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Planning Comm PKT 03-14-2007 City of Federal Way PLANNING COMMISSION March 14,2007 7:00 p.m. . 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 Zero Lot Line Townhouses and Small Lot Detached Development Code Amendments . PUBLIC HEARING 2006 Comprehensive Plan Amendments and (BP/BC boundary changes and chapter 2) BPIBC Zoning Text Code Amendments 7. ADDITIONAL BUSINESS 8. AUDIENCE COMMENT 9. ADJOURN Commissioners Hope Elder, Chair Dave Osaki Merle Pfeifer Wayne Carlson Kevin King (Allerna/e #2) Dini Due/os, Vice-Chair William Drake Lawson Bronson Richard Agnew (Alternate #1) Caleb Allen (Alternate #3) City Staff Kathy McClung. CDS Director Margaret Clark. Senior Planner E. Tina Piety. Administrative Assistant 253-835-2601 " ..'W\Vw.t:ifFoffetlera!wlIv.com K:\Planning Commission\2007\Agenda 03.14.07 doc . See the March 7, 2007, "Packet" for the staff report for the Zero Lot Line Townhouses and Small Lot Detached Development Code Amendments ~ CITVOF ~ Federal Way MEMORANDUM March 4, 2007 To: Hope Elder, Chair, City of Federal Way Planning Commission FROM: Kathy McClung, Director of Community Development Services Margaret H. Clark, AICP, Senior Planner SUBJECT: 2006 Comprehensive Plan Amendments MEETING DATE: March 14,2007 I. BACKGROUND Federal Way adopted its comprehensive plan in 1995 and updated it in December 1998, December 2000, November 2001, March 2003, July 20, 2004, and June 16,2005. The Growth Management Act (GMA) limits plan updates to no more than once per year, except under the following circumstances: 1. The initial adoption of a sub-area plan that does not modifY the comprehensive plan policies and designations applicable to the subarea; 2. The adoption or amendment of a shoreline master program. 3. The amendment of the capital facilities element of a comprehensive plan that occurs concurrently with the adoption or amendment of a county or city budget. Except as otherwise provided above, the governing body shall consider all proposals concurrently, so the cumulative effect of the various proposals can be ascertained. However, after appropriate public participation, a county or city may adopt amendments or revisions to its comprehensive plan that conform to this chapter whenever an emergency exists, or to resolve an appeal of a comprehensive plan filed with a growth management hearings board or with the court. n. 2006 COMPREHENSIVE PLAN AMENDMENTS The 2006 Comprehensive Plan Amendments includes the following components: 1. Housekeeping Changes Changes are proposed to Chapter 1, Introduction; Chapter 2, Land Use; Chapter 4, Economic Development; Chapter 6, Capital Facilities; and Chapter 7, City Cent<:;r to reflect changes in demographics or other conditions since 2004, the last time these chapters were updated. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 1 Similarly the maps in Chapter 3, Transportation; Chapter 8, Potential Annexation Area; Chapter 9, Natural Environment; and Chapter 10, Private Utilities were updated to reflect the January 1, 2006, annexation and the new City boundaries.) Chapter 2, Land Use, is attached as Exhibit A. 2. City-initiated amendments to the comprehensive plan map related to changing the boundaries of the BP and BC zoning districts . Rename the Business Park (BP) zone to Commercial Enterprise (CE) and change the Community Business (Be) zoned properties located south of South 3391h Street (if extended), except for the "Kitts Comer" property and Mitchell Place (located south of South 3361h Street and west of Pacific Highway South) and the WINCO property to CEo This would result in an increase of approximately 203 BP/CE zoned acres from 253 to 456 acres, and a decrease of approximately 207 BC-zoned acres from 460 to 260 acres (Exhibits B and C). . Change the comprehensive plan designation and zoning of a 4.19 acre parcel (#202104 9002), located at 1001 South 3361h Street, from BP to Multi-Family 2400 (RM 2400, one unit per 2,400 square feet). Mitchell Place, a senior housing development, is located on ~his parcel (Exhibit D). . . Retaip BC zoning for all properties located north of South 3,39th Street (Exhibit C). : 3. Citiz~n-initiated ameQdments for site-,sp~cific changes t~ pa~cels2 A composite map showing all seven citizen-initiated requests is attached as Exhibit E. 1. File Number 04-103987-UP - Request from the Quadrant Corporation to change the comprehensive plan designation and zoning of 19.12 acres located north of South 320lh Street and east of the southerly extension of32od Avenue South from Office Park (OP) to Multifamily and RM 2400 (one unit per 2,400 square feet) (Exhibit F). 2. File Number 04-103994-UP - Request from Terry and Patricia Trimble to change the comprehensive plan designation and zoning of 3.27 acres located south of SW 3161h Place, just east of Dash Point State Park, from Single Family Low Density and Suburban Estates/ SE (Single Family, one unit per five acres) to Single Family Medium Density and RS 35.0 (Single Family, one unit per 35,000 square feet). At the selection stage, the City Council added two adjacent parcels, one owned by Cheryl Harris and one owned by Hannah Rowe, for a total of 5.23 acres (Exhibit G). 3. File Number 06-1 00593-UP - Request from Gramor Development to change the comprehensive plan designation and zoning of approximately 4.4 acres located south of South 3441h Street and east of 9th Avenue South from Business Park (BP) to Office Park (OP). At the selection stage, the City Council added the Federal Way Academy parcel to the south for a total of 7.23 acres (Exhibit H). INote: Except for Chapter 2, these chapters will not be presented to you this evening, but will follow the BC/CE discussion. A staff report covering these chapters will be provided to you prior to the March 21, 2007, meeting. 2_Note: The citizen-initiated requests will not be presented to you this evening, but will follow the BC/CE discussion. An analysis of these requests will be provided to you prior to the March 21,2007, meeting. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 2 4. File Number 05-J04692-UP - Request from' Washington Memorial Park to change the comprehensive plan designation and zoning of the northern portion of a 1.33 acre-parcel located south of SW Dash Point Road at 161h Avenue SW from Professional Office (PO) to Neighborhood Business (BN) (Exhibit I). 5. File Number 05-J04965-UP - Request from Vilma Taylor to change the comprehensive plan designation and zoning of 0.3 acres located south of South 3041h Street and east of Military Road South from Single Family High Density Residential and RS 7.2 (Single Family, one unit per 7,200 square feet) to Neighborhood Business (BN) (Exhibit J). 6. File Number 05-J0506J-UP - Request from Lifeway Church to change the comprehensive plan designation and zoning of23.18 acres located south ofSW 356th Street and west of 151 Avenue South from Single Family Medium Density Residential and RS 15.0 (Single Family, one unit per 15,000 square feet) to Single Family High Density Residential and RS 7.2 (Single Family, one unit per 7,200 square feet) (Exhibit K). 7. File Number 05-J05078-UP ~ Request from Waller Road IV Associates to change the comprehensive plan designation and zoning of 8.36 acres located south of South 3481h Street and east of 151 Avenue South from Offiye Park (OP) to Community Business (BC) (Exhibit L). . On March 14, 2004, staff is requesting that the Planning Commission open the public hearing, but discuss only the proposed changes to Chapter 2, Land Use, and the city-initiated area wide map changes to the Be and BP zoning districts. The remainder ofthe amendments to the comprehensive plan will be discussed at the continuation of the Planning Commission public hearing on March 215\ which would be carried over to April 18, 2007, if not completed on March 2151. Also on March 14, 2007, the Planning Commission will hold a public hearing on related code amendments to Federal Way City Code (FWCC) Chapter 22, "Zoning," which would address changes to the allowable land uses in the existing BC and existing BP/proposed CE zoning district. m. REASON FOR PLANNING COMMISSION ACTION FWCC Chapter 22, Article IX, "Process VI Review," establishes a process and criteria for comprehensive plan amendments. Consistent with Process VI review, the role of the Planning Commission is as follows: 1. To review and evaluate the requests for comprehensive plan amendments; 2. To determine whether the proposed comprehensive plan amendments meets the criteria provided by FWCC Sections 22-529 and 22-530, and 22-488(c); and, 3. To forward a recommendation to the City Council regarding adoption of the proposed comprehensive plan amendments. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 3 IV. PROCEDURAL SUMMARY 2/21/04 Issuance of Determination of Non significance pursuant to the State Environmental Policy Act (SEP Ai 3/07/07 End of SEP A Comment Period J 3/21/07 End ofSEPA Appeal Period 3/14/07 Public Hearing before the Planning Commission (to be continued to 3/21/07, and possibly 4/18/07) V. PROPOSED AMENDMENTS TO CHAPTER 2, LAND USE The following is a summary of the proposed amendments. . Page 1 - The amount of land of each land use by percentage was updated as of September 2006. The following table shows how each category changed by percentage over the two years. Land Use Category Commercial Industrial Multi Family Office Open Space Parks Quasi Public Recreation Religious Services Single Family Vacant Total Sept 2004 5% 3% 11% 4% 6% 6% 4% 1% 1% 42% 17% 100% Sept 2006" 6% 2% 10% 5% 8% 6% 5% 2% 1% 43% ,12% 100% "Open Space is public & private open space, drainage facilities Quasi public is schools & government facilities . Page 3 - Under the bullets describing the Land Use Concept for the City, the word "mixed" was added to the sentence in order to better describe how housing should be integrated into those commercial areas. . Page 5 - Information related to the percentage of employees in retail and services was updated based on Puget Sound Regional Council's (PSRC) 2005 Covered Estimates by jurisdiction. In the five year period between 2000 and 2005, retail and :;ervice employment covered by unemployment insurance increased from 70 to 72 as a percentage of all jobs in Federal Way. 3 Due to its bulk, a copy of the DNS i's not attached, but is available for review in the Community Development Services Department Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 4 · Page 5 ...:. Text changes are being proposed to better describe differences between the City Center Core (CC-C) and City Center Frame (CC-F). Specifically, the CC-C is envisioned to be more densely developed with taller buildings than the CC-F, which would act as a transition between the CC-C and adjacent lower-height areas. · Page 5 - The description of the existing BP and BC zoning districts is proposed to be amended to better describe how both the geographical area and the land use concept is envisioned to be changed based on the area-wide comprehensive plan amendment and rezone currently being studied. · Page 6 - Text describing the water supply from Tacoma's Second Supply Pipeline has been updated. · Page 6 - Text has been updated to reflect the adoption of the Wellhead Protection program. · Page 10- City's population was updated as of April 1, 2006, as was its ranking in size relative to the State and King County. · Pages 11 and 12 - Minor language c,hanges made in the section titled "Development Capacity" to explain how the "Buildable Lands" program works. · Page 14 - Language has been updated and added to address the implementation of "Reasonable Measures", which is intended to ensure that there is enough land capacity to meet residential and job targets. . · Page 15 - Language pertaining to "Design Guidelines" has been updated to include the 2003 code amendment amending the guidelines related to institutional buildings. · Page 15 - Language has been added to describe the ongoing involvement of the stakeholders group formed in 2002 to provide input to the City's development review process. · Page 17 - Language now includes cottage housing in the various techniques for developing single-family subdivisions. . · Page 18 - Changes are being proposed to the description of "Single Family Medium Density" to allow for increased density in the area west of 1 51 A venue South, south of South 356th Street, due to the relative absence of environmental constraints and the future availability of public services in the area. · Page 19 - Land Use Policy LVP 19 is proposed to be amended to include "cottage housing" in a list of special development techniques to be utilized in single-family areas in order to provide a wide range of housing densities and types provided they result in residential development consistent with the quality and character of existing neighborhoods. · Page 20 - Changes are being proposed to the description of "Multiple Family" to address the direction given staff by the City Council to research innovative types of housing, such as zero lot-line townhouse development and small lot single-family housing in the multiple-family zoning districts. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 5 · Pages 20 and 21 -The name "Business Park" is proposed to be changed to "Commercial Enterprise." · Page 21- The description of "Business Park" is proposed to be deleted and substituted with the description for "Commercial Enterprise.'~ The proposed new geographical locations are described. · Page 22 - Land Use Goal LUG5 is proposed to be amended in order to apply to the new Commercial Enterprise zone, which is envisioned to be a viable, vibrant, and attractive mix of commercial, retail~ office, industrial development, and supportive services. · Page 22 - Land Use Policies LUP35, LUP36, and LUP37 are proposed to be amended to address the broad range of commercial, retail, office, industrial, and supportive uses located in well integrated, well functioning, high quality developments that would be characteristic of the Commercial Enterprise zone. · Page 22 - The description of "Community Business" is proposed to be amended to include new language that more closely describes this zone as envisioned based on the proposed code changes. · Page 24 - Land Use Goal LUG6 is proposed to be amended to allow for the Community Business areas to be more' appealing to residents as well as to pedestrians and motorists. · Page 24 - Land Use Policies LUP38 and LUP39 are proposed to be amended to address the concept of the BC zone as quality retail/commercial mixed use areas designed to integrate auto, pedestrian, and transit circulation. · Page 24 - The language of the Neighborhood Business designation is proposed to be amended to reflect recent comprehensive plan amendments and rezones, which increased the number of Neighborhood Business nodes. Language is also proposed to be added to address the need for compatibility between neighborhood business areas and adjacent neighborhoods. · Page 25 - Land Use Policy LUP47 is proposed to be amended to allow for expansion ofBN zoned areas or addition of said areas when adjacent zoning and land uses are carefully considered. VI. PROPOSED BOUNDARY CHANGES TO THE BP AND BC ZONING DISTRICTS 1. Background The City accepts applications on a yearly basis for amendments to the Federal Way Comprehensive Plan (FWCP) text and map. As part of the 2006 Comprehensive Plan update, the City received a request to change the comprehensive plan designation and zoning of 16.18 acres located south of South 348lh Street and west of Pacific Highway South from Business Park (BP) to Community Business (Be). In August 1996, the City adopted non-residential code amendments, which significantly changed the uses that were allowed in the non- residential zones. Since that time, we have received numerous requests for comprehensive plan amendments and rezones from BP to other uses, but most frequently to Be. Some of the Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 6 reasons given for these requests are that there is not a market for industrial uses in Federal Way and that industrial land is cheaper in the Kent Valley. During the selection process to determine which requests for comprehensive plan amendments should be considered further, the City Council gave staff direction to study changes to the BP zone in order to make it more responsive to the local market environment. Staff researched various alternatives of responding to Council direction and the proposed changes to the BP and BC zone as herein described; i.e. renaming the Business Park (BP) zone to Commercial Enterprise (CE), changing their boundaries, and incorporating text changes, is the preferred alternative. 2. Proposed Text Changes a) Proposed Commercial Enterprise (CE) Zone The City proposes to rename the Business Park (BP) zone to Commercial Enterprise (CE). The CE designation would allow those uses allowed in the former BP zoning district, except for senior housing, and would add a mix of retail sales and services, office, and commercial into the existing industrial uses already allowed in the BP zone. It is intended to capture the demand for a diverse mix of industrial, office, and retail sales and services, arrayed in well integrated, high quality developments. Housing is not contemplated for this designation, as it is incompatible with the predominant uses and character of the area, i.e., bulk and big box retail, manufacturing, warehousing, and related impacts such as building bulk and scale, oversized commercial vehicle traffic, and outdoor storage. b) Community Business (BC) Zone The BC zone as proposed to be amended would allow a broad mix of uses, including general, specialty, and service retail; commercial; office; mixed-use residential; compatible light manufacturing; and supportive uses. This designation envisions low-rise to mid-rise, high quality development that includes a vibrant and compatible mix of well integrated and designed pedestrian-oriented and auto-oriented uses. 3. Proposed Boundary Changes When staff was reviewing the existing use zone charts for the BP and BC zones and considering text changes to these zones to make them more responsive to the market, it became apparent that some boundary changes may be warranted to make the zoning districts a better fit with both existing land uses and uses that would be appropriate for certain areas in the future. As a result, staff is proposing to change the boundaries as follows: a) Commercial Enterprise Comprehensive Plan and Zoning Boundary The new CE designation would encompass areas located generally south of South 339th Street, north of South 359th Street, and west of the Interstate-5/SR-18 interchange (Exhibit C). It would include all existing BP-zoned parcels and the existing BC-zoned parcels located south of South 339th Street (if extended). South 339th Street was chosen as a boundary instead of South 336th Street because of the "Kitts Comer" property that was recently rezoned from BP to BC and Multifamily (RM 2400), and which is presently under review as horizontal mixed-use development and Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 7 Mitchell Place, a senior housing development (located south of South 336111 Street and west of Pacific Highway South), which the City proposes to rezone to Multifamily (RM 2400) as part of this area-wide comprehensive plan amendment and rezone. Both of these properties are located approximately between South 336th and South 339111 Streets. The WINCO property located at the northwest corner of 1 sl A venue South and SW Campus Drive, which is subject to a concomitant development agreement is proposed to remain BC. The BC zoned areas that are proposed to be changed to the CE designation are characterized by bulk and big box retailers such as Costco and Home Depot; emerging "destination" retail/commercial centers such as Federal Way Crossings and Marketplace; and light manufacturing and warehouse uses; whose convenient access to Interstate-5 and Highway 18 provide a natural location for such development. The area also includes some large undeveloped and underdeveloped parcels. b) Community Business Zoning Boundary The existing Be zone generally runs along both sides of SR-99 from South 272nd to just south of South 356111 Street and encompasses two major retail areas of the City. It covers the "strip" retail areas along SR-99 and the large "bulk" retail area found near the South 348th Street area, approximately between SR-99 andJ-;5', This designation also includes the WINCO property located at the northwest corner of 1 51 Avenue South and SW Campus Drive, which is subject to a concomitant development agreement (Exhibit B). The new BC zoning boundary would include two major retail/commercial areas along the SR-99 corridor, including the segment between South 272nd Street and South 312th Street, and the segment between South 324th Street and approximately South 339th Street. Presently, these areas are characterized by a wide range of development types and appearances, including older, single-story developments that provide excellent redevelopment opportunities. This designation would still include the WINCO property c) Mitchell Place Redesignation As discussed above, the proposed CE zoning designation would not allow housing of any type, including senior housing as housing is not compatible with the predominant uses and character of the CE zone. Therefore, the comprehensive plan designation and zoning of Mitchell Place is proposed to be changed from Business Park (BP) to Multi-Family (RM 2400, one unit per 2,400 square feet). This would prevent Mitchell Place from becoming a nonconforming use (Exhibit D). Senior housing is an allowable use in all residential zones; however, RM2400 may be the most appropriate for this parcel since it already adjoins parcels zoned RM 2400 to the east. 4. Description Existing BP/Proposed CE and BC Zones Mitchell Place File Number: 05-103609-UP 05-103609-UP Parcel No's: Exhibit M - List of Parcel Numbers and 202104-9002 Owners Address: Miscellaneous 1001 South 336i!l Street Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 8 Existing BP/Proposed CE and BC Zones Mitchell Place Location: Exhibit B - Location of Existing BC and BP Exhibit D -South of South Zones 336h Street, west of9lh A venue South Size: See below 4.19 acres Existing Land Use: Exhibit N- Existing Land Use Map Senior Housing Applicant City of Federal Way City of Federal Way Owner Exhibit M - List of Parcel Numbers and South King County Multi- Owners Service Center 5. Size Zone Existine # Acres Zone Proposed # Acres Difference BP 253.15 CE 455.53 +202.38 BC 466.64 BC 260.07 -206.57 RM 2400 4.19 4.19 6. Public Comments Received No written public comments were received. Several citizens called and were in favor of the proposal. One property owner voiced concern about the increased land that would be available for commercial uses and a potential decrease in price per square foot of existing BC zoned land. 7. Comparison of Allowable Land Uses The following table shows how the allowable uses would change if the BP zone was renamed CE and uses presently allowed in the BC zone were incorporated into the CE zone with some minor changes. It also shows some proposed changes to the allowable uses in the BC zone. 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G)~o::a d a .,... - ... 0 ._ ~ OJ e..;:: c () ~ 0.'$ 0_ 'Ot.;::< ~.5~~.g <fl ~ '0 0) ~ . ,3?Jl 'Ca .~ :6% ~$ -a :I ~i - ~ e 'S ~ ~ - ~ u .., ~ '0 - ~ e ... ::: ~- ~E .==5 <oJ ~ c:- ... o ~ '" 0 ~~ '0- =~ o a ~ ... --; ..J ~ ~E z:= ~~ ..J OIl -<I'. ::: ~'S .. ... z ~ <.:: --~ <" 0> '[Jl 0.. e !: ~ ,:j~ -= z 0 0::: 5.~ ;;:> ~ ~'O g~ p.. ~ ~ ::: ~.~ ~ e zl:: t2 'ii\ ;;:> '" ,...~ u u -<I'. ~ \.l. '" ;;:> :I ~t '$.5 l!l 10: E 0> :l~ -0 10: a 0> o~ E 10: 0> 03 ~- 10:0.. o ... .- ;>- <fl .- <fl <fl ._ 10: E ... E-5 o '" ut QJ)O ,S U C-.r aO _0 0..('1 - 8. Critical Areas As shown on Exhibit 0 - Critical Areas, some areas of the existing BC zone and the proposed CE zone are constrained by critical areas. In particular, the BC zoned area south of South 336lh Street on both the east and west side of Pacific Highway and the existing BP (proposed CE) zone west of Pacific Highway South and south of South 356th Street are impacted by wetlands. Future development or redevelopment will be subject to environmental review and any potential impacts on critical areas would be evaluated at that time that the development permit . is reviewed. There are no critical areas on the Mitchell Place site, which is already developed as senior housing. Note: The potential impacts on the drainage system, traffic, employment and population are based on certain assumptions for future land use base on the changed zoning boundaries and allowable uses (Exhibit P). 9. Drainage The parcels located within the propos.ed CE zone drain to the Hylebos Creek Basin. They are also located within a Level 1 Flow Control area and Resource Stream protection Area. The parcels located within the revised boundaries of the BC zone drain to two drainage basins. Those located south of South 31th Street flow to the Hylebos Creek Basin. These parcels are also located within a Level 1 Flow Control area and Resource Stream Protection Area. The BC-zoned areas north of South 312th Street flow to the Lower Puget Sound Basin. Those parcels located approximately between South 312th and South 30Sth Streets lie within a Level 3 Control Area, and those parcels north of South 308th Street lie within a Level 1 Control area. All of the parcels north of$outh 312th Street are located within a Basic Water Quality Area. Refer to Exhibit Q - Flow Control Applications Map and Exhibit R - Water Quality Applications Map. Drainage basins are shown in Exhibit S. Mitchell Place, which is proposed to be re-designated from Business Park (BP) to Multi- Family (RM 2400, one unit per 2,400 square feet), is located within the Hylebos Creek Basin. It is also located within a Level 1 Flow Control area and Resource Stream Protection Area. The following summarizes potential drainage impacts associated with the proposed changes to allowable uses in the BP and BC zones and the change in boundaries between the BC and proposed CE zones. Refer to Tables I-IV of Exhibit P for background information. a) BC Zone-North of South 33!ih Street The majority of this area drains to Puget Sound via Cold Creek and to Puget Sound via Redondo. A small portion flows to Kitts Corner via the Belmor Regional Pond. Based on the minor changes proposed for the allowable uses in the existing BC Use Zone Charts, no substantial difference in built square feet and resulting impacts are anticipated. Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15,2005 Page 14, b) CE Zone -South of South 33 9'h Street Re-designating the BP zone to CE would no longer allow senior housing, and it is expected to increase the amount of land that would be developed as commercial. There should also be an increase in land developed as retail and commercial and a decrease in land developed for industrial uses. Based on floor area ratios historically achieved for buildings, industrial buildings have a larger floor area ratio, i.e., they have a larger building footprint, but require less parking than commercial buildings, The majority of the area proposed to be designated as CE drains to the South 356th pond, which currently does not have excess capacity. Therefore development or redevelopment of parcels either under existing zoning or the proposed CE designation would require the developer to provide on-site detention and water quality treatment. The area south of South 34Sth and west of Pacific Highway, as well as south of South 356th drains to the Hylebos; however, much of this area is constrained by wetlands. Furthermore, the majority of area south of South 356th, east of Pacific Highway South is in public ownership and unlikely to develop (Exhibit S). The developer would be required to provide on-site detention and water quality treatment if the site built out under either existing or proposed zoning and implementation of existing codes are in sufficient to address the added impervious surface. 10. Access The parcels located within the proposed boundaries of the CE and BC areas have access to various arterials, collectors, and local streets. Refer to Exhibit T - Transportation & Access, Proposed BC & CE Zones in Federal Way. Mitchell Place has access from South 336th Street to the north. 11. Potential Traffic Impacts Potential traffic impacts were analyzed based on a limited capacity analysis and on certain assumptions for future build out of the zones based on present zoning versus the proposed zoning (Tables 1, II, III & V of Exhibit P). The analysis found that the proposed change to the BP and BC zones in terms of allowable uses and change in acreage for each zone would result in an overall net loss of approximately 290,000 square feet of built space (retail, office and industrial) and 166 employees. However, there would be an increase of approximately 407,000 square feet of commercial/retail. In general, commercial/retail uses generate more traffic than industrial uses and there would be an increase in trips for every time period except for the Weekday Morning Peak Hour. Mitchell Place is already developed as senior housing and the change from BP to RM 2400 will not affect traffic impacts. At the time that an application for each development permit is submitted, the Traffic Division will conduct a Concurrency Analysis, which will analyze peak hour impacts of the project and the pro-rata share contributions towards transportation projects in the Transportation Improvement Plan (TIP) to assure that there is adequate capacity to accommodate the proposed development. Supplemental mitigation may be required if the proposed project creates an impact not anticipated in the TIP. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 15 12. Projections for Population and Employment If the BP zone is renamed to CE, the boundaries of the two zones are amended as proposed, and the proposed text amendments related to allowable uses and development standards as proposed for the proposed text changes to the new CE (former BP) and the BC zones are adopted, there is expected to be an overall loss of approximately 166 employees. This is based on certain assumptions for land use and development mix assuming total build-out (Tables I, IL III of Exhibit P). However, if no changes were made to the BP zone, it is probably more reasonable to assume that this zone would not achieve full build out. The July 2000 Market Analysis found that between 2000 and 2020, there would be demand for 11 to 13 percent of available BP zoned land. At that time the Market Analysis showed 203 acres of vacant land in the BP zone, which was equivalent to a demand for 22 to 26 acres over a 20-year period. Mitchell Place already developed as senior housing and the change from BP to RM 2400 should not have an impact on either the number of people living there or employed by the facility. 13. Consistency with Comprehensive Plan Language in the Comprehensive Plan Comments Page IV -7 of the comprehensive plan states The proposal to make changes to the existing BP that there has been no substantive BP zone by adding a mix of retail sales and services, development since the City's incorporation. office arid commercial into the existing industrial This lack of recent BP development suggests uses already allowed in the BP zone, would the influence of market forces outside of the . make the zone more responsive to the existing City limits, where cheaper land aI1d market forces and is consistent with this established industrial parks act as a draw for statement. prospective business park development. EDG6 - The City will encourage and Changing the comprehensive plan designation support existing businesses to remain and/or and zoning of Mitchell Place from Business Park expand their facilities within Federal Way. (BP) to Multi-family (RM 2400) would not conflict with any goals or policies of the comprehensive plan. The change in designation to RM would prevent an existing conforming use from beginning nonconforming if the BP zone was changed to CE and no longer allowed senior housing. Retaining its conforming use status would also be consistent with the goal of encouraging and supporting existing businesses to remain and/or expand within Federal Way. VII. COMPLIANCE WITH FWCC SECTIONS 22-529 AND 22-530 1. Section 22-529. Factors to be Considered in a Comprehensive Plan Amendment - The City may consider, but is not limited to, the following factors when considering a proposed amendment to the comprehensive plan. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 16 (1) The effect upon the physical environment. Amending "Chapter 2, Land Use," of the FWCP is a non-project action and would have no effect on the physical environment. Development is not proposed in conjunction with the area wide comprehensive plan and rezone of the existing BP/proposed CE and BC designated areas. Moreover, development of the parcels either under existing BP or BC or proposed CE standards are subject to the same critical area regulations and a proposed development on any of the parcels will be subject to environmental review as required by the SEP A Rules, and will be evaluated in accordance with all plans, policies, rules, and regulations adopted as a basis for the exercise of substantive authority under SEP A to approve, condition, or deny proposed actions. Mitchell Place is already developed and, therefore, changing its comprehensive plan designation and zoning should not affect the physical environment. (2) The effect on open space, streams, and lakes. Amending "Chapter 2, Land Use," of the FWCP and the area-wide comprehensive plan amendment and rezone are non-project actions and would have no effect on open space, streams, and lakes. See response to above criterion. (3) The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Amending "Chapter 2, Land Use," of the FWCP will have no direct effect on development within the City, Many of the amendments are based on changes in demographics or other conditions since 2004, the last time these chapters were updated. Changes in goals and polici,es are primarily intended to reflect the vision for the proposed new CE zone and the amended BC zone. The proposed new CE zoning charts and amended existing BC zoning charts include performance standards for certain uses to ensure compatibility between commercial and industrial uses and less intensive neighboring uses. At the time of any development, the compatibility and impact on adjacent land uses and surrounding neighborhoods will be evaluated. Mitchell Place is already developed, and therefore, changing its comprehensive plan designation and zoning should not affect its compatibility with adjacent land uses and surrounding neighborhoods. (4) The adequacy of and impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools. Amending "Chapter 2, Land Use," of the FWCP is a non-project action. Therefore, any amendments to the chapter would not impact community facilities such as utilities, parks, recreation, and schools. Specific impacts associated with development or redevelopment in the area to be affected by the proposed area-wide comprehensive plan amendment and rezone will be evaluated at the time that a development permit is applied for, and any potential adverse impacts will be mitigated at that time. Mitchell Place is already developed and, therefore, changing its comprehensive plan designation and zoning should have no impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools. (5) The benefit to the neighborhood, city, and region. Amending the Land Use Chapter to provide for new and expanded policies for the proposed CE zoning designation will benefit the neighborhood, City, and region by setting the policy framework whereby the new use zone charts can be adopted. The new and expanded uses in the CE zone should benefit the City as a whole by addressing emerging markets and development trends, while preserving existing "core" visions and generalized Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 17 land uses, for the existing BC and BP zones. This includes renaming "Business Park (BP)" to "Commercial Enterprise (CE)"; remapping the boundaries of the two zones; revising the mix of allowed uses in accordance with updated visions; and using design and development standards'to ensure integration and compatibility between diverse uses, and the quality of the built environment. Mitchell Place is already developed. (6) The quantity and location of land planned for the proposed land use type and density and the demand for such land. Amending the Land Use Chapter is a non-project action, which will not in itself affect land uses. However, the accompanying code amendments intended to implement land use goals and policies related to the proposed CE and the existing BC zones and the proposed remapping of the boundaries of the two zones will affect the resulting mix of land uses. In trying to determine these impacts, the City made certain assumptions for future land use and prepared a limited capacity analysis (Exhibit P). The analysis found that at build-out, the proposed change to the BP and BC zones in terms of allowable uses and change in acreage for each zone would result in an overall net loss of approximately 290,000 square feet of built space (retail, office and industrial) and 166 employees, However, there would be an increase of approximately 407,000 square feet of commercial/retail space, This is based on an expected market demand for relatively more retail and office space as opposed to industrial space. Mitchell Place is already developed 'as senior housing and the change from BP to RM 2400 should not have an impact on Its land use or density. (7) The current and projected population density in the area. Amending the Land Use Chapter is a non-project action; therefore, the proposed changes to the chapters in themselves will not affect current and projected population density of the area to be affected by the area-wide changes. However, if the BP zone is renamed to CE, the boundaries of the two zones are amended as proposed, and the proposed text amendments related to allowable uses and development standards as proposed for the proposed text changes to the new CE (former BP) and the BC zones are adopted, there is expected to be an overall loss of approximately 102 residential units (multifamily and senior housing) and 166 employees. This is based on certain assumptions for land use and development mix assuming total build-out (Tables L II and III of fixhibit P). Mitchell Place is already developed as.senior housing and a change from BP to RM 2400 should not have an impact on the number of occupants that can reside there. (8) The effect upon other aspects of the comprehensive plan. Implementation of the goals and policies of the Land Use Chapter, approval of the area- wide comprehensive plan amendment and rezone, or the change to Mitchell Place should not affect other aspects of the comprehensive plan. 2. Section 22-530. Criteria for Amending the Comprehensive Plan - The City may amend the comprehensive plan only if it finds that: (1) The proposed amendment bears a substantial relationship to public health, safety, or welfare. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 18 Amending the Land Use Chapter and use zone charts to provide for a new CE designation would add a mix of retail sales arid services, office, and commercial into the existing industrial uses already allowed in the BP zone and should make the zone more responsive to market demand, resulting in more economic development, which would increase sales tax, this benefiting the City as a whole. The minor changes proposed for the BC zone would likewise improve the functioning of the zone as a general commercial area by prohibiting certain incompatible uses, such as truck stops, transfer stations, bulk/big box retail, and adult entertainment, and redirect them to the CE zone. These changes will have a direct relationship to public health, safety, and welfa~e. As proposed, the CE zoning designation would not allow housing of any type, including senior housing as housing is not compatible with the predominant uses and character of the CE zone. Therefore, changing the comprehensive plan designation and zoning of Mitchell Place from BP to RM 2400 (one unit per 2,400 square feet) would prevent Mitchell Place from becoming a nonconforming use. AND (2) The proposed amendment is in the best interest of the residents of the city. Please see response under (1), above., ' ,(3) The proposed amendmentis consistent with the requirements of RCW 36. 70A and with the portion of the city's adopted plan not affected by the amendment. RCW Chapter 36.70A.020(5) of the Growth Management Act states that the economic developments goal is to, "Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities." Amending the Land Use Chapter and use zone charts to provide for a new CE designation would add a mix of retail sales and services, office, and commercial into the existing industrial uses already allowed in the BP zone and should make the zone more responsive to market demand, resulting in more economic development. Likewise, the minor changes proposed for the BC zone would improve the functioning of the zone as a general commercial area. Changing the designation of Mitchell Place in order to keep it as a conforming use would ensure that it remains at the existing location. Promotion of economic development and retention of existing businesses is consistent with the goals and policies of the economic development chapter ofthe comprehensive plan. VIT. STAFF RECOMMENDA nON Staff recommends that the proposed amendments to FWCP Chapter 2, "Land Use" (Exhibit A) and the area wide comprehensive plan amendment and rezone to the existing BP/proposed CE and the existing BC zone (Exhibit C), including the Mitchell Place re-designation from BP to RM 2400 (one unit per 2,400 square feet) (Exhibit D) be approved. Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 19 IX. PLANNING COMMISSION ACTION Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the following actions regarding the proposed comprehensive plan amendment: 1 Recommend to City Council adoption of the proposed comprehensive plan amendments as proposed; 2. Recommend to City Council that the proposed comprehensive plan amendments not be adopted; 3. Forward the proposed comprehensive plan amendments to City Council without a recommendation; or 4. Modify the proposed comprehensive plan amendments and recommend to City Council adoption of the amendment as modified. LIST OF EXHIBITS Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H Exhibit I Exhibit J Exhibit K Exhibit L Exhibit M Exhibit N Exhibit 0 Exhibit P Exhibit Q . Exhibit R Exhibit S Exhibit T ',1. Proposed Amendments to FWCP Chapter 2, "Land,Use" Location of Existing BC and BP Zones Proposed BC and CE Zoning Boundaries Vicinity Map ---.Mitchell Place Composite Map Vicinity Map --- Site-Specific Request #1 Quadrant Vicinity Map --- Site-Specific Request #2 Trimble Vicinity Map --- Site-Specific Request #3 Gramor Vicinity Map --- Site-Specific Request #4 Washington Memorial Park Vicinity Map --- Site-Specific Request #5 Taylor Vicinity Map --- Site-Specific Request #6 Lifeway Church Vicinity Map --- Site-Specific Request #7 Waller Road N Associates List of Parcel Numbers and Owners Existing Land Use Map Critical Areas Tables of Land Use Assumptions Flow Control Applications Map Water Quality Applications Map Drainage Basins Transportation and Access K:\Comprehensive Plan\2006\Planning Commission\031407 Report to Planning Commision.doc . Planning Commission Memorandum 2004 Comprehensive Plan Amendments Page 20 CHAPTER TWO - LAND USE 2.0 INTRODUCTION Through the CityShape and Vision process, the community produced a general concept of what the City should look and function like in the future. This general concept was used to form the basis of the Land Use chapter. The Land Use chapter serves as the foundation of the Federal Way Comprehensive Plan (FWCP) by providing a framework for Federal Way's future development and by setting forth policy direction for Federal Way's current and future land uses. Development of land, according to adopted policies and land use designations discussed in this chapter, should result in an appropriate balance of services, employment, and housing, The land use policies are supplemented by a Comprehensive Plan Designations Map (Map 11-1, maps are located at the end of the chapter) that provides a visual illustration of the. proposed physical distribution and location of various land uses. This map allocates a supply of land for such uses as services, employment, parks, open space, and housing to meet future demand, 2.1 THE LAND USE CONCEPT Federal Way's existing land use pattern (the physical location of uses) exists.as a result of development administered by King County until 1990 and subsequent development under Federal Way's jurisdiction. As shown in Map 11-2 (Generalized Existing Land Use) and Figure 11-1 (percent Gross Land Area By Existing Land Use, page 2), in September ~ 2006,42, 35 percent of Federal Way's gross land area was developed as single-family development, H eight percent as multiple-family development, and H 10 percent for office, retail, and manufacturing uses, Updates to the FWCP will not substantially modify this land use pattern. What will change is how various pieces of the land use pattern interact to achieve common land use goals. Figure 11-2 (page 3) depicts the land use concept. The land use concept should result in the following: . Transformation of the retail core into an intensely developed City Center that is the focus of civic activity which provides a sustainable balance of jobs and housing; . Preservation and enhancement of existing residential neighborhoods; · Creation of a network of parks and open space areas; EXHIBIT A PAGE I OF ..;0. FWCP - Chapter Two. Land Use Figure II-l PerseRt Gress LaRd I'.:ea ~y E;xistiRgLaRd Use, Septem~er ~ bemmefGial ~ .vk Religietts SSPi'iseE: .vk GIIiGe 4% Nate. gees net ifteluele Fight sf ..8). Percent Gross land Ivea by Existina land Use September 2006 05% '-[J8% 043% Revised ~ 2006 o Commercial o Industrial o Multi Family oOflice [] Open Space o Parks [] Quasi Public o Recreation . Reliqious Services o Sinqle Family o Vacant 11-2 FWCP - Chapter Two, Land Use . Diversification of the City's employment base by creating distinct employment areas; . Promotion of new retail and service employment opportunities around the I-51 South 320th and I-5/SR 18 interchanges. . Promotion of new opportunities for residential development nel;lf transit centers; . Provision of community and commercial services to residential communities; . To the extent practicable, preservation of environmentally sensitive areas; . Promotion of convenient residentially scaled shopping for residential neighborhoods; . Promotion of housing in the City's mixed-use commercial areas close to shopping and employment; . Promotion of redevelopment of "strip commercial" areas along major arterials into attractive, mixed-use corridors served by auto and transit; . Promotion of the development of well designed commercial and office developments; and . Accommodation of adopted growth targets for households and jobs and Puget Sound Regional Council (pSRC) growth projections within the proposed land use plan area. ' Revised ~ 2006 11-3 FWCP - Chapter Two. Land Use Figure II-2 The Concept Plan Diagram Concentr.t.te new devdopment in dle Highway 99/1-5 conidor. ~Iop infrastrucblce to support;' cortidOl" development. Transfonn retail core into a new mixed-use Gty 'Cen~. '\ Preserve and enhance existing single- family neighborhoOds. Create. a netwOric of parks and open <(T~rid~. Diversify employment base by creating distinct employment aTeas. "'~ ~. ~-..., ~.. C..eate new intensive residentiaf . communities supported by tr.utsii. Provide community ilnd com'merciaJ services to residential comm~JOities. Preserve environmentally sensitive land from adverse development.. "" . ..... .~ .~- ~ 1 L. Revised 200J 2006 11-4 FWCP - Chapter Two, Land Use 2.2 RELATIONSHIP TO OTHER LAND USE CHAPTERS The land use concept set forth in this chapter is consistent with all FWCP chapters. Internal consistency among the chapters of the FWCP translates into coordinated growth and an efficient use oflirriited resources. Below is a brief discussion of how the Land Use chapter relates to the other chapters ofthe FWCP. Economic Development Federal Way's economy is disproportionately divided. Based on PSRC's ~ 2005 Covered Estimates by jurisdiction~ retail and service industries compose more than 1(j 72 percent of Federal Way's employment base. Covered estimates are jobs that are covered by unemployment insurance. Dependence on retail trade stems primarily from the City's evolution into a regional shopping destination for South King County and northeast Pierce County. Increased regional competition from other retail areas, such as Tukwila and the Auburn SuperMall, may impact the City's ability to capture future retail dollars. To improve Federal Way's economic outlook, the economic development strategy is to promote a more diverse economy. A diversified economy should achieve a better balance between jobs and housing arid supports the City's quality of life. In conjunction with the Economic Development chapter, this Land Use chapter promotes contemplates the following: " . .\ City Center 60fl'll3osed of mid rise office builaings, mixea use retail, and housing. A dense, urban-scale, mixed-use City Center, comprised of office, commercial. retail sales, services, entertainment and housing; with the "City Center-Core" containing the City's tallest buildings and the "City Center-Frame" containing transitional heights between the Core and adiacent lower-height areas. . Business Park Commercial Enterprise development in the South 31gtlt Street area generally west of the 1-5/SR-18 interchange, east of 9th Avenue South. south of South 339th Street and north of South 359th Street. composed of a compatible mix of light industrial. commercial. retail sales, and service uses. . Community Business development in the South 31gtlt Street area and around the I 5/South 320tll and I 5/SR 1 g interchanges generally along the SR-99 corridor, north and south of the City Center, in proximity to residential areas, composed of a broad range of retail sales and service uses, commercial. and housing. . Continued development of West Campus. . Continued development of East Campus (Weyerhaeuser Corporate and Office Park properties). Revised 200J 2006 11.5 FWCP - Chapter Two, Land Use · Redevelopment and development of the SR-99 corridor into an area of quality commercial and mixed use development. · Continued use of design standards for non-single family areas. The land use map designations support development necessary to achieve the above (see the Comprehensive Plan Designations Map 11-1). A complete discussion of economic development is set forth in the Economic Development chapter. Capital Facilities Capital facilities provided by the City include: transportation and streets, parks and open space, and surface water management. Infrastructure and Urban Services The amount and availability of urban services and infrastructure influences the location and pace of future growth. The City is responsible for the construction and maintenance of parks and recreation facilities, streets and transportation improvements, and surface water facilities. Providing for future growth while maintaining existing improvements depends upon the community's willingness to pay for the cpnstruction and financing of new facilities and the maintenance of existing facilities. As outlined in the Capital Facilities Plan, new infrastructure and services may-be financed by voter-approved bonds, impact fees, grants, designated capital taxes (real estate excise tax, fuel tax, utility tax), and money from the City's general fund. To capitalize on the City's available resources for urban services and infrastructure, this Land Use chapter recognizes that concentrating growth is far more cost effective than allowing continued urban sprawl. Concentrating growth also supports the enhancement of future transit improvements, Water Availability Based on reports from the Lakehaven Utility District, the estimated available yield from the underlying aquifers is 10.1 million gallons per day (MGD, 1 O-year average based on average annual rainfall). The District controls which well to use, thus which aquifers are being pumped from, based on a number of considerations including water levels and rainfall. In order to reduce detrimental impacts to its groundwater supplies in the recent past, the District has also augmented its groundwater supplies with wholesale water purchased from the City of Tacoma through water system interties. In addition, the District has entered into a long term agreement with the City of Tacoma and othcr South King County utilities to participate in the construotion of obtains water from the Tacoma~ Second Supply Project (a second water diversion from the Green River), which will provide~ additional water supplies to the region. As a result, the water levels in the aquifers have remained stable, and the District's water supply capacity will has increaseg to 14.7 MGD on an annual average basis when Tacoma's Second Supply Prqiect is completed in 2004. Concentrating growth, along with conservation measures, should help to conserve water. Revised :1OOJ 2006 11.6 FWCP - Chapter Two. Land Use Water Quality Maintaining a clean source of water is vital to the health and livability of the City. Preserving water quality ensures a clean source of drinking water; and, continued health of the City's streams and lakes. Maintaining water quality is also important for maintaining the health of the aquifers that rely on surface water for recharge. Contamination of an aquifer, by contaminated surface water, could lead to serious health concerns and/or expensive treatment requirements. To address this concern and impacts of new development, the City prepared a Surface Water Management Plan. The plan specifies actions to ensure water quality including the development of regional detention! retention facilities to control rate and quality of water runoff. Furthermore, development of a the wellhead protection program developed in conjunction with the Lakehaven Utility District should provide guidelines to avoid possible contamination. Policies contained in the Natural Environment chapter provide direction for development near wellheads and in aquifer recharge areas. For a complete discussion, please refer to the Capital Facilities chapter. Parks & Open Space One of the most important and valued elements of a high quality living and working environment is a parks and open space system. Providing parks and open spaces contributes to a reduction in environmental impacts such as noise and air pollution; increases the value ofadjacent properties; provides areas for passive and active recreation; . and helps preserve the natural beauty of the City. To maximize open space opportunities, the City will coordinate with adJacent Jurisdictions to' create a region-wide open space system as contemplated in the Countywide Planning Policies (CWPPs). Map II--J J. depicts areas where existing and/or proposed parks and open spaces are located. This map is consistent with the City's Comprehensive Parks, Recreation, and Open Space Plan. For a complete discussion, please refer to the Comprehensive Parks, Recreation, and Open Space Plan. Potential Annexation Area To facilitate intergovernmental planning and policy coordination, the CWPPs require each jurisdiction to, "...designate a potential annexation area" (PAA). The City's PAA lies within unincorporated King County, generally east of the present City boundary. The boundary has been defined through cooperative agreements between the City and adjacent jurisdictions. The City of Federal Way, in partnership with King County, has prepared a_Subarea Plan and Annexation Feasibility Study for the P AA. The P AA Subarea Plan. has been incorporated as Chapter Eight, Potential Annexation. The Subarea Plan contains policies and plans addressing the full range of land uses, capital facilities, public services, and environmental issues relating to the P AA. The Annexation Feasibility Study, which has been incorporated by reference, will guide the City and inform the citizens about the feasibility and phasing of any potential futUre annexations. A complete discussion regarding the City's PAA can be found in the Potential Annexation Area chapter. Revised :1OOJ 2006 11-7 FWCP - Chapter Two, Land Use Natural Environment Federal Way's natural beauty is apparent. Lakes, streams, wetlands, and Puget Sound provide a scenic backdrop as well as a source for active and passive recreation. The Land Use chapter seeks to protect Federal Way's unique natural resources through policies that support the preservation of these areas for future generations. For a complete discussion, please refer to the Natural Environment chapter. Housing Housing is a basic need and a major factor in the quality of life for individuals and families. An adequate supply of affordable, attractive, and functional housing is fundamental to achieving a sense of community. The central issue related to land use is supplying enough land to accommodate projected growth for a range of incomes and households. Presently, housing is provided primarily in single-family subdivisions or multiple-unit complexes. This plan devises strategies to increase housing options and choices. The Land Use chapter . advocates changes to current development codes to increase flexibility in platting land and , encourage housing as part of mixed-use developmepts in commercial areas. The latter provides an opportunity to locate housing closer to employment and shopping, and to create affordable housing. A complete discussion of housing can be found in the Housing chapter. City Center Map II-I depicts two City Center land use designations-the City Center Core and City Center Frame. 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 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. A complete discussion of the City Center can be found in the City Center Chapter. 2.3 POLICY BACKGROUND State and county land use policies provide a statutory framework for the development of City land use policies, It is important to briefly review state and county level policies to better understand historical conditions that have shaped the goals and policies in this chapter. Revised 2003 2006 11-8 FWCP - Chapter Two, Land Use Growth Management Act The Growth Management Act (GMA) acknowledges that, "...a lack of common goals expressing the public's interest in conservation and the wise use of our lands pose a threat to the environment, sustainable economic development, and the health, safety and high quality of life enjoyed by residents of this state" (RCW 36. 70A.0 10). The GMA provides a framework for content and adoption of local comprehensive plans. The GMA provides 13 goals to be, "... used exclusively for the purpose of guiding development of comprehensive plans and development regulations." A number of the GMA goals pertain to land use. They are as follows: Urban Growth - Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. Reduce Sprawl- Reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. Housing - Encourage the availability of affordable housing ,to all economic segments of the population of the state, promote a variety of residential densities and housing types, and .! . . encourage preservation of existing housing stock. Open Space and Recreation - Encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks, Environment - Protect the environment and enhance the state's high quality of life, including air and water quality and the availability of water. Public Facilities and Services - Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. Historic Preservation - IdentifY and encourage the preservation of lands, sites, and structures that have historical or archaeological significance, Property Rights - Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions pursuant to state and federal law. Regional Policies Vision 2020 and the CWPPs, both required by GMA, provide a regional framework to achieve the goals of the GMA. Vision 2020 is the long-range growth management, economic, and transportation strategy for the central Puget Sound region encompassing Revised 2lJro 2006 11-9 FWCP - Chapter Two, Land Use King, Kitsap, Pierce, and Snohomish counties. It provides broad direction agreed to by member jurisdictions. Most notable is Vision 2020's direction for regional transportation. An important connection between Vision 2020 policies and the City's land use policies is development of an urban center, referred to as the City Center Core in the FWCP. Urban centers are to accommodate a significant share of new growth, services, and facilities. The idea is to, "... build an environment in the urban centers that will attract residents and businesses" by concentrating residences, shopping, and employment in close proximity to each other and regional transit. The CWPPs are a further refinement of policy direction contained in the GMA and Vision 2020 and are a result of a collaborative process between King County and the suburban cities within. Policies contained herein have been prepared to implement the CWPPs as they apply to the City. CWPPs provide a framework for both the county and its respective cities. Adherence to these policies ensures that plans within the county are consistent with one another. These policies address such issues as the designation of urban growth areas, land use, affordable housing, provision of urban services for future development, transportation, and contiguous and orderly development. CWPPs have the most direct impact on land use policies in this chapter. By undertaking the following actions, the Land Use chapter is consistent with CWPP'~ direction: . Promoting phased developIQent for efficient use of land and urban services; . Creating a City Center (urban cemer) as an area of concentrated employment and housing, served by high capacity'transit, public facilities, parks, and open space; . Limiting growth outside the City Center to areas that are already urbanized; . Encouraging in-fill development; . Expanding business and office park development to include limited commercial; and . Establishing incentives to achieve desired goals. 2.4 PROJECTED GROWTH & DEVELOPMENT CAPACITY Projected Growth According to the 2000 U.S. Census, 83,259 people called Federal Way home. As of April ~ 2006, the population had grown to ~ 86,530 (based on the Washington State Office of Financial Management [OFM] population estimates). Most of the growth to date occurred during the decades of the 1960s and 1980s, during which time the City's population doubled. Federal Way is now the eighth largest city in the state and the fem:tfl third largest in King County. Revised 200J 2006 11-10 FWCP - Chapter Two, Land Use Future population and employment growth has been forecasted by OFM (Figure 11-3, page 10). This future population and employment growth will-be has been distributed between jurisdictions and unincorporated urban King County through a methodology that has been prepared by the King County Planning Directors and approved by the Growth Management Planning Council (GMPC). This methodology is more fully discussed in the next section. Figure II-3 Population Projection King County 2.5 2 <i) c g ~ 1.5 ................ ........ ........... ....;... ......... o 1970 1980 1990 2000 2010 2020 2025 Source: Office of Financial Management, 2002 Update to Growth Management Act Medium Review Population Projections Development Capacity The purpose of Buildable Lands is to measure capacity to accommodate projected growth and to evaluate the effectiveness oflocal plans and regulations. King County and five other cities must report to the state by September 1, 2002, and every five years thereafter, on their capacity to accommodate growth during the 20-year Growth Management period. In order to accomplish this, the Buildable Lands program requires annual data collection to determine the amount and density of new development, an inventory of the land supply suitable for development, and an assessment of each jurisdiction and the entire Urban Growth Area (UGA) to. accommodate expected growth. In order to determine whether Federal Way has the capacity to accommodate future growth, City staff prepared a land inventory of buildable lands. Buildable lands are those parcels that are either vacant or redevelopable and are free of constraints to development, such as being environmentally sensitive. The capacity for future development in terms of number of new housing units and square footage of new commercial square footage is then derived based on densities achieved by development over the previous five year period, 1996 through 2000. Revised :!OOJ 2006 11-11 FWCP - Chapter Two, Land Use King County Assessor's records were used to identify vacant and redevelopable land. In general, parcels were divided into three categories: fully-developed and parcels that were excluded from the capacity analysis; parcels that could be redeveloped; and parcels that were vacant. With the exception of surplus lands owned by public agencies, such as the City, county, state, and utility, school, and fife districts-parcels owned by public agencies were excluded from the capacity analysis, as they are unlikely to be developed for private use. Common areas and open space in subdivisions were also excluded from the inventory. Commercial and industrial zoned parcels categorized as redevelopable are those where the ratio of improvements to lapd value is less than 50 percent. In residential zones, redevelopable parcels are those parcels which can be subdivided, or where the density can otherwise be increased, for example, redeveloped from single-family to multiple-family. The City has mapped environmental constraints (such as wetlands, streams, and geologically hazardous areas) and their respective setbacks, and therefore, critical areas were taken out at a parcel level. The remaining lands were then summarized by zoning designation. A series of discounts were then further applied. These discounts included right-of-way and public purpose factors. In addition to the reductions outlined above, a market discount factor was applied on a case-by-case basis depending on local conditions. Application of the market factor (discount) acknowledges that not all potentially developable parcels will be available for development and that some parcels may not be financially feasible to develop or redevelop. This year, the methodology for oapaoity analysis ,vas modified to oonform to the Buildable Lands requirements. In the past, oapaoity analysis was based on the theoretical maximum development allovied by zoning. In the ourrent analysis, order to calculate capacity, densities achieved over the last five years were w;;ed. For residential areas, the average number of units per acre achieved was used, and for commercial areas, average attained floor area ratios (FAR) were used. Densities and F ARs were then divided into the available land totals for residential and commercial land respectively, to estimate development potential. For redevelopable areas, the current existing building area or number of units were subtracted in order to determine additional capacity. Lastly, the number of units or the building square footage of pending projects was added to the subtotals, for a final estimate of capacity. Based on this methodology, Federal Way has the capacity for 5,538 new residential units and 16,194 new jobs. 2001 - 2022 Household and Job Targets During their September 25, 2002 meeting, the GMPC adopted a motion to add targets for new households and jobs for the period 2001 - 2022. These targets were based on a methodology developed over a two-year period by the King County Planning Directors. This methodology is summarized in the following section. King County was divided into four subareas. These four subareas are SeaShore, East King County, South King County, and Rural Cities. The City of Federal Way is part of the South King County Subarea that includes Renton, Burien, SeaTac, Tukwila,_Normandy Revised :!OOJ 2006 11.12 FWCP - Chapter Two, Land Use Park, Des Moines, Kent, Covington, Maple Valley, Black Diamond, Federal Way, Auburn, Milton, Pacific, Algona, West Hill PAA, East Renton PAA, Fairwoodl Soos Creek P AA, and Southwest King County P AAs. ' The PSRC's 2000 to 2020 small area employment forecasts were used as a ba~is for allocating population forec~sts to these subareas by applying the employment percentages to the OFM countywide population forecast so that the proportion of housing to jobs is balanced at a certain ratio. The household size of the various subareas were then determined based on the 2000 census, and adjusted downwards for 2022 based on the assumption that household sizes would decrease in the future. The household size for each subarea was used to determine how many new housing units would be needed to accommodate new population in 2022. Next, the remainder of the current household target by subarea at the end of 2000 was compared to the new households needed to accommodate new population. If South King County were to achieve their remaining household 2012 target, this would actually exceed the number of households needed to accommodate the 2000 to 2022 projected new households for the subarea (Table 11-1). As a result, the methodology proposed that South King County receive no new targets for.the 2012 - 2022 target extension period. : However, because South King County's remaining target of 50,430 households exceeded the 42,355 new households needed to accommodate 2001 - 2022 growth, the methodology proposed to credit the sub-regions the difference, thus reducing remaining targets. Table II-2, (page H 14) shows the 2001 - 2022 household targets by jurisdiction in the South King County Subarea with the adjustment made for the credit. As in the case of the household target extensions, the starting point for employment allocations was forecast from estimates derived for each city by the PSRC 2000 to 2020 small area employment forecasts. Future employment was then allocated to jurisdictions based on location of current employment, as well as location of commercial and industrial zones. The adopted 2001 - 2022 job targets are shown in Table II-2 (page H 14). Table II-l Household Tareets bv Kine County Urban Subarea Subarea 1992-2012 Target Remainder New Household Additional Total Households 20 Year Achieved of Current Targets to Households to Accommodate Target 1993-2000 Target at Accommodate Needed Beyond 30- Year Population End of 2000 New 2000..-2022 Current Target (1992~2022) Population SeaShore 57,905 16,375 41,530 56,369 14,839 72,744 East King 48,348 25,665 22,683 47,645 24,962 73,310 County South King 73,387 22,957 50,430 42,355 N/A 65,312 County Rural Cities 8,828 3,265 5,563 2,255 Na 5,520 Surplus (I 1,585) N/A Total 188,468 68,262 120,206 148,624 28,418 216,886 Revised ~ 2006 11-13 FWCP - Chapter Two. Land Use S hKi C S b Table 1I-2 H h Id d J b T t 2001 2022 out ng ounty u area ouse 0 an 0 an!e s, - Jurisdiction Number of Households Number of Jobs Algona 298 108 Aubum 5,928 6,079 Black Diamond 1.099 2,525 Burien 1,552 1,712 Covington 1,173 900 Des Moines 1,576 1,695 Federal Way 6,188 7,481 Kent 4,284 11,500 Milton 50 1,054 Maole Vallev 300 804 Normandy Park 100 67 Pacific 996 108 Renton 6,198 27,597 SeaTac 4,478 9,288 Tukwila 3,200 16,000 Unincorporated King County 4,935 2,582 Total 42 355 89.500 . .. Development Capacity and Targets, :\s diseussed in the previous seotioBs, in 2001 when the data f{)r the Buildable Lands Study was prepared, the City of Federal Way had a oapaoity for 5,538 new residential housing URits and 16,191 new jobs. In eomparison, the The adopted 2001- 2022 targets are 6,188 new residential units and 7,481 new jobs. "'\s a result, at that time the City had an 8,713 surplus oapaoitj for jobs and a defieit'oapaoity of 650 residefltial1:lfl.its in relationship to its targets. Based on residential units in the pipeline t0day, the City now has a defioit oapaoity of 11 0 residential units. King County implementation ofRCW 36.70A.215 (the "Buildable Lands" statute) requires local governments to adopt "reasonable measures" intended to ensure the sufficiency of land use capacity within each iurisdiction to accommodate growth anticipated during the 20-Year planning period. In order to inorease residential oapaoity to meet the adopted targets, City staff will propose that a definition of density for oonventional subdivisions be added to FcdCFal Way' City Cede (FWCC) Chapter 20, "SubdivisioRs." The defiRitioR of aeRsity will be based OR gross aoreage, whioh should result in relatively more lots than presently allowed, based on the requirement for minimum lot sizes. In addition, City staff will continue to monitor the City's progress towards reaching its targets, and will propose additional changes to the City Council, if warranted. Revised :1OOJ 2006 11-14 FWCP - Chapter Two, Land Use 2.5 URBAN DESIGN AND FORM In addition to guiding development, the Land Use chapter also guides the quality and character of the City's future development pattern through goals and policies related to the form, function, and appearance of the built environment. These goals and policies, related to quality development, serve and will continue to serve as a basis from which to develop appropriate implementation measures. Design guidelines, adopted in 1996~ aHd 1999, and 2003 are used as an integral component of the development review process. Design guidelines address location and type of pedestrian amenities and public spaces; pedestrian and vehicle circulation; building setbacks, orientation, form, and scale; landscaping; and mixed-use design. Goal LUGl Improve the appearance andfunction of the built environment. Policies LUPl Use residential design performance standards to maintain neighborhood character and ensure compatibility with sl;1ITounding uses. LUP2 Use design and performance standards to achieve a greater range of housing options in multiple-family designations. LUP3 Use design and p'erformance standards ~o create attractive and desirable commercial and office developments. 2.6 DEVELOPMENT REVIEW PROCESS The Land Use chapter provides the policy foundation for implementing zoning and development regulation~. In developing policy concerning future land use regulations, or revisions to existing regulations, every effort has been made to instill certainty and efficiency in the development process. State legislation has focused on developing streamlined and timely permit processing. The City has conducted Developer Forums to solicit input regarding the City's permit processing system. Comments received during the Forums provided invaluable information to evaluate the City's permit system. In 2002, the City formed a stakeholders group that reviewed the City's permitting process and made recommendations on how to improve or modify the regulations and processes. This group continues to meet once a year to provide input to the City's development review process. Through the following policies, the City continues to strive to provide an efficient and timely review system. Revised ~ 2006 11-15 FWCP - Chapter Two, Land Use Goal LUG2 Develop an efficient and timely development review process based on a publici private partnership. Policies LUP4 Maximize efficiency of the development review process. LUP5 Assist developers with proposals by continuing to offer preapplication meetings in order to produce projects that will be reviewed efficiently. LUP6 Conduct regular reviews of development regulations to determine how to improve upon the permit review process. LUP7 Integrate and coordinate construction of public infrastructure with private development to minimize costs wherever possible. LUP8 Increase efficiency in the permit process by responding to state legislation concerning development review processes. 2.7 CITYWIDE POLICIES , Citywide policies apply to all FWCP designations. These general policies are intended to maintain the quality of the living and working environment and ensure that the interests, economy, and welfare of the community are considered. Policies LUP9 Designate and zone land to provide for Federal Way's share of regionally adopted demand forecasts for residential, commercial, and industrial uses for the next 20 years. LUPlO Support a diverse community comprised of neighborhoods that provide a range. of housing options; a vibrant City Center; well designed and functioning commercial areas; and distinctive neighborhood retail areas. LUPl1 Support the continuation of a strong residential community. LUP12 Evaluate household and employment forecasts on a periodic basis to ensure that land use policies based on previous assumptions are current. LUP13 Distribute park and recreational opportunities equitably throughout the City. Revised ~ 2006 11-16 FWCP - Chapter Two, Land Use 2.8 LAND USE DESIGNATIONS The land use designations in the FWCP recognize the relationships between broad patterns ofland uses. The designations set forth locational criteria for each specific class of uses consistent with the long-term objectives of the FWCP. These designations provide the purpose and intent for specific zoning districts. The location of comprehensive plan land use designations are shown on the Comprehensive Plan Designations Map (Map 11-1). Residential Areas Single Family Federal Way is known for its quality single-family neighborhoods. This section contains goals and policies that will shape future development and protect or improve the character and livability of established neighborhoods. The demand for and development of single-family housing is expected to continue for the foreseeable future. Single-family development will occur as in-fill development of vacant lots scattered throughout existing neighborhoods and as subdivisions on vacant tracts of land. To address future housing needs, the Land Use chapter encourages new techniques for developing single-family subdivisions. Such techniques include clustering, planned unit developments, lot size averaging, cottage housing, zero lot line de'lelopment, accessory dwelling units~ and special needs housing. Single Family Low Density The Single Family Low Density designation retains larger urban lots in order to avoid development pressure on or near environmentally sensitive areas and to retain areas that have unique area-wide circumstance. There are two notable locations: Spring Valley, located in the southern portion of the City; and along Puget Sound near Dumas Bay in the vicinity of Camp Kilworth and the Palisades Retreat property. The Single Family Low Density designation continues the historic application of low density zoning in areas that lack urban services and infrastructure. Moreover, the application of large urban lot zoning is appropriate to avoid excessive development pressures on or near environmentally sensitive areas as well as to serve as a buffer between adjacent land use designations of higher densities. Upon provision of urban services, such as water and sewer, an increase in density may be warranted. The Single Family Low Density designation in the Spring Valley and Dumas Bay areas have numerous environmentally sensitive features including, but not limited to: wetlands, flooding potential, geologically hazardous areas, streams (including salmonid habitat), and wildlife habitat, and groundwater infiltration potential. Due to the sensitive nature of this area, the Draft Hylebos Creek and Lower Puget Sound Plan recommends zoning of one lot per five acres. Revised :!QQJ 2006 11.17 FWCP - Chapter Two, Land Use Single Family Medium Density The Single Family Medium Density designation creates urban lots with a density range of . one to three dwelling units per acre to avoid developing on or near environmentally sensitive areas. The Single Family Medium Density designation can be found along the Puget Sound shoreline and south of South 356th Street, both east and west ofSR 99. Lot sizes of 35,000 and 15,000 square feet provide for a transition in density between land designated as Single Family High Density Residential and Single Family Low Density Residential. Some areas designated as Single Family Medium Density Residential still lack urban services and infrastructure. Upon provision of urban services, such as water and sewer, an increase in density may be warranted. The relatively large lot sizes along thePuget Sound shoreline areas are appropriate due to geological features including steep slopes and landslide hazards commonly associated with marine bluffs. As with the Single Family Low designation, the Single Family Medium designations south of South 356th are located in the West Branch Hylebos Creek Sub- Basin. As noted in the Single Family Low Density description, this sub-basin contains a. number of environmentally sensitive areas. This area of lower density zoning occurs on both the east and west sides of 1 sl Avenue South. However, there are maior environmental and ownership differences between the two areas. The area east of 1 sl Avenue South is characterized by the Hylebos Wetlands and associated streams. In addition, there are many parcels that are either publicly owned or are intended as wetland mitigation for development elsewhere in the drainage basin. Therefore, based on the relative absence of environmental constraints and the future availability of public services in the area west of 1 sl Avenue South, an increase in density may be warranted. Single Family High Density A majority of the single-family residential land in the City is designated as Single Family High Density. Urban densities of approximately 4.5, 6.0, and 8.7 dwelling units per acre in the RS 9.6, RS 7.2, and RS 5.0 zoning districts respectively, provide for a range of housing densities. Single Family High Density residential designations are located within close and convenient proximity to neighborhood business centers, areas of existing or future employment, transit, and existing urban infrastructure and services. Future Single Family High Density development should have good access to collector and arterial streets. Goal LUG3 Preserve and protect Federal Way's single-family neighborhoods. LUG3.1 Provide wide range of housing densities and types in the single-family designated areas. Policies LUP14 Maintain and protect the character of existing and future single-family neighborhoods through strict enforcement ofthe City's land use regulations. Revised ~ 2006 11-18 FWCP - Chapter Two. Land Use LUP15 Protect residential areas from impacts of adjacent non-residential uses. LUP16 Revise existing land use regulations to provide for innovation and flexibility in the design of new single-family developments and in-fill. L UP17 Encourage the development of transportation routes and facilities to serve single-family neighborhoods. Special attention should be given to pedestrian circulation. L UP18 Encourage the development of parks and the dedication of open space in and adjacent to residential areas to preserve the natural setting of Federal Way. LUP19 Consider special development techniques (e.g., zen> lot lines, lot size averaging, cottage housing, and planned unit developments) in single-family areas, provided they result in residential development consistent with the quality and character of existing neighborhoods. . LUP20 Preserve site characteristics that enhance residential development (trees, water- courses, vistas, and similar features) using site planning techniques such as clustering, planned unit developments, and lot size averaging. Multiple Family The multiple-family residential land use designation represents an opportunity to provide a range of housing types to accommodate anticipated residential growth. The increase in population, decline in average family size, and increased cost of single-family homes have created heavy demand for new housing types. The Land Use chapter encourages the. development of housing types, such as duplexes, townhouses, and condominiums in existing multiple-family areas and within mixed-use development in commercial areas. During the 1980s, the City's landscape changed, as a number of large apartment complexes were constructed. These apartments, often built without regard to scale or amenities, created a general dissatisfaction with the appearance of multiple-family development. In 1999, the City amended its Community Design Guidelines to address the appearance and scale of multiple family dwelling units. Incentives for creating desired development such as duplexes and townhouses should be considered. Multiple Family Multiple Family uses in large part are in areas currently zoned for multiple-family development. Designations of 3600, 2400, and 1800 square feet per dwelling unit, corresponding to densities of 12, 18, and 24 dwelling units per acre respectively, will continue to be used. Opportunities for new development will occur through redevelopment and build-out of remaining parcels. Residential design guidelines that address design and appearance of multiple-family developments were adopted in 1999. The primary goal of residential design guidelines is to develop multiple-family housing that is reflective of the Revised 2QOO 2006 11-19 FWCP - Chapter Two, land Use community's character and appearance. More recently, the city has given staff direction to research innovative types of housing such as zero lot-line townhouse development and small lot single-family housing in the multiple-family zoning districts. Goal LUG4 Provide a wide range of housing types and densities commensurate with the community's needs and preferences. Policies LUP21 Allow and encourage a variety of multiple-family housing types in designated commercial areas, especially in the City Center Core and City Center Frame areas. LUP22 Use design and performance standards for multiple-family developments to achieve integration in commercial developments. Performance standards should focus on scale, appearance, and compatibility. LUP23 Support multiple-family d~velopment with transportation and capital facilities improvements. LUP24 Multiple-family residential development should be designed to provide privacy and common open space. Variations in facades and rooflines should be used to add character and interest to multiple-family developments. LUP25 Encourage the establishment of street patterns and amenities that encourage walking, bicycling, and transit use. Commercial Designations EXIsting commercial areas are auto-oriented and characterized by one-story low intensity development. In the future, these areas will become more intensively developed and pedestrian oriented, and in some designations, accommodate housing. Transforming existing areas into places where people want to live, shop, and work requires changes. Commercial areas should contain street furniture, trees, pedestrian shelters, well marked crosswalks, and buildings oriented to and along the street to provide interest and allow easy pedestrian access. General Policies for Commercial, Office, and Business Park Commercial Enterprise The following general policies apply to all commercial, office, and business parle commercial enterprise designations. In some instances, specific goals and policies may follow a specific land use designation Revised 2003 2006 11.20 FWCP - Chapter Two, Land Use Policies LUP26 Provide employment and business opportunities by allocating adequate land for commercial, office, and business park commercial enterprise development. LUP27 Encourage development of regional uses in the City Center. LUP28 Provide for a mix of commercial and residential uses in commercial areas. LUP29 Use Community Design Guidelines to promote common open space, public art, and plazas in commercial and office developments. LUP30 Ensure compatibility between mixed-use developments and residential areas by regulating height, scale, setbacks, and buffers. LUP31 Use Community Design Guidelines to encourage quality design and pedestrian and vehicle circulation in office, commercial, and business park commercial enterprise developments. LUP32 Use Community Design Guidelines to encourage commercial development to locate along street edge (where deemed appropriate) to provide pedestrian street access. Provide pedestrian access between developments and to transit stations. LUP33 Identify and designate streets where on-street parking can be safely provided without unduly slowing traffic flow or jeopardizing traffic safety. LUP34 Provide developer incentives for inclusion of housing in commercial projects, Business Park Commercial Enterprise The Business Park designation encompasses the uses fotHld in areas where large undeveloped and l:11lderdeveloped parcels, having eonvenient aecess to Interstate 5 and Highv;ay 18, pro'/ide a naturallooation for business parle development. The Business Park designation is intended to capture the demand for higher quality, mixed use business parks which permit a mixture ef light manufaoturing, ',varehouse/distribution, office, and limited retail uses to serve the immeaiate needs in the area. In the past few years, the City has obserred a marked inerase in reql:lests to ohange parcels from the Business Park designation to another oomprehensive plan designation. As a result, the City should explore potential changes to tHe allowable mix of uses in the Business Park zone in order to meet changing marleet conditions. The Commercial Enterprise (CE) designation was developed from the former Business Park (BP) designation in order to meet changing market conditions, as indicated by City market studies and by numerous rezone requests. The CE designation is intended to capture the demand for a diverse mix of industrial. office, and retail sales and services, arrayed in well integrated, high quality developments. Housing is not contemplated for Revised ~ 2006 11-21 FWCP - Chapter Two, Land Use this designation, as it is incompatible with the predominant uses and character of the area, i.e., bulk and big box retail, manufacturing, warehousing, and related impacts such as building bulk and scale, oversized commercial vehicle traffic, and outdoor storage. The CE designation encompasses areas located generally south of South 339lh Street, north of South 359lh Street, and west of the, Interstate-5/SR-18 interchange. It includes all of the former BP-designated properties, and some former BC-designated properties. Presently, these areas are characterized by bulk and big box retailers such as Costco and Home Depot; emerging "destination" retail/commercial centers such as Federal Way Crossings and Marketplace; and light manufacturing and warehouse uses; whose convenient access to Interstate-5 and Highway 18 provide a natural location for such development. The area also includes some large undeveloped and underdeveloped parcels. Goal LUGS Develop a quality business park commercial entervrise environment fh6/ supports surr'fJlmding cemmcrcia! areas. characterized bv a viable, vibrant. and attractive mix of commercial. retail, office. industrial development. and supportive. services. Policies LUP3S Enoourage quality, mixed use de'/elopment for offioe, manufaoturing, and distribution center. Allow a broad and range of commercial, retail. office, industrial. and supportive uses to meet the needs of workers and consumers in well integrated, well functioning, high quality'developments. LUP36 Develop business parks that fit into their Require development to be compatible and well integrated into its surroundings and adiacent uses by grouping simillH" industries in order to through site and building design and development standards that reduce or eliminate land use conflicts, nuisance impacts, or critical areas impacts: ensure proiect aesthetics; and allo'N promote sharing of public facilities and services,; and improve vehicular and pedestrian traffic flow and safety, including access control and off-street interconnectivity between adioining properties where feasible. LUP37 bifl:Ht Allow general and specialty retail uses to those that serve the needs of people employed in the local area~ ,as weIl as "destination" retail and wholesale businesses that may serve a broader consumer base vis-it-vis the area's convenient access to Interstate 5 and Highway 18. Commercial City Center Core The intent of establishing the City Center Core is to create a higher density, mixed-use designation where office, retail, government uses, and residential uses are concentrated. Revised ~ 2006 11-22 FWCP - Chapter Two, Land Use Other uses such as culturaVcivic facilities, community services, and housing will be highly encouraged. City Center Frame The City Center Frame designation will have a look and feel similar to the Core and will provide a zone of less dense, mixed-use development physically surrounding a portion of the City Center Core. Together, they are meant to complement each other to create a "downtown" area. A more detailed description, along with goals and policies r~garding the City Center Core and Frame, can be found in the City Center chapter. Community Business The Community Business designation enoompasses two major retail areas of the City along the SR 99 oorridor. It covers tAe "strip" retail areas along SR 99 and the large "bulk" retail area fOl:md near the SOlitA 3181i1 Street area, approximately between SR 99 and I 5. Community BlisiAess allows a large range oflises aArl is tAe City's largest retail designation in terms of area. The Community Business designation generally rnHS along both sides ef SR 99 from South 27200 to South 31 8th. .^. wide range of development types, appearanoe, ages, funotion, and seale can be f-eood aleng SR 99. Older, single story developments provide exoellent opportunities for rede'/elopment. It may be approflriate to extend the Commooity Business designation to areas adjaeent to the I 5/South 320th-aREl+ 5/SR 18 interohanges as part of the initial adoption efthe P.\..^. Subarea Plan or as part of the annual oomprehensiye plan amendment proeess. Due in part to eonvenient aooess and available land, the South 3181i1 Street area has beoome a preferred looation for large bulk retailers suoh as Eagle Hardv:are, Home D€pot, and Costoo. Due to the size of these faoi1ities, the ohallenge will be to de'/elop these uses into well funotioning, aesthetioally pleasing retail eRvironments. To ereate retail areas that are aesthetioally and funotionally attraotive, revised de'/elopment standards, applied through Community Busm.ess zoning and CommUflity Design Guidelines, address design quality, mixed use, and the integration of auto, pedestriaTl, and transit oireulation. Site design, modulation, and setbaok requirements are also addressed. Through regulations iR the CommuRity Business laRd use ohart, the size and seale of hotels, motels, and offiee uses have been limited in seale so as not to oompete with the City Center. The Community Business designation encompasses two maior retail/commercial areas along the SR-99 corridor. including the segment between South 272nd Street and South 312th Street. and the segment between South 324th Street and approximately South 339th Street. Presently. these areas are characterized bv a wide range of development types and appearances. including older. single-story developments that provide excellent redevelopment opportunities. This designation also includes the property located at the northwest corner of 1 st Avenue South and SW Campus Drive, which is subiect to a concomitant development agreement. The Community Business designation allows a broad mix of uses, including general. specialty. and service retail; commercial; office; mixed-use residential; compatible light Revised ;!QQJ 2006 . 11-23 FWCP - Chapter Two, Land Use manufacturing; and supportive uses. This designation envisions low-rise to mid-rise, high quality development that includes a vibrant and compatible mix of well integrated and designed pedestrian-oriented and auto-oriented uses. Goal LUG6 Transform Community Business areas into vital, attractive. mixed-use areas that appeal to pedestrians. etnd motorists and residents. and enhance the community's image. Policies LUP38 Encourage transformation of the Pacific Highway (SR-99) Community Business corridor~ into a quality retail/commercial mixed use area~7, Retail development along the eorridor, exolusive of the City Center, should be designed to integrate auto, pedestrian, and transit circulation7, and to improve traffic flow and safety, including access control and off-street interconnectivity between adjoining properties where feasible. Continue to utilize Community Design Guidelines to ensure quality site and building design and functional and aesthetic compatibility between uses. Integration of ~ pedestrian amenities and open space into retail and office development should also be encouraged. LUP39 Enoourage auto oriented large bulk retailers to locate in the South 348lh..street Community Business area. Encourage a range of pedestrian-oriented retaiL while continuing to accommodate auto-oriented retaiL and provide supportive uses to meet the needs of residents and/or eml'lovees in the area. Neighborhood Business There are a dozen 14 various sized nodes of Neighborhood Business located throughout the City. These nodes are areas that have hist-orically providee retail and/or services to adjacent residential areas. The FWCP recognizes the importance of architectural and site design guidelines to provide compatibility between neighborhood business areas and firmly fixed boundaries to prevent commereial intrusion into adjacent neighborhoods. Neighborhood Business areas are intended to provide convenient goods (e.g., groceries and hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and neighborhood scale close to adjacent residential uses. Developments combining residential and commercial uses provide a convenient living environment within these nodes. In the future, attention should be given to design features that enhance the appearance or function of these areas. Improvements may include sidewalks, open space and street trees, and parking either on street or oriented away from the street edge. The function of neighborhood business areas can also be enhanced by safe pedestrian, bicycle, and transit connections to surrounding neighborhoods. The need to address expansion or intensification may occur in the future depending ,on population growth. Future neighborhood business locations should be carefully chosen and sized to meet the needs of adjacent residential areas. Revised 2lJW 2006 11.24 FWCP - Chapter Two, Land Use Goal LUG7 Provide neighborhood and community scale retail centers for the City's neighborhoods. Policies LUP40 Integrate retail developments into surrounding neighborhoods through attention to quality design and function. LUP41 Encourage pedestrian and bicycle access to neighborhood shopping and servICes. LUP42 Encourage neighborhood retail and personal services to locate at appropriate locations where local economic demand and design solutions demonstrate compatibility with the neighborhood. :' LUP43 Retail and personal services should be encouraged to group together within planned centers to allow for ease of pedestrian movement. LUP44 Neighborhood Business centers should consist of neighborhood scale retail and personal services. LUP45 Encourage mixed residential and commercial development in Neighborhood Business designations where compatibility with nearby uses can be demonstrated. LUP46 Neighborhood Business areas should be served by transit. LUP47 The City shall limit new eommereial develepment to existing eemmereial areas to protect residential areas. In designating new or expanding existing Neighborhood Business centers, the adiacent zoning and land use shall be carefully considered. New Neighborhood Business centers are most appropriately located adiacent to multiple family and high-density single-family residential areas. Commercial Recreation The Commercial Recreation designation acknowledges the unique recreational opportunity associated with the Enchanted Park property. Enchanted Park is an indoor/ outdoor amusement facility most noted for its water park. A preannexation concomitant development agreement has established the comprehensive plan designation and zoning (Office Park-4) particular to Enchanted Park. Revised 200J 2006 11-25 FWCP - Chapter Two, Land Use Office Federal Way is well known for its quality office parks. Developments within the East and West Campus areas embody good design and are representative of desired future office park development. Office park development in West Campus is complemented by the Weyerhaeuser Corporate Headquarters in East Campus. Together, office and corporate park development will provide new job opportunities within the community. Professional Office The Professional Office designation is intended to allow for well-designed small-scale office development compatible to adjacent residential neighborhoods. Office Park The Office Park designation emphasizes high quality office development that allows for a mix of office and compatible manufacturing type activities. This classification also permits a limited amount of retail support services, along with the current mix of office and light manufacturing uses. Corporate Park The Corporate Park designation applies to the Weyerhaeuser Corporate Campus, generally located east of Interstate Highway 5. The property is a unique site, both in terms of its development capacity and natural features. Office Park designations with OP-1, 2, and 3 zoning and some residential designations north of Highway 18 surround the Corporate Park designation. The Corporate_Park zone is currently being developed as corporate headquarters, offices, and ancillary uses. These types of developments are characterized by large contiguous sites containing landscaping, open space, and buildings of superior quality. Development standards and conditions for the Corporate Park designation is unique to Weyerhaeuser's property and are outlined in a preannexation concomitant development agreement between the City and Weyerhaeuser Corporation. Goal LUG8 Create office and corporate park development that is known regionally for its design and function. Policy L UP48 Continue to encourage quality office development in the East Campus Corporate Park designation. Revised 200J 2006 11-26 FWCP - Chapter Two, Land Use 2.8.5 SHORELINE MASTER PROGRAM Purpose The Shoreline Management Act (SMA) identifies seven land and water use elements that, if appropriate to the community, are to be dealt with in the development of area-wide shoreline goals. They include: shoreline use, economic development, public access, conservation, recreation, historical/cultural, and circulation. Master programs are also encouraged to include any other elements which, because of present uses or future needs, are deemed appropriate to effectuate the policy of the SMA. Residentia11and use of shorelines of the state within Federal Way makes up the largest share of the developed shorelines in the City. Much of the undeveloped shoreline is in private ownership, subdivided into small lots and presently zoned to allow for residential use. Because of present and future needs of residential shoreline use, goals and policies have been formulated as part of a residential element to guide and plan for that development. The following comprehensive set of shoreline goals provide the foundation and framework on which the balance of the master program has been based. These goals and policies are reflective of the level of achievemerit believed to be intrinsically desirable for all shoreline uses, needs, and developments, arid establish a program policy commensurate with the intent and objectives of the SMA. The policies contained herein should be enforced through'the applicable chapters of the FWCC. Shoreline Use Element An element which deals with the distribution, location, and extent of: 1) the use of shorelines and adjacent areas for housing, transportation, office, public buildings and utilities, education, and natural resourc'es; 2) the use of the water for aquaculture and recreation; and 3) the use of the water, shoreline, and uplands for other categories ofland and water uses and activities not specified in this master program. Goal LUG9 Preserve or develop shorelines, adjacent uplands, and adjacen( water areas in a manner that assures a balance of shoreline uses with minimal adverse effect on the quality of life, water, and environment. Policies LUP49 Shoreline land and water areas particularly suited for specific and appropriate uses should be designated and reserved for such uses. Revised :1QW 2006 11-27 FWCP - Chapter Two, Land Use LUP50 LUP51 LUP52 LUP53 L UP54 LUP55 . LUP56 Shoreline land and water uses should satisfy the economic, social, and physical needs of the regional population, but should not exceed the physical carrying capacity of the shoreline areas. Where appropriate, land and water uses should be located to restore or enhance the land and water environments. Like or compatible shoreline uses should be clustered or distributed in a rational manner, rather than allowed to develop haphazardly. Multiple uses of shoreline should be encouraged where location and integration of compatible uses or activities are feasible. Unique and fragile areas of the shoreline should be protected from uses or activities that will have an adverse effect on the land or water environment. Non-residential uses or activities that are not shoreline dependent sh<;mld be encouraged to locate or relocate away from the shoreline. Federal Way shall consider the goals, objectives, and polici€;ls within the shoreline ritaster program in all land use management actions regarding the use or development of adjacent uplands 'or the water areas, adjacent uplands and associated wetlands or streams within its jurisdiction where such use or development will have an adverse effect on designated shorelines. Public Access Element An element making provision for public access to publicly-owned shorelines and assessing the need for providing public access to shoreline areas. Goal LUGI0 Increase public access to shoreline areas provided that private rights, public safety, and the natural shoreline character are not adversely affected. Policies LUP57 Development of public access should respect and protect the enjoyment of private rights on shoreline property. a. Shoreline access areas should be planned to include ancillary facilities such as parking and sanitation when appropriate. b. Shoreline access and ancillary facilities should be designed and developed to provide adequate protection for adjacent private properties. Revised 2GW 2006 11-28 FWCP - Chapter Two, Land Use LUP58 Public access should be maintained and regulated. a. Public access should be policed and improved consistent with intensity of use. b. The provision to restrict access as to nature, time, number of people, and area maybe appropriate for public pedestrian easements and other public access areas where there are spawning grounds, fragile aquatic life habitats, or potential hazard for pedestrian safety. c. Facilities in public shoreline access areas should be properly maintained and operated. LUP59 Design of access should provide for the public health, safety, and enjoyment. a. Appropriate signs should be used to designate publicly owned shorelines. b. Within the shoreline environment, pedestrian and non-motorized access should be encouraged. c. Public access to and along the water's edge should be available in publicly owned shorelines that are tolerant ofhumim activity. LUP60 Priority for access acquisition should consider resource desirability, availability, and proximity of population. . a. A shoreline element in the parks acquisition and development program should be encouraged so that future shoreline access is acquired and developed by established criteria and standards as part of an overall master plan. LUP61 Public access should be provided in new shoreline developments. a. There should be incentives to encourage private property owners to provide shoreline access. b. Public pedestrian easements should be provided in future land use authorizations, and in the case of Federal Way projects along lakes, streams, ponds, and marine lands, whenever shoreline features are appropriate for public use. Shorelines of the City that include, but are not limited to, any of the following conditions should be considered for pedestrian easements: 1. Areas of significant, historical, geological, and/or biological circumstances. 2. Areas presently being legally used, or historically having been legally used, by the public along the shoreline for access. 3. Where public funds have been expended on or related to the water body. Revised :1QW 2006 11.29 FWCP - Chapter Two, Land Use LUP62 Shorelines of the City should be available to all people for passive use and enjoyment. a. Viewpoints, lookouts, and vistas of shorelines of the City should be publicly accessible. b. New developments should minimize visual and physical obstruction of the water from shoreline roads and upland owners. LUP63 General policies. a. Where appropriate, utility and transportation rights-of-way on the shoreline should be made available for public access and use. b. Publicly-owned street ends that abut the shoreline should be retained and/or reclaimed for public access. c. Shoreline recreational facilities and other public access points should be connected by trails, bicycle pathways, and other access links where appropriate. d. Public pedestrian easements and access points should be of a nature and scale that would be compatible with the abutting and adjacent land use as 'well as natural features, including aquatic life. e. Access development should respect and protect ecological and aesthetic values in the shorelines of the City. Conservation Element An element which deals with the preservation of natural shoreline resources, considering, but not limited to, such characteristics as scenic vistas, park-ways, vital estuarine areas for fish and wildlife protection, beaches, and other valuable natural or aesthetic features. Goal LUGll Assure preservation of unique and non-renewable natural resources and assure conservation of renewable natural resources for the benefit of existing and future generations and the public interest. Policies LUP64 Shorelines that are of unique or valuable natural character should be acquired for public benefit, commensurate with preservation of the ecosystem. . Revised 200J 2006 11-30 FWCP - Chapter Two, Land Use a. Unique and fragile areas in shoreline areas should be designated and retained as open space. Access and use should be restricted or prohibited when necessary for their preservation. b. When appropriate, Federal Way should acquire those shoreline areas wffi6h that are unique or valuable. Subsequent use of such areas should be governed by their ecological carrying capacity. LUP65 All renewable natural resources should be managed so that use or consumption does not exceed replenishment. a. Through policies and actions, Federal Way should encourage the management and conservation of fish, shellfish, wildlife, and other renewable resources. LUP66 Resource conservation should be an integral part of shoreline planning. a. When feasible, Federal Way should initiate programs to reverse any substantial adverse impacts caused by existing shoreline development. b. All future shoreline development should be planned, designed, and sited to minimize adverse impact upon the natural shoreline environment. L UP67 Scenic, aesthetic, .and ecological qualities of natural and developed shorelines should be recognized and preserved as valuable resources. a. When appropriate, natural flora and fauna should be preserved or restored. b. In shoreline areas, the natural topography should not be substantially altered. c. Shoreline structures should be sited and designed to minimize view obstruction and should be visually compatible with the shoreline character. d. Wildlife and aquatic habitats, including spawning grounds, should be protected, improved, and, if appropriate, increased. LUP68 Resources should be managed to enhance the environment with minimal adverse effect. a. Aquaculture in shoreline areas should be conducted with all reasonable precautions to insure the preservation of the natural character and quality of the shoreline. b. Shoreline activity and development should be planned, constructed, and operated to minimize adverse effects on the natural processes of the shoreline, and should maintain or enhance the quality of air, soil, and water on the shoreline. Revised 2QW 2006 11-31 FWCP - Chapter Two. Land Use c. Any structure or activity in or near the water should be constructed in such a way that it will minimize adverse physical or chemical effects on water quality, vegetation, fish, shellfish, or wildlife. d. Use or activity which substantially degrades the natural resources of the shoreline should not be allowed. LUP69 Salmon and steelhead habitats support valuable recreational and commercial fisheries. These habitats should be protected because of their importance to the aquatic ecosystem and the state and local economy. a. Salmon and steelhead habitats are: 1. Gravel bottomed streams used for spawning; 2. Streams, lakes, and wetlands used for rearing, feeding, and cover and refuge from predators and high waters; 3. Streams and salt water bodies used as migration corridors; and 4. Shallow areas of salt water bodies used for rearing, feeding, and cover and refuge from predators and currents, b. Non-water-dependent or non-water-related uses, activities, structures, and landfills should not be located in salmon and steelhead habitats. c. Where alternative locations exist, water-dependent and water-related uses, activities, structures, and landfills should not be located in salmon and steelhead habitats. d. Where uses, activities, structures, and landfills must locate in salmon and steelhead habitats, impacts on these areas should be lessened to the maximum extent possible. Significant unavoidable impacts should be mitigated by creating in-kind replacement habitat near the project where feasible. Where in-kind replacement mitigation is not feasible, rehabilitating degraded habitat may be required. Mitigation proposals should be developed in consultation with the affected local government, the Department of Fisheries, the Department of Wildlife, and affected Indian Nations. e. Developments which are outside salmon and steelhead habitats but which have the potential to significantly affect these habitats should be located and designed so they do not create significant negative impacts on salmon and steelhead habitats. f. Bioengineering is the preferred bank protection technique for rivers and streams used by salmon and steelhead. g. Open pile bridges are preferred for crossing water areas used by salmon and steelhead. Revised :1OOJ 2006 11-32 FWCP - Chapter Two, Land Use h. Impervious surfaces shall be minimized in upland developments to reduce stormwater runoff peaks. Structures and uses creating significant impervious surfaces shall include stormwater detention systems to reduce stormwater runoff peaks. 1. The discharge of silt into waterways shall be minimized during in-water and upland construction. J. Adopt:A-Stream programs and similar efforts to rehabilitate salmon and steelhead spawning streams are encouraged. k. Fishery enhancement projects are encouraged where they will not significantly interfere with other beneficial uses. 1. Project proponents should contact the Habitat Management Division of the Department of Fisheries, the Habitat Division of the Department of Wildlife or affected Indian Nations early in the development process to determine if the proposal will occur in or adjacent to a salmon and steelhead habitat. m. When reviewing permits for uses, activities, and structures proposed for salt water areas, streams, wetlands, ponds connected to streams, and shorelines adjacent to these areas; staff should contact the Habitat Management Division of the Department of Fisheries or the Habitat Division of the Department of Wildlife to determine ifthe proposal will occur in or affect an adjacent salmon or steelhead habitat. Staff should also contact affected Indian Nations. Recreation Element An element for the preservation and expansion of all types of recreational opportunities through programs of acquisition, development, and various means of less-than- fee acquisition. Goal LUG12 Provide additional shoreline dependent and water oriented recreation opportunities that are diverse, convenient, and adequate for the regional population consistent with the carrying capacity of the land and water resources. Policies LUP70 Areas containing special shoreline recreation qualities not easily duplicated should be available for public use and enjoyment. Revised :1OOJ 2006 11-33 FWCP - Chapter Two. Land Use a. Opportunities should be provided for the public to understand natural shoreline processes and experience natural resource features. b. Public viewing and interpretation should be encouraged at or near governmental shoreline activities when consistent with security and public safety . LUP71 Shoreline recreational use and development should enhance environmental quality with minimal adverse effect on the natural resources. a. Stretches of relatively inaccessible and unspoiled shoreline should be available and designated as low intensity recreational use areas with minimal development. Service facilities such as footpaths, periphery parking, and adequate sanitary facilities should only be allowed where appropriate. b. Beaches and other predominantly undeveloped shorelines already popular should be available and designated as medium intensity recreational use areas to be free from expansive development; intensity of use should respect and protect the natural qualities of the area. c. Small or linear portions of the shoreline suitable for recreational purposes should be available and designated as transitional use areas that allow for variable intensities of use, which may include vista points, pedestrian walkways, water entry points, and access from the water; utilizing stream floodplains, street ends, steep slopes, and shoreline areas adjacent to waterfront roads. .. d. At suitable locations, shorelines should be made available and designated as high intensive use areas that provide for a wide variety of activities. e. Overall design and development in shoreline recreational areas should be responsive to the site characteristics of those areas and be consistent with the level of use in the area concerned. f. Recreation areas on the shoreline should have adequate surveillance and maintenance. g. The public should be provided with additional off-site and on-site guidance and control to protect shoreline resources. h. Where a wide berm is needed for dry beach recreation, and physical conditions permit sand retention, consideration should be given to creating a Class I beach' when such development does not destroy valuable biota or unique physical conditions. 'Pursuant to Federal Way City Code Chapter 18, Article III, Section 18-163, a "Class I beach means a beach or shore having dependable, geologically fully developed, and normally dry backshore above high tide." Revised :1003 2006 11-34 FWCP - Chapter Two. Land Use 1. Access to recreational shoreline areas afforded by water and land circulation' systems should be determined by the concept of optimum carrying capacity and recreational quality. J. Non-water oriented recreational facility development should be kept inland away from the water's edge, except where appropriate in high intensive shoreline use areas. LUP72 The provision of adequate public shoreline recreation lands should be based on an acquisition plan with a clear public intent. LUP73 A balanced variety of recreational opportunities should be provided for people of different ages, health, family status, and financial ability. a. Appropriate specialized recreation facilities should be provided for the developmentally disabled, or others who might need them. b. Shoreline recreation areas should provide opportunities for different use intensities ranging from low (solitude) to high (many people). c. Opportunities for shoreline recreational experiences should include developing access that accommodates a range of differences in people's physical mobility, capabilities, and skill levels. d. Shoreline recreational experiences should include a wide range of different areas from remote/outdoor undeveloped areas to highly developed indoor/ outdoor areas, e. Recreational development should meet the demands of population growth consistent with the carrying capacity of the land and water resources. Circulation Element An element dealing with the location and extent of existing and proposed major thoroughfares, transportation routes, and other public facilities; and coordinating those facilities with the shoreline use elements. Goal LUG13 Circulation systems in shoreline areas should be limited to those that are shoreline dependent or would serve shoreline dependent uses. The physical and social environment shall be protected from the adverse effect of those systems on the quality of water, life, or environment. Revised :1OOJ 2006 11-35 FWCP - Chapter Two, Land Use Policies LUP74 New surface transportation development should be designed to provide the best possible service with the least possible infringement upon the shoreline environment. a. New transportation facilities and improvements to existing facilities that substantially increase levels of air, noise, odor, visual, or water pollution should be discouraged. b. Transportation corridors should be designed to harmonize with the topography and other natural characteristics of the shoreline through which they traverse. ' b. Surface transportation facilities in shoreline areas should be set back from the ordinary high water mark far enough to make unnecessary such protective measures as rip-rap or other bank stabilization, landfill, bulkheads, groins, jetties, or substantial site regrade. LUP75 Circulation systems should be located and attraCtively designed so as not to unnecessarily or unreasonably pollute the physical environment or reduce the benefits people derive from their property; and they should encourage alternative routes and modes of travel. a. Motorized vehicular traffic on beaches and other natural shoreline areas should be prohibited. b. Transportation facilities providing access to shoreline developments should be planned and designed in scale and character with the use proposed. c. Circulation routes should provide for non-motorized means of travel. LUP76 Circulation systems disruptive to public shoreline access and other shoreline uses should be relocated where feasible. a. Transportation elements disruptive to the shoreline character that cannot feasibly be relocated should be conditioned or landscaped to minimize visual and noise pollution. LUP77 Shoreline circulation systems should be adaptable to changes in technology. a. Federal Way should promote and encourage modes of transportation that consume the least amount of energy while providing the best efficiency with the least possible pollution. LUP78 General policies. Revised ~ 2006 11.36 FWCP - Chapter Two, Land Use a. New transportation developments in shoreline areas should provide turnout areas for scenic stops and off road rest areas where the topography, view, and natural features warrant. b. Shoreline roadway corridors with unique or historic significance, or of great aesthetic quality, should be retained and maintained for those characteristics. c. New transportation facilities crossing lakes, streams, or wetlands should be encouraged to locate in existing corridors, except where any adverse impact can be minimized by selecting an alternate corridor. Residential Element An element dealing with housing densities, residential subdivisions, shoreline access, necessary support services, and locations of single-family dwellings (including manufactured homes) and multiple-family dwellings without distinction between part-time or full-time occupancy. Goal LUG14 Shoreline resideritiai areas shall permit a variety of housing types and designs with densities and locations consistent with the ability of physical and natural features to accommodate them. : Policies LUP79 Residential'developments should be excluded from shoreline areas known to contain development hazards or which would adversely impact sensitive areas as identified in Chapter 18, Division 6 of the FWCC. a. Residential development should be prohibited within the 1 OO-year floodplain. b. Residential development should be prohibited in areas of severe or very severe landslide hazard. c. Residential development should be regulated in shoreline areas with slopes of 40 percent or greater. d. Shoreline areas containing other potential hazards (e. g., geological conditions, unstable subsurface' conditions, erosion hazards, or groundwater or seepage problems) should be limited or restricted for development. e. The burden of proof that development of these areas is feasible, safe, and ecologically sound is the responsibility of the developer. Revised :1OOJ 2006 11-37 FWCP - Chapter Two, Land Use Revised ~ 2006 LUP80 Residential developments should have minimal impact on the land and water environment of the shoreline and minimize visual and physical obstruction. a. Residential development should be regulated in identified unique and fragile areas as required under the City's sensitive areas regulations. b. Residential development on piers or over water should not be permitted. c. Landfill for residential development whiefl that reduces water surface or floodplain capacity should not be permitted. d. In residential developments the water's edge should be kept free of buildings and fences. e. Every reasonable effort should be made to insure the retention of natural shoreline vegetation.and other natural features of the landscape during site development and construction. . LUP81 Residential use of shorelines should not displace or encroach upon shoreline dependent uses. LUP82 Residential densities should be determined with regard for the physical capabilities of the shoreline areas, public services requirements, and effects such densities have on the environment. a. Subdivisions and new development should be designed to adequately protect the water and shoreline aesthetic characteristics. b. New residential development should only be allowed in those shoreline areas where the provision for sewage disposal and drainage ways are of such a standard that adjoining water bodies would not be adversely affected by pollution or siltation. c. Residential development along shorelines should be set back from the ordinary high water mark far enough to make unnecessary such protective measures as filling, bulk heading, construction groins or jetties, or substantial regrading of the site. d. Residential developments should be designed to enhance the appearance of the shoreline and not substantially interfere with the public's view and access to the water. 11-38 FWCP - Chapter Two. Land Use Shoreline Environments Purpose In order to more effectively implement the goals, objectives, and policies of this master program and the SMA, the shorelines of the state within Federal Way have been categorized into four separate environment designations. The purpose of these designations is to differentiate between areas whose geographical features and existing development pattern imply differing objectives regarding their use and future development. Each environment represents a particular emphasis in the type of uses and the extent of development that should occur within it. The system is designed to encourage uses in each environment whiGft that enhance the character of the environment while at the same time requiring reasonable standards and restrictions on development so that the character of the environment is not destroyed. The determination as to which designation' should be given to any specific shoreline area has been based on, and is reflective of, the existing development pattern; the biophysical capabilities and limitations of the land; and the goals and aspirations of the local citizenry. Each environment category i~cludes: (1) a definition describing the development, use, and/or features which characterize the area; (2) a purpose which clarifies the meaning and intent of the designation; and, (3) general policies designed to regulate use and development consistent with the character of the environment. Urban Environment The urban environment is an area of high-intensity land use including residential, office, and recreational development. The environment is particularly suitable to those areas presently subjected to intensive land use pressure, as well as areas planned to accommodate urban expansion. The purpose of designating the urban environment is to ensure optimum utilization of shorelines within urbanized areas by permitting intensive use and by managing development so that it enhances and maintains the shoreline for a multiplicity of urban uses. The environment is designed to reflect a policy of increasing utilization and efficiency of urban areas, promote a more intensive level of use through redevelopment of areas now underutilized, and encourage multiple use ofthe shoreline ifthe major use is shoreline dependent. Policies LUP83 Emphasis should be given to development within already developed areas. LUP84 Emphasis should be given to developing visual and physical access to the shoreline in the urban environment. Revised ~ 2006 11.39 FWCP - Chapter Two, Land Use . LUP85 To enhance the waterfront and insure maximum public use, commercial facilities should be designed to permit pedestrian waterfront activities consistent with public safety and security. LUP86 Multiple use of the shoreline should be encouraged. LUP87 Redevelopment and renewal of substandard areas should be encouraged in order to accommodate future users and make maximum use of the shoreline resource. LUP88 Aesthetic considerations should be actively promoted by means of sign control regulations, architectural design standards, landscaping requirements, and other such means. LUP89 Development should not significantly degrade the quality of the environment, including water quality and air quality, nor create conditions that would accentuate erosion, drainage problems, or other adverse impacts on adjacent environments. Rural EnvirQnment . The rural environment is intended for shoreline areas characterized by agricultural uses, low density residential (where most urban. services are not available), and areas which provide buffer zones and open space between predominantly urban areas. Undeveloped shorelines not planned for urban expansion or which do not have a high priority for designation in an alternative environment, and recreational uses compatible with agricultural activities are appropriate for the rural environment. The purpose of designating the rural environment is to preserve agriculturallaJ.ld, restrict intensive development along undeveloped shorelines, function as a buffer between urban areas, and maintain open spaces and opportunities for recreational uses within the ecological carrying capacity of the land and water resource. New developments in a rural environment should reflect the character of the surrounding area by limiting density, providing permanent open space, and maintaining adequate building setbacks from the water to prevent shoreline resources from being destroyed for other rural types of uses. Policies LUP90 Recreational access to the shorelines should be encouraged. Recreational facilities should be located and designed to minimize conflicts with other activities. LUP91 New development should reflect the character of the surrounding area by limiting residential density, providing permanent open space, and maintaining adequate building setbacks from the water. Revised ~ 2006 11-40 FWCP - Chapter Two, Land Use Conservancy Environment The conservancy environment consists of shoreline areas that are primarily free from intensive development. It is the most suitable designation for shoreline areas of high scenic or historical values, for areas unsuitable for development due to biophysical limitations, and for commercial forestlands. Conservancy areas are intended to maintain their existing character. This designation is designed to protect, conserve, and manage existing natural resources and valuable historic and cultural areas. The preferred uses are those ~ that are nonconsumptive of the physical and biological resources of the area. Policies LUP92 New development should be restricted to those that are compatible with the natural and biophysical limitations of the land and water. LUP93 Diverse recreational activities that are compatible with the conservancy environment should be encouraged. LUP94 Development that would be a hazard to public health and safety, or would materially interfere with the natural processes, should not be allowed. LUP95 The flood hazard overzone regulations shall apply to development within flood plains. LUP96 Structural flood control devices should be strongly discouraged in the conservancy environment. LUP97 In areas with poorly draining soils, development should not be allowed unless connected to a sewer line. LUP98 Development should be regulated so as to minimize the following: erosion or sedimentation, the adverse impact on aquatic habitats, and substantial degradation of the existing character of the conservancy environment. Natural Environment The natural environment consists of areas characterized by the presence of some unique natural features considered valuable in their undisturbed or original condition and which are relatively intolerant of intensive human use. Such areas should be essentially free from development or be capable of being easily restored to natural condition, and they should be large enough to protect the value of the resource. . The purpose of designating the natural environment is to preserve and restore those natural resource systems existing relatively free of human influence. These systems require severe restrictions of intensities and types of uses permitted so as to maintain the integrity of the natural environment. Revised 2QOO 2006 11-41 FWCP - Chapter Two, Land Use Policies LUP99 Natural areas should remain free from all development that would adversely affect their natural character. LUPIOO The intensity and type of uses permitted should be restricted in order to maintain the natural systems and resources in their natural condition. LUPIOl Limited access should be allowed to those areas in the natural environment. LUPI02 Uses which are consumptive of the physical and biological resources, or which may degrade the actual or potential value of the natural environment, should be prohibited. LUPI03 Uses and activities in locations adjacent to natural areas should be strictly regulated to insure that the integrity of the natural environment is not compromised. Shoreline Use Activities Purpose Shorelil).e use activities are specific uses, or groups of similar uses, that have been outlined by the Department' of Ecology Final Guidelines as being characteristic of the shorelines of the state. They have been formulated as implementing tools to further carry out the intent and policy ofthis master program and the SMA. They also represent a major criterion to be used in evaluating proposed development and alterations to the shoreline environment; with their ultimate influence, to a large extent, dependent upon how well they are enforced. The policies that make up each use activity have been founded on the premise that all reasonable and appropriate uses require regulatory control. Other provisions such as a . view enhancement, public access, erosion control, water quality, long term benefits, and aesthetic considerations have also been reflected in policy statements. Shoreline uses and activities not specifically identified, and for which policies have not been developed, will be evaluated on a case-by-case basis and will be required to meet the intent of the goals and objectives of this master program, the policy of the SMA, and shall be consistent with the management policy and character of the shoreline environment in . which they propose to locate. Aquatic Resource Practices Of all facets of economic shoreline activity, production from fisheries is the most vulnerable to massive destruction from an error in environmental control. Close monitoring of water quality and an aggressive policy of pollution abatement and control are mandatory for full realization and sustenance of this economic base. 11-42 Revised 2G@ 2006 FWCP - Chapter Two, Land Use Aquaculture addresses state hatcheries, commercial hatcheries and beds, and natural hatcheries and beds within Federal Way shorelines. Underwater aquaria are considered as aquaculture although the use is principally recreational. Aquaculture has two modes: 1, The harvest of uncontained plant and animal populations that exist on the nutrients and foods available in the environment restock themselves according to the fecundity of the population, and survive as the food and nature allow. 2. Artificial stocking or raising of stock in feedlots or pens using selective breeding and controlled feeding programs for increasing production and rearing a uniform product. Pen culture requires confinement and the presence of fixed structures that compete for space, Pens, rafts, and hatcheries require certain environmental conditions to assure the survival of their contained populations. Some of these conditions are small wave forces, good flow, good water quality, temperature limits, good anchoring ground and accessibility, and, possibly, good natural food and nutrient supply. The confinement of fish or shellfish in concentration imposes an extreme biological load in a small area. Dense populations degrade water quality and deposit heavy fecal sediments below the pens or on the floor of embayments. The principal impacts of aquacultural activity within the shoreline are: 1. Pollutants in the water body such as fish, organic wastes, and additives for feeding and disease control. 2. Navigation hazards such as holding pens, rafts, nets, and stakes. 3. Watercourse alteration to supply water. 4. Netting and flooring of riverbeds for spawning channels. 5, Shoreline access limitations where shellfish are being protected and contained. Policies LUPI04 Federal Way's support should be given to the State Departments of Fisheries and Game to improve stream conditions, open new spawning areas, and establish new fish runs. LUPI05 Pens and structures for commercial aquaculture should not be located on Class I beaches, or swimming beaches. Revised :1QOO 2006 11-43 FWCP - Chapter Two. Land Use LUPI06 Aquacultural enterprises should be located in areas that would not significantly restrict navigation. LUPI07 In aquaculture enterprises, development of multiple aquaculture systems should be encouraged. LUPI08 Aquacultural structures should use open pile construction where significant littoral drift occurs. LUPI09 Prior to use of an area for aquacultural enterprises, consideration should be given to the capability of the water body to absorb potential wastes. LUPll0 Shoreline areas having extremely high natural potential for aquaculture should be preserved for that purpose. Commercial Development Commercial development pertains generally to the use or construction of facilities for transaction and sale of goods and services as opposed to industrial development (treatment together with ports) wffiefl that pertains to the design and fabrication of products. The principal impact factors upon the shoreline from commercial development are pollutants (e.g., erosion, sedimentary, chemical, and microbial) and aesthetic destruction. Erosive pollutants from commercial development are generated from surface runoff and both surface and sub-surface subsidence. Chemical pollution is derived from fuel spillage. Microbial loading arises from poor containment of organic wastes associated with human habitation and recreational activities. ~olicies LUP111 Consideration should be made of the effect a structure will have on scenic value. LUP112 Commercial structures and ancillary facilities that are not shoreline dependent or water-oriented should be placed inland away from the immediate water's edge. LUPI13 The use of porous materials should be encouraged for paved areas to allow water to penetrate and percolate into the soil. Use of holding systems should be encouraged to control the runoff rate from parking lots and roof tops. LUP114 Commercial enterprises locating within shoreline areas should be constructed to withstand normal rain and flooding conditions without contributing pollution to the watercourse or shoreline. LUP115 Commercial development that is not shoreline dependent should provide a . buffer zone of vegetation for erosion control. Revised :1003 2006 11-44 FWCP - Chapter Two, Land Use Utilities Few, if any, utility systems could be installed completely without coming under the jurisdiction of this master program. The focus of the policies in this section is on how these utility facilities within the shoreline environment can be planned, designed, constructed, maintained, and rehabilitated to be consistent with the intent of the SMA. Types of utility facilities in Federal Way vary from regional transmission by trunklines, pipelines, and transmission lines to subregional distribution facilities. These are essentially pipes and wires. Regional facilities generally are high voltage or high pressure systems with substantial potential impact in case of failure. Their impacts on the environment are also generally greater because of their scale and safety requirements. The types of utilities covered are communications (radio, TV, and telephone), energy distribution (petroleum products, natural gas, and electricity), water, sanitary sewers, and storm sewers. Policies LUP116 Utilities that lead to growth should not be extended into or along shorelines without prior approval of such extension by appropriate land use authority. LUP117 Utilities located in shoreline environments inappropriate for development should not make service available to those areas. LUP118 In developed shorelines not served by utilities, utility construction should be encouraged to locate where it can be shown that water quality will be maintained or improved. LUP119 Federal Way should be consulted prior to, or at the time of, application for construction of regional utility facilities to be located in or along shorelines. LUP120 Utility corridors crossing shorelines of the state should be encouraged to consolidate and concentrate or share rights-of-way where: a. Public access (including view) would be improved. b. Concentration or sharing would not hinder the ability of the utility systems to be installed, operated, or maintained safely. c. Water quality would be as good or better than if separate corridors were present. LUP121 Public access consistent with public safety and security should be encouraged where rights-of-way for regional utility facilities cross shorelines of the City. Revised ~ 2006 11-45 FWCP - Chapter Two. Land Use LUPl22 New utility facilities should be located so as neither to require extensive shoreline protection nor to restrict water flow, circulation, or navigation. LUPl23 Utility facilities and rights-of-way should be selected to preserve the natural landscape and minimize conflicts with present and planned uses of the land on . which they are located. LUP124 New utility routes should be designed to minimize detrimental visual impact from the water and adjacent uplands. LUPl2S New freestanding personal wireless service facilities are discouraged from locating within the shoreline environment. Shoreline Protection Shoreline protection is action taken to reduce adverse impacts caused by current, flood, wake, or wave action. This action includes all stnictural and non structural means to reduce these impacts due to flooding, erosion, and accretion. Specific structural and non structural means included in this use activity are bulkheads, rip-rap, bank stabilization, and other means of shoreline protection, The means taken to reduce damage caused by erosion, accretion, and flooding must recognize the positive aspects of each, so that the benefits ofthese natural occurrences will be retained, even as the problems are dealt with. 'Erosion does not exist without accretion of material eroded, be it a bench or a sandbar. Likewise, accretion cannot occur unless material has been eroded. Policies LUPl26 Structural solutions to reduce shoreline damage should be allowed only after it is demonstrated that non structural solutions would not be able to reduce the damage. LUP127 Planning of shoreline protection should encompass sizable stretches oflake or marine shorelines. This planning should consider off-site erosion, accretion, or flood damage that might occur as a result of shoreline protection structures or activities. LUPl2S Shoreline protection on marine and lake shorelines should not be used as the reason for creating new or newly usable land. LUP129 Shoreline protection structures should allow passage of ground and surface waters into the main water body. LUP130 Shoreline protection should not reduce the volume and storage capacity of rivers and adjacent wetlands or flood plains. 11-46 Revised 200J 2006 FWCP - Chapter Two. Land Use LUP131 Whenever shoreline protection is needed, bioengineered alternatives such as natural berms and erosion control vegetation plans should be favored over hard surfaced structural alternatives such as concrete bulkheads and sheet piles. LUP132 The burden of proof for the need for shoreline protection to protect existing or proposed developments rests on the applicant. LUP133 Shoreline protection activities that may necessitate new or increased shoreline protection on the same or other affected properties where there has been no previous need for protection should be discouraged. LUP134 New development should be encouraged to locate so as not to require shoreline protection. LUP135 Areas of significance in the spawning, nesting, rearing, or residency of aquatic and terrestrial biota should be given special consideration in reviewing of shoreline protection actions. LUP136 Shoreline protection actions should be discouraged in areas where they would block beach parent material. LUP137 Multiple uses of shoreline protection structures or non structural solutions should be encouraged. I' Transportation Facilities The circulation network use category addresses transportation facilities such as roads, railroads, bridges, trails, and related facilities. The impact of these facilities on shorelines can be substantial. Some existing facilities were constructed to serve transportation needs of the moment with a minimum expenditure and very little assessment of their primary or secondary impacts on shoreline aesthetics, public access to the water, and resultant effects on adjacent properties and water quality. Planning for new transportation facilities within the shoreline area today requires a greater awareness of the environmental impacts transportation facilities will have on shorelines, in addition to the necessity for integrating future shoreline land use plans with the transportation system that serves developments on the shoreline. Policies LUP138 Pedestrian access should be built where access to public shorelines is desirable and has been cut off by linear transportation corridors. New linear facilities should enable pedestrian access to public shorelines where access is desirable. LUP139 New surface transportation facilities not related to, and necessary for the support of, shoreline activities should be set back from the ordinary high water mark far enough to make unnecessary protective measures such as rip rap or other bank stabilization, land-fill, bulkheads, groins, jetties, or substantial site regrade. Revised :1QQ3 2006 11-47 FWCP - Chapter Two. Land Use LUP140 Shoreline transportation facilities should be encouraged to include in their design and development multi-modal provisions where public safety can be assured. LUP141 Shoreline transportation facilities should be planned to fit the topography and minimize cuts and fills; and should be designed, located, and maintained to minimize erosion and degradation of water quality and to give special consideration to shoreline aesthetics. LUP142 Transportation and utility facilities should be encouraged to coordinate joint use of rights-of-way and to consolidate crossings of water bodies when doing so can minimize adverse impact to the shoreline, LUP143 Transportation facilities should avoid shoreline areas known to contain development hazards (e.g. slide and slump areas, poor foundation soils, marshes, etc.). L UP144 Transportation facilities should. minimize shoreline rights-of-way by orienting generally perpendicular to the shoreline where topographic conditions will allow. LUP145 Shoreline roadways should have a high priority for arterial beautification funds. LUP146 Abandoned road or railroad rights-of-way that contain unique shoreline amenities should be acquired for public benefit. LUP147 Federal Way should extend its trail and bicycle trail system, particularly as it relates to shorelines, to western Federal Way. LUP148 All transportation facilities in shoreline areas should be constructed and maintained to cause the least possible adverse impacts on the land and water environments, should respect the natural character of the shoreline, and should make every effort to preserve wildlife, aquatic life, and their habitats. Piers and Moorages A pier is a structure built over or floating upon the water extending from the shore. Some are used as a landing place for marine transport or for recreational watercraft. Piers are designed and constructed as either water (floating) or pile supported, both of which have positive and negative environmental aspects. Floating piers generally have less of a visual impact than those on piling and they provide excellent protection for swimmers from boat traffic. Floating piers however, interrupt littoral drift and can starve down current beaches where pile piers do not. Pile piers can provide a diverse habitat for marine life. Both types can create impediments to boat traffic and near-shore trolling. Pier construction requires regulation to protect navigation rights, preserve shoreline aesthetics, and maintain the usable water surface and aquatic lands for life forms characteristic and important to those areas. Revised 2QQJ 2006 11-48 FWCP - Chapter Two. Land Use' Policies LUP149 Open pile pier construction should be preferred where there is significant littoral drift, where scenic values will not be impaired, and where minimal alteration to the shoreline and minimal damage to aquatic resources can be assured. LUP150 Floating pier construction should be preferred in those areas where scenic values are high. LUP151 Piers should be discouraged where conflicts with recreational boaters and other recreational water activities would be created by pier construction. LUP152 The random proliferation of single purpose piers should be discouraged. Preference should be given to shared use of piers in all shoreline areas. LUP153 Temporary moorages should be permitted for vessels used in the construction of shoreline facilities. The design and construction of such moorages shall be such that upon termination of the project the aquatic life can be returned to their original condition within one year at no cost to the environment or the public: .. II ~ . LUP154 Shoreline structures that are abandoned or structurally unsafe should be abated. LUP155 Substantial additions or alterations, including but not limited to substantial developments, should be in conformance with the policies and regulations set forth in the master program. LUP156 Piers, docks, buoys, and other moorages should only be authorized after consideration of: a. The effect such structures have on wild-life and aquatic life, water quality, scenic and aesthetic values, unique and fragile areas, submerged lands, and shoreline vegetation. b. The effect such structures have on navigation, water circulation, recreational and commercial boating, sediment movement and littoral drift, and shoreline access. LUP157 Moorage buoys should be preferred over floating and pile constructed piers on all tidal waters. LUP158 Floating structures and open pile structures are preferred over landfills or solid structures in water areas used by salmon and steelhead. Recreation Recreational experiences that depend on, or utilize, the shoreline include: harvesting activities of fish, shellfish, fowl, minerals, and driftwood; various forms of boating, swimming, and shoreline pathways; and watching or recording activities, such as Revised ~ 2006 11-49 FWCP - Chapter Two, Land Use photography, painting, or the viewing of water dependent activities. Principal focal points are at parks and access beaches, road ends, viewpoints, features of special interest, water- access points, and destination points for boaters. Facilities at these focal points may include fishing piers, swimming floats, paths, parking areas, boat ramps, moorings, and accessory recreational facilities. The management of recreational land is determined by balancing the recreational carrying capacity (or impact of the environment on people) and the ecological carrying capacity (the impact of people on the environment). Measures to accomplish this are by designation of areas for use-intensity, interpretation, and regulation. These different recreational use areas coincide with the four environmentsCnatural, conservancy, rural, and urban. There are multiple benefits derived from the park program, for example: recreational lands contribute substantially to open space by conservation ofland, preserving historic sites, offering aesthetic relief and variety, contributing to a healthful environment, and shaping and preserving the community form. In addition to the provisions of recreational opportunities, Federal Way coordinates with other governmental agencies, commercial, and volunteer groups to provide these opportunities for the public. The policies are directed toward providing shoreline dependent and water oriented recreational opportunities. They are also directed at protecting health and safety by separating incompatible activities and channeling them into their most appropriate environments. Policies LUP159 The development ofrecreational acquisition plans should give emphasis to the acquisition of prime recreation lands prior to their being preempted for other uses. LUP160 In open spaces having an established sense of nature, improvements should be limited to those that are necessary and unlikely to detract from the primary values of the site. LUP161 The siting of all developments should aim to enhance and protect the area concerned. LUP162 Structural forms should harmonize the topography, reinforce the use area, minimize damage to natural resources, and support recreation with minimal conflict. LUP163 New buildings should be made sympathetic to the scale, form, and proportion of older development to promote harmony in the visual relationships and transitions between new and older buildings. LUP164 Whenever possible, natural materials should be used in developing shoreline recreational areas. LUP165 Artificial irrigation and fertilization should be restricted to high-intensity use areas. Revised 2QOO 2006 11.50 FWCP - Chapter Two. Land Use LUPI66 Existing buildings that enhance the character of the shoreline should be used for recreation wherever possible. LUPI67 Underwater parks should be extensions of shoreline parks, or be created or enhanced by artificial reefs where natural conditions or aquatic life could be observed with minimal interference. LUPI68 Public recreational shoreline areas should serve as emergency havens of refuge for boaters. LUPI69 Physical and/or visual access to the water should use steep slopes, view points from bluffs, stream valleys, and features of special interest where it is possible to place pathways consistent with public safety without requiring extensive flood or erosion protection. LUPI70 The acquisition of public easements to the shoreline through private or quasi- public shorelines should be encouraged. LUPI71 Existing public recreation shorelines' should be restored where it is possible to revegetate; resite roads and parking areas that are close to the shoreline; and remove stream channelization and shoreline protection devices when the facility has either deteriorated or is inconsistent with the general goals of this program. LUPI72 Prime-fishing areas should be given priority for recreational use. LUPI73 Boating activities that increase shore erosion should be discouraged. LUPI74 Effective interpretation should be provided to raise the quality of visitor experiences and provide an understanding of the resource. Residential Development The shorelines in Federal Way are more widely used for residential purposes than for any other use. Much of the undeveloped shoreline is privately owned, subdivided into small lots, and zoned to permit residential development. The pressure to develop shorelines for residential uses has continued to result in property subdivision and escalating waterfront land values. Residential development of shorelines is accomplished in a variety of ways from large plats and subdivisions to single lot development for housing; any of which, if poorly planned, can culminate in the degradation of the shoreline environment and water resource. The SMA generally exempts, "... construction on shorelands by an owner, lessee or contract purchaser ofa single-family residence for his own use or the use of his family..." from its permit requirements. However, even though single-family homes are not considered substantial developments, the intent of the act has established the basis for planning and regulating them. Revised ~ 2006 II-51 FWCP - Chapter Two, Land Use Policies LUP175 Residential developments should be permitted only where there are adequate provisions for utilities, circulation, access, site layout, and building design. LUP176 Subdivisions should be designed at a level of density, site coverage, and occupancy compatible with the physical capabilities of the shoreline and water body. LUP177 Residential development plans submitted for approval should contain provisions for protection of groundwater supplies, erosion control, landscaping, and maintenance of the shoreline integrity. LUP178 Residential subdivisions should be designed so as to protect water quality, shoreline aesthetic characteristics, vistas, and normal public use of the water. LUP179 Subdivisions should provide public pedestrian access to the shorelines within the development in accordance with public access element of this master program, LUP180 The established velocity, quantity; and quality of stormwater discharge should be considered in terms of the sensitivity of the proposed receiving environment. The disposal mode selected should minimize changes in infiltration, runoff, and groundwater recharge. LUP181 Developers of recreational projects such as summer homes, cabins, campgrounds, and similar facilities should satisfactorily demonstrate: a. The suitability of the site to accommodate the proposed development without adversely affecting the shoreline environment and water resource, b. Adequate provisions for all necessary utilities, including refuse disposal, and the compatibility of the development with adjacent properties and surrounding land uses. c. That recreational opportunity exists on the site and does not depend on adjacent public land to furnish the activity. 2.9 ESSENTIAL PUBLIC FACILITIES Pursuant to the GMA, no comprehensive plan can preclude the siting of essential public facilities and each should include a process for siting essential public facilities. The GMA includes these provisions because siting certain public facilities has become difficult due to the impacts many of these facilities have on the community. In Chapter 22 of the Revised 2003 2006 II-52 FWCP - Chapter Two, Land Use FWCC, the City has defined essential public facilities and provided a land use process for siting them. Essential public facilities include .those facilities that are typically difficult to site, such as airports, state or regional transportation systems, correctional facilities, and mental health facilities. Policy LUP182 The FWCC shall include a list oflocally defined essential public facilities that shall include the list of essential state public facilities maintained by the office of financial management. 2.10 PHASING Phasing focuses growth to those areas where public investments for services are targeted. By doing so, these areas become more attractive for development. Consistent with the CWPPs, Federal Way proposes to use a tiered system for accommodating future growth. The primary purpose ofthjs technique is to assure a logical sequence'of growth outward from developed areas. ' Future growth win be directed to the City Cente~'and other areas with existing infrastructure and urban services. This will be followed by focusing growth to areas where in-fill potential exists. Lastly, growth will be directed toward areas of undeveloped land or to the City's PAA. For those areas ofthe City that are lacking services, these lands should be retained or reserved until build out has occurred in developed areas. Based on the phased growth concept outlined above, the City should develop criteria for a phasing plan over the next 10 and 20 years. Phased growth will promote efficient use of land by: . Reducing taxpayers costs by locating new development nearest to existing urban servICes; . Adding predictability to service & facility planning; . Reducing commuter miles and protecting air quality by locating housing and jobs near each other; . Encouraging in-fill and redevelopment where environmental impacts have already occurred; and . Reserving land for future parks and open space. . Revised ~ 2006 II-53 FWCP - Chapter Two. Land Use Policies LUP183 Establish priority areas for public facility and service improvements, especially for transportation. Priority areas should be located where public facility and service improvements would effectively advance Federal Way's growth vision. Priority areas will shift over time as improvements are installed and an acceptable level of service is attained. LUP184 When and where service deficiencies are identified, the City, along with service providers, will develop capital improvement programs to remedy identified deficiencies in a timely fashion or will phase growth until such programs can be completed. LUP185 Work with King County through the development of an interlocal agreement to assign phasing to the City's PAA. LUP186 The City should limit spending on capital facilities in those areas of the City and P AA that are not designated as priority areas for capital projects. 2.11 INCENTIVES In certain designations, incentives allowing more development than otherwise permitted should be used to encourage features that provide a public benefit and/or contribute to the mitigation of growth impacts. For example, development in the City Center that provides common open space or affordable housing units, may gain additional floors or a reduction in the number of parking stalls. In addition, in order to encourage development in the City Center, the City is in the process of discussing a Housing Tax Exemption for multiple family housing and is considering preparing an Environmental Impact Statement (EIS) for a portion of the City Center. Incentives can play an important role in the development of the City Center and must be substantial enough to influence market conditions by making them attractive to the development community. Policies LUP187 Develop incentives to encourage desired development in commercial areas, especially in the City Center Core and Frame. LUP188 Consider incentives for desired multiple-family residential development (townhouses, duplexes, etc.). Revised ~ 2006 II-54 FWCP - Chapter Two, Land Use 2.12 HISTORIC RESOURCES Historic preservation involves the identification, maintenance, renovation, and reuse of buildings and sites important to a community's history. Buildings or sites may be associated with a particular style or period in the community's past, or with historic or significant historic events or persons. Historic preservation to date has largely been undertaken by the Historical Society of Federal Way. Historic preservation is listed as the 13th goal in the GMA which encourages jurisdictions to, "Identify and encourage the preservation of lands, sites, and structures, that have historical or archaeological significance. " Goal LUGI5 Use historic resources as (In important element in the overall design of the City. Policies LUP189 Identify vista points and landmarks such as major trees, buildings, and lanli forms for preservation. LUPI90 Develop a process to designate historic landmark sites and structures. Use developer incentives or other mechanisms to ensure that these sites and structures will continue to be a part of the community. LUPI9I Recognize the heritage of the community by naming (or renaming) parks, streets, and other public places after major figures and/or events. LUPI92 Zoning should be compatible with and conducive to continued preservation of historic neighborhoods and properties. LUP193 Safeguard and manifest Federal Way's heritage by preserving those sites, buildings, structures, and objects which reflect significant elements of the City's history. LUP194 Catalog historic sites using the City's geographic information system. LUP195 Undertake an effort to publicly commemorate historic sites. LUP196 The City shall continue to work with the Historical Society of Federal Way towards attainment of historic resource policies. Revised 200J 2006 11.55 FWCP - Chapter Two, Land Use 2.13 IMPLEMENTATION The following actions are recommended to implement the policy direction outlined in this chapter. Implementation will occur over time and is dependent on resources available to the City and community. The following items are not listed in order of importance or preference. Establish Comprehensive Planning and Zoning for Potential Annexation Area Comprehensive planning and the assignment of zoning designations should be completed for the City's PAA. This will provide the City with needed direction relating to future annexations and growth. Planning for this area pursuant to WAC 365-195 requires a considerable planning effort and policy development. An interlocal agreement between King County and the City regarding planning actions should be prepared. Residential Code Revisions for Multiple Family Residential code revisions to implement design standards for multiple-family residential development wer'e adopted in late 1998. Subdivision Code Revisions Amendments to the subdivision code have been adopted to bring the code into compliance with state law and recent state legislation. Revisions to the subdivision code have provided platting options for single-family development, such as clustering and zero lot line development. Area-Wide Rezone Following adoption of the 1995 FWCP, a new zoning map was prepared and adopted to support the comprehensive plan designations. This update includes some site specific requests for changes to comprehensive plan designations. The zoning map will be amended to conform to the changes in land use designations. The Land Use Plan and Zoning Code Implementation of policies and goals of the Land Use chapter is done in large part through the zoning code. Following adoption of the 1995 FWCP, the City made revisions to the zoning code, consistent with FWCP direction. The zoning conversion chart, Table 11-3 (page ~ 57), shows the connection between the various zoning designations and the comprehensive plan designations. Phasing Plan A phasing plan shall be prepared to prioritize areas of new growth based on available and proposed infrastructure improvements. Project Environmental Impact Statement for City Center To facilitate growth in the City Center and Frame, the City should complete Planned Action SEP A (PAS). By doing so, development consistent with the direction outlined in Revised 2QOO 2006 II-56 FWCP - Chapler Two, Land Use the PAS will not have to go through prolonged environmental review. This can be a powerful incentive for private development in the City Center. Subarea Plans Over the years, citizens from various areas of the City have come forth to testify before the Planning Commission and City Council regarding their neighborhood or business area. Development of subarea plans can lead to area specific visions and policies. This type of specific planning, developed with citizen input and direction, can lead to improved confidence and ownership in the community. Areas where subarea planning should be considered include: SR-99 Corridor, South 348th Street area, and Twin Lakes neighborhood. Incentives Develop an incentives program, for both residential and commercial development. Incentives should be substantial enough to attract development and should be used to create affordable and desired types of housing and to encourage development within the City Center. Comprehensive PlanClas$ificati~n ZOning Classification Single Family - Low Density Residential. Suburban Estates (SE), one dwelling unit p,er five acres Single Family - Medium Density Residential RS 35,000 & 15,000 Single Family - High Density Residential RS 9600, 7200, 5000 Multiple Family Residential RM 3600, 2400, 1800 City Center Core City Center Core City Center Frame City Center Frame Office Park Office Park, Office Park 1, 2, & 3 Professional Office Professional Office Community Business Community Business Business Park Commercial Enterprise Business Park Commercial Enterprise Neighborhood Business Neighborhood Business Corporate Park Corporate Park-l Commercial Recreation Office Park-4 Open Space & Parks A variety of zoning is assigned. 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BP Parcels to be rezoned to CE: _..._n _ .., ....__..__.... ......___ Parcel Number: Owner: 1321800010 PIERRE PINSONNAUU' :.-..... ..-.. 1321800020 KRS HOLDINGsTL:c'-' ...-............ 2021049027 YEN FLORA ...........-.....---. 2021049028 KING COUNTY.-..-............ ....'.-" 2021049044 WRIGHT ROBERi'l....-...-.....-- 2021049047 HUNTINGTONDOUG-'" .....-..... .-. 2021049051 FEDERAL WAYA:STORAGE'PLACE 2021049087 PIRCEY JOSEPH-". .........--....-.. 2021049093 METSO PAPERfisA-INC".'n....--- 2021049099 BAYVIEW INN"PARTNERSiIc'" 2021049100 MOUNTAIN PACIFlc'C)eVELOPMEN 2021049121 ROE JUNG iin..--.. ---.. 2021049125 DEGROUT RICHAROL"-'--- 2021049131 LAKEHAVEN UTILITY DiSTRICT' 2021049159 MCNAUL EBEL N~f&VANCE'''-'' 2021049167 MACKMER JAMES A,'---"'-- 2021049168 DEGROOT RICHARD' -.-- .--. 2021049169 FREASE H L .-....---....... 2021049170 MACKMER JAMES Ii. .----... 2021049171 ABT TOWING OF FEDEAALWi\y. 2021049172 ABT TOWING'6i=FE6i:R/iCw;':'''--- 2021049173 COY ANNA M ..--.-.....--.-... 2021049174 MCNAUL EBECN'~j&VANC'E'''''' 2021049175 BROCO PROp.ERTiE~fLLC"'"'' ...'" 2121049007 OLSON GREGORY L..'bC;N-NA-j' ....-- 2121049017 CHUNG SUN'.[9.!Y9.9_illn:jMIt~.L 2121049018 MARCHIS PAVEL:tELENA 2121049021 . ~IR~~~f9Bi~fi:i5~_~Q I~f'~=' 2121049024 . T F MCELROY TEMPLE ASSN. 2121049028 DEPT OF TRANSPORTATiON.--......- 2121049033 SCHINDLER FMLYLTD-PRTNRSHP' 2121049039 LLOYD ROBERTR........ -............... 2121049040 HYPPA ROGEI:d<+KFi'fSTINEL' .-... 2121049041 FIELD ILA '1'/.....---....-............-. 2121049042 FIELD ILA w..-........ .. ....' ..... ...... ...... 2121049044 OLSON GREG'ORY L+ooiijNA'.j" ....--- 2121049045 1928 L L c....-..........--........-.....---.-. 2121049047 VALlANI RUDY;SHEI!II::::::':::~:::'::~" 2121049048 . ROGERS GAL.EN E ~E.!Q49055 __ fY.gj],,9.\IIfr5J~.iiE:~:~YZE~.E.C'..~:~~:==... ~!;21049056 .__ ~RNC.9~!!.'3.()~.E..~.!..I\i!.......... .. .. ._....... 2121049060 INHERITANCE L L C 2121049061 -H &K'PROPERTiESLLC" :EXHIBIT~ -. -,.- _._..(.... '~",. - ..... 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STEPHENS CAR~'-'-- SPECTRUM BUSINESS-PARK & SPECTRUM PlAZA L L C SPECTRUM BusiNESS PARK & SPECTRUM PLAZA L L C SPECTRUM BUSINESS PARK & SPECTRUM PlAZA L L C .-.....~~ SPECTRUM BusiNESS PARK & SPECTRUM PlAZA L L C TYLOR JUANIT AM'-:'-' REITAN SUSAN' JANET REEVES DANIEL Ii.--.-......-...-- REICHEL -CESTER'R:.==~=~- SPARKS MARCIA C HOFFMANN VERNON Z & KIM P SLUYS ARNOLOTtJOYCE E KANT A JOHN R BEEZ ENTERPRISES LLC VIRAMONTE SHARON BROWN WINFIELD WARDa' ROSS JAMES L PEARSON WILLlA~.nf- MASON THOMAS J GARZA ERNESTINA+RINCON MAUR ANDERSON DONALD L+DELORES A FED WAY SCHOOL DISfii210 FEDWAY ASSOClATESIITP-" FEDWAY AssociATES-liTP" BAYVIEW IN'1ii PARTNERsTlc FEDWAY ASSOCIATE'siT' CAMPUS'BUSINESSPARKSLLC - FRITO.LA Y-jNC....-.-.-....-.... ORION INg.iR\f~jf~JRc:~.:-==....___ -.----. .-. "--'- ~- --_.~-- .--... .---....:....-.. ._~. ---...-- -- -.--.---- '-- . . -- --' .....-.............- . ..........-...-..- .--'-.. .....-- -----. "--'---'-'--'. ,-,-"--"- -- ........_._--- ...-...-- Parcels In the remaln!rili~B..~:i~iii:~:':~'--'-'- Parcel Number: 0380900010 0380900020 0380900030 0380900040 0380900045 0421049007 0421049011 0421049024 0421049026 0421049031 ~~~~A~~~~~~~i~~~~~US;~;~~--- NOle~'~-=~'~1~'-'--'-" TACOMA-GOODWii:i:ltilDUSTRIES ....--.-.... -1.........-. ~~~;;~~~%~~~~~~.~~.ti.QLDIN ...--.--l-.-- ~i~~~~:~=~~___=r~=:~]~~~~~__ BALDWINWILLiAM G no" ...... ..-.---.--.-----.JT........- ...... ......-I:,... ._.. .... RAI & TIWANALLC" ~~1049033 LARS().~_'3~~!::l_~'3g_~ ... __..~__._______..~ 042104~~_ ~APf'ggl.l!;:;_~!'..I"~...._ _......_.:._.~___..____... ! 042!049035 _ ~~'5l:~~ER~Y.I".B.Q?E~!!~ LL~_ 'm.._.'. .._ 0421049036 .NGUYEN RAN L Y THI 0421049038 RENQ~~~Ml'i'J!p'_~F{f-N~RSHIP _-====~~:."~T 0421049040 CARDENAS ANDRE G ! 0421049041 NGUYEN'.RAN'[YTHT-"'~-- ..._._u... .-; .. .0421049047 NAPPO.GiUSEPPE--..-.-- .-...-~- .' ...- -:..-. 0421049057 PR INV'E-STOR SERVicESINC-------...... T - ....... T' 0421049069 GOBELGERALDVJ'& GENEVA I .-. . T.m ..-.......t.-. 0421049070 KELLER"DAVIDE+LANAJ ._m. .. .... .... -.......T... 0421049072 VERZANI ROBERT J-'-' '--"'f ... ..-. -. .-.,....- 0421049073 RHODES BEATRICE A - '-.:-.1 ~.". ~_::::'~=.:t~. E~~E:~H ~~~~1;~~~7~:: J ~=~=L:~:_::..:--~.=~~.:=t. 0421049105 RHODES BEATRICE A --- ! I ~~~~:~~~ r~R~u~A:1Y~+:~~~~;E. ':~~J:~=-~:~-~.=T-' 0421049157 LARSONRICHARDP .....L_......._._... ..' 0421049200 WILLIAMS ELMORE JR i 0421049213 NORDBERG LARRY . --::"r."::="::::'--~= ~~- 0421049223 HUBNERNORMANS _.. ....L._... ........_..... 0421049237 VC INVESTMENTS LLC , E~~E:m ~~:~~:~~~~:~I:~EVA I -~J:~-.~~~-.:-'~~~~ =~ E~~E:~:~ ~:!~I~~:i~~~~TEL LLC_~:~.~t_~~:--.-.=..:~~I: ~:~~~:~:~ ~~~~~~~;~T~ERESA M --':J:::::~":::::=T'--' 0821049024 RST ENTERPRISES INC i 0821049060 US BANK CORPORATE PROPS _ ~~:.:['::::::::':'::=-_ 0821049061 TJOSSEM ROBERT P . _.L...____._...... _ ~j~ ~~~~ ]1~~~~~~~ 0821049108 PATTEN DRAPER PATTEN I 0821049125 US BANK CORPORATE PROPS '-=::-T~:::--'::':::='::=-- 0821049169 DRAPER GLEE PATTEN .....1.....-... ___..__ 0821049245 L1TOWITZ DENNIS I . ~:~~~:~:: ~:R~~~~ RICK CHA~~ES .-...l::.:-::_~::= : 0921P49102 FEDERAL WAY PROFESSIONAL CT . . ... ....---- ....-.- ~:~~~:~~~ ~~:~UGENE TRUST -.-l:..:::..::-~:::~- .-- _._1...__.._ . __ ....._._ .. 0921049120 ORIENTAL GARDEN CENTER INC -.-l..---....- 0921049121 FEDERAL WAY PROFESSIONAL CT 0921049149 MORRISON FAMII,;Y LLC JAMES ..J.-...-.. ~.~. :..'..~_-~_-.~- _.-_. 0921049192 HARRANG RICK CHARLES -r __ "_ 0921049217 CLAUSEN BRUCE H 0921049232 CLAUSEN BRUCE H I ~:~~~::~:: g~~~~~ ~:~g~ ~ .:i~~~:'..-- --- ~:~~E~l~~ ~~~~~t~~~~~~ENT CO LLC .l~:~-~~~=-r~~- ~:~~~::~~: ~~~:~~ iN~----"~- .==:E-:.:H..:_:~-~I::__.- 1621049033 STERBA ERNEST'RAY & LEILA 1-1 ~:mm~~ ~5~~~~~~1k~:~~~I~T .~.~.:-_;.f"......-:~.--~...~......-.-..~...-....--.:~.-..:'.J.I..-'- 1621049043 KMS INVESTMEN,..rNC--..~.__ .' ..--- 1621049044 KEY BANK OF wAsH"iN'GT'ON- ,. ._~..__... 1621049049 CLEOCOINC--'-- ...-+-----.- H' 'H+..m 1621049051 AUTONEX ENTERPRISESINC--.j-....-...-.---t..-- 1621049052. eBSG INVESTMENTS'LlC'-"'---' . 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"_. ..tQ!'.IY ~_~n of this parcells affected. ._...:-_==.==--::::= 2021049072 CHASEWJ TRUST _.... ._.. ..JQ-"!I'.'!.e2!!'2~:olthls parcells affected. _._.._._. _____'_'__'__ 2021049080 JONES RALPH I --T ..___.._. 2021049086 CCilENTERPRISES INC .--.---,--.......-.--.-1-- 2021049090 NELsON E CURTIS+ELlZABETH A ..~:::::C..:~__.::::=~~-._. 2121049025 OH INVESTMENTS LLC I 2121049026 CHRISTIAN FAITH CENTER 2121049027 WEYERHAEUSER EMPLOYEES CREDIT UNION --'~~l~::~=~~=::=."- 2121049037 WEYERHAEUSER '. 2121049068 . CHRISTIAN FAITH CENTER .-.n'i'''''.- .--.-.. 2501200020 FARLEY F MIKE+CHERI ..-....-r..-- .._.....u._n__ 2501200030. YEI.fVU DR+CYNTHIA L _..::~-::-i:"'~:~.~-.:=.: 2501200040 FEDERAL-WAY PLAZA INC 1 ~;~~~~~~ ~~W~~L~~~~ ODS ~'~~":=i:~:=:::=-='=::::j ~jlE ~~~~;';~i~c-]-::~=l EE ~~~,;;::~~~" """ ~-'....~_.__-:':J:j~.:.'.:...~.~_..d_=_:m.~_~.n.-.'_''"':'--~I~' ~-.- 2558170130 LEE SEU'NG T+HEE JUNG .. 3040200065 . 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'jRAINIER EVERGRE'EN INC 7204800166' -. i'FEDERAL WAY FOREIGN INVEST ~~8001.~"__::L~8AQTV.N.:~.&. :~qCHEN 7204800195 ; HALBERG JOHN R+VANAMBURG JA 7204800202 ....!KI;,;j'Y'QNG.'.........-... 7204800204 . iSCHROEDER STEVEN C 7205400125- -iCHOIJlJNGP.& EUN K 7681900010 ::::f8IFfi~~'fi18:F.'LACE LLC ClO S WILLARD 7681900020___.i~!'!A.Q .q.'i~R.!:~~_ ~~900030 __J!5fl!'l.Y.~ST~E..'\!.TS LLC ; ~~00040' t'13TH PLACE SOUTH PROPERTY L 1 7681900045 .-. KliRii jAMES T+MING MING SU-BROWN 7853600140-'-jNEWlliMBER'&-HARDWARE CO'~~~'=-"=: =.~==:=- 7853600141 -::=l~:tifii:QM!lE.fi~.}tARDW ARE-- .-. -. r.------ m~:El:~ ::~W!~~~~J!~ E~~~~~;: ..~~~~l~~~==-::--.. 7853600151 -. --'lTOWNSEND RH-&" TF TRUST ___.__:._. _...._.._ ~~600155 =::::;Q~~9!9~~TiQ~ATO ._.__.._1. .m__.___._.._ 7853600156 ;TOWNSEND PH & TF TRUST I 7853600157 '-TH'E"rifoERsONIESLlE ...--1'-,---- 7853600160 .:':::__.i~qli5.~HI@~~MENT FUND LLC __.-.:-.~.-..:..::..:.::..:::.fr.._-.:___.-:....~:-._...':'.-_'._.. 7853600170 _._..~.l:E;~.EO~~~A.YJ~TERNATIONAL I 7853600171 I ROCZ LARRY R 7853600176 ~~:::@.E:~~E~::_C.EFR:L!'.S F .-. -.--t. -....----- 7853600180 '_'_.'IFEl?~'3.~'=-.~AY J~TE:RNATIONAL I 7853600181 TRAN TIEN THANH 7853600182 :j:~~~.w.t-.!:i~~_... _~==:::::~:-::.~==--_ 7853600185 -.l.~~~~-!Q~_._---- -------L----- 7853600186 IJACK-IN THE BOX .______L_____ 7853600187 -..-l:iuJii'8:KYONG.:-CONIFER SQUARE ._.__uo_L ..__n ~:~;:~~~~~ -~~~~~~t.~~~~i~~TIES ---..-.--+.- --... .... . .7853600212 .._Jf~R-'~~~~_~ROU!,_LLC .":::.:=~t:_=--::::.::.=' 7853600215 I FARRELL GROUP LLC _.~j. ..__._._. ~:~~:~~~~~ -~.~i!:i~~L~~-:~:::::: -~~==~~t.-.~---- 7853600230 __I~E:.g.~~~~:!_ __...._.._..-j--._____ m:.s-='JliE~ ~'C ~:::~=:=~- ~:~:~~~~~ -~lg~-~~~~~f~~~N~ .-.-==:j:~. ~~~.==. 7978200025 .. 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Ii F-l~:~S--' ~: 1.-:- ....., r---- .'1-.. .'----...o.:.l....L.;. 1-; jl~~..., ."jJ-=-:- -,11';' -.,..- L..,., L: ,1=,,'='-''---'- , Puget Sound Citt:XtlIBIT --1L- Fe'AfijL~.OF , Existing Landuse & Proposed BC & CE Zones Key: c:::J Proposed CE Zoning c:::J Proposed BC Zoning IL.J Federal Way City Limits _ Parks _ Institutional (Private) Commercial Industrial _ Residential (Multi-Family) _ Office _ Open Spaces, Golf Courses '.: Drainage _ Institutional (Public) Residential (Single Family) Utilities Vacant Vicinity Map FEDE AL WA City of Federal Way ^ 33325 8th Ave 5, W PO Box 9718 N Federal Way, WA 98063 (253) 835-2558 www.cityoffederalway.com o 0.25 0.5 Miles I I I This map is accompanied by NO warranties, and is simply a graphic representation. -------- \ City of Federa\ Way Puget sound critica\ Areas & proposed BC & CE Zones in Federa\ Way Key: ~ wetlandS (~998 City SUf\ley) Federal Way City Limits ~proposed CE zoning o proposed BC zoning eXHIBIT .f) PAGE-LOf 1 Vicinity Map FEDE AL WA City of Federa\ Way 1\ 33325 8th A\Je 5, WN PO Box 9718 Federa\ Way, WA 98063 (253) 835-2558 www.cityoffedera\Way.com o 0.25 0.5 Miles ---:::::l c:..--- ---- This map is accompanied by NO w~rranties, and is simply a graphiC representatIon. ~ TABLE I PROJECTIONS FOR EMPLOYMENT AND POPULATION Based on Existing Zoning EXHIBIT--P PAGE---L-OF 5 Total Gross Net Gross Net Acres Vacant Vacant Redevelopable Redevelopable Acres Acres Acres Acres BP 253.14 97.76 44.86 24.06 15.33 BC 466.64 BCI 39.22 30.30 17.31 12.13 BCl 62.70 46.08 21.17 16.19 Total BC 466.24 I o \.92 76.38 38.48 28.32 Total BP 719.79 199.68 12 \.24 62.54 43.65 &BC Industrial # Retail #Retail Office #Office Net # # Development Industrial Development Employees Development Employees Acres Senior Multi- Capacity Employees Capacity Capacity for Units Family Sa. Ft. Sa. Ft. Sq. Ft. Housinl! Units BP 965,334 1,207 0 0 0 0 0.77 9 0 BCI 0 200,155 334 15,524 62 8.49 153 BCl 0 235,722 393 0 0 15.57 272 Total 0 435,877 15,524 62 24.06 425 BC Total BP& 965,334 1,207 435,877 727 15,524 62 24.83 9 425 BC ASSUMPTIONS . Vacant lands are parcels with an improvement value of$l,OOO or less. . Redevelopable land is parcels having an improvement valued at less than 50 percent of land value. . For the Business Park (BP) zone, 95 percent would be developed as industrial and five percent as senior housing. . For the Community Business (Be) zone south of South 339th Street, 75 percent would be developed as commercial, five percent as office, and 20 percent as residential. . For the BC zone north of South 339th Street, 75 percent would be developed as commercial and 25 percent as residential. . The ratio of one employee per 800 square feet is assumed for industrial uses. . The ratio of one employee per 600 square feet is assumed for retail uses. . The ratio of one employee per 250 square feetis assumed for office uses. . Forthe BP zone, residential density is assumed to be 13.74 du's per acre. This is based on the achieved density for the Office Park (OP) zone since there has not been much senior housing development in the BP zone. . For the BC zone, residential density is assumed to be equivalent to the density allowed in the Multi-Family Residential 2400 (RM 2400) zone (18 du's per acre). ) This is the existing BC zoned area located south of South 339lh Street, and which is proposed to be incorporated into the new Commercial Enterprise (CE) zone. 2 This is the existing BC zoned area located north of South 3391h Street. Land Use Assumptions Tables Page 1 EXHIBIT J PAGE-1-0F $ TABLE II PROJECTIONS FOR EMPLOYMENT AND POPULATION Based on Proposed Zoning Total Gross Net Gross Net Acres Vacant Vacant Redevelopable Redevelopable Acres Acres Acres Acres CE 455.53 BP 97.76 44.86 24.06 15.33 BCI 39.22 30.30 17.31 12.13 BCl 260.Q7 62.70 46.08 21.17 16.19 Total Industrial # Retail #Retail Office #Office Net # # Development Industrial Development Employees Development Employees Acres Senior Multi- Capacity Employees Capacity Capacity for Units family So. Ft. Sa. Ft. Sa. Ft. Housinl! Units CE 0 0 BP 254,036 318 262,360 437 27,060 108 BC' 344,494 574 BCl 0 0 235,722 393 15.57 332 Total 254,036 318 842,576 1,404 27,060 108 15.57 332 ASSUMPTIONS . Vacant lands are parcels with an improvement value of$l,OOO or less. . Redevelopable land is parcels having an improvement valued at less than 50 percent ofland value. . For the Commercial Enterprise (CE) zone (areas previously zoned BP), 25 percent would be developed as industrial, 68 percent as commercial, and seven percent as office. . For the CE zone, 100 percent would be developed as commercial. . No residential development is permitted in the CE zone. . For the BC zone, 75 percent would be developed as commercial and 25 percent as residential. . For the BC zone, residential density is assumed to be equivalent to 22 du's per acre. (Density used is based on six floors verSUS five floors at 18.15 units per acre presently allowed in the BC zone.) . The ratio of one employee per 800 square feet is assumed for industrial uses. . The ratio of one employee per 600 square feet is assumed for retail uses. . The ratio of one employee per 250 square feet is assumed for office uses. Land Use Assumptions Tables Page 2 EXHIBIT P PAGE--3-0F --5- TABLE III COMPARISON OF POTENTIAL ADDITIONAL SQUARE FOOTAGE AND EMPLOYEES Category Existing Zoning Proposed Zoning Difference Additional Additional Additional CommerciallRetail 435,877 727 842,576 1,404 +406,699 +667 sq. ft. employees sq. ft employees sq. ft. employees Office 15,524 62 27,060 108 +11,536 +46 sq. ft. employees sq. ft employees sq. ft. employees Industrial 965,334 1,207 254,036 318 -711,298 -889 sq. ft. employees sq. ft employees sq. ft. employees Multi-family 24.06 425 15.57 332 -8.49 -93 acres units acres units acres units Senior Housing 0.77 9 0 0 -0.77 -9 acres units acres units acres units 1,416,735 1,996 1,123,672 1,830 -293,063 -166 sq. ft. employees sq. ft. . Employees sq. ft. Employees Total 24.83 434 15.57 332 9.26 -102 acres units acres units acres units TABLE IV ASSUMPTIONS FOR DRAINAGE PURPOSES Existing Proposed Difference Comments Zonine Zonine BC Zone - North of South 339lh Street CommerciaVRetail 235,722 sq 235,722 sq ft No difference The majority of this area drains ft in impacts. to Puget Sound via Cold Creek Office o sq ft o sq ft and to Puget Sound via Industrial o sq ft o sq ft Redondo. Multi-Family 15.57 acres 15.57 acres A small portion flows to Kitts Senior Housing 0 0 Comer via the Belmor Regional Pond. BC Zone -South of South 339lh Street CommerciaVRetail 200,155 sq 344,494 sq. Increase in This area drains to the S 356th ft ft. commercial of Regional Pond. This pond 144,339 sq ft currently does not have excess Office 15,524 sq ft o sq ft Decrease in capacity; therefore, any office of 15,524 development, whether under sq ft existing or proposed zoning, Industrial o sq ft o sq ft No difference. would be required to provide on- Multi-Fa.mily 8.49 acres o sq ft Decrease of site detention and water quality 8.49 acres of treatment if the site is built out multi-family under either existing or proposed development zoning, and implementation of Senior Housing o acres o sq ft No difference existing codes are in sufficient to address the added impervious surface. Land Use Assumptions Tables Page 3 PAGE A OF Existing I Proposed Difference Comments .. Zoning Zonjnl! BP Zone CommerciaVRetail o acres 262,360 sq ft Increase in There will be a decrease of commercial of approx. 421,878 sq ft of built 262,360 sq ft space and a decrease of 0.77 Office o acres 27,060 sq ft Increase in acres of housing development; office of27,060 however, the parking sq ft requirements will approximately Industrial 965,334 sq 254,036 sq ft Decrease in triple. The majority of this area ft industrial of drains to the S 356th pond, which 711 ,298 sq ft currently does not have excess Multi-family o acres o acres capacity. There is an area south Senior Housing 0.77 acres o acres Decrease of ofS 3481h and west of Pacific 0.77 acres of Highway, as well as south of S senior housing 356th, which drains to the development Hylebos; however, much of this area is constrained by wetlands. , Furthermore, the majority of area south of S 356th, east of Pacific Highway S is in public ownership and unlikely to develop. The developer would be required to provide on-site detention and water quality treatment if the site built out under either existing or proposed zoning arid implementation of existing codes are in sufficient to address the added impervious surface. EXHIBIT J --'-- TABLE V TRIP GENERATION Time of Day/W eek Land Use Existing Zoning Proposed Zoning Difference Weekday Retail 17,682 27,138 9,456 Office 307 481 174 Industrial 4,884 1,487 -3,397 Multi-Family 2,705 2,146 -559 Senior Housing 31 0 -31 TOTAL 25,609 31,252 5,643 Weekday Moming Peak Hour Retail 379 562 183 Office 43 69 26 Industrial 626 188 -438 Multi-Family 212 166 -46 Senior Housing 1 0 -1 TOTAL 1,261 985 -276 Weekday Evening Peak Hour Retail 1,654 2,556 902 Office 90 105 15 Industrial 557 199 -358 Multi-Family 251 200 -51 Senior Housing 1 0 -1 TOTAL 2,553 3,060 507 Land Use Assumptions Tables Page 4 ::. 5 OF Time of DayfW eek Land Use Existing Zoning Proposed Zoning Difference Saturday Retail 23,359 35,382 12,023 Office 36 62 26 Industrial 1,772 543 -1,229 Multi-Family 2,716 2,121 -595 Senior Housing 23 0 -23 TOTAL 27,906 38,108 10,202 Saturday Peak Hour Retail 2,254 3,459 1,205 Office 6 1 i 5 Industrial 271 71 -200 Multi-Family 193 155 -38 Senior Housing 3 0 -3 TOTAL 2,727 3,696 969 Sunday Retail 11,002 21,267 10,265 Office 15 26 11 Industrial 526 162 -364 Multi-Family 2,627 2,030 -597 Senior Housing 24 0 -24 TOTAL 14,194' 23,485 9,291 Sunday Peak Hour Retail 1,360 2,629 1,269 Office 4 5 1 Industrial 55 14 -41 Multi-Family 217 169 -48 Senior Housing 5 0 -5 TOTAL 1,641 2,817 1,176 EXHIBIT~ i- 1:\2006 Comprehensive Plan\Planning Commission\Land Use Assumptions,doc Land Use Assumptions Tables Page 5 PUget Sound ~ streams .Morainage Basin Boundaries : .. .. Level 2 or 3 FloW contrOl Area ..~ Federal Way CiW umits ~ proposed CE. zoning o proposed BC zoning PIeS" ,.,'e: Neas ","h'" 'he C\'1 o' Federa\ way tnat are not identified as Level 2 or Level 3 floW control areas are considered Level ~ floW contro\ areas. V\cin\ty Map ~ ...J....c /\\ '. \ \...... '/~-- .~.l:'g;1% \ ' r,e~eral\W;Y \' It reity;fiinlt~r,~ ~ \ ,. fA- ~~\ .r.~I\-t.\:J~j \J'.;:,~ = ~ k;: ..:. ~~::-::- -\ ~';}-; i' r-:;pl)h.1\ --- ifP'" 'I' t'1t~i~~r---' v,, - '. i1, ~~~ilt!~T ji' r,* ::<:~ 1__ ;\:;tli%J;~f\ ~. - \1 \ ~11?W'>.1', l} - \ ~-I ;J , _~ V;1.t.:y.\ - \ !~ \ r e~" ~~"~~\ L~~ ~ .k ~-~,.u-..:.;: - ,\-'" ,~(; ~,,_,=r.--' ...-~ ~ FEOE p..L WA [i N CiW of federa\ WaY 33325 8th A\Je 5, pO BOX 9718 federa\ WaY, WA 98063 (253) 835-2558 'IfN'N. dWoffedera\way .com o~5 Miles 1l>iS map is accompanied by NO warranlio' and is simplY a graphiC representation. ~~ ~~ pUget Sound \C\t':/ 01 .federa\ Wa)' proposed aC & CE z.ones and water QuaUW A.ppucat\ons Map e~HlB\T~ Key: t'~GE--1-0f .l-- ,-....""" streams .... Drainage Basin Boundaries .... . A . . Resource Stream pro""""" ",ea ..~ Federal Wa'l CiW limIts ~ proposed CE zoning t:J proposed BC zonin9 \/\c\f\\t'i Map FEOE AL WA -'I t..-i, ./ ~~ I N L Lak _'_ ~,__\J J ..... ,.....-{ - 7 ,- OW of federal wa~ 1\ 33325 8th A\Je S, ~ 1'0 Bm' 9118 N federa\ \NaY, WA 98063 (253) 835-2558 W\J'f'l'J .p\tyoffedera\Way .com o~5 "'lies rhiS map is accompanied by NO ","",n"es and is simplY a graphiC representatIon. \C\ty of federa\ Way pUget sound proposed ae & eE zones\n federal Way eXHlB\TJ- KeY: pJ,GE- · ~Of.L - @ Regional ponds t:::I orainage Q Federal Way City Limits ~ proposed CE zoning o proposed BC zoning Vic\niW Map 'j]. : FEOE AL WA Ci\'i 01 Federal WaY /\ 33325 8th A\Je 5, ~ pO BOX 97'\8 N federal Way, WA 98063 (253) 835-2558 W'I'J'N. c\tyoffedera\Way .com o~5 NIlles 'C l ThiS map is accompanied bY NO "",rrantieS and is simplY a graphiC representatIon. ~ PugetSound Poverty Bay City of Federal Way Transportation & Access & Proposed BC & CE Zoning EXHIBIT -r PAGE 'OF J Key: Park r~~]1 Federal Way City Limits ~ Proposed CE Zoning c:J Proposed BC Zoning Vicinity Map FEDE L WA City of Federal Way 33325 8th Ave 5, PO Box 9718 Federal Way, WA 98063 (253) 835-2558 www.cityoffederalway.com ~ N o I 0.25 I 0.5 Miles I This map is accompanied by NO warranties, and is simply a graphic representation. ~ CITY OF __~ Federal Way STAFF REPORT TO THE PLANNING COMMISSION Planning Commission Public Hearing March 14, 2007 Proposed Text Amendments to Federal Way City Code (FWCC) Chapter 22, "Zoning" Article XI, Division 10, "Business Park"f"Commercial Enterprise" Article XI, Division 7, "Community Business" and Other Related Amendments (File No. 06-105688-00- UP) (Related File Nos. 07-100576-00-SE; 05-103610-00-SE; 05-103609-00-UP) Report prepared by: Lori Michaelson, AICP, Senior Planner TABLE OF CONTENTS I. PURPOSE AND SUMMARY OF PROPOSAL ---------------------------------------------------- 1 II. RELATED COMPREHENSIVE PLAN AMENDMENTS ---------------------------------------- 2 III. PROCED U RAL SUMMA R Y ---------------------------------------------------------------------- 2 IV. OVERVIEW OF PROPOSED AMENDMENTS -------------------------------------------------- 3 T ABLE I - OVERVIEW AND COMPARISON OF ALLOWED USES -------------------~--- 4 TABLE II - OVERVIEW OF KEY SITE DESIGN AND DEVELOPMENT CHANGES ------ 8 V. AMENDMENTS TO BUSINESS PARK (BP)/COMMERCIAL ENTERPRISE (CE) ---------10 TABLE III - PROPOSED CHANGES TO ALLOWED USES --------------------------------11 TABLE IV - PROPOSED CHANGES TO DEVELOPMENT REGULA T10NS---------------12 VI. AMENDMENTS TO COMMUNITY BUSINESS (BC)------------------------------------------16 TABLE V - PROPOSED CHANGES TO USE ZONE CHART ------------------------------16 VII. AMENDMENT TO HOTEL HEIGHT IN CITY CENT~R FRAME (CC-F) ------------------20 VIII. AMENDMENTS TO "DEFINITIONS" ----------------------------------------------------------20 IX. AMENDMENTS TO "COMMUNITY DESIGN GUIDELINES"--------------------------------21 X. AMENDMENTS TO "LANDSCAPING" -------------------------------------------------------- 22 XI. AMENDMENTS TO "OUTDOOR STORAGE" ------------------------------------------------- 23 XII. OTHER RELATED AMENDMENTS---------------------------:.-------------------------------- 23 XIII. NONCONFORMING USE POTENTIAL -------------------------------------------------------- 24 XIV. STAFF ANALYSIS AND RECOMMENDATION ------------------------------------------------ 24 XV. PLANNING COMMISSION ACTION ----------------------------------------------------------- 25 XVI. DECISION AL CRITERIA ------------------------------------------------------:..----------------- 26 XVII. LIST OF EXHIBITS ---------------------------------------------------------------,..-------------- 29 (Note: Not all copies of all staff reports contain all exhibits. Exhibits and other information may be obtained upon request at the City of Federal Way Department of Community Development Services, 33325 8th Avenue South, PO Box 9718, Federal Way, WA 98063-9718) I. PURPOSE AND SUMMARY OF PROPOSAL The proposal is to amend the text of various sections of Federal Way City Code (FWCC), Chapter 22, "Zoning"; principally, the existing zoning districts of "Business Park (BP)" and "Community Business (BC)," along with other related amendments. The principal purpose of the amendments is to address City Council concerns with making zoning more responsive to market conditions favoring retail and other uses, such as the emerging . development in the BC area of South 348th Street along BP boundarIes. The 2005 Federal Way Comprehensive Plan (FWCP) Economic'Development Chapter stated, "There has been no substantive Business Park development since the City's incorporation. This lack of recent Business Park development suggests the influence of market forces outside the City limits, where cheaper land and established industrial parks act as a draw for prospective business park development." In addition, the City has received a high number of requests to rezone BP property, most often to Be. The July 2000 Market Analysis found that between 2000 and 2020, there would be demand for 11 to 13 percent of the available BP zoned land. At that time, the Market Analysis showed 203 acres of vacant land in the BP zone, which equated to a demand for 22 to 26 acres over a 20-year period. Economic forecasts by Puget Sound Regional Council (PSRC) and others also show a significant market shift away from manufacturing an4 toward retail sales and services. Staff presented optional approaches to the amendments to the Land Use/Transportation Committee (LUTC), and the approach preferred by LUTC is reflected in the proposed zoning amendments and related comprehensive plan amendments. The proposed amendments are designed to address emerging markets and development trends, while preserving existing "core" visions and generalized land uses, for the existing BC and BP zones. This includes renaming "Business Park (BP)" to "Commercial Enterprise (CE)"; remapping the boundaries ofthe two zones; revising the mix of allowed uses in accordance with updated visions; and using design and development standards to ensure integration and compatibility between diverse uses and the quality of the built environment. As'a result of comprehensive plan map changes (Exhibit A), CE will encompass all ofthe existing BP-zoned properties, and in addition, the BC-zoned properties lying generally south of South 339th Street (excluding properties that will remain BC under pre-existing zoning agreements). The balance of the BC area, lying generally north of South 339th, will remain BC, with no other boundary changes. The proposed map changes will result in an increase of total BP area, from 253 acres to 456 acres (as CE); and decrease ofBC area, from 467 acres to 260 acres. CE (BP) will contin1,le to be the City's only zone allowing industrial uses, including all previous BP uses. In addition, it is intended to capture the demand for a diverse mix of industrial, office, and retail sales and services, arrayed in well integrated, high quality developments. New proposed uses include retail sales and services, restaurants, offices, day care facilities, vehicle service stations, car washes, truck stops, bulk/big box retail, and adult entertainment. The proposed new uses will respond to emerging markets and integrate well other development, traffic, and employment patterns in this area. Housing is not contemplated for this designation; therefore, senior citizen housing is redirected to other zones. Also, industrial uses are restricted from certain property adjoining residential zones to ensure appropriate separation. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-105688-00-UP / Doc ID 40034 Page 1 Community Business (BC), as updated, will continue to allow a broad mix of uses, including general, specialty, and service retail (including auto-oriented retail); commercial; office; and mixed-use commercial/residential. However, additional emphasis is placed on mixed-use commercial/residential, and incompatible uses, such as truck stops, transfer stations, bulkfbig box retail, and adult entertainment, are redirected to CE and no longer allowed in Be. Key height-related amendments include increasing the "base" (as-of-right) height for hotels/ motels in BC and CE, and correspondingly in CC-F; increasing base and modifiable height for mixed-use residential in BC, and updating the decision criteria for administrative height increases. II. RELATED COMPREHENSIVE PLAN AMENDMENTS (File No. 05-103609-00-UP) The 2006 comprehensive plan amendments will update the comprehensive plan maps, designations, goals, and policies relative to BP/CE and BC; and the zoning amendments will implement the comprehensive plan updates. The comprehensive plan updates are being processed separately but concurrently with the zoning amendments. As noted in Section I, the updated comprehensive plan maps and policies (Exhibit A) continue to acknowledge existing generalized land use patterns, while updating the mix of allowed, uses, to emphasize residential and related uses in BC and to integrate retail and commercial uses into light industrial in BP/CE. (The environmental impacts of the proposed comprehensive plan re-designations and policy changes were analyzed under file number 05-103610-00-SE.) III. PROCEDURAL SUMMARY Date Action July 17,2006 Land Useffransportation Committee (LUTC) ReviewIDirection on Optional Approaches to Amendments November 20, 2006 LUTC ReviewIDirection on Preferred Approach to Amendments December 20,2006 Planning Commission Study Session on Proposed Amendments February 20,2007 Determination of Non significance (DNS) Issued Pursuant to the State Environmental Policy Act (SEP A) March 5, 2007 SEPA Comment Deadline March 14 & 21, 2007 Public Hearing before the Planning Commission March 19, 2007 SEP A appeal deadline Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-J05688-00-UP / Doc ID 40034 Page 2 State Environmental Policy Act (SEPA): As noted above, the City issued a Determination of Nonsignificance (DNS) on the proposed zoning text amendments (and related comprehensive plan amendments) on February 20,2007. No written comments were received by the deadline of March 5, 2007, and the DNS was finalized, subject to the March 19,2007, appeal deadline. Public Notice: Public notices of the City's environmental threshold determinations, and of the March 14, 2007, and March 21, 2007, Planning Commission Public Hearing on the proposed text amendments and related comprehensive plan amendments, were duly prepared, distributed, and posted in the City's official newspaper and notice boards, in accordance with all applicable code requirements. In addition, the notices were mailed to all owners of real property zoned BP or BC, or owners of real property located within 300 feet of such property, and all parties who had requested to be notified. It was also published on the City's website and as a press release (in addition to the official public notice) in the Federal Way Mirror. IV. OVERVIEW OF KEy PROPOSED AMENDMENTS As noted above, in BP/CE, all BP-permitted uses are preserved, except senior citizen housing, and a broad range of retail and commercial uses are added. In BC, all existing uses are preserved except truck stops, transfer stations, bulkJbig box retail, and adulfentertainment. Also proposed in BC is a new use classification and definition ("manufacturing and production, limited") to allow small-scale manufacturing and production operations in conjunction with retail sales, such as custom jewelry making and other custom made arts and crafts.Tables I and II provide a comprehensive overview of the proposed key changes to allowed uses, and key changes to site design and development regulations, respectively, for both the BP/CE and BC zones. Refer to Sections V and VI for additional detail and analysis of zone-specific changes. Also, refer to Section XIII for a discussion of the potential effects of use-related changes on existing development. 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"d ... - .go 5 u ~ In '" .g g .s~ ~:s! g?n U d tCO o ..... o..~ ~"d ].~ .. p 'B~ ~ S x 8 {bv> ;:l d o .S .g'S .....r.;:::: ~o >"d '" co ~ .S o"d '.0 o;j u- o u en .S t}u 'Q::CQ CQ~ ~ s:: <\) ~ "l::! l::: <\) ~ <:::I '1::: <\) i:i ~ ;.... ;.... ~ ..s:: o ~O'> 8~ o to ~o.. 9 u o o 0:. ::> 6 o .;, 00 '" '" o ..0 o 'It ~ u: ~1:lIl l:: '2 o ~ N ("l .... .., 0.. to .J: U U U ~t: w..8.. o .., "'cr!. J1l:::; 5 ~ Er/l '0 l:: 5 .~ E ~ ~'E x E .., 0 t-'U '01:lIl ~ .5 o l:: g-a ....- c..o.. v. AMENDMENTS TO BUSINESS PARK (BP)/COMMERCIAL ENTERPRISE (CE) Exhibit B contains the existing "Use Zone Chart" for Business Park (BP) and the "Use Zone Chart" for Commercial Enterprise (CE), which would replace it. Given the extent ofthe changes, a striketh1ough/underline version of the proposed changes (from BP to CE) was not practical. Instead, the existing BP chart will be repealed in its entirety and replaced with the CE title, related development regulations, and other changes shown on the proposed CE chart. A complete reformatting and reordering of use classifications was necessary to accommodate the new and expanded uses, and various non-substantive changes were incorporated, such as codifying interpretations and addressing errors, conflicts, or redundancies. Tables III and IV describe the proposed changes to allowed uses and the proposed changes to development regulations, respectively, to the BP/CE zone. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-1 05688-00-UP I Doc ID 40034 Page 10 --- ~- u~ __l-. =--~ ~~ z ~ ;;;:s. 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IE. 0 ~ ~ ~ 0 "'eN .po'(;1 ~ u'p ~.~ ~ .... -0 (\,) ~c.<l~ '?'..:t ~ ~ ~ ~ lfl'pc.<l O"Q...... ~",O .~ lfl ~ -0 o p. ~ <.J .~ lfl '0 S ...... o 'i;) '% ~ 'l- 1 I : '" '>) ..."'<:S ~ .- ~ '" '=-.~ = ~ ::t ::t t~ .- '>) ~ .~ ~t - '" "" <.) l::l .c '" I "'<:S.... ... '>) l::l '" ~- l::l "'<:S ... '>) ::t ... .... .- <.) ::t :::. t:r'" '>).... ~~ ~oIl '" .~ ~ ... ~ ~ 6 '6 ~~ \J.oo~ s~ ~~ 0).... 6cJ) '" '" '" 0 6'~ <- '2- ~6 0) 0 \:-,,0 ",oil 11> .S o '" e.% 0-0- VII. AMENDMENT TO HOTEL HEIGHT IN "CITY CENTER-FRAME" (CC-F) Exhibit D shows the above-noted proposed height amendment for hotels in the City Center-Frame (CC-F). The proposal is to increase "base" height for hotels in CC-F from 45 feet to 65 feet, as a "companion" to the above-noted height increase for these uses in BC and CEo No other amendments to the CC-F zone are included in this proposal. The existing code allows director- approved height increases to an unspecified maximum, based on consistency with the comprehensive plan, community design guidelines, and adequate infrastructure. The change is consistent with the comprehensive plan which contemplates the "City Center-Core containing the City's tallest buildings and the City Center-Frame containing transitional heights between the Core and adjacent lower-height areas." (FWCP Chapter 2, Land Use, revised 2006, pg. 11-5). VIII. AMENDMENTS TO "DEFINITIONS" Exhibit E shows the proposed amendments to FWCC Chapter 22, Article I, "Definitions." A description and analysis of the proposed changes is provided below. PROPOSED CHANGES TO FWCC ARTICLE I, DEFINITIONS (SEE EXHIBIT E) PROPOSED TEXT CHANGES RATIONALE/STAFF ANALYSIS [Reposition] "Big Box Retail" to "Retail, big box" Places in proper alphabetical order with other retail definitions. [Amend] "Commercial use means the uses allowed in the commercial zones Expands definition to reflect that and the non-industrial uses permitted in the CE zone and not permitted in any commercial uses are allowed in other zones of the city." CEo "Commercial zones means the BN, BC, CC-C and.CC-F zoning districts." No change. Shown for context only. [Amend] "lndustrial use means theose uses allowed only in the industrial CE Necessitated by definitional and zones as listed in FWCC S22-861 through S22-864. and Rot permitted in any use changes. .. r.'_' " "Industrial-commercial zones means the BF CE zoning district." Reflects zoning changes. [Add] "Manufacturing and vroduction. general. means establishments New definition to avoid confusion engaged in the mechanical or chemical transformation of materials or between this type of substances into new products. including the assembling of component parts. manufacturing and the creation of products. and the blending of materials. such as oils. plastics. "manufacturing and production, resins. or liquors. and is typically carried on for the wholesale market." limited" (defined below). [Add] "Manufacturing and vroduction. limited. means retail establishments New definition/use classification. engaged in small-scale manufacture. production. and on site sales. of custom Will be pennitted in BC, since by goods and products. This classification includes uses such as ceramic studios. definition, its operational candle making shops. custom iewelry manufacturing. woodworking and characteristics and external cabinet making; manufacturing of specialized orthopedic appliances such as impacts are comparable to general artificial limbs or braces. dental appliances such as bridges. dentures. and . retail, and "compatible crowns; production of goods from finished materials such as wood. metal. manufacturing" use is paper. glass. leather. and textiles; and production of specialized food products contemplated in BC in the such as caterers. bakeries. candv stores. microbreweries, and beverage bottlers. comprehensive plan updates. These uses are distinguished from "manufacturing and oroduction. general" uses bv a predominant use of hand tools or domestic mechanical equipment; Note, it will also be pennitted in limited number of employees; limited sales volume; little or no outdoor storage; limited truck deliveries; typical retail hours of operation. and obvious CE under the "Retail, general and retail storefront with public entrance that is in scale with the overall building specialty" category. and oriented to the ril!ht-of-wav. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-1 05688-00-UP I Doc ID 40034 Page 20 (PAGE REVISED 3/14/07 TO CORRECT EXHIBIT REFERENCES AS SHOWN) IX. AMENDMENTS TO "COMMUNITY DESIGN GUIDELINES" Exhibit EE contains the proposed changes to FWCC Chapter 22, Article XIX, "Community Design Guidelines." A description and analysis ofthe proposed changes is provided in A and B, respectively, below. A. DESCRIPTION OF AMENDMENTS (in relevant part) g22-1638(a) Professional office (PO), neighborhood business (BN), and community business (BC). -Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and ~ shall incorporate windows and other methods of articulation. . -Building entrances shall be architecturally emphasized and shall incorporate transparent glass. -Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings. and/or streetscape amenities. in a context-sensitive amount and combination. considering the scale of the retail use(s) and entrance(s) to the overall building or development. and the proximity and access to other existing plaza or streetscape features. .' -Ground-level mirrored or reflective glass is not encouraged allowed adjacent to a public right- of-way or pedestrian area. -If utilized, chain-link fences visible from public rights-of-way or adiacent properties. and not screened by Type I landscaping as defined by Article XVII. shall utilize vinyl-coated mesh 8fld~ powder-coated poles. dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. For residential uses only: -A1l8~ignificant trees shall be retained within a 20-foot perimeter strip around the site shall be retained and/or replaced within the applicable required landscape buffer. - Lighting fixtures shall not exceed 20 feet in height and shall include cutoff shields. +his shall not apply to flublio parks and sohool stadiums and ether oomparable large institutional uses. The maximum height for large institutional uses shall be 30 feet and shall inolude outoff ~. . (b) Office park (OP), corporate park (CP), and business park (BP) commercial enterprise (CE). -Entrance facades shall front on, face. or be clearly recognizable from the right-of-way. -Building entrances shall be architecturallv emphasized and shall incorporate transparent glass. - Buildings '.vith gGround floor entrances to retail sales or services ~ shall major orient entranoes, display windo'.vs and other pedestrian f-eatures to the right of 'Nay te the extent possible incorporate plaza features or furnishings. and/or streetscape amenities. in a context- Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-105688-00-UP / Doc 1D 40034 Page 21 (PAGE REVISED 3/14/07 TO CORRECT EXHIBIT REFERENCES AS SHOWN) sensitive amount and combination, considering the scale of the retail usee s) and entrance( s) to the overall building or development. and proximity and access to other existing plaza or streetscape features. " Ground level mirrored or reflective glass is not encouraged allowed adjacent to a public right-of-way or pedestrian area. "If utilized, chain-link fences visible from public rights-of-way or adiacent properties, and not screened bv Type I landscaping as defined bv Article XVII, shall utilize vinyl-coated mesh, aflEl powder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. S22-1639. Institutional uses. In all zoning districts where such uses are permitted the following shall apply: (7) Lighting fixtures shall not exceed 30 ft. in height and shall include cutoff shields. B. RATIONALE/STAFF ANALYSIS The above noted proposed changes will strengthen, expand, and clarify existing guidelines, relative to the proposed emphasis on residential and pedestrian uses in BC, and the introduction of retail sales, services, and other uses into the pre-existing light industrial uses in CE; and will promote the comprehensive plan vision and policies for these areas by ensuring the quality of development and integration of uses. This includes strengthening the existing guideline for windows in entrance facades (which may include "faux" and display windows); ensuring that entrances to buildings incorporate some form of architectural emphasis, and some amount of transparent glass; strengthening an existing guideline pertaining to ground floor entrances to retail sales and service uses, in order to ensure that these pedestrian oriented uses (in both zones) provide a proportionate level of pedestrian amenities; improving architectural treatment of chain link fencing where visible from rights- of-way; prohibiting rather than discouraging ground level mirrored glass facing rights-of-way or pedestrian areas; clarifying significant tree guidelines consistent with administrative interpretations; and reorganizing and correcting references to institutional uses and related height of light fixtures.) (Contextual note: Under existing code, all institutional uses [defined by code to include schools, churches, colleges, hospitals, parks, governmental facilities and public utilities] are subject to the design guidelines for institutional uses [see entire text of S22-1639], and all mixed-use commercial/residential uses are subject to the design guidelines for mixed use residential buildings in commercial zones [S22-1637]). X. AMENDMENTS TO "LANDSCAPING" Exhibit F G contains the proposed changes to FWCC Chapter 22, Article XVII, "Landscaping." The only substantive change is to ensure that industrial uses (as defined above) receive heavier landscape buffers relative to other (less intensive) uses permitted in the CE zone. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-105688-00-UP I Doc ID 40034 Page 22 (PAGE REVISED 3/14/07 TO CORRECT EXHIBIT REFERENCES AS SHOWN) XI. AMENDMENTS TO "OUTDOOR STORAGE" Exhibit H contains the proposed changes to FWCC Chapter 22, Article XIII, Division 7, Outdoor Activities and Storage, 922-1113 "Commercial and Industrial Uses." The only substantive change is as follows, the purpose of which is to codify a previous outdoor sales-related interpretation. "(6) Outdoor accessory sales area(s) adjacent to the entrance of the primary structure, if such area is fully covered by a pedestrian-height awning, canopy, roof overhang, or similar feature, that is permanently attached to the primary structure; and all of the following criteria are met: (a) the area maintains a five-foot wide unobstructed pedestrian pathway to the building entrance, and in no way blocks any required ingress/egress; (b) sale items are displayed only during normal business hours; (c) no coin-operated vending machines or similar items are displayed; (d) the area complies with subparagraphs (c)(l), (c)(3), and (c)(5), above; and (e) the area complies with all fire, building, and zoning requirements. " XII. OTHER RELATED TEXT AMENDMENTS Exhibit I contains other related amendments, as described and explained in the table below. OTHER RELATED TEXT AMENDMENTS (See Exhibit I) CODE SECTION PROPOSED TEXT CHANGES RATIONALE/STAFF ANALYSIS ~22-696; ~22-721; [Add] a parking ratio for medical and dental office. The As described above, medical/dental ~22-791; ~22-803; proposed ratio will be applied across all office charts in parking has been a concern because they ~ 22-826 all zones. "Medical and dental office: 1 for each 225 SQ. generate a higher parking demand than (Office uses in ft. of gross floor area." general offices. The proposed ratio comes PO, BN, CC-C, from the ITE manual. (No parking change CC-F, and OP). is proposed or required for general office, i.e. 1 stall for each 300 sq. ft. of gross floor area.) ~ 22-555, [Amend] "The following temporary uses may be Necessitated by above-noted changes to Exceptions to conducted in commercial and industrial-commercial definitions. permit... zones, and are exempt from the requirements of this article." ~22-571 , [Amend] (9) Business Park Commercial Enterprise Wfle Reflects name change. Categories enumerated. ~ 22-1133(8) [Amend] "Covered walkways, no more than eight feet Same as above. wide and 10 feet above finished grade and open along the sides, are permitted in required yards in commercial, and office, and indl:lstrial zones. ~ 22-1134 [Correct typo] "For regulations on outdoor uses, Corrects inaccurate code reference. activities and storage, see FWCC 22-lJ.+6 1111 et seq. ~ 22~1526; 22- [Amend] Commercialf and industrial-commercial zones. Same as above 1527; 22-1528. Commercial and industrial-commercial zones Proposed Text Amendments to FWCC Chapter'22, "Zoning" Planning Commission Staff Report File # 06-1 05688-00-UP I Doc ID 40034 Page 23 XIII. NONCONFORMING USE POTENTIAL As a result of the proposed CE zoning, industrial uses would no longer be allowed on property located south of South 356th Street where adjoining a residential zone. One existing business is known to be affected, an existing steel fabrication plant, located south of South 356th Street near SR -161 and an abutting residential zoning. However, this business may continue to operate subject to the nonconformance provisions ofthe code and other applicable regulations. The nonconforming effect is also offset by increased development opportunities for expanded retail and commercial uses available to this (and other CE zoned) property. As noted above, as a result of disallowing senior citizen housing in CE, no existing developments are known to be affected, provided the Mitchell Place senior housing facility is rezoned from BP to multifamily residential, as proposed under the related comprehensive plan amendments. In addition, at this time, there are no known businesses that would be affected by "relocating" adult entertainment uses from BC to CEo Refer to Exhibit J for maps of the area where adult uses could locate under current zoning (Be) and where they could locate under proposed zoning (CE). It should be noted that the above brief analysis does not address potential development-related nonconformances, such as setbacks, height, parking, outdoor storage, fencing, etc. However, in many cases it is expected that such nonconforming development aspects already exist today, and would not be impacted significantly by the code amendments. XIV. STAFF ANALYSIS AND RECOMMENDATION The detailed staff analysis of the zoning text amendments is contained the above report and summarized below. Staff recommends adoption of the amendments as proposed and analyzed. The staff recommendation is also provided in the form of a proposed motion in Section XV, "Planning Commission Action." The zoning changes are consistent with the comprehensive plan amendments by allowing or encouraging those uses and development that foster or promote the comprehensive plan vision for the subject areas, and disallowing or discouraging those that do not. The proposed mix of.uses in the Commercial Enterprise (CE, former BP) zone is consistent with the updated comprehensive plan vision for this zone, by integrating a new mix of retail sales, services, office, and commercial uses into the existing light industrial uses, with other new compatible uses such as bulkfbig box retail, gas stations, day care, truck stops, transfer stations, and adult entertainment. Industrial uses continue to be permitted in CE in appropriate locations. The proposed changes in the Community Business (BC) zone are consistent with the updated comprehensive plan vision for BC, which emphasizes mixed-use commercial-residential and related compatible uses, along with the existing predominant mix of retail sales,' services, office, and commercial-residential mixed use. The mixed-use residential emphasis is supported by increasing height, density, and modifying open space requirements for mixed-use residential; allowing compatible, small-scale manufacturing; and disallowing uses that are incompatible with in mixed-use commercial/residential areas, such as truck stops, transfer stations, bulkfbig box retail, and adult entertainment. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report . File # 06-105688-00-UP / Doc 10 40034 Page 24 In both zoning districts, hotels/motels are afforded a minor height increase to address identified height-related concerns, while a companion height increase for hotels in the City Center Frame (CC-F) will maintain a height advantage for these taller uses to concentrate in the City Center, as contemplated by the comprehensive plan. The proposed changes to height modification criteria, community design guidelines, landscaping, and other design-related standards will help ensure integration and compatibility of uses and the quality of the built environment. XV. PLANNING COMMISSION ACTION FWCC Chapter 22, "Zoning," Article IX, "Process VI Review," establishes a process and decision criteria for review and adoption of proposed amendments to zoning text. Consistent with Process VI review, the role of the Planning Commission is as follows: . 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 of the proposed zoning code text amendments. 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 the proposed text amendments to FWCC Chapter 22, "Zoning," File No. 06-105688-00-UP, as recommended by staff, and contingent upon adoption ofthe related comprehensive plan amendments." .. . or. .. as amended by the Planning Commission as follows......" Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-105688-00-UP / Doc ID 40034 Page 25 XVI. 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 amendinents are consistent with, and will substantially implement, the following key goals and policies contained the updated 2006 Federal Way Comprehensive Plan (FWCP), if adopted: Land Use (Chapter 2, FWCP) LUGl Improve the appearance and function of the built environment. LUP4 Maximize efficiency of the development review process. LUPll Support the continuation of a strong residential community. LUP13 Distribute park and recreational opportunities equitably throughout the City. LUG3 Preserve and protect Federal Way's single-family neighborhoods. '. LUP15 Protect residential areas from impacts of adjacent non-residential uses. LUG6 Transform Community Business areas into vital, attractive,'mixedOuse areas that appeal to pedestrians, motorists, and residents, and enhance the community's Image. LUG4 Provide a wide range of housing types and densities commensurate with the community's needs and preferences. LUP24 Multiple-family residential development should be designed to provide privacy and common open space. Variations in facades and rooflines should be used to add character and interest to multiple-family developments. LUP25 Encourage the establishment of street patterns and amenities that encourage walking, bicycling, and transit use. LUP26 Provide employment and business opportunities by allocating adequate land for commercial, office, and commercial enterprise development: LUP28 Provide for a mix of commercial and residential uses in commercial areas. LUP29 Use Community Design Guidelines to promote common open space, public art, and plazas in commercial and office developments. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-105688-00-UP / Doc ID 40034 Page 26 LUP30 Ensure compatibility between mixed-use developments and residential areas by regulating height, scale, setbacks, and buffers. LUP31 Use Community Design Guidelines to encourage quality design and pedestrian and vehicle circulation in office, commercial, and commercial enterprise developments. LUP32 Use Community Design Guidelines to encourage commercial development to locate along street edge (where deemed appropriate) to provide pedestrian street access. Provide pedestrian access between developments and to transit stations. LUG5 Develop a quality commercial enterprise environment characterized by a viable, vibrant, and attractive mix of commercial, retail, office, industrial development, and supportive services. LUP35 Allow a broad and range of commercial, retail, office, industrial, and supportive uses to meet the needs of workers and consumers in well integrated, well functioning, high quality developments. LUP30 Encourage compatibility between mixed-use developments and residential areas by regulating height, scale; setbacks, and buffers. -" LUP36 Require developm.ent to be compatible and well integrated into its surroundings and adjacent uses through site' and building design and development standards that reduce or eliminate land use conflicts, nuisance impacts, or critical areas impacts; ensure project aesthetics; promote sharing of public facilities and services,~ and improve vehicular and pedestrian traffic flow and safety, including access control and off~street interconnectivity between adjoining properties where feasible. LUP37 Allow general and specialty retail uses that serve the needs of people employed in the local area, as well as "destination" retail and wholesale businesses that may serve a broader consumer base vis-a-vis the area's convenient access to Interstate 5 and Highway 18. LUG6 Transform Community Business areas into vital, attractive, mixed-use areas that appeal to pedestrians, motorists and residents, and enhance the community's image. LUP38 Encourage transformation of the Pacific Highway (SR-99) Community Business corridors into quality retail/commercial mixed use areas, designed to integrate auto, pedestrian, and transit circulation, and to improve traffic flow and safety, including access control and off-street interconnectivity between adjoining properties where feasible. Continue to utilize Community Design Guidelines to ensure quality site and building design and functional and aesthetic compatibility between uses. Integration of pedestrian amenities and open space into retail and office development should also be encouraged. LUP39 Encourage a range of pedestrian-oriented retail, while continuing to accommodate auto-oriented retail, and provide supportive uses to meet the needs of residents and/or employees in the area. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-1 05688-00-UP / Doc ID 40034 Page 27 Economic Development (Chapter 4, FWCP) EDGl The City will emphasize redevelopment that transforms the City from a suburban bedroom community to a full-service community with an urban core. EDG2 The City will encourage concentration of non-residential development into four prImary areas: -High-density mixed-use development in the City Center (31th and 320th, SR-99 to 1-5) -A mix of commercial, office and retail development in the area around 348th and SR-99 and around the 1-5/SR 18 interchanges -High-quality office park development, including corporate headquarters, continued in and around West Campus -High-quality office development, including corporate headquarters in a park-like campus setting east ofI-5 EDP1S The City will continue to utilize design guidelines to enhance the urban environment to retain and attract businesses and residents. ',' 2.' The proposed amendments bear a.substantial relationship to public health, safety, or welfare; The proposed FWCC text amendments will improve the market responsiveness of the Business Park/Commercial Enterprise zone; increase development opportunities for certain uses, including mixed-use commercial/residential in Community Business; retail sales, services, offices and related uses in BP/CE; and hotels-motels in both zones; ensure integration and compatibility of uses through site and building design standards; protect residential uses from incompatible uses; and implement the 2006 comprehensive plan amendments; which will have a direct relationship to public health, safety, and welfare. And 3. The proposed amendment is in the best interest of the residents of the city. The proposed FWCC text amendments will help revitalize the Business Park/Commercial Enterprise area of the City by expanding the mix of allowed uses allowed in CE, beyond those previously allowed in BP, in order to implement the updated vision for this area of the City; by adding a range of retail, office and commercial uses, for which there is ongoing high demand, to the mix of industrial uses for which there is ongoing low demand. It will also promote co-location of housing with commercial development in BC; expand support serVices in employment areas; increase pedestrian uses and amenities; and improve the quality and function of the built environment; which is in the best interest of the residents of the City. Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-1 05688-00-UP / Doc ID 40034 Page 28 XVII. EXHIBITS Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit I: Exhibit J: 2006 Comprehensive Plan Maps, Existing and Proposed; and Updated Designations, Goals, and Policies (in relevant part) Existing "Business Park (BP)" Use Zone Chart and Proposed Commercial Enterprise (CE)" Use Zone Chart Amendments to "Community Business (BC)" Use Zone Chart Amendment to "City Center-Frame (CC-F)" Use Zone Chart Amendments to "Definitions" (in relevant part) Amendments to "Community Design Guidelines" Amendments to "Landscaping" Amendments to "Outdoor Activities and Storage" Other Related Amendments (in relevant part) Maps Showing Allowed Areas for Adult Uses, Existing and Propose .' Proposed Text Amendments to FWCC Chapter 22, "Zoning" Planning Commission Staff Report File # 06-J05688-00-UP / Doc ID 40034 Page 29 Exhibit A 2006 Comprehensive Plan Maps, Existing and Proposed Updated Designations, Goals, and Policies (In Relevant Part) 'Ll. '\f! I \C\tyof Federa\ Wa'j PUget Sound Location of E.xisting Be & BP zones\n federa\way Key: c:J Federal way City Limits . ~ BP zoning . _ BC zoning \/idnity Map City of Federa\ Way 1\ 33325 8th A\Je Sf W pO BoX 9718 N Federa\ Way, WA 98063 (253) 835-2558 www.cityoffedera\Way.com o 0.25 0.5 Miles ~ This map is accompanied by NO warranties, and is simplY a graphiC representation. . "- \ C\ty 01 fe'dera\ Way PUget sound proposed BC& CE .zones\n federal WaV Key: federal Way CiW Limits ~ proposed CE. Zoning ..;k'8 proposed BC Zoning \/\dn\ty Map FEOE A\. wI?- City 01 federal WaY 1\ 33325 8th A\Je 5, ~ pO BOX 9718 N Federa\ Way. WA 98063 (253) 835-2558 WV'f'N. ciWoffedera\\Nay. corn o 0.25 0.5 Mi\es ~ This map Is accompanied by NO .,arranll' and is simplY a graphiC representation. . r /~ ~/ FWCP - Chapter Two, Land Use 2.2 RELATIONSHIP TO OTHER LAND USE CHAP.TERS The land use concept set forth in this chapter is consistent with all FWCP chapters. Internal consistency among the chapters of the FWCP translates into coordinated growth and an efficient use of limited resources. Below is a brief discussion of how the Land Use chapter relates to the other chapters of the FWCP. Economic Development Federal Way's economy is disproportionately divided. Based.on PSRC's ~ 2005 Covered Estimates by jurisdiction,. retail and service industries compose more than +t) 72 percent of Federal Way's employment base. Covered estimates are jobs that are covered by unemployment insurance. Dependence on retail trade sterns primarily from the City's evolution into a regional shopping destination for South King County and northeast Pierce County. Increased regional competition from other retail areas, such' as Tukwila and the Auburn SuperMall, may impact the City's ability to capture future retail dollars. To improve Federal Way's economic outlook, the economic development strategy is to promote a more diverse economy. A diversified economy should achieve a better balance between jobs and housing and supports the City's quality of life. . In conjunction with the Economic Development chapter, this Land Use chapter promotes contemplates the following: . /\ City Center composed of mid rise office buildings, mixed use retail, and housing. A dense. urban-scale. mixed-use City Center. comprised of office. commercial, retail sales. services. entertainment and housing; with the "City Center-Core;' containin~ the City's tallest buildings and the "City Center-Frame" containing transitional heights between the Core and adiacent lo'wer-height areas. . Business Park Commercial Enterprise development in the SO\:1th 3181ll Street area generally west ofthe 1-5/SR-18 interchange. east of 9th A venue South. south of South 3391h Street and north of South 3591h Street, composed of a compatible mix of light industrial. commercial. retail sales. and service uses. . Community Business development in the South 318111 Street area and around'the I 5/South 3201ll and I 5/SR 18 interchanges generally along the SR-99 corridor, north and south of the City Center. in proximity to residential areas. composed of a broad range of retail sales and service uses, commercial.. and housing, . Continued development of West Campus. . Continued development of East Campus (Weyerhaeuser Corporate and Office Park properties). Revised :!OOJ 2006 11.5 FWCP - Chapter Two. Land Use community's character and appearance. More recently. the city has ~iven staff direction to research innovative types of housing such as zero lot-line townhouse development and small lot single-family housing in the multiple-family zoning districts. Goal LUG4 Provide a wide range ofhousing types and densities commensurate with the community's needs and preferences. Polides LUP21 Allow and encourage a variety of multiple-family housing types in designated commercial areas, especially in the City Center Core and City Center Frame areas. LUP22 Use design and performance standards for multiple-family developments to achieve integration in commercial developments. Performance standards should focus on scale, appearance, and compatibility. . LUP23 Support multiple-family development with transportation and capital facilities improvements. LUP24 Multiple-family residential development should be designed to provide privacy and common open space. Variations in facades and rooflines should be used to add character and interest to multiple-family developments. LUP25 Encourage the establishment of street patterns and amenities that encourage walking, bicycling, and transit use. Commercial Designations Existing commercial areas are auto-oriented and characterized by one-story low intensity development. In the future, these areas will become more intensively developed and pedestrian oriented, and in some designations, accommodate housing. Transforming existing areas into places where people want to live, shop, and work requires changes. Commercial areas should contain street furniture, trees, pedestrian shelters, well marked crosswalks, and buildings oriented to and along the street to provide interest and allow easy pedestrian access. General Policies for Commercial, Office, and Business Park Commercial Enterprise The following general policies apply to all commercial, office, and business park . commercial enterprise designations. In some instances, specific goals and policies may follow a specific land use designation Revised 200J 2006 11-20 FWCP - Chapter Two, land Use Policies LUP26 Provide employment and business opportunities by allocating adequate land for commercial, o:tfic~, and business park commercial enterprise development. LUP27 Encourage development 'of regional uses in the City Center. LUP28 Provide for a mix of commercial and residential uses in commercial areas. LUP29 Use Community Design Guidelines to promote common open space, public art, and plazas in commercial and office developments. LUP30 Ensure compatibility between mixed-use developments and residential areas by regulating height, scale, setbacks, and buffers. LUP31 Use Community Design Guidelines to encourage quality design and pedestrian and vehicle circulation in office, commercial, and business park commercial enterprise developments. LUP32 Use Community Design Guidelines to encourage commercial development to locate along street edge (where deemed appropriate) to provide pedestrian street access. Provide pedestrian access between developments and to transit stations. LUP33 Identify and designate streets where on-street parking can be safely provided without unduly slowing traffic flow or jeopardizing traffic safety. LUP34 Provide developer incentives for inclusion of housing in commercial projects. Business Par.lc. Commercial Enterprise The Business Park designation encompasses the uses found in areas where large undeveloped and underdeveloped parcels, having convenient access to Interstate 5 and Highway 18, provide a natural location for business parle development. The Business Park designation is intended to capture the demand for higherqualit)', mixed use business parks whieh permit a mixture of light manufacturing, warehouse/distribution, office, and limited retail uses to serve the immediate needs in the area. In the past few years, the City has observed a marked incTas6 in requests to change parcels from the Business Park designation to another comprehensive plan designation. ,A.S a result, the City should explore potential changes to the allo\'Jable mix of uses in the Business Park zone in order to meet changing market conditions. The Commercial Enterprise (CE) designation was developed from the former Business Park (BP) designation in order to meet changing market conditions. as indicated by City market studies and by numerous rezone requests. The CE designation is intended to . capture the demand for a diverse mix of industrial. office. and retail sales and services. arrayed in well integrated. high Quality developments. Housing is not contemplated for Revised :!003 2006 11-21 FWCP,... Chapter Two, land Use this designation, as it is incompatible with the "predominant uses and character of the area, i.e., bulk and big box retail, manufacturing, warehousing, and related impacts such as . building bulk and scale, oversized commercial vehicle traffic, and outdoor storage. The CE designation encompasses areas located generally south of South 339th Street, north of South 359th Street, and west of the Interstate-5/SR-18 interchange. It includes all of the former BP-designated properties, and some former BC-designated properties. Presently, these areas are characterized by bulk and big box retailers such as Cost co and Home Depot; emerging "destination" retail/commercial centers such as Federal Way Crossings and Marketplace; and light manufacturing and warehouse uses; whose convenient access to Interstate-5 and Highway 18 provide a natural location for such development. The area also includes some large undeveloped and underdevelo"ped parcels. Goal LUGS Develop a quality busincss park commercial entervrise environment IhtH supports surrounding commcFcialarcas. characterized bv a viable. vibrant. and attractive mix of conwiercial. retail. office. industrial development, and supportive services. Policies LUP35 Encourage quality, mixed use development for office, manufaoturing, and distribution center. Allow a broad and range of commercial, retail, office, industrial, and supportive uses to meet the needs of workers and consumers in well integrated, well functioning, high quality developments. LUP36 Develop business paries that fit into their Require development to be compatible and well integrated into its surroundings and adiacent uses by grouping similar industries in order to through site and building design and development standards that reduce or eliminate land use conflicts, nuisance impacts, or critical areas impacts; ensure proiect aesthetics; and allow promote sharing of public facilities and services;; and improve vehicular and pedestrian traffic flow and safety, including access control and off-street interconnectivity between ad10ining properties where feasible. LUP37 :bffi:lit Allow general and specialty retail uses to those that serve the needs of people employed in the local area~ ,as well as "destination" retail and wholesale businesses that may serve a broader consumer base vis-a-vis the area's convenient access to Interstate 5 and Highway 18. Commercial City Center Core The intent of establishing the City Center Core is to create. a higher density, mixed-use designation where office, retail, government uses, and residential uses are concentrated. Revised 2QW 2006 11-22 FWCP - Chapter Two. Land Use Other uses such as cultural/civic facilities, community services, and housing will be highly encouraged. City Center Frame The City Center Frame designation will have a look and feel similar to the Core and will provide a zone ofles's dense, mixed-use development physically surrounding a portion of the City Center Core. Together, they are meant to complement each other to create a "downtown" area. A more detailed description, along with goals and policies regarding the City Center Core and Frame, can be found in the City Center chapter. Community Business The Community Business designation encompasses two major retail ~eas of the City along the SR 99 eorrioor. It covers the "strip" retail areas along SR 99 and the large "bulk" retail area found near the South 348111 Street area, approximately between SR 99 and I 5. Community B1:isiness allows a large range of uses and is the City's.1argest retail designation in terms of area. The Community Business designation generally runs along both sides of SR 99 from SmIth 272fHl to South 348111. /'. wide range of development types, appearance, ages, function, and scale can be found along SR 99. Older, single story developments provide excellent opportunities for redevelopment. It may be appropriate to eJltend the Community Business designation to areas adjacent to the I 5/South 320lll-aOO-I- 5/SR 18 interchanges as part of the initial adoption of the P AA Subarea Plan or as part of the annual comprehensive plan amendment process. Due in part to convenient aooess and available land, the South 3181ll Street area has become a preferred location for large bulk retailers such as Eagle Hard\vare, Home Depot, and Costeo. Due to the size of these faoilities, the challenge will be to develop these uses into well funotioning, aestheticallypleLising retail environments. To create retail areas that are aesthetically and funotionally attractive, revised development standards, applied through Community Business zoning and Community Design Guidelines, address design quality, mixed use, and the integration of auto, pedestrian, and transit circulation. Site design, modulation, and setbaok requirements are also addressed. Through regulations in the Community Business land use ehart, the size and seale of hotels, motels, and offiee uses have been lirmted in scale so as not to oompete with the City Center. The Community Business designation encompasses two major retail/commerc1al areas along the SR-99 corridor. including the segment between South 272nd Street and South 31ih Street. and the segment between South 324th Street and approximately South 339th Street. Presently. these areas are characterized by a wide range of development tyPes and appearances, including older, single-story developments that provide excellent redevelopment opportunities. This designation also includes the property located at the northwest comer of 151 A venue South and SW Campus Drive. which is subject to a concomitant development agreement. The Community Business designation allows a broad mix of uses. including general. specialty. and service retail; commercial; office; mixed-use residential; compatible light Revised :1OOJ 2006 11-23 FWCP - Chapter Two, land Use manufacturing: and supportive uses. This designation envisions low-rise to mid-rise, high quality development that includes a vibrant and compatible mix of well integrated and designed pedestrian-oriented and auto-oriented uses. Goal LUG6 Transform Community Business areas into vital, attractive, mixed-use areas that appeal to pedestrians.. tf1ffi motorists and residents. and enhance the community's image. Policies LUP38 Encourage transformation of the Pacific Highway (SR-99) Community Business corridor~ into a quality retail/commercial mixed use area~7> Retail development along the corridor, exclusive of the City Center, should be designed to integrate auto, pedestrian, and transit circulation.,., and to improve traffic flow and safety, including access control and off-street interconnectivitv between adjoining properties where feasible. Continue to utilize Community Design Guidelines to ensure quality site and building design.and functional and aesthetic compatibility between uses. integration of ~ pedestrian amenities and open space into retail and office development should also be encouraged. LUP39 Encourage auto oriented large bulk retailers to locate in the South 31811i-Street Community Business area. Encourage a range of pedestrian-oriented retail. while continuing to accommodate auto-oriented retail. and provide supportive uses to meet the needs of residents and/or employees in the area. Neighborhood Business There are a dozen 14 various sized nodes of Neighborhood Business located throughout the City. These nodes are areas that have historically providea retail and/or services to adjacent residential areas. The FWCP recognizes the importance of architectural and site design guidelines to provide compatibility between neighborhood business areas and firmly fixed boundaries to prevent commercial intrusion into adjacent neighborhoods. Neighborhood Business areas are intended to provide convenient goods (e.g., groceries and hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and neighborhood scale close to adjacent residential uses. Developments combining residential and commercial uses provide a convenient living environment within these nodes. In the future, attention should be given to design features that enhance the appearance or function of these areas. Improvements may include sidewalks, open space and street trees, and parking either on street or oriented away from the street edge. The function of neighborhood business areas can also be enhanced by safe pedestrian, bicycle, and transit connections to surrounding neighborhoods. The need to address expansion or intensification may occur in the future depending on population growth. Future neighborhood business locations should be carefully chosen and sized to meet the needs of adjacent residential areas. . . Revised 200J 2006 11-24 Exhibit B Existing "Business Park (BP)" Use Zone Chart And Proposed "Commercial Enterprise (CE)" Use Zone Chart Federal Way City Code /: ( !: 0 'J:! u ~ CI) CI} :s c ..... "E .a ..... ~ CI} CI} B 0 !: "c:l ~ CI} c 0 'J:! --. 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G q r;- "" ..,; """ '" - '" J:, o 6 -z. ~ o d" ~ ~ ~ - ~ ~ ~ ~ ~~ ~ (U'-- ..- ~~ ~ ::~ ~ .~ -: :S~ -i ~'i -d ~~" 0 r\ 'i a)""O r.., ~e ~'g. ~ ~e ~ s ~ <:5 ~:.o ~ ~~..b 'CeO> ~ $a <5 .;;;'.. -z. ~:g .0 "50 0 ........ r--- h ;;; 0;- ~ .;. $ ~ ~ ~ """ <:5 ~ - ~ <3' 6 -z. ~ (5 <5 0;- <;:; ~ :g t .~ -.; ~ '0 ~ '" j'I 'I! .% .~ '" ~ c l ( , ',j; .'a .~ oQ ~ if' ~ .~ ('l ~ ~ ~ .g ~ ~ ~..oo":d g ~~~~~ 0 ~~~~~ ~ ~ \ \ , \ --d cp ~ :D ~ ~ Q, :::.~r;~~ ~t;:\~~M "'o/./- i!U' </,f. <.> \ ~ \ Exhibit E Amendments to "Definitions" (In Relevant Part) FEDERAL WAY CITY CODE (FWCC) Chapter 22. Zoning "Definitions" (In Relevant Part) I I 22-1 Definitions. Big be-x retail Retail. big box means large-scale retail that occupies more than 50,000 square feet and derives their profit from high sales volumes. Commercial use means the uses allowed in the commercial zones and the non-industrial uses permitted in the commercial enterprise zone and not permitted in any other zones of the city. Industrial use~ means theose uses allowed only in the industrial CE zones as listed in FWCC &22-861 through &22-864 and not permitted in any other zones of the city. Industrial-commercial zones means the BP CE zoning district. Manufacturing and production. general, means establishments engaged in the mechanical or chemical "transformation of materials or substances into new products. including the assembling of component parts. the creation of products, and the blending of materials. such as oils. plastics. resins. or liquors. and is typically carried on for the wholesale market. Manufacturing and production. limited. means retail establishments engaged in small-scale manufacture. production, and on site sales' of custom goods and products. This classification includes'uses . su~h as ceramic studios; candle making shops; custom iewelry manufacturing; woodworking and cabinet making; manufacturing of specialized orthopedic appliances such as artificial limbs or braces; dental . appliances such as bridges. dentures. and crowns; production of goods from finished materials such as wood. metal. paper. glass, leather. and textiles; and production of specialized food products such as. caterers. bakeries. candy stores. microbreweries. and beverage bottlers. These uses are distinguished from. "manufacturing and production. general" uses by a predominant use of hand tools or domestic mechanical equipment, limited number of employees. limited sales volume, little or no outdoor storage. limited truck deliveries. typical retail hours of operation. and obvious retail storefront with a public entrance that is in scale with the overall building and oriented to the right-of-way. (Ord. No. 90-43, ~ 2(3.10), 2-27-90; Ord. No. 90-51, ~~ 1,2,3-27-90; Ord. No. 91-87, ~~ 2 - 4,2-5-91; Ord. No. 91-92, ~ 4, 4-16-91; Ord. No. 91-100, ~ 4, 6-4-91; Ord. No. 91-105, ~ 3, 8-20-91; Ord. No. 91-113, ~ 3, 12-3- 91; Ord. No. 94-223 ~ 3(A), 10-18-94; Ord. No. 95-245, ~ 3(A), 11-21-95; Ord. No. 96-269, ~ 3, 6-18-96; Ord. No. 96-270, ~ 3(A), 7-2-96; Ord. No. 97-295, ~ 3, 5-20-97; Ord. No. 97-291, ~ 3,4-1-97; Ord. No. 97-296, ~ 3, 6-17-97; Ord. No. 97-300, ~ 3, 9-16-97; Ord. No. 97-307, ~ 3, 12-16-97; Ord. No. 99-337, ~ 2, 3-2-99; Ord. No. 99-348, ~ 2, 9-7-99; Ord. No. 99-353, ~ 3,11-16-99; Ord. No. 99-357, ~ 3,12-7-99; Ord. No. 00-363, ~ 2,1-4-00; Ord. No. 01- 385, ~ 3, 4-3-01; Ord. No. 02-424, ~ 3, 9-17-02; Ord. No. 03-443, ~ 3, 5-20-03; Ord. No. 04-457, ~ 3, 2-3-04; Ord. No. 04-468, ~ 3, 11-16-04; Ord. No. 05-506, ~ 3, 10-18-05; Ord. No. 06-515, ~ 3,2-7-06; Ord. No. 06-533, ~ 5(Exh. A), 9-19-06) File #06-105688-00-UP FWCC, Section 22-1, Definitions in Relevant Part Doc 1D 40056 Page 1 Exhibit F Amendments to "Community Design Guidelines" FEDERAL WAY CITY CODE (FWCC) 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: (I) 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 of the 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: I. 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: I. The greater the risk of being seen, challenged, or caught, the less likely they are to commit a crime. File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc 10 40054 Page I 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, S 3, 7-2-96; Ord. No. 99-333, S 3, ]-19-99; Ord. No. 00-382, S 3, ]-16-01; Ord. No. 03-443, S 3,5-20-03; Ord. No. 06-515, S 3, 2-7-06) 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, S 3, 7-2-96; Ord. No. 97-29], S 3,4-1-97; Ord. No. 99-333, S 3, ]-19-99; Ord. No. 00-382, S 3, ]- 16-01; Ord. No. 03-443, S 3, 5-20-03; Ord. No. 06-515, S 3, 2-7-06) 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 determined 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, S 3, 7-2-96; Ord. No. 97-291, S 3,4-1-97; Ord. No. 99-333, S 3, 1-19-99; Ord. No. 00-382, S 3, 1-16-01; Ord. No. 03-443, S 3, 5-20- 03; Ord. No. 06-515, S 3, 2-7-06) 22-1633 Definitions. (1) Active use(s) 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 running 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 area, 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. (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 furnishings include special paving, landscaping, pedestrian-scale lighting, seating areas, weather protection, water features, art, trash receptacles, and bicycle racks. File #06- I 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 2 (9) Public on-site open space means a passive 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, plazas, entrance lobbies, arboretums, solariums, and bandstands, or an approved combination thereof, and may contain exterior and/or interior spaces. Such areas shall be easily accessible from adjacent public areas and available to the public at least 12 hours each weekday. Public on-site open space may be privately owned, but must be permanently set aside and maintained for the use and benefit of the public. (10) Right-of-way 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 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 landscaping, street furniture, artwork, transit stops, and the architectural quality of street-facing building facades. (13) Streetscape amenities, as used in this article, means pedestrian-oriented features and furnishings within the streetscape, such as bench seats or sitting walls, weather protection, water features, art, transit stops with seating, architectural facade treatments, garden space associated with residences, pedestrian- scale lighting, landscaping that does not block views from the street or adjacent buildings, special paving, kiosks, trellises, trash receptacles, and bike racks. (14) Surface parking lot means an off-street, ground level open area, usually improved, for the temporary storage of motor vehicles. (15) 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 pond. The purpose is to serve as a focal point for pedestrian activity. (Ord. No. 96-271, ~ 3, 7-2- 96; Ord. No. 99-333, 9 3, 1-19-99; Ord. No. 00-382,93, 1-16-01; Ord. No. 03-443, ~ 3, 5"20-03; Ord. No. 06-515, 93,2-7-06) 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.- (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. File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 3 (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 22-1635(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 t6 landscaping, planters, and decorative grilles and screens. . (7) Security grilles for parking structures shall be architecturally consistent with and integrated with the overall design. Chain-link fencing is not permitted for garage security fencing. (8) See FWCC 22-1638(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. File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 4 (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. (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. (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. (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 biofiltration swales) should not be the dominant element of the front landscape area. When these must be 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. Lighting 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,r File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 5 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, S 3, 7-2-96; Ord. No. 99-333, S 3,1-19-99; Ord. No. 00-382, S 3,1-16-01; Ord. No. 03-443, S 3, 5-20-03; Ord. No. 06-515, S 3, 2-7- 06) 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. (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). (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, La~dscaping, may use facade modulation as the sole option under this section. Options used under this section shall be Incorporated 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 22-163 8( 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. (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 toa 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. (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 of the facade using this option. (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. (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) of this section. (2) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWCC 22-1564(u) and subsection (c)(I) ofthis section: File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 6 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 planning 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-l638(c) for supplemental guidelines. (Ord. No.96-271, S 3, 7-2-96; Ord. No. 99-333, S 3,1-19-99; Ord. No. 00-382, S 3,1-16-01; Ord. No. 03-443, S 3, 5-20-03; Ord. No. 06-515, S 3, 2-7-06) 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 incorporated into the street-oriented facade. (2) Plazas, public open spaces and entries _ should be lo~ated at street corners to optimize pedestrian access and use. (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, S 3,7-2-96; Ord. No. 99-333, S 3, 1-19-99; Ord. No. 00-382, S 3, 1-16-01; Ord. No. 03-443, S 3, 5-20- 03; Ord. No. 06-515, S3, 2-7"06) 22-1637 Mixed-use residential buildings in commercial zoning districts. _ Facades of mixed-use buildings that front a public right-of-way shall meet the following guidelines: (1) Residential component(s) shall contain residential design features and details, such as individual windows with window trim, balconies or decks in upper stories, bay windows that extend out from the building face, upper story setbacks from the building face, gabled roof forms, canopies, overhangs, and a variety of materials, colors, and textures. (2) Commercial component(s) shall contain individual or common ground-level entrances to adjacent public sidewalks. (3) Commercial and residential components may have different architectural expressions, but the facade shall exhibit a number of unifying elements to produce the effect of an integrated project. (4) If parking occupies the ground level, see FWCC 22-1634( c). (5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. (Ord. No. 96-271, S 3, 7-2-96; Ord. No. 99-333, S 3, 1- 19-99; Ord. No. 00-382, S 3,1-16-01; Ord. No. 03-443, S 3, 5-20-03; Ord. No. 06-515, S 3,2-7-06) 22-1638 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 7 (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 sflelli6 shall incorporate windows and other methods of articulation. (3) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. (4) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context-sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and access to other existing plaza or streetscape features. ~ ill Ground-level mirrored or reflective glass is not encouraged allowed adjacent to a public right-of-way or pedestrian area. ~ @ If utilized, chain-link fences visible from public rights-of-way or adiacent properties, and not screened bv Type I landscaping as defined bv Article XVII, shall utilize vinyl-coated mesh and powder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. . For residential uses only: tB ill All 8~ignificant trees shall be retained within a 20-foot perimeter strip around site shall be retained and/or replaced within the applicable required landscape buffer. (61!ID Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. . f+j (2} Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. f81 Q.Q}Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. f91 Ql) Lighting fixtures should not exceed 20 feet in height and 'shall include cutoff shields. +ffis shall not apply to public parks and school stadiums and other comparable large iRstitutienal uses. The maximum height for large institutional uses shall be 30 feet and shall include cutoff shields. fW1.Ql} 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. fH-j (lJ} Common recreational spaces shall be located and arranged so that windows overlook them. fh!1 (H} 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. . fH1 @ 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. fl4) (lQ} Carports and garages in front yards should be discouraged. fl-B (U) The longest dimension of any building facade shall not exceed 120 feet. Buildings on the same site may be connected by covered pedestrian walkways. fl-6f LlID 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. File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 8 (-l-71 Q.2) Residential design features, including but not limited to entry potches, 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. (+&j (20) Subsection (a)(13) of this section shall apply to self-service storage facilities. (b) Office park (OP), corporate park(CP), and business park (BP) commercial enterprise (CE). (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 22-1 634(d). (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-wav. (3) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. ~ ill Buildings with gQround floor entrances to retail sales or services sfleW6 shall eReflt major entrances, display windo'.vs and other pedestrian features to the right of '.vay to the extent possible incorporate plaza features or furnishings, and/or streetscape amenities, in a context-sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and proximity and access to other existing plaza or streets cape features. W ill Ground-level mirrored or reflective glass is not encol:lfaged allowed adjacent to a public right-of-way or pe4estrian area. (41 {Q} If utilized, chain-link fences visible from public rights-of-way or adiacent properties, and not screened bv Tvpe I landscaping as defined bv Article XVII, shall utilize vinyl-coated mesh~ aflEl powder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid, pattern. For non-single-family residential uses only: W ill Subsections (a)(5) through (a)(17) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame 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. Therefore, parking shall be located behind building(s), with building(s) located between rights-of- way and the parking area(s), or in structured parking, and any parking located along a right-of-way is subject to the following criteria: a. In the city center core, surface parking and driving areas may not occupy more than 25 percent of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. b. In the city center frame, surface parking and driving areas may not occupy more than 40 percent of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. c. A greater amount of parking and driving area than is specified in subsections (c)(I)(a) and (b) of this section may be located along other rights-of-way; provided, that the parking is not the predominant use along such right-of-way, as determined by the director. (2) Principal entrance facades shall front on, face, or be clearly recognizable from the right-of- way, and/or from the principal pedestrian right-of-way, as determined by the director, for projects exposed to more than one right-of-way. (3) Building facades shall incorporate a combination of facade treatment options as listed in SS 22-1635(b) and 22-1635( c )(2), to a degree that is appropriate to the building size, scale, design, and site context, and according to the following guidelines: a. Principal facades containing a major entrance, or located along a right-of-way, or clearly visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian-oriented architectural treatments, including distinctive and prominent entrance features; transparent glass such as File #06- I 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc 10 40054 Page 9 windows, doors, or window displays in and adjacent to major entrances; structural modulation where appropriate to break down building bulk and scale; modulated roof lines, forms, and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities. At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. 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 views to the building or across the site. Foundation landscaping may be used to enhance but not replace architectural treatments. b. Secondary facades not containing a major building entrance, or located along a right- of-way, or clearly visible from a right-of-way or public sidewalk, may incorporate facade treatments that are less pedestrian-oriented than in subsection (c )(3)(a) of this section, such as a combination of structural modulation, architectural articulation, and foundation landscaping. c. Principal facades of single-story buildings with more than 16,000 sq. f1. of gross ground floor area shall emphasize facade treatments that reduce the overall 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 projecting, offset rooflines, and/or a major pedestrian plaza adjacent to the entrance. (4) Pedestrian pathways shall be provided from rights-of-way, 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, pedestrian access shall be provided from both rights-of-way, or from the right-of-way nearest to the principal building entrance. Multiple-tenant complexes shall provide pedestrian walkways connecting all major business entrances on the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall.be integrated with the landscape plan. Principal cross-site pedestrian pathways shall have a minimum clear width of six: feet in the city center frame, and a minimum clear width of eight feet in the city center core, and shall be protected from abutting parking and vehicular circulation areas with landscaping. (5) Drive-through facilities and stacking lanes shall not be located along, or in conjunction with, a building facade that faces or is clearly visible from a right-of-way, public sidewalk, or pedestrian plaza. Such facilities shall be located along other, secondary facades, as determined by the director, and shall meet the separation, screening, and design standards listed in ~ 22-I634(g)(2)(b), (c), and (d). (6) 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 I5-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. (7) Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22-I635(c)(I). (8) When curtain wall glass and steel systems are used to enclose a building, the gl;azing panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or pedestrian area. (9) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. (10) For residential uses, subsections (a)(6) through (a)(9); (a)(1I); (a)(12); (a)(I4); (a)(16); and (a)(17) of this section shall apply. (d) For all residential zones. (1) Nonresidential uses. Subsections (a)(5) through (a)(10) 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; Ord. No. 05-506, ~ 3,10-18-05; Ord. No. 06-515, ~ 3,2-7-06) File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc 1D 40054 Page 10 22-1639 Institutional uses. In all zoning districts where such uses are permitted the following shall apply: (I) FWCC 22-1634, 22-1635 and 22-1636. (2) FWCC 22-1638(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 22-1635(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 of the subject facade, using FWCC 22-1635(b) and" subsection (a)(3) of this 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, right-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 22-1638(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 corridors, and connectivity to adjacent habitats. (7) Lighting fixtures shall not exceed 30 ft. in height and shall include cutoff shields. (Ord. No. 03-443, ~ 3, 5-20"03; Ord. No. 06-515, ~ 3,2-7-06) 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 Article XI, Division 8, of this chapter. All open space proposed under this section shall meet the definition of public on-site open space as set forth in this article and all of the following criteria: (I) The total minimum amount of open space that shall be provided in exchange for bonus height is equal to 2.5 percent of the "bonus" floor area, in gross square feet; provided, that the total open space area shall not be less than 500 square feet. (2) The open space may be arranged in more than one piece if appropriate to the site context, as determined by the director. (3) The open space shall abut on, or be clearly visible and accessible from, a public right-of-way or pedestrian pathway. File #06-105688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc 10 40054 Page I) (4) The open space shall be bordered on at least one side by, or be readily accessible from, structure(s) with entries to retail, office, housing, civic/public uses, or another public open space. (5) The open space shall not be located on asphalt or gravel pavement, or be adjacent to unscreened parking lots, chain link fences, or on-site blank walls, and may not be used for parking, loading, or vehicular access. (6) The open space shall be sufficiently designed and appointed to serve as a major focal point and public gathering place. It shall include a significant number of pedestrian-oriented features, furnishings, and amenities typically found in plazas and streetscapes, and as defined in this article, SUCh as seating or sitting walls, lighting, weather protection, special paving, landscaping, trash receptacles, and bicycle racks. In addition, the open space(s) should provide one or more significant visual or functional amenity such as a water feature, artwork, or public restroom, and should allow for active uses such as vending, farmers' markets, live performing arts space, and art shows. (Ord. No. 96-271, S 3, 7-2-96; Ord. No. 99-333, S 3,1-19-99; Ord. No. 00-382, S 3,1-16-01; Ord. No. 03-443, S 3, 5-20-03; Ord. No. 06-515, S 3,2-7-06) ~ , 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. (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 minimum. 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 oWher occupancy. (Ord. No. 01-381, S 3, 1-16-01; Ord. No. 03-443, S 3, 5-20-03) 22-1642 - 22-1650 Reserved. File #06-1 05688-00-UP FWCC, Chapter 22, Article XIX, Community Design Guidelines Doc ID 40054 Page 12 Exhibit G Amendments to . "Landscaping" FEDERAL WAY CITY CODE (FWCC) Chapter 22. Zoning Article XVII. Landscaping Sections: 22-1561 Purpose. 22-1562 Applicability. 22-1563 Landscape plan approval. 22-1564 General landscaping requirements - All zones. 22-1565 Landscaping types. 22-1566 Landscaping requirements by zoning district. 22-1567 Parking lot landscaping. 22-1568 Significant trees. 22-1569 Performance and maintenance standards. 22-1570 Modification options. 22-1571 - 22-1595 Reserved. 22-1561 Purpose. The purpose of this article is to: (1) Provide minimum standards for landscaping in order to maintain and protect property values and to enhance th~ general appearance of the city. (2) Encourage creative landscaping designs that utilize native vegetative species, drought tolerant species, and retain natural vegetation, in order to reduce the impact of development on the water resources of the city. . (3) Respond to state-level mandates for action in such areas as water conservation, energy conse:rvation, enhancement of water quality, and improvement of air quality. (4) Reflect current city planning goals, urban design standards, and ecological awareness. (5) Provide an appropriate amount and quality oflandscaping related to all land use in the city. (6) Establish a minimum level of regulation that reflects the purposes of this chapter. (7) Provide for design flexibility. (8) Retain significant trees, a valuable natural resource of the community. (9) Recognize the unique qualities embodied in public facilities by providing for a reasonable degree of flexibility in structure while protecting adjacent uses. (Ord. No. 93-170, ~ 4, 4-20-93; Ord. No. 01-390, ~ 3, 6-5- 01) 22-1562 Applicability. This article shall apply to all development applications in the city, with the exception of individual single- family residential lots which shall only comply with the requirements ofFWCC 22-1568, Significant Trees, for preservation of significant trees. (Ord. No. 93-170, ~ 4, 4-20-93) 22-1563 Landscape plan approval. (a) No permit shall be issued to erect, construct or undertake any development project without prior approval of a landscape plan by the department of community development. (b) Required landscape plans for all projects that are subject to the site plan review process as set forth in Article V of this chapter shall be prepared by a Washington State licensed landscape architect. (Ord. No. 93-170, ~ 4, 4-20-93) File #06-1 05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page] 22-1564 General.landscaping requirements - All zones. (a) All portions Qf a lot not used for buildings, future buildings, parking, storage or accessory uses, and proposed landscaped areas shall be retained in a "native" or predeveloped state. The department of community development may allow or require supplemental plantings in these areas, pursuant to the provisions of this chapter. (b) All outside storage areas shall be fully screened by Type I landscaping a minimum of five feet in width, as described in FWCC 22-1565(a), unless determined by the community development review committee (CDRC) that such screening is not necessary because stored materials are not visually obtrusive. (c) Slopes in areas that have been landscaped with lawn shall generally be a 3:1 ratio or less, width to height, to assist in maintenance and to allow irrigation systems to function efficiently. In other areas of plantings, a slope of up to a 2: 1 ratio, width to height, may be used if acceptable to the public works director, upon review of a geo-technical/soils study submitted by an applicant to ensure soil slope integrity. (d) All trash enclosures shall be screened from abutting properties and/or public rights of way by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. ~~ l'ig'Urej.;" sec. 2~-1564 (d~ . (e) Type ill landscaping, defined in FWCC 22-1565(c), shall be placed outside of sight-obscuring fences abutting public right-of-ways and/or easements unless determined by the director of community development that such arrangement would be detrimental to the stated purpose of this article. (f) With the exception oflawn areas, at least 25 percent of new landscaping materials (i.e., plants, trees, and groundcovers) shall consist of drought -tolerant species. All developments are encouraged to include native Pacific Northwest and drought-tolerant plant materials for all projects. (g) Deciduous trees shall have a caliper of at least 1.5 inches at the time of planting measured 4.5 feet above the root ball or root structure. (h) Evergreen trees shall be a minimum six feet in height (measured from tree top to the ground) at the time of planting. (i) Shrubs shall be a minimum 12 to 24 inches in height (measured from top of shrub to the groUnd) at the time of planting based on the following: (1) Small shrubs - 12 inches. (2) Medium shrubs - 18 inches. (3) Large shrubs - 24 inches. (j) Groundcove~s shall be planted and spaced, using a triangular planting arrangement, to result in total coverage of a landscaped area within three years. (k) Areas planted with grass/lawn shall: (1) Constitute no more than 75 percent oflandscaped areas, provided, there shall be an exception for biofiltration swales; and (2) Be a minimum of five feet wide at the smallest dimension. (1) Grass and required landscaping areas shall contain at least four inches of topsoil at finish grade. File #06-1 05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 2 (m) Existing clay or sandy soils shall be augmented with an organic supplement. (n) Landscape areas shall be covered with at least two inches of mulch to minimize evaporation. (0) In order to reduce irrigation requirements, design principles using xeriscape techniques are encouraged. In meeting water conservation goals, and to deliver appropriate amounts of water necessary to maintain planted vegetation, species that are not drought tolerant should be grouped together and have irrigation systems, and be separated from any other irrigation system provided for drought tolerant species. (p) Mulch shall be used in conjunction with landscaping in all planting areas to meet Xeriscaping goals, assist vegetative growth and maintenance or to visually compliment plant material. Nonvegetative material shall not be an allowable substitute for plant material. (q) All development shall comply with city of Federal Way street tree requirements. (See the City of Federal Way Right-of-Way Vegetation Standards and Specifications Manual). (r) Landscaping and fencing shall not violate the sight distance safety requirements at street intersections and points of ingress/egress for the development. (s) All tree types shall be spaced appropriate for the compatibility of the planting area and the canopy and root characteristics of the tree. (t) All permanent lawn or sod areas shall have permanent irrigation systems. (u) Screening of blank building walls. Building walls which are uninterrupted by window, door, or other architectural feature( s) listed in Article XIX, "Community Design Guidelines," & 22-1635( c )(2), that are 240 square feet or greater in area, and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs and groundcover appropriate for the area proposed. (v) Foundation landscaping is encouraged for all developments to reduce the scale, bulk and height of structures. (w) All loading areas shall be fully screene<i from public right of way or non-industrial/manufacturing uses with Type I landscaping. El9N fllIIIt hlilh ......... .~ oem) _ ~,I c::::;:) . ..- Q!C':JI 'S-Ttu:eT 1tig'lU:'e 2 ... See. ~2..1-S64 (w) (x) Use of products made from post consumer waste is encouraged whenever possible. (y) Soil in parking lot landscaped areas must be noncompacted to a depth of 18 inches prior to planting of any shrubs, trees, or groundcovers. (z) Landscaping shall not be required along interior lot lines within a development where parking is being shared. (Ord. No. 93-170, S 4, 4-20-93) 22-1565 Landscaping types. (a) Type I - Solid Screen. (I) Purpose. Type I landscaping is intended to provide a solid sight barrier to totally separate incompatible land uses. This landscaping is typically found between residential and incompatible nonresidential land uses, such as industrial/manufacturing, zones (i.e., manufacturing parle and city center or residential, etc.), and around outdoor storage yards, service yards, loading areas, mechanical or electrical equipment, utility installations, trash receptacles, etc. "t File #06- J 05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 3 (2) Description. Type I landscaping shall consist of evergreen trees, tan shrubs and ground cover, which will provide a 100 percent sight-obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous trees, with an allowable five percent variance, with large shrubs, and groundcover backed by a 100 percent sight-obscuring fence. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and consistent with the intent of this section. ?fi(..11~ ti~-. ~ - s.~.. 22~1~6~{. (b) Type IT - Visual Screen. (1) Purpose. Type IT landscaping is intended to create a visual separation that may be less than 100 percent sight-obscuring between incompatible land use zones. This landscaping is typically found between commercial and industrial zones; high density multifamily and single-family zones; commercial/office and residential zones; and to screen industrial uses from the street. ' (2) Description. Type IT landscaping shall be evergreen or a combination of approximately 60 percent evergreen and 40 percent deciduous trees, with an allowable five percent variance, interspersed with large shrubs and groundcover. A sight-obscuring fence may be required if determined by the CDRC that such a fence is necessary to reduce site specific adverse impacts to the adjacent land use. Trees, shrub, and groundcover spacing shall be appropriate for the species type, and the intent of this section. ~"loN fl!f1.\':eo ... $K. U"U155(b) (c) Type III - Visual Buffer. (1) Purpose. Type III landscaping is intended to provide partial visual separation of uses from streets and main arterials and between compatible uses so as to soften the appearance of parking areas and building elevations. (2) Description. Type III landscaping shall be a mixture of evergreen and deciduous trees interspersed with large shrubs and groundcover. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and the intent of this section. File #06-J05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 4 fIF" S"'RI:. n~l~$$~e~ (d) Type IV - Open Area Landscaping. (1) Purpose. Type IV landscaping is primarily intended to provide visual relief and shading while maintaining clear sight lines typically used within vehicular paved areas. (2) Description. Type IV landscaping shall consist of trees planted with supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest tree branches shall be pruned to keep an eight-foot clearance from the ground. One tree per landscape island up to 150 square feet shall be planted. One additional tree shall be planted for landscape islands up to 305 square feet. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and the intent of this section. See FWCC 22- 1567 for location of Type IV landscaping. ~-n~ ~ .l -. , " .. .... ~ . (...... ~.~.' ""M~;~n..L--._ - ' . ~ """,~,,~ ~-~, l ~ ~ . /' L.Aw~re. l?l..At..n:,. '~9U'. _~;;m~c::. 2i1;;1i>~S~;(jI' (Ord. No. 93-170, ~ 4, 4-20-93) 22-1566 Landscaping requirements by zoning district., (a) Suburban Estates, SE. . (1) Type ill 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 ill landscaping 10 feet in width shall be provided along all property lines of nonresidential uses in the RS zoning districts, except as provided in FWCC 22-1567 of this article. (c) Multifamily Residential, RM. (1) Type ill 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 ill landscaping 10 feet in width shall be provided along all perimeter lot lines, except as noted in subsections (c)(1) and (c)(2) of this section. (d) Professional Office, PO. (1) Type ill landscaping eight feet in width shall be provided along all property lines abutting public rights-of-way and access easements. File #06-1 05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc JD 40077 Page 5 (2) Type I landscaping 10 feet in width shall be provided along all perimeter property lines abutting a residential zoning district except for schools which shall provide 10 feet of Type II. (3) Type III landscaping five feet in width shall be provided along all perimeter lot lines, except as noted in subsections (d)(1) and (d)(2) of this section. (e) Neighborhood Business, BN. (1) Type III landscaping five feet in width shall be provided along all properties abutting public rights- of-way and ingress/egress easements. (2) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district. (3) Type III landscaping five feet in width along all perimeter lot lines except as noted in subsections (e)(l) and (e)(2) of this section. (f) Community Business, Be. (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 lot lines except as noted in subsections (f)(I) 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. (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 landscaping is not required along perimeter lot lines abutting rights-of-way, where no required yards apply pursuant to ArtiCle XI, 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) (1 ) and (h)(2) of this subsection. (i) ManufactHring Parle, MP Commercial Enterprise. CEo (1) Type II landscaping.w five feet in width shall be provided along all property lines abutting public rights-of-way and access easements. except industrial uses shall provide Tvpe II landscaping 25 feet in width along such property lines. (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 ~ CE zones. (4) Type III landscaping five feet in width shall be provided along all perimeter lot lines except as noted in subsections (i)(1), (2), and (3) of this section. (Ord. No. 93-] 70, ~ 4, 4-20-93; Ord. No. 96-270, ~ 3(E), 7-2- 96; Ord. No. 06-515, ~ 3, 2-7-06) 22-1567 Parking lot landscaping. (a) Purpose. The purpose of this section is to break up large areas of impervious surfaces, mitigate adverse impacts created by vehicle use areas which include noise, glare and increases in heat reflection by buffering, File #06-1 05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 6 screening adjacent properties and shading, respectively, to facilitate movement of traffic, and improve the physical appearance of vehicle use areas. (b) Type IV Landscaping. Type IV landscaping shall be provided within surface parking areas as follows: (1) Required interior lot landscaping. Landscape area shall be provided at the following rate within paved areas: a. Commercial, industrial, and institutional developments shall provide the following: 1. Twenty square feet per parking stall when up to 49 parking stalls are provided; and 2. Twenty-two square feet per parking stall when 50 or more parking stalls are being provided. b. Residential developments with common parking areas including, but not limited to, subdivisions, PUDs or multifamily, shall provide landscape areas at a rate of 15 square feet per parking stall. (c) Landscape islands. Landscape islands shall be a minimum size of 64 square feet and a maximum of 305 square feet, and a minimum width of six feet at the narrowest point for islands at the end of90-degree parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to separate head-to-head parking stalls and shall be provided at the following locations: (1) At the end of all rows of parking; and (2) For separation buffering between loading doors or maneuvering areas and parking areas or stalls; and (3) Any remaining required landscaping shall be dispersed throughout the interior parking area in a manner to reduce visual impact of the parking lot; (4) Deciduous trees are preferred for landscape islands within interior vehicle use areas. Ff&iu%'$ 7 ;.;s.c.. 22"-1'567 (C) (d) Curbing. Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. File #06- J 05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 7 ~~ :rig-lout's 8 -SeQ. aZ:'i.s61(d) (e) Parking areas/screening for rights-of-way. (1) Parking areas adjacent to public right-of-way shall incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the required perimeter landscape type, and/or provide architectural features of appropriate height with trees, shrubs and groundcover, in a number sufficient to act as efficient substitute for the three-foot berm, to reduce the visual impact of parking areas and screen automobiles, and subject to approval by the director of community development. (2) Parking adjacent to residential zones shall reduce the visual impact of parking areas and buffer dwelling units from light, glare, and other environmental intrusions by providing Type I landscaping within required perimeter landscape areas. (f) Vehicular overhang. Vehicular overhang into any landscaping area shall not exceed two feet. ~~..~;;;Se(;. ~~-1S61(f) (g) Lahdscaping and irrigation. (1) All landscape islands within parking areas shall use drought tolerant trees, shrubs and groundcovers. Lawn shall not be permitted in landscape islands less than 200 square feet and shall be used as an accessory planting material to required trees, shrubs, and other groundcovers. (2) No plant material greater than 12 inches in height shall be located within two feet of a curb or other protective barrier in landscape areas adjacent to parking spaces and vehicles use areas. (Ord. No. 93-170, ~ 4,4- 20-93) 22-1568 Significant trees. (a) Purpose. The purpose of this section is to: (1) Regulate the removal of trees from property within the city in order to preserve, protect and enhance a valuable natural resource; (2) Establish standards to limit the removal of and ensure the replacement of trees sufficient to safeguard the ecological and aesthetic environment of a community; . File #06-105688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 8 (3) Discourage the unnecessary clearing and disturbance of land so as to preserve the natural and existing growth of vegetation; and (4) Maintain a minimum number of significant trees. (b) Definition. A significant tree shall be defined as: (I) Twelve inches in diameter or 37 inches in circumference measured four and one-halffeet above ground; and (2) In good health; and (3) Not detrimental to the community (e.g., is not diseased, dying, or likely of falling into public open space or right-of-way, etc.) or obscuring safe sight distance requirements. Significant trees shall not include red alder, cottonwood, poplar or big leaf maple. F1F$':aro - seQ. 2:2-15Ei8(b> ~&and~~. . (1) Retention required. Significant trees shall be retained on the subject property to the maximum extent possible in all residential, commercial, industrial, or institutional developments as folloWS: a. If the approved development on the subject property will require the removal of more than 75 percent of the significant trees on the subject property, significant trees shall be replaced in amount equal to 25 percent of the significant trees which existed on the subject property prior to commencing any development activity. b. All significant trees located within any required perimeter landscaping area shall be retained, provided that this requirement shall not apply to commercial zoning districts, except as specified in Article XIX of this chapter. c. Significant trees requIred to be retained within on-site sensitive areas can be used toward satisfying the 25 percent on-site significant tree retention regulations. d. All significant trees located within required on-site recreation or open spaces shall be retained, provided they do not conflict with on-site active recreation areas. e. The significant tree retention requirements of this chapter shall not apply to the city center zoning district. f. There shall be no cutting of significant trees without authorization from the city for the purpose of preparing that site for future development. g. Up to one-half of the 25 percent significant tree replacement requirement may be satisfied by planting larger trees in required landscape areas such as landscape islands, buffers, and perimeter landscaped areas. Such trees shall be a minimum 12 feet in height for evergreen and three and one-half-inch caliper for deciduous or broadleaf trees. Example: 100 on-site significant trees requires 25 to be retained or replaced. Applicant may plant 13 larger trees within required landscape areas which meet size requirements mentioned above. (2) The applicant shall submit a tree retention plan concurrent with the first permit application for that development. The tree retention plan shall consist of the following: a. A tree surveyor cluster survey that identifies the location, size, number and species of all significant trees on the site. File #06-105688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc 10 40077 Page 9 b. A development plan identifying the significant trees that are proposed to be retained, removed, transplanted, or replaced, including a final report on percentage retained. (3) Each retained significant tree not located within perimeter landscaping may be credited as two trees for purposes of complying with the retention requirements of subsection (c)( I )a., provided the tree meets at least one of the following criteria: a. The tree is located in a grouping of at least five trees with canopies that touch or overlap; or b. The tree provides energy savings through winter wind protection or summer shading as a result of its location relative to proposed buildings; or c. The tree belongs to a unique or unusual species of native or non-native tree not usually found locally. (4) Where it is not feasible to retain required significant trees due to site constraints including, but not limited to, topography, ingress/egress requirements, existing and proposed utility locations, trails, storm drainage improvements, a site specific tree plan, drawn to scale, shall be prepared. The tree plan shall show the precise location of all significant trees on the site, in relation to the proposed buildings, streets, parking areas, required landscaped areas, surface water facilities, and utilities. The director of community development shall review the plan in relation to the proposed development to ensure tree removal is the minimum amount necessary to comply with the proposed development and meet the purposes of this chapter. (5) When required significant trees cannot be retained (see subsection (f) of this section), significant trees that are removed shall be replaced with: a. Transplanted or retained on-site trees four-inch caliper or larger, which meet the definition. of significant tree in. all manner except size, and approved by the community development director, based. upon the director's assessment ofthe location of the tree in relation to the proposed site development; or . b. New evergreen trees that are a minimum 10 feet in height, or deciduous trees that are a minimum three-inch caliper. The number of replacement trees, combined with the nu~ber of retained significant trees, shall equal 25 percent of the amount of on-site significant trees which existed prior to development. (6) The following management practices shall be observed on sites containing significant trees, to . provide the best protection for significant trees: . a. Nq clearing shall be allowed on a proposed development site until the tree retention and landscape plans have been approved by the city of Federal Way; b. A no disturbance area, which shall be defined to be to the drip line of the significant tree, shall be identified during the construction stage with either: - I. A temporary five-foot chain link fence. 2. A line of five-foot high, orange-colored two-by-four inch stakes placed no more than ten feet apart connected by highly visible surveyor's ribbon; c. No impervious surfaces, fill, excavation, or storage of construction materials shall be permitted within the no disturbance area; d. If the grade level around the tree is to be raised by more than one foot, a rock well shall be constructed. The inside diameter of the rock well shall be equal to the diameter of the tree trunk plus 10 feet. Proper drainage, and irrigation if necessary, shall be provided in all rock wells; e. The grade level shall not be lowered within the larger of the two areas defined as follows: 1. The drip line of the tree(s); or 2. An area around the tree equal to one foot in diameter of each inch of tree trunk diameter measured four feet above the ground; f. Altemative protection methods may be used if accepted by the director of community development department to provide equal or greater tree protection; g. Encroachment into the no disturbance area may be allowed where the director determines encroachment would not be detrimental to the health of the tree. (Ord. No. 93-170, ~ 4, 4-20-93) File #06-105688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 10 22-1569 Performance and maintenance standards. (a) Performance. ; (1) All required landscaping shall be installed prior to the issuance of a certificate of occupancy (CO) or final inspection. - (2) When landscaping is required pursuant to this chapter, an inspection shall be performed to verify that the installation has been installed pursuant to the standards ofthis chapter. (3) Upon completion of the landscaping work, the community development department shall inspect the landscape upon request for compliance with the approved landscape plan. (4) A CO or final inspection may be issued prior to completion of required landscaping provided the following criteria are met: a. An applicant or property owner files a written request with the department of community development prior to five days of a CO inspection; b. The request contains an explanation as to why factors beyond the applicant's control, or which would create a significant hardship, prevent the installation of the required landscaping prior to issuance of the CO; c. The property owner has demonstrated a good faith effort to complete all required landscaping. (5) The time period extension for completion of the landscaping shall not exceed 90 days after issuance of a certificate of occupancy to install required landscaping. (6) Failure to complete landscape installation by an established 90-day extension date shall constitute a zoning violation. (b) Maintenance: The purpose of this section is to establish minimum maintenance standards for;: landscaping. . (1) Plant maintenance. Maintenance of planted areas shall inClude continuous operations of removal.of weeds before flowering; mowing; trimming; edging; cultivation; reseeding; plant replacement; appropriate fertilization; spraying; control of pests, insects, and rodents by nontoxic methods whenever possible; watering; or other .operations necessary to assure normal plant growth. In particular, maintenance shall promote landscape performance criteria of this chapter. (2) Irrigation maintenance. All portions of any irrigation system shall be continuously maintained in a condition such that the intent of an irrigation design is fulfilled. Uncontrolled emission of water from any pipe, valve, head, emitter, or other irrigation device shall be considered evidence of nonmaintenance. (3) Other maintenance. Maintenance of all landscaped areas shall also include operations as needed of painting, repairing, reconstruction, and rehabilitation oflandscape structures such as walls, fences, overheads, trellises, and the removal of trash. . (4) Failure to comply with landscape maintenance standards shall constitute a zoning violation under FWCC 22-11. (Ord. No. 93-170, 94,4-20-93) 22-1570 Modification options. (a) Purpose. The purpose of this section is to provide an opportunity for development of exceptional or unique landscape designs that do not meet the express terms of FWCC 22-1564 through 22-1567, and/or flexibility of landscape designs. The director of community development services shall have the authority, consistent with the criteria stated herein, to modify specific requirements or impose additional requirements in unique or special circumstances to assure the fulfillment of the stated purpose of this chapter and to allow for flexibility and creative design. Special circumstances or unique conditions shall be reviewed with the director of community development services concurrent to submittal the review of a landscape plan. Examples of special conditions might include: (1) Preservation of unique wildlife habitat; (2) Preservation of natural or native areas; (3) Compliance with special easements; (4) Renovation of existing landscaping; (5) Unique site uses. File #06-105688-00-UP FWCC, Chapter 22, Article XVll, Landscaping Doc ID 40077 Page II The alternative landscape modifications described in subsections (c) through (f) ofthis section shall be allowed only if the proposed modification meets the threshold criteria of subsection (b) of this section, in addition to the special criteria of subsections (c) through (f) of this section. In the case of public parks, schools, and public recreational facilities, these uses must meet subsections (a)(1) through (a)(4) of this section only. (b) Modifications to the landscape standards may be granted by the director of community development if: (1) The proposed modification represents a superior result than that which could be achieved by strictly following the requirements of this chapter; and (2) The proposed modification complies with the stated purpose of this chapter and any applicable subsections of this chapter; and (3) If the proposed modification will not violate any city of Federal Way City Codes or ordinances. In particular, a modification shall not be a substitute for any zoning variance; and (4) Where applicable, the proposed modification would result in an increased retention of significant trees and/or naturally occurring vegetation on the site; (5) The proposed modification also satisfies the criteria listed in subsection (b), (c), (d), (e), or (f) of this section. (c) The width ofthe perimeter landscaping may be reduced up to 25 percent when: (1) A development retains an additional 1 0 percent of significant trees or 10 significant trees per acre on site, whichever is greater. (2) The proposed landscaped area incorporates a combination of plant materials, berms a minimum of . three feet in height, and architectural elements of appropriate height and scale sufficient to act as an efficient substitute for the three-foot berm. (d) The landscaping requirement may be modified when necessary, because of special circumstances relating to the size, shape, topography, vegetation, location or surroundings of the subj ect property, to provide it with use rights,and privileges permitted to other properties in the vicinity and zone in which it is located, or if strict application would result in scenic view obstruction. (e) Perimeter landscape strips may be averaged, provided the minimum width shall not be less than 50 percent of the underlying width requirement. (f) Ifthe property abutting the subject property is in the same or a more intensive land use zoning district than the subject property, the landscaping required along that common interior property line may be reduced.by 25 percent in area. In addition, the remaining 75 percent of the required landscaping may be relocated upon approval of the community development director, consistent with the standards of this chapter. (g) Biofiltration swales and other surface water/water quality structures may be incorporated into required landscape areas provided the landscaping standards of this chapter are met and the integrity of the surface water function is not compromised. The community development director shall approve any modification of this nature. (h) Modification submittal requirements. A request for modification shall: (1) Be submitted in the same form and according to the same terms as the required landscape documents of this section and subject to the same enforcement requirements; and (2) Be clearly labeled as "Landscape Modification Plan"; and (3) Clearly delineate and identify the deviations requested from the provisions of this or any other section; (4) Be approved by the community development director. (i) Pedestrian facilities, transit stops, and handicapped access may be allowed in required landscape areas without requiring additional buffer area, provided that the intent of this article is met and that the function and safety of the pedestrian facility, transit stop or handicapped facility is not compromised. (Ord. No. 93-170, S 4, 4- 20-93; Ord. No. 01-390, S 3, 6-5-01) 22-1571 - 22-1595 Reserved. File #06-1 05688-00-UP FWCC, Chapter 22, Article XVII, Landscaping Doc ID 40077 Page 12 Exhibit H Amendments to "Outdoor Activities and Storage" FEDERAL WAY CITY CODE (FWCC) Chapter 22, Zoning Article XIII. Supplementary District Regulations Division 8. Outdoor Activities and Storage 22-1111 Application of division. This division establishes regulations applicable to outdoor use, storage and activity. (Ord. No. 90-43, S 2(115.105(1)),2-27-90) 22-1112 Residential uses. The purpose of this chapter is to establish standards for outdoor residential uses, storage and activities related to motor vehicles and nonmotorized vehicles. These standards are intended to protect property values by reducing visual blight, aid in emergency access and fire safety, guard against the creation of rodent and pest harborage, and reduce the impact on the natural environment from the leaking of motor vehicle fluids. Outdoor uses, storage and activities normally associated with a residential use are permitted, unless otherwise regulated or prohibited by this chapter. All motor vehicle and nonmotorized vehicle parking and storage for residential uses containing either detached or attached dwellings shall be in a garage, carport or on an approved impervious surface. Nonmotorized vehicles may include but are not limited to travel and camp trailers, utility trailers, truck campers, and boat or vehicle transport trailers. Any garage', carport or impervious surface used for motor vehicle or nonmotorized vehicle 'parking or" storage shall have direct driveway access. This section does not apply to residential lots containing a detached dwelling unit where the total lot size is 20,000 square feet or more. However, junked, wrecked, dismantled, or inoperable motor vehicles must be stored in a completely enclosed building regardless of the size or zoning designation of the lot. (Ord. No. 90-43, S 2(115.105(2)),2-27-90; Ord. No. 99-341, S 3, 5-4-99) 22-1113 Commercial and industrial uses. (a) Generally. Subject to the requirements of subsections (b) through (g) of this section, the uses and activities that are permitted on a site under this chapter may be conducted out of doors unless otherwise regulated or prohibited by this chapter. (b) Site plan. The applicant shall submit, for approval to the department of community development, a site plan drawn to scale showing and describing the following items: (1) Locations and dimensions of all structures and fences on the subject property. (2) Locations and dimensions of all parking and driving areas on the subject property. (3) Locations and dimensions of all existing and proposed. outdoor use, activity or storage areas on the subject property. (4) Locations and description of all existing and proposed landscaping and buff-er on the subject property . (5) The nature of the outdoor use, activity or storage, including a detailed description of all items proposed to be stored outdoors. (6) The intended duration of the outdoor use, activity or storage. (c) Specific use and development requirements. The city will administratively review and either approve or deny any application for outdoor use, activity and storage based on the following standards: (1) All outdoor use, activity and storage areas must comply with required buffers for the primary use. (2) A minimum six-foot-high solid screening fence or other appropriate architectural screening, or combination of architectural and landscape features, approved by the director of community development is required around the outside edges of the area devoted to the outdoor use, activity or storage. File #06-] 05688-00-UP FWCC, Chapter 22, Article XIIT, Division 8, Outdoor Activities and Storage Doc ID 40055 Page 1 (3) Outdoor use, actIvIty or storage areas located adjoining residential zones or permitted residential uses may not be located in the required yards adjoining the residential use or zone. (4) If the outdoor storage area is surrounded on all sides by industrial zones, then the height of the outdoor storage shall not exceed the height of the primary structure on the subject property. In all other cases, the height of items stored outdoors shall not exceed six feet above finished grade. (5) The outdoor use, activity or storage area may not inhibit safe vehicular and pedestrian movement to, from and on the subject property. (d) Exceptions to outdoor use, activity or storage. The following outdoor uses and activities, when located in commercial and industrial-commercial zones, are exempt from the requirement of subsections (b) and (c) of this section, provided that the use, activity or storage shall not inhibit safe vehicular and pedestrian movement to, from and on the subject property: (1) Outdoor Christmas tree lots if these uses will not operate more than 30 days in any year. (2) Outdoor amusement rides, carnivals and circuses and parking lot sales which are accessory to the indoor sale of the same goods and services if these uses will not operate more than seven days in any six-month period. (3) Outdoor dining and refreshment areas, including espresso carts. (4) Outdoor display of vehicles for sale or lease; provided that the display area complies with tfle parlcing area screening from rights of '.vay requirements in FWCC 22 1567(e) all other applicable requirements of this chapter. . (5) Year-round outdoor sales and storage of lawn and garden stock, which are accessory to the indoor sale of the same goods and services, provided that the use does not include outdoor play equipment, storage sheds, furniture or mechanical equipment. (6) Outdoor accessory sales area( s) adi acent to the entrance of the primary structure, if such area is fully covered by a pedestrian-height awning, canopy, roof overhang, or similar feature, that is permanently attached to the primary structure: and all of the following criteria are met: (a) the area maintains a five-foot wide unobstructed pedestrian pathway to the building entrance, and in no way blocks any required ingress/egress: (b) sale items are displayed only during normal business hours: (c) no coin-operated vending machines or similar items are displayed: (d) the area complies with subparagraphs (c)(1), (c)(3), and (c)(5), above: and (e) the area complies with all fire, building, and zoning requirements. (e) Gross floor area. For the purpose of this chapter, an outdoor use, activity or storage area will be used in calculating the gross floor area of a use or development if this area will be used for outdoor use, activity or storage for at least two months out of every year, excluding uses under (d), above. (f) Improvements. If the outdoor use, activity or storage is located on an unimproved area of the site, the underlying ground must be improved as required by the departments of public works and community development. (g) Modification. The applicant may request a modification of the requirements of subsection (c) of this section. This request will be reviewed and decided upon under process II. The city may approve the modification if: (1) The modification will not create a greater impact on any nearby residential use than would be created without the modification. ' (2) The modification will not detract from the character of any use. (3) The modification will not be injurious to public health, safety or welfare. (Ord. No. 90-43, ~ 2(115.105(3)),2-27-90; Ord. No. 96-270, ~ 3(C), 7-2-96) 22-1114 - 22-1130 Reserved. File #06-1 05688-00-UP FWCC, Chapter 22, Article XlIl, Division 8, Outdoor Activities and Storage Doc ID 40055 Page 2 Exhibit I "Other Related Amendments" (In Relevant Part) FEDERAL WAY CITY CODE (FWCC) Chapter 22. Zoning Other Related Amendments (In Relevant Part) 22-555 Exceptions to permit requirement. The following temporary uses may be conducted in commercial and industrial-commercial zones, and are exempt from the requirements of this article: (1) Christmas tree lots which exist for no more than 30 days in every 365 days. (2) Parking lot sales which are ancillary to the indoor sale of the same goods, amusement rides, carnivals and circuses, which exist for no more than seven days in every 180 days. (Ord. No. 90-43, 9 2(127.45),2-27-90; Ord. No. 94-209, 9 3,3-15-94) 22-571 Categories enumerated. The city is divided into the following zoning classification categories with the abbreviations shown: Zoning Category (1) Suburban estate zones (2) Single-family residential zones (3) Multifamily residential zones (4) Professional office zones (5) Neighborhood business zones (6) Community business zones (7) City center core and city center frame zone (8) Office park zone (9) Business park Commercial enteIJ'rise zone Symbol SE RS (followed by a designation indicating minimum lot size . per dwelling unit) .RM (followed by a designation mdicating minimum lot size per dwelling unit) PO BN BC CC-C and CC- F OP (OP-l - OP-4) }WCE P A (followed by a designation indicating which planned area) (11) Corporate park zone CP-l (Ord. No. 90-43, 92(5.25),2-27-90; Ord. No. 96-270, 9 3(B), 7-2-96) (10) Planned areas 22-1133 Structures and improvements. No improvement or structure may be in a required yard except as follows: (1) A driveway and/or parking area subject to the standards ofFWCC 22-1135. (2) Any improvement or structure, other than a driveway and/or parking area, that is not more than four inches above finished grade may be anywhere in a required setback yard. (3) An improvement or structure, that is not more than 18 inches above finished grade may extend not more than five feet into a required yard. File #06-1 05688-00-UP FWCC, Chapter 22, Other Related Amendments in Relevant Part Doc ID 40058 Page I i . (4) Chimneys, bay windows, greenhouse windows, eaves, awnings and similar elements of a structure that customarily extend beyond the exterior walls of a structure may extend up to 18 inches into any required yard. The total horizontal dimension of the elements that extend into a required yard, excluding eaves, may not exceed 25 percent of the length of the facade of the structure from which the elements extend. (5) Fences and railings not over six feet in height may be located in required yards subject to the fence regulations contained within this article. (6) Rockeries and retaining walls may be located in required yards if: a. The rockery or retaining wall is not being used as a direct structural support for a major improvement; and b. The rockery or retaining wall is reasonably necessary to provide support to a cut or slope. (7) Signs may be located in required yards subject to provisions ofFWCC 22-1596 et seq. (8) Covered walkways, no more than eight feet wide and 10 feet above finished grade and open along the sides, are permitted in required yards in commercial, industrial-commercial, and office zones. (9) In low and medium density residential zones, the applicant may, through process III, request approval to locate a storage shed in a required yard, except a required front yard. The city may approve the application if: a. The proposed structure is no more than eight feet high above finjshed grade; b. The maximum length of the facade of the proposed structure parallel to each property line, from which the required yard is not provided, shall not exceed 10 feet; c. The proposed structure contains no more t~an 120 square fe.etin total area; d. No reasonable alternative location exists on the .subject property due to special circumstances regarding the size, shape, topography or location of the subject property or the location for legally constructed pre-existing improvements ofthe subject property; and e. Permitting the intrusion onto the required yard will not create a material, negative impact on the character of nearby residential uses. (Ord. No. 90-43, S 2(115.115(3)), 2-27-90; Ord. No. 00-375, S 24, 2000) 22-1134 Outdoor uses, activities and storage. For regulations on outdoor uses, activities and storage, see FWCC 22-H+6 1111 et seq. (Ord. No. 90- 43, S 2(115.115(4)), 2-27-90) 22-1425 Structured parking in the city center core and frame. The height limit for structures containing stacked, above-ground parking is a maximum of 135 feet for all uses in the CC-C zone and a maximum of 100 feet in the CC-F zone. (Ord. No. 97-296, S 3, 6-17-97) 22-1526 Principal collector rights-of-way. The following table illustrates the development standards for principal collectors. Cross-section type shall be as shown in the currently adopted comprehensive plan. . Design speed (mph) City center zones 35 Other zones 40 Maximum grade (%) Commercial/industrial: Flat 6 commercial zones Rolling 8 Mountainous 10 Other zones Flat 8 Rolling 10 Mountainous 12 File #06- I 05688-00-UP FWCC, Chapter 22, Other Related Amendments in Relevant Part Doc ID 40058 Page 2 Sidewalk width (feet) .City center zones 12 Other zones 8 Landscaping strip City center zones 0 width (feet) Other zones 6 Access classification 3 4 Average daily traffic 15,000 - 25,000 5,000-15,000 <5,000 Directional design hourly volume 825 - 1,250 350 - 825 <350 Bike lane Yes No Yes No Yes No Paved width (feet) 66 58 44 36 34 32 Curb or ditch Curb Curb Curb Curb Curb Ditch Right-of-way width (feet) 100 96 92 88 78 74 70 68 68 Cross-section type City center zones N/A H N/A J N/A L N/A N/A N/A High density single-family zones G N/A I N/A K N/A M 0 N/A Medium and low density single-family G N/A I N/A K N/A M N/A P zones Other zones G N/A I N/A K N/A M 0 N/A (Ord. No. 98-330, S 3, 12-15-98) 22-1527 Minorcollector rights-of-way. The following table illustrates the development standards for minor collectors. Cross-section type shall ,be as sh~wn in the current1'y adopted comprehensive plan. Medium and low density single-family, Design speed (mph commercial, and industrial-commercial 30 zones Other zones 25 Maximum grade (%) Commercial and industrial: Flat 6 commercial zones Rolling 8 Mountainous 10 Other zones Flat 8 Rolling 10 Mountainous 12 Sidewalk width (feet) City center zones 12 Other zones 6 Landscaping strip width City center zones 12 (feet) Other zones 4 Access classification 4 5 Average daily traffic 5,000 - <5,000 1,000- 15,000 5,000 Directional design hourly volume 350 - 825 <350 100 - 350 Bike lane No No No Paved width (feet) 52 40 36 28 Curb or ditch Curb Curb Curb Curb Ditch Right-of-way width (feet) 82 70 66 60 60 Cross-section type City center zones N Q N/A N/A N/A High density single-family zones N/A N/A N/A S N/A Medium and low density single-family zones N/A N/A N/A N/A T Other zones N/A N/A R N/A N/A (Ord. No. 98-330, S 3, 12-15-98) File #06-105688-00-UP FWCC, Chapter 22, Definitions in Relevant Part Doc ID 40058 Page 3 22-1528 Local street rights-of-way. The following table illustrates the development standards for local streets. Cross-section type shall be as shown in the currently adopted comprehensive plan. Design speed Medium and low density single-family, (mph) commercial, and 30 Industrial-commercial zones Other zones 25 Maximum Commercial and industrial: Flat 6 grade (%) commercial zones Rolling 8 Mountainous 10 Other zones Flat 10 Rolling 12 Mountainous 15 Sidewalk City center zones 12 width (feet) Other zones 5 Landscaping City center zones 0 strip width Other zones 0 (feet) 4 Access classification 4 5 Average'daily traffic 1,000 500- 100 - <5;000 1,000 250 - 500 - <250 <100 N/A 5,000 250 Directional design hourly volume 100- <350 50 - 100 25 - 50 10 -- <25 <10 N/A 350 25 Bike lane - - No No No No No No No Paved width (feet) 40 40 36 28 32 24 28 20 24 90 Curb or ditch Curb Curb Curb Ditch Curb Ditch Curb Ditch Curb Curb Right-of-way width (feet) 70 66 60 60. 56 56 52 52 38 106 Cross-secti on City center zones Q N/A N/A N/A N/A N/A N/A N/A N/A N/A type High density single-family zones N/A N/A S N/A U N/A W N/A Y Z Medium and low density single-family zones N/A N/A N/A T N/A V N/A X N/A Z Other zones N/A R N/A N/A N/A N/A N/A N/A N/A Z There is no minimum centerline radius on local streets. Traffic calming devices may be incorporated into streets in residential zones, as approved by the public works director. Cross-section type Y may be used in cluster and short subdivisions when all of the following conditions are met: (I) The street is in a private tract. (2) The tract abuts four or less dwelling units. (3) The tract is less than ]50 feet in length. (Ord. No. 90-43, g 2( chart 110-2), 2-27-90; Ord. No. 98-330, g 3, 12-15-98) File #06-1 05688-00-UP FWCC, Chapter 22, Definitions in Relevant Part Doc 1D 4005'8 Page 4 Exhibit J Maps Showing Allowed Areas for Adult Uses, Exiting and Proposed QJ t ~ 1 aP" T ~I.L.~ . 6..3jj:...$J...::: :\\.,..., II Be (11 Be' I I ) BP ~ tl I / ~~ ' ~ J - I' S 346 SrpT/ ~/BP ~: -== B'~ OP 'j.' '-.' B'p.t(S >-- --.:ri. ~ .4 , ~, -$...344 SOC= '" 1 ~ j ~ s.,~ 44=$J 'I n IJ BP \~~-L I L"! ----"-. .---. . -----Pttplic ~~.I: -= ~-! Federal Way' ~ AcadJem~ . . ,{ I I fJlarketLOlac~ VA m BC c'_ I -t.._ \ en ~ I~r r\ ~1'I -, "--;B~- I I BG \ ~ 4~/. ~ ~ ., .r:;rl ....... -~i ] . ~~ ~~ ~ .f]r~ t~ Sc~!cj~k S 348 ST ]I , I j 7 1:'", U · I!.. /" ~ ~B'G ~. -- - V1~~ . /7/ ~L~rfossirDg r'~ I S-34.~IST T~ ! O '/---1 j: /_~ .' ~ . --Be r--r....-=.... I BP 3${; '/ ,;)/!S351~I.i.l) . I U i~.. ~ ~, ~.'/ BP- ~q! . /f1 !------ ' BC~W i . ~~-a~1 B,C I ~~ ""'.~ >- 1 .--_ j? ~~ \c~,~ac~T B:!J 7j;j. Bf B~ I~CQ " f' I , ~.L / J'~~ . ._r! I- , . I .... : V! I , . . I . . I . . I . . I // Areas Where Adult Uses are Permitted in the Be Zone ~Federal Way J. Map Scale: N 0 250 500 Feet I I (Approximately 129.39 Acres) \: .- . -,- ._- - - . . - - ------....,- ~ .1/ .-J CaIUlpU$' Qt-~qr~r~ / ~ ~~2 ST / " LtJ J J / -. . JiI~ \-1.- . jiil2\OO , ------' ,'--FEDERAL WAY ~'-, 0 rr~o I Ii> '<( I IT"'" ~ , ~. <Ii Q) ~ ~ l\l 3 o z >- .0 "0 Q) <: l\l Co E o o o l\l !!! Co 1tJ E <J) E f- j B~h~~;:ning ~:::~e~:~~=ning 8::~:e~~~::s~ where Adu' Uses Permitted 'Restricted Areas are places within 1.000' of Day Care Centers, Public Schools. Place of Worship, and Residential Zoning (inside and outside Federal Way). Additionally. Adult Uses are prohibited within 600' of other Adult Uses. which are not shown on the map. Areas where Adult Uses would be Permitted, i.f allowed in proposed Commercial Enterprise Zone (Approximately 169.50 Acres) ~ Federal Way ..\ Map Scale: N 0 250 500 Feet I I BP Be OP , I :i! ~ I F~[Jj~ral \;~~y Marl\etp~alCe !81 88 S 347 PL -{pi/" o (is] Federal Way. i Cr'Dss~ng ~; S 349 ST ~! :Btl n.t ~. S 351 ST . e,: uJ ~, :2 -<(. %">, (). %1 , I .... . campus! I~~ IB~ U . .~~ Squar@ . BP S. 352 51 B~ I .- ~- ~J 1~/fE 0 ER Al WAY ->~ D ~s~ \ ~'n . , <Ii ~ c: ~ :0 3: o Z ;>. .Q "0 CI) 'c (U Q. E o o o (U .1!l Q. (U E <Il :c f- l BBP Zone ~ Public Schools OAreas who Adult uses WOULD BE Allowed ~ Other Zoning ~ Residential ZoningD] Restricted Areas* .....I "Restricted Areas are places within 1,000' of Day Care Centers. Public Schools, Place of Worship. and Residential Zoning (inside and outside Federal Way). Additionally, Adult Uses are prohibited within 600' of other Adult Uses. which are not shown on the map.