City Center section 7.3. These land use designations direct the location and extent of growth, and will reshape the nature of development, transforming the area into a compact, vibrant City Center. City Center Core Area For the last 20 years or so, lower-density shopping mall areas at the edge of the nation's larger cities have gradually been redeveloped and transformed into more dense urban centers, emulating the development patterns and sense of place of more traditional downtowns. This transformation, to an area with a unique character and improved image, is proposed for the core area. The intent ofthe core area land use designation is to create a higher-density mixed-use "center" for Federal Way, and become an urban center as envisioned in VISION 2020 and the CWPP. The CityShape vision called for concentrating growth in an area where sufficient infrastructure capacity exists, or where such capacity can be provided efficiently. The infrastructure within the City Center, specifically the core area, is designed to handle the highest levels of demand within Federal Way. By orienting new growth around this investment, the existing capacity can be utilized to its fullest extent. The core area designation also encourages the concentration of new development to help reduce development pressure in other areas of Federal Way. The core area land use designation encourages a greater diversity of uses within mixed- use types of development. Traditional city centers are places where diverse office, retail, and government uses are concentrated, as well as cultural and civic facilities, community services, and housing. Many cities are advocating mixed-use development for a number of reasons. These include: . Providing new housing, increasing the range of housing choices, and cutting down on automobile dependency by bringing work places and residences into close proximity; . Providing retail and service needs in close proximity to residential and employment areas; and, . Improving feasibility of a development project. The proximity of urban services makes housing projects more desirable and a nearby source of consumers help make a commercial project more profitable. Residents choose to live in higher-density housing for a variety of reasons. First, higher- density is frequently less expensive than single-family housing. Second, the convenience and proximity to work, needed services, and cultural activities is very desirable for many people. Finally, many people find that they do not need a large, single-family detached house. Given their lifestyle, they appreciate the low maintenance and security of higher- density living. There is a mutually supportive relationship between higher-density residential uses and commercial activities. The presence of housing also activates City Center streets, day and night. Revised 2002 VIl-12 FWCP - Chapter Seven, City Center Concentrating growth in a specific area also supports investment in transit, including a regional HCT system. Existing low-density development does not generate sufficient levels of demand to optimize the return on investment in transit. Promoting higher- density uses within walking distance of transit facilities will improve the viability of this significant infrastructure investment. Additionally, concentrating the highest density of development in the core, where a significant number of jobs and residences will be within walking distance of a transit station, helps reduce dependency on the automobile and improve pedestrian mobility. The core area emphasizes pedestrian, bicycle, and transit mobility. The core area will be less auto-oriented than the frame area, but it will not be unfriendly to the use of automobiles. The City Center core area will also be the central gathering place for the community-a place where the whole community can congregate and celebrate. Accordingly, the core should include an outdoor square, park, or commons, with public amenities such as fountains, sculptures, and unique landscaping. Other civic amenities or buildings, including Municipal Facilities and/or a performing arts center, could be grouped around this City Center square (Figure VII-2). Figure VII-2 Potential Core Area Development Revised 2002 VII-13 FWCP - Chapter Seven, City Center Goals & Policies That Promote the Concentration of New Development in the City Center Core Area Goal CCG13 Focus new growth. with resultant increasing demands for infrastructure and transportation. in the City Center, specifically the core area. Allow for higher intensity uses for efficient use of land. Policies CCPl Support the concentration of uses within the core area to create a financial, retail, business, civic, and cultural hub of Federal Way. CCP2 Develop an attractive City Center that will attract quality development. CCP3 Continue to support land use regulations that allow the higher intensity development expected over the next 15 to 30 years. CCP4 Continue to develop a City Center that is the primary commercial area providing local goods and services to the surrounding neighborhoods and region, and to residents and employees within the center. CCP5 Complete an area-wide environmental impact statement and SEP A Planned Action and provide streamlined permit review in the City Center to accelerate changes to the core area. CCP6 Work with urban service providers to ensure sufficient capacity is available for development. CCP7 Allow for a variety of uses and mixed-use development within buildings, or complexes. Ensure that mixed-use development complements and enhances the character of the surrounding residential and commercial areas. CCP8 Provide incentives to encourage residential development in City Center, core area. CCP9 Promote the siting of cultural and civic uses within the City Center core. The City should always consider City Center Core sites in siting analyses and decisions regarding potential civic and cultural uses that it develops. In addition, incentives should be explored that could attract cultural and civic uses over which the City does not have direct control. City Center Frame Area Establishing a City Center frame area provides a zone for dense mixed-use development that surrounds and supports the core. It also provides a transition between high-activity areas in the core area and less dense neighborhoods outside of the frame. Revised 2002 VII~14 FWCP - Chapter Seven, City Center The frame area allows uses that are similar to those in the core area, but are of lower- density and intensity. Together, the core and frame areas are complementary. Encouraging multiple unit housing mixed with business and commercial use will help Federal Way meet regional land use goals. This is accomplished by encouraging the development of housing close to employment and transportation centers. To help transform the character of this land use designation, regulatory and/or financial incentives should be explored in exchange for amenities that contribute to a more pedestrian oriented environment (Figure VII-3). Figure VII-3 Potential Frame Area Development Goals & Policies That Promote New Commercial, Residential, and Mixed-Use Development in the City Center Frame Area Goal CCG 14 A /low increased development of commercial uses while increasing housing opportunities and diversity of housing types. 'Policies CCP10 Continue to develop land use regulations that encourage the frame area to accommodate higher-density residential uses accompanied by residentially oriented retail and service uses. Revised 2002 VII-15 FWCP - Chapter Seven, City Center CCPII Continue to provide amenities such as community services, parks, and public spaces to meet residential needs. CCP12 Continue to ensure effective transitions between frame area development and nearby lower-intensity development. Circulation Federal Way's City Center chapter is designed in accordance with VISION 2020 and CWpp related to mobility. Although regional travel trends continue to show more cars on the road, more trips per person, and increases in the number of people driving alone, the emphasis of the FWCP is to promote a variety of travel options. The City will focus both on transportation improvements as well as influencing individual travel choices by increasing the attractiveness of alternatives to the automobile. Encouraging growth in a compact, well defined City Center will help promote bicycling, walking, and transit use, as well as encouraging shorter automobile trips. The City Center will be connected to other regional urban centers and areas of the City by a multimodal transportation system, including a fast and convenient regional transit system. In order to function efficiently, mobility in the City Center must be enhanced by continuing to make transportation improvements. The City should focus transportation investments in the City Center to support transit and pedestrian-oriented land use patterns; These improvements should include: a smaller street grid, bicycle routes, public sidewalks and pedestrian pathways, and clear and identifiable transit routes. These transportation improvements will also help meet City Center mobility needs in the event a HCT system is not developed. Goal to Improve Overall Circulation Goal CCG15 Provide a balanced transportation network that accommodates public transportation, high occupancy vehicles, pedestrians, bicyclists, automobiles, and integrated parking. Automobile Circulation The current network of collector roads and arterials, the disjointed grid, and large block sizes contribute to significant traffic congestion within the City Center. The solution is not necessarily to construct wider roads. Streets become less efficient as the numbers of lanes increases. Building new streets versus widening existing streets is more cost effective, yields greater capacity, and will have less impact on the City Center. Revised 2002 VII-16 FWCP - Chapter Seven, City Center Automobiles are likely to continue as a dominant mode of transportation. A comprehensive network of collector arterials and other streets must be developed to distribute this traffic and create more driving choices. To the extent possible, the City should connect streets to , form a tighter grid within the City Center, especially in the core, by negotiating new public rights-of-way and building new streets. This "interconnectivity" serves to shorten and disperse trips, and consequently reduce travel on existing congested arterials. Map VII-5 indicates the proposed street network changes. Additionally, alternatives to auto travel such as van and car pools, transit, pedestrian corridors, and bicycle paths should also be emphasized. Goals and Policies to Improve Automobile Circulation and Reduce Usage Goal CCG16 Improve the flow of vehicular traffic through the City Center and minimize increases in congestion. Policies CCP14 Improve traffic flow around and through the City Center by extending the street network, creating smaller blocks, and completing the ring road along the west edge of the City Center. CCP15 Reduce congestion by supporting the Commute Trip Reduction Act. Develop commuting alternatives to single occupancy vehicles, including transit, walking, and bicycling. CCP16 The City's LOS standard shall be based on average person-delay to allow lower LOS for single-occupant vehicles and support pedestrian-friendly designs and HOV treatment. Pedestrian/Bicycle Connections Pedestrian and bicycle mobility is a vital part of the future City Center circulation system. Improvements for pedestrians and bicyclists should support increases in transit services and promote the development of the City Center. This chapter addresses the lack of pedestrian amenities and pathways by recommending changes to the development patterns and transforming the character of the streetscape. As the street system is redeveloped to better accommodate the needs of pedestrians and bicyclists, a network of facilities for people on foot and bikes will be established such as already exists for people in cars. Revised 2002 VJI-17 FWCP - Chapter Seven, City Center Reducing the size of the street grid as proposed, improving auto circulation, and creating pedestrian paths through larger parcels is critical to establishing walking patterns that reduce dependency on the automobile. As individual sites are designed and developed to be more pedestrian friendly, and as the City provides improved pedestrian linkages, the pedestrian system will handle an increasing share of trips. As such, the City adopted special street design standards for the City Center in 1998. These include 12-foot sidewalks with street trees and pedestrianMscale street lighting. As streets are constructed, additional amenities such as benches, trash receptacles, and landscaped comer treatments may be added. Bike lanes will also be provided in a grid tighter than the rest ofthe City on through streets that avoid multiple turn-lane conflicts. In addition to adding public sidewalks and creating mid-block pathways, Map VII-6 depicts three principal pedestrian connections to improve pedestrian circulation. The first is developing connections between the HCT station, adjoining bus transfer facilities, and other uses. The pedestrian and bicycle system is essential to other travel modes, particularly transit. Virtually all transit trips begin and end as pedestrian trips on public rightsMof-way. All buildings within proximity to these areas should be required to facilitate pedestrian and bicycle movement. The second goal is to establish pedestrian and bicycle connections to SeaTac Mall, the City's largest generator of vehicular and pedestrian traffic. Linkages between the proposed transit station and the SeaTac Mall are important. Unfortunately, South 320th Street is wide, congested, and presents a significant barrier to this connection. Providing an at-grade pedestrian and bicycle crossing could increase congestion and vehicular and pedestrian/bicycle conflicts. To facilitate this connection, and encourage redevelopment of existing parking areas, this chapter proposes the continued consideration of a pedestrian bridge spanning South 3201h Street. The pedestrian over-pass would create a major connection between two areas in the City Center that have a high potential for new development and redevelopment. The third goal is to connect the City Center to nearby neighborhoods and parks. Residential neighborhoods of varying densities surround the City Center. Steel Lake and Celebration Parks are located to the northeast and southwest of the City Center, respectively. Both pedestrian and bicycle trails should extend to these residential neighborhoods and parks. Roads extending to these areas should emphasize the pedestrian connection by including additional pedestrian amenities. In order to provide good pedestrian connectivity across multi-lane arterials such as South 320lh Street and Pacific Highway South, crossings should be provided more closely than the existing 1/.t-mile spacing of traffic signals. Unsignalized pedestrian crossings would not be very safe, yet closer spacing of traffic signals make two-way signal coordination impossible to achieve, creating much more congestion and worsening safety and air quality. These conflicting needs must be resolved through the design process as these streets are reconstructed. Revised 2002 VIl-18 FWCP - Chapter Seven, City Center Policies to Improve Pedestrian Connections Goal CCG 17 Promote and facilitate the effective use of non-motorized transportation. Create a safe, efficient, and enjoyable pedestrian and bicycle system. Policies CCP17 Emphasize pedestrian and bicycle circulation, as well as other travel modes in all aspects of developing the City Center transportation system. Include public sidewalks, street trees, and other pedestrian amenities for streets. CCP18 Continue to enforce and refine local zoning codes, site planning requirements, and street design standards, as necessary, to establish a more pedestrian and bicycle friendly environment. CCP19 Encourage new development to include active ground floor uses such as shops, community services, office, and housing units. Provide pedestrian connections between adjacent buildings where possible to provide for streetscape continuity. CCP20 Develop clear and safe pedestrian paths through large parcels to enhance the pedestrian network. CCP21 Continue to site and screen parking lots to minimize impact on the pedestrian environment. CCP22 Connect the main entry of buildings to public sidewalks by a clear, identifiable walkway. CCP23 Encourage transit use by improving pedestrian and bicycle linkages to the existing and future transit system, and by improving the security and utility of park~and-ride lots and bus stops. CCP24 Establish clear and well marked pedestrian crossings to reach transit facilities and other uses at a maximum spacing of 660 feet. CCP25 Connect Celebration Park and Steel Lake Park via a pedestrianlbicycle pathway bisecting the City Center. Orient buildings, urban open spaces, plazas, etc., to pathways where feasible. CCP26 Continue to improve the appearance of, and pedestrianlbicycle circulation along, South 320th Street and Pacific Highway South. Revised 2002 VII-19 FWCP - Chapter Seven, City Center Transit Efficient, convenient, and reliable transit is important to the FWCC's emphasis to reduce auto dependency through the creation of viable travel options. Transit wilt play an important role in the development of the City Center and the region as a whole. A multi- modal system that includes transit wilt bring commuters and shoppers to and from other areas of Federal Way and adjacent communities. A high capacity transit system with a principal stop in the core area will distribute people regionally and connect to other bus based transit systems. Transit stops throughout the center wilt help shoppers, employees, and residents to circulate around the City Center without the need to get into their cars. Encouraging a mix oftand uses and densities at major transit access points wilt help meet passenger needs and reduce vehicle trips. High Capacity Transit Sound Transit is working with Puget Sound citizens and City representatives to develop a HCT network linking Everett, Tacoma, Seattle, Bellevue, and communities between them. Four HCT stations are proposed in Federal Way, including one in the City Center core area. Map VII-7 depicts the approximate HCT alignment and location of the City Center station. The Federal Way Transit Center is currently located at the Federal Way Park & Ride. At the time of the adoption of the 1995 FWCP, the City Center chapter proposed a new location at South 3 12th Street and 20th Avenue South. The primary driver for this location was the assumption that light-rail between Seattle and Tacoma would follow SR- 99. Since adoption of the plan, conditions have changed and discussion of alternate locations has emerged. Sound Transit's Sound Move Initiative allocated $4 Million for the construction of a new Transit Center, in coordination with the enhancement and/or relocation of the existing Transit Center and direct access ramps. The Transit Center is considered by the City as a major anchor to the urban center designation in the Vision 2020 plan adopted by the PSRC. The location of the Transit Center should be surrounded by property that has potential to redevelop into transit- supportive uses, thus assisting to ensure both the success of the Transit Center itself and the economic vitality of the City Center. Based on these considerations, the Transit Center site has been selected. The site is located on the block bounded by 23rd and 21 sl Avenues South, to the south of South 3161h Street. The FWCP does not depend on the development of a HCT system. The proposed system is one of several transportation options. While HCT will help regional and local transportation needs, other modes will continue to playa vital role. Many of the characteristics that are desired within the City Center, and support HCT, also support other modes such as van/car pooling, busing, bicycling, and walking. Revised 2002 VIl-20 FWCP - Chapter Seven, City Center To encourage transit use, the high capacity transit station should provide an inviting environment with comfortable pedestrian facilities, including shelter for waiting areas, convenient passenger drop-off zones, safe lighting, and street furniture. Conveniences like telephones, automatic teller machines, secure bicycle storage areas, and outdoor seating areas are also important elements of the station design. Provisions for vendors, small cafes, and carts will make outdoor spaces livelier. Stores adjoining the station can take advantage of the concentrations of people by specializing in goods and services needed by commuters such as dry cleaning, videos, news kiosks, and day care. Federal Way's City Center station will be oriented principally to pedestrians and those arriving by other forms of transit. Providing for pedestrianlbicycle accessibility between surrounding properties, street network, general vicinity, park & ride lots, and the HCT is essential. Policies to Guide Transit Planning and Establish a City Center High Capacity Transit Station Goal CCG18 Work with the transit providers to develop a detailed transit plan for the City Center. Identify facilities, services, and implementation measures needed to make transit a viable and attractive travel mode. Tailor the plan to meet local needs through rapid transit, express buses, community service, and/or demand- responsive service. Policies CCP27 Focus transportation investments to support transit and pedestrianlbicycle- oriented land use patterns, specifically in the core area. CCP28 Participate actively in regional efforts to develop an HCT system to serve the City Center. ,CCP29 Establish the most intensive levels of transit service to the City Center area. CCP30 Integrate any transit system with existing or new road right-of-way. CCP31 Develop a bus transfer facility as part of a HCT station, on or offthe street, that will connect the City Center with other communities in the City. The HCT and bus transfer stations will set a high standard for design and compatibility with adjoining uses. CCP32 Integrate the high capacity transit system with other transportation modes serving Federal Way and the region. Revised 2002 VII-21 FWCP - Chapter Seven, City Center CCP33 Int~grate bicycle and pedestrian facilities with and connect to high capacity transit facilities during right-of-way acquisition, facility design, and optional phases. Civic Buildings and Open Spaces Public buildings including community centers, libraries, city hall, performing arts theaters, conference centers, and schools provide places for the community to meet, exchange ideas, and socialize. The City should take advantage of every opportunity to locate a variety of civic buildings in and around the City Center. This will occur over time, but it is necessary to establish a clear direction through public policy. A network of outdoor spaces for recreation, strolling, gathering, and dining will make the City Center a lively and attractive place to live, shop, and conduct business. Each type of space should serve a range of users and activities. Outdoor spaces should range from a major urban park that is the focal point for downtown, to pocket urban plazas for lunch time gathering by residents, visitors, and workers. Some spaces will be publicly built and maintained, others will be constructed along with private development. Privately developed gathering space is a major component of all City Centers: small parks and plazas are opportunities to enhance the urbanscape and image ofthe City Center. Courtyards, mews, and forecourts are ways to efficiently integrate open space to enhance a project. Visitors, shoppers, and employees often perceive these private spaces as public. The City should commit to assist in or provide incentives for, the development of plazas and parks that are open to the public. Map VII-8 proposes a central outdoor gathering place within the core area, such as a park, plaza, or square, which will become the focus of community activities in the core. Uses around the edges ofthis plaza, such as transit facilities and cafes, should be sited to generate activity throughout the day. The edges of the plaza should be well defined and landscaped to soften the hard surfaces of adjacent buildings and streets. This space should be physically and visually linked to the central pedestrian spine and transit center. Policies to Promote the Development of Civic Buildings and Urban Spaces Goal CCG19 Develop civic and cultural facilities in addition to a public space and park system within the City Center to meet the needs of residents, employees, and visitors. These facilities and spaces should connect to the Citywide and regional system of public spaces, parks, and trails. Revised 2002 VII-22 FWCP - ChapterSeven, City Center Policies CCP34 Promote a diversity of public and privately funded recreational and cultural facilities throughout the City Center. Promote partnerships between the City and other agencies, private organizations, and individuals to develop and meet the needs of City Center and the general community for these types offacilities. CCP35 Emphasize locating civic and cultural facilities within the core. Planned public facilities could include Municipal Facilities, a library, or performing arts complex. CCP37 Acquire land necessary to provide a broad range of recreational opportunities throughout the City Center. Land bank parcels in the core area for future municipal facilities. Parking The continued use of expansive surface parking conflicts with the goal of redeveloping the City Center as a higher-density, mixed-use area that is pedestrian-friendly and supports the use of public transportation. It is, therefore, necessary to reduce the need for parking and encourage the provision of structured parking within these areas. Moreover, parking lots have high redevelopment potential. There are numerous examples of communities similar to Federal Way where former parking lots now contain multi- story developments. Large amounts of parking will be needed for many years to come. However, as development pressures and land values increase, surface parking becomes expensive and property owners will be able to afford the conversion from surface parking to structured parking. In the interim, the City should encourage site layouts that facilitate future redevelopment of parking areas. Private and public partnerships should examine the feasibIlity of constructing a parking structure in the downtown commercial core area. Figure VII-4 (page 24) is a conceptual illustration of the redevelopment of surface parking around a mall. Goal and Policies to Develop Alternatives to Existing Parking Development Goal CCG20 Encourage the development of a higher-density, mixed-use City Center that in turn will reduce the demand for large amounts of separate parking facilities for individual developments. Revised 2002 VII-23 FWCP - Chapter Seven, City Center Figure VII-4 Potential Redevelopment of Surface Parking Areas ~-~~~~.. ~~ ~~~ ~. Ouer lime, ptlIrlcin8 g"""ges, lower ptlIrlcing requir.........'s "nd s""red ptlIrking ean allaw Jar more ;"'e,os;w: developmen' of ","d. Policies CCP39 Encourage public and private parking structures (below or above ground) in lieu of surface parking in the core area. As redevelopment occurs and surface parking becomes increasingly constrained, consider a public/private partnership to develop structured parking in the downtown commercial core area. CCP40 The City will encourage the provision of structured parking. CCP41 Buffer parking areas to increase compatibility between surrounding uses. For larger lots, provide substantial landscaping, special lighting, and pedestrian walkways. CCP42 Site and orient buildings and parking to allow redevelopment of surface parking. Revised 2002 VII.24 FWCP - Chapter Seven, City Center CCP43 Allow on-street parking to create -a buffer between pedestrians and traffic depending on street characteristics and role within the City Center. On-street parking should be viewed as a component of the parking supply for the area. CCP44 Encourage shared parking between uses to maximize the use of available parking within the City Center. Streetscape To improve livability within the City Center area, the City must complete the street network and continue to develop streets in accord with its new street standards. The street grid must be well interconnected to make travel from one place to another as efficient as possible. The key to achieving this is to consider streets as a network that will serve pedestrians, bicycles, and transit, in addition to automobiles. In areas where increased density is proposed, existing streets must continue to be retrofitted with sidewalks, street trees, street furniture, and other amenities. Allowing on-street parking also creates a buffer between pedestrians and vehicles. It also allows shoppers and visitors to park easily for short amounts of time. On-street parking should be permitted on City Center streets (where feasible) except during the morning and evening commuting hours when the extra lanes are needed to accommodate the extra high volumes of traffic. The Transportation chapter illustrates several street standards developed specifically for the City Center area. These streets will connect to other proposed and existing streets to complete a street grid. Street standards for existing and proposed streets within the City Center can be found in the second section of the Transportation chapter. These standards also incorporate the City Center Street Design Guidelines adopted by the City Council in May 1998. Policies to Improve the Street Network and Streetscape Character Goal CCG21 Maintain street designations that reinforce the unique characteristics of the City Center. Policies CCP45 Continue to acquire right-of-way, primarily through dedication from development, to complete and enhance the street network. CCP46 Continue to design streets as public spaces, with appropriate pedestrian amenities, trees, sidewalks, bicycle paths, transit services, street furniture, and trash receptacles. CCP47 Continue to construct streetscape improvements as an integral component of any roadway improvement. Revised 2002 VIl-25 FWCP - Chapter Seven, City Center CCP48 Encourage buildings to front or face public rights-of-way, providing clear paths from the sidewalk to all entries. . CCP49 Only SR-99 and South 320111 Street shall be wider than five lanes. 7.4 IMPLEMENTATION Developing a City Center will require collaboration between government entities, citizens, and developers. Phasing and development of certain elements, such as high capacity transit, are outside the City's control. Therefore, an implementation program must be flexible. It must also be tied to general goals, policies, and strategies rather than a detailed, step-by-step list of actions. The implementation section consists of: . A set of strategies to guide implementing actions; . An illustration of how these strategies can be realized over time; and . A 15 year action plan. Implementation strategies Specific strategies must be pursued in order to coordinate various elements and actions that are dependent upon one another. For example, private development depends upon adequate infrastructure and amenities. Effective transit service depends upon supporting land use development to provide sufficient ridership. Residential communities require adequate transportation and services, a pedestrian friendly environment, open spaces, and jobs to foster a sense of community. In addition, much of the City Center's redevelopment is dependent upon market demands and development that is not projected until the later years of the FWCP's planning horizon. However, regulatory and infrastructure actions must be taken in the interim to prepare for these developments. The following strategies form the basis to achieve desired City Center development. . Maintain regulations to shape and influence new development (1-20 years). · Discourage low intensity auto oriented development in the core. Provide regulations and incentives to achieve a high intensity, mixed- use, pedestrian friendly development. · Encourage residential development in the City Center frame area. · Encourage high-density residential development in the City Center Core (Urban Center). · Allow short-term investment in the frame area that will support long- term core development. Revised 2002 VII-26 FWCP - Chapter Seven, City Center . Develop specific plans to construct needed street and infrastructure improvements (1-5 years). · Develop plans to define the location of street rights-of-way for completing the street grid and constructing transit facilities to provide predictability for developers. · Construct arterial improvements with associated landscaping and pedestrian amenities (timing set by capital facilities program). · Prepare a pedestrian and bicycle plan and construct sidewalks, pedestrian paths, mid-block connectors, and bicycle connections to all areas of the City Center and particularly to a transit center (ongoing effort). . Consider development of structured parking facilities as needed to support more intensive development and gradually convert the core into less auto dependent area. · Develop parking standards for the City Center Area. . Improve both local and regional transit service. · Begin new transit service configuration by adding a center bus stop and route buses to it (begin immediately). · Upgrade central bus stop to a transit center/station and enhance regional and local transit services to it (1~3 years). · Develop a regional HCT station at transit center (10-15 years). . Construct civic features, public spaces, parks, and other urban elements to create a true urban center and promote civic identity (5-10 years). · Develop major civic facilities in the City Center such as, Municipal Facilities, performing arts center, and recreation center, to generate social and economic activity (5wl0 years). · Add amenities to residential areas to build new neighborhoods (begin immediately as an incremental program). · Include landscaping and pedestrian improvements in all street construction (incremental program tied to actual improvements). Phasing Transforming the existing downtown commercial core area into the proposed City Center is an ambitious task. It requires a significant transformation from a low-density, automobile oriented, largely retail area to a higher intensity, more pedestrian oriented mixed-use area~ The City Center chapter aclmowledges that the core will take some time to develop. The City can facilitate these changes if a series of small steps are taken over time. This is especially true if the steps are consistent with the emerging economic, social, and demographic trends. As is the intent of this plan, the phasing scenario presented here accounts for the timing of market projections and future actions. Revised 2002 VII-27 FWCP - Chapter Seven, City Center As noted above, the implementation strategy is keyed to projected trends and regional planning goals. Its form and character, as envisioned in the chapter, are dramatically different from anything that now exists in the center. It will take some time for the development community to redirect its energy and investments to produce buildings that respond to the direction of the chapter. The demand for more intense development opportunities in the City Center is not projected within the next few years. In the meantime, there may be some deferred maintenance, short-term, high-turnover tenancies, and even vacancies, as the development community begins to assemble property for future redevelopment. The City should not encourage continued low-scale investment in this area, since it will need to be amortized over a decade or two and will delay accomplishment of preferred development. As regulations are applied to modest renovations, it should be possible to secure some basic improvements. However, the City should not expect full implementation ofthe vision for the City Center until owners are ready to install long-term, major development projects. Figures VII-5 and VII-6 and Map VII-9 (located at the end ofthe chapter) illustrate key steps in the evolution of Federal Way's City Center from 1995 through 2025. The illustrations are taken from a viewpoint just north of South 316th Street between 20th Avenue South and SR-99. The drawings do not necessarily indicate recommendations for specific sites. The locations of the elements and the time frames may well vary. For example, Figure VII-6 shows an elevated light-rail line that may not be routed to Federal Way during this planning horizon. The drawings do illustrate how a viable City Center can evolve through several coordinated, incremental steps taken over time. The approximate dates are based on current market demand and funding projections. However, new trends, funding priorities, and development opportunities may emerge, changing the timing. An illustration of 1995 conditions is included for reference. 2002 - 2010 Actions . Develop a pedestrianlbicycle plan that outlines a connected, safety-oriented system of routes and facilities. This chapter shall be used in programming capital projects, reviewing development proposals, and encouraging other agencies to integrate bicycle improvements and linkages into Federal Way projects. The plan should emphasize linkages between transportation facilities, Celebration and Steel Lake parks, SeaTac Mall, and surrounding communities. . Continue to plan for and develop parks and public spaces within the City Center. Begin negotiations for acquisition ofland for a City Center park, plaza, or square. . Complete streetscape improvements along the South 320lh Street corridor. . Continue to improve SR-99 and establish mid-block crossings. . Complete the BP A bike trail. Revised 2002 VII~28 FWCP - Chapter Seven, City Center . Continue to negotiate and acquire rights-of-way to augment the City Center street grid. During permit review, ensure that new development is compatible with the street grid. Construct street grid enhancements. . Develop a transit center. Focus transit activities in the City Center core. . Construct streets to serve the transit facility. . Begin negotiations to form a public private partnership to provide structured parking near SeaTac Mall. Construct the parking structure. . If the City Council chooses the City Center as the appropriate location for Municipal Facilities, begin negotiations and acquire property for Municipal Facilities. Construct Municipal Facilities. . Explore feasibility of creation of a City Center park, potentially associated with Municipal Facilities and/or other community facilities. If the concept is approved, begin negotiations and acquire property for a City Center Park. Design and construct a City Center Park. . Enhance educational and recreational opportunities in City Center. 2010 - 2020 Actions . Construct a City Center park with public amenities such as fountains, sculptures, and unique landscaping, separate from Celebration Park. . Potentially construct public-private parking garages. . Potentially construct the pedestrian overpass across 320lh Street, and build phase one of the City Center pedestrian mall. . Improve community-wide transit service and implement a "spokes-ofwa-wheel" service delivery pattern with City Center as the hub. . Seriously explore the feasibility of constructing a performing arts center arid develop an implementation plan. · Establish green parks and corridors throughout the City Center and/or along a City Center pedestrian mall. Activity Since 1995 Comprehensive Plan Adoption The following have been accomplished to implement goals and policies of the City Center chapter since the initial adoption of the FWCP: Revised 2002 VII-29 FWCP - Chapter Seven, City Center . In 1996, the City adopted code amendments for the City Center Core and Frame to allow for increased residential density and flexibility in siting residential uses. The City also adopted Community Design Guidelines intended to improve the appearance ofnon~residential buildings and to expand pedestrian circulation, public open space, and pedestrian amenities. . In 1998, in conjunction with King CountyIMETRO, the City improved local and intercity transit which should result in more people having access to shopping and other opportunities in the City Center. Since that time, the City has worked with the transit providers to develop a detailed transit plan for the City Center, including siting and initial design work for the City Center Sound Transit station, as well as improvement of two park-and.ride lots. . In 1998, the City adopted policies to provide streetscape enhancements and development of standards for streetlights, street trees, and their placement and location in the City Center. Since that time, substantial progress has been made, with full improvement along this corridor from 1-5 to 11 th Avenue South. . The Cityhas an adopted TIP and CIP plan which addresses major street improvements in the City Center. Minor collector and local street improvements would be provided by development as redevelopment occurs. . In 200 I, the City created an Economic Development Division within the Community Development Services Department and hired a Deputy Director to manage it. Among the Division's duties are to lead efforts to encourage City Center redevelopment, attract businesses and developments, and increase visitorship to the City Center. . Phases I, II, and III ofthe BP A trail have been constructed. . Infrastructure improvements: · 1999 ~ South 312th Street between Pacific Highway South and 2300 A venue South-Roadway widened to four lanes; sidewalks constructed; street lighting and street trees installed. · 1999 - South 312th Street and 14th Avenue South-Pedestrian Crossing Signal added. · 2001 - Pacific Highway South/South 320lh Street intersection-Widen roadway and add new turning lanes at each leg of the intersection. Also add street lighting, street trees, install architectural and landscaping elements at each comer of the intersection, and underground utilities. · 200 1 ~ SeaTac Mall surface water conveyance system upgrade. · 200 1-02 ~ South 320lh Street between Illh Avenue South and Interstate 5 -Underground utilities, widen sidewalks where necessary to add new streetlights, install street trees behind the sidewalks, and install medians where feasible. Add dual left-turn lanes at 2300 Avenue South. Revised 2002 VII-3D FWCP ~ Chapter Seven, City Center . 2002 - 23 rd Avenue South between South 324 Ih Street and South 3161h Street-Widen roadway to five lanes and add new sidewalks, street lighting, and street trees. Install new traffic signals at South 3161h Street, South 31 ih Street, and South 3220d Street. . 2002-Completed the Ring Road (14th Avenue). . 2002 - South 31 th and 141h Avenue South-Upgrade pedestrian signal to full traffic signal. . New Private Development: · 2000 - Courtyard Marriot Hotel · 1999 - Marie Calendar's Restaurant · 1999 - Holiday Inn Hotel · 1999 - Extended Stay Motel · 1998 - Comfort Inn · 1999 - Walmart · 2001-02 - Pavilion Centers, Phases I and II . Renovated or Remodeled Projects: · 1998 - SeaTac Village · 1998 - Sunset Square (Safeway and Longs Drugs) · 1999 - Ross Plaza (Rite Aid and Party City) · 1999 - Indochine and Genghis Khan Restaurants PROPOSED PROJECTS . 2002-03 - Pacific Highway South between South 312lh Street and South 324th Street-Widen roadway, add new sidewalks, street lighting, street trees, landscaped raised medians, and underground utilities. . 2003 - South 3 14th Street and 23rd Avenue South----Construct traffic signal. . 2003 - I-5/City Center Access Study-Develop plan to increase capacity between City Center and 1-5 to improve and/or supplement the existing South 320lh Street interchange. . 2003-04 - Potentially locate new municipal facilities. . 2003-05 - Sports and Multipurpose Fieldhouse-potential project. . 2004 - Flyover ramps from 1-5 High Occupancy Vehicle (HOV) lanes connecting to South 31 ih Street. . 2004 - South 31 ih Street and 23rd Av.enue South-Construct Sound Transit's Federal Way Transit Center. . 2004 - Add turn lanes on South 324th Street at SR-99. Revised 2002 VII.31 Figure VII-5 Illustration of City Center, 1995 Conditions .. .,.... S. 320th Street ...... 20th Avenue S. . Pacific Highway S. ~....:. . . - ... --"",-""""'-\.,..-,-: . . /'- N-V~ ~ e=i) ~ c::..::.... -::, ~ .::~ .."". . : . . . . . . . Execute' :....... S. 316thStreet Figure VII-6 Illustration of City Center Evolution, 2025 For Illustrative Purposes Only ~ .. . . . City Hall and Plaza : . . . . . Hotel :. .... Structured Parking ..... . . ..........-. - -- . . .' . . .. :: .. Pedestrian Spine Perfanning Arts Center and Park ...: Courtyard Residences. . . . : :. .. . . . HCT Station and Bus Mall Map VII-l Vicinity Map Map VII-2 Boundaries of City Center Area IV City Center Boundary l1li City Center - Park ~ N Map Date: April. 2002. o 500 1,000 F&et I I I A, Federal Way "'*_ ......."'nIOd 1>7...__.""II"F4' ."'1'1-10..__ Map VII-3 The Concept Plan .. New Transit Center - Potential Pedestrian Crossings ..,. Potential Bike Route ~l Transit Street IV Enhanced Street Network THA r'ft!IrIIl.~tdW ne.'Wlft"llfU.tt. .~18 elMP'lta'rsht.:,......~.. - City Center Core - City Center Frame - Park ~ Map Dale; Februlr)r, 2003. N p S~O I 1.D~D Feet ~ Federal Way Map VII-4 City Center Land Use Designations N City Center Boundary l+...~ CoreIFrame Divide - City Center Core - City Center Frame - Park i\ W N Map Date: April. 2002. o 500 1,000 F&8t I I I I A Federal Way "._10......"''*1 ."........._."" 10"'" .....'"......_ Map VII.5 Enhanced Street Network @ Intersection lit Street Recently Improvement Constructed or *' . Dedicated ROW New Traffic Signal _ City Center Core IV Existing Street _ C' C F ..to. , Ity enter ram e pI Proposed Street _ Park AI Scheduled Street Improvement THt rn!P1.~tdbIJ no.wllt'llftl.tll. .ldl. ~MJltrlllla,.hlo ,....M~ft ~ N Map Dale; February. 2D03. o SOD 1,000 Feet I I I ~ Federal Way Map VII..6 Principal Pedestrian and Bicycle Connections - New Transit Center Itt Potential Bike Route - Potential Pedestrian .. City Center Core Crossings .. City Center Frame IV Existing Street .. Park t\l Proposed Street D. N Map Data: February. 2003. o SOO 1,000 F&8t I I I ~ Federal Way 'l"rAMqI.AGOOm!:llnMI byno...,........nd limPh'. ...tHrtlliIf'IIIIIIl"SIdbI Map VII-7 Potential Transit Alignments and Stops .. New Transit Center ' - City Center Frame /). ., Potential HCT alignment (2 Alternatives) _ Park N ,.,.. Potential TransIt Routes . Potential TransIt Stop - City Center Cora Map D8la: April, 20Q2. o I 500 I 1,000 Feet I A Federal Way Map VII-8 Potential Open Space and Bicycle Routes IV Existing Bicycle Route - Park lft" Planned Bicycle Route At Target area for Civic Center lIB City Cantef COfe .. City Cantaf Frame t\ N Map Dale: February. 2003. P 5?O I 1,D~D Feet ~ Federal Way 1Wt\~I.~M ~ 1ll00"Wl!It"IIIIItt._nd1* fIIm.tr_a,.hIo-NJn"1'Itdt1'l Map VII-9 Phasing Concept 1995-2005 Map Date:ApIll. 2002. N ScI1ecUad She! l~rovtImant A.... ~l'll(1088d Rlojrt of Way ..... &.32Olti lIlI'llll~ ImploV\)lIKInlll-Add IWG! llghle .. 1Tlllla. w\dGn dBwab lIIld llI'lI\llnc& IllIlIrllGelIon (1/ G.32Oth Sl and ~lftQ Hwy S. PacifiG Hwy Sculh . Widen FImd 10 ioolud. HOV hmes and lIIlde1llr"Ound utility paI8.s. Add aidawalb, lIIreellillhlll, _ and IinIal;ap. median. S. s,2Ih Sb'wl. Widen "",d 11> 5 I""IIS wilh lIidewalks, sIIeeI ligl'D " In... 23rd Avonue Swth - Wldsn Road 11:1 5 l;u>ell willi sidewalkll, wMllighls & lrae... "..... ~_....., 10"...__""" Io~ . ...."w.....-- ~ NlIwTran8llCanllllr /8) Ihle.-c:1bI Impro_nl _ City Conter O:>ta _ CIty Conral fl'ama _ Park o I 500 I 1,000 Fet I A Federal Way OIIDINANCE NO. 05-493 AN ORDINANCE O:F THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, ADOPTING IMMEDIATE OFFICIAL ZONING CONTROLS IN THE CITY CENTER CORE AND A PORTION OF THE CITY CENTER FRAMF. BOUNDED ON THE NORTH BY SOUTH 312Tll STREET, HOUNDED ON THE WEST BY PACIFIC HIGHWAY SOUTH, BOUNDED ON THE EAST BY INTERSTATE 5, AND HOUNDED ON THE SOUTH BY THE CITY CENTER CORE, RESTRICTING ACCEPTANCE OF APPLICATIONS FOR BUILDING AND OTHER LAND USE APPROVALS FOR SINGLE-STORY SINGLE TENANT BUILDINGS IN EXCESS OF 75,000 SQlJARE FEET, SINGLE-STORY MULTI-TENANT BUILDINGS IN EXCESS OF 10,000 SQUARE FEET, DRIVE- THROUGH BUSINESSES, CASINOS, CARD ROOMS, NON- BANKING CHECK CASHING BUSINESSES, THRIFT STORES; PAWN SHOPS, RETAIL ESTABLISHMENTS PRIMARILY SELLING GROCERIES, PRODUCE, HARDWARE, GARDEN AND RELATED ITEMS, TO BE EFFECTIVE FOR A PERIOD Olf SIX MONTHS, SETTING A DATE FOR A PUBLIC HEARING ON THE INTI<~RIM ZONING CONTROLS AND RESTRICTIONS, PROVIDING EXCEPTIONS, ESTABLISHING A WORK PLAN, AND DECLARING AN EMERGENCY. WHEREAS, the City of Federal Way has the authority to adopt interim regulations pursuant to RCW 35A.63.220; and WHEREAS, the Federal Way City Council envisions a City Center Core and City Ccnter Frame, as set forth in the Comprehensive Plan, including multi-story structures with mixed usc of retail, office and residential uses, and substantial detrimcnt to this vision would be caused by allowing contrary land uses and development; and ORIGINAL ORD #05-493, PAGE I EXHIBIT ---F -,.-.::... WHEREAS, the Federal Way City Council has determined that there is a need fin interim restrictions on single-story single tenant buildings in excess of 75,000 square feet, single- story multi-tenant buildings in excess of 10,000 square feet, drive-through businesses, casinos, card rooms, non-banking check cashing businesses, thrift stores, pawn shops, retail establishments primarily selling groceries, produce, hardware, garden and related items; and WHEREAS, the Federal Way City Council finds that the enactment ofthis ordinance constitutes an emergency due to the pending downtown market study by The LcIand Group (the "Leland Study"), the pending downtown Enviromnentallmpact Study (the "Plmmed Action SEP A"), the rapidly changing use of land and buildings, and lack of new economic investment in the City Center Core and a portion of the City Center Frame bounded on the north by 312 til Street, bounded on the west by Pacific Highway South, bounded on the east by Interstate 5, and bounded on the South by the City Center Core (the "Restricted Area"); and WHEREAS, the initial results ofthe Leland Study were presented on May 17,2005, indicating that there is a market tor mixed use of retail, office and residential in the City of Federal Way; and WHEREAS, recommended redevelopment strategies the City may desire to implement will be presented by the Leland Group later in 2005; and WHEREAS, it is anticipated that the Planned Action SEP A draft will be issued during the Summer of 2005 and will set forth capacity and mitigation requirements for redevelopment in the Restricted Area; and WHEREAS, private restrictions on real property within the Restricted Area arc counter to the Comprehensive Plan; and ORD #05-493, PAGE 2 ,> WHEREAS, the Federal Way City Council has determined that it is in the best intcrcst of the City to prevent major investment and/or vesting of rights that contlict with thc Comprehensive Plan and the City's intent to carefully and thoroughly plan for, and provide appropriate development regulations; and WHEREAS, the Federal Way City Council has determincd that City staff should review and evaluate (I) the Leland Study with recommended strategies, (2) the Planned Action SEPA, (3) private restrictions on real property, (4) ways to achieve greater density in downtown; (5) ways to encourage housing, oflice and multi-story development, (6) ways to maximize pedestrian opportunities, and (7) protection of the public health, safety and welfare; and WHEREAS, as required by RCW 35A.63.220, the l,'ederal Way City Council will hold a public hearing within sixty (60) days of the passage of this ordinance to consider Staffs progrcss on a Work Plan; and WHEREAS, the potential adverse impacts on the public health, property, safety and wclfarc of thc City and its citizens, as discusscd above, justify the declaration of an emcrgency; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, W ASHTNGTON, DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Purpose. The purposes of this ordinance arc to: (a) comply with the Growth Management Act (OMA), King County Countywide Planning Policies, and thc City of Federal Way Comprehcnsive Plan (the "Comprehensive Plan"); (b) evaluate thc Leland Study results and recommended redevelopment strategies; (c) complete the Planned Action S EP A; (d) plan for and implement appropriate dcvelopment regulations for the Restricted Area in response to the Leland Study, recommended strategies, and Planned Action SEP A; (e) prevent major investment and/or ORD #05-493, PAGE 3 vesting of rights in conflict with the Comprehensive Plan and the City's intcnt to carefully and thoroughly plan for, and provide appropriate development regulations; (f) review and evaluate the impacts of private restrictions on real property that are counter to the Comprehensive Plan; (g) study ways to achicve greater density in downtown; (h) encourage housing, office and multi-story development in the downtown; (i) maximize pedestrian opportunities in the downtown; and (j) protect the public health, safety and welfare. Section 2. Duration. The interim zoning controls and restriction on acceptance of certain applications shall be in effect until December 7,2005, unless extended by the City Council pursuant to State law. Section 3. Restricted Area. The provisions ofthis ordinance shall apply to the City Center Core and a portion of the City Center Frame bounded on the north by South 31 ill Street, bounded on the west by Pacific Highway South, bounded on the east by Interstate 5, and bounded on the South by the City Center Core (the "Restricted Area"). Section 4. Applications Restricted. From and after the e1Tective date or this ordinance and through December 7,2005, no new land use or building permit applications for single- story single tenant buildings in excess of 75,000 square feet, single-story multi-tenant buildings in excess of 10,000 square feet, drive-through businesses, casinos, card rooms, non-banking check cashing businesses, thrift stores, pawn shops, retail establishments primarily selling groceries, produce, and rclated items, or rctail establishments primarily selling hardware, garden and related items within the Restricted Area shall be accepted by the City. The Department of Community Development Services shall not process any application that does not meet the requirements of this ORD #05-493, PAGE 4 ordinance. The City Manager or designee shall have authority to make written determinations as to the applicahility of this section. Section 5. Exemptions. This ordinance specifically exempts Vested Applications, permits or approvals that are required for upkeep, repair, or maintenance of existing buildings and properties, or work mandated by the City to maintain public hcalth and safety. The City Manager or designee shall have authority to make written determinations as to the applicability of this section, Section 6. Vested Applications. All vested applications shall continue to be processed according to the Federal Way City Code and land use regulations in effect on the date of vesting. An application will bc lcgally vested for purposes of this Ordinance when it is deemed complete by the Dircctor of Community Development. The City Manager or designee shall have authority to make written determinations as to the applicability of this section. Section 7. Work Plan/Direction to Staff. This ordinance is intended as an interim control to contain development in the Restricted Area until the City can more fully study the Leland Study, recommended redevelopmcnt strategies, complete the Planned Action SEP A and achicvc the purposes and intent ofthis ordinance. The City Council hereby directs the City Manager to dcvelop a work plan for the Restricted Area consistent with the Comprehensive Plan, the Leland Study, thc Planned Action SEP A draft:, and the purpose and intent ofthis ordinance, which shall be presented to the City Council at the Public Hearing hy August 6,2005. The City Council hereby directs the City Manager to develop regulations for the Restricted Area consistent with the Work Plan, the Comprehensivc Plan, the Leland Study, the Planned Action SEP A, and the purpose and intent ofthis ordinance which shall be presented to the City Council and/or the Planning Commission at the ORD #05-493, PAGE 5 earliest possible date after the Public Hearing. The City Manager is encouraged to seek infonnal input from residents, businesses, city staff and other interested members of the public. Section 8. Public Hearing. Pursuant to RCW 35A.63.220, a public hearing will be held for the purpose of adopting findings and conclusions in support of the provisions of this ordinance, adopting a work plan, and developing regulations to address the purposes of this ordinance by August 6, 2005 as required by RCW 35A.63.220. Section 9. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance or the invalidity ofthe application thereofto any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to other persons or circumstances. Section 10. Declaration of Emergency - Effective Date. For the reasons set forth above, and to promote the objectives stated herein, the City Council finds that a public emergency exists, necessitating that this ordinance take effect immediately upon its passage by a majority plus one of the whole membership of the Council in order to protect the public health safety, property and general welfare. This ordinance shall take effect and be in force immediately upon passage by the City Council. PASSED by the City Council of the City of Federal Way this 7 th June ,2002-- day of A-. 1/ft:-tZ e- YOR, DEAN McC~~ ORD # 05-493 , PAGE 6 ATTEST: ~~ CLERK, N. CHRISTINE GREEN, CMC APPROVED AS TO FORM: ~ ~--.,,< - CITY ATTORNEY, PATRICIA A. RICHARDSON FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO. 05-493 6/7/2005 6/7 /2005 6/11/2005 6/7 /2005 K:\Ordin\2005\!nterim Zoning Control opt I ORD # 05-493 , PAGE 7