ORD 07-558
ORDINANCE NO. Ol. f&6
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, ADOPTING AMENDMENTS TO THE CITY'S GROWTH
MANAGEMENT ACT COMPREHENSIVE PLAN, APPROVING THE TEXT AND
MAP AMENDMENTS TO CHAPTER ONE - INTRODUCTION, CHAPTER TWO
- LAND USE, CHAPTER FOUR - ECONOMIC DEVELOPMENT, CHAPTER SIX
- CAPITAL FACILITIES, AND CHAPTER SEVEN - CITY CENTER;
APPROVING MAP CHANGES TO CHAPTER THREE - TRANSPORTATION,
CHAPTER EIGHT - POTENTIAL ANNEXATION AREA, CHAPTER NINE-
NATURAL ENVIRONMENT, AND CHAPTER 10 - PRIVATE UTILITIES;
APPROVING A CITY-INITIATED AMENDMENT TO THE COMPREHENSIVE
PLAN MAP AND ZONING MAP RELATED TO CHANGING THE BOUNDARIES
OF THE BUSINESS PARK (BP)/COMMERCIAL ENTERPRISE (CE) AND
COMMUNITY BUSINESS (BC) ZONING DISTRICTS; APPROVING A CITY-
INITIATED AMENDMENT TO CHANGE THE COMPREHENSIVE PLAN AND
ZONING DESIGNATION OF MITCHELL PLACE; AND APPROVING CITIZEN-
INITIATED REQUESTS FOR CHANGES IN COMPREHENSIVE PLAN
DESIGNATIONS AND ZONING FOR SEVEN SITES (AMENDING ORDINANCE
NO'S. 90-43, 95-248, 96-270, 98-330, 00-372, 01-405, 03-442, 04-460, 04-461, 04-462,
05-490, 05-491, 05-492).
WHEREAS, the Growth Management Act of 1990 as amended (Chapter 36.70A RCW or "GMA"),
requires the City of Federal Way to adopt a comprehensive plan which includes a land use element (including
a land use map), housing element, capital facilities plan element, utilities element, economic development
element, and transportation element (including transportation system map[s]); and
WHEREAS, the GMA also requires the City of Federal Way to adopt development regulations
implementing its comprehensive plan; and
WHEREAS, the Federal Way City Council adopted its comprehensive plan with land use map (the
"Plan") on November 21, 1995, and adopted development regulations and a zoning map implementing the
Plan on July 2, 1996; and subsequently amended the comprehensive plan, land use map, and zoning map on
December 23, 1998, September 14,2000, November 1, 2001, March 27, 2003, July 20,2004, and June 16,
2005; and
WHEREAS, the City may consider Plan and development regulation amendments pursuant to Article
IX, Chapter 22 of the Federal Way City Code (FWCC); and
ORD# 01.56f) , PAGE 1
WHEREAS, under RCW 36. 70A.130, the Plan and development regulations are subject to continuing
review and"evaluation, but the Plan may be amended no more than one time per year; and
WHEREAS, the Council shall be considering amendments to the text and maps of the comprehensive
plan; city-initiated amendments to the comprehensive plan map and zoning map boundaries of the Business
Park (BP)/ Commercial Enterprise (CE) and Community Business (Be) zoning districts; a city-initiated
change to the comprehensive plan and zoning designation of Mitchell Place; and seven citizen-initiated
requests (Request #1 - Quadrant, Request #2 - Trimble, Request #3 - Gramor, Request #4 - Washington
Memorial Park, Request #5 - Taylor, Request #6 - Lifeway Church, and Request #7 - Waller Road IV
Associates) for changes to the comprehensive plan and zoning designations; and
WHEREAS, in February 2007, the City's SEPA Responsible Official issued a Determination of
Nonsignificance on the 2006 comprehensive plan amendments; and
WHEREAS, the City of Federal Way, through its staff, Planning Commission, City Council
committees, and full City Council has received, discussed, and considered the testimony, written comments,
and material from the public, as follows:
1. The City's Planning Commission held public hearings on March 14,2007, March 21, 2007, and
April 18, 2007, at the close of which they recommended to the council approval of the following
amendments: 1) Amendments to the text and maps of the comprehensive plan; 2) The city-
initiated amendments to the comprehensive plan map and zoning map boundaries of the BP/CE
and BC zoning districts; 3) The city-initiated amendments to the comprehensive plan and zoning
designation for Mitchell Place; 4) Six of seven citizen-initiated requests (Request # 1 - Quadrant,
Request #2 - Trimble, Request #3 - Gramor, Request #4 - Washington Memorial Park, Request
#5 - Taylor, and Request #7 - Waller Road IV Associates) for amendments to the comprehensive
plan and zoning designations;
2. The Land Use/Transportation Committee of the Federal Way City Council considered the
comprehensive plan amendments on May 21, 2007, and June 4, 2007 following which it
recommended approval of the Planning Commission's recommendations with an amendment to
include the Lifeway Church request; and
3. The full City Council considered the matter at its meetings on June 19,2007, and July 3,2007;
ORD # tf1,~ , PAGE 2
and
WHEREAS, the City Council desires to approve the: 1) Amendments to the text and maps of the
comprehensive plan; 2) City-initiated amendments to the comprehensive plan map and zoning map boundaries
of the BP/CE and BC zoning districts; 3) City-initiated amendment to the comprehensive plan and zoning
designation of Mitchell Place; 4) Seven citizen-initiated requests (Request #1 - Quadrant, Request #2 -
Trimble, Request #3 - Gramor, Request #4 - Washington Memorial Park, Request #5 - Taylor, Request #6-
Lifeway Church, and Request #7 - Waller Road IV Associates) for changes to the comprehensive plan and
zoning designations.
Now, THEREFORE, the City Council of the City of Federal Way, Washington, does hereby ordain as
follows:
Section 1. Findings.
A. The proposed amendments to the comprehensive plan map and comprehensive plan text, as set
forth in Exhibits A, B, C, and D, attached hereto, are consistent with the Council vision for the City of Federal
Way, will allow development which is compatible with the surrounding neighborhoods, including adjacent
single-family uses, provide convenient goods and services at a pedestrian and neighborhood scale close to
adjacent residential uses, and provide for transportation facilities to serve the sites, and therefore bear a
substantial relationship to public health, safety, and welfare; are in the best interest of the residents of the City;
and are consistent with the requirements ofRCW 36.70A, the King County Countywide Planning Policies, and
the unamended portion of the Plan.
B. The proposed amendments to the comprehensive plan map and comprehensive plan text, as set
forth in Exhibits A, B, C, and D, attached hereto, are compatible with adjacent land uses and will not
negatively affect open space, streams, lakes, or wetlands, or the physical environment in general. The
amendments will allow for growth and development consistent with the Plan's overall vision and with the
Plan's land use element household and job projections, and will allow reasonable use of property subject to
constraints necessary to protect environmentally sensitive areas. The amendments, therefore, bear a substantial
ORD # 01. I?f5<tr , PAGE 3
relationship to public health, safety, and welfare; are in the best interest of the residents of the City; and are
consistent with the requirements of RCW 36.70A, the King County Countywide Planning Policies, and the
unamended portion of the Plan.
C. The proposed amendments to the Zoning Map, set forth in Exhibits B, C, and D, attached hereto,
are consistent with the applicable provisions of the comprehensive plan and the comprehensive plan land use
map proposed to be amended in Section 3 below, bear a substantial relation to public health, safety, and
welfare, and are in the best interest of the residents of the City.
Section 3. Comprehensive Plan Amendments Adoption. The 1995 City of Federal Way
Comprehensive Plan, as thereafter amended in 1998,2000,2001,2003,2004, and 2005, copies of which are
on file with the Office of the City Clerk, hereby are and shall be amended as set forth in Exhibits A, B, C, and
D, attached hereto.
Section 4. Amendment Authority. The adoption of Plan amendments in Section 3 above is pursuant
to the authority granted by Chapters 36.70A and 35A.63 RCW, and pursuant to FWCC Section 22-541.
Section 5. Severability. The provisions of this ordinance are declared separate and severable. The
invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the
invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder
of the ordinance, or the validity of its application to other persons or circumstances.
Section 6. Savings Clause. The 1995 City of Federal Way Comprehensive Plan, as thereafter
amended in 1998,2000,2001,2003,2004, and 2005 shall remain in force and effect until the amendments
thereto become operative upon the effective date of this ordinance.
Section 7. Ratification. Any act consistent with the authority and prior to the effective date ofthis
ordinance is hereby ratified and affirmed.
Section 8. Effective Date. This ordinance shall take effect and be in force five (5) days from and
after its passage, approval, and publication, as provided by law.
ORD # tf7. 'YS'b, PAGE 4
P ~ED by the City Council of the City of Federal Way this
~lM5-' 2007.
3rdv .
day of
CTIY OF FE~RAL WAY ~/[
~iC~ 7
ApPROVED AS TO FORM:
r~? ~~
City Attorney, Patricia A. Richardson
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE No:
l.P' J~.t/I
7-3-0,
7. tJ. 0'1
/.llD'o1
01'~
K:\Margaret\2006 Comprehensive Plan Amendments\City Council\061907 Meeting\Adoption Ordinance.doc/6/8/2007
ORD #0t.1?ffi, PAGE 5
EXHIBIT A
FEDERAL WAY COMPREHENSIVE PLAN
2006 Amendments
CONSISTING OF:
Table of Contents
Chapter 1 Introduction
Chapter 2 Land Use
Chapter 4 Economic Development
Chapter 6 Capital Facilities
Chapter 7 City Center
Maps in
Chapter 3
Chapter 8
Chapter 9
Chapter 10
Tra~sportation
Potential Annexation Area
Natural Environment
Private Utilities
Table of Contents
CITY OF FEDERAL WAY
Comprehensive Plan
Chapter Page
Contents lists of Tables, Maps, Figures, and Charts C-2
One Introduction 1-1
Two Land Use II-I
Three Transportation 111-1
Four Economic Development IV-I
Five Housing V-l
Six Capital Facilities VI-1
Seven City Center VII-1
Eight Potential Annexation Areas VIlI-1
Nine Natural Environment IX-1
Ten Private Utilities X-I
Glossary of Terms G-I
List of Acronyms G-I1
FWCP - Table of Contents
List of Tables
Chapter Two - land Use
Table 11-1
Table 11-2
Table 11-3
Household Targets by King County Urban Subarea
South King County Subarea Household Targets, 2001-2022
Land Use Classifications
Chapter Three - Transportation
Table 111-1
Table 111-2
Table 111-3
Table 111-4
Table 111-5
Table 111-6
Table 111-7
Table III-S
Table 111-9
Table 111-10
Table 111-11
Table 111-12
Table 111-13
Table 111-14
Table 111-15
Table 111-16
Table 111-1 7
Table III-IS
Table 111-19
Table 111-20
Table 111-21
Transportation Plan Chapter Subsection
Key Service Providers
Characteristics of Functional Classifications of Streets
Washington State Access Classification System, Chapter 468.52 WAC (7-14-94)
City of Federal Way Access Management Standards
Planning and Operational Levels of Service
Major Street and Roadway Improvements
Transportation Systems Management (TSM) Strategies Applicable to Federal Way
Intelligent Traveler Systems (ITS) Applications in Federal w.ay
Purposes of Walking and Biking Trips
Non-Motorized User Problems and Solutions
Transportation Improvement Program (TIP) Non-Motorized Improvements
Evaluation of Transportation Demand Management (TOM) Strategies
Federal Way Mode Split Survey Results
METRO Improvement Plan Projects in Federal Way
Work Trips and Mode Split Estimates
TIP High Occupancy Vehicle (HOV) Improvements Federal Way
Transportation Improvement Plan (TIP) - 1998-2004
Capital Improvement Program (CIP) - 2005-201 5
Federal Way Comprehensive Plan's Impacts to Highways of Statewide
Significance - 2000 to 2020
Impact to City Streets From State's Failure to Provide Adequate Capacity
on Highways of Statewide Significance in 2020
Chapter Four -Economic Development
Table IV-l
Table IV-2
Table IV-3
2000 Covered 2006 Employment Estimates Federal Way and Kinq County
2001 Averaqe Sales Prices of Owner-Occupied Homes in King County
A verage Multi-Family Rents, Spring 2002 Fall 2006
Revised 200J 2006 Comprehensive Plan Amendments
C-2
FWCP - Table of Contents
Table IV-4
Table IV-5
Table IV-6
Table IV-7
Summary of Economic Conditions in Southwest King County Cities
Economic Development Areas and Actions
Development Zones: Description
Development Zones and Land Use
Chapter Five - Housing
Table V-I
Table V-2
2000 H.U.D. Income Levels by Household Size
Affordable Housing for Various Income Segments
Chapter Six - Capital Facilities
Table VI-l
Table VI-2
Table VI-3
Table VI-4
Table VI-5
Table VI-6
Table VI-7
Table VI-8
Table VI 9
Table 'II 10
City of Federal Way Facilities Plan 1998 to 2014, Surface Woter
Management Component
Summary of Existing Parks and Recreation Areas
Parks Six-Year Capita/Improvements Plan, 2002 2007 2007-2012
Summary of Existing Community Facilities
Projected Community Facility Needs, 2001 20102007-2013
Summary of Existing Facilities Capacities
Federal Way School District Student Forecast
Federal Way Public School~ District 2007 Capital Facilities Plan Six-Year
Finance Plan
Lakehaven Utility District 2001/2002 Capital Improvement Projects Water
Department
Lakehaven Utility District 2001/2002 Capitallmprovemont Projects
Waste'Hater Department
Chapter Seven - City Center
Table VII-l Gross Floor Area of Land Uses, City Center, January 2002 February 2007
Chapter Eight - Potential Annexation Areas
Table VIII-l
Table VIII-2
Table VIII-3
Table VIII-4
Table VIII-5
Table VIII-6
Year 2000, 2002. 2003. and 2020 Population and Housing
Existing Land Use by Parcels
P AA Housing Sales and Affordability
P AA Park Facilities Owned by King County
P AA and City Parks Levels of Service
Federal Way Potential Annexation Area Capital Costs for Parks and Recreation
Revised :1OOJ 2006 Comprehensive Plan Amendments
C-3
FWCP - Table of Contents
Table VIII-7
Table VIII-8
Table VIII-9
Table VIII-l 0
Table VIII-II
Table VIII-l 2
Table VIII- J 3
Table VIII-J 4
Table VIII- J 5
Table VIII- J 6
Table VIII-l 7
Table VIII-18
Table VIII-19
Table VIII-20
Table VIII-21
In-Road Surface Water Facilities
Regional Stormwater Facilities
Residential and Commercial Drainage Facilities
Road Maintenance Problems in P AA King County Maintenance Division 3
Road Maintenance Problems Near P AA King County Maintenance Division 3'
Federal Way Potential Annexation Area Capital Costs for Surface Water
Capital Improvements
Street Inventory Within P AA
Future LOS and Recommended Improvements
Federal Way Potential Annexation Area Capital Costs for Roadway
Improvements
Operating Revenues Generated by P AA (2003)
Operating Costs by Department by Potential Annexation Area (2003)
Annual Net Operating Revenues (or Operating Cost) of Annexation,
by P AA (2003)
Federal Way Potential Annexation Area Capital Revenue to 2020
Federal Way Potential Annexation Area Estimated Future Capital Costs
Federal Way Potential Annexation Area Estimated Net Capital Revenues
Revised ;moo 2006 Comprehensive Plan Amendments
C4
FWCP - Table of Contents
List of Maps
Chapter Two - land Use
Map 11-1
Map 11-2
Proposed Comprehensive Plan Designations
Generalized Existing Land Use
Chapter Three - Transportation
Map 111-1
Map 111-2
Map 111-3
Map 111-4
Map 111-5
Maplll-6
Map 111-7
Map 111-8
Map 111-9
Map 111-10
Map 111-11
Map 111-12
Map 111-13
Map 111-14
Map 111-15
Map 111-16
Map 111-17
Map 111-18
Map 111-19
Map 111-20
Map 111-21
Map 111-22
Map 111-23
Map 111-24
Map 111-25
Map 111-26
Map 111-27A
Map III-27B
Travel Patterns from Residential Areas in the Federal Way Planning Area
Existing Significant Streets and Highways
Existing and Planned Traffic Signals
2000 Traffic Volumes
Functional Classification of Existing and Planned Streets and Highways
Planned Street Sections
State Access Management Classifications
City Access Management Classifications
2002 Congested Streets and Highways
2008 Congestion with Existing Streets and Highways
2008 Congestion with Proposed Streets and Highway Improvements
2020 Congestion with 2008 Streets and Highway Improvements
2020 Congestion with 2020 Improvements
High Collision Rate Intersections (1997 - 1999)
High Collision Rate Corridors (1997 - 1999)
High Collision Severity Intersections (1997 - 1999)
High Collision Severity Corridors
Sidewalks Inventory on Major Streets (2002)
Bicycle Facilities Plan
All Day Transit Service, Effective June 2002
Peak Hour Transit Service, Effective June 2002
Proposed Transit Routes
Helicopter Landing Areas
Recommended Heliport Siting Areas
Through Truck Route Plan
2003-2008 Transportation Improvement Plan
2009-2020 Capital Improvement Plan
2003-2020 Regional Capital Improvement Plan
Chapter Four - Economic Development
Map IV-]
Southwest King County and North Pierce County Sub-Region
Revised 200J 2006 Comprehensive Plan Amendments
C-5
FWCP - Table of Contents
Chapter Six - Capital Facilities
Map VI-1
Map VI-2
Map VI-3
Map VI-4
Map VI-4A
Map VI-5
Map VI-6
Map VI-7
Map VI-8
Map VI-9
Map VI-10
Map VI 11
Map VI 12
Map VI 13
Map VI 1 4
Hylebos and Lower Puget Sound Federal Way Drainaqe Basins
Surface Water Trunk Systems (Includes t-latural and Manmade features)
Parks Plan Planning Areas
Major Parks and Open Space
Potential Location of City Center Public Open Spaces and Bicycle Routes
City Facilities
Federal Way School District #210
Lakehaven Water Service Area
Highline & Tacoma Water Service Area
Water utility ,~Aajor Components Lakehaven Sewer Service Area
2001/2002 Water CIP Location Map South King Fire and Rescue
Lakehaven Sewer Service Area and Basins
Sewer Utility Major Components
2001/2002 Wastewater CIP Location Map
Federal 'Nay Fire Department #39
Chapter Seven - City Center
Map VII-1
Map VII-2
Map VII-2A
Map VII-3
Map VII-4
Map VII-5
Map VII-6
Map VII-7
Map VII-8
Map VII-9
City Center Vicinity Map
Boundaries of City Center AFee Boundary Map
Boundaries of Planned Action SEP A
The Concept Plan
City Center Land Use Designations
Enhanced Proposed Street Network
Principal Pedestrian and Bicycle Connections
Potential Transit Alignments and stops
Potential Location of City Center Public ~ Space~ and Bicycle Routes
Phasing Concept, 1995~ 2010
Chapter Eight - Potential Annexation Areas
Map VIlI-1
Map VIH-2
Map VIII-3
Map VIII-4
Map VIII-5
Map VIII-6
Map VIII-7
Map VIII-8
Map VIH-9
Federal Way P AA
Community Level Subarea Boundaries
Sensitive Areas
Geologic Hazards
Parks and Cultural Resources
Pre-Annexation Comprehensive Plan Designations
Pre-Annexation Zoning Map
Surface Water Facilities
Arterials & Local Streets
Revised 2003 2006 Comprehensive Plan Amendments
C-6
FWCP - Table of Contents
Map VlIl-l 0
Map VIII-II
Map VIII-12
Map VIII-13
Map VIlI-14
Map VIII 15
Map VIII 16
Existing Roadway Level of Service
Year 2020 Roadway Level of Service
20 Year Proposed Intersection Improvements
Fire Department Facilities
Public School Facilities
V'later Service
Wastewater Service, Septic Repairs and Complaints
Chapter Nine - Natural Environment
Map IX-l
Map IX-1A
Map IX-2
Map IX-3
Map IX-4
Map IX-5
Map IX-6
Map IX 7
Map IX 8
Aquifers
Aquifers and WeUs Wellhead Capture Zones
Areas Susceptible to Groundwater Contamination
Wellhead Capture Zones
Wellhead Capture Zones Surface Water Resources
Wellhead Capture Zones Geoloqic Hazards
Surface Water Resources Priority Habitats and Species
Geologic Hazards
Priority Habitats and Species
Chapter Ten - Public Utilities
Map X-l
Map X-2
Map X-3
Map X-4
Map X-5
Council Approved P AA Boundary
Existing and Proposed Improvements to the Sub-Transmission System, Puget
Sound Energy - Ge5 Electricity
Puget Sound Energy Gas Supply Mains, puget Sound Energy - Gas
Proposed Improvements, Puget Sound Energy - Gas
Cable Service by AT&T Broadband Comcast, Cable W Television
C-7
Revised :100J 2006 Comorehensive Plan Amendments
FWCP - Table of Contents
list of Figures
Chapter Two - land Use
Figure 11-1
Figure 11-2
Figure 11-3
Percent Gross Land Area by Existing Land Use, September ~ 2006
The Concept Plan Diagram
Population Projection, King County
Chapter Three - Transportation
Figure 111-1
Figure 111-2
Figure 111-3
Figure 111-4
Figure 111-5
Historical Transportation Infrastructure
Current Multimodal Transportation Systems
Roadway Cross Section A and B
Roadway Cross Section C and D
Roadway Cross Section E and F
Roadway Cross Section G and H
Roadway Cross Section I and J
Roadway Cross Section K and L
Roadway Cross Section M and N
Roadway Cross Section 0 and P
Roadway Cross Section Q and R
Roadway Cross Section Sand T
Roadway Cross Section U and V
Roadway Cross Section Wand X
Roadway Cross Section Yond Z
Special Cross Sections
Land Use Intensity vs. Transit Demand
Chapter Five - Housing
Figure V-1
Figure V - 2
Federal Way Age Distribution by Population in 2000
Federal Way's Housing Stock
Chapter Seven - City Center
Figure VII-1
Figure VII-2
Figure VII-3
Aerial View of City Center
Potential Core Area Development
Potential Frame Area Development
Revised :1OOJ 2006 Comprehensive Plan Amendments
C-8
FWCP - Table of Contents
Figure VII-4
Figure VII-5
Figure VII-6
Potential Redevelopment of Surface Parking Areas
Illustration of City Center, 1995 Conditions
Illustration of City Center Evolution, 2025
Chapter Eight - Potential Annexation Areas
Figure VIII-I Potential Annexation Area 2002 Existing Land Use Distribution
Chapter Ten - Private Utilities
Figure X-I
Figure X-2
Figure X-3
Electricity Supply from Source to Customer
Typical Puget Sound Energy Distribution System
Cable Source to Customer
Revised :1OOJ 2006 Comprehensive Plan Amendments
C-9
CHAPTER ONE -INTRODUCTION
1.0 INTRODUCTION
The Federal Way Comprehensive Plan (FWCP) lays out a vision for the future of Federal
Way during a 20-year period and responds to the requirements of the Growth Management
Act (GMA) of 1990 and subsequent amendments. The FWCP also carries out Vision
2020, the Puget Sound region's multiple urban growth centers concept, and King
County's Countywide Planning Policies (CWPPs), which call for multiple urban centers
and a strong urban growth boundary.
This chapter gives an overview of the comprehensive planning effort, profiles Federal
Way's past and present, and concludes with a discussion of Federal Way's vision for its
future. This plan contains a glossary of terms at the end of the document to help the reader
with terms that may not be clear or understandable.
1.1 THE COMPREHENSIVE PLANNING EFFORT
Why Plan?
Federal Way plans for people. People need a safe and secure place to live, an economy
that provides jobs, a transportation system that allows them to get around, and schools,
colleges, and recreational opportunities. It is the city government's responsibility to
provide public services and facilities, develop policies, and adopt regulations to guide the
growth of a city that meets the needs of its people. From incorporation to the present, the
guide for Federal Way's growth and development has been the Comprehensive Plan.
What Is a Comprehensive Plan?
The role of the FWCP is to state clearly our community's vision for its future, and to
articulate a plan for accomplishing this vision over a 20-year period. The FWCP seeks to
answer a number of questions:
· What areas are most suitable for development or redevelopment?
· What areas should be preserved in their natural state?
· Where should growth occur?
· How can we manage that growth to realize our vision for the community?
· How should we address traffic congestion?
· How many parks do we need, of what size, kind, and where?
FWCP - Chapter One. Introduction
· What steps should we take to encourage economic development?
· How can we encourage preservation of our historic resources?
· How can we ensure an adequate supply of affordable housing for all income levels?
· What utilities and public services will we need?
· How will the community pay for all of these things?
Each of the FWCP's chapters addresses these questions, and more, in the areas of
transportation, land use, economic development, capital facilities, utilities, and housing.
The answers form the policies, which guide implementation of our community vision. The
policy statements within each chapter are used to guide new or revised zoning and other
regulations. The FWCP also sets a clear frame-work for where the community will need to
spend money on capital facilities, how much, and identifies available funding sources. As
a whole, the FWCP offers a flexible framework for Federal Way's future, allowing for
adaptation to real conditions over time.
Why Revise Our Plan?
Between 1990, when the interim comprehensive plan was first adopted by the City of
Federal Way, and ~ 2006, the City has grown from 19.9 square miles and 67,554 people,
to ~ 22.49 square miles and ~ 86.530 people. This rapid growth and change in the
character of the City has naturally provided impetus to revise and update the comprehensive
plan. The FWCP, and the code amendments which follow it, reflect the unique
characteristics of our community and public input on Federal Way's vision for its future.
Requirements of the Growth Management Act
The GMA (RCW 36.70A. 140) was passed by the Washington State Legislature in 1990,
with amendments added in 1991 and subsequent years. The legislature passed the GMA in
recognition of the rate of growth that was occurring throughout the state, particularly on
the west side of the Cascades. The legislature was responding not only to the rate of
growth, but also to the type and location of growth. Two-thirds of the state's population
and household growth in the 1980s took place in unincorporated areas, and produced
sprawling subdivisions, commercial strips, and urbanization of land, which only ten years
before, was rural. This rapid growth pattern resulted in increased traffic congestion and
inadequate public services, and has threatened forestland, agricultural land, and
environmentally sensitive areas such as wetlands. These impacts have been felt in Federal
Way, just as they have been felt in other parts of the state.
. The GMA requires that each jurisdiction produce a comprehensive plan that contains, at a
minimum, elements pertaining to land use, transportation, capital facilities, housing, and
private utilities. These elements must be consistent with one another. Jurisdictions also are
required to adopt policies and regulations protecting resource lands and critical areas, such
as agricultural land, wetlands, and hillsides. Each jurisdiction must coordinate its plan
with the plans of surrounding jurisdictions.
Revised :100:12007. 2006 Comprehensive Plan Amendments
1-2
FWCP - Chapter One. Introduction
The GMA also requires that each city designate an urban growth boundary (UGA) or
potential annexation area (P AA) as they are called in King County. The P AA defines the
area within which the city anticipates it could provide the full range of urban services at
some time in the future. It also represents the area within which the city will consider
annexations and the boundary beyond which it will not annex.
Perhaps what most distinguishes the GMA from previous planning statutes is the
requirement that public services be available or funded at some designated lev:el of service
before development may occur. If a jurisdiction cannot provide services to an area, then it
may not permit development in that area.
The 1991 amendments to the GMA require all counties planning under the act to adopt
Countywide Planning Policies (CWPPs). The jurisdictions in King County formed a group
called the Growth Management Planning Council (GMPC) composed of elected officials
from the King County Council, City of Seattle, and suburban cities. The mission of the
GMPC was to draft the CWPPs for King County. These policies were adopted in 1992 and
are binding on the jurisdictions in the County. In 1994, major amendments to the CWPPs
were proposed by the GMPc. These amendments were subsequently adopted by King
County and are binding on all jurisdictions in the County, although it should be noted that
Federal Way voted not to ratify. Since 1994, the CWPPs have been updated as needed.
After approval and ratification by the King County Council, amendments are forwarded to
the cities for ratification. Amendments to the CWPPs only become effective when ratified
by at least 30 percent of the city and county governments, representing 70 percent of the
population of King County.
The FWCP has been prepared according to the provisions of the GMA and the CWPPs.
However, Federal Way's plan also contains many components that are not referenced in the
GMA; these additional components are included in the plan due to their importance to the
Federal Way community. Although Federal Way's goals and policies for growth and the
provision of services are guided by GMA requirements, and are based in part upon state
and regional goals, they primarily reflect the vision and goals of our own citizens.
How Was the Plan Developed?
The ideas in the FWCP were developed through discussion, debate, and the creative
thinking of thousands of Federal Way citizens, working with City staff and elected
officials. Consistent with the GMA, the City of Federal Way provided early and
continuous opportunities for citizens to participate in CityShape. CityShape was the name
given to the City's comprehensive planning project. CityShape was the process used to
develop the FWCP.
CityShape, the process, started in the Fall of 1992 with a series of open houses and field
trips. The first open house was held on September 16th, and featured displays from all City
departments and the various special service districts. The event had two objectives. The
first was to explain to citizens how urban services are delivered, how much those services
cost, and how citizens could be involved in the development of the City's new
Revised :1002 2007. 2006 Comprehensive Plan Amendments
'-3
FWCP - Chapter One. Introduction
comprehensive plan. The second objective was to have people describe their likes and
dislikes about the City as it existed in 1992 and share their thoughts about what the City
ought to look like in 20 years.
The second major CityShape event occurred on October 26, 1992. The event was a field
trip to Burnaby and Vancouver, British Columbia, to look at one possible future for
Federal Way. The Vancouver area has a light rail system called Sky Train and Burnaby
has a high density suburban shopping mall 20 miles southeast of downtown Vancouver.
The City took 70 members of its various Boards and Commissions to look at how light rail
works; how land use is influenced by rail and vice versa; what a redeveloped, mixed use,
high intensity shopping mall looks like; and how attractive higher density residential
neighborhoods can look, given specific development guidelines.
On November 19, 1992, the City conducted a second open house. This time the objective
was to review and evaluate three land use plan alternatives. The first alternative was a
slow growth concept with a land use pattern that was fairly similar to what currently exists
in the City. The second was a moderate growth concept that focused the majority of new
growth in a redeveloped, higher density, mixed use downtown. The third alternative was a
higher growth scenario that included the downtown concept of alternative two, but also
envisioned an expanded office parklbusiness park concept in the vicinity of West Campus
and the 348th Street corridor. Those present seemed to favor a hybrid with characteristics
of alternatives two and three.
Economic development and growth was the topic of the third open house held January 21,
1993. The CityShape staff team presented three economic development alternatives with
low, medium, and higher growth concepts. Participants expressed support for a medium to
high growth scenario that diversified the economic base in Federal Way and gave the
community about as many jobs as there are projected households in the year 2012.
The next open house was held on March 10, 1993, and focused on the vision for a City
Center. Attendees completed two exercises. The first was to evaluate three alternative
orientations for a downtown: east/west along 320lh Street, north/south in the vicinity of
20th Avenue, and along a diagonal from Steel Lake Park to 320th and Highway 99. The
second exercise was to use building blocks to accommodate projected growth in the
downtown. The higher the density, the smaller the area for downtown. The lower the
density, the more spread out the downtown. Participants concluded that a higher density,
pedestrian-friendly downtown oriented north/south from the center of SeaTac Mall made
good sense and accommodated a high capacity transit system.
On June 2, 1993, the City staff provided interested citizens with a short course in
transportation planning. The presentation identified the congested street corridors as they
were in 1992 and projected how and where congestion would increase by 2012, given the
impacts of growth. Staff also presented five different arterial improvement alternatives
which would either maintain or reduce congestion by 2012, together with some estimate of
the effectiveness of particular arterial improvements for resolving transportation problems
in the community. The participants concluded that the maximum construction option
called "super widening" was not appropriate or even feasible. They did, however, favor a
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FWCP - Chapter One. Introduction
more modest list of arterial improvements, including a "diagonal parkway" along the BP A
power line, which generally maintained the 1992 level of service.
The last two public forums dealt with capital facilities planning. The first of these was
held June 22, 1993. At this session, staff gave participants level of service options for
streets and parks, provided cost estimates associated with each level of service, and asked
participants working in groups to agree on the level of service they wanted for streets and
parks based on their willingness to pay for service. With a high level of consensus,
participants were willing to pay for a parks level of service of 10.5 acres per thousand
population. Given the cost for streets, the desired level of service was to lower the
standard about 60 percent from the 1993 level.
The second capital facilities public forum was held December 9, 1993, and focused on
how to pay for services. At this forum, each work group was given a work sheet that
described total capital costs for parks and streets; and data describing the revenue sources
available to cities and how much revenue each source could potentially generate. The
objective was to develop a financing package, including recommended taxing levels,
which would pay for the desired street and park system. There was a lot of disagreement,
but voter-approved bond issues, impact fees, and to a lesser extent, utility taxes received
some support as the preferred revenue sources. On the other hand, there was near total
agreement that there should be no business and occupation tax in Federal Way.
In November 1993, the City published a draft environmental impact statement that
evaluated the various growth, land use, City Center, transportation, and capital facilities
options. In addition, the staff-consulting team began writing the various chapters of the
FWCP, consistent with the direction that emerged from the field trips, open houses, and
public meetings. Early in 1994, the City's Planning Commission began holding work
sessions, to which the public was invited, to review each of the chapters as they were
written and provide comments and feedback as appropriate. The Commission started with
the Private Utilities chapter on March 2, followed by Housing (3-9-94), Potential
Annexation (3-16-94), Natural Environment (4-13-94), Economic Development (4-27-94),
Land Use and City Center (6-1-94), Capital Facilities (8-3-94), and ended with the
Transportation Chapter on September 7, 1994.
In the Fall of 1994, staff was ready to begin assimilating the individual chapters to create
an integrated comprehensive plan. As part of that process, staff concluded it was again
time to touch base with the City Council to ensure the FWCP was on target with their
expectations. To facilitate the discussion, staff prepared a two-page vision statement that
summarized the FWCP.
The City Council reviewed the vision statement at a retreat on February 24, and 25, 1995,
and indicated it was on target. The vision statement was subsequently expanded to a 20
page executive summary of the FWCP, including general policy direction. On April 18,
1995, the City Council conducted a public hearing on the expanded vision statement and,
based in part on the testimony, proposed some amendments to it. On May 2, 1995, the
City Council formally reviewed the expanded vision statement and directed staff to
complete the FWCP as soon as possible.
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FWCP - Chapter One. Introduction
To this point, the narrative has focused on the formal public participation process.
Concurrently, there were a series of meetings to which staff was invited to talk about the.
future of Federal Way, vision, land use planning in general, and the comprehensive plan
more specifically. There were hundreds of these meetings over the course of two years. They
included slide shows, small discussion groups, meetings with neighborhood associations, the
Chamber of Commerce's monthly luncheon and its subcommittees, real estate brokers,
property owners, elementary and high school classrooms, displays at the mall, civic
organizations, and many others. The result was broad based interest and participation in the
development of the City's new comprehensive plan. At the time the FWCP was released, the
mailing list contained over 700 names, all of which were notified that the Hearing Draft
Comprehensive Plan was available for public review and comment.
The Hearing Draft of the FWCP was completed and released for public review on July 5,
1995. Subsequently, the FWCP was adopted on November 21,1995, by the City Council
per Ordinance 95-248. Thereafter, amendments to the FWCP were adopted per
Ordinances 98-330 on December 15,1998,00-372 on September 14, 2000, aM 01-405 on
November 15,2001,03-442 on March 27, 2003, 04-460 on Julv 20,2004, and 05-490,
05-491, and 05-492 on June 16,2005.
Organization of The Plan
While we cannot predict the future, we can attempt to shape the type of community in
which we live, work, and play. The FWCP functions as the City's statement of how it will
meet the challenges posed by growth in the 2\ 51 century.
The heart of the FWCP is the nine individual elements that outline goals and policies.
These elements constitute the chapters of the plan. The FWCP includes.five seven
elements chapters that are mandated by the GMA: land use, transportation, capital
facilities, housing, aM private utilities, economic development, and parks and recreation,
which is a stand-alone plan, rather than a chapter within the FWCP. It also includes fuH.F
three elements chapters which the GMA does not mandate, but that are very appropriate.
The first is an economic development element that is not only reoommended by the
CWPP, lH1t also recognizes Federal Way's position as a major employer in South King
County. The second is an annexation element chapter as has been discussed earlier in this
chapter. The #Hffi second is a chapter that describes the City's commitment to the
preservation of the natural environment and the policy direction to make it happen.
Finally, the FWCP includes a subarea plan for the City Center that reflects the City's
vision for the future and helps to implement the regional vision for a hierarchy of urban
centers in the Puget Sound.
Each of these elements chapters has been coordinated with the others, resulting in a plan
that is internally consistent. Each of the goals in the FWCP, while expressing a specific
policy direction, also functions as part of a coordinated expression of the City's vision for
the future. Plan implementation is the next step and is discussed in the final section of this
chapter.
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FWCP - Chapter One. Introduction
1.2 FEDERAL WAY'S COMMUNITY PROFILE:
PAST AND PRESENT
Planning for the future requires a good understanding of how our community has grown
and changed in the past. The following discussion provides that backdrop as a context for
subsequent chapters.
The earliest recorded accounts of the Federal Way area tell of Native American families
who resided in the area of the Muckleshoot Reservation on the east side of the Green
River Valley and traveled west to the shores of Puget Sound for the plentiful fisheries
resources. Generations of Muckleshoot Indians wore a westward trail across the heavily
forested plateau to the area which is now Saltwater State Park. The arrival of the white
man in the nineteenth century resulted in a steady decline in the Indian population and by
1890, nearly the entire population had disappeared from the area.
Isolated on a triangular shaped plateau rising steeply from Puget Sound, the Federal Way
area had little waterfront access or roadways and accordingly, was sparingly developed
compared to Tacoma and Seattle. As late as the turn of the century, the original settlers at
Dash Point and Dumas Bay had to row to Tacoma for supplies and maiL Old Military
Road, constructed around 1856 and extending north from Fort Steilacoom, past Star Lake
to Seattle and Fort Lawton, was the first road through the area.
Over time, narrow dirt roads were added to provide east/west access and by 1900, a road
was constructed between Star Lake and Redondo. The second crossroad, the "Seattle
Road," connected old Military Road and Kent. The Seattle-Tacoma Interurban Line,
completed in 1901, provided a fast and easy way to reach these urban cities. Improved
access brought many visitors to the area and Star Lake became a popular summer
recreation site.
By the 1920s, Federal Highway 99, the interstate that linked the western states from north
to south, was complete. At this time, Federal Way was still primarily forest and farmland.
Fred Hoyt had a cabin on Dumas Bay and started a road to Tacoma (still called Hoyt Road).
The timber companies, which had a major logging operation going, built an early railroad
line and were instrumental in getting Marine View Highway (now Dash Point Road) built
in the early 1920s. This roadway spurred development along the coastline. Soon thereafter,
Peasley Canyon Road was built to connect Military Road with the Auburn Valley. This
road later became known as South 320lh Street. In these early days, roadways set the stage
for development in the area and they still play an important role in the City today.
By the start of World War II; a number of small, thriving communities made up the area
that is now Federal Way. Some communities were clustered around lakes, such as Steel
Lake, Star Lake, and Lake Geneva. Others were sited to take advantage of the view of
Puget Sound, like Adelaide and Buenna. As each of these communities grew, residents
built small schoolhouses for their children. By the late 1940s, King County consolidated
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FWCP - Chapter One. Introduction
the many individual red schoolhouses into the Federal Way School District, from which
the City gets its name.
During this same period, a library was built along the edge of Highway 99, and between
308lh Street and 320th Street, a small "downtown" developed with a general store, lumber
yard, realty office, beauty parlor, feed store, and gas station. By the end of the 1950s, the
ten blocks between 308th and 3201h Streets became the first roadside commercial district.
One of the more unique developments was Santa Faire, a family oriented theme park. New
shopping areas were added around the park, helping to create a "community focus" for the
residents of the area.
As this commercial area developed, the rest of Federal Way was changing as well. The
Boeing Company expanded their operations in Renton and the Kent Valley and began
advertising nationally for engineers. Those engineers in turn began roaming the wooded
acreage in Federal Way in search of housing. One of the earliest residential developments
was Marine Hills, built in 1958 overlooking Puget Sound. Weyerhaeuser, one of the early
timber companies, had large land holdings in the area and began to develop their land into
high quality housing with amenities like golf courses.
Weyerhaeuser's development company also began developing commercial property, creating
the West Campus business park. The plan was to integrate offices and businesses with lush
landscaping. Though initially the corporate office market was not strong, West Campus has
grown almost to capacity, providing space for many civic buildings such as City Hall, the
police station, the area's major health care centers, and higher density housing.
Another major landmark in the area is SeaTac Mall the Commons, built in the mid-1970s on
what was farmland south of 320th Street. The Malt Commons is one of the largest malls in
South King County and is the anchor for retail development in the area. The Mmall was a
result of population growth in the region and its location was determined by the 320th Street
intersection with Interstate 5. The Interstate supplanted Highway 99 as the main artery for .
commuter traffic in the County.
By the mid 1980s, South King County was growing quickly. Retail growth occurred along
Highway 99, especially at the 3201h Street intersection. Roads and office space were
developed to accommodate the increased growth. Residential growth was also prominent,
following plans developed by King County, with a large number of apartment homes. The
changes to the community, with increased housing and traffic, created a movement for
greater self-determination. In 1989, the citizens of this area voted for incorporation and the
City of Federal Way was born, incorporating on February 28, 1990.
Federal Way's Future Vision
Federal Way's challenge for the future is to protect what the community believes is most
important, while meeting the state's growth management goals. The following paragraphs
describe what Federal Way will look like in the year 2022, and beyond, if it balances these
growth management mandates with the needs and desires of Federal Way citizens.
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FWCP - Chapter One. Introduction
Federal Way is a great place to live, work, and play because of its:
Government For and By the People: All governmental entities reflect the can-do attitude of
Federal Way citizens and partner with.them to provide quality services, often through
volunteerism. Governmental entities reflect the community's values of diversity,
innovation, and participation. Together, the community and its neighborhoods have built a
sense of identity and ownership for Federal Way and its future. Fiscally conservative,
innovative financial and management (contracting model) strategies, along with economic
growth, have allowed the community to enjoy a moderate tax rate, with bond issues
approved to support major projects. The community vision has maintained a focus and
continuity for staff and fiscal resources on the defined vision.
Responsible Growth: The community realized that some level of growth in all segments of
the community (economic, population, housing, etc.) was inevitable, and chose to channel
that growth into very specific development goals. The overall character of the community
has remained much as it was 20 years ago. Infrastructure has been developed concurrently
with growth, preserving the community's quality of life.
Development goals have fostered the preservation of a primarily residential community and
open natural areas, with concentrated urban development in the City's Center. An increase
in the number of corporate headquarters, annexation of the Potential Annexation Areas
(P AA), and build out of available single-family sites, at competitive prices, has
accommodated Federal Way's population target. Some new multiple-family development is
concentrated in the City Center/99 corridor area, primarily through downtown
condominiums. This pedestrian friendly, multi-use City Center, with multi-story and
underground parking facilities works well for many. Federal Way citizens enjoy the
pedestrian plazas of the City Center.
Statewide planning goal #6 states, "Private property shall not be taken for public use
without just compensation having been made. The property rights oflandowners shall be
protected from arbitrary and discriminatory actions." The City supports preservation of
private property rights; however, property rights must be balanced with the health, safety,
and general welfare of the community.
Economic Vitality: Strategically located in the Pacific Rim, between SeaTac Airport and the
Port of Tacoma, Federal Way provides jobs as an international and regional retail and
employment center. Federal Way is also home to several corporate headquarters located in
East and West Campus. Companies choose Federal Way for its sense of neighborhood
identity, mix of housing stock, proximity to natural resources (mountains, oceans, and
watelWays), and safety. The growth in the corporate headquarters segment of the economy
has netted economic spinoffs for Federal Way's small business community, as small
business provides support services for the corporate park companies. Growth in the small
business economy has generated some redevelopment of previously large retail warehouse
facilities to accommodate office, retail, and light manufacturing. Quality jobs have boosted
disposable income, supporting expansion of Federal Way's retail and commercial sectors.
The resulting enhancements to the community's tax base have helped to support a high
quality of community life.
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FWCP - Chapter One. Introduction
Efficient Traffic System: Federal Way's transportation system links neighborhoods with the
City Center, and Federal Way with other communities in the Puget Sound region.
Concentrated economic growth in East and West Campus and the City Center has allowed
mass transit to connect Federal Way's economic core with the economic and leisure hubs
of Puget Sound communities. Concentrated growth has allowed the community to
maintain the infrastructure in outlying areas, focusing new infrastructure in the City's
Center. Youth have found the transportation system easy and safe to use in getting to
school.
Safety. Infrastructure, and Utilities: This issue has been addressed at the neighborhood level,
where community-based policing philosophies and citizen efforts to create a sense of
neighborhood with real and perceived safety are most effective. A professional and
compassionate law enforcement force communicates clearly with the community's diverse
populations and business community, providing a visible community presence, as well as
acceptable emergency call response times. Improvements in safety have been a
cornerstone for the community's economic and residential growth. The utility and fire
districts share this community vision and have targeted their efforts and resources to
continue to provide effective and efficient delivery of water, sewer, telephone, television,
power, and fire services. Increased coordination between these districts and the City, and
these districts and their regional counter-parts, has ensured adequate service expansion to
make the community's development vision a reality.
Caring for Our Own: Governmental and social service agencies work in concert to provide a
caring and safe environment for all Federal Way citizens. Ever-improving educational
institutions, public and private, serve all interests and ages throughout the community.
Neighborhoods have joined with the schools in their area to improve student achievement,
school facilities, and resources. Strong educational institutions and the leadership of the
Federal Way School District, Highline Community College, and DeVry University have
contributed to the community's economic growth, providing a trained work force and
quality education for the families of employees who locate here. The City has been the
catalyst for creating a one-stop shopping center for human services, with programs at all
levels of government requiring greater participation from clients in improving their
individual situations.
Quality Culture, Environment, and Play: Parks, trails, sports, and cultural arts facilities cater
to the active lifestyle of Federal Way citizens. By partnering with the Federal Way School
District and other agencies, the community has developed a long-range plan for facilities,
parks, and services, which is yielding more and better facilities, and joint facility
utilization than anyone agency could provide alone. A performing and cultural arts center
has been built, although it will require operating subsidies for its first eight years.
The Federal Way area is blessed with a bounty of natural beauty and scenery. This bounty
includes dramatic vistas of Mt. Rainier; numerous lakes, streams, and wetlands; the
pastoral setting in the Spring Valley area; and views ofPuget Sound and Vashon Island
from the saltwater ridge. The City is committed to preserving this vast natural resource for
the citizens and future citizens of Federal Way.
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FWCP - Chapter One. Introduction
Regional Player: Finally, Federal Way institutions and citizens are regional partners and
participants in the economic, political, and cultural life of Puget Sound. This participation
has yielded funding opportunities for community facilities, including housing and human
services. Other regional efforts have safeguarded the community against outside impacts
that detract from our community's quality of life. Regional participation has crossed the
seas with sister city relationships which are supported by Federal Way citizens. These
relationships have had significant cultural, educational, and economic benefits for the
community.
This vision will not be easily achieved. It will require difficult choices. In order to grow
gracefully, and remain a healthy and desirable community, tomorrow's higher density
growth areas must be accompanied by improved amenities for urban life. More resources
will be required to maintain the high quality oflife we currently enjoy, thanks to our
parks, streets, and other public services. A combined effort of the public sector,
neighborhood groups, businesses, schools, and individual citizens will be required. The
early and continuing cooperation and collaboration of these groups in this process will
ensure this vision will be realized.
Getting to the Future from the Present
The FWCP is intended to manage growth and change in Federal Way over the next 20
years. The future described in the FWCP cannot be achieved all at once. Over the life of
the FWCP, growth will likely occur more slowly at times, more rapidly at others, and in
somewhat different patterns and sequences than is currently foreseen. The best a
comprehensive plan can be is a well-educated guess about how to accommodate.people
and conditions that cannot be known in advance. An effective comprehensive plan must
be flexible enough to succeed within a range of likely conditions and must be adjusted as
those conditions are monitored and evaluated, while maintaining a steady aim at its
ultimate goals.
How Will The Plan Be Implemented?
Adopting a comprehensive plan is the first step toward realizing the City's vision. The
vision is achieved when the comprehensive plan is implemented. Federal Way's
implementation program is comprised of a combination of short-term and long-term
actions. Short-term actions include the approval ofrezones that match the FWCP's land
use designations. Other actions include the annual update of the City's six year Capital
Improvement Program, which describes the street, park, and surface water utility projects
the City intends to build. There are also long-term actions including subarea planning,
monitoring, evaluating, and amending the FWCP as conditions change; and developing a
capital investment program that allocates resources to projects that will spur the City's
development in the direction envisioned in the FWCP. .
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FWCP - Chapter One. Introduction
Subarea Plans: Subarea plans will follow the adoption of the FWCP and will produce
amendments that tailor the FWCP's citywide perspective to individual areas, whether they
are neighborhood retail nodes or light manufacturing areas. The FWCP contains a subarea
plan for the City Center. Subarea plans are expected to continue to aid in adjusting and
fine-tuning the FWCP over time.
Coordination with Other Jurisdictions: Federal Way representatives have participated with
King County, other cities, and the Puget .Sound Regional Council in numerous
discussions. Some issues have been addressed and others have been identified for
additional discussion. Undoubtedly, continued regional planning forums will need to be
created to meet the GMA's challenge for regional action toward creating, implementing,
and funding a shared vision for the greater Puget Sound region.
Regulatory Provisions: Implementing the FWCP will include retaining, modifying, and/or
replacing existing regulations, and/or drafting new regulations consistent with the policies
and goals of the FWCP. For instance, in 2002 the City formed a stakeholders group that
reviewed the City's pennitting process and made recommendations on how to improve
and/or modify the regulations and process. This group continues to meet once a year to
provide input to the City's development review process.
A Strategic Investment Strategy: This will describe a framework for making resource
allocation decisions in an environment where wants and needs always exceed the finite
resources available. Tradeoffs among many possible investment choices will be made to
achieve the FWCP's goals. The framework will add dimension to the FWCP's goals by
enabling them to be addressed over time.
Human Services, Public Safety, and Environmental Planning: These will continue to build
upon the foundation established by the FWCP. Much of the FWCP, as developed to fulfill
the GMA, addresses physical development and its related regulatory and fiscal support.
Federal Way works with other levels of government, non-profit providers, and citizen
groups to support an array of activities and services that contribute to the quality of life of
Federal Way's citizens. These include public safety; health, cultural, educational, and
environmental activities; and human services. To ensure that the interrelationships of all
aspects of urban life are addressed, planning will be undertaken by the City in a way that
is supportive of and coordinated with the FWCP.
Monitoring and Evaluation: This will be done periodically to assess progress toward
achieving FWCP goals, as well as to measure the conditions and changes occurring within
the City. Monitoring and evaluation will help ensure consistency within and among the
FWCP elements chapters, as well as with the GMA, the CWPPs, and county and regional
growth plans. Monitoring and evaluation will lead to both FWCP amendments and
improved ability to project future conditions.
Citizen participation in City processes will build upon the dialogue between government
and citizens that began with the development and adoption of the FWCP. The City will
strive to find improved means to communicate with, and involve citizens in planning and
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FWCP - Chapter One. Introduction
decision-making. The City will strive to provide information that can be easily understood
and to provide access for public involvement. This will include processes for making
amendments to and implementing the FWCP.
Application of the Plan
The principal purpose of the comprehensive plan is to provide policies that guide the
development of the City in the context of regional growth management. These policies can be
looked to by citizens and all levels of government in planning for the future of Federal Way.
The FWCP format generally presents a discussion about an issue followed by a goal, and
some policies related to that goal. Goals describe what the City hopes to realize over time,
and are not mandates or guarantees. Policies describe actions that will need to be taken if
the City is to realize its goals. Policies should be read as if preceded by the words, "It is the
City's general policy to...." A policy helps guide the creation or change of specific rules or
strategies (such as development regulations, budgets, or program area plans). City officials
will generally make decisions on specific City actions by following ordinances, resolutions,
budgets, or program area plans that themselves reflect relevant FWCP policies, rather than
by referring directly to the FWCP. Implementation of most policies involves a range of City
actions over time, so one cannot simply ask whether a specific action or project would
fulfill a particular FWCP policy. For example, a policy that the City will "give priority to" a
particular need indicates that need will be treated as important, not that it will take
precedence in every City decision.
Some policies use the words "shall" or "should," "ensure" or "encourage," and so forth. In
general, such words describe the relative degree of emphasis that the policy imparts, but
not necessarily to establish specific legal duty to perform a particular act, to undertake a
program or project, or to achieve a specific result. Whether such a result is intended must
be determined by reading the policy as a whole, and by examining the context of other
related policies in the FWCP.
Some policies may appear to conflict, particularly in the context of a specific fact situation
or viewed from the different perspectives of persons whose interests may conflict on a
given issue. A classic example is the "conflict" between policies calling for "preservation
of the environment" and policies that "promote economic development." Because FWCP
policies do not exist in isolation and must be viewed in the context of all potentially
relevant policies, it is largely in the application of those policies that the interests, which
they embody, are reconciled and balanced by the legislative and executive branches of
City government.
Before the FWCP was adopted, the City of Federal Way had many policies in place that
were approved over the course of many years, and which affect the full range of programs
and services provided by the City. To the extent a conflict may arise between such a policy
and the FWCP, the FWCP will generally prevail, except that policies that are used in the
application of existing development regulations shall continue to be used until those
regulations are made consistent with the FWCP pursuant to RCW 36.70A.040.
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FWCP - Chapter One, Introduction
Discussion is provided to explain the context in which decisions on goals and policies
have been made, the reasons for those decisions, and how the goals and policies are
related. The discussion portions of the FWCP do not establish or modify policies, but they
may help to interpret policies.
Comprehensive Plan Amendment Process
The City will update the FWCP annually in order to keep this document current with the
community's vision and the City Council's policy direction. In addition to updating
chapters, such as Capital Facilities, the public will also be notified that a comprehensive
plan amendment will be taking place. Individual requests will be considered during the
annual update process.
Acknowledgments
The City Council and staff thank the hundreds of citizens' who have made the CityShape
project a success. We look forward to working with you and others over the coming years
to make your vision Federal Way's future.
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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 Compr~hensive 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
II-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 II-2 (Generalized Existing Land Use) and
Figure II-1 (percent Gross Land Area By Existing Land Use, page 2), in September ~
2006, e 43 percent of Federal Way's gross land area was developed as single-family
development, H ten percent as multiple-family development, and H II 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;
FWCP - Chapter Two, Land Use
Figure II-I
Percent Gross land Area by Existing land Use, September
2()().1.
GIfiGe
4%
Open Sp3ce
5%
Pa<l<s
6%
Ouasi-PubIiG
4%
Recl"eatioo
VI.
ReIigioos.SePJi<;as
VI.
N...~~
Percent Gross Land Area by Existing Land Use
September 2006
05%
o Commercial
. Industrial
o Multi Family
o Office
. Open Space
o Parks
GI Quasi Public
o Recreation
. Reli~ious Services
. Sin~le Family
o Vacant
06%r.2%
I -
o 10%
'-.8%
.43%
'-06%
(\ '-B15%
.1%\02%
Revised 200J 2007, 2006 Comprehensive Plan Amendment
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 1-5/
South 320lh and 1-5/SR 18 interchanges.
. Promotion of new opportunities for residential development near 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 2003 2007.2006 Comprehensive Plan Amendment
11-3
FWCP - Chapter Two. Land Use
Figure II-2
The Concept Plan Diagram
Concentrate new development in die
Highway 99/1-5 conidot.
Dewlap infrastnJd1.lre to support;"
cunidOt" development.
Transfonn retail core into a new
mixed-use Gty Center.
"
Preserve and enhance existing single-
family ':'eighbomoOds.
Create. a hetwOric of parks and open
<("1 oomd~.
Diversify employment base by
creating distinct employment areas.
" ~.
~ ~
Create new inteMive residential :.
communities supported by transit.
Provide community and cordmerciaJ
services to residential comm~nit:ies.
Preserve environmentaJly sensitive
land from adverse development. '"
. ---=
.~
.~
.~
1
L.
Revised 200J 2007, 2006 Comorehensive Plan Amendment
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 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 ::m 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 developrnent 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 6emposed of mid rise office buildings, mixed use retail, and
housing. A dense, urban-scale, City Center, comprised of a diverse mix 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 3181R 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 services. Residential uses are not
contemplated in the CE zone, except mixed-use residential/commercial can serve
as an appropriate transitional use adiacent to established, single family-zoned
residential neighborhoods.
. Community Business development in the South 3181R Street area and around the I
5/South 3201il and I 5/8R 18 interohanges 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 services. commercial, office, and mixed-use
commercial/residential development.
· Continued development of West Campus.
Revised ~ 2007.2006 Comorehensive Plan Amendment
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FWCP - Chapter Two. Land Use
. Continued development of East Campus (Weyerhaeuser Corporate and Office
Park properties).
. Redevelopment and development of the SR-99 corridor into an area of quality
commercial, retail. and mixed-use commercial/residential 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 II-i). 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 construction 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, 10-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 other South King
County utilities to participate in the construction of obtains water from the Tacoma2.s
Second Supply Project (a second water diversion from the Green River), which will
Revised 200J 2007, 2006 Comprehensive Plan Amendment
. 11-6
FWCP - Chapter Two, land Use
provide~ additional water supplie.s to the region. As a result, the water levels in the
aquifers have remained stable, and the District's water supply capacity will increase to
11.7 MGD on an annual a'ierage basis when Tacoma's Second Supply Project is
oompleted in 2001 has increased by an average of7.8 MGD, depending upon the
availability of water from the Green River. Concentrating growth, along with conservation
measures, should help to conserve water.
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 imp<?rtant 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 addres~ 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, deyelopment of a the wellhead protection program
developed in conjunction with the Lakehaven Utility District should provide gHideHnes 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
enviromp.ent 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 of adjacent 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 cornplete 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" (P AA). The City's P AA 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
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11-7
FWCP - Chapter Two, Land Use
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.
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 developments 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 11-1 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 of the 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
Revised 2003 2007, 2006 Comprehensive Plan Amendment
II~
FWCP - Chapter Two. Land Use
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.
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 36.70A010). 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.
Revised :!OOJ 2007, 2006 Comprehensive Plan Amendment
11-9
FWCP - Chapter Two, Land Use
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
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
bl;lsinesses" 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's direction:
. Promoting phased development for efficient use ofland and urban services;
. Creating a City Center (urban center) 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.
Revised :!OOd 2007. 2006 Comprehensive Plan Amendment
11-10
FWCP - Chapter Two, Land Use
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:th
third largest in King County.
Future population and employment growth has been forecasted by OFM (Figure II-3.,.page
-W). 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
Population Projection
King County
2.5
2
w
c
.2
~ 1.5
5 ..... 1.27........................................
~ 1 1.16
""5
Q. ..................................................
o
a. 0.5
o
1970 1980 1990 2000 2010 2020 2025
Source: Office of FinanciaJ Management, 2002 Update to Growth Management Act Medium Review Population Projections
Planning Council (GMPC). This methodology is more fully discussed in the next section.
Figure II-3
Development Capacity
The purpost: of Buildable Lands is to meas'ure capacity to accommodate projected growth
and to evaluate the effectiveness of local 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
Revised 2003 2007, 2006 Comprehensive Plan Amendment
11-11
FWCP - Chapter Two. Land Use
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.
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 fire 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 land 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 f{)r oapaoity analysis was modified to conf{)rm to the Buildable
Lands requirements. In the past, oapaoity analysis '.vas based on the theoretioal maximum
development allo'.ved by zoning. In the ourrent analysis, order to calculate capacity,
densities achieved over the last five years were used. 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.
Revised ~ 2007,2006 Comprehensive Plan Amendment
11-12
FWCP - Chapter Two, Land Use
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
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 basis for
allocating population forecasts 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 of2000 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 11-2 (page 13) 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 11-2 (page 13).
Revised 2003 2007, 2006 Comprehensive Plan Amendment
11-13
FWCP - Chapter Two, Land Use
ouse 0 argets )y ng ounty r an u area
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 ]6,375 41,530 56,369 14,839 72,744
East King 48,348 25,665 22,683 47,645 24,962 73,3]0
County
South King 73,387 22,957 50,430 42,355 N/A 65,3]2
County
Rura] 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
H
h ld T
Table II-l
b Ki C
U b S b
S hKi C
S b
Table II-2
H h ld d J b T
t 2001 2022
out ng ounty u area ouse 0 an 0 arge s, -
Jurisdiction Number of Households Number of Jobs
Algona 298 108
Auburn 5,928 6,079
Black Diamond 1.099 2,525
Burien ],552 ],7]2
Covington ],173 900
Des Moines 1,576 1,695
Federal Way 6,188 7,48]
Kent 4,284 11,500
Milton 50 ],054
Maple Valley 300 804
Normandy Park ]00 67
Pacific 996 108
Renton 6,]98 27,597
SeaTac 4,478 9,288
Tukwila 3,200 ]6,000
Unincorporated King County 4,935 2,582
Total 42,355 89,500
Development Capacity and Targets
As disoussed in the previous sections, in 2001 '.vhen th.e data for the Buildable Lands Study
was prepared, the City of Federal Way had a capacity for 5,538 new residential housing
units and 16,191 new jobs. In oomparison, the The adopted 2001 - 2022 targets are 6,188
new residential units and 7,481 new jobs. I\S a result, at that time the City had an 8, 713
surplus capaoity f-or jobs and a defioit capacity of 650 residential units in relationsh.ip to its
targets. Based on residential units in the pipeline today, the City now has a deficit capaoity
of 110 residential units. King County implementation ofRCW 36.70A.2l5 (the "Buildable
Lands" statute) requires local governments to adopt "reasonable measures" intended to
Revised ~ 2007,2006 Comorehensive Plan Amendment
11-14
FWCP - Chapter Two, Land Use
ensure the sufficiency of land use capacity within each iurisdiction to accommodate growth
anticipated during the 20-year planning period.
In order to increase residential capacity to meet the adopted targets, City staff will propose
that a definition of density for conventional subdivisions be added to Federa.l W-8.)' City
Cede CF\VCC) Chapter 20, "Subdivisions." Tae definition of doosity will be based on
gross acreage, ,...hich should result in relati';ely more lots thcm. 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.
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~ and 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 commercial/residential design.
Goal
LUG 1 Improve the appearance andfunction of the built environment.
Policies
LUPl
Use residential design performance standards to maintain neighborhood
character and ensure compatibility with surrounding uses.
LUP2
Use design and performance standards to achieve a greater range of housing
options in multiple-family designations.
LUP3
Use design and performance standards to create attractive and desirable
commercial and office developments.
2.6 DEVELOPMENT REVIEW PROCESS
The Land Use chapter provides the policy foundation for irnplementing zoning and
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11-15
FWCP - Chapter Two, Land Use
development regulations. In developing policy concerning future land use regulations, or
f
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.
Goal
LUG2 Develop an efficient and timely development review process based on a public/.
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.
L UP6 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,
econorny, 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
Revised 2003 2007. 2006 Comprehensive Plan Amendment
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FWCP - Chapter Two, Land Use
the next 20 years.
LUPI0 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.
LUPll 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.
2.8 LAND USE DESIGNATIONS
The land use designations in the FWCP recognize the relationships between broad patterns
of land 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
pilrpose and intent for specific zoning districts. The location of comprehensive plan land
use designations are shown on the Comprehensive Plan Designations Map (Map II-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 development,
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 onvironmentally sensitive critical 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.
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The Single Family Low Density designation continues the historic application oflow
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 critical 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 enviroflmentally sensitive critical 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.
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 of SR 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 the Puget 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 1st Avenue South. However, there are maior environmental
and ownership differences between the two areas. The area east of 1 st A venue 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 st 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
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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 ofhousing 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 of the City's land use regulations.
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.
LUP18 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., zero 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 oflarge apartment
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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 of3600, 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
community's character and appearance. In May 2007, the City adopted regulations
governing 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 ofmultiple~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 predominantly auto-oriented and characterized by one-story
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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
Policies
LUP26 Provide employment and business opportunities by allocating adequate land for
commercial, office, and b\:winess park commercial enterprise development.
LUP27 Encourage development of regional uses in the City Center.
LUP28 Provide for a mix of commercial and residential in commercial areas and in
limited. appropriate locations in commercial enterprise areas.
LUP29 Use Community Design Guidelines to promote common open space, public art,
and plazas in commercial and office developments.
LUP30 Ensure compatibility between nHxed use non-residential developments and
residential areas zones 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 at
appropriate locations.
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Business Park Commercial Enterprise
The Business Park designation encompasses the uses found iR areas where large
\mdeveloped and l:lnderdeveloped parcels, ha':ing con'/enient access to Interstate 5 and
High,::ay 18, provide a natural location for business park de'/elopment. The Business Park
designation is intended to capture the demand for higher quality, mixed use business parks
which permit a mixture of light manufacturing, warehouse/distribution, office, and limited
retail uses to serve the immediate needs iR the area. In the past f-ew years, the City has
observed a marked incrase in requests to change parcels from the Business Park
designation to another comprehensive plaH designatiofl. .A.S a result, the City should
explore potential changes to the allov:able 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 primarily
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. except mixed-use residential/commercial development
is appropriate as a transitional use adiacent to the established single family-zoned
residential neighborhood located south of South 356th Street between Pacific Highway
South and 16th Avenue South.
The CE designation encompasses areas located generally south of South 339lh 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 bulkfbig 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
LUG5 Develop a quality busincss pa.rk commercial entemrise environment IhfH
supports sur-r-eunding c$mmcr-cial al'Cas. characterized bv a viable. vibrant.
and attractive mix of commercial. retail. office. industrial. and supportive uses;
includinf! mixed-use residentiallcommercial as a transitional use at appropriate
locations; and utilize locational and desif!n criteria to ensure compatibilitv
between uses.
Policies
LUP35 Encourage quality, mixed use development for office, manufacturing, 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.
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LUP36 Develop business parks that fit into their Require devel09ment to be compatible
and well integrated into its surroundings and adiacent zones 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 interconnectivitv between
adioining properties where feasible.
LUP37 I:rlHHt Allow general and specialty retail uses to those that serve the needs of
people employed or residing in the local area7, 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.
LUP38 Allow mixed-use residential/commercial as a transitional use adiacent to the
established single family-zoned residential neighborhood located south of South
356th Street between Pacific Highway South and 16th Avenue South.
LUP39 Do not allow heavy industrial uses on properties that adioin a low or medium
density residential zone.
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.
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 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 regarding the
City Center Core and Frame, can be found in the City Center chapter.
Community Business
The Community Business designation encompasses t\'IO major retail areas of the City
along the SR 99 corridor. It coyers the "strip" retail areas along SR 99 and the large
"bulk" retail area found near the South 31 gth Street area, approximately between SR 99
and I 5. COrImmnity Business allows a large range of uses and is the City's largest retail
designation in terms of area. The Community Business designation generally runs along
both sides of SR 99 from South 272"" to South 31gtft. .\ wide range of de'/elopment types,
appearance, ages, function, and scale ean be found along SR 99. Older, single story
developments provide exeellent opportunities for redevelopment. It may be appropriate to
extend the Community Business designation to areas adjacent to the I 5/South 320th-aH6-I-
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518R 18 interchanges as part of the initial adoption of the Pi\,^. Subarea Plan or as part of
the annual comprehensi',e plan amendment process.
Due in part to oonvenient acoess and available land, the South 3181h Street area has
becClrne a preferred loeation for large bl:1lk retailers suoh as Eagle Hardware, Home Depot,
and Costco. Due to the size of these facilities, the challenge will be to develop these uses
into well functioning, aesthetioally pleasing retail environments.
To ereate retail areas that are aesthetically and funotionally attractiye, revised development
standards, applied through Community Business zoning and COmmHnity Design
Guidelines, address design quality, mixed use, and tHe integration of auto, pedestrian, and
transit cirel:1lation. Site design, modulation, and setback requirements are also addressed.
Through regulations in the Community Business land use chart, the size and scale of
hotels, motels, and office uses have been limited in seale so as not to oOInflete with the
City Center.
The Community Business designation encompasses two maior retail/commercial areas
along the SR-99 corridor, including the segment between South 2nnd Street and South
3l2th Street, and the segment between South 324th Street and approximately South 3391h
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 corner of 1 sl Avenue South and SW Campus Drive, which is subiect to a
concomitant development agreement.
The Community Business desigriation allows a broad mix of uses, including general.
specialty, and service retail: commercial: office: mixed-use commercial/residential: and
supportive uses. This designation envisions low-rise to mid-rise, high quality developments
containing 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-, mixcd usc areas
with a mix of uses that appeal to pedestrians~ end motorists. and residents. and
enhance the community's image.
Policies
LUP3840Encourage transformation of the Pacific Highway (SR-99) Community Business
corridor2 into a quality retail/commercial mixed use area27~ Retail de',elopment
along the eorridor, exclusi':e 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 adioining
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
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FWCP - Chapter Two, Land Use
retail and office development should also be encouraged.
LUP~1 Enoourage auto oriented lai"ge bulk retailers to locate in the South 348tft-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 employees in the area.
Neighborhood Business
There are u dozen 14 various sized nodes of Neighborhood Business located throughout
the City. These nodes are areas that hu';e historioally 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 oommeroial 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.
Goal
LUG7 Provide neighborhood and community scale retail centers for the City's
neighborhoods.
Policies
LUP4G42 Integrate retail developments into surrounding neighborhoods through attention
to quality design and function.
L UP4143 Encourage pedestrian and bicycle access to neighborhood shopping and
servIces.
LUPG44Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate
compatibility with the neighborhood.
LUP4345Retail and personal services should be encouraged to group together within
planned centers to allow for ease of pedestrian movement.
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LUP4446Neighborhood Business centers should consist of neighborhood scale retail and
personal services.
LUP4M7Encourage mixed residential and commercial development in Neighborhood
Business designations where compatibility with nearby uses can be demonstrated.
LUP4M8Neighborhood Business areas should be served by transit.
LUP4f49The City shall limit ne'... commercial development to ex.isting eommereial areas
to proteet 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.
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 offuterstate Highway 5. The property is a unique site, both in terms of its
development capacity and natural features.
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Office Park designations with OP-l, 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
LUP4850Continue to encourage quality office development in the East Campus
Corporate Park designation.
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.
Residential land 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 gc;>als 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 achievement believed to be intrinsically desirable for all shoreline
uses, needs, and developments, and 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.
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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 resources; 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 adjacent 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
LUP4951 Shoreline land and water areas particularly suited for specific and appropriate
uses should be designated and reserved for such uses.
LUP$()52 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.
L UPM53 Where appropriate, land and water uses should be located to restore or enhance
the land and water environments.
LUPQ54Like or compatible shoreline uses should be clustered or distributed in a rational
manner, rather than allowed to develop haphazardly.
LUP~55Multiple uses of shoreline should be encouraged where location and integration
of compatible uses or activities are feasible.
LUPM56Unique 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.
LUPSS57Non-residential uses or activities that are not shoreline dependent should be
encouraged to locate or relocate away from the shoreline.
LUPS958Federal Way shall consider the goals, objectives, and policies within the
shoreline master 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.
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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
LUP~59Development 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.
LUP~60Public 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 may be 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.
L UPS961 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 of human activity.
LUP6062 Priority for access acquisition should consider resource desirability, availability,
and proximity of population.
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FWCP - Chapter Two, Land Use
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.
LUP6J.63 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.
LUPQ.64Shorelines 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.
LUPQ65General 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
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FWCP - Chapter Two, Land Use
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
LUPb466Shorelines that are of unique or valuable natural character should be acquired
for public benefit, commensurate with preservation ofthe ecosystem.
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, FederalWay should acquire those shoreline areas wffiefl
that are unique or valuable. Subsequent use of such areas should be
governed by their ecological carrying capacity.
LUP~67 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.
LUP6668Resource 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.
LUP6+69Scenic, 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.
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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.
LUP&870Resources 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.
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.
LUP6971 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.
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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.
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 if the proposal will occur in or affect
an adjacent salmon or steelhead habitat. Staff should also contact affected
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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 ofless-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
LUP+072Areas containing special shoreline recreation qualities not easily duplicated
should be available for public use and enjoyment.
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.
LUP+.l73 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.
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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
maintel'l.ance.
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 1 when such development does not destroy valuable biota or
unique physical conditions.
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.
LUP~74 The provision of adequate public shoreline recreation lands should be based on
an acquisition plan with a clear public intent.
LUP+375A 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.
'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."
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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 thatare
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.
Policies
LUP+476New 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.
LUP+S77Circulation 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.
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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.
LUP1678 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.
LUP+179 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.
L UP+880 General policies.
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 residential areas shall permit a variety ofhousing types and designs
with densities and locations consistent with the ability of physical and natural
features to accommodate them.
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Policies
LUP1981 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 100-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.
LUP8082 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 wffieh that reduces water surface or
floodplain capacity should not be permitted.
I
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.
L UP8J.83 Residential use of shorelines should not displace or encroach upon shoreline
dependent uses.
LUP~84Residentialdensities should be determined with regard for the physical
capabilities of the shoreline areas, public services requirements, and effects such
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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.
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 wffieh 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 includes: (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,
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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 of the shoreline if the major use is
shoreline dependent.
Policies
LUP8385Emphasis should be given to development within already developed areas.
LUP8486Emphasis should be given to developing visual and physical access to the
shoreline in the urban environment.
LUP8S87To enhance the waterfront and insure maximum public use, commercial
facilities should be designed to permit pedestrian waterfront activities consistent
with public. safety and security.
LUP8&88Multiple use of the shoreline should be encouraged.
L UP8+89 Redevelopment and renewal of substandard areas should be encouraged in order
to accommodate future users and make maximum use of the shoreline resource.
L UP8890 Aesthetic considerations should be actively promoted by means of sign control
regulations, architectural design standards, landscaping requirements, and other
such means.
L UP8991 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 Environment
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 agricultural land, restrict
intensive development along undeveloped shorelines, function as a buffer between urban
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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
LUP9092Recreational access to the shorelines should be encouraged. Recreational
facilities should be located and designed to minimize conflicts with other
activities.
LUP9t93New 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.
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 c'ommercial 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 wffieh that are nonconsumptive of the
physical and biological resources of the area.
Policies
LUP~94New development should be restricted to those that are compatible with the
natural and biophysical limitations of the land and water.
LUP~95Diverse recreational activities that are compatible with the conservancy
environment should be encouraged.
LUP9496Development that would be a hazard to public health and safety, or would
materially interfere with the natural processes, should not be allowed.
LUP9S97The flood hazard overzone regulations shall apply to development within flood
plains.
LUP%98 Structural flood control devices should be strongly discouraged in the
conservancy environment.
LUP9;99In areas with poorly draining soils, development should not be allowed unless
connected to a sewer line.
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LUP98100 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.
Policies
LUP99101 Natural areas should remain free from all development that would
adversely affect their natural character.
LUPlOOI02 The intensity and type of uses permitted should be restricted in order to
maintain the natural systems and resources in their natural condition.
LUPlMI03 Limited access should be allowed to those areas in the natural
environment.
LUP~104 Uses which are consumptive of the physical and biological resources, or
which may degr~de the actual or potential value of the natural environment,
should be prohibited.
LUPlO310S 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
Shoreline 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 of this rnaster 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
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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 ofthe 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.
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.
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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
LUP-W4106 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.
LUP~107 Pens and structures for commercial aquaculture should not be located on
Class I beaches, or swimming beaches.
LUPl%10S Aquacultural enterprises should be located in areas that would not
significantly restrict navigation.
LUP!G+I09 In aquaculture enterprises, development of multiple aquaculture systems
should be encouraged.
LUP-W811 0 Aquacultural structures should use open pile construction where
significant littoral drift occurs.
LUP-HW111 Prior to use of an area for aquacultural enterprises, consideration should
be given to the capability of the water body to absorb potential wastes.
LUPH-()112 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) wffieh 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.
Policies
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LUPH-l113 Consideration should be made of the effect a structure will have on scenic
value.
LUP-t-H114 Commercial structures and ancillary facilities that are not shoreline
dependent or water-oriented should be placed inland away from the immediate
water's edge.
LUPH-311 5 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.
LUPH4116 Commercial enterprises locating within shoreline areas should be
constructed to withstand normal rain and flooding conditions without
contributing pollution to the watercourse or shoreline.
L UPHS 117 Commercial development that is not shoreline dependent should provide a
buffer zone of vegetation for erosion control.
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 ofthe 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
LUPH{tllS Utilities that lead to growth should not be extended into or along
shorelines without prior approval of such extension by appropriate land use
authority.
. LUPl+f119 Utilities located in shoreline environments inappropriate for development
should not make service available to those areas.
LUPHS120 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.
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LUPH9121 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.
LUP~122 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.
LUPlU123 Public access consistent with public safety and security should be
encouraged where rights-of-way for regional utility facilities cross shorelines of
the City.
LUP~124 New utility facilities should be located so as neither to require extensive
shoreline protection nor to restrict water flow, circulation, or navigation.
LUPH312S 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.
LUP~126 New utility routes should be designed to minimize detrimental visual
impact from the water and adjacent uplands.
LUPlU127 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 structural and nonstructural 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 of these 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
LUPtU128
Structural solutions to reduce shoreline damage should be allowed only
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after it is demonstrated that nonstructural solutions would not be able to reduce
the damage.
LUP-H+129 Planning of shoreline protection should encompass sizable stretches of
lake 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.
LUP-H8130 Shoreline protection on marine and lake shorelines should not be used as
the reason for creating new or newly usable land.
LUP~131 Shoreline protection structures should allow passage of ground and
surface waters into the main water body.
LUPH0132 Shoreline protection should not reduce the volume and storage capacity of
rivers and adjacent wetlands or flood plains.
LUPHH33 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.
LUPH1134 The burden of pro off or the need for shoreline protection to protect
existing or proposed developments rests on the applicant.
LUP~13S 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.
LUPH4136 New development should be encouraged to locate so as not to require
shoreline protection.
L UPl-3-5137 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.
LUPH6138 Shoreline protection actions should be discouraged in areas where they
would block beach parent material.
LUPH+139 Multiple uses of shoreline protection structures or nonstructural solutions
should be encouraged.
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
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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
LUPH8140 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.
LUPH9141 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.
LUPt4G142 Shoreline transportation facilities should be encouraged to include in their
. design and development multi-modal provisions where public safety can be
assured.
LUPt4l143 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.
LUPlG144 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.
LUP14314S Transportation facilities should avoid shoreline areas known to contain
development hazards (e.g. slide and slump areas, poor foundation soils,
marshes, etc.).
LUP144146 Transportation facilities should minimize shoreline rights-of-way by
orienting generally perpendicular to the shoreline where topographic conditions
will allow.
LUPt4S147 Shoreline roadways should have a high priority for arterial beautification
funds.
LUP146148 Abandoned road or railroad rights-of-way that contain unique shoreline
amenities should be acquired for public benefit.
LUPl4+149 Federal Way should extend its trail and bicycle trail system, particularly
as it relates to shorelines, to western Federal Way.
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FWCP - Chapter Two, Land Use
LUPl48150 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.
Policies
LUP-l491S1 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.
LUPl-SG1S2 Floating pier construction should be preferred in those areas where scenic
values are high.
LUP~IS3 Piers should be discouraged where conflicts with recreational boaters and
other recreational water activities would be created by pier construction.
LUP~IS4 The random proliferation of single purpose piers should be discouraged.
Preference should be given to shared use of piers in all shoreline areas.
LUP~ISS 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.
LUP.J-S41S6 Shoreline structures that are abandoned or structurally unsafe should be
abated.
LUP!-SSIS7 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.
LUPl-5(t158 Piers, docks, buoys, and other moorages should only be authorized after
Revised 2QW 2007.2006 Comprehensive Plan Amendment
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FWCP - Chapter Two, Land Use
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.
LUP~IS9 Moorage buoys should be preferred over floating and pile constructed
piers on all tidal waters.
LUPt-S8160 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
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 of land, 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
LUPl-S9161 The development of recreational acquisition plans should give emphasis to
the acquisition of prime recreation lands prior to their being preempted for other
uses.
LUPU0162
In open spaces having an established sense of nature, improvements
Revised :!003 2007, 2006 Comprehensive Plan Amendment
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FWCP - Chapter Two, Land Use
should be limited to those that are necessary and unlikely to detract from the
primary values of the site.
LUP-Ml163 The siting of all developments should aim to enhance and protect the area
concerned.
LUPlG164 Structural forms should harmonize the topography, reinforce the use area,
minimize damage to natural resources, and support recreation with minimal
conflict.
LUP~16S 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.
LUP-M4166 Whenever possible, natural materials should be used in developing
shoreline recreational areas.
LUP~167 Artificial irrigation and fertilization should be restricted to high-intensity
use areas.
LUPt6&168 Existing buildings that enhance the character of the shoreline should be
used for recreation wherever possible.
LUP~169 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.
L UP-M8170 Public recreational shoreline areas should serve as emergency havens of
refuge for boaters.
LUPl69171 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.
LUP!+()I72 The acquisition of public easements to the shoreline through private or
quasi-public shorelines should be encouraged.
L UPt+l173 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.
LUP~174 Prime-fishing areas should be given priority for recreational use.
LUP~17S Boating activities that increase shore erosion should be discouraged.
Revised ~ 2007,2006 Comprehensive Plan Amendment
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FWCP - Chapter Two, land Use
LUPl-+4176 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 of a 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.
Policies
L UP~I77 Residential developments should be permitted only where there are
adequate provisions for utilities, circulation, access, site layout, and building
design.
LUPH6178 Subdivisions should be designed at a level of density, site coverage, and
occupancy compatible with the physical capabilities of the shoreline and water
body.
LUPl++179 Residential development plans submitted for approval should contain
provisions for protection of groundwater supplies, erosion control, landscaping,
and maintenance of the shoreline integrity.
LUJ!l.+8180 Residential subdivisions should be designed so as to protect water quality,
shoreline aesthetic characteristics, vistas, and normal public use of the water.
LUPl+9181 Subdivisions should provide public pedestrian access to the shorelines
within the development in accordance with public access element of this master
program.
LUP-l80182 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.
Revised;wQJ 2007. 2006 Comorehensive Plan Amendment
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FWCP - Chapter Two, Land Use
LUPl8l183 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
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
LUP~184 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 of this technique is to assure a logical sequence of growth outward
from developed areas.
Revised ~ 2007,2006 Comorehensive Plan Amendment
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FWCP - Chapter Two, Land Use
Future growth will be directed to the City Center 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 P AA. For those areas of the 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.
Policies
LUP18318S 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.
LUPl84186 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.
LUPl8S187 Work with King County through the development of an interlocal
agreement to assign phasing to the City's P AA.
LUPl86188 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.
Revised 2003 2007.2006 Comprehensive Plan Amendment
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FWCP - Chapter Two, Land Use
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 prooess of disoussing has adopted a Housing Tax Exemption for
multiple family housing and is oonsideriflg preparing has prepared an Emrironmental
Impact Statement (EIS) a Planned Action SEP A for a portion ofthe 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
LUP-l8+189 Develop incentives to encourage desired development in commercial
areas, especially in the City Center Core and Frame.
LUP-l88190 Consider incentives for desired multiple-family residential development
(townhouses, duplexes, etc.).
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
LUG1S Use historic resources as an important element in the overall design of the City.
Policies
. LUPl89191 Identify vista points and landmarks such as major trees, buildings, and
land forms for preservation.
Revised 200J 2007. 2006 Comprehensive Plan Amendment
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FWCP - Chapter Two, Land Use
LUPl9G192 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.
LUPl9l193 Recognize the heritage of the community by naming (or renaming) parks,
streets, and other public places after major figures and/or events.
LUP~194 Zoning should be compatible with and conducive to continued
preservation of historic neighborhoods and properties.
LUP.m19S Safeguard and manifest Federal Way's heritage by preserving those sites,
buildings, structures, and objects which reflect significant elements of the City's
history.
LUPl-94196 Catalog historic sites using the City's geographic information system.
LUPt-95197 Undertake an effort to publicly commemorate historic sites.
LUP-l99198 The City shall continue to work with the Historical Society of Federal
Way towards attainment of historic resource policies.
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 P.^.f.. A PM Subarea Plan and Annexation Feasibilitv Study was prepared
in 2003. This will Study 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. :\n interlocal agreement bet'.veen
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 were 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
Revised ~ 2007.2006 Comprehensive Plan Amendment
11.-56
FWCP - Chapter Two, Land Use
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 includesQ some site specific
requests for changes to comprehensive plan designations. The zoning map will be
amended to oonf-erm to the ooanges 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 II-3
(page 55), 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 shffitkl has completeQ g
Planned Action SEP A (PAS). By doing so, development consistent with the direction
outlined in 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 owne~ship in the community. Areas where subarea planning should be
considered include: SR-99 Corridor, South 348th Street area, the South 356th 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.
Revised :1QW 2007, 2006 Comorehensive Plan Amendment
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FWCP - Chapter Two, Land Use
Table II-3
Land Use Classifications
Comprehensive Plan Classification Zoning Classification -
Single Family - Low Density Residential Suburban Estates (SE), one dwelling unit per 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 I, 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-I
Commercial Recreation Office Park-4
Open Space & Parks A variety of zoning is assigned.
Revised :lOOJ 2007. 2006 Comprehensive Plan Amendment
II-58
I /lgLl \()/llId
Special Conditions:
o
Resolution #05-439
(Replaces CouncIl Agreement #90-8.
ResolutIons #93-128 and #93-144)
Resolution #05-443
(Replaces CouncIl Agreement #90-9.
ResolutIOns #93-144 and #97-253)
Council Agreement #90-1 0
Ordinance #91-099
Ordinance #93-190
Council Agreement #94-210
Council Agreement #94-211
Ordinance #98-310
Ordinance #04-461
Ordinance #05-490
Ordinance #05-491
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City of Federal Way
Comprehensive Plan
Proposed
Comprehensive Plan
Designations
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\
I Land Use Element
'"t_
Legend
... Federal Way City Limits
... Potential Annexation Area
Comprehensive Plan Designations
. City Center Core
. City Center Frame
. Commercial Enterprise
. Community Business
. Commercial/Recreation
. Corporate Pari<
. Multi-Family
. Neighborhood Commercial
Office Park
. Parks and Open Space
_ Professional Office
. Single Family, Low Density
. Single Family. Medium Density
Single Family. High Density
Some properties are governed by special conditions.
This list appears on the left side of the map.
\ I Scale:
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TI Map Revised
5 May. 2007
I 20 Source:
L. 1 c.ity of Federal Way.
.?.D f\cre. 5, King County
j Miles
~ Federal Way
MAP 11-1
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
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\C\ty of F edera\ Way
comprehenS\Ve p\an
Generalized Existing
Land Use
\ Land Use Element
Legend
.. . Federal Way City Limits
.. . potential Annexation Area
. Agricultural (Traditional Agriculture. Nurseries)
. commercial
Industrial
. Institutional uses (SchOols. Other Government Facilitiel
Ci Office
open Space (public. Private and Drainage Facilities)
. park (City. County and State)
U Residential (Multi Family)
Residential (Single Family)
.. Recreation (AmUSement Parks. Golf Courses. Marin,
ReligioUS services
_UtilitieS
Vacant Land
Water
Land use is based on information in Kinll and Pierce
County Assessor records.
~\ \ , MaP Revis
scale: 0 OClobel. 2
.i \ 0 0.25 0.5 1 20 sou,ce:
_ _ 1<"'9 COUI
N \ ~__~Miles L5Q.6ge~ p>e,ceC,
A Federal Way
MAP
Note: This map is intended for use as a graphical represent'
The City of Federal Way makes no warranty as to its aCCUf2
CHAPTER FOUR - ECONOMIC DEVELOPMENT
4.0 INTRODUCTION
The Growth Management Act (GMA) includes economic development as one of its basic
goals and it is a theme that TUns throughout the GMA. It considers the need to stimulate
economic development throughout the state, but requires that these activities be balanced
with the need to protect the physical environment. It encourages the efficient use of land,
the availability of urban services, and the financing strategies necessary to pay for
infrastructure. Finally, the GMA mandates that communities do their planning and then
provide the zoning and regulatory environment so that appropriate development can
occur. It recognizes that while the public sector can shape and influence development, it
is the private sector that generates community growth.
The Puget Sound Regional Council (PSRC) has also adopted region-wide goals and
objectives to guide multi-jurisdictional transportation and land use policies that will be
implemented through local comprehensive plans. Economic development is implicit in
many of the goals and objectives of VISION 2020. The VISION 2020 strategy
emphasizes that continued economic stability and diversity is dependent upon public and
private sector collaboration to identify needs, such as infrastructure and land, and to
invest in services that will promote economic activity. VISION 2020 also emphasizes
that the stability of the regional economy increases when it develops and diversifies
through the retention and strengthening of existing businesses and the creation of new
business.
King County, through its growth management planning policies and process, re-
emphasizes the economic development implications of growth management. The
Countywide Planning Policies (CWPPs) promote the creation ofa healthy and diverse
economic climate. The CWPPs describe the need to strengthen, expand, and diversify the
economy. They encourage protection of our natural resources and enhancement of our
human resources through education and job training. The CWPPs also speak to the need
to make an adequate supply of land available for economic development by providing
necessary infrastructure and a reasonable permitting process.
Within this policy framework, Federal Way has outlined a vision of its economic
development future. Its vision is to transform itself from largely a bedroom-community
of Seattle into a diversified, full-service, and self-contained city (Map IV-1, located at the
end of the chapter). However, in doing so, it is important to remember that Federal Way
is part of the larger Puget Sound economy, and therefore, this transformation will depend
in large part on the market forces at work within the greater region. To achieve this
vision, the City must diversify its employment base by adding more professional and
managerial jobs, and by increasing the overall number of jobs in order to improve the
balance between jobs and households in the City. The potential is there. Federal Way's
unique location between the two regional centers of Seattle and Tacoma, both with large
concentrations of population and large, successful ports, and its relationship within the
FWCP - Chapter Four, Economic Development
Central Puget Sound region represent significant opportunities. The City is also home to
Weyerhaeuser's Corporate Headquarters, looated '.vithin East Campus, and the West
Campus Offioe Park, 1\vo of the premier offioe park areas in the region. prominent
regional. national. and international businesses. Headquarters for Fortune 500
corporations. such as timber giant Weyerhaeuser and internationally known World
Vision, are located in Federal Way. Federal Way is also home to St. Francis Hospital,
which was named one of the top 100 hospitals in America.
In addition, the City holds unique regional attractions for entertainment and recreation,
such as Celebration Park, King County Aquatic Center, and Six Flags Enchanted
ParksfWild Waves.
The City's economic development vision is based on the following: 1) economic and
demographic analysis; 2) market analysis of long-term real estate development in Federal
Way; 3) synthesis of real estate and development trends in the Central Puget Sound area;
and 4) revie':1 and oomment fram the Planning Commission the City's vision for the
future of Federal Way.
4.1 SUMMARY OF EXISTING CONDITIONS AND TRENDS
Q"elyieu.I
... y .....
Sinoe tHe last update to this ohapter of the Fcdcr-al Way Cempr-chc1'lsbc Plan (FWCP),
there have been signifioant ohanges in the local, regional, national, and international
eoonomio oonditions.
Previously riding a sustained, strong economic ','/ave assooiated '.'lith extraordinary
gro\vth in the high tech industries, strong gro'.vth in the airline industry, and generally
positi'/e national and international peroeptions of the Paoifio Narthwest, the Seattle
Tacoma metropolitan region, and the State of Washington, "\Vashington began to show
early signs of an eoonomic do\'mtum by mid 2001. Riots in nearby Seattle, first
assooiated with the meeting of the World Trade Organization in No'/ember 1999, and
later ','lith the 2001 Mardi Gras festivities, had begun a series ofnegatiye publioity images
of Seattle and the Seattle area. This negative publioity ',vas exacerbated by the Februarj
28,2001, Nisqually Earthquake, and later in 2001 by the Boeing Company's
announoement that it was roo'/ing its oorporate headquarters to Chicago. In additian, by
mid 2001, the national economy had begun to slow dovm, the "dot earn" industry had
suffered a generalized melt dov,'n, and the Paoifio Rim countries, upon which so muoh of
this state's trade depends, continued to slide further into their own reoessions.
The effeots of the September 11,2001, terrorist attacks on thisoountry jolted the
eoonomies of most afthe world's oountries and regions, but had a partioularly hard
impaot on the Pl:lget Sound region. As air travel related oommeroe pluI'l'lfl'leted
worldv..ide, the Boeing Company, its affiliates, and related industries, saw sharp drops in
orders, and Boeing announoed its intentions to layoff tens of thousands of workers over
the onsuing two years.
Revised 200J 2007.2006 Comorehensive Plan Amendments
IV-2
FWCP - Chapter Four, Economic Development
By the beginning of 2002, lay offs around the Puget Sound region beeame a eommonplaee
oeeurrenoe, stemming from outbacks at Boeing, other companies related to the airline and
travel industries, and numerous "dot oom" and high teoh oompanies. However, aooording
to the 2002 King County f~~..nual Growth Report, the King County economy remains
strong despite severe sheeks. URemployment has risen to 6.2 peroent as of June 2002, but
that level is no worse than the histerioal a'lerage. f~erospaoe employment in the Puget
Sound region now stands at 72,000, with about 17,000 of that in King County. .^Jthough
well below its reeerd employment levels, the aerospaoe seotor eontinues to provide high
wages to looal v/orkers. High teoh oontinues to expand despite the shakeout of a fe','l
companies. Other servioes, wholesale, and retail lost employment before the reoession hit
aerospace, so they may be ready to grow again in the coming year.
The signifioant overall inoome gro\vth in software and other seotors prepelled King
County inte eighth plaoe among all 3,100 oounties in the URited States in total payroll
paid ooring 1998. MeasUi'ed at"$4l billion by the Census BUi'eau, King Ceooty's total
business payroll exoeeded that of 26 states, inoluding Oregon, '.vhioh has twioe as many
people as King County. .^.mong other issues raised by such large numbers is that of the
disparity of wealth and inoome between King County and the other parts of Washington
State eutside the Puget Seood region. In 1998, more than 52 peroent of wages paid in the
state were in King County, in oontrast to 0Ui' 29 peroent share of the state's population.
Some of that differenoe refleots high teehjobs in Seattle and the Eastside, as well as high
'Nage manufaoturingjebs in South King County.
Long range prospeots are mixed. Boeing f-oreoasts produotion of around 250 airplanes
this year and next. Sale of those planes will bring in billions of dollars, much ef whioh
will be reinvested in the Puget Sound eoonOffiY. But \vith the move of Boeing
headquarters to Chioago, long term prospeots for aerospaoe are less oertain, altheugh the
company has oentinued to emphasize its investment in the Puget Sound region. Sales tax
and other gO'/ernment revenues are deolining at a time \vhen publio investment is needed.
The area is doing remarka-bly well so far, but if these underlying issues are not addressed,
there oould be lasting eonsequenoes te King County anQ the Puget Sound region.
Due to the markedly weaker eeenomio oonditions now in the Puget Sound region than
during most of the past deeade, eoonomio development efforts in Federal Way ..yill have
to become more ereative, inno'lative, and broader in soope. The traditional f-oous on
retaining and attraoting businesses will not be enough. New eff-orts, reaohing imo other
eoonemio seotors and using nevI and inno'lative strategies, will be neoessary.
General Patterns of Existing Development
Previous development trends indicate that the non-residential areas of Federal Way
reflect a community that has the ability to absorb higher density (more compact) uses and
greater development as growth in the Central Puget Sound region continues. And even
though Federal Way is a new city in a suburban area, much of its future will be tied to
redevelopment and transformation. Federal Way is characterized by:
· High-quality single- and multiple-family residential areas
Revised 2003 2007. 2006 Comprehensive Plan Amendments
IV-3
FWCP - Chapter Four, Economic Development
· A range of housing that includes.1fefJ' modest tfa6t homes, manufactured
dwellings, and large luxury waterfront homes
· Auto-oriented, suburban scale regional and community shopping centers and
strip centers
· Corporate headquarters
. Two high-quality business and office parks-West Campus and East Campus
. Little developed space for quality business, flex-tech, and office parks
. Semi-rural,areas, wildlife areas, truck stops, areas without utilities, and much
vacant open space
· Recreation/amusement parks
. A waterfront primarily occupied by high-quality homes, but not particularly
accessible to the public
. Many marginal commercial areas with redevelopment potential along Pacific
Highway South (SR-99) that are vestiges of a prior era
Demographics
Federal Way historically has been primarily a suburban, bedroom community. It has
more households than jobs and as a result, provides more workers to the region than it
attracts. However, since the City's incorporation, this balance between homes and jobs
has shifted. Based on US Census data, the City's residential population grew by 23
percent from 67,554 in 1990 to 83,259 in 2000, while the City's covered employment has
grown by 44 percent from 21,756 in 1990 (as reported by the 2001 King County Annual
Growth Report) to 31,315 in 2000 (PSRC's 2000 Covered Employment Estimates).
These figures indicate that during the past decade the City has begun to shed its
"bedroom community" status, with more opportunities for residents to stay within
Federal Way for their employment, as well as becoming more of an employment
destination for residents from beyond Federal Way.
The 2000 Census information shows that Federal Way's median income levels have
grown substantially since 1990, with the City leading the South King County cities in the
percentage of wage-earning households, as well as median household income. The 1990
Census reported median household income at $38,311. The figure grew by 29 percent
over the decade leading to the 2000 census, with a median household income reported of
$49,278, which is higher than the median household incomes of any of the other major
South King County cities (Renton, Kent, Burien, Auburn, Tukwila, and SeaTac), as well
as Seattle.
Revised ~ 2007, 2006 Comprehensive Plan Amendments
IV-4
FWCP - Chapter Four, Economic Development
Moreover, it is interesting to note that the median household income of wage-earning
households (which comprise 87.3 percent of all Federal Way households) was reported at
$57,748. This median household income figure is also higher than that of any of the other
major South King County cities, as well as higher than the South King County's average
of $55,637. Similarly, Federal Way's percentage of wage-earning households (87.3
percent) is higher than any of the other major South King County cities (which range
from 79.9 to 86.8 percent). As a result, and given the City's large population, Federal
Way has the highest annual gross income of any of the South King County cities.
However, Federal Way and the South King County cities continue to lag behind the East
King County cities in terms of median household income, which range from $60,332 in
Kirkland to $66,735 in Redmond.
Federal Way's Regional Role
Federal Way is optimally located at a mid-point in the Seattle-Tacoma metropolitan
region at the intersection ofI-5 and SR-18, with easy access to the Port of Tacoma, Port
of Seattle, and SeaTac International Airport. Federal Way's location is a prime asset as
traffic congestion and concerns over personal and freight mobility within the region
become paramount issues for commerce and industry, as well as commuters.
Nevertheless, the economic boom of the past decade has largely been concentrated in the
Eastside communities, Downtown Seattle and South Snohomish County. However, with
changes in the high-tech industry, increasing traffic congestion, soaring housing prices,
and increasing limits to growth in those areas, the "Southend bias" may become a thing
of the past, leaving Federal Way in an even better position from a regional perspective.
Economic Base
Federal Way's retail base is diverse and attracts customers from outside the City limits.
Its market share, however, is relatively low compared to other Southwest King County
communities. Although Federal Way retailers capture a good deal of the City's primary
and secondary market expenditures for general merchandise and food trade, a high
percentage of the local populace goes elsewhere to shop for automobiles, apparel/
accessories, miscellaneous retail purchase, building material, and furniture. Overall, the
capture rate for retail sales as a function of the City's primary and secondary trade area
total retail expenditures is relatively low, about 51 percent (Federal Way City Center
Market Analysis, prepared by ECO Northwest, July 2002).
P8RC's 2909 Co','cr-cd Employment Estimetcs reported that in 2000, oovercd cmployment
(those jobs oovered by thc state's uncmployment insurance program) within Federal Way
and throughout King County oo\:lld bc broken down as shown in Teek IV J (page 6).
As can be seen from this the data in Table IV-1, in ~ 2006, Federal Way's strongest
employment sectors were Finance, Insurance, and Real Estate, Services and Retail, which
exceed the countywide the South King County averages cOfl:siderably. The City had
noticeably fewer jobs than average in the Manufacturing and Wholesale, Transportation,
Communications, and Utilities sectors. Bascd on rcocnt cvents in thc cmployment seotor,
these numbcrs may be lowcr today. Manufacturing jobs are strong in Kent, Auburn,
Renton, and Tukwila. Transportation jobs are strong in Kent and retail jobs are strong in
Federal Way and Tukwila.
Revised 200J 2007, 2006 Comprehensive Plan Amendments
IV-5
FWCP - Chapter Four, Economic Development
Table IV 1
200Q Co';ered Employment Estimates
Emflloyment Category
Federal Way Employees Countywide Employees
-l,(W ~ e9;949 ~
Y;94+ (11.5%) 110,3131 (38.3%)
~ ~ 117,933 (12.9%)
~ (2a.l%) 189,157 (1a.5%)
~ ~ 158,307 (13.8%)
~ ~ 64-;4M ~
-l-;4M ~ ~ p.%j
~ 1,151,006
ConstructioB. aHa Researees
FiRaaee, Iasuraace, and Real Estate
Mamifacturing
~
Whelesale, Transportation,
COmffillmeatioBs, aHd Utilities
Educatioa
Government
*eta!
Table IV-l
2006 Employment Estimates
Federal Way and Kine County
Emolovment FederaIWav Percentaee of South Kine Percentaee of Countywide Percentaee of
Cateeorv Emoloyees Total Emoloyees County Total Emolovees Total
Emoloyees Emoloyees Emoloyees
Agriculture. Forestry & 50 0.13% 1.486 0.5% 10.512 0.84%
Fishing
Mining Q 0% 238 0.08% 247 0.02%
Construction 1.467 3.77% 12.085 4.03% 53.201 4.23%
Manufacturing 4.667 12.00% 64.192 21.42% 142.501 11.33%
Transportation.
Communication & 1.853 4.76% 39.491 13.18% 81.665 6.49%
Utilities
Wholesale Trade 1.332 3.43% 18.575 6.2% 66.811 5.31%
Retail Trade 8.765 22.54% 59.503 19.85% 2"61.213 20.77%
Finance. Insurance & 4.611 11.86% 15.603 5.21% 94.608 7.52%
Real Estate
Services 14.724 37.86% 75.091 25.05% 487.999 38.80%
Public Administration 899 2.31% 10.295 3.43% 45.552 3.62%
Non-Classifiable 410 1.05% 3.169 1.06% 13.149 1.05%
Establishments
Total 38.889 100% 299.728 100% 1.257.571 100%
Source: South King County Economic Engine prepared by Hebert Research. Inc September 2006
Revised :!OO:J 2007, 2006 Comprehensive Plan Amendments
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FWCP - Chapter Four, Economic Development
Market Share
Industrial and business park space available to rent in Federal Way is a minuscule share
of the Southend/Green River/Seattle market area. The South King County industrial area
(including industrial parks, business parks, and flex-tech hybrid business/office parks) is
currently the strongest real estate market in Western Washington.
The industrial areas of south Seattle, Green River Valley, and Fife/Tacoma constitute one
of the strongest markets for industrial, warehouse, wholesale, distributing, etc.,
businesses in the Western United States. The City of Federal Way is in a strategic
position to capitalize on these markets by providing prime office space and room for new
office development, as well as quality housing.
Retail and Lodging :Oevelopment
Developed and opened in 1975, the SeaTac Mall the Commons was the primary force
behind the growth of retail in Federal Way during the 1980s. After a period of some
decline in recent years, SeaTao Mall the Commons is currently a prime candidate for
updating, redevelopment and/or repositioning to acquire a stronger market position. In
1995, Pavilons Centre replaced the old Federal Way Shopping Center, and in 2001 the
Pavilions Center Phase II came on line, with more development at that location yet to
come. In 1998, SeaTac Village was given a complete face-lift incorporating the City's
commercial design guidelines. In addition, in the late 1990s, a new Walmart store moved
into the City Center Frame, and there have been several renovations and remodeling of
existing retail structures, including the conversion of the old Safeway building at the
southwest corner of South 320lh and Pacific Highway into Rite Aid and the old K-Mart
into Safeway.
Within the last two years, In early 2000. a 45,000 square foot Best Buy has opened in the
City Center Frame and a 52,000 square foot Albertson's remodel has occurred in the
Community Business zone along Pacific Highway South.
Between 1995 and 2000, four hotels/motels have been constructed in and around the City
Center. These include Holiday Inn, Courtyard Marriott, Extended Stay, and Comfort Inn.
In addition, a Holiday Inn Express and Sunnyside Motel (Travel Lodge) have been built
south of the City Center along Pacific Highway. Hawthorne Suites, a 65 unit Country
Inn, has been recently constructed along Pacific Highway South in the Community
Business zone south of the City Center.
In 2006 and 2007. that portion of the Community Business zoned area located between
South 344lh and South 356th and Pacific Highway South and 1-5 experienced both new
development and redevelopment of existing property. The Federal Way Marketplace.
located north of South348lh Street. was developed on a vacant 33.5 acre site. Federal Way
Crossings and Lowe's. located between South 348lh and South 356th Streets. were
constructed on previously developed parcels 21 acres and 17.62 acres in size.
respectively. The Federal Way Marketplace is a multi-tenant complex consisting of
295.000 square feet of commercial uses. including a 223.000 square-foot WalMart
Supercenter. banks. sit down and drive-thru restaurants. office. and storage uses. Federal
Revised ~ 2007. 2006 Comprehensive Plan Amendments
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FWCP - Chapter Four, Economic Development
Way Crossings is a 224,500 square foot multi-tenant complex with retail, commercial,
small offices, and restaurants; and Lowe's is a 169,000 square foot home imr>rovement
warehouse and garden center. .
Office Development
Federal Way's East and West Campus Developments set a standard in the region as'two
of the best examples of master-planned office campuses in the Pacific Northwest. The
quality of development in this area is decidedly different than elsewhere in Federal Way
and Southwest King County.
Within the last two years tThe majority of new office devefopment has been located within
Federal Way's East Campus~ which has seen the following development: Foss Office
Building at 108,000 square feet; Capital One Office Building at 143,000 square feet; and
Federal Way Office Building and Warehouse at 70,767 square feet. Currently. there is an
additional 105342 square feet of office (East Campus Terrace) under construction.
Since incorporation. +the West Campus area has seen little new office development.
l\lthough ~rermits have had been issued. but not picked UP for additional offioe
development in the 'Nest Campus, due to rising vacancy rates. there have stalled
additional development f-or the near term. However. there has been recent increased
interest in office development with an additional 27.575 square feet of office under
construction in 2006-2007.
In the City Center no new additional office development has occurred since the last
comprehensive plan update, and office buildings continue to constitute a minority of the
City Center's development.
Other oommeroial areas \vithin the City have seen limited amounts of offioe development,
suoR as the reoeflt Lleyd Enterprises building at 31667 Paoifio Highway South.
Business Park (Light Industrial) Development Commercial
Enterprise
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 of the City limits, where cheaper land and established industrial parks act as a draw
for prospective business park development. As a result. the City has adopted a new zoning
designation. the Commercial Enterprise (CE) designation. which replaces the former
Business Park CBP) zoning designation. The CE designation was created 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~~ Residential use is contemplated only as mixed-use residential/commercial
transitional use adiacent to single family-zoned residential areas south of South 356th
Street.
Revised ~ 2007.2006 Comprehensive Plan Amendments
IV-8
FWCP - Chapter Four, Economic Development
Residential Development
One of Federal Way's strengths is the range and quality of its housing stock. The quality,
quantity, and range of options for housing are major factors in business siting decisions.
According to the 1990 US Census data, the median value of owner-occupied homes in
Federal Way was $118,800. In contrast, the average sales price of Federal Way owner-
occupied homes in 2001, as reported by the King County Office of Regional Policy and
Planning, was $194,092, with single-family homes averaging $213,060 and condominiums
averaging $112,135. These figures contrast with other King County cities, as outlined in
Table IV-2.
2001 A
SIp.
Table IV-l
CO 0 . d H
. Ki C
t
vera2e a es rIces 0 woer- CCDPIe omes m 02 ODDlY
Place All Homes Single-Family Condos
Federal Way $]94,092 $213,060 $] 12,135
Auburn $]97,965 $2] 6,549 $]24,089
Renton $2]5,34] $248,27] $]49,608
Kent $ I 98,844 $222,580 $142,577
Des Moines $206,379 $207,302 $202,]42
Seattle $318,671 $342,922 $240,619
King County $295,]58 $32] ,700 $] 98,822
As one can see from the above data, homes in Federal Way are generally more affordable
than in the immediately surrounding communities and are far more affordable than homes
in Seattle and the Eastside communities.
While single-family houses remain Federal Way's dominant housing type, the majority of
housing starts since the late 1980s were multiple-family. Multiple-family units as a
percentage of all housing units increased from less than 10 percent in 1970 to nearly 40
percent in 1990. During the late 1980s, there were twice as many multiple-family housing
units constructed in Federal Way than single-family housing units. From 1990 to 1992,
permitting of multiple-family construction stopped, and single-family construction
slowed to about one-third oflate 1980 levels.
It is interesting to note than in 1990 median monthly rental rate for Federal Way was
$476, while the median monthly rental rate for King County communities varied between
$398 and $458. That is, Federal Way's multifamily housing stock was on the higher end
of cost within the region. Since then, Seattle and some Eastside locations have become
particularly expensive, and Federal Way's multifamily housing stock is substantially
more affordable than those locations, while averaging competitively with nearby
communities, as seen in Table IV-3 (page 9).
Since 1996, the vast majority of multi-family housing development has taken place in the
senior/assisted living market. During that time approximately 792 senior or assisted
housing units have been added in the City, in addition to 240 skilled-care beds. This is
compared with approximately 135 non-senior multifamily housing units. The lack of
Revised:1OO3 2007,2006 Comprehensive Plan Amendments
IV-9
FWCP - Chapter Four, Economic Development
multi-family construction beyond this sub-market speaks to the recent market forces that
appear to have discouraged investment in market rate multi-family development that
commands lower rents than the King County average, as seen above. In order for the City
to successfully encourage multi-family housing at a rate commensurate with the long
range housing targets established under the GMA, City policy must address the market
factors unique to this type of development activity.
Table IV-3
A vera2e Multi-Family Rents, ~ "I\M Fall 2006
Place Two Bedroom! All Units
One Bath
Federal Way $+W $726 $+49 $757
Auburn $9&4 -$742 ~-$768
Renton $8-l+ $809 $&@ $862
Kent ~ $733 $+4+ $765
Des Moines $+9+ $731 ~ $713
North Seattle ~ $843 $+&+ $791
Queen Anne $-l-;-U)4 $1.11 0 . $9U $933
BelJevue-West ~ $1.172 ~ $1.208
King County ~ $868 $&@ $920
Source: Dupre + Scott 1 to 19 Unit Apartment Report. April 2006
Institutional, Educational, Cultural, and Recreational Development
Federal Way enjoys a variety of affordable, high-quality health care. The City boasts
three outstanding health care facilities, St. Francis Hospital, Virginia Mason Clinic, and
Group Health. These facilities continue to grow and expand in the services they offer the
region. In the last two years Between 2000 and 2002, Virginia Mason Has developed a
30,000 square foot building addition, and St. Francis Hospital is ourrently construct~
a 62,000 square foot addition.
Built in 1998, the Knutzen Family provides a venue for professional theatre and the
symphony. The Federal Way Parks, Recreation, and Cultural Services Department offers a
summer concert series at Steel Lake Park, which is also home to the annual Family Fest
celebration. Each year, Federal Way's July 4th Red, White, and Blues festival is held at
Celebration Park, where the nationally acclaimed tournament soccer and baseball facilities
draw additional tourist activities.
Federal Way offers a number of collegiate and vocational opportunities. Highline
Community College operates a local branch campus in Federal Way. The Eton Vocation
College, located in the heart of Federal Way, is a vocational college focused on job
training for today's competitive market.
In 2001, the DeVry Institute of Technology opened their first Northwest Campus in
Federal Way. This 100,000 square foot facility provides technology training customized
to increase employee workplace skills.
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Summary
In summary, Federal Way's role in both the Central Puget Sound area and Southwest
King County has been defined by its inventory of prime office space in campus-like
settings, wide variety of retail and services, and large stock of quality housing. These
basic sectors are enhanced by Federal Way's regional role as a center for amateur
athletics. Much of the highway oriented commercial space that was developed in the
1970s and 80s in response to rapid population growth has been starting to undergo
redevelopment, and this trend will continue. The West Campus and East Campus areas
serve as models for tm.e quality of modem commercial, office, and business park space
Federal Way will need in order to attract its share of future regional growth. Urban design
and infrastructure in other areas of Federal Way must be brought up to these standards. In
addition, the existence oflarge parcels ofland ownership in the 344th/356th area and
31th/324th area of the core corridor will give Federal Way a development advantage.
Federal Way will continue to foster the development of institutional and cultural
amenities designed to enhance the City's regional image as a desirable community
offering a high quality environment for living and working.
Federal Way's Competitive Position in Southwest King County
Subregion
While many of the development patterns are set in the Southwest King County subregion,
Federal Way and five other cities have seen, or will see, significant change. These
additional five cities are Auburn, Kent, Renton, SeaTac, and Tukwila.
Table IV-4 (page 11) encapsulates each of these cities' current market niches, as well as
their opportunities and challenges, in order to help understand how Federal Way relates
to its neighbors. As can be seen in the table, much of the area surrounding Federal Way is
dedicated to industrial, light manufacturing, low-scale office parks, wholesale/warehouse,
distribution, etc., especially in Auburn and Kent. Much of this is not in direct competition
with Federal Way. Tukwila is the major retail center for South King County and provides
the region's stiffest competition forregional retailers and retail establishments, such as
department and furniture stores, specialty apparel, etc. While the trade area for Tukwila's
retail sector is large, Federal Way lies at the most distant point in South King County
from the Tukwila/Southcenter retail center, and its trade area overlaps or competes the
least with Tukwila. The City of SeaTac provides little competition in the office,
industrial, and retail sectors, but has successfully captured the airport-related lodging
industry, with several higher-quality establishments, including conference facilities.
Renton has historically had a strong economic base tied to the Boeing Company, with
both healthy manufacturing and office sectors; however, both of these sectors have seen a
substantial weakening with the Boeing Company headquarters relocation, work force lay-
offs, and space consolidation. Auburn and Kent have also experienced a substantial
increase in vacant light-industrial building space due to Boeing Company reductions.
Notwithstanding relative levels of competition from other communities in specific
commercial sectors, Federal Way does experience a "competitive" relationship with
several nearby municipal governments that must be taken into account. The City of
Renton is a recognized leader in the county with respect to economic development, with a
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particular focus on downtown redevelopment and economic diversification. That city has
invested public funds in land assembly projects that have attracted substantial residential,
mixed-use, and auto dealership developments. Following Renton's lead are the
communities of Kent and Tukwila, which have also targeted key redevelopment
opportunities, acquiring/assembling land and attracting desired mixed-use development.
Similarly, Renton and Kent provide tax incentives for certain residential development and
provide other financial incentives to desired redevelopment projects. In addition,
Tukwila, Renton, and Kent have made substantial personnel and facilities investments in
improving customer service and turn-around times associated with development permits.
. In addition to these five cities in Southwest King County, Tacoma is an important
competitor to Federal Way. Tacoma is an older city that has made many efforts to improve
its downtown and image for more than a quarter century. Tacoma city government has an
aggressive economic development mission and is recognized regionally and nationally as a
leader in the field. It has continually devoted its own funds, as well as state and federal
grants, to stimulate economic development. Tacoma has a strategic location on the
highway system and a strong port with much unrealized potential. In addition, both the city
and suburbs have vacant and redevelopable land, as well as relatively cheap accessible
land for residential development.
Table IV-4
Summary of Economic Conditions in Southwest King County Cities
Auburn Federal Way Kent Renton SeaTac Tukwila
Current -Industrial areas -Regional mall -Industrial land -Business parks -Airport related -Regional retail
Niche -Vacant land .-WestCampus -Boeing -Mid-rise office -Redevelopable land -Boeing
-Regional mall -East Campus -Business parks -Mid-rise office -Redevelopable light
- W eyerhaeuser Hdq -Vacant land -Mid- and high-rise industrial
-Vacant land & lodging and -Mid-rise office
redevelopable land conference centers -M id-rise and high-
rise lodging and
conference centers
Opportunities -Commuter rail -Weyerhaeuser -Boeing facilities -Boeing & -Adjacent to SeaTac -Strong retail identify
-Established office. -West Campus -Commuter rail PACCAR=s mfg. & Airport & concentration
business parks. & -East Campus -Established office. office complex -Major HCT -Redevelopment
industrial areas -Large concentration business parks & -Mid-rise buildings Stations planned potential
-Cross-valley hwy of retail industrial areas -Potential -One large strategic -Location at cross-
connector planned -Land assembled for -Cross-valley hwy redevelopment parcel assembled roads 1-405/1-5
redevelopment connector planned areas -Future hwy - cross- -Boeing officelmfg
-Central location -Strengthening -Strengthening roads (1-5 & complexes
between downtown downtown SR509) from -Proximity to SeaTac
Tacoma & Seattle -New Permit Center -Strong economic Seattle will open Airport & to Port of
. -1-5/SR 18 and investment in development focus acres for office and Seattle
crossroads deve lopment -City partnership business parks -Commuter rail
-HCT stations review resources with private sector unanticipated
Ooportunitv for -City partnership in redevelopment -Permit process rec-
downtown with private sector ognized for speed
development in redevelopment of turnaround
-City partnership
with private sector
in redevelooment
Challenges -Distance from 1-5 & -Dispersed -Industrial image -Limited retail -Adjacent to SeaTac -Limited vacant land
major economic development -No prospect for attractions Airport for business &
concentrations pattern HCT -Limited land for -Massive office parks
-Low-scale -Not on commuter -Off-center location business & office redevelopment -Freeway access not
development rail onSR 167 parks required easy or obvious
-Off-center location 'N ea1c Ele"/Rte .VII -Small land holdings -Not anticipated to -Land assembly -Limited vacant land
-Wetlands inCBD be on HCT line req uired -No obvious center or
-Reduction in Boeing -Wetlands -Off-center cross- -Not on commuter focal point within
presence; vacant -Reduction in Boeing roads (1-405 & SR rail Tukwila
buildings presence; vacant 167) -Limited quality -Limited quality
buildings -Reduction in Boeing -residential supply -residential supply
presence; vacant -No obvious center
buildings or focal point
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In summary, any program of economic development for Federal Way must monitor
conditions and trends in Tacoma and Southwest King County, and act decisively and
aggressively to increase the City's strategic position.
Summary of Achievements
Although the City of Federal Way's economic development efforts are relatively new,
several important accomplishments in formulating the City's economic development
strategy have already been accomplished.
. The City of Federal Way/Federal Way Chamber Economic Development
Committee meets monthly to discuss and develop economic development
strategies and maintain a close and cooperative working relationship.
. The City has developed Celebration Park which, in addition to the recreational
amenities for City residents, includes tournament-quality soccer and softball
facilities that attract players and tournaments from throughout the Pacific
Northwest, thereby contributing substantial economic activity to Federal Way
through expenditures for lodging, shopping, dining, and other services.
· In 2001 the City officially incorporated an Economic Development Division
within the Community Development Services Department and hired a Director.
. With increasing lodging tax revenues, the City of Federal Way Lodging Tax
Advisory Committee has expanded its work plan to include more direct efforts to
stimulate tourism and visitorship to the City.
. ,The City has co founded and co manages the Soma King County Teehnology
Allianee, a vlorking committee of various munieipal entities and businesses
witaiR South King County dedieated to f-ostering further development of the
teehnology seetor ':lithin South King County.
. The City has embarked on a concerted effort, led by senior management, to
improve permit processes and reduce regulatory hurdles to development. In 2001,
the City worked collaboratively with the Federal Way Chamber and other
stakeholders to raise the thresholds that trigger right-of-way improvements
associated with redevelopment, remodeling, and reuse of existing buildings. In
2002, the City has embarked upon a permit-process improvement effort that
includes a public stakeholder advisory committee and study of best practices
from around the region, and is intended to place Federal Way at the forefront of
regional municipalities in regulating land use and construction effectively and
efficiently.
· In 2006, the City adopted a Planned Action SEP A for a sub-area of the City
Center, more specifically described as an area bounded on the north by South
31ih Street, on the south by South 324th Street. on the west by Pacific Highway
South, and on the east by 23rd Avenue South. The Planned Action designation
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FWCP - Chapter Four, Economic Development
applies to proposed residential. retail. office, hotel, civic, and structured parking
development falling within the development envelope analyzed in this EIS. The
Planned Action SEP A and increased heights for mixed-use buildings containing
rilUlti-unit housing in the City Center Core and City Center Frame adopted in
2006 is expected to encourage construction of multi-unit housing in the City
Center area.
4.2 THE ECONOMIC DEVELOPMENT VISION FOR FEDERAL WAY
The vision for economic development in Federal Way can be encapsulated into four basic
areas: 1) to retain existing businesses and attract new businesses in order to build a
diverse economic base; 2) to increase the number of jobs within the City relative to the
population of City residents within the labor force; 3) to foster redevelopment of the City
Center from a low-scale, suburb ani zed commercial area to a full-service, high-density,
mixed-use, and more pedestrian-friendly urban core and community focal point; and 4) to
, build upon and expand the City's recreational and cultural assets to increase visitors to
the City and encourage greater visitor spending within the local economy. The strategy
encourages or accelerates the trends and transformations that are already occurring in this
community. The major objectives of the strategy include the following:
. Provide a better balance between housing and jobs by increasing the number of
jobs within the City relative to the number of households.
. Diversify the economic base by encouraging higher paying white collar and
technical jobs while preserving and enhancing the strong retail base.
. Generate more demand for hotel room-nights through growth in office and
business part space.
. Foster horizontal commercial mixed-use employment sector growth in the South
348th Street area in the fleaf mid-term (2000 2005) (2005-2010).
. Foster continued Corporate and Office Park employment sector growth in East
and West Campus in the mid-term (2000-2010). It should be noted that East
Campus has Fecently been experiencing a high rate of growth and may reach
build out during this time period.
. Emphasize pr:ivate redevelopment and land assembly through the I-5/SR-99
corridor, especially in the City Center, as well as the 348th and 336th areas.
. Redevelop and improve the quality of the commercial and residential mixed use
development along Pacific Highway South from South 272nd Street to South
~tIl ~tIl 339th Street (2000-2010).
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. Redevelop and improve the quality of the commercial and light industrial mixed
use development along Pacific Highway South from South ~m1 339th Street to
~th 359th South Street (2000-2010).
. Foster mid rise high-rise, mixed-use employment sector growth in the City
Center Core with relatively lower height and density in the City Center Frame
(2000-2020).
. Encourage quality development throughout the City to attract desirable economic
development in Federal Way.
. Maintain and improve the quality and character of the existing residential
neighborhoods.
. Promote high quality, higher density residential neighborhoods in the City Center
and Highway 99 corridor in close proximity to jobs and good public transportation.
. Continue to work with the lodging providers to promote year-round vistorship to
the City to encourage visitor spending as an important component of a growing
local economy.
. Work with other agencies to provide services for education and training, as well
as social services and other remedial programs for the underemployed and the
unemployed.
Future Regional Role for Federal Way
. Encourage greater diversity in the economic base by aggressive pursuit of a broader
range of the components of the regional economic activity, as well as greater
participation in international/Pacific Rim economic activity.
· Increase its share of local resident-serving retail and services, and increase its share
of regional, national, and international oriented business firms.
· Increase its capture of region-serving office development.
· Emphasize private redevelopment and land assembly through the I-5/SR-99 corridor,
especially in the City Center, as well as the 348th and 336th areas.
· Strengthen the City Center as the City's focal point for commercial and community
activities. Transform the City Center into a regional commercial destination, as well
as a major transit hub.
· Generate more demand for hotel room-nights through growth in business park and
offioe spaoe the commercial. office, and industrial sectors, as well as recreational and
cultural amenities that draw visitors from throughout the Pacific Northwest and
beyond.
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FWCP - Chapter Four, Economic Development
· Take advantage of its location with respect to the Ports of Tacoma and Seattle, as
well as the SeaTac International Airport.
. Public and private sectors in the Federal Way area act cooperatively and aggressively
to attract firms from throughout the region, the nation, and other countries.
. Actively pursue relationships with areas in other parts of the Pacific Rim region for
trade, commerce, and cultural advantage.
. Actively pursue cooperation and collaboration with other nearby municipalities,
organizations, and firms to market Federal Way and South King County for
technology-related enterprises.
Retail Areas
· SeaTae Mall The Commons and other regional retailers within the City
redevelop/reposition to meet changing consumer demand and become more
competitive with other regional retailers.
· High-volume retail in Federal Way increases faster than population.
· Growth in resideNt-serving retail occurs in the City Center, existing commercial
nodes, new nodes around the 1-5/South 320th and 1-5/SR 18 interchanges, and in
redevelopment areas along SR-99.
· Neighborhood scale retail development keeps pace with population growth and to an
increasing extent, is accommodated within mixed-use buildings in more concentrated
neighborhood villages.
· Pedestrian-oriented retail development emerges gradually in the redeveloped City Center.
· Small amounts of retail use occur on the ground floor of offices, residential buildings,
and parking structures.
. Neighborhood scale retail development in concentrated neighborhood villages
emerges in response to growth in multiple-family concentrations in the 1-5/SR-99
corridor and new single-family development on the east side ofI-5.
· Old, outdated strip centers along the SR-99 corridor redevelop as a mix of retail,
office, and dense residential uses.
· The large truck stop faeilit), at the intersection of Enchanted Parhvay and South
MStIl Street is redeveloped into a retail or mIxed use eommereial eenter.
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Office Development
. Offices of regional, national, and/or international firms locate in West Campus, East
Campus, and the City Center.
. Garden, high-rise, and mid-rise office space, and modem light-industrial buildings
increase rapidly in areas with land assembled for business parks and in redeveloped
retail areas.
. Office development is integrated with retail, residential, afI:d or business parks.
. Federal Way attracts more corporate regional headquarters and regional offices.
. Smaller, older, outdated office structures are replaced with newer uses.
· Integrated, campus-like high amenity areas are encouraged for corporate
headquarters and modem research/development of high technology uses east ofI-5.
. Development of technical and research space increases in East and West Campus.
. Federal Way attracts more high-tech firms and firms whose business is related to
high-tech industries.
Business Park (Light Industrial) Commercial Enterprise
Development
. Business parks Areas designated Commercial Enterprise contain a mix of uses in and
among buildings as dictated by the market for high qualitY space.
. The City should explore potential ehanges to the Business Park Commercial
Enterprise zoning designation is intended to meet changing market conditions and
make the development of Business Park zoned land in this zone more economically
viable.
Residential Areas
· High quality residential areas are important for attracting and retaining businesses.
. A range of housing types, densities, and prices allow the broad spectrum of
employees to live near their work and recreation.
· The City of Federal Way encourages integration of high density housing with retail
and other uses, especially along SR-99, north of South 339th Street, and in the City
Center.
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Institutional, Educational, Cultural, and Recreational Development
· The City of Federal Way will continue to work closely with existing institutional
entities (such as St. Francis Hospital, Federal Way School District, King County
Library, etc.) as important components ofa full-service local economy.
. Federal Way's reputation as an important center for amateur sports competition and
participation grows stronger, leading to potentially new facilities and venues, as well
as increased visitorship and visitor spending in the local economy.
· Federal Way's cultural assets increase in both scope and number, gaining greater
patronage and attracting visitors from beyond the City limits. New cultural
establishments are developed in Federal Way, such as museums, exhibitions, and
performance vemles. Likewise, new cultural events become established in Federal
Way, such as music festivals, art shows/festivals, etc.
. Stimulate quality development of region-serving institutional and technical facilities.
. Existing recreational amusement facilities continue to develop as regional tourist
attractions.
· The City of Federal Way creates working partnerships with institutions of higher
education in order to encourage and support their expansion and further integration
within the Federal Way economy, as well as to identify and exploit increasing
opportunities for economic development.
4.3 FORECAST OF ECONOMIC GROWTH IN FEDERAL WAY
The growth forecasts used in this chapter are derived from the 2000 Market Analysis and
2002 City Center Market Analysis, prepared by ECONorthwest, while other chapters are
based on the PSRC regional forecasting model.
In summary, probably the strongest sector in the near-term (five years) will be the retail!
services sector. About 1.5 million additional square feet of retail tenant space may be
expected during the next 20 years, with commercial areas throughout the City and the
City Center alike sharing in the development. One particular sector that appears under-
represented is the quality restaurant sector, in which the City will likely see additional
development.
Demand for new office development will likely be somewhat low in the near term, as
office vacancies have risen substantially and rents have correspondingly fallen, region-
wide. In addition, several office buildings, particularly in the West Campus area, exhibit
substantial vacancies that can readily absorb near-term demand in the City. Nevertheless,
the long-term picture looks good, with continued demand for and interest in office space
in Federal Way, particularly in the East and West Campus areas. City Center office
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FWCP - Chapter Four, Economic Development
development will likely lag behind for most of the planning horizon. However, generous
zoning, panoramic views, and proximity to the freeways and transit may start to make the
City Center a more attractive location for mid- to high-rise office development in the 10
to 20~year time frame.
With regard to housing, only a small amount ofland remains in the single-family zoning
districts to accommodate new single-family dwellings. As a consequence, the vast
majority of new residential development will have to take the form of townhouses, small
lot subdivisions and cottage housing, walk-up apartments, mid-rise apartments, and
mixed-use buildings and/or high-rise residential buildings. As with the condition for
single-family development, the majority ofthe multi-family-zoned land is also already
developed, leaving primarily the commercial zones and City Center as the potential
location of a great deal of the future residential development. Nevertheless, higher land
values and construction costs, and lower relative rental rates compared with other
communities in the region, act as barriers to residential development within the City
Center in the near term, unless public-sector actions create financial incentives, reduce
development costs, or otherwise create conditions attractive to housing developers.
Therefore, in the short term, most multi-family housing developments wiltcontinue to be
seen in the remaining multifamily-zoned areas and in the neighborhood commercial areas
or other commercial areas along Pacific Highway South. While multi-family housing is
generally not permitted in the Business Parle Commercial Enterprise_zones, this zone will
oontinue to can accommodate senior housing some transitional residential/commercial
uses adiacent to established single family-zoned residential neighborhoods deyelopments,
as has been seen in reoent years. In the longer term, assuming no public-sector incentives,
as rental rates rise and demand increases, housing developers will likely' respond to the
opportunities for development within the City Center, and begin to add multi-family
housing there, as well.
Substantial new lodging development in Federal Way is not anticipated in the near term,
unless actions are taken to increase demand substantially. With business travel somewhat
cut back due to increasingly burdensome airline-travel procedures since September 11,
2001, the demand for hotel rooms has dropped. Business-related travel may be slow to
return to earlier levels. Sports-related lodging demand during the late Spring, Summer,
and early Fall has been solid over the past few years and is expected to increase, although
development of new lodging facilities will likely not follow increased demand during
only a few months of the year. If sports- or event-related facilities are developed within
the City that could accommodate off-season events, it is likely that more near-term
demand for lodging would rise and could occasion development of new facilities within
the five-year timeframe.
Like all forecasts, these should be periodically monitored relative to the real estate market
and economic conditions in South King County, the Central Puget Sound region, and
Federal Way. In addition, the economic development policies and underlying
assumptions related to local and regional decisions concerning infrastructure,
transportation systems, and land use regulation should be carefully monitored.
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4.4 IMPLEMENTATION
Attributes of Successful Economic Development Programs
Successful economic development programs typically have the following attributes. First,
they receive material support and leadership from the mayor, City Council, and senior City
staff. Second, the municipal leadership is willing to work creatively and cooperatively with
private sector leaders and businesses to accomplish economic development goals. They
have the ability and find the resources to target infrastructure projects and programs to
encourage development or redevelopment of specific areas. To do this, they work
aggressively to secure state and federal funds for local public and private assistance.
Likewise, City staff is empathetic toward economic development goals and
knowledgeable about working within City legal constraints, budget constraints, and
community tolerances to assist businesses and the real estate development process. The
staff also has the ability to react and make decisions quickly and consistently to provide
assistance for private sector dealings with the public planning and regulatory processes.
The staff's ability to link several programs, team up with other departments, and leverage
limited funds allows them to take meaningful and effective action. In addition, the City
should be creative and open to exploring and adopting innovative regulatory and
incentive programs to attract and retain businesses and development projects, such as
SEP A planned actions and developer agreements. Key among such programs should be
any feasible efforts aimed at predictable and streamlined permitting processes.
The City's Role in the Economic Life of a Community
In the State of Washington, the direct actions that cities can take to encourage economic
development have historically been more limited than in other states. Nevertheless, in the
past few years several new and important tools have been made available to local
communities to help encourage redevelopment, retain/attract jobs, and foster "smart
growth." These tools include:
· Community redevelopment financing (similar to tax increment financing)
· Limited tax abatement for multifamily development
· Community empowerment zone designation
· Community renewal act (updated and expanded version of former urban renewal)
· Tax deferrals and exemptions for high technology businesses and investment, as
well as manufacturing investment
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. Industrial revenue bonds
NotwithstandiIlg these state programs, there are still substantial constraints on the scope
of actions a city government can do with respect to economic development activities.
However, one of the most significant direct actions a city can take is to provide the
necessary infrastructure. This includes: 1) developing long term facilities expansion
plans; 2) designing the specific systems and projects; 3) raising or borrowing local funds
to finance the projects or act as a conduit for state, federal, and intergovernmental funds;
and, 4) forming public-private partnerships to jointly construct projects.
Second, a city can deliver high quality and cost effective urban services. These necessary
services include police and fire protection; parks, recreation, and cultural services; social-
services and job training; and a well-run land use planning and regulatory process. In
addition, a city can actively participate in public/private groups designed to help
businesses and the development community as they work their way through the state and
federal regulatory processes.
Third, a city can directly impact economic development by doing market research or by
being a landowner and developer. For example, a city could develop, maintain, and
disseminate data and analysis on local development conditions and trends, as well as
monitor important trends and assumptions upon which plans, programs, and strategies are
based. In addition, a city can buy land, aggregate parcels, and make necessary
improvement so that it is ready for new development or redevelopment. For some projects,
a city can issue industrial revenue bonds or other tax-free municipal bonds. This also
allows a city to joint venture with a private sector partners for appropriate development.
In terms of indirect roles, a city can act as a facilitator to convene public and private
entities to work on issues of local importance and reach consensus. Preparation of a
comprehensive plan is an example of this important indirect action. A city can act as a
representative oflocal resident's and business's interests in resolving regional and
countywide problems such as traffic congestion, housing, and human service issues. A
city can also mobilize local community support for important projects and problem
solving; and work to imprqve the overall image of the community and in doing so, make
the community more attractive for economic development.
Lastly, a city's public investment in municipal facilities, such as city administrative
offices, judicial/court facilities, community centers, and cultural and recreational venues
can be a factor in inducing further economic development. By targeting a subarea for an
infusion of redevelopment investment and daytime population, nearby businesses not
only may see a greater captive market, but may also be encourag~d to remodel, renovate,
and/or improve their establishments. Cultural and recreational facilities can have a wide
range of economic impact, from simply attracting residents to a particular part of the city
(e.g., city center) more frequently where they may patronize other businesses, to
attracting visitors from around the region and country who will bring new revenue to the
local economy through lodging, restaurant, and goods/services expenditures.
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General Approaches to an Economic Development strategy
There are basically four local economic development strategies that impact the level of
private business growth in a community.
· First, studies of employment growth experience in local communities in the United
States show that the large majority of new jobs are generated by expansion and
retention of businesses that are already located in the community. A city's role in
this strategy is to help businesses resolve problems so that they can expand locally
rather than move to another community. Problem resolution includes helping a
business find a larger more suitable site, work through a land use or zoning
regulation problem, or access necessary infrastructure. This strategy typically has
low to moderate cost implications and a high probability of success.
. Second, the relocation of firms from other parts of the country or new plant
locations are rare and do not account for a significant share oflocal employment
growth relative to overall employment growth in the United States. However,
when new firms do relocate to the community, the boost in the local economy
can be great and the "press" can attract the attention of other firms. Local
governments can attract new business to their community through aggressive
marketing strategies (websites, brochures, etc.), close collaboration with regional
economic development councils and chambers of commerce, and through
financial incentives. This strategy has high risk for the number of successes and
has a high cost.
· Third, new businesses that are the result of new business start-ups, spin-offs from
existing local firms, and new business ideas and technologies are another
effective way that communities increase employment and businesses within a
local area. Local government encourages new business formation usually through
indirect methods. These strategies can have moderate-to-high costs depending on
the specific actions and low-to-moderate degree of success.
· Fourth, tourism and visitorship can be very important components of a local
economy. A city with recreational or cultural assets that draw visitors can build
upon these assets to increase the numbers of visitors, the length of their stays, and
the amount of money they spend in the local economy. Local government can
work to market the community and its assets beyond the immediate region to
bring in new economic activity and can invest in recreational or cultural
infrastructure to attract more events and/or visitors.
Human Resource Programs
In addition to the economic development strategies discussed in the previous section,
human resource development programs are another general way whereby cities can
support economic development. These programs are often not included as parts of an
economic development program because they focus on assisting people-the human
resource for businesses. However, improving and remediating human resources is an
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FWCP - Chapter Four, Economic Development
important long run approach. The previous four general approaches to economic
development strategies try to raise revenues, reduce costs, or reduce risks for business
location, facility investment decisions, and operating decisions of businesses.
Human resource programs make a community attractive to new and existing businesses
by improving the local labor force. Components of a human resources program may
include: I) providing temporary support for underemployed workers, unemployed
workers, and their families; 2) providing job training and retraining to improve an
individual's ability to enter or remain in the work force; 3) creating referral and other
programs that allow labor resources to become more mobile and to respond to
information about job openings; and, 4) by providing social servic'e programs that meet
the needs of community residents who are temporarily not able to participate in the
economy. In many instances a City's human resources program addresses some, ifnot all,
of these human resource development objectives.
Economic Development Strategy For Federal Way
As with many cities, Federal Way will have limited funds with which to pursue its
economic development goals. The City will have to use its resources in a focused and
prioritized manner to have a positive impact on the local economic base. Table IV-5
(page 22) summarizes how Federal Way will implement an appropriate economic
development strategy.
Sub Area of Who Initiates
Federal Way Action
PRIMARY ECONOMIC AREAS
City Center
Public w/
private support.
~1I>-3391hto
~1Io 3591h/SR99
and 1-5/SR 18
interchange
Public w/
private support.
West Campus
Currenl
landowners,
East Campus
Weyerhaeuser
Corp.
Table IV-5
Economic Development Areas and Actions
What Land Uses Are How Are They
Encouraged Encouraged Reasons
Midlhigh-rise office.
High-density MF
residential.
Civic/cultural,
recreational7
Pedestrian-oriented
retail.
Mix oflow-rise office,
retail & light industry.
"Big box" retail.
Buildout & maintain
quality.
High-quality corporale
& office parks.
Timing
Sound Transit Station. To increase capture of Emphasis 5-10
In-fill infrastructure. regional growth. (20) years.
Public amenities. To provide community
Market amenities and assets focal point/core.
Potential tax incentives. To obtain more full-range
SEPA Planned Action" of goods/ services in City"
Regulations that encourage Large parcels allow this Emphasis 0-5
high-quality design. subarea to respond to the (10) years.
Aggressive infrastructure market for business &
investment. industrial park uses in
Large land assembly. Soulhwesl King County.
Facilitate buildout through One of the City's prime Ongoing in
prediclable, efficient commercial amenities as response to
permitting process. one of the highest quality market.
Assist maintenance of master planned
infrastructure and public deveiopmenls in Ihe
areas. Pacific Northwest.
PrediClable, efficient One of City's prime In response to
permitting process. commercial amenities. markel &
Assist mainlenance of Large landownership with corporate
infrastructure and public vision, resources, & track actions.
areas. record can altracl major
Revised :!QQJ 2007. 2006 Comprehensive Plan Amendments
IV-23
FWCP - Chapter Four, Economic Development
Reasons
Timing
Sub Area of Who Initiates
Federal Way Action
PRIMARY ECONOMIC AREAS
336th linkage:
four primary
economic dvpt
areas.
Public wI
private support.
Old Hwy 99.
north of South
339th outside of
main economic
areas.
Public wI
private support.
}\reas MellRe
I 5/Sollth 320lh
aRe I 5/SR 18
iRterel1aRges.
GtHTeffi
laReewflers.
What Land,Uses Are
Encouraged
High density MF.
Low rise office,
Supportive retail.
Public amenities,
High capacity &
business related.
High density MF
residential.
Low rise office.
Auto-oriented retail.
Neighborhood
commercial.
High eeRsit)' Mf
resieeRlial.
Low rise effiee.
.',lIte eneRtee retail.
Neigl1eerhoee
eemmereial.
How Are They
Encouraged
Land use & capital
improvements for gradual
redevelopment/in-fill.
Transportation infrastructure.
Land use & capital
improvements for gradual
redevelopment & in-fill.
Aesth~tic improvements
through sign code and urban
design guidelines.
Predietaele, effieieflt
permiltiRg preeess.
.'\esthetie iffijlreyemeflls
threllgl1 sign eeee anellrean
eesign glIideliRes,
investors,
Provide housing &
support services for
economic areas.
As appropriate
for market
Provide a range of
housing & support
services & retail for
economic & residential
areas.
As appropriate
for market
Previee a range of ho
IIsiRg & supper! serviees
& retail fer eeeRomie &
resieeRtial areas.
As llflprepnate
fer market
Economic Development Goals
The City of Federal Way will not wait for market forces to create the future, but will act
to shape and accelerate the evolving market trends in the direction of its vision. The City
will pursue the following goals to implement economic development.
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
pnmary areas:
. High-density mixed-use development in the City Center (31ih and 320th,
SR-99 to 1-5)
. Mixed use A mix of commercial. office. retail. and light industrial
development in the area around 348th and SR-99 and around the I 5/South
~tII-aH6 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
EDG3 The City will help facilitate redevelopment of existing neighborhood
commercial centers in the SR-99 corridor. north of South 339th and the 336th
area between West and East Campus.
Revised :!QQJ 2007. 2006 Comprehensive Plan Amendments
IV-24
FWCP - Chapter Four, Economic Development
EDG4 The City will channel further residential growth into existing multi-family and
commercial-zoned areas, with a particular goal of encouraging residential
development in the City Center.
EDG5 The City will encourage and support the development of recreational and
cultural facilities and/or events that will bring additional visitors to Federal
Way, and/or increase visitor spending.
EDG6 The City will encourage and support existing businesses to remain and/or expand
their facilities within Federal Way.
Economic Development Policies
EDPl Redevelopment of the City Center will continue to receive special attention in
the FWCP.
EDP2 The City will explore the feasibility and utility of a process to master plan the
City Center, jointly funded by publie and private entities, to eneourage
appropriate redevelopment.
EDP~~ The City will continue to seek high-quality urban design and infrastructure
standards for these areas. '
EDP4J The City will prepare a utilize the SEP A Planned Action for the City Center so
that compliant development proposals may receive permit approvals with a
minimum of environmental review.
EDP~ The City will complete designs for public infrastructure to be jointly funded by
the City and private landowners.
EDP6~ The City will work actively to formulate ways for joint public/private funding
of infrastructure.
EDP+~ The City will develop zoning, permitting, and potential financial incentives that
encourage prioritized development consistent with comprehensive and subarea
plans and orderly, phased growth.
EDP81 In order to encourage efficient and desired development and redevelopment of
existing land designated and zoned for various types of commercial uses, when
considering proposals for comprehensive plan amendments and rezones to
commercial designations and from one commercial designation to another, the
City will consider development trends in commercially zoned areas, market
demand for various types of commercial land, and amount of vacant
commercial land.
EDP9~ The City will utilize innovative planning techniques such as Planned Unit
Developments, and developer agreements to aid in efficient and predicable
permitting for large developments.
Revised :!QQJ 2007. 2006 Comprehensive Plan Amendments
IV-25
FWCP - Chapter Four, Economic Development
EDP.w2 The City will explore innovative financing techniques such as Local
Improvement Districts, Industrial Revenue Bonds, and other innovative
financing tools to encourage desired redevelopment.
EDPHI0 The City will work with the private sector to actively encourage the
retention and expansion of existing businesses, as well as bring in new
development, businesses, and jobs to the community.
EDPHll The City will promote the community by working with the Federal Way
Chamber and the private sector to develop marketing tools that attract new
businesses, visitors, and investments.
EDPY12 The G:ity will continue to develop and manage an economic development
web page that promotes business and development within the community,
provides an interactive database of information of value to businesses and
developers, and involves the participation of the Federal Way Chamber and
other stakeholder groups.
EDPt413 The City will fund its portion of the public/private groups to allow them
to do an effective job in marketing the community.
EDP!S14 The City will continue to utilize design guidelines to enhance the urban
environment to retain and attract businesses and residents.
EDP!915 The City will ad6J* continue to implement a streamlined permitting
processes consistent with state and federal regulations to reduce the upfront
costs oflocating businesses in the City.
EDPl-+16 The City will continue to pursue aggressive public safety programs
designed to protect residents, businesses, and their investments.
EDP1817 The City will encourage strong public and private leadership to solicit
community support 'for internal and external funding assistance.
EDPl918 The City will periodically monitor local and regional trends to be able to
adjust plans, policies, and programs.
EDP~19 The City will actively work with representative groups of business and
property owners, including the Federal Way Chamber and other local business
associations, to enhance citywide and subarea improvements and planning.
EDPM20 The City, in conjunction with the local business community, will actively
pursue ties to Pacific Rim nations and businesses to stimulate related business
activity. '
EDP~21 The City recognizes the importance of cultural and recreational activity
to its economy and through the Arts Commission and Parks Department will
pursue joint ventures with private groups and individuals in developing cultural
and recreational opportunities.
Revised:!QQJ 2007. 2006 Comprehensive Plan Amendments
IV-26
FWCP - Chapter Four, Economic Development
EDP~22 The G:ity will encourage the expansion of existing and development of
new multi-purpose facilities to host cultural and recreational activities in order
to increase the number of visitors to Federal Way and resultant visitor spending.
EDP~23 The City will continue to market the community for, and encourage
development of, businesses in the high-tech sector. This effort will include
exploration of regulatory and/or financial incentives to attract high-tech
businesses and collaboration with regional communities, businesses, and local
institutions of higher education to promote Federal Way and South King County.
EDP~24 The City of Federal Way will strive to create working partnerships with
institutions of higher education in order to encourage and support their
expansion and further integration within the Federal Way economy, as well as
to identify and exploit increasing <?pportunities for economic development.
EDPU25 The City will consider opportunities to partner with local human-service
organizations to assist in providing human resources development programs for
unemployed or under-employed workers.
The foregoing policies will assist the City of Federal Way to pursue an accelerated
transformation toward the community's vision of its future.
Table IV-6 (page 27) describes the four major employment, economic activity areas of
the City that will receive the bulk of future commercial and industrial development. The
table summarizes the characteristics, location, and planning process required as well as
the major transformation required. The major public and private actions required for each
area are listed.
The Land Use and City Center chapters of the FWCP describe these four areas in more
detail. Table IV-6 describes the current ownership pattern and major activities where the
City will act affirmatively to transform these areas so that an increased share of regional
growth will be attracted to the City. In the areas of multiple ownership, control and
implementation of the community's vision will require more explicit effort and resources
from the City government. Both West and East Campus have, or will develop, their own
high standards for quality of the new development.
The type of development expected to occur in each of the four major economic sectors
important to Federal Way's vision is related in Table IV-7 (page 28). Also related in the
table are who the main competitors will be for each of these four areas. The land use
policies and regulations for each area should accommodate and encourage these
activities. These policies and regulations are discussed in the Land Use, City Center; and
Transportation chapters of the FWCP.
Revised:!QQJ 2007. 2006 Comprehensive Plan Amendments
IV-27
lJeVelOplU~U" ~- - [)escription
Master-Planned Mixed Master Planned Corporate Horizontal Mixed-Use
Vertical Mixed City Center Busiaess Parks
Campus Campus Commercial Enterprise
Area 31 th/3201h West Campus East ofl-S 3441h/3 5 6th
Ownership Diverse Diverse Single Diverse
Planning Joint PubliclPrivate Private emphasis Private Emphasis Joint publiclPrivate
Increase office and residential Infill and continue trend Vacant to high quality corporate Scattered industrial retail
Major Transformation Activity office to quality mixed
sectors in mixed-use buildings since 1974. headquarters & high tech. used.
Major Public Actions
Comprehensive Plans X X X X
Subarea Plans X Private Private X
Planned Action SEP A X
Design Standards X X X X
Environmental Impact Analysis X X X X
Infrastructure Planning X X X X
Infrastructure Design X Private Private X
Financing Joint Private Private Joint
Examples Seattle CBD West Campus Redmond Willows Road High Tech Corridor
Burnaby BC High Tech Corridor Harbor pointe Renton
Bellevue Tukwila
Vancouver, WA Kent
Walnut Creek, CA Auburn
Scottsdale, AZ Lynwood
FWCP _ Chapter Four,Economic Development
Table IV-6
C=City initiates and leads action
IV-28
Revised 2003 2007. 2006 Comprehensive Plan Amendment
FWCP - Chapter Four, Economic Development
Market Segment Characteristics Current Competitive Vertical Mixed Master-Planned Master-Planned Horizontal Mixed-Use
Examples City Center Mixed Campus Corporate Park Business PariES
Commercial
Enternrise
RETAIL
High Cube Freeway access Moderate amenities 348th & SRI8
High Volume Cheap land/space X
Locales retail. office or light industrial areas
Festival High density population & employment Pike Place Markel
Regional draw Bellevue Square X
Retail & restauralitS Westlake Center
Mall stores Edmonds LaConner
Employment & Resident High auto or pedestrian traffic Southcenter X X X X
Suooorling Tacoma Mall Auburn
Mall Rapidly growing population Southcenler X
Mall-like Freeway access Tacoma Mall
Hotel Serves employment centers SeaTac Tacoma X ORly at freeway
Provides meeting soace Tukwila iRterseetioR X
OFFICE
Garden Heavy landscape Low pedestrian levels Older Bellevue
Low/moderate in/out traffic Redmond
Small business/professional & business services, X X
FIRES Renton & Tukwila along
Serves local & regional business arterials
Auto oriented Residential areas close
Mid-rise Larger tenants, sub-regional & regional Bellevue Tukwila
Moderate landscape Renton Lynnwood
Small/medium business services, medial/dental Queen Anne Facloria X X X OeeasisRally if parI sf
FIRES Lake Union Tacoma Master PloR X
Branch offices Moderate in & out Elliott Way
Surface oarking or on deck Some transil Freeway interchanges
High Rise/Higher Pedestrian traffic High amenities SeatI1e
Public transit Larger businesses Bellevue
Moderate traffic Professional services Tacoma X X
Headquarters, branch offices
Regional serving FIRES
Underground or deck parking
BUSINESS PARKS
Auto/truck oriented Distribution & service High Tech Corridor
Cheap land Warehouse/retail Eastside Lynnwood
Employment density Government offices Renlon X X
Manufacturing assembly Office local/regional Tukwila
Professional & business service Kent
D
I
Table IV-7
t Zones and L
dU
Revised :!QQJ 2007, 2006 Comprehensive Plan Amendment
IV.29
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, J
CHAPTER SIX - CAPITAL FACILITIES
6.0 INTRODUCTION
The City of Federal Way is expected to add 6,188 housing units and 7,481 jobs between
the years 200 I and 2022. This growth will stimulate the local economy and maintain a
diverse and vibrant community. Unfortunately, it will also generate a corresponding
demand for new public services and facilities, such as schools, parks, and streets. These
new facilities, and the financial implications they will have for Federal Way and its
citizens, are the subject of this chapter.
The Growth Management Act
The Growth Management Act (GMA) refers to capital facilities planning in two of the 13
statewide planning goals. The two relevant goals are:
I. Urban growth. Encourage development in urban areas where adequate
public facilities and services exist or can be provided in an efficient manner.
2. 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.
More specifically, the GMA mandates that the City prepare a capital facilities plan which
contains the following components:
. An inventory of existing facilities owned by public entities, showing the
locations and capacities of the facilities.
. A forecast of the future needs for such facilities.
. The proposed locations and capacities of expanded or new facilities.
. At least a six-year financing plan that will finance such facilities and clearly
identify sources of public money for such purposes.
. A requirement to reassess the Land Use chapter if probable funding falls short.
In the pages that follow, this chapter complies with the GMA requirements for a capital
facilities plan, '
FWCP - Chapler Six. Capital Facilities
level of Service
To prepare a Capital Facilities chapter, one of the first decisions a jurisdiction must make
involves establishing a level of service (LOS) standard. The level of service standard
refers to the amount and quality of services and facilities that a community wants. For
example, the LOS for a parks system is usually described in terms of the number of acres
of parkland per 1,000 population. Ifa community has a strong desire for a good parks
system, it will establish a high LOS standard for itself, maybe something on the order of
20 acres of park per 1,000 residents. On the other hand, 20 acres of developed parkland is
expensive to acquire, develop, operate, and maintain. As a result, the community may be
forced, for financial reasons, to accept a lower LOS standard. In any event, adopting LOS
standards for all the services and facilities the City provides would help it: I) evaluate
how well it is serving existing residents, and 2) determine how many new facilities will
have to be constructed to service new growth and development.
Concurrency
In addition to mandating that a Capital Facilities chapter be included in comprehensive
plans, the GMA also introduced the concept of concurrency. In general terms,
concurrence describes the situation where adequate and necessary public services and
facilities are available "concurrent" with the impacts of new development, or within a
specified time thereafter.'
Concurrency has two levels of applicability. The first is at the planning level and refers to
all services and facilities, over the long term, and at the citywide scale. Planning level
concurrency is what this chapter is all about. It inventories all existing facilities and
services, establishes a LOS standard for each, estimates new facility requirements to
accommodate projected growth, and develops a financing plan that identifies the
revenues necessary to pay for all the new facilities. If the necessary revenues are not
available, then the jurisdiction fails the planning level concurrency test and must take
appropriate action. Those actions include lowering the LOS standard, raising taxes,
restricting growth, or a combination of these actions. This chapter satisfies the planning
level concurrency requirement as outlined in the GMA.
The second level of concurrency analysis is project specific and only required for
transportation facilities. Specifically, the GMA (RCW 36.70A. 070[6]) states:
"...local jurisdictions must adopt and enforce ordinances which prohibit
development approval if the development causes the level of service on a
transportation facility to decline below the standards adopted in the
transportation element of the comprehensive plan, unless transportation
improvements or strategies to accommodate the impacts of development are
made concurrent with the development."
That same section goes on say that "concurrent with the development" shall mean that
improvements or strategies are in place at the time of development, or that a financial
Revised :100:! 2007. 2006 Comprehensive Plan Amendment
VI.2
FWCP - Chapter Six. Capital Facilities
'commitment is in place to complete the improvements or strategies within six years. To
satisfy the project level concurrency requirement, the last section of chapter three,
Transportation, contains a concurrency management discussion.
As mentioned previously, project level concurrency is only required for transportation
system facilities. However, the Washington State Office of Community Development's
interpretation (WAC 365-195-070[3 J) states that, "".concurrence should be sought with
respect to public facilities in addition to transportation facilities. The list of such
additional facilities should be locally defined." This section goes on to say that local
jurisdictions may fashion their own regulatory responses. [n 2001, the City hired a
consultant to prepare a Traffic Impact Fee and Concurrency Management System. The
study is expected to be completed in the Spring of 2003. The City adopted a
Transportation Concurrency Management System. which became effective January 1.
2007.
Impact Fees
Local jurisdictions planning under the GMA are authorized to assess impact fees for
development activity as part of financing for public facilities, such as parks, transportation,
and schools.
Impact fees must be based on an adopted capital facilities plan. In addition, the collected
fees must be used for projects that are reasonably related to and will reasonably benefit the
development paying the fees. The fees must also be used within a specified time from the
date they were collected or returned to the payee. Impact fees may be imposed for system
improvement costs previously incurred to the extent that new growth and development will
be served by the previously constructed improvements, provided they not be imposed to
make up for any system improvement deficiencies. To impose an impact fee program, the
City must have a plan in place to make up any existing system deficiencies.
Countywide Planning Policies
The Countywide Planning Policies (CWPPs) originally adopted in 1992, and amended in
1994, contain a number of goals and policies regarding capital facilities and the provision
of urban services. Those relevant CWPPs are the following:
CO! Jurisdictions shall identify the full range of urban services and how they
plan to provide them.
C02 Jurisdictions and other urban service providers shall provide services and
manage natural resources efficiently, through regional coordination,
conjunctive use of resources, and sharing of facilities. Interjurisdictional
planning efforts shall evaluate approaches to share and conserve resources.
C03 Service provision shall be coordinated to ensure the protection and
preservation of resources in both Rural Areas and in areas that are
Revised ~ 2007. 2006 Comprehensive Plan Amendment
VI-3
FWCP - Chapler SIX. Capital Facilities
developing, while addressing service needs \vithin areas currently
identi fied for growth.
C04 All jurisdictions acknowledge the need to develop a regional surface water
management system which crosses jurisdictional boundaries and identifies
and prioritizes program elements and capital improvements necessary to
accommodate growth and protect the natural and built environment. The
GMPC shall develop and recommend a financing and implementation
strategy to meet this need.
C05 Water supply shall be regionally coordinated to provide a reliable
economic source of water and to provide mutual aid to and between all
agencies and purveyors. The region should work toward a mechanism to
address long-term regional water demand needs of agencies and water
purveyors.
C07 Water reuse and reclamation shall be encouraged, especially for large
commercial and residential developments and for high water users such as
parks, schools, golf courses, and locks.
COlO ill the Urban Area identified for growth within the next ten years, urban
water and sewer systems are preferred for new construction on existing
lots and shall be required for new subdivisions. However, existing septic
systems, private wells, and/or small water systems may continue to serve
the developments so long as densities and physical conditions are
appropriate, the systems are allowed by the relevant jurisdictions, and
management keeps the systems operating properly and safely.
C013 Urban sewer system extensions in unincorporated King County shall be
permitted consistent with the provisions of the King County Sewerage
General Plan, Countywide Policies, and the policies of the jurisdiction in
whose potential annexation area the extension is proposed.
FW13 Cities are the appropriate provider of local urban services to Urban Areas,
either directly or by contract. Counties are the appropriate'provider of
most countywide services. Urban services shall not be extended through
the use of special purpose districts without approval of the city in whose
potential annexation area the extension is proposed. Within the Urban
Area, as time and conditions warrant, cities should assume local urban
services provided by special purpose districts.
FW32 Public capital facilities of a Countywide or Statewide nature shall be sited
to support the Countywide land use pattern, support economic activities,
mitigate environmental impacts, provide amenities or incentives, and
minimize public costs. Amenities or incentives shall be provided to
neighborhoods/jurisdictions in which facilities are sited. Facilities must be
prioritized, coordinated, planned, and sited through an interjurisdictional
process established by the GMPC, or its successor.
Revised 200:! 2007 2006 Comprehensive Plan Amendmenl
VI-4
FWCP - Chapter Six. Capital F acihlres
LU29 All jurisdictions shall develop growth-phasing plans consistent with
applicable capital facilities plans to maintain an Urban Area served with
adequate public facilities and services to meet at least the six-year
intem1ediate household and employment target ranges consistent with
LU67 and LU68. These growth phasing plans shall be based on locally
adopted definitions, service levels, and financing commitments, consistent
with State GMA requirements. The phasing plans for cities shall not
extend beyond their potential annexation areas. Interlocal agreements shall
be developed that specify the applicable minimum zoning, development
standards, impact mitigation, and future annexation for the potential
annexation areas.
LU30 Where urban services cannot be provided within the next 10 years,
jurisdictions should develop policies and regulations to:
. Phase and limit development such that planning, siting,
density and infrastructure decisions will support future urban
development when urban services become available.
. Establish a process for converting land to urban densities and
uses once services are available.
Funding/Financing
Typically, cities and the residents they service would like to have higher LOS standards
than they can afford. Federal Way has worked hard to provide the highest LOS possible
without raising taxes. It is a difficult balance to maintain and the City is currently at a
point where it may have to consider raising additional revenues to pay for capital
facilities and the associated maintenance and operations costs.
If the City decides to generate additional revenues, there are several sources available.
Some of these revenues are "on-going" in the sense that the City levies the tax and the
revenues are added to the City's general fund on an annual basis. On-going revenues
include property taxes, sales taxes, utility taxes, impact fees, and business and occupation
taxes. The other category of funds is called "one time" funds because the City cannot
count on having these funds available on an annual basis. These funds include bond sales
and grants such as, TEA-21, lAC, and Urban Arterial Fund money. On-going funds can
be used for either capital facilities or maintenance and operations. However, it is prudent
financial management and adopted City policy that one-time funds be used only for
capital improvements, As is discussed later in this chapter, the City proposed two bond
issues to finance capital facilities in the Fall of 1995. As part of that bond issue, voters
were asked to approve a permanent utility tax to pay for the maintenance and operations
costs associated with the new capital facilities.
Revised 200:12007 2006 Comprehensive Plan Amendment
VI.5
FWCP - Chapter SIX. Capital FaCilities
6.1 SURFACE WATER
Inventory of Existing Facilities
Natural Systems
The Federal Way area consists of two major drainage basins, the Hylebos Creek and
Lower Puget Sound. The Hylebos Creek Basin consists of the West Branch Hylebos
Creek, East Branch Hylebos Creek, and the Lower Hylebos Creek Sub-Basins. The
Lower Puget Sound Basin consists of the North Lower, Central Lower, and South Lower
Puget Sound Sub-Basins. Map VI-l (maps are located at the end of the chapter) shows the
planning area boundary, and boundaries. Map VI-2 shows the major features of the
natural system. The natural systems have been reviewed on a sub-basin level. This sub-
basin information is contained in the City's Comprehensive Surface Water Facility Plan.
Man-Made System ,
As part of its 1994 Surface Water Facilities Plan, the City completed an inventory of the
stormwater drainage trunk system. There are ten major trunk lines in the system, and one
can find more details about their capacity and location in the Surface Water Plan.
The City has made a significant number of improvements to the manmade system since
incorporation in 1990. Most of the projects completed to date corrected existing localized
flooding problems. As a result of resolving these "spot" problems, the City and its surface
water utility have significantly improved the LOS on a system-wide basis. The City has
gone to a regional system for detention/retention of surface water. Several regional
detention/retention facilities have beeI1, or will be, constructed to handle stormwater
runoff. However, individual developments must treat stormwater on site prior to releasing
it to the regional system.
System Capacity
As part of the Surface Water Facilities Plan, the City developed a model of its surface
water facilities, including the natural part of the system, the various lakes, streams, and
wetlands. This model uses the following design or LOS standards:
.' 25-year storm conveyance capacity on lateral systems;
· 25-year storm conveyance capacity on major trunk systems;
. 25-year storm storage capacity in local retention/ detention facilities; and
. 100-year storm storage capability in regional retention/detention facilities.
Based on these LOS standards and the data on existing facilities, the model helps utility
engineers identify deficiencies in the existing system and the most cost effective way to
, resolve them. The model also allows engineers to describe the new facilities that will be
needed in the future to accommodate new growth and development as outlined in the
Land Use chapter.
Revised :1002 2007 2006 Comprehensive Plan Amendment
VI.6
FWCP - Chapler Six, Capital Facilities
Forecast of Future Needs
Based on model results, utility engineers annually update a detailed 10 six-year capital
facilities plan. The plan identifies projects, prioritizes them, estimates the cost, and re-
examines the utility rate strUcture to ensure that there is sufficient funding available over
the next -W six years to construct these projects (Table VI-I, at the end of the ohapter next
~),
Locations and Capacities of Future Facilities
Table VI-l includes the surface water facilities project list. For more complete discussion
of this list, and maps describing project locations, please refer to Chapter IV of the City's
Comprehensive Surface Water Plan. As noted earlier, these projects address existing
system deficiencies as well as the new facilities that will be needed to accommodate
projected growth.
Finarice Plan
The City has created a surface water utility to manage stormwater drainage, prevent
flooding, and improve water quality. The City charges property owners an annual surface
water fee, which is based upon the amount of impervious surface on the property. These
fees, along with any outside grant monies and low interest loans, provide the revenues that
pay for capital facilities projects, and operation and maintenance of its surface water
system.
As outlined in Table VI-I, projects are scheduled based on anticipated revenues. The
capital facilities spreadsheet indicates project scheduling based on available funding and
priority ranking. The City annually updates the capital facilities plan for surface water. The
Comprehensive Surface Water Plan, which includes the capital facilities plan, is adopted
by reference in this plan, including changes made during the City's annual update.
6.2 TRANSPORTATION
The GMA requires that local jurisdictions prepare a transportation chapter as part of the
Federal Way Comprehensive Plan (FWCP). The GMA also authorizes jurisdictions to
assess impact fees for transportation system improvements that are necessary to
accommodate the traffic created by the new development. In order to assess impact fees,
the capital facilities plan must include the list of transportation improvements and
associated costs that necessitate the impact fees. Discussion related to Transportation-
related capital facilities can be found in FWCP Chapter 3, Transportation,
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-7
FWCP - Chapter Six, Capital Facilities
Table VI-I
City of Federal Way Facilities Plan
Surface Water Mana2ement Component
2006 2007 2008 2009 2010 2011 2012 Total
SWM SOURCES
Revenues and Financing
CarTY Forward from CIP and Ooerations 7.030.158 6.206.435 5.025.729 3.896.890 3.351.65\ 2.878.155 968.961
User Fees with GMA Proiect Growth 3.239.534 3.232.389 3,256.629 3.28\.054 3.305.662 3,330,454 3.355,432 46.657.770
Interest Earnings 75.564 171.536 152.212 131.901 119.685 90.634 64.086 1.449.806
Transfer In - Streel Fund 149.901 149.901 149.901 154.398 159.030 163.801 168.715 2,106.172
Grant Funding 1.093.160 720.000
Subtotal Revenues and Financing 11.588,317 10.480.259 8.584.470 7.464,243 6.936.027 6,463.044 4.557.194 113.867.643
Expenditttres - One Time & Debt Service
One Time Funding 0
Public Works Trust Fund Loan 203.577 201.754 199.930 198.107 196.283 194.459 192.636 3.757.108
Subtotal Expenditures 203,577 201,754 199,930 198,107 196.283 194.459 192,636 3,757.108
Available Revenue 11,384,739 10,278.505 8.384,540 7.266,137 6,739.744 6.268,584 4,364,559 110.11 0.535
Total Required Sources 5,254.682 5.454.530 4,687,580 4.112.593 4.057,873 5.494.083 3,859.339 59.421.297
SWM USES
Maintenance and Operations
Current 2.540.016 2.576.016 2.578.016 2.664,432 2.753.752 2.846.074 2.941.500 36.895.119
Subtotal Maintenance and Operations 2.540.016 2,576,016 2,578.016 2,664.432 2.753.752 2,846,074 2,941,500 36,895.119
Annual Programs
III Fund 221.744 200.000 207.000 214.245 221.744 229.505 237.537 2.809,041
Subtotal Annual Programs 221,744 200.000 207.000 214,245 221,744 229.505 237.537 2.809,041
Capital Proiect List
SPB-CIP-OI: Joe Creek Regional 1.542.391 1.946,489
Detention Pond
SP J2-CIP-02: Lake Jeane Outlet 125.000 430.000 555,000
Control Structure
SP J2-ClP-02: Lake Lorene Outlet 95.000 295.000 390,000
Control Structure
5 373'd Bridge Reolacement Proiect 160.000 661.760 910,000
SPJ4-CIP-01: SW 325'" SI 150.000 150,000
Culvert/Trunk Reolacement
SPIJ-CIP-02: Lower 10es Creek 323.678 1.898.373 2,222.051
Channel Restoration
5PL5-CIP-02: SW 332"d 51 Trunk 200.000 635.000 835,000
Replacement
CPR6-CIP.0 I: S 308'" 51 Lateral 60.000 105.000 165,000
Revised 2002 2007, 2006 Comprehensive Plan Amendment
VI-8
FWCP - Chapter Six. Capital Facilities
2006 2007 2008 2009 2010 2011 2012 Total
Drainage Intercept
SPM3-CIP-02: East IS-Inch Lateral 211.953 248,092
Detention
WH 12-CIP-02: S 316'" PI Detention 88.188 517.223 605,411
Facility
WH07-C1P-02: I" Way STrunk 97,634 572.621 670,255
Replacement
CPR6-CIP-02: Outlet Channel 50.000 130.000 180,000
Modification
WHI5-CIP.02: 21" Ave SW Detention 60.615 355,506 416,121
Facility
WH II-CIP-04: Low Flow 45,193 265.056 310,249
Diversion/Infiltration Trench
W Hvlebos Channel Riparian Habitat 400.000 720.000 1,120,000
Easement ACQuisition
10'" Ave S Drainage Improvement 55,000 375.000 430,000
S '336'" and 348'" Ave S Drainage 25,000 120,000 t 45,000
Improvement
SR 99 Phase III Cost Share 150.000 150,000
6.3 PARKS AND RECREATION
Inventory of Existing Facilities
The City of Federal Way adopted the first Park, Recreation, and Open Space
Comprehensive Plan in December of 1991. The City updated the Plan in 1995~ aRtl 2000~
and 2006. This plan, which is now called the Parks, Recreation, and Open Space CulhH'al
Services Plan, is incorporated by reference. The planning area of the 1991 and 1995
Parks, Reoreation, and Open Space Comprehensive Plan included both the Federal Way
City limits and the Potential i\nnexation :\rea (P,^..,,:\). The boundaries changed in the
2000 and 2006 Parks Plan~ flfl6 are based only on the City limits of Federal Way~
although the Potential Annexation Area (P AA) is inventoried and discussed. As in
previous plans, the Parks Plan has been subdivided into subareas, referred to as Park~
Plan Planning Areas (Map VI-3), for purposes of long-range planning.
The 2002,2 Parks Plan I1pdates the inventory to include new parks and properties added to
the City's system. In addition to City-owned parks and open space, the Parks Plan also
lists school district, state, and county facilities, as well as private recreation facilities.
Map VI-4 depicts the location of major parks and open space within the Federal Way
planning area. Table VI-2 summarizes this inventory as of January' 2002 June 2006.
Revised :1002 2007 2006 Comprehensive Plan Amendmenl
VI-9
FWCP - Chapler Six, Capital F acililies
4.2 mi Trails Acreage
4 Park Facilities Acrea e
Total Develo ed Park Land
Total Undevelo ed Park Land
Total Park Land in Federal Wa
ACRES
~ 156.4
~ 222,3
0,0
M
118.0
~25,8
49M 522,5
~ 543.5
8#.0 1066,0
When the City incorporated in 1990, there were approximately eight acres of parkland
available per 1,000 population in Federal Way. Since that time, the City has purchased
additional property and developed new facilities. These include the Lake Killamey Open
Space Park, Heritage Woods Neighborhood Park, Wedgewood Neighborhood Park, BPA
Trail I, II, and III, purehase of the Armstrong property, Madrona Park, Cedar Grove Park,
bake Klahanee Lake Community Senior Center, Dumas Bay Centre, Celebration Park,
aHd Steel Lake Annex facilities, and the Community Center, which opened March 2007.
In 2004, Washington State Parks transferred West Hylebos Wetlands Park to the City.
King County has also transferred several properties to the City in the last six years. These
parks and facilities are described in greater detail in the Parks Plan,
As of 200~Q, the City is providing 10.-+9 acres of parks land per 1,000 population. The
City's goal is to aehieve maintain a level of service of 10.9 as Federal Way grows in
population and size. The reason for the decrease in level of service is primarily due to the
actual inorease in_Federal Way's populatioA as shown in the 2000 Census compared to
the yearly population estimates by the State Office of Financial Management (OFM). The
2000 Census showed the Federal Way population to be 83,259, v:hereas the 2000 OFM
population estimate fnr Federal Way 'was 77,010, a diff-erence of 6,219. The City's
ourrent 2002 population is 83,850, and current inventory of parkland is 816 aores. In
order to meet the goal of 10.9 acres per 1,000 population, the City needs to add 68 aeres
of parkland to the existing in'lentOl)'. /\s sho'.vn on Table VI 3, the Parks Six Year
Capital Improvements Plan 2002 2007 (CIP) has parks acquisition as an on going project
category. On going aoquisition is necessary to meet the level of service goal of 10.9 acres
per 1,000 population. In the past, the City has obtained land through plat dedication. The
City is also now considering a Park Impact Fee to provide funds for parks acquisition and
deve I opment.
In addition to acquiring and developing new facilities, the City has taken administrative
actions to take advantage of other available public recreational facilities. The City
enacted interlocal agreements with the School District to jointly operate and maintain
school recreational facilities. As a result, the City jointly operates and maintains a major
community park in conjunction with Saghalie Middle Junior High Schoo\. Also, the City
has agreements to provide recreational programs and schedule play fields at several
elementary schools, in addition to junior high middle schools. These facilities are now
formally available nights and weekends, year around for use by local residents.
Revised :!002 2007. 2006 Comprehensive Plan Amendment
VI-10
FWCP - Chapter Six, Capital Facilities
As referenced above, City residents now have access to 10.+.2 acres of parks and open
space per 1,000 population. This inventory includes City owned parks and open space
within the City limits. The City currently provides 84e 1066 acres of parkland, which the
City maintains and operates. Of the total 84e 1066 acres, 49B 522.5 acres is developed
for recreational use areas and ~ 543.5 acres is still undeveloped.
Note: Washington State Parks has a regional park facility within the City limits, which
residents often use. Dash Point State Park is 230 acres of state land, which provides a
regional (statewide) recreation use for camping, swimming, picnicking, walking trails,
and beach front. The state park land is not included in the City's LOS simply because the
state owns, operates, and maintains this facility. For the purposes of parks planning, the
recommended LOS standard in the City's Parks Plan and this Capital Facilities chapter is
10.9 acres of City owned parkland per 1,000 population.
Forecast of Future Needs
The 200()Q Parks Plan states that ,",<,hen future annexations occur, the inventory of public
park and open space land will be adequate to serve both the current and future proiected
population within the City and P AA. However, much of this acreage is un-programmed,
undeveloped open space. The primary deficiency, both now and proiected, is in improved
trails.
The updated Parks Plan makes recommendations based on five Core Values identified
through an extensive planning process. Four of these relate to capital facilities and include:
Core Value #1: Improve Existing Facilities and Provide Multiple Functions in Parks
Core Value #2: Develop a Walking and Biking Community Through an Integrated
Trail and Sidewalk Network
Core Value #3: Retain and Improve Our Open Spaces
Core Value #4: Create Community Gathering Place and Destinations
Capital facilities that respond to these Core Values have been incorporated into the Six-
Year CW. Some of the maior efforts planned for this six year period include:
· Design and redevelopment of Lakota and Sacaiawea Parks
· Acquisition of Camp Kilworth and associated site improvements to allow public
access
· Introduction of community gathering spaces in neighborhood parks
· Site and building assessments for, Dumas Bay Centre
· Trail and Pedestrian improvements
· Upgrade Saghalie Park soccer field to artificial turf
maintain the City's current level of service until the year 2010. In addition, the City
completed a cultural arts survey in 1994. The survey evaluated several alternatives for a
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-l1
FWCP - Chapter SIX. Capilal Facilities
performing arts center and concluded that at some time in the near future, the City would
need such a facility with a capacity of about 1,000 seats. The City has converted a portion
of Dumas Bay Centre into the Knutzen Family Theatre, a 250-seat civic theater facility.
This facility will begin to fulfill the identified community need for a performing arts
center.
Locations & Capacities of Future Facilities
Map VI-4 indicates the location of the parks, recreation facilities, and open space subareas
the City will need to maintain the adopted LOS. The Parks Plan breaks the planning area
into subareas and addresses future facilities at the subarea level. For more details about the
type, size, and cost of these new facilities, please refer to the 20~Q Parks Plan. Maf) VI-4A
shows potential locations of public spaces in the City Center:
Finance Plan
Table VI-3 (Parks Six-Year Capital Improvements Plan, 200~Q-200+ 12, page .11)
describes the proposed parks projects that will be needed between now and the year 2012,
together with cost estimates programmed by year. Table VI-3 also identifies the revenues
that will be available during the same time period to finance these new facilities. Please
refer Section VII (Capital Improvement Plan) to Chapter 7, "Implementation," of the
200~Q City of Federal Way Parks, Recreation, and Open Space Comprehensive Plan for
detailed information on the finance plan.
The City annually biennially updates its Parks & Recreation €~apital ijmprovements Plan
program. These updates reflect new project priorities, eliminate projects that have been
completed, and add new projects to the program.
Revised :!OW 2007 2006 Comprehensive Plan Amendment
VI-12
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FWCP - Chapter Six, Capital Facilities
Table VI-3
Parks Six-Year Capital Improvements Plan, 2007-2012
Li !LtbQYsands)
Sources/Uses 2007 2008 2009 2010 2011 2012 Total
Real Estate Excise Tax 1,007 344 460 510 507 421 2292
Misc. Transfers 21 21
Grants/ Anticinated 810 500 1.000 2.310
Grants/Contributions Received
Mitigalion Funds Received 110 110
General Fund 0
Total Financing Sources 1,533 344 320 870 385 1.281 4,733
Park Proiects
Playground 134 134 Ij6 136 137 138 815
BMXlBike Facilitv 15 15
Camn Kilworth - ACQ, & Imp'ls 1.550 1,100 800 3.450
Communitv Gathering SDaces 30 37 108 112 112 126 525
Downtown Public Space 100 100
Dumas Bav Centre: Buildino 33 193 140 140 140 140 786
Dumas Bay Centre: Site Restor. 137
Lakota Park Design & Redev, 723 11.000 11.723
Maior Maintenance - Park Facil. 110 110 110 110 110 110 660
Panther Lake Open SDace 24 68 92
PoverlV Bav Master Plan 41 41
Saghalie Pk Soccer Fld - ArtifTurf 920 920
Trail & Ped Access ImD'ts 40 130 78 65 67 70 450
West Hylebos Boardwalk 1.365 1.365
Subtotal (G) 4,736 1,704 2,256 IUi72 1513 'U)03 3QJl84 '
Unfunded Endin" Balance 0 0 (877) (10.669) (988) (7.582) l1.QJlQ)
6.4 Community Facilities
Significant community investments have been made in the last 10 years to implement the
community's vision for Federal Way. In addition to the investments in the surface water,
transportation, and parks areas, the City also acquired and improved a basic set of
community facilities to house City operations and provide space for community
gatherings and recreation.
The City acquired the current City Hall, Klahanee Lake Community/Senior Center
(KLCCJ, and Dumas Bay Centref (a conference and retreat facility) in 1993. Strong local
support in community recreation and arts activities translated into the City Council's
adoption of a 2% For the Arts ordinance to provide funding for arts in public places in
1994, and the construction of the 254-seat Knutzen Family Theatre in 1998. The new
City HalL which consolidates most City administrative offices, Public Safety, and the
Municipal Court in one facility, was acquired in 2003. Also in 2003, King County
divested itself of community swimming pools constructed with 1970 era Forward Thrust
funds. The Citv assumed the operations of Kenneth Jones Pool (KJP) as a result
Revised :!002 2007 2006 Comprehensive Plan Amendment
VI.14
FWCP - Chapter Six. Capital Facilities
The City began construction of a new 72,000 square foot Community Center in fall 2005.
Construction was completed in early 2007. The facility houses Recreation and Cultural
Services staff, and includes athletic and communitv facilities suitable for a wide variety
of events and programs. The facilitv will replace the KLCC and KIP operations. KLCC
was surplused and sold in 2005 and leased back until the new center opened, The KJP
facility will be returned to the Federal Way School District, who owns the underlying
property .
Since 1995, the City brought a number of oontracted services in house to meet public
demand for more responsive and responsible government servioes. Among these services
v:ere the formation of the Federal 'Nay Police Department (996), street maintenance
operations (1998), and the municipal court (2000). These changes brought different levels
of demand on public faeilitics an.d the need for a comprehensive community facilities plan.
Inventory of Existing Facilities
As of January 200Gl, the City owns or occupies a number of facilities, as shown in Table
VI-4 and Map VI-5.
Projected Community Needs
The City has identified a number of facilities to help deliver services more efficiently and
adjust to the changing demographics of this community in the future. These projected
needs are beyond the City's ability to fund within the six-year planning horizon.
However, in order to keep the community's vision alive, we purposely did not exclude
any of these community projects. The City Council will periodically review and prioritize
these projects and provide funding when available. A description of these facilities with a
summary list is provided in Table VI-5 (page 13).
Table VI-4
Summary of Existing Community Facilities
Building Name
City Hall
Own/
Leased
-------
Own
Use
Sq, fl/Occupancy
------.--
27,180/110 FTE 88,085/approximatelv
300 FTE and Council Chamber
23,0001150 HE
City operations not otherwise listed
Pljblic Safet)'
(3 locations)
Police Evidence
M\,lnicipal COljrt
beasea
Police Operations
Own
beasea
Police evidence room
COljrl Operations
Q. 000/2 FTE
6,700/11.75 FTE and 2 cOljrlrOOms
Klahanee Community/
Senior Center
Kenneth Jones Pool
GwA
Leased
Leased
Communily recreation and Rrec,reation
11,200/13 FTE, gym, kitchen, etc,
operations
Community pool
Revised ~ 2007. 2006 Comprehensive Plan Amendment
VI.1S
FWCP - Chapter SIX. Capital Facilities
Building Name
Federal Way Community
Cenler
Steel Lake Annex
Steel Lake Mainlenance
Shop
Dumas Bay Center
(DBC)
Knutzen Family Theater
(at DBC)
Miscellaneous Outdoor
Storage
Miscellaneous Indoor
Slorage
Own/
Leased
Use
Own
CommunilY recrealion center wilh
gym. pools. senior lounge. pre-school.
and educational classrooms and
multipurpose room with kilchen,
Recrealion slaff offices,
Own
Daycare, arts and crafts programs
Own
Maintenance operations, outdoor
equipmenl and material slOrage
Own
Public park, meeting/banquet!
overnight lodging
254 seats performing arls Iheatre and
rehearsal hall
Own
Leased Street maintenance material and park
equipment storage
Leased Spare office equipment/facility
parts/records
Sq, ft/Occupancy
72.000/13 regular FTE and
approximately 20 part-lime temporary
personnel
Opened in 2007
1,I61/program only
~ ~Il 0 office and maintenance
~/32 FTE
~ aooroximatelv 90 sa ft storage.
yard and aooroximatelv additional 1,5
acres available for future exoansion
6 meeting rooms, 70 overnight rooms,
1 2 acre park ground
10,000 material storage
2,000 equipment storage
260 sf. ft,
2,160 cubic ft boxes stored ofTsite in a
document storage facility
Table Vl-5
Projected Community Facility Needs
2991 20102007 - 2013
Ycar Size Cost
(sf) (millions)
~ W9,QOO ~
~ ~ ~
JOO9 #;OOQ ~
;WOO 20 I 5 75,000 UM~12,9
$10-$12
;w.w 201 5 50,000 ~S:59,9
$35 - $40
90,000 yard
WW 2009 3,500 office ~ill
120.000 yard
6.500 office
2010 200 - 400 stalls $5 to $10
S2501t per year ~
~ $63.14
$51 - $63
Type of Facility
), Mtmicipal Facility: Public Safety aRd
GeReral GO\"1 OperatioRs
2, SeRior CeRler
3. COffiR'Hmity CeRter
<h 1. Indoor Competitive Sports Facility
~ L Performing Arts Centre
~ ~ Maintenance Facility
4, Public ParkiilQ: Facilities
7. 01ner Mise, Impro\'ements
TOTAL
Revised ~ 2007 2006 Comprehensive Plan Amendment
VI.16
FWCP - Chapter S'x, Capital F aCllrlles
Municipal Facility (General Government. Police. and Court Operations)
The Federal 'Nay Police Department was formed and began full service on No'/ember 16,
1996. The department grew from 110 full time equivalent (FTE) employees in 1996 to
ISO FTE employees and over 90 volunteers in 2002. The department occupies 23,000
square feet of leased spaoe in three separate buildings in an oftioe/\varehouse complex
near City Hall. The ourrent spatial requirement fDr the department is belie'/ed to be
approximately 26,000 square feet.
The Municipal Court began operations on January 1,2000. The department has 13 FTE
employees operating two courtrooms. Currently, the department occupies 6,700 square
feet of modified office spaoe adjaoent to the police facility. The oourt caseload in 2002
indicated that a third courtroom, larger lobby, and small meeting rooms are needed. The
current spatial requirement is estimated to be around 9,000 square feet.
Additional space '.vill also be needed for general government operations to accommodate
the inoreased services and o'/erall growth of the City. .\ preliminary program level
assessment indicates that the current City Hall '.viII need around 35,000 square feet,
versus the 27,000 square feet available.
The City has $7.S million set aside for the police and court facility. Currently, $1.S
million in general obliga,tion bonds are financed by a o.s pereent utility tl)(, interest
earnings from bond proceeds, and additional oontributions from general fund savings.
Both police and court leases will expire in June 2001 \vithout an extension. The City
Council has appointed a oitizen committee to review the current and projected spatial
needs and development/finanoing options. Based on a preliminary analysis, it appears
that the additional cost can be finanoed by extending the O.S percent utility tax after the
initial $1.5 million bonds are paid off.
Municipal Facility Need Assessments
10,000 15,000 square feet additional space in the near term, and 80,000 to
8S,000 square f-eet by 2020, in addition to the existing City Hall
Four to five acre site
Preliminary development cost for a facility to accommodate the City's long term
needs is projeoted to be approximately $20 million to $30 million
The City acquired the current City Hall in 2003' and consolidated its police, court, and
general governmental operations under one roof. About 10 percent or 8,000 of the total
88,SOO square feet of space in this building is currently available for future expansions. In
addition to the City Hall parceL the City also acquired two vacant lots to the north which
is the location of the Police Evidence facility and overflow parking for the City Hall/
Municipal Court.
The City Council is considering presenting the annexation ballot measure to our Potential
Annexation Area voters in the fall of 2007. If approved, it would add an estimated 20,152
people and approximately 7.6 square miles to the City's service area. This is an increase
Revised ;1002 2007 2006 Comprehensive Plan Amendment
VI-l?
FWCP - Chapter SIX. Capital Facilities
of 23 percent in population and 36 percent in land area, These increases would again
place pressure on the current City Hall capacity and would require the expansion of the
existing maintenance facility, as discussed below.
Maintenance Facility
The Parks and Public Works maintenance facility is located at 31132 28th Avenue South:
The original site is approximately 1.7 acres, with 1110 square feet of office and indoor
maintenance bay entire site is approximately 1.4 acres, with 1,060 square feet of office
space and a 61,000 square foot fenced storage yard. The site was formerly a fire station
and ',vas transferred to the City after ineorporation. Today, the old fire station office and
meeting room areas house the operations and the fire truck maintenance bay. The yard
pro'lides materials, supplies, vehicles, and equipment storage for departmental
operations, The City acquired two adiacent parcels, for a total of 2.25 acres, to the north
of the facility in 2003. Today, the maintenance facility contains around 3,500 square feet
of office space and 90,000 in fenced storage space, with an additional 1.5 acres of land
area available for future expansions.
Parks Maintenance operates seven days a week, two shifts per day. The space needed for
the maintenance operations includes a front counter/reception area, crew quarters
(including an area for daily time cards, breaks, and crew meetings/training, etc.), as well
as a locker room. Public Works streets and surface water maintenance operations have
similar needs for office space; operating Monday through Friday, year round, one shift
per day. Both Parks and Public Works maintenance operations tend to intensify during
the summer months and require up to 15 part-time, seasonal workers at any given time.
The 61,000 square feet of storage yard space is needed to accommodate 25 vehicles and
15 various types of mobile equipment. The limited space provides only minimum storage
space and restricts the turning radius of the large equipment and vehicles used for these
operations. To meet this challenge, the City leases off site indoor and outdoor storage
space for equipment, emergency supplies, and materials f-or snow and ice operations.
,''.Ithough there exist~ drawbaeks and eonstraints, the site is adequate for existing
purposes when supplemented with leased storage spaces. Future expansion is possible
',vith the acquisition of adjacent properties to the north. However, this facility is located in
a residential neighborhood and the compatibility of a larger maintenance facility should
be evaluated before making any additional long term investments on the site.
/\ larger facility 'Nould impro'le operation efficiencies by increasing storage capacity for
vehicles, equipment, and materials. /\ maintenance yard space of approximately 90,000
square feet is recommended.
The potential annexation would require an anticipated eight regular FTE and eight FTE in
seasonal help, plus proportional vehicle and equipment increases. This increase would
require the City to expand the maintenance office area by 2,000 to 3,000 square feet, and
maintenance yard by 30,000 to 45,000 square feet.
Revised :!002 2007 2006 Comprehensive Plan Amendment
VI.18
FWCP - Chapter Six. Capital Facilities
The current site would accommodate the proiected space needs. Should the City proceed
with the South 31th Avenue extension and 1-5 Access Ramp Addition Proiect, it is
anticipated that the site would be significantly affected bv the right-of-way needs and
may not be sufficient to meet the above needs.
Maintenance Facility Recommendation
. ~ 6,500 square feet for office space, accompanied by a ~ 120,000 square
foot storage yard
. Three to five acre site (the existing site is approximately four acres, which is
deemed sufficient)
. Development cost is estimated at ~ it million
Community Center
Based on current trends in community centerconstruotion and increased participation in
the City's recreational programs, a larger, multi purpose faeility would better meet the
needs of the community. ,\ number of community centers that have been built throughout
the region recently have a variety of uses and spatial arrangements. These facilities attraet
a large customer base, projecting community pride and quality of life images that
distinguish them from the surrounding communities. Some of the more notable examples
are the centers at Norpointe, Kent, Tukwila, and Renton.
While Klahanee Lake Community/Senior Center serves existing community and senior
services needs, the limited parking and the size of the facility eontinue to restrain the
nature and type of uses possible. ,\ larger community center similar to those listed abo'le
would cost approximately $10.1 million; inoluding land aequisition, site work, parking
lot, design and engineering, permit, utility eonneotion, construction, building furnishings,
and equipment.
Community Cente.~ Fflcility Recommcmifltion
15,000 square foot facility
Three to five acre site
. Development oost assumption of $10.1 million
Senior Center
The general population continues to age as the "baby boomer" generation moves to'.....ard
the senior citizen category. Population projections indicate that the senior (55+) age
group will be the fastest growing segment of our oitizenry for the foreseeable future.
Keeping this in mind, the City recognizes the need to increase its focus on providing
facilities and services geared to the needs and interests of this segment of the population.
The existing facility could be transformed into a very functional senior center with only
minor modifications. The gro\.vth demand for senior facilities could be met if it is used
exclusively for this the purpose. The gym could be fitted '/lith a divider that \vould
provide increased flexibility for programming and then be retracted for large events such
as bazaars and dances:
Revised 200:1 2007 2006 Comorehensive Plan Amendment
VI-19
FWCP - Chapter SIX. Capital Facilities
While keeping and turning KLCSC into a senior only facility is achievable at a minimum
cost, the facility's restrictive parking and lacle of public transportation service remains an
issue. There is considerable interest from the community in a larger, more accessible
senior center that eould be developed as part of a future community center or other public
facility(s), Projected cost includes equipment, fixtures, and furniture.
SenilJr Center Facility RecoHlHlendaulJH
20,000 square foot facility
Collocate \vith community center or other public facility
$4.5 million, construetion only
Conference/Performing Arts Center
In 1994, the City of Federal Way, through the Arts Commission, asked AMS Planning
and Research to conduct a feasibility study of a cultural arts facility to serve the City.
Under the guidance of a 27-member steering committee, AMS conducted a survey of
local arts organizations, analysis of existing cultural and meeting facilities, market
research with residents of the City and surrounding communities, interviews with key
community leaders representing government and business, and meetings and workshops
with the steering committee, all of whom provided base information. The study
recommended a performing arts center to seat 1,000 patrons and a visual arts gallery.
The performing arts center proposed in this study included design criteria that
incorporated multi-level seating to accommodate as many as 500 - 600 people on an
orchestra level, while still achieving intimacy for audiences.
The construction cost for a performing arts theater was estimated in the 1994 report to be
between $190 - $240 per square foot, or approximately $23 million for construction only.
Adiusted to 2007, the per square foot cost can easily be $400 - $500, or $25 to $30
million for construction. Site requirements called for a minimum of five acres; two acres
for the facility and three' acres to provide for surface parking and to meet additional code
requirements. Alternatively, two to two and a half acres would be needed if structured
parking is used. The additional cost for structured parking would be $5 to $8 million.
Based on these assumptions, +!he full developmental cost is expected to be ill $35 to
$JG $40 mi lIion.
Maintenance and operation costs for a facility of this size were estimated to be $705,000
$750,000 per year. Projected revenues (using a 171 event day schedule) was $390,200,
$390,000, leaving a net operating cost of $314,800 $360,000 to be generated through
fundraising or an operating endowment.
Conference/Performing Arts Facility Recommendation
. 50,000 square foot facility
. Two-acre site
. $25 $30 $35 - $40 million
Revised ~ 2007 2006 Comprehensive Plan Amendment
VI-20
FWCP - Chapter SIX. Capital Facilities
Multipurpose Competitive Sports Center
The City of Federal Way enacted a 1% lodging tax and formed the Lodging Tax
Advisory Committee (LTAC) in 1999 to promote and enhance the local tourism industry.
The committee has commissioned a feasibility study for an indoor competitive sports
facility that will increase visitors' stay in local hotels and complement the Aquatic Center
and Celebration Park, two other regional/national amateur sports facilities in the City.
A number of development concepts have been considered, one of which is a facility for
basketball and volleyball tournaments with an athletic club for training/conditioning to
generate on-going usage and revenue. One of the considerations for such a facility would
be its ability to be financially self-sustaining. It would also ideally be developed and
operated by the private sector, with minimum or no public participation.
Conference/Performing Arts Facility Recommendation
. 75,000 square foot facility
. Five-acre site
. $8 $10 $10 - $12 million development and construction only, to be funded by
private developer
Public ParkinQ Facility
The existing city center development is currently near or at capacity with the required
surface parking to business-space ratio. To intensify the development, such as the multi-
stOry mixed-use developments envisioned by the community, additional parking space
will be needed. These additional parking spaces would most likely be achieved through
structured parkin~, consistent with the multi-story mixed-use business space.
These structured parking facilities are likely needed in order for each of the super-blocks
to regain grounds for redevelopment. With the construction cost of structured parking at a
premium when compared to land cost, some public/private partnership would likely be
needed for them to be financially feasible. The partnership mav be in various forms, but
the essence is consistent that public funds are invested to secure certain amount of
parking spaces in an otherwise private-business parking facility.
Public Parkin!! Facilitv Recommendation
. 200 to 400 designated public parking spaces in conjunction with privately developed
parking structures for redevelopment proiects located within the City Center
. Between $5 - $10 million total. Investments will vary depending on the need and
type of redevelopment proiects at each location. City funding sources would be a
combination of the City's economic development incentive fund and other state and
federal economic development, and/or infrastructure funding sources.
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-21
FWCP - Chapter Six. Capital F acllilies
Financing Plan
It is desirable to have all theses facilities in the community as soon as possible. However,
unless they are funded with private or voter-approved funding sources, the City's projected
revenues will not support either the development or the required operating and on-going
maintenance of these facilities. Therefore, other than a permanent public safety facility
(whieh is substantially funded), additional spaee for general City operations is subject to
resource availability including a potential continuation of the 0.5 percent utilit'/ tax.
The financing of maintenance facility improvements is likely to be financed with
contribution from King County for the proposed annexation. Other additional future
facility additions would depend on future voter approval to raise additional capital and
maintenance funds.
The City updates its capital improvements program every other year in conjunction with
its biennial budget process. These updates will reflect new project priQrities and funding
availability.
6.4.1 SCHOOL FACILITIES
This section summarizes information in the Federal Way School District No. 210,
2001/02 2007 Capital Facilities Plan (School Plan) and adopts the School Plan by
reference. This plan covers the entire Federal Way School District which includes the
City of Federal Way, portions of the incorporated City of Kent, City of Des Moines, City
of Auburn, and unincorporated areas of King County to the east of Interstate 5. The
district provides educational programs to all students who live in the school district
service area, whether they live in Federal Way, Kent, Des Moines, Auburn, or
unincorporated King County. A school outside the Federal Way City limits may provide
service to students who live within the City limits and vice versa.
Inventory of Existing Facilities
Map VI-6 shows the location of every school in the district. Table VI-6 summarizes the
district's student capacity. The district has sufficient capacity in the existing schools and
portable buildings to house all of the students in the district.
Program Capacity
The school district has established a Standard of Service, similar to LOS, for itself, which
it calls "program capacity." The district's program capacity is based on: I) the number of
students per classroom; 2) the number of classrooms per school; 3) the number of classes
that can be held in each classroom per day; and 4) other operational conditions.
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-22
FWCP - Chapter Si<. Capital Facilities
Table VI-6
ummarv of Existinv Facilities CaDacities*
~2007 ~ ~ ~ ~ ;!OOS ~
CAPACITY
Actual 2008 2009 2010 2011 2012 2013
Elementary School +l,8+ ~ H;W9 ~ H;(m H,OO+ H,OO+
9.552 9.526 9.500 9.474 9.474 9.4 74 9.474
JIJAier High 4;+M 4;+M 4;+M 4;+M 4;+M 4iR+ ~
Middle School 5.518 5.518 5.518 5.518 5.518 5.518 5.518
Senior High ~ ~ ~ ~ ~ ~ ~
6,145 6.145 6.145 6.145 6.145 6.945 6.945
TOTAL ~ ~ ~ 2+,869 u.843 ~ ~
21.215 21.189 21.163 21.137 21.137 21.937 21.937
..
S
.NOTE: These capacities are for buildings only and do not include portable classrooms. These capacities arc based on the maximum use of the bulldmgs.
Program capacity assumes that the average class will serve the following numbers of
students:
Grade K-2 24 20 Students per classroom
Grades -l-6 3-5 U 25 Students per classroom
Grades +-R 6-12 ~26 Students per classroom
GA TE* 25 Students per classroom
Special Education 12 Students per classroom
Portables 25 Students per classroom
IEP** 15 Students per classroom
· GATE is the Gifted and Talented Education program
.. IEP are Ihe Individual Education Programs
The school district uses portables at many school sites as an interim measure to house
new students until permanent facilities can be built.
There are other administrative measures that the school district could use to increase
school capacity. These measures may include double shifting, modified school calendar,
and year-round schooling. These measures have been used in the district on a limited
basis, but not district wide.
Forecast of Future Needs - Student Forecasts
The school district's Business Services Department prepares a forecast of student
enrollment annually. Projections are detailed at various levels; district total, school-
building totals, and grade level totals. Special populations such as vocational students,
special education students, and English as Second Language students are also included in
the forecast.
The basis for projections has been cohort survival analysis, Cohort survival is the analysis
of a group that has a common statistical value (grade level) as it progresses through time.
In a stable population, the cohort would be 1.00 for all grades. This analysis uses
historical information to develop averages and project the averages forward. The district
Revised 2002 2007, 2006 Comprehensive Plan Amendment
VI-23
FWCP - Chapter Six, Capital Facilities
uses this method with varying years of history and weighting factors to study several
projections. Because transfers in and out of school system are common, student migration
is factored into the analysis as it increases or decreases survival rates. Entry grades
(kindergarten) are a unique problem in cohort analysis. The district collects information
on birth rates within the district's census tracts and treats these statistics as a cohort of
kindergarten for the appropriate enrollment years.
Long-range projections that establish the need for facilities are a modification of the
cohort survival method. The cohort method becomes less reliable the farther out the
projections are made. The school district study of long-range projections includes
information fromjurisdictional planners and demographers as they project future housing
and population in the region. '
Table VI-7 describes increased enrollment through the year 2{)% 2013. It shows that the
school district's student population will grow steadily every year with the highest growth
in junior high/middle schools elementary. The district has compared existing school
capacity with growth forecasts. New construction, modernization and expansion, and
additional portable purchases will mitigate the deficit in permanent capacity for the next
six years. :\.S an outcome of recommendations from a Study and Survey Committee, the
Board of Directors has approved moving to a middle school grade configuration as
additional high school spaoe allows. The District is planning to add one middle school,
one high sehool, increase capacity at three high schools, and replace the existing Harry S.
Truman High School.
e era av c 00 lstnct tu ent orecast
ENROLLMENT (FTE) ~2007 ~ ~ ~. ~ ~ ~
Actual 2008 2009 2010 2011 2012 2013
Elementary .J.+;64\} ++;.m ~ ~ ~ 9;@7 ~
9.013 9.134 9.289 9.386 9.502 9,589 9.614
Junior HigWMiddle School ~ ~ ~ ~ ~ ~ ~
5,230 4.959 4.915 4.949 5.038 5.121 5.222
Senior High 4,m ~ ~ 6A9+ ~ ~ 6;%{i
6.798 7,057 6.988 6.925 6,742 6.672 6.714
TOTAL ~ ~ ~ U;-1W U;9+9 ~ ~
21,040 21,150 21,192 21.2 60 21.282 21:382 21.550
Table VI-7
F d I W S hID' S d F
'fie" C ode Configu,oliaN. K j EJe",elllil, y, 68 HiddJe Snhaa/, 9 .'2 High School (2003,'
Location and Capacity of New and Improved School Facilities
One new middle school, one new high sehool, and one senior high school replacement
are planned for the District over the next six years. Scheduled improvements are:
· Harry S. Truman High Sohool (Replacement) 31155 28"' Avenue South
· Middle School on site to be determined
· High School ;it1, site fl85, 16"' Avenue South and South 361"'-Way
Revised :1002 2007 2006 Comprehensive Plan Amendment
VI.24
FWCP - Chapter SIX. Capital Facilities
The district presented a bond for voter approval on November 7, 2006, which was not
approved. The bond is intended to replace four elementary schools (Lakeland, Panther
Lake, Sunnycrest, and Valhalla) and one middle school (Lakota). The Transportation,
Nutrition Services, and Maintenance departments would I also be replaced with successful
passage of the bond. Additionally, district wide upgrades to 24 other schools and district
facilities are included in the bond. Existing schools are identified in Map VI-6.
Finance Plan
Table VI-8 (page 21) describes the school district's six-year finance plan to support the
school construction. The table identifies $25,996,153 $8,968.30 I available from secure
funding sources and an additional $58,885,000 $172,640,000 anticipated from other
funding sources between WM 2007 and ~ 2013. These funds will cover the
$82,60 I ,092 $158,000,000 in planned project costs to the year WG6 2013.
Revised :1002 2007, 2006 Comprehensive Plan Amendment
VI-25
FWCP - Chapter SIX, Capital Facilities
Table VI 8
~
row
!OOJ
W04
WllS
woe
Talal Re 'enue
~
~
~
$2'1. 799,225
$14,553,glll
$25.9%, 1 53
'"
r,
~ ,
NEW SCHOOl.S ~ Wl>> !OOJ W04 WllS woe ~
~ ~ ., nnn ~. $11,735,221 $17,990,000
." . r, "" "' nr, w $22.1 89.lH3 $1'1.379.275 ~ ~
- -.
. r~'. , r: "n> W
$I.~09,OOO ~W(H)OO
MODERNIZ.\TIOi'< & EXP.\NSIGN
., , $3.8~7.122 ~ $5.709,373
$3.4~1,599 ., nn. eno W+;OOO $~, 7S9.000
~ ., enn nnn t~
TEMPOIV.RY FACILITIES
~ ~ ~ ~ ~~
G+HER
$I.~gQ.ggg $I.~Og.OQO
.. 'A Ann ~ UOO;llOO $2,209.000
" , ~ ~ ~ ~ ~ ~ $1.500,000
~ .. '" 0.0 $39,411,915 $1~,211,71! $5,1!2,O211 $12,257,241 ~
, ,
~
L . These fees ate eUFRRtI) being held in a King CSUflI) , Cll) efFetfef81 \118). and (it) efKeflt impacH'ee-ooe~>>J be Bailable for lise b) the Distflet-.fet:-syslem~5-
2. The3e ftmM eeme frem ariaus sales sf laAd-and-6fe-set-astee-fef:-eslimated e,;l3eRditures.
), TRese fuAEIs wili-lJe.use<l.feHitture-pl'Oje..",
1 These are I3rojeetedfeas bMed upon lme R resiaential de elopmeRts ~*t-St~
5 These funds are prejeeted stBle Rl8tehing funds-:
~. These funds are prejeeted laRd-saIe-ift(:~
:. These fees represent the east arme iAg aRli siting e"isting J3E1I'lal:lles and flurehasiAg Re peftBbles, The-Gtslriet 1m) ehe0se t61*tf~~es1tmah:!
~tclude the e0st sf purchasing these pella\)Jes,
Re. These J3fejeels liB e beeR appra ea B) the Board of...9treele1'S-aRd-ce. e:r mast seheols. These prejec~fea5e-eapaeif.) _ These prajecls inelude 1301 kiAg ana ~
impr-e-vemeflts at 15 eleFFleRta~
gb. These prejeets hll e heeR appre ed b~ the Beard sf Oireeler~most sellaels. These "rejeets d&-R0t inereas~ cape'tit). These prejeets i~hasl Ret arb. iRfOr-fMf-ien;-aoo
libr8f} s)stems: fie elassfeem start up; elemeRtw.'y-pla)grBttRGs Md high sellae I spaRS fields; musi~~-afitm.:
9 ~Ie seeeRdat-y-eapaeity is the middle sehael €:alftJlOReRl aflhe beRet This is sha R as mid~.itHfte-impaa-~lettiati';lRs. The Distriel is reseafefttftg--smaH-sclleol-wktHoos-t-htH
w#J....iner-ease-capaeit~ for studeRts ift-fhe...seeeOOaFY~
19 Site purchase for the high SE:~3.2 ~1 as cemj3lete iR tRe-2OOG-ealendar ~eB:l,
~te1*tFEho:se fer the middle seheeVne sec~-apac~
12. Tetal e1\peRditIJres through the 12/3I'2900-feH.he-seflieHtigh-sc.-flooI-is $752,33 I.
Revised :!002 2007. 2006 Comprehensive Plan Amendment
VI.26
flNCI' _ c\\a?\er Si~, Ca9\\al f acili\ies
~
federal Wa' yubll' S,Mol, 1001 Ca Ital faellltl" yla"
~
-
~
~1;:,;
4.1~
~6' 94'4'
~
9693(}\
,8.
~
-
~;-;:-~-,-;p~:.~
10\2 'total 'total Cost
10\0 1011
Budl!.~t 1001 1008 1009 iQ.u1.ll 10\ 2113 ~
current ~nd ~ ~
i'lf,W SCHOOLS bQQSll ~ ~ ~ ~
I'riM years ~
$\ 5440000' W.
i",.,d.onl -SO "5443094
$1 600.00C ill SOO~ -" \1. 500.000
Middle ScMO\ Site $5441.09 -''12500000
federal Wav public "cade"W ~ ~410~ "12 500000
V.I",;i\,. cl"'''''''"'v <,;5010000 <1 4>0 000 ill 500 QQQ - 'a1500 000
p""the, La~;Ch)\.n"'v ~ ~430~ ~\ 1 500 000 <,;\1500000
L .1<.I.nd 1:.1""",.,t", . -"5010 000 <.14)(l,OOO <:'1) 400000 '(15400000
c."n\l'!C(t:~\ c\en\..ntafV i.103(,~ ~ -<';18125000 -", I 000000 - "111000000
L.k,,'a Middl0c;ol -;2b 61" oor - '(30 1,,0000 W
fede,.1 W. . HH:-;::;'ool -$9 '(500 000
Mode,""""o" &. f,;".",iO" - "500 00 ill <1100000
RC,ofl .uratio" loQO Bea""'; ",\,.h SchOol ~\.oOOOOO
'te'" ",rar" facilities - e600 OOC ~\ ooQ 000 - ,,600 000 - "18115000 -<';0 -"158 000 000 oqlll 541094
-;56511150 - ",6150 000
\on;;::"le~ {9\ -"11 541 09~ -<';100000 o <,;10140000 ~1516 \ 150
~'tAL . ,,' . "
W ,
.....~e. 1 /
- .....".. I i
i ,
. ,,_'-n"\
... t:.eQ ~
_.cl '
-^^~,~
~
~
-~..,..--
11\/
1.111
"t"
~
\}\.21
w
FWCP - Chapter Six, Capital Facilities
The School Plan states that state matching funds and impact mitigation fees, if realized,
will be used to decrease the need for future bonds or will be used' on additional capital
fund projects. The School Plan currently covers the years 200 I 2006 2006-2013. The
School Plan and accompanying six-year finance plan will be updated annually by the
school district. This will bring the plan into full compliance with GMA requirements.
6.4.2 WATER SYSTEMS
This section summarizes the Lakehaven Utility District's 1998 Comprehensive Water
System Plan (Water Plan, incorporated in full by reference) while providing up-to-date
information where warranted. Map VI-7 shows Lakehaven Utility District's (hereinafter
referred to as "the District" in this section) water service area boundary. Other purveyors
provide water to portions of the District's corporate area. The Tacoma Public Utilities,
for example, serves an area on the west side of the District's corporate area. High line
Water District serves a small portion of the north side of the District's corporate area
(Map VI-8). The City of Milton serves a small area on the south side oftht; District's
corporate area that is within the City of Milton limits. Areas on the east side of 1-5 within
the City limits of Auburn and Pacific are provided water service by the District by
agreement with the cities. These areas are at a higher elevation than the valley cities can
cost effectively serve.
Inventory of Existing Facilities
The locations of the District's wells, storage, and other major components of the
distribution system are located on Map V! 9 provided in the Water Plan. The water
system includes approximately 450 miles of water main, 24 production wells, and 12
storage tanks. The average annual daily demand in 2005 was about 10.53 million gallons
per day (MDG). GtRef The facilities are described in the following sections.
Groundwater Resources
The District's existing groundwater sources originate from four aquifer systems: the
Redondo-Milton Channel Aquifer; Mirror Lake Aquifer; Easter Upland Aquifer; and the
Federal Way Deep Aquifer. The Water Plan estimates that the combined production limit
for these aquifers on an average-annual basis is 12.3 MGD during average precipitation,
and 8.7 MGD during a simulated 10-year drought. The current peak-day combined
pumping capacity is 27.8 MGD, assuming the District's largest production well, Well
lOA, is out of service.
Second Supply Project
The District participates in the Second Supply Proiect (SSP, aka Tacoma's Pipeline No.
5). The District is accessing the pipeline at three flow control facilities provided at
strategic locations along its route through greater Federal Way. These facilities allow the
District to receive water from and send water to the Second Supplv Proiect (SSP). These
Revised :1002 2007. 2006 Comorehensive Plan Amendmenl
VI.28
FWCP - Chapter Six. Capital Facilities
facilities together add an average 7,8 MGD to the District's water supply, depending
upon the availability of water from the Green River. Water available from the SSP is
conditioned upon adequate in-stream flows in the Green River.
Water Quality
Historically, the District has not had to treat its water supplies to meet regulatory
requirements before distribution to its customers. However. the District began a
chlorination and corrosion control treatment program in July 2001 for all of its
groundwater and other sources of supply to meet newer regulations.
The district's status with respect to regulated drinking water contaminants covered by the
WAC 246-290 and anticipated water quality regulations is summarized in Section 10 of
the Water Plan. Regulations that are prompting treatment of the District's groundwater
supplies are the Lead and Copper Rule, the anticipated Ground Water Rule, and the
Surface Water Treatment Rule, due to the potential for increased distribution of surface
water obtained from Tacoma's (or other utilities') system(s) throughout the District's
distribution system. The District has also installed water treatment systems at Well Sites
9, 19119A. 20/20A, 22/22A122B. 23/23A. and 29 that remove iron, manganese, and other
impurities from the groundwater.
Stora1!e Facilities
According to the Water Plan, storage facilities will remain adequate through the planning
period. For the storage analysis, extended-period simulation modeling was conducted to
evaluate the storage draw-down during fire flow events and to evaluate storage
equalization during multiple-day periods of maximum-day demand conditions. The storage
analysis model was conducted using the "Backup Power Approach," which is summarized
in Section 9 of the Water Plan. The District has installed an emergency power system at its
Well 1011 OA Site, and is in the process of installing emergency power systems at its Well
17/17 NI7B. 19/19A. and Well 25 sites to preclude the need for new storage facilities.
Water Conservation Measures
The District is committed to implementing aggressive water conservation measures to
reduce per capita water consumption. These include programs such as public information
campaigns, including block water rate structure to reduce peak day consumption, winter-
summer water rate adiustments to reduce summer consumption, and a "wet-month
average" sewer rate structure.
The District is also working with the City to introduce water conservation measures by
amending the zoning and building codes. These measures include a requirement for low
flow showerheads and toilets, utilizing species for landscaping with reduced irrigation
needs, and use of reclaimed water for irrigation,
TransmissionfDistribution System
The results of computer modeling have found the transmission and distribution pipeline
network to be very robust. Of particular note is that the fire insurance rating for South
King Fire and Rescue improved from Class 3 to Class 2 in 2004. The maiority of the
District is served by this fire agency. Forty percent of the score for the rating process is
based upon available water supply. This rating improvement is a significant
Revised :1002 2007 2006 Comprehensive Plan Amendment
VI.29
FWCP - Chapter SIX, Capital F aclltties
accomplishment, as the new classification is on par with the rating held in Seattle and
Bellevue, the only other departments to hold a Class2 rating (no fire agency in
Washington holds a Class 1 rating). The pipeline network is continuing to be expanded
through developer extension proiects undertaken by land development activity.
Interties/Flaw Centrel Facilities Emen!ency Interties
Emergency linterties connect LakeRaven's the District's water system with adjoining
systems of other utilities. Emergency linterties allow the District to buy or sell water with
adjoining utilities in an emergency and are an essential back up that provides enhanced
system reliability, The District has three emergency interties with the City of Tacoma's
water system, three emergency interties with Highline Water District's water systems,
and one emergency intertie with the City of Milton's water system. first of three planned
flo'.';, control facilities has been oonstructed, '"vhere the District will receive water from
and send water to the Seoond Supply Project (aka Tacoma's Pipeline No.5).
Intertiesltlow oontrol faeilities hU'le been installed at nine different locations '.vitA four of
the adjacent water purveyors. Not all interties allow two 'Nay flow, Details of these
interties are described below:
. An intertie is installed on SW 325th Street near 35th Avenue SW between the
District and Tacoma Public Utilities system and serves as an emergency supply to
a limited area served by Taooma in the T'Nin Lakes neighborhood.
. An intertie has been installed on SW 319th Street near 30th Avenue SW between the
District and Taooma Public Utilities system. This intertie was enhanced in 1991 by
the construction of a eontrol valve station to allo'"v full time supply by Tacoma to
the District's system '1.'hen the District desires water sl:lpply supplementation.
. ,A. third intertie 'l/itA Taooma Publio Utilities \vas added in 1995 at 1511l Avenue S\V
and SW 356th Street to provide an additional full time supply by Taeoma to the
District's system when water supply supplementation is desired by the District.
. ,I\. fDurtn conneotion with Tacoma's Second Supply Pipeline at 1st Way South and
South 333<<1 Street 'NiB provide large amounts of water to Lakehaven through its
Second Supply Projeet partnership. Lalcehaven is planning for an additional
connection to the Seoond Supply Pipeline east of I 5 near Military Road.
. One intertie, located on Paoific Highway South at South 276th Street extended, has
been installed behveen the Lakehaven and Highline Water District_systems. This
intertie can provide emergonoy water supply to the Highline District.
. i\n intertie between the systems of Highline Water District and Lakehaven is
installed at Pacific HighvlaY South at about South 271tR Street. Emergency \vater
supply through this intertie can flow in either direction since the systems on both
sides of the intertie operate at a 490 foot system head.
· ,'\n intertie is installed on Marine View Drivo near the boundary between Highline
Water District and the Lakehaven system at South 25200 Street. This intertie can
provide emergency '"vater flow in either direction.
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI.30
FWCP - Chapter SIX, Capilal FaCilities
. /\n intertie has also been constructed with the City of Milton's "'iater system
(Pacific Highway South and 377111 Street), but due to significant differences in
head bet-.veen the two systems (150 feet, LUD vs. 330 feet; Milton), water is only
provided to Milton on an emergency basis.
. ,ALn intertie is loeated at R Street N'\V and ,'\aby Drive for emergeney fire
protection to i\uburn' S Aaby Drive pressure zone. The intertie consists of a six
inch service meter from Lakehaven's 315 pressure zone.
The first of three planned flow control facilities (named SSP #2) has been construeted at
+st 'Nay South and the Bonneville Power ;\dministration (BPi\.) pO'Ner transmission line
corridor crossing at about South 33200 Street, at the current easterly terminus of the
Second Supply Project (aka Tacoma's Pipeline No.5). These facilities are the points at
which the District ..viII receive water from and send viater to the Second Supply Project.
These facilities are some',vhat different from "interties," in that the District has different
rights to the water that '..viII flow in the pipeline as implied by the District's financial
interest in the Second Supply Project
Forecast of Future Needs
The 1998 Comprehensive Water System Plan estimates future need by analyzing existing
water demand (measured consumption plus unaccounted-for/non-revenue water loss)
patterns on a daily, seasonal, and yearly basis. The District converts gross water
consumption values into per capita consumption in gallons per day. ^ verage per capita
water consumption in the District was projected to be approximately 106 gallons per day
in 1999. This figure, multiplied by projected population growth, provides a rough
estimate of the future demand for water. These numbers ',vere reduced slightly to account
for the reduction in water consumption associated 'with the District's Viator conservation
program, Between 1997 and 20 I 7, the '.vater service area population is expected to
increase by 11,600 people, for a total ..vater service population of 138,300. The District
breaks down the water demand values on an "equivalent residential unit" (ERU) basis,
which is essentially the amount of water used bv an "average" familv residing in an
"average" single family residence situated within the District's water service area, if used
uniformlv over the vear. The seven-vear District-wide average of measured unit
consumption between 1999 and 2005 was 234.41 ~allons per dav per ERU. When
including the unaccounted-for/non-revenue water loss component. the District-wide
average dav demand becomes about 255 gallons per day per ERU. Population and
employment growth proiections converted to ERU's are then utilized to estimate future
water demands. Utilizing a conservative methodology that disregards the impact of the
District's water conservation efforts, the Water Plan estimates average dav demands will
increase from 10.53 MGD in 2005. to 11.04 MGD in 2012. and to 12.77 MGD in 2025.
Location of Expanded and Improved Facilities
The District has programmed a number' of system improvements to maintain and expand
the' existing water system~ conserve ..vater, develop water sources, drill wells, and expand
the distribution system. These improvements are summarized below.
Revised 2002 2007 2006 Comprehensive Plan Amendment
1
VI.31
FWCP - Chapter Six, Capital F acllihes
Groundwater Resources
The District is drilling and developing an additional production well (Well No. 33) to
perfect its water rights. The District is continuing to pursue its OASIS proiect
(Optimization of Aquifer Storage for Increased Supply), under the ASR concept (Aquifer
Storage and Recovery). The OASIS feasibility study determined that the Mirror Lake
Aquifer can be used to store up to approximately 9.4 billion gallons of water filled over
the winter from excess water supply and withdrawn over the drier summer months for
water supply purposes. Combining funding from its wastewater utility, the District is also
pursuing its Water Reuse/Reclamation Proiect, utilizing wastewater suitably treated at the
Lakota Wastewater Treatment Plant, conveyed through a separate pipeline system, and
utilized for beneficial purposes, such as augmenting groundwater supplies.
Second Supply Pipeline
The District is currently involved in de'leloping other sourees of\'later. The most
significant effort is the Second Supply Project (aka Tacoma's Pipeline No.5). Based on
current plans, the District ,viII access the pipeline at three loeations. The first flow control
facility (to be named SSP #1) is proposed near Military Road and the Bonneville Pm,ver
}\dministration (BP A) power transmission line corridor at about South 317m Street. The
second flow control facility (named SSP #2) has been constructed at the current easterly
terminus of the Second Supply Projeot located at First Way South and the BP 1\ corridor
crossing at about South 33200 Street. The third flo'.'! control facility (to be named SSP #3)
'.viII be constructed and located at S\V 356m Street and the BPA corridor crossing at 15m
Avenue SW (currently named Tacoma Intertie No.3). These facilities together would add
on average, 1.6 million gallons per day (MGD) to the District's supply depending upon
the availability of '.vater. Water available from the Seoond Supply Project is conditioned
upon adequate in stream flows in the Green River. The expansion of storage behind
Improvements are being implemented to the Howard Hanson Dam-on the Green River
that will expand storage behind it, which will help mitigate the seasonal variation in
available water by increasing in-stream flows during the drier parts of the year. The City
should carefully monitor this project's progress to eRsure that water will be a'Jailable to
meet future needs as identified in the FWCP.
'Vater Resources
The District's water service area is located in the southwest portion of King County. }\s
of the end of 200 I, the District was serving a residential population of apprO)(imately
100,000 through 26,967 eonneetions. The water system includes approximately 100 miles
of water main, 20 active 'lI'ells, and 12 storage tanks. The average dail)' demand in 200 I
was about 10.1 MGD.
The District's existing water sources are predominately grol:lndv/ater supplies that originate
from four aquifer systems: the Redondo Milton Channel .^.quifer; Mirror Lake Aquifer;
Eastern Upland L^.quifer; and the Federal Way Deep L^.quif-er. The Water Plan estimates
that the combined production limit for these aquifers on an average annual basis is 10.1
MGD during average precipitation and 9.0 MGD during a simulated 10 year drought. The
,current peak day combined pumping capacity is 30.5 MGD, assuming the_District's largest
production well, 'A'ellIOA, is out of service, Since 1991, the District has bought surface
water from Tacoma Public Utilities from time to time to supplement and conserve
Revised ~ 2007 2006 ComorehensivePlan Amendment
VI-32
FWCP - Chapter Six, Capital Facilities
groundwater supplies. Ho\vever, since October 2000, the District has not purchased water
from the Tacoma Public Utilities because aquifer water levels have sufficiently recovered.
The District '.viII be increasing its viater supply by over 50 percent when Tacoma's Second
Supply Pipeline is completed at the end of 2001 and the District begins receiving its share
of the projeot water. After construction of the pipeline, the District does not plan to .
purchase any water from Tacoma Public Utilities on a wholesale basis.
Water Quality
Historically, the District has not had to treat its ..vater supplies before distribution.
Groundwater qualit'/ has generally been sufficient. However, the District began a
chlorination and corrosion control treatment program in July 200 I for all of its
ground',vater and other sources of supply (for regulatory purposes).
The District's status with respect to regl:llated drinking water contaminants co':er-ed by the'
\\'.\.C 216 290 and anticipated water qualit'j regulations is summarized in ChapterlO of
the '-Vater Plan. Regulations that are prompting treatment of the District's groundwater
supplies are the Lead and Copper Rule, the antioipated Ground 'Hater Rule, and Surface
'Hater Treatment Rule due to the potential for inereased distribution of surface water
obtai Fled froFR Tacoma's (or other utilities') system(s) throughout the District's
distribution system. Filtration is planned for the Green River water conveyed bv the
Second Supply Proiect. The District has plans to install water treatment systems at Well
Sites 10C, 171l7N17B, and 21 to remove iron, manganese, and other impurities from the
groundwater.
Storage Improvements
Aceording to the Water Plan, storage is adequate at this time. For storage analysis,
extended period simulation modeling was conducted to evaluate the storage draw dO'Nil
during fire flow e':ents and to evaluate storage equalization during multiple day periods
of maximum day demand conditions. The storage analysis model \vas eonducted using
the "Backup PO'Ner Approach," ,...hich is summarized in Chapter 9 of the Water Plan.
Improvement requirements based on the storage analyses include: installation of backup
power at certain wells; seismic upgrades of the 312th Street tank; and installation of
additional boosting capacity to the 578 system (presumably near the interseetion of 23f<1
Avenue South and South 320th Street).
~'ater Conservation Measures
The District is committed to implementing aggressive water conservation measures to
reduce per capita water consumption. These include programs such as public inf{)nnation
campaigns, rate adjustments to reduce summer and peale day consumption, and every
third day lawn watering calendars. At present, the conservation program is voluntary, but
certain mandatory curtailment measure may be implemented in the future if extreme
conditions warrant such measures.
The District will also ','lode with the City to introduee '.'/ater eonservation measures by
amending the zoning and building codes. These measures could include a requirement for
low flow showerheads and toilets, utilizing speeies for landscaping '.vith reduced
irrigation needs, and use of reclaimed water f{)r irrigation.
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-33
FWCP - Chapler 5i<. Capital Facilities
TransmissionIDistribution System
Minor improvements to the transmission and distribution pipeline network are
recommended in the Water Plan, such as a new transmission main in the Adelaide and
Lake Grove neighborhoods to convey water more efficiently to nearby storage facilities.
Significant investments are also contemplated to relocate existing pipelines that will
conflict with infrastructure resulting from street improvement proiects undertaken by
other agencies within the District's water service area.
Finance Plan
A utility undertakes a capital program for many different reasons, including: expanding
the capacity of its systems, maintaining the integrity of existing systems, and addressing
regulatory requirements. The District is required to comply with its own Water Plan and
to support regional decisions on population growth and land use.
The District has identified several significant capital improvement projects in its Water
Plan. The scheduling of these projects is included in the Lakehaven Utility District's
2001/2002 Adopted most recent Capital Improvement Program Projects (ClP) (Ta.ble VI
9, page 26, and Ma.p VI 10) that is developed and approved annually.
The District has access to sufficient funds that can be utilized for operation and
maintenance of its existing facilities, and for pursuing G~apital.pQrojects. and Operations.
In addition, the District has depreciation, interest income, assessment income, and
connection charge monies that it can utilize for funding the CIP. Additionally, the District
can borrow money or increase rates, if necessary, to best meet the needs of its customers.
The District has utilized a very conservative approach in budgeting for the CIP by
utilizing the growth projections developed by each of the land use jurisdictions located
within the District. The District will provide facilities as required to support growth
within its service area. The schedule and project costs will be updated annually through
the District's budget and capital improvement program process.
}\s part of the 2000 budget prooess, the Board of Commissioners authorized eonsultants
to prepare a rate study, which incorporated all phases of Capital and Operations
expenditures. Based on this study, subsequent disoussion, and input from a public
hearing, the Board raised "later rates by eight percent. ,\ portion of the rate increase
pro'.ides for the additional operating oosts that are antioipated upon completion of the
budgeted CIP. The rate related revenue increase is intended to oover anticipated
operating and oapital oosts over the next three years.
Revised t002 2007 2006 Comprehensive Plan Amendment
VI-34
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6.4.3 SEWER SYSTEMS
Lakehaven Utility District's Comprehensive Wastewater System Plan (Wastewater Plan,
incorporated in full by reference, including modifications made to it through the first four
amendments rAmendment NO.4 was adopted on February 9, 20061. and any future
amendments) was last updated in 1999. The Wastewater Plan and any future amendments
are incorporated into this plan by reference. The Wastewater Plan is scheduled to be
updated soon. The Lakehaven Utility District's (hereinafter referred to as "the District" in
this section) sewer sen'es an area is located in the southwest portion of King County, tfla.l:
includesing the unincorporated areas east and north of the existing City limits of Federal
Way. Map W-I--J. VI-9 shows the District's sewer service area. Other utilities provide
retail sewer service to relatively small portions of the District's corporate area, including
Midway Sewer District on the north side of the District, the City of Auburn on the east
side of the District, and the City of Milton/Pierce County on the south side of the District.
In addition, other utilities provide conveyance and treatment services to. portions of the
District's retail sewer service area, including Midwav Sewer District, Metro/King.
County, Pierce County, and the City of Tacoma. As of the end of 2005, the District was
serving a residential population of approximately 87,000 through 24,000 connections,
Inventory of Existing Facilities
The sanitary sewer system is comprised of three major components: the trunk collection
system, the pump station system, and the wastewater treatment ~ and disposal system.
The trunk system collects wastewater from drainage basins and conveys it to the treatment
facilities, f*aHt primarily by gravity flow. In areas where use of gravity flow is not
possible, pump stations and force mains are used to pump the sewage to a location where
gravity flow can be used. Map V! 12 ShO'NS the location of these components of the
District's sanitary sewer system. The locations of the maior components are provided in
the Wastewater Plan.
The existing collection system operated and maintained by the District consists of
approximately 275 miles of sanitary sewer pipe, 6,400 manholes, 2+~ pump stations, 6
siphons, and 2 secondary wastewater treatment plants, namely the Lakota Wastewater
Treatment Plant and the Redondo Wastewater Treatment Plant. The system has been
constructed over a number of years, as dictated by development trends in the area. The
system is currently divided into 7 primary basins and 40 smaller sub-basins. The
wastewater generated within the two largest basins, Lakota and Redondo, flow to the
District's wastewater treatment plants. The remaining five basins currently discharge to
the other utilities for treatment and disposaL as mentioned above.
The District currently has the capacity in all the major components of the system to
accommodate the existing demand for sanitary sewer service. The wastewater treatment
plants have been retrofitted with ultraviolet (UV) disinfection systems to replace
chlorination systems to comply with state regulations. Maior sewer facilities have
recently been constructed to expand sewer service into large "unsewered" areas (the
Revised :1002 2007, 2006 Comprehensive Plan Amendmenl
VI.38
FWCP - Chapter Six. Capital Facilities
19th/20th Avenue SW Sewer Tnmk and Weyerhaeuser Sewer Trunk), and to divert flow to
its own treatment facilities that had previously been conveyed to other utilities for
treatment (Pump Station No. 45 and the South End Diversion Sewer Trunk). Significant
upgrades have been undertaken for its largest pumping facility. Pump Station No.6, to
improve its reliability and provide an odor control system. Other existing pump stations
have been significantly upgraded with new pumps and electrical systems (Pump Station
No.7, 10, and 22), and others have been provided on-site emergency generators to allow
their continuous operation during a commercial power outage (Pump Station No. 35). A
recent maior proiect was undertaken to replace deteriorated pipe material for the North
Beach Sewer Trunk Pipeline along the Puget Sound shoreline at Lower Woodmont. In
addition to the expansion of the District's collection system funded by developers, the
District recently funded a new pressure sewer collection system to provide sewer service
availability to residents in the established Lakota Beach neighborhood near the Puget
Sound shoreline.
Forecast of Future Needs
Population forecasts are based on the adopted land use plans of the various jurisdictions
within which the District operates. +fley The population figures are presented by drainage
basin to allow for evaluation of the system and consideration of future improvement
alternatives. /\s of 1997, there were approximately 109,000 residents ',vithin the District's
corporate boundary. The population within the District's sewer service area is projected
to increase to nearly 121,000 by 2003, and almost 150,000 by 2017 , approaching the
projected "ultimate" population of 180,000 based upon land capacity. An estimated 7,500
on-site wastewater disposal systems are in operation within the District's corporate
boundary. It is anticipated that sewer service will be extended to these "unsewered" areas
as on-site systems become less viable to maintain and/or when new development requires
public sewers.
The average base daily flow tributary to from the District's two wastewater treatment
plants, excluding infiltration and inflow (l & I), is currently estimated at -l+ 5.8 MGD and
is expected to increase to nearly +.; 8.0 MGD by 20()+11, 15 MGD by 2017, and nearly
~ 17.0 MGD at full development. Peak hourly flows, tributary to the District's two
wastewater treatment plants, including infiltration and inflow (I & I~~ are currently
estimated at 2+ 26.9 MGD, and are expected to increase to nearly 28.2 in 1997, 33 MGD
by 2017, and 4& 40.0 MGD at full development.
Hydraulic capacity at both wastewater treatment plants is estimated to be available up to the
original design peak hour capacities of22.2 MGD for Lakota and 13.8 MGD for Redondo.
location and Capacities of Future Facilities
The District develops a capital improvement projects (Crp) summary as a part of the
annual district budget process. This CIP lists individual capital projects for the
succeeding 10 year time frame. The ClP prioritizes the projects according to the system
needs. ,^.lso included in this list of proj ects are the ones that are continued from previous
Revised :100:12007, 2006 Comprehensive Plan Amendment
Vt-39
FWCP - Chapter Six, Capital Facilities
years. :\ list of these capital projects can be found in the District's 2001/02 ,^.dopted
Capital Improvement Projects CHap VI ! 3 and Table VI [0, page 31 ).
Expanded and Improved Facilities
The District is planning the rehabilitation and lengthening of the Redondo Wastewater
Treatment Plant's outfall pipeline that discharges treated wastewater into Puget Sound. A
proiect to further de water and dry the biosolids material that results from the wastewater
treatment process. is being considered to reduce operating costs. Combining funding
from its water utility, the District is also pursuing its Water ReuseIReclamation Project,
utilizing wastewater suitably treated at the Lakota Wastewater Treatment Plant, conveyed
through a separate pipeline system, and utilized for beneficial purposes, such as
augmenting groundwater supplies.
Additional new and expanded sewer facilities are planned to divert additional flow to its
own treatment facilities that is currently being conveyed to other utilities for treatment
(new Pump Station No. 44 and expanded Pump Station No. 33). On-site emergency
generators are planned at other existing pump stations (Pump Stations No. 12,37 and 41)
to allow their continuous operation during a commercial power outage. The District is
continuing to fund new pressure sewer collection systems to provide sewer service
availability to residents in established neighborhoods. particularly those around lakes
(North Lake. Five-Mile Lake. etc. ).
Finance Plan
, A utility undertakes a capital program for many different reasons, including: expanding
the capacity of its systems, maintaining the integrity of existing systems, and addressing
regulatory requirements. The District In addition, the utility is required to comply with its
own Comprehensive Wastewater System Plan and to support regional decisions on
population growth and land use.
The District has identified several significant updates its capital improvement program
projects in its Wastewater Plan. anAtJally as part of the District's budget process. for
specific information on the finance, Plan, please ref-er to the District's most recent capital
improvements program for revenue and cost information related to the District's
proposed capital projects. The scheduling of these proiects is included in the District's
most current Capital Improvement Program (CIP) that is developed and approved
annually.
The District has access to sufficient funds that can be utilized for Capital Projects and
GQperations and maintenance of its existing facilities. and for pursuing capital proiects.
In addition, the District has depreciation, interest income, assessment income, and
connection charge monies that it can utilize for funding thett: CW. Additionally, the
District can borrow money or increase rates, if necessary, to best meet the needs of its
customers.
Revised :!OO:! 2007, 2006 Comprehensive ptan Amendment
VI.40
FWCP - Chapter Six, Capital Facilities
The District has utilized a very conservative approach in budgeting for the CIP by
utilizing the growth proiections developed by each of the land use iurisdictions located
with the District. The District will provide facilities as required to support growth within
its service area. The schedule and proiect costs will be updated annually through the
District's budget and capital improvement program process.
As part of the 2000 budget process, the Bourd of Commissioners authorized consultants
to prepare a rate study, whioh incorporated all phases of Capital and Operations. Based
on this study, subsequent disoussion, and input from a public hearing, the Board raised
'wastewater rates by eight peroent. ^ portion of the rate increase pro'lides for the
additional operating costs that are anticipated upon completion of the budgeted CIP. The
rate related revenue inorease is intended to co';er anticipated operating and oapital costs
over the next three years.
6.4.4 FIRE FACILITIES
This section summarizes the Federal Way Fire Department, Long Range Plan (Fire Plan)
adopted in \99\, South King Fire and Rescue Strategic Leadership Plan. and the
department's subsequent Strategie Plans updates, The fire department provides service to
the entire City of Federal Way, the entire City of Des Moines. and surrounding
unincorporated area. Total population in the department's service area is approximately
150,000 citizens. Services include fire suppression, fire prevention (building inspection
and public information), emergency medical, hazardous materials responses, public,
education. emergency management, and rescue emergencies (special operations). +fle
Federal Way Fire Department South King Fire and Rescue has a contract with the City of
Federal Way and Valley Communications for the provision of emergency 911
communications, wherein they act together with the City as a part owner of Valley
Communications. The Fire South King Fire and Rescue Strategic Leadership Plan
identifies and programs improvements that are necessary to maintain existing service
standards and to meet the needs of future residents and businesses. The Department's Fire
P-Qlan and future updates are adopted by reference into the FWCP.
The fire department provides fire suppression service to the entire City. In order to do
this, the department has adopted the f{)llowing LOS standards~ found in the South King
Fire and Rescue Resolution Number 413.
. An emergenoy response time of less than seven minutes, 80 percent of the time
(response time is measured from the time that the call is answered by Valley
Communications until the first apparatus in on the scene) fi':e minutes 30
seconds. 90 percent of the time was the goal for 2006.
. Each emergency fire response should include a minimum of two fire fighting
','ehicles and four fully equipped and fully trained crewmembers 15 trained and
equipped firefighters and apparatus commensurate with the emergency (a
standard response of four engines, one ladder truck, and one command vehicle
are sent on all structural incidents).
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-41
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. Each emergency medical response should include a minimum of one response
vehicle and twB three fully-equipped and fully-trained crew members on a
responding engine company, or two crew members on an aid car (either an
engine or an aid car, or a combination of both, can be sent on the response
depending upon the severity).
. The fire department provides a full building inspection service for fire code
compliance.
The department is currently providing service that is generally consistent with its adopted
LOS standards.
The fire department also depends on having adequate water pressure available in fire
hydrants to extinguish fires. The department works with the Lakehaven Utility District,
Highline Water District (in the City of Des Moines), and other water utilities within its
corporate limits, to ensure that adequate "fire flow" is always available. Lakehaven
Utility District's Water System Plan analyzes "fire flow" rates available at different
points in its water system, and programs improvements to the water system to ensure that
sufficient water is available for fire suppression.
Emergency Medical Services
Emergency Medical Services (EMS) responds to 911 calls and provides field services.
This service is paid for by property taxes. Emergency Medioal Servioes are EMS is
provided as a marginal cost to the fire department as fire facilities are utilized to provide
this service to the community. Although there are no dedicated facilities planned for
provision of EMS, three aid ears are scheduled for replaeement in the year 2003 at a
projected cost of $336,000. The fire department replaces its five front line aid cars, of
which staffs three on a normal basis, commensurate with its capital replacement plan and
capital reserves system. The section on funding (Funding Plan) addresses how the
ongoing replacement purchase of these aid cars will be funded.
Inventory and Capacity of Existing Facilities
The department has two major types of capital facilities. One is fire stations and the other
is capital investment in equipment and, in particular, fire engines. The department's fire
stations are shown on Map 14-J4 VI-lO.
Forecast of Future Needs
From 1986 through 1992, emergency responses increased at an average annual rate of
over eight percent. In 1990, public education efforts included 91 I-use/abuse training. The
increases in call volume during 1993 and 1994 leveled off with 1994 volume increasing
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-45
FWCP - Chapter S,x, Capital F acililies
only 1.5 percent from the 1992 level. It is unknown, however, how much, if any, effect
the 911 public education effort had on actual ca\1 volumes. In 1995 and 1996, ca\1s for
service again increased at an average rate of 8.1 percent. Although calls actua\1y
decreased slightly in 1997, ca\1 volumes increased by 14 percent in 1998. The ca\1 data
indicates a fairly steady increase of approximately six percent per year. Emergency
medical incidents have increased more rapidly than non-medical incidents. During the
1990s, structure fires have declined. The challenge for the fire department will be to
manage fixed-cost investments, such as new stations, and to be flexible in its ability to
meet fluctuating call volumes.
Location and Capacity of Expanded or New Facilities
During 1996, an annexation by the City of Des Moines impacted the Federal Way Fire
Department. The Des Moines annexation ('Xl oodmontlRedondo) could eost the
department an estimated $500,000 annua\1y, although a contract for services bet\veen the
department and Fire District #26 provides continued funding to the department in
exchange for eontinued fire protection from the department for those areas.
It is unolear ho\",' long this relationship !Jli\1 remain in existence. If either party should
give the required 12 month notice to eliminate the contract, District #26 would take
ownership of Station #6 (27010 15"' /\ venue South). The department has purohased
property at South 288"' aAd Interstate 5 as a contingency against that possibility. This
would acoommodate the building of a new station that is more centra\1y located in the
north end of the City. This realignment of stations, response areas; and revenues would
require closure of Station #5 (1966 South 298"'}.
In September of 2005, the citizens within the City of Des Moines voted overwhelmingly
to merge with the City of Federal Way Fire Department. The result of this merger caused
the name of the fire department to change from the Federal Way Fire Department to its
present South King Fire and Rescue. The legal name for the fire district is actua\1y King
County Fire Protection District #39 (KCFPD #39), although the department does business
as South King Fire and Rescue.
South King Fire and Rescue operates out of eight stations, seven of which are response
stations with the eighth being a training and maintenance facility. Two of the eight
stations are located within the City of Des Moines, two stations lie within unincorporated
King County, and four are located with the City of Federal Way. As of 2006 projections,
the fire department responds on approximately 16,000 emergencies annually.
Second, the The department may have need for an additional station in the near future in
the south end of the City in the vicinity of 356th and Pacific Highway; or, possibly a little
more north in the area of South 336th or 348th and Pacific Highway South. If this area
continues to experience significant commercial growth, the department anticipates that
the ca\1s for service will also continue to grow. In this eventuality, an additional station
may be needed to maintain acceptable response times. The department has acquired
property in this area the area of 3561h and Pacific Highway South through a swap of
properties with Lakehaven Utility District to assure future availability of a station site.
Revised :!002 2007 2006 Comprehensive Plan Amendment
VI.46
FWCP - Chapter Six, Capital Facilities
Additionally, the department may have a need for an additional station in the future in the
far north end of the fire district within the City of Des Moines. The North Hill area of
Des Moines is protected both by South King Fire and Rescue. as well as KCFPD #2. via
an interlocal first response agreement. The timing of this potential new station would be
predicated upon any future merger discussions between the two fire districts (South King
Fire and Rescue and KCFPD #2). none of which are currently taking place.
Any new station should be able to accommodate an on-duty crew of three fire fighters,
with appropriate living and 'sleeping quarters. In addition, the structure should be able to
house two engines and an aid car, with room for growth dictated by LOS demands. It
may also be appropriate to provide a public meeting room and an office for community
policing in new facilities. The cost of these facilities is approximately $1,500,000
$2,000,000. Equipment would be in the range of$500,000 $700.000 for a new station~ ffi
the south end. Equipment for a ne'.\' station in the north end \\'ould be provided from the
closures of Stations 5 & 6. The fire department does not presently have a timeline for
construction of new fire stations at either of their two proposed fire station locations.
Funding Plan
The fire department has established a capital reserve fund for the systematic replacement
of all capital equipment These reserves are funded from the annual revenues of the
department. The department also has established a long term goal of a minimum of three
four-paid fire fighters on each fire apparatus (this is the national standard adopted by
NFPA 1710). Additional staff that is hired in support of that goal will be funded from
either new construction levies or additional voter-approved levies. The department has
not established any funds for purchase of new stations or associated equipment. These
purchases would require voter-approved bonds.
In the department's annually adopted budget, capital projects are identified. This capital
projects list is up-dated based on completed projects and changing priorities. The FWCP
adopts by reference the Department's South King Fire and Rescue Master Plan Strategic
Leadership Plan. as well as the annual capital improvements program update.
6.5 GOALS AND POLlCI:ES
The goals and policies in this section implement the GMA requirements and the CWPP.
The City of Federal Way takes responsibility for implementing only those goals and
policies for services provided by the City.
Special service districts, such as the school, utility, and fire districts, must implement
goals and policies that are consistent with their respective plans. The City does intend,
however, to closely coordinate the City's plan with these service districts so that the
citizens of Federal Way receive the highest level of service possible.
Revised :1002 2007 2006 Comprehensive Plan Amendment
VI-47
FWCP - Chapter Six, Capital Facilities
Goal
CFGI Annually update the Capital Facilities Plan to implement the FWCP by
coordinating urban services, land use decisions. level of service standards. and
financial resources with a fully funded schedule of capital improvements.
Policies
CFPI Provide needed public facilities and services to implement the FWCP.
CFP2 Support and encourage joint development and use of community facilities with
other governmental or community organizations in areas of mutual concern and
benefit.
CFP3 Emphasize capital improvement projects that promote the conservation,
preservation, redevelopment, or revitalization of commercial, industrial, and
residential areas in Federal Way.
CFP4 Adopt by reference all facilities plans and future amendments prepared by other
special districts that provide services within the City. These plans must be
consistent with the FWCP.
CFPS Adopt by reference the annual update of the Federal Way Capital Improvement
Program for parks/recreation, surface water management, and the Transportation
Improvement Program.
CFP6 Protect investments in existing facilities through an appropriate level of
maintenance and operation funding.
CFP7 Maximize the use of existing public facilities and promote orderly compact
urban growth.
Goal
CFG2 To meet current needs for capital facilities in Federal Way, correct deficiencies .
in existing systems, and replace or improve obsolete facilities.
Balancing existing capital facilities needs with the need to provide additional facilities to
serve growth is a major challenge for Federal Way. It is important to maintain our prior
investments as well as serve new growth. Clearly, tough priority decisions are facing
Federal Way policy-makers.
Policies
CFP8 Give priority consideration to projects mandated by law, and those by state and
federal agencies.
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-48
FWCP - Chapter Six, Capital Facilities
CFP9 Give priority consideration to subsequent phases of phased projects when phase
one is fully funded and under construction.
CFPlO Give priority consideration to projects that renovate existing facilities and
preserve the community's prior investment or reduce maintenance and
operating costs.
CFPll Give priority consideration to projects that correct existing capital facilities
deficiencies, encourage full utilization of existing facilities, or replace worn out
or obsolete facilities.
CFP12 Give priority to projects where leveraged monies such as grants and low interest
loans can be used.
Goal
CFG3 Provide capital facilities to serve and direct future growth within Federal Way
and its Potential Annexation Area as they urbanize.
It is crucial to identify, in advance of development, sites for schools, parks, fire and
police stations, major stormwater facilities, greenbelts, open space, and road connections.
Acquisition of sites for these facilities must occur in a timely manner and as early as
possible in the overall development of the area. Otherwise, acquisition opportunities will
be missed, with long-term functional or financial implications.
Policies
CFP13 Provide the capital facilities needed to serve the future growth anticipated by
the FWCP.
CFP14 Coordinate efforts between the Public Works and Parks Departments in the
acquisition of and planning for public open space, recreation, public education,
and stream preservation within the Hylebos Basin. Departments may combine
resources as appropriate to increase project efficiencies and success rates in
pursuit of grant opportunities.
CFP15 Give priority consideration to projects needed to meet concurrency
requirements for growth management.
CFP16 Plan and coordinate the location of public facilities and utilities in advance of
need.
CFP17 Implement a concurrency management system which permits project approval
only after a finding is made that there is capacity available in the transportation
system sufficient to maintain the adopted level of service standard.
Revised 2002 2007. 2006 Comprehensive Plan Amendment
VI.49
FWCP - Chapter Six, Capital F acihties
CFPl8 The provision of urban services shall be coordinated to ensure that areas
identified for urban expansion are accompanied with the maximum possible use
of existing facilities and cost effective service provisions and extensions while
ensuring the protection and preservation of resources.
CFP19 Coordinate future economic activity with planning for public facilities and
services.
CFP20 Purchase property in the Potential Annexation Area and keep it in reserve for
future City parks and surface water facilities.
CFP21 Consider public/private partnerships to leverage structured parking in
association with City Center development or redevelopment, in fulfillment of
comprehensive plan vision and goals.
Goal
CFPG4 Provide adequatefundingfor capitalfacilities in Federal Way to ensure the
FWCP vision and goals are implemented.
The GMA requires that the Land Use chapter be reassessed if funding for capital facilities
falls short of needs. The intent is to ensure that necessary capital facilities are available
prior to, or concurrently with new growth and development. Capital facilities plans must
show a balance between costs and revenues. There are essentially five options available
for balancing the capital facilities budget: increase revenues, decrease level of service
standards, decrease the cost of the facilities, decrease the demand for the public service,
or reduce the rate of growth and new development.
Policies
CFP21 CFP22 Manage the City of Federal Way's fiscal resources to support providing
needed capital improvements. Ensure a balanced approach to allocating
financial resources between: I) major maintenance of existing facilities; 2)
eliminating existing capital facility deficiencies; and 3) providing new or
expanding existing facilities to serve new growth.
CFP22 CFP23 Use the Capital'Facilities Plan to integrate all of the community's
capital project resources including grants, bonds, general funds, donations,
impact fees, and any other available funding. '
CFP23 CFP24 Ensure that long-term capital financing strategies and policies are
consistent with all the other FWCP chapters.
CFP24 CFP25 Pursue funding strategies that require new growth and development to
pay its fair share of the cost of facilities that are required to maintain adopted
level of service standards. One such strategy that should be implemented in the
near term is an impact fee program for parks and transportation.
Revised :1002 2007 2006 Comorehensive Plan Amendmenl
VI-50
FWCP - Chapter Six, Capital Facilities
CFP25 CFP26 Promote a more efficient use of all public facilities by enacting
interlocal agreements which facilitate joint maintenance and operations of those
facilities.
CFP26 CFP27 Use the following available contingency strategies should the City be
faced with capital facility funding shortfalls:
· Increase revenues by selling general obligation bonds, enacting utility
taxes, imposing impact fees, and raising property tax levy rates.
· Decrease level of service standards to a level that is more affordable.
· Decrease the cost of the facility by changing or modifying the scope of the
project.
· Decrease the demand for the service or facilities by establishing a
moratorium on development, focusing development into areas where
facility capacity is available, or changing project timing and/or phasing.
CFP27 CFP28 Aggressively pursue grants or private funds when available to finance
capital facility projects.
CFP28 CFP29 Maximize the usefulness of bond funds by using these monies to the
greatest extent possible as matching funds for grants.
Goal
CFPG5 Ensure that the Federal Way Capital Facilities Plan is current and responsive
to the community vision and goals.
The role of monitoring and evaluation is vital to the effectiveness of any planning
program and particularly for the Capital Facilities chapter. The City's revenues and
expenditures are subject to economic fluctuations and are used to predict fiscal trends in
order to maintain the City's adopted level of service for public facilities. This Capital
Facilities Plan will be annually reviewed and amended to verify that fiscal resources are
available to provide public facilities needed to support adopted LOS standards.
Policies
CFP29 CFP30 Monitor the progress of the Capital Facilities Plan on an ongoing basis,
including the completion of major maintenance projects, the expansion of
existing facilities, and the addition of new facilities. Evaluate this progress with
respect to trends in the rate and distribution of growth, impacts upon service
quality, and FWCP direction.
CFP3Q CFP31 Review, update, and amend the Capital Facilities Plan annually.
Respond to changes in the rates of growth, new development trends, and
changing City priorities, budget, and financial considerations.
Revised :1002 2007, 2006 Comprehensive Plan Amendment
VI.51
FWCP - Chapter Six. Capital Facilities
Make provisions to reassess the FWCP periodically in light of the evolving
Capital Facilities Plan. Take appropriate action to ensure internal consistency of
the chapters in the plan.
CFP31 CFP32 Continue to coordinate with other capital facility and service providers
to ensure that all necessary services and facilities are provided prior to or
concurrent with new growth and development.
Goal
CFPG6 Manage the Surface Water Utility in a manner that makes efficient use of
limited resources to address the most critical problems first, and which
expresses community values and priorities,
Policies
CFP32 CFP33 The utility shall continue to have a role in developing and
implementing regional, state, and federal surface water policies and programs
and, in doing so, shall seek to:
.
Achieve the City's environmental goals.
Contain utility ratepayer costs.
Ensure state and federal requirements are achievable.
Maintain local control and flexibility in policy/program implementation.
Provide consistency with CWPP.
.
.
.
.
The utility's role in developing and implementing regional, state, and federal
surface water policies and programs will include:
· Influencing legislation through lobbying and written and verbal testimony
during formal comment periods
· Participating in rule making
· Reviewing technical documents
· Serving on advisory committees and work groups
· Participating in multi-jurisdictional studies and basin planning
· Entering into cooperative agreements with neighboring and regional
agencies to accomplish common goals as appropriate and necessary
CFP33 CFP34 The utility's funds and resources shall be managed in a professional
manner in accordance with applicable'laws, standards, and City financial
policies.
CFP34 CFP35 The utility shall remain a self-supporting enterprise fund.
CFP35 CFP36 The utility Capital Improvement Program (CIP) will provide funding
for the following types of projects:
1) Projects addressing flood control problems.
Revised 2002 2007 2006 Comorehensive Plan Amendment
VI.52
FWCP - Chapter Six, Capital F acilitJes
2) Projects needed to meet water quality policies.
3) Projects needed for renewal/replacement or additions to current
infrastructure and facilities.
4) Projects necessary for resource protection and stewardship.
CFP36 CFP37 To the extent of funding limitations, the CIP shall be sustained at a
level of service necessary to implement cost effecti ve flood control mitigation;
meet water quality policies; maintain system integrity; provide required
resource stewardship and protection; and meet federal, state, and local
regulations.
CFP37 CFP38 The utility will continue to strive to minimize the use of loans to fund
necessary capital improvements, and will generally operate on a "pay-as-you-go
basis." However, low interest loans (i.e. Public Works Trust Fund) and/or
grants will be used to leverage local funds when feasible.
CFP38 CFP39 Rates shall be set at the lowest level necessary to cover utility program
expenses, meet levels of service identified in the "Comprehensive Surface
Water Management Plan," meet debt coverage requirements, and sustain a
reserve balance consistent with these policies on a long-term basis.
CFP39 CFP40 Utility rates shall be evaluated annually and adjusted as necessary to
achieve utility financial policy objectives.
CFP40 CFP41 Utility rates will allocate costs between different customer classes on an
equitable basis.
CFP41 CFP42 The utility rate structure will be based on a financial analysis
considering cost-of-service and other policy objectives, and will provide
adjustments for actions taken under approved City standards to reduce related
service impacts.
CFP12 CFP43 Rates shall be uniform for all utility customers of the same class
throughout the service area.
CFP43 CFP44 Rate assistance programs may be provided for specific low-income
customers.
CFP44 CFP45 The utility's annual budget and rate recommendations shall provide
funding for the following reserve components:
1. A working capital component based on 45 days of the current year's
budgeted operating and maintenance expenses. Under no circumstances
shall a budget be submitted for a planned drop in reserves below this level.
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI-53
FWCP - Chapter SIX. Capital Facilities
2. An emergency/contingency component to cover excessive costs resulting
from unexpected catastrophic events or system failures. Based on historical
utility experience, this amount will be set at $500,000, which is the estimate
of the net cost of emergency services to be paid from rate resources,
excluding any potential reimbursements that may be received from Federal
Emergency Management Act grants, the City's General Liability Fund, or
other external revenue sources.
Revised 2002 2007 2006 Comprehensive Plan Amendment
VI.54
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CHAPTER SEVEN - CITY CENTER
7.0 INTRODUCTION
Federal Way's City Center chapter presents concepts and strategies for creating a
definable and vibrant "City Center" for Federal Way and an "urban center" for Southwest
King County in the Federal Way City Center planning area. The chapter integrates the
community's vision for a City Center with the Puget Sound Regional Council's (PSRC)
adopted VISION 2020 plan, and King County's countywide strategy for developing a
network of centers.
In this chapter, the term "urban center" is used consistent with the VISION 2020/King
County definition, or to refer to the general characteristics ora sub-regional center. The
term "City Center" applies specifically to Federal Way's proposed center, which includes
a City Center core area and frame area. Only the City Center core area is intended to meet
the requirements of an urban center, in accordance with the Countywide Planning
Policies (CWPPs).
Purposes
The principal purposes of the Federal Way City Center chapter are to:
. Create an identifiable downtown that is the social and economic focus of the City;
· Strengthen the City as a whole by providing for long-term growth in employment
and housing;
· Promote housing opportunities close to employment;
· Support development of an extensive regional transportation system;
· Reduce dependency on automobiles;
· Consume less land with urban development;
. Maximize the benefit of public investment in infrastructure and services;
· Reduce costs of and time required for permitting;
· Provide a central gathering place for the community; and
· Improve the quality of urban design for all developments.
Background
The VISION 2020 Plan (1995 update), Regional Goal #1 states, "Locate development in
urban growth areas to conserve natural resources and enable efficient provision of
services and facilities. Within urban growth areas, focus growth in compact communities
and centers in a manner that uses land efficiently, provides parks and recreation areas, is
pedestrian-oriented, and helps strengthen communities. Connect and serve urban
communities with an efficient, transit oriented, multi-modal transportation system." King
County's CWPPs support this goal by encouraging:
· Establishment of an urban center that is a vibrant, unique, and attracti ve
place to live and work;
FWCP - Chapter Seven. City Center
. Efficient public services including transit; and
. Responding to local needs and markets for jobs and housing.
The CWPPs define urban centers as concentrated, mixed-use areas, a maximum size of
12 square miles (960 acres), and oriented around a high capacity transit station. At build-
out, the policies envision that the center would contain a minimum of 15,000 jobs within
2 miles of the transit center, 50 employees per gross acre, and ,an average of 15
households per acre. The urban center policies also call for:
. Adopting regulations which encourage transit use and discourage the use of
single-occupant vehicles;
. Emphasizing the pedestrian features and promoting superior urban design;
. Providing sufficient public open spaces and recreational opportunities; and
. Uses that provide daytime and nighttime activities.
The CWPPs recogniz,e that with this growth will come an increased need for
infrastructure. The policies, therefore, indicate that priority will be given to ensure the
development of additional transportation and other infrastructure improvements
necessary to support new, concentrated growth in urban centers.
During a series of community workshops held in 1992 and 1993 (which are described in
chapter one), participants helped to develop a "vision" for Federal Way's future. This
vision included the creation of a City Center. With the support of the residential and
business community, Federal Way nominated itself to contain an urban center.
Nominations were reviewed by the Growth Management Planning Council (GMPC),
which confirmed the Federal Way City Center core area as an urban center in 1994. The
urban center designation should help Federal Way continue to gain access to County
funds needed to provide infrastructure as the City Center grows.
The Role of the City Center in Federal Way's Future
There are several reasons why a definable, vital City Center is an important part of
Federal Way's future. These include:
Community Support - The Federal Way community has made the City Center a significant
part of its vision. Participants in community workshops helped to develop a vision for
Federal Way's future. A keystone of that plan is an attractive, multi-faceted City Center
providing the setting for civic features and commercial activities.
Economic Development - Federal Way's economic development strategy relies on a strong
urban center. As discussed in the Economic Development chapter, Federal Way has the
opportunity to transform itself from an essentially residential and retail based economy to
an emerging, sub-regional economic center with an expanded, more diversified
employment base.
Revised 2002 2007, 2006 Comprehensive Plan Amendment
VII-2
FWCP - Chapter Seven. City Center
Natural Evolution - The development of a more intensive, multi-use urban center is a
natural step in Federal Way's evolution. Most new centers start out as bedroom
communities. Retail businesses develop first; office and industrial activities next begin to
locate at key transportation crossroads, adding jobs and strengthening the employment
base. Federal Way has experienced all evolutionary phases, with the exception of one.
The final step is achieving a sufficient critical mass in'the City Center to produce lively
street activity; support specialty business, cultural/entertainment facilities; justify the
investment' for public parks, amenities, and improved transportation systems; and create
the interactive "synergy" of a true urban center. Federal Way's economic development
strategy will add this final essential step in this evolution.
Growth Management - Developing a City Center is part of a regional strategy to address
Western Washington's growth management. Public poli~y makers have focused
increased attention on issues affecting our quality of life, including urban sprawl and the
accompanying reduction of open space, declining housing affordability, and increasing
traffic congestion. As stated previously, concentrating future growth within the four
county region into a number of centers (rather than a continued pattern of dispersion),
linked by an efficient high capacity transit system, is one of the principal goals to manage
this growth.
7.1 EXISTING CONDITI.ONS
City Center Planning Area
The City Center planning area, consisting of the City Center Core and Frame zones, is
approximately 414 acres in size and is bounded by South 312th Street, South 324th Street,
Interstate 5, 11th Place South, and 13th Avenue South (see Maps VII-l and VII-2, maps are
located at the end of the chapter). The City Center Core and Frame areas are 209 and 205
acres, respectively.
General Image
The City Center does not currently present an identifiable sense of a downtown or urban
center. The existing commercial development within the study area is typical of suburban
strip retail and mall development. The dominance of mass retailing has largely shaped the
commercial core. The SeaTac Mall Commons and spin-off retail centers are a local and
regional destination and generate great amounts of physical and economic activity.
However, as is the case with most older suburban mall areas, there is little, if anything,
distinctive or unique about the existing City Center. Essentially, it could be anyplace. It is
similar to hundreds of other commercial centers across the country. The businesses do not
connect to each other, or to public and private spaces, residential neighborhoods, or civic
uses, except by automobile. Development essentially reflects one pattern: a single story
of "light" construction, surrounded by an apron of asphalt. Buildings feature concrete, or
concrete block walls, creating austere and "generic" images.
Revised:1OO2 2007.2006 Comprehensive Plan Amendment
VII-3
FWCP - Chapter Seven, City Center
Another prevalent image of the area is the vast amount of surface parking. The
availability of parking is essential to the current type of retail found in Federal Way. City
Center businesses serve regional as well as local markets, and are heavily oriented to
access by automobile. Actual building footprints relative to total parcel areas are quite
small; the majority of most parcels are used to provide surface parking. This parking is
often underutilized, except during the peak holiday season.,
The current network of collectors and arterials, and the disjointed over-sized block grids
within the existing commercial area, contributes to significant traffic congestion. The
character of the street environment is also unfriendly to pedestrians in many locations,
with few amenities such as landscaping, lighting, benches, etc. In addition, in many
locations the pedestrian experience is made even less attractive as little more than parking
lots or blank walls line the sidewalks. Recent improvements throughout the City Center,
most notably along South 320th Street, have improved the character of some streetscapes
with handsome streetlights and trees. Continuation of these improvements along Pacific
Highway South and elsewhere throughout the City Center will do much to improve the
overall character of the City Center streetscapes. Similarly, the extensive abatement of
unattractive, out-of-scale signage, achieved over the past five years, has also led to a
more attractive, human-scale streetscape.
The City Center does not contain a significant residential population. Pockets of
residential housing exist between South 31th and 316th Streets, and SR -99 and 1-5.
Figure VII-I (page 5) depicts an aerial view of the City Center area looking south from
the northwest comer of the City Center boundaries.
Physical Conditions
Land Use
Most of the study area is currently developed and consequently, most new development
in this area will displace existing low intensity uses. Buildings are dispersed throughout
the area and lack pedestrian connections to each other and public rights-of-way. Current
land use patterns favor auto-oriented commercial activity. The primary use in the City
Center area is retail/service, followed by lodging, office, and residential. SeaTac Mall
The Commons is the "signature" development in the area.
Table VII-f (page 5) lists the amount ofland use development by gross floor area within
the City Center planning area as of January 2002. Public and civic uses are scarce, with
only four publicly owned non-park sites (the Federal Way School District's bus barn site
north of 11 th Place South and South 320th Street; Truman High School, northwest of
South 31 th Street and 28th Avenue South; King County Library, 848 South 320lh Street;
and the School District's Administrative Offices, 31405 Pacific Highway South).
Revised 2QW 2007,2006 ComprehenSive Plan Amendment
VII-4
FWCP - Chapter Seven. City Center
Figure VII-l
Aerial View of City Center
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Table VII-l
Gro
ss Floor Area of Land Uses City Center, >1\/\" Februarv 2007
Use Total Sauare Footal!e # Units # Rooms
Office ~ 194.239
Retail 2,734,842 2.866,688
Hotels 369,377 655
Movie Theatres ~ 42.706
Light Industrial * ~ 80,075
1 nstitutional ~ 135.880
Single Family 980 I
Multiple Family 891
, ,
* mlnlslorage fael lilIes and service lllnldffigs
Revised ~ 2007. 2006 Comprehensive Plan Amendment
VII-S
FWCP - Chapter Seven. City Cenler
Parks and Open Space
There are no truly public spaces within the City Center. Private green spaces, plazas and
public meeting spaces are few. Steel Lake Park to the northeast and Celebration Park to the
southwest are on the perimeter of the City Center. Even though these parks are within
walking distance of the City Center, they also serve as regional facilities in addition to
serving local needs.
Civic Buildings and Municipal Facilities
Similarly, the City Center lacks significant civic or municipal facilities, with only the
Public Library near the periphery of the City Center. The next closest facility is the City
of Federal Way Parks lJ>epartment's Steel Lake Annex and Maintenance Facility near
South 31th Street and 28th Avenue South. Klahanee Senior/ Community Center and City
Hall are located a few miles southwest of the City Center at 3390 19th A venue South and
33530 1 st Way South, respectively.
Circulation
Roadways - A key element defining mobility within the City Center planning area is the
enormous size of its blocks. Most U.S. downtowns have blocks ranging from 250 to 500
feet on a side; block lengths in Federal Way are several times that. Because of the
"superblock" configuration, motorists drive between and within parking areas serving
City Center developments to avoid congestion along City streets and pedestrian
circulation is discouraged.
Access to the area is provided by two principal arterial routes: South 320th Street (which
runs east/west and connects to 1-5), and SR-99 (which runs north/south). An inefficient
hierarchy of streets feed these arterial roadways. The area lacks a system of minor arterial
and smaller collector streets that could diffuse traffic efficiently away from these two
principal arterials. The irregular spacing of traffic signals also adds to congestion. As
such, the accessibility provided by the juncture of these routes, initially attractive to area
residents, has been lost due to growth in traffic.
Transit Service - Eighteen transit and dial a ride routes radiate from the City Center.
Hmvever, service to the entire City Center is not the primary focus, especially during the
peak periods of the day as there are only 12 all day routes. A regional park and ride lot,
located southwest of 1-5 and south of South 320th Street, and the Federal Way Transit
Center which opened in early 2006 on a seven-acre site located at the southwest comer of
South 316th Street and 23rd A venue South at the northeast edge of Federal Way's City
Center, generate most of the area's transit ridership during peak periods of the day. King
County/METRO, Sound Transit, and Pierce Transit serve #Hs both of these sites.
Congestion on I 5, South 320tk Street, and SR 99 demonstrates the need for an enhanced
transit system. However, the existing low intensity and dispersed land use patterns will
not support significant increases in transit service. The area also lacks transit facilities
sueh as bus pullouts and waiting areas, and a pedestrian net\vorlc to safe and direct access
from transit stops. The proposed 3171h direct access ramp for Sound Transit's Federal
Way Transit Center, and the Sound Transit Federal Way Transit Center both open in
Revised ~ 2007, 2006 Comprehensive Plan Amendment-
VII.6
FWCP - Chapter Seven, City Cenler
early 2006 will have improveg regional transit speed and reliability because transit will
be ~ able to access the city center without \:i5ffig having to use the congested 1-5/320th
interchange. It-will The 317lh direct access ramp also benefit~ carpools and vanpools.
Pedestrian Environment and Bicycle Facilities - A 1992 inventory of existing sidewalks
within the City (see page V -22 of the Community Profile, Feb. 1993) revealed a
deficiency of pedestrian facilities Citywide. The central core was highlighted as one of
the areas that lacked an adequate pedestrian network. For example, most of SR 99 and
portions of 324th Street and 23rd Avenue South lacked sidewalks. A majority of walking
that does take place in the study area occurs within malls and along storefronts of
shopping center strips. Sidewalks connecting storefronts to public walkways are lacking.
The few sidewalks that did exist were narrow, devoid of trees, and interrupted by
numerous curb cuts. Crossing wide, busy streets such as South 320th Street and SR-99 can
also be intimidating.
There are few places to sit and enjoy pleasant weather, meet friends, or have lunch
outside. The current pedestrian environment is unfriendly and unappealing. The division
that exists between pedestrians and auto areas is not conducive to establishing the active
street life desired in a City Center.
Bicyclists have even fewer facilities to choose from. City streets lack striping or signage
for bike riders who must share the road with heavy volumes of traffic. Once bicyclists
reach the area, they become frustrated by the lack of safe storage facilities for their
vehicles. Covered bike parking will be provided at Sound Transit's Federal Way Transit
Center.
Residential
The City Center contains approximately 892 units of housing (listed in Table VII-I),
located primarily in the area east of SR-99, south of South 31th Street, north of South
316th Street, and west of 28th Avenue South. Other residential neighborhoods surround
the City Center area, such as the pockets of multi-family housing west of South 11 th Place
and south of South 320th Street. There are also single-family neighborhoods west of
Highway 99 and north of the South 312th Street corridor. While these neighborhoods are
not located immediately within the City Center, they are located conveniently within
walking, bicycling, or vehicular distance. They differ greatly in character and type.
In 1997, two senior housing projects were constructed in the City Center Frame area.
These projects are located south of South 3l2th Street and east of 23 rd Avenue South,
adjacent to the southern portion of Steel Lake Park. The two projects, Meridian!
Willamette Court and Wood mark at Steel Lake, consist of300 and 85 living units
respectively. The residents of these developments have easy access to several shopping
opportunities and services in the City Center area. It is important to note that no new
residential construction has occurred in the City Center since that time.
In an effort to stimulate additional multi-family development in the City Center, the City
adopted a ten-year exemption from property taxes for multi-family development in
February 2003. In addition, the City adopted a Planned Action SEPA in September 2006
for a sub-area of the Gty Center, more specifically described as an area bounded on the
Revised ~ 2007.2006 Comprehensive Plan Amendment
VII.7
FWCP - Chapter Seven. City Center
north by South 31 th Street, on the south by South 324th Street, on the west by Pacific
Highway South, and on the east by 23rd Avenue South (Map VIl-2A). The planned action
designation applies to proposed residential. retail, office, hotel, civic, and structured
parkin~ development falling within the development envelope analyzed in this EIS. The
Planned Action SEPA and increased heights for mixed-use buildings containin~ multi-
unit housing in the City Center Core and City Center Frame adopted in February 2006 is
expected to encourage construction of multi-unit housing in the City Center area.
Infrastructure
Most of the existing facilities and infrastructure were inherited from King County. In
1998, the City adopted new streetscape guidelines related to roadway profiles,
streetlights, sidewalk widths, and street trees. In 1999, South 31th Street between Pacific
Highway South and 23rd A venue South was widened to five lanes, and new sidewalks,
street lighting, and street trees were added, as well as traffic signals at 20th Avenue South
and 23rd A venue South. In 2001, South 320th Street was improved with streetscape
elements between 11th Place South and 30lh Avenue South. In 2002, the remainder of
South 320th Street also was improved and 23rd Avenue South was widened to five lanes
with 'sidewalks and streetscape elements. New traffic signals at South 3 16th, South 31 th,
and South 322nd Streets were installed. In 2003, construetion will begin on widening
Pacifio Highway South to add high occupanoy yehicle (HaV) lanes, sidewalks, and
streetsoape elements.
Pacific Highway Hay Lanes, Phase I constructed in 2002-2004, widened Pacific
Highway South with an Hay lane in each direction from South 312th to South 324th. The
project also added sidewalks, center medians, landscaping, and utility undergrounding.
This project was the City's first of five to improve the Pacific Highway/International
Boulevard corridor and was a continuation of the revitalization of the City Center.
7.2 VISION S1 A1EMENT
By the end of the comprehensive planning horizon, the Federal Way City Center will
have evolved into the cultural, social, and economic center of the City and fulfilled its
role as one of Puget Sound's regional network of urban centers. This role will be
reinforced by pedestrian-oriented streetscapes; an efficient multi-modal transportation
system; livable and affordable housing; increased retail, service, and office development
in a compact area; a network of public spaces and parks; superior urban design; and a
safe, essential, and vibrant street life.
The City Center is responsive to th~ needs of the City's residents. In addition to general
services that draw people from outside the region, such as retail, office, and hotel uses,
the City Center is the primary commercial area providing local goods and services to the
surrounding neighborhoods, and to residents and employees within the center area.
Revised 2002 2007.2006 Comprehensive Plan Amendment
VII-8
FWCP - Chapter Seven, City Center
Private development and City initiated actions will have resulted in a balanced
transportation network that accommodates automobiles, public transportation, high
occupancy vehicles, pedestrians, bicyclists, and integrated parking. Pedestrian and
bicycle circulation is emphasized along with other travel modes. The downtown urban
fabric includes smaller blocks, lending itself to efficient and pleasant travel. Concentrated
development allows a significant number of jobs and residences to be located within
close proximity to transit and a High Capacity Transit Station (HCT), thus, reducing
dependency on the,automobile and improving pedestrian mobility. The regional HCT
system may begin with regional express bus service tflat would evolve to fixed guide-way
systems, such as light rail or monorail, as ridership dictates and funding allows. Direct
access to a regional transit system links the City Center to Seattle, Everett, Tacoma,
Bellevue, SeaTac International Airport, and other regional and local destinations.
The diversity of housing opportunities now includes high-rise residential buildings,
which help to meet a significant portion of the community's housing needs. City Center
residents walk or take transit to shop, work, and recreate. Community facilities and
services, public spaces, parks, and trails complement the variety of housing and provide
places for residents to come together as a community.
A central gathering place for the community, the City Center is where the whole
community can congregate and celebrate. Civic and cultural facilities, in addition to a
park and open-space system, meet the needs of residents, employees, and visitors. These
amenities connect to the Citywide and regional system of open spaces, parks, and trails.
Public and private projects contain such design elements as fountains, sculptures, and
unique landscaping.
The quality of urban design for all developments, including streets, buildings, and
landscaping, is high and contributes to an improved quality of life. Public buildings and
spaces also set a high standard for design and compatibility with adjoining uses.
Goals for the City Center Chapter
The goals and policies of the City Center chapter are derived from those of the Federal
Way Comprehensive Plan (FWCP). The FWCP addresses in greater detail the framework
of regional plans and legislation which direct planning in Federal Way. It also discusses
the basic policies addressing housing, parks, recreation, and commercial development.
This chapter builds on these policies, and provides specific recommendations and actions
necessary to facilitate the development of the City Center.
The following goals provide overall direction to policy makers and community members
when making choices about growth and development within Federal Way's City Center.
Additional goals and policies are located throughout this chapter, providing specific
direction on other matters discussed. No set of goals or policies can address all potential
issues that may arise in the course of implementing the FWCP. Therefore, while these are
fundamental to the FWCP, they are not immutable and may need to be revised as
situations warrant.
Revised ~ 2007,2006 Comprehensive Plan Amendment
VII-9
FWCP - Chapter Seven. City Center
Goals
CCGl Create an identifiable City Center that serves as the social, cultural, and
economic focus of the City. Define a City Center with distinct boundaries,
unique building types, and special features.
CCG2 Attract a regional market for high quality office and retail uses which increases
employment opportunities. adds to the City's tax base, and establishes Federal
Way's City Center as an economic leader in the South King County region.
CCG3 Connect the City Center to a convenient regional transit system. Provide
service between centers and nearby areas by an efficient, transit-oriented, a,!-d
multi-modal transportation system.
'CCG4 Foster distinct districts within the City Center. defining the roles and
characteristics of each such district.
CCGS Encourage a mix of compatible uses to maintain a lively, attractive, and safe
place to live, work, and visit,
CCG6 Focus on improving the existing character and image of the City Center.
CCG7 Encourage housing opportunities in mixed residentiallcommercial settings.
Promote housing opportunities close to employment.
CCG8 Develop land use patterns that will encourage less dependency on the single
occupant automobile.
CCG9 Create an environment oriented to pedestrians and bicyclists.
CCGI0 Create an environment that attracts high quality housing, commercial, and
office uses. Continue to enforce requirements for quality design in buildings,
streetscape, and site planning.
CCG 11 Create policies and regulations to encourage more efficient use of parking
facilities and to foster new, innovative, and creative parking solutions.
CCG 12 Protect and enhance natural features of the area.
Revised 2Q@ 2007.2006 Comprehensive Plan Amendment
VII-IO
FWCP - Chapter Seven, City Center
7.3 THE LAND USE AND TRANSPORTATION CONCEPT FOR THE
CITY CENTER
The Concept Plan
The concept is to redevelop the City Center and create a compact urban community and
vibrant center of activity. The crux of the strategy is to promote a compact urban center
with connections between where we live, work, and recreate, and create an urban
environment that is amenable to walking, bicycling, and transit. The concept, a result of
the citizen participation process called CityShape (held in 1992-93), implements the
community's goals outlined in Section 7.2. In summary, the concept is to:
. Establish a City Center to support HCT by locating residents and workers within
convenient walking distance of HCT.
. Make efficient use of existing capital improvements by concentrating higher
intensity land uses in the City Center.
· Encourage a mix of compatible uses where housing coexists adjacent to, above,
or near commercial developments.
. Create a dense residential community within walking and bicycling distance of
the core.
· Improve auto circulation in the City Center by completing the proposed street
grid, creating smaller blocks, and providing opportunities for through traffic to
travel around rather than through the core, thus minimizing the impact of future
growth on Citywide traffic patterns and congestion.
. Reduce impact of parking by encouraging structured parking, allowing reduced
parking ratios, shared parking, and other innovative and creative parking
solutions, as well as implementing guidelines that enhance appearance.
· Create pedestrian and bicycle connections throughout the City Center and to
surrounding neighborhoods. Provide a safe and inviting environment for
pedestrians and bicyclists with direct connections between activities and transit
facilities. Continue to develop and/or reconstruct streets to include sidewalks,
street trees, benches, garbage receptacles, screening of parking areas, etc.
· Create high amenity pedestrian-friendly corridors through the core, \inked to a
transit center and providing an attractive civic focus to SeaTac Mall the
Commons.
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· Provid,e a civic focus to create a sense of identity for all residents. Develop
municipal and cultural facilities within the City Center core area.
. Develop public spaces in the City Center, particularly the core area. Enhance the
City Center with a network of public spaces and parks connected to the Citywide
and regional system of open spaces, parks, and trails. Encourage gathering spaces
in private development.
Map VII-3 applies the principles described above. The figure depicts the City Center core
area between SR-99 and 1-5 and South 316th/317th and South 320th and 324lh Streets. The
City Center core area contains a concentration of higher-density, commercial, residential,
and mixed-use development, as well as civic, social and cultural uses. The City Center
frame area surrounds the core along the west and north edges and provides a full
complement of commercial, residential, and mixed-use development at somewhat lower
densities to support the core. It also provides a transition to surrounding single-family
neighborhoods.
High capacity transit runs through the middle of the City Center, and pedestrian pathways
connect the HCT station with residential areas, future civic spaces, and the SeaTac Mall
Commons.
land Use Designations
This section expands on the land use concepts described previously. The City Center
chapter contains two different land use designations, each with its own distinctive
characteristics, intended to guide the evolution of the City Center, see Map VII-4. The
City Center core and frame area designations give form to the concepts summarized in
section 7.3. These land use designations direct the location and extent of growth, and will
reshape the nature of development, transforming the area into a compact, vibrant City
Cen ter.
City Center Core Area
For the last 20 years or so, lower-density shopping mall areas at the edge of the nation's
larger cities have gradually been redeveloped and transformed into more dense urban
centers, emulating the development patterns and sense of place of more traditional
downtowns. This transformation, to an area with a unique character and improved image,
is proposed for the core area.
The intent of the core area land use designation is to create a higher-density mixed-use
"center" for Federal Way, and become an urban center as envisioned, in VISION 2020
and the CWPP. The CityShape vision called for concentrating growth in an area where
sufficient infrastructure capacity exists, or where such capacity can be provided
efficiently. The infrastructure within the City Center, specifically the core area, is
designed to handle the highest levels of demand within Federal Way. By orienting new
growth around this investment, the existing capacity can be utilized to its fullest extent.
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The core area designation also encourages the concentration of new development to help
reduce development pressure in other areas of Federal Way.
The core area land use designation encourages a greater diversity of uses within mixed-
use types of development. Traditional city centers are places where diverse office, retail,
and government uses are concentrated, as well as cultural and civic facilities, community
services, and housing. Many cities are advocating mixed-use development for a number
of reasons. These include:
· Providing new housing, increasing the range of housing choices, and cutting
down on automobile dependency by bringing work places and residences into
close proximity;
· Providing retail and service needs in close proximity to residential and
employment areas; and,
· Improving feasibility of a development project. The proximity of urban services
makes housing projects more desirable and a nearby source of consumers help
make a commercial project more profitable.
Residents choose to live in higher-density housing for a variety ofreasons. First, higher-
density is frequently less expensive than single-family housing. Second, the convenience
and proximity to work, needed services, and cultural activities is very desirable for many
people. Finally, many people find that they do not need a large, single-family detached
house. Given their lifestyle, they appreciate the low maintenance and security of higher-
density living. There is a mutually supportive relationship between higher-density
residential uses and commercial activities. The presence of housing also activates City
Center streets, day and night.
Concentrating growth in a specific area also supports investment in transit, including a
regional HCT system. Existing low-density development does not generate sufficient
levels of demand to optimize the return on investment in transit. Promoting higher-
density uses within walking distance of transit facilities will improve the viability of this
significant infrastructure investment.
Additionally, concentrating the highest density of development in the core, where a
significant number of jobs and residences will be within walking distance of a transit
station, helps reduce dependency on the automobile and improve pedestrian mobility.
The core area emp\:1asizes pedestrian, bicycle, and transit mobility. The core area will be
less auto-oriented than the frame area, but it will not be unfriendly to the use of
automobiles.
The City Center core at;ea will also be the central gathering place for the community-a
place where the whole community can congregate and celebrate. Accordingly, the core
should include an outdoor square, park, or commons, with public amenities such as
fountains, sculptures, and unique landscaping.
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Other civic amenities or buildings, including Municipal Facilities and/or a performing
arts center, could be grouped around this City Center square (Figure VIl-2).
Figure VII-2
Potential Core Area Development
Goals & Policies That Promote the Concentration of New Development in the City
Center Core Area
Goal
CCG 13 Focus new growth, with resultant increasing demands for infrastructure and
transportation, in the City Center, specifically the core area. Allow for higher
intensity uses for efficient use of land.
Policies
CCPl
Support the concentration of uses within the core area to create a financial,
retail, business, civic, and cultural hub of Federal Way.
CCP2
Develop an attractive City Center that will attract quality development.
CCP3
Continue to support land use regulations that allow the higher intensity
development expected over the nex;t 15 to 30 years.
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CCP4 Continue to develop a City Center that is the primary commercial area
providing local goods and services to the surrounding neighborhoods and
region, and to residents and employees within the center.
CCPS Complete an area 'Nide environmental impact statement and Utilize the SEP A
Planned Action and provide streamlined permit review in the City Center to
accelerate changes to the core area.
CCP6 Work with urban service providers to ensure sufficient capacity is available for
development.
CCP7 Allow for a variety of uses and mixed-use development within buildings, or
complexes. Ensure that mixed-use development complements and enhances the
character of the surrounding residential and commercial areas.
CCP8 Provide incentives to encourage residential development in City Center.,core area.
CCP9 Promote the siting of cultural and civic uses within the City Center core. The
City should always consider City Center Core sites in siting analyses and
decisions regarding potential civic and cultural uses that it develops. In
addition, incentives should be explored that could attract cultural and civic
uses over which the City does not have direct control.
City Center Frame Area.
Establishing a City Center frame area provides a zone for dense mixed-use development
that surrounds and supports the core. It also provides a transition between high-activity
areas in the core area and less dense neighborhoods outside of the frame. '
The frame area allows uses that are similar to those in the core area, but are of lower-
density and intensity. Together, the core and frame areas are complementary.
Encouraging multiple unit housing mixed with business and commercial use will help
Federal Way meet regional land use goals. This is accomplished by encouraging the
development of housing close to employment and transportation centers. To help
transform the character of this land use designation, regulatory and/or financial incentives
should be explored in exchange for amenities that contribute to a more pedestrian
oriented environment (Figure VII-3).
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FWCP - Chapter Seven, City Center
Figure Vll-3
Potential Frame Area Development
Goals & Policies That Promote New Commercial, Residential, and Mixed-Use
Development in the City Center Frame Area
Goal
CCG14 Allow increased development of commercial uses while increasing housing
opportunities and diversity of housing types.
Policies
CCPIO Continue to develop land use regulations that encourage the frame area to
accommodate higher-density residential uses accompanied by residentially
oriented retail and service uses.
CCPII Continue to provide amenities such as community services, parks, and public
spaces to meet residential needs.
CCPI2 Continue to ensure effective transitions between frame area development and
nearby lower-intensity development. '
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Circulation
Federal Way's City Center chapter is designed in accordance with VISION 2020 and
CWpp related to mobility. Although regional travel trends continue to show more cars on
the road, more trips per person, and increases in the number of people driving alone, the
emphasis of the FWCP is to promote a variety of travel options. The City will focus both
on transportation improvements as well as influencing individual travel choices by
increasing the attractiveness of alternatives to the automobile. Encouraging growth in a
compact, well defined City Center will help promote bicycling, walking, and transit use,
as well as encouraging shorter automobile trips. The City Center will be connected to
other regional urban centers and areas of the City by a multimodal transportation system,
including a fast and convenient regional transit system.
In order to function efficiently, mobility in the City Center must be enhanced by
continuing to make transportation improvements. The City should focus transportation
investments in the City Center to support transit and pedestrian-oriented land use
patterns. These improvements should include: a smaller street grid, bicycle routes, public
sidewalks and pedestrian pathways, and clear and identifiable transit routes.
These transportation improvements will also help meet City Center mobility needs in the
event a HCT system is not developed.
Goal to Improve Overall Circulation
Goal
CCG15 Provide a balanced transportation network that accommodates public
transportation, high occupancy vehicles, pedestrians, bicyclists. automobiles,
and integrated parking. '
Automobile Circulation
The current network of collector roads and arterials, the disjointed grid, and large block
sizes contribute to significant traffic congestion within the City Center. The solution is
.not necessarily to construct wider roads. Streets become less efficient as the numbers of
lanes increases. Building new streets versus widening existing streets is more cost
effective, yieldsgreateF. capacity, and will have less impact on the City Center.
Automobiles are likely to continue as a dominant mode of transportation. A comprehensive
network of collector arterials and other streets must be developed to distribute this traffic
and create more driving choices. To the extent possible, the City should connect streets to
form a tighter grid within the City Center, especially in the core, by negotiating new public
rights-of-way and building new streets. This "interconnectivity" serves to shorten and
disperse trips, and consequently reduce travel on existing congested arterials. Map VII-5
indicates' the proposed street network changes. Additionally, alternatives to auto travel such
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FWCP - Chapter Seven. City Center
as van and car pools, transit, pedestrian corridors, and bicycle paths should also be
emphasized.
Goals and Policies to Improve Automobile Circulation and Reduce Usage
Goal
CCG16 Improve the flow of vehicular traffic through the City Center and minimize
increases in congestion.
Policies
CCP14 Improve traffic flow around and through the City Center by extending the
street network, creating smaller blocks, and completing the ring road along the
west edge of the City Center.
CCP15 Reduce congestion by supporting the Commute Trip Reduction Act. Develop
commuting alternatives to single occupancy vehicles, including transit,
walking, and bicycling.
CCP16 The City's LOS standard shall be based on average person-delay to allow
lower LOS for single-occupant vehicles and support pedestrian-friendly
designs and HOV treatment.
Pedestrian/Bicycle Connections
Pedestrian and bicycle mobility is a vital part of the future City Center circulation system.
Improvements for pedestrians and bicyclists should support increases in transit services
and promote the development of the City Center.
This chapter addresses the lack of pedestrian amenities and pathways by recommending
changes to the development patterns and transforming the character of the streetscape. As
the street system is redeveloped to better accommodate the needs of pedestrians and
bicyclists, a network of facilities for people on foot and bikes will be established such as
already exists for people in cars.
Reducing the size of the street grid as proposed, improving auto circulation, and creating
pedestrian paths through larger parcels is critical to establishing walking patterns that
reduce dependency on the automobile. As individual sites are designed and developed to
be more pedestrian friendly, and as the City provides improved pedestrian linkages, the
pedestrian system will handle an increasing share of trips. As such, the City adopted
special street design standards for the City Center in 1998. These include 12-foot
sidewalks with street trees and pedestrian-scale street lighting. As streets are constructed,
additional amenities such as benches, trash receptacles, and landscaped corner treatments
may be added. Bike lanes will also be provided in a grid tighter than the rest of the City
on through streets that avoid multiple turn-lane conflicts.
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In addition to adding public sidewalks and creating mid-block pathways, Map VII-6
depicts three principal pedestrian connections to improve pedestrian circulation. The first
is developing connections between the HCT station, adjoining bus transfer facilities, and
other uses. The pedestrian and bicycle system is essential to other travel modes,
particularly transit. Virtually all transit trips begin and end as pedestrian trips on public
rights-of-way. All buildings within proximity to these areas should be required to
facilitate pedestrian and bicycle movement.
The second goal is to establish pedestrian and bicycle connections to SeaTac Mall the
Commons, the City's largest generator of vehicular and pedestrian traffic. Linkages
between the proposed transit station and the SeaTac Mall Commons are important.
Unfortunately, South 320th Street is wide, congested, and presents a significant barrier to
this connection. Providing an at-grade pedestrian and bicycle crossing could increase
congestion and vehicular and pedestrianlbicycle conflicts. To facilitate this connection,
and encourage redevelopment of existing parking areas, this chapter proposes the
continued consideration of a pedestrian bridge spanning South 320lh Street. The
pedestrian over-pass would create a major connection between two areas in the City
Center that have a high potential for new development and redevelopment.
The third goal is to connect the City Center to nearby neighborhoods and park$.
Residential neighborhoods of varying densities surround the City Center. Steel Lake and
Celebration Parks are located to the northeast and southwest of the City Center,
respectively. Both pedestrian and bicycle trails should extend to these residential
neighborhoods and parks. Roads extending to these areas should emphasize the
pedestrian connection by including additional pedestrian amenities.
In order to provide good. pedestrian connectivity across multi-lane arterials such as South
320th Street and Pacific Highway South, crossings should be provided more closely than
the existing ~-mile spacing of traffic signals. Unsignalized pedestrian crossings would
not be very safe, yet closer spacing of traffic signals make two-way signal coordination
impossible to achieve, creating much more congestion and worsening safety and air
quality. These conflicting needs must be resolved through the design process as these
streets are reconstructed.
Policies to Improve Pedestrian Connections
Goal
CCG 17 Promote and facilitate the effective use of non-motorized transportation.
Create a safe, efficient, and enjoyable pedestrian and bicycle system.
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Policies
CCP17 Emphasize pedestrian and bicycle circulation, as well as other travel modes in
all aspects of developing the City Center transportation system. Include public
sidewalks, street trees, and other pedestrian amenities for streets.
CCP18 Continue to enforce and refine local zoning codes, site planning requirements,
and street design standards, as necessary, to establish a more pedestrian and
bicycle friendly environment.
CCP19 Encourage new development to include active ground floor uses such as shops,
community services, office, and housing units. Provide pedestrian connections
between adjacent buildings where possible to provide for streetscape continuity.
CCP20 Develop clear and safe pedestrian paths through large parcels to enhance the
pedestrian network.
CCP21 Continue to site and screen parking lots to minimize impact on the pedestrian
environment.
CCP22 Connect the main entry of buildings to public sidewalks by a clear, identifiable
walkway.
CCP23 Encourage transit use by improving pedestrian and bicycle linkages to the
existing and future transit system, and by improving the security and utility of
park-and-ride lots and bus stops.
CCP24 Establish clear and well marked pedestrian crossings to reach transit facilities
and other uses at a maximum spacing of 660 feet.
CCP25 Connect Celebration Park and Steel Lake Park via a pedestrianlbicycle
pathway bisecting the City Center. Orient buildings, urban open spaces, plazas,
etc., to pathways where feasible.
CCP26 Continue to improve the appearance of, and pedestrianlbicycle circulation
along, South 320lh Street and Pacific Highway South.
Transit
Efficient, convenient, and reliable transit is important to the FWCC's emphasis to reduce
auto dependency through the creation of viable travel options. Transit will play an
important role in the development of the City Center and the region as a whole. A multi-
modal system that includes transit will bring commuters and shoppers to and from other
areas of Federal Way and adjacent communities. A high capacity transit system with a
principal stop in the core area will distribute people regionally and connect to other bus
based transit systems. Transit stops throughout the center will help shoppers, employees,
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FWCP - Chapter Seven. City Center
and residents to circulate around the City Center without the need to get into their cars.
Encouraging a mix of land uses and densities at major transit access points will help meet
passenger needs and reduce vehicle trips.
High Capacity Transit
The Federal Way Transit Center opened in early 2006, on a seven-acre site located at the
southwest corner of South 3 16th Street and 23 rd A venue South, at the northeast edge of
Federal Way's City Center. The transit center is a regional bus transit facility supporting
Sound Transit, King County METRO, and Pierce Transit. It includes a five-level
structured parking garage with 1 ,200 parking spaces, a pedestrian bridge between the
transit decks and parking garage, bicycle storage, and shelters for waiting passengers.
The Transit Center is considered by the City as a maior anchor to the urban center
designation in the Vision 2020 plan adopted by the PSRC. The project also includes a
high occupancy vehicle (HOV) direct-access ramp connecting the transit center to
Interstate-5 via South 31 th Street. In addition, approximately one acre of the transit
center site has been set aside for future transit-oriented development consistent with the
comprehensive plan vision for the City Center.
Sound Transit is working with Puget Sound citizens and City representatives to develop a
HCT network linking Everett, Tacoma, Seattle, Bellevue, and communities between
them. Four HCT Three light rail stations are proposed in Federal Way, including one in
the City Center core area.
Map VII-7 depicts the approximate HCT alignment and the location of the City Center
recently constructed transit station and the direct access ramp connecting 1-5 and the
transit station. The Federal Way Transit Center is currently located at the Federal Way
Park & Ride. lLt the time of the adoption of the 1995 FWCP, the City Center ohapter
proposed a new location at South 3 1 2 lit Street and 20lR ^ venue South. The primary dri ver
for this location was the assumption that light rail between Seattle and Tacoma would
foliO'll SR 99. Since adoption of the plan, conditions have changed and discussion of
alternate locations has emerged. Sound Transit's Sound Move Initiative allocated $1
Million for the construction of a new Transit Center, in coordination v:ith the
enhancement and/or relocation of the existing Transit Center and direct accesS ramps.
The Transit Center is considered by the City as a major anchor to the urban oenter
designation in the Vision 2020 plan adopted by the PSRC. The location of the Transit
Center should be surrounded by property that has potential to redevelop into transit
supportive uses, thus assisting to ensure both the success of the Transit Center itself and
the economic vitality of the City Center.
Based on these considerations, the Transit Center site has been selected. The site is
located on the block bounded by 23m and 21st Avenues South, to the south of South 31611t
Streeh
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The FWCP does not depend solely on the development of a HCT system. The proposed
system is one of several transportation options. While HCT will help regional and local
transportation needs, other modes will continue to playa vital role. Many of the
characteristics that are desired within the City Center, and support HCT, also support
other modes such as van/car pooling, busing, bicycling, and walking.
In order +to encourage transit use, the high capacity transit station soowe provide~ an
inviting environment with comfortable pedestrian facilities, including shelter for waiting
areas, convenient passenger drop-off zones, safe lighting, and street furniture.
Conveniences like telephones, automatic teller machines, secure bicycle storage areas,
and outdoor seating areas are also important elements of the station design. Pro'.'isions for
vendors, small oaf-es, and carts will make outdoor spaces Ii':elier. Stores adjoining the
station can take advantage of the concentrations of people by specializing in goods and
services needed by commuters such as dry cleaning, videos, news kiosks, and day care.
Federal Way's City Center station w-tl-I--ee ~ oriented principally to pedestrians and those
arriving by other forms of transit. Providing for pedestrian/bicycle accessibility between
surrounding properties, street network, general vicinity, park & ride lots, and the HCT is
essential.
Policies to Guide Transit Planning and Establish a City Center High Capacity
Transit Station
Goal
CCGI8 Work with the transit providers to develop a detailed transit plan for the City
Center. IdentifY facilities. services, and implementation measures needed to
make transit a viable and attractive travel mode. Tailor the plan to meet local
needs through rapid transit, express buses, community service, and/or demand-
responsive service.
Policies
CCP27 Continue to Ffocus transportation investments to support transit and
pedestrian/bicycle-oriented land use patterns, specifically in the core area.
CCP28 Participate actively in regional efforts to develop an HCT system to serve the
City Center.
CCP29 Establish the most intensive levels of transit service to the City Center area.
CCP30 Integrate any transit system with existing or new road right-of-way.
CCP31 Develop a bus transfer facility as part of a HCT station, on or off the street, that
will connect the City Center with other communities in the City. The HCT and
bus transfer stations ',viII set a high standard for design and compatibility with
adjoining uses. .
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CCP32 CCP31 Integrate the high capacity transit system with other
transportation modes serving Federal Way and the region.
CCP33 CCP32 Integrate bicycle and pedestrian facilities with and connect to
high capacity transit facilities during right-of-way acquisition, facility design,
and optional phases.
Civic Buildings and Open Spaces
Public buildings including community centers, libraries, city hall, performing arts
theaters, conference centers, and schools provide places for the community to meet,
exchange ideas, and socialize. The City should take advantage of every opportunity to
locate a variety of civic buildings in and around the City Center. This will occur over
time, but it is necessary to establish a clear direction through public policy.
A network of outdoor spaces for recreation, strolling, gathering, and dining will make the
City Center a lively and attractive place to live, shop, and conduct business. Each type of
space should serve a range of users and activities. Outdoor spaces should range from a
major urban park that is the focal point for downtown, to pocket urban plazas for lunch
time gathering by residents, visitors, and workers. Some spaces will be publicly built and
maintained, others will be constructed along with private development. Privately
developed gathering space is a major component of all City Centers: small parks and
plazas are opportunities to enhance the urbanscape and image of the City Center.
Courtyards, mews, and forecourts are ways to efficiently integrate open space to enhance a
project. Visitors, shoppers, and employees often perceive these private spaces as public.
The City should commit to assist in or provide incentives for, the development of plazas
and parks that are open to the public. Map VII-8 proposes a central outdoor gathering
place within the core area, such as a park, plaza, or square, which will become the focus
of community activities in the core.
Uses around the edges of this plaza, such as transit facilities and cafes, should be sited to
generate activity throughout the day. The edges of the plaza should be well defined and
landscaped to soften the hard surfaces of adjacent buildings and streets. This space should
be physically and visually linked to the central pedestrian spine and transit center.
Policies to Promote the Development of Civic Buildings and Urban Spaces
Goal
CCGI9 Develop civic and cultural facilities in addition to a public space and park
system within the City Center to meet the needs of residents, employees, and
visitors. These facilities and spaces should connect to the Citywide and
regional system of public spaces, parks, and trails.
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Policies
CCP34 Promote a diversity of public and privately funded recreational and cultural
facilities throughout the City Center. Promote partnerships between the City and
other agencies, private organizations, and individuals to develop and meet the
needs of City Center and the general community for these types of facilities.
CCP35 Emphasize locating civic and cultural facilities within the core. Planned public
facilities could include Municipal Facilities, a library, or performing arts
complex.
CCP37 Acquire land necessary to provide a broad range of recreational opportunities
throughout the City Center. Land bank parcels in the core area for future
municipal facilities.
Parking
The continued use of expansive surface parking con flicts with the goal of redeveloping
the City Center as a higher-density, mixed-use area that is pedestrian-friendly and
supports the use of public transportation. It is, therefore, necessary to reduce the need for
parking and encourage the provision of structured parking within these areas.
Moreover, parking lots have high redevelopment potential. There are numerous examples
of communities similar to Federal Way where former parking lots now contain multi-
story developments. Large amounts of parking will be needed for many years to come.
However, as development pressures and land values increase, surface parking becomes
expensive and property owners will be able to afford the conversion from surface parking
to structured parking. In the interim, the City should encourage site layouts that facilitate
future redevelopment of parking areas.
Private and public partnerships should examine the feasibility of constructing a parking
structure in the downtown commercial core area. Figure VlI-4 (page 24) is a conceptual
illustration of the redevelopment of surface parking around a mall.
Goal and Policies to Develop Alternatives to Existing Parking Development
Goal
CCG20 Encourage the development of a higher-density, mixed-use City Center that in
turn will reduce the demand for large amounts of separate parking facilities for
individual developments.
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Figure VII-4
Potential Redevelopment of Surface Parking Areas
~~~
~~
---== ~~
Ovtr Ii"..." parlcing gQrQg~s, lower parlcing requironenls Qnd sh4r~d parking can
allow for mor~ ;nlen.s;pe deveIopmenl oj land.
Policies
CCP39 Encourage public and private parking structures (below or above ground) in lieu
of surface parking in the core area. As redevelopment occurs and surface parking
becomes increasingly constrained, consider a public/private partnership to
develop structured parking in the downtown commercial core area.
CCP40 The City will encourage the provision of structured parking.
CCP41 Buffer parking areas to increase compatibility between surrounding uses. For
larger lots, provide substantial landscaping, special lighting, and pedestrian
walkways.
CCP42 Site and orient buildings and parking to allow redevelopment of surface parking.
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CCP43 Allow on-street parking to create a buffer between pedestrians and traffic
depending on street characteristics and role within the City Center. On-street
parking should be viewed as a component of the parking supply for the area.
CCP44 Encourage shared parking between uses to maximize the use of available
parking within the City Center.
Streetscape
To improve livability within the City Center area, the City must complete the street
network and continue to develop streets in accord with its new street standards. The street
grid must be well interconnected to make travel from one place to another as efficient as
possible. The key to achieving this is to consider streets as a network that will serve
pedestrians, bicycles, and transit, in addition to automobiles. In areas where increased
density is proposed, existing streets must continue to be retrofitted with sidewalks, street
trees, street furniture, and other amenities. Allowing on-street parking also creates a
buffer between pedestrians and vehicles. It also allows shoppers and visitors to park
easily for short amounts of time. On-street parking should be permitted on City Center
streets (where feasible) except during the morning and evening commuting hours when
the extra lanes are needed to accommodate the extra high volumes of traffic.
The Transportation chapter illustrates several street standards developed specifically for
the City Center area. These streets will connect to other proposed and existing streets to
complete a street grid. Street standards for existing and proposed streets within the City
Center can be found in the second section of the Transportation chapter. These standards
also incorporate the City Center Street Design Guidelines adopted by the City Council in
May 1998.
Policies to Improve the Street Network aDd Streetscape Character
Goal
CCG21 Maintain street designations that reinforce the unique characteristics of the
City Center.
Policies
CCP45 Continue to acquire right-of-way, primarily through dedication from
development, to complete and enhance the street network.
CCP46 Continue to design streets as public spaces, with appropriate pedestrian
amenities, trees, sidewalks, bicycle paths, transit services, street furniture, and
trash receptacles.
CCP47 Continue to construct streetscape improvements as an integral component of
any roadway improvement.
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CCP48 Encourage buildings to front or face public rights-of-way, providing clear paths
from the sidewalk to all entries.
CCP49 Only SR-99 and South 320th Street shall be wider than five lanes.
7.4 IMPLEMENTATION
Developing a City Center will require collaboration between government entities,
citizens, and developers. Phasing and development of certain elements, such as high
capacity transit, are outside the City's control. Therefore, an implementation program
must be flexible. It must also be tied to general goals, policies, and strategies rather than a
detailed, step-by-step list of actions. The implementation section consists of:
· A set of strategies to guide implementing actions;
. An illustration of how these strategies can be realized over time; and
· A 15 year action plan.
Implementation Strategies
Specific strategies must be pursued in order to coordinate various elements and actions that
are dependent upon one another. For'example, private development depends upon
adequate infrastructure and amenities. Effective transit service depends upon supporting
land use development to provide sufficient ridership. Residential communities require
adequate transportation and services, a pedestrian friendly environment, open spaces, and
jobs to foster a sense of community. In addition, much of the City Center's redevelopment
is dependent upon market demands and development that is not projected until the later
years of the FWCP's planning horizon. However, regulatory and infrastructure actions
must be taken in the interim to prepare for these developments. The following strategies
form the basis to achieve desired City Center development.
· Maintain regulations to shape and influence new development (1-20 years).
· Discourage low intensity auto oriented development in the core.
· Provide regulations and incentives to achieve a high intensity, mixed-
use, pedestrian friendly development.
· Encourage residential development in the City Center frame area.
· Encourage high-density residential development in the City Center
Core (Urban Center).
· Allow short-term investment in the frame area that will support long-
term core development.
Revised 2002 2007,2006 Comprehensive Plan Amendment
VII.27
FWCP - Chapter Seven, City Center
. Continue and enhance incentives to foster desired redevelopment in the City
Center.
.
Maintain, and consider increasing, the City Center redevelopment fund.
Consider appropriate public-private partnership opportunities as they present
themselves to leverage desired development.
Pursue appropriate redevelopment of City owned parcels.
Continue to respond to opportunities for City acquisition and repositioning of
key properties as they become available.
.
.
.
· Develop specific plans to construct needed street and infrastructure
improvements (1-5 years).
· Develop plans to define the location of street rights-of-way for
completing the street grid and constructing transit facilities to provide
predictability for developers.
· Construct arterial improvements with associated landscaping and
pedestrian amenities (timing set by capital facilities program).
· Prepare a pedestrian and bicycle plan and construct sidewalks, pedestrian
paths, mid-block connectors, and bicycle connections to all areas of the
City Center and particularly to a transit center (ongoing effort).
. Consider development of structured parking facilities as needed to support more
intensive development and gradually convert the core into ~ less auto dependent
area.
· Develop parking standards for the City Center Area.
· Improve both local and regional transit service.
· Begin new transit service configuration by adding a center bus stop and
route buses to it (begin immediately).
· Upgrade oentral bus stop to a transit center/station and enhance regional
and local transit services to it (1 3 years).
· Develop a regional HCT station at the transit center (~ 20-25
years).
· Construct civic features, public spaces, parks, and other urban elements to create
a true urban center and promote civic identity (5-10 years).
.
Develop major civic facilities in the City Center such as, Municipal
Facilities, performing arts center, and recreation center, to generate
social and economic activity (5-10 years).
Add amenities to residential areas to build new neighborhoods (begin
immediately as an incremental program).
Include landscaping and pedestrian improvements in all street
construction (incremental program tied to actual improvements).
.
.
Revised 2002 2007,2006 Comprehensive Plan Amendment
VII.28
FWCP - Chapter Seven. City Center
Phasing
Transforming the existing downtown commerci\ll core area into the proposed City Center
is an ambitious task. It requires a significant transformation from a low-density,
automobile oriented, largely retail area to a higher intensity, more pedestrian oriented
mixed-use area. The City Center chapter acknowledges that the core will take some time
to develop. The City can facilitate these changes if a series of small steps are taken over
time. This is especially true if the steps are consistent with the emerging economic,
social, and demographic trends. As is the intent of this plan, the phasing scenario
presented here accounts for the timing of market projections and future actions.
As noted above, the implementation strategy is keyed to projected trends and regional
planning goals. Its form and character, as envisioned in the chapter, are dramatically
different from anything that now exists in the center. It will take some time f-or the
development community to redirect its energy and investments to produce buildings that
respond to the direction of the chapter. The demand for more intense development
opportunities in the City Center is not projected 'Nithin the next fe'"" years. Recently, there
has been a substantial increase in interest iri redevelopment opportunities within the City
Center, both on the part of existing property owners and prospective developers. This
interest indicates that new development is more likely in the near-term than at any time
over the past several years. It will be important for the City to maintain its proactive
efforts to attract, engage, and even at times provide incentives for new development in
order to take advantage of the continuing mid-decade economic boom. In the meantime,
there may be some deferred maintenance, short-term, high-turnover tenancies, and even
vacancies, as the development community begins to assemble property for future
redevelopment. The City should not encourage continued low-scale investment in this
area, since it will need to be amortized over a decade or two and will delay
accomplishment of preferred development. As regulations are applied to modest
renovations, it should be possible to secure some basic improvements. However, the City
should not expect full implementation of the vision for the City Center until owners are
ready to install long-term, major development projects.
Figures VII-5 and VII-6 and Map VII-9 (located at the end of the chapter) illustrate key
steps in the evolution of Federal Way's City Center from 1995 through 2025. The
illustrations are taken from a viewpoint just north of South 3161h Street between 20th
Avenue South and SR-99. The drawings do not necessarily indicate recommendations for
specific sites. The locations of the elements and the time frames may well vary. For
example, Figure VII-6 shows an elevated light-rail line that may not be routed to Federal
Way during this planning horizon. The drawings do illustrate how a viable City Center
can evolve through several coordinated, incremental steps taken over time. The
approximate dates are based on current market demand and funding projections.
However, new trends, funding priorities, and development opportunities may emerge,
changing the timing. An illustration of 1995 conditions is included for reference.
Revised 2002 2007. 2006 Comprehensive Plan Amendment
VII-29
FWCP - Chapter Seven. City Center
2002 - 2010 Actions
. Develop a pedestrianlbicycle plan that outlines a connected, safety-oriented
system of routes and facilities. This chapter shall be used in programming capital
projects, reviewing development proposals, and encouraging other agencies to
integrate bicycle improvements and linkages into Federal Way projects. The plan
should emphasize linkages between transportation facilities, Celebration and
Steel Lake parks, SeaTac Mall The Commons, and surrounding communities.
. Continue to plan for and develop parks and public spaces within the City Center.
Begin negotiations for acquisition of land for a City Center park, plaza, or square.
. Complete streetscape improvements along the South 320lh Street corridor.
· Continue to improve SR-99 and establish mid-block crossings.
· Complete the BP A bike trail.
. Continue to negotiate and acquire rights-of-way to augment the City Center street
grid. During permit review, ensure that new development is compatible with the
street grid. Construct street grid enhancements.
. Develop a transit center. Focus transit activities in the City Center core.
· Construct streets to serve the transit facility.
· Begin negotiations to form a public private partnership to provide structured
parking near SeaTac Mall. Construct the parking structure. Pursue public-private
partnerships for desired redevelopment, with City investment in public open
space, public parking, and/or public infrastructure leveraging substantial,
catalyzing redevelopment projects.
. Through City ownership and repositioning, continue to pursue substantial
redevelopment of the former AMC theaters site in fulfillment of the City Center
vision and to be a catalyst for additional, nearby redevelopment. Additional
opportunities to acquire and reposition key City Center properties should be
considered as the opportunities present themselves.
· If the City Council chooses the City Center as the appropriate location for
Municipal Facilities, begin negotiations and acquire property for Municipal
Facilities. Construct Municipal Facilities.
· Explore feasibility of creation of a City Center park, potentially associated with
Municipal Facilities and/or other community facilities. If the concept is
approved, begin negotiations and acquire property for a City Center Park. Design
and construct a City Center Park.
Revised 2002 2007 , 2006 Comprehensive Plan Amendment
VII-30
FWCP - Chapter Seven, City Center
. Enhance educational and recreational opportunities in City Center.
2010 - 2020 Actions
. Construct a City Center park with public amenities such as fountains, sculptures,
and unique landscaping, separate from Celebration Park.
. Potentially construct public private parking garages. Continue to pursue public-
private partnerships for desired redevelopment. with city investment in public
open space, public parking, and/or public infrastructure leveraging substantial,
catalvzing redevelopment projects.
. Potentially construct the pedestrian overpass across 320lh Street, and build phase
one of the City Center pedestrian mall.
. Improve community-wide transit service and implement a "spokes-of-a-wheel"
service delivery pattern with City Center as the hub.
. Seriously explore the feasibility of constructing a performing arts center and
develop an implementation plan.
. Establish green parks and corridors throughout the City Center and/or along a
City Center pedestrian mall.
Activity Since 1995 Comprehensive Plan Adoption
The following have been accomplished to implement goals and policies of the City
Center chapter since the initial adoption of the FWCP:
. In 1996, the City adopted code amendments for the City Center Core and Frame
to allow for increased residential density and flexibility in siting residential uses.
The City also adopted Community Design Guidelines intended to improve the
appearance of non-residential buildings and to expand pedestrian circulation,
public open space, and pedestrian amenities.
. In 1998, in conjunction with King County/METRO, the City improved local and
intercity transit which should result in more people having access to shopping
and other opportunities in the City Center. Since that time, the City has worked
with the transit providers to develop a detailed transit plan for the City Center,
including siting and initial design work for the City Center Sound Transit station,
as well as improvement of two park-and-ride lots.
. In 1998, the City adopted policies to provide streetscape enhancements and
development of standards for streetlights, street trees, and their placement and
Revised 2002 2007.2006 Comprehensive Plan Amendment
VII.31
FWCP - Chapter Seven. City Center
location in the City Center. Since that time, substantial progress has been made,
with full improvement along this corridor from 1-5 to lllh Avenue South.
· The City has an adopted TIP and CIP plan which addresses major street
improvements in the City Center. Minor collector and local street improvements
would be provided by development as redevelopment occurs.
· In 2001, the City created an Economic Development Division within the
Community Development Services Department and hired a Deputy Director to
manage it. Among the Division's duties are to lead efforts to encourage City
Center redevelopment, attract businesses and developments, and increase
visitorship to the City Center.
· Phases I, II, and III of the BP A trail have been constructed.
· In 2001, the City Council enacted building code provisions allowing five stories
of wood-frame construction over concrete.
· In 2003. the City Council enacted limited. ten-year property tax exemption for
multifamily/mixed-use construction.
· In 2005. the City Council appropriated an initial $5 million for a City Center
Redevelopment Fund. and has continued to invest in that fund. In addition. the
City Council passed a resolution committing to pursue public-private
partnerships to leverage desired redevelopment.
· In 2005. the City Council engaged professional services to produce up-to-date
market data and redevelopment strategies recommendations. culminating in
adoption of the report and a commitment to pursue the recommended strategies
over the next five years.
· In September 2006, the EIS for the City Center SEP A Planned Action was
completed. with adoption of the Planned Action Ordinance. providing a
streamlined SEPA process in the planned action area. adopted in 2007.
· In January 2007, the City Council acquired the former AMC theaters site. with
the intention of repositioning that site for redevelopment that will achieve the
FWCP vision and serve as a catalyst for other nearby properties.
· Infrastructure improvements:
· 1999 - South 31th Street between Pacific Highway South and 23rd
Avenue South-Roadway widened to four lanes; sidewalks constructed;
street lighting and street trees installed.
· 1999 - South 31 th Street and 14th A venue South-Pedestrian Crossing
Signal added.
Revised 2002 2007.2006 Comprehensive Plan Amendment
VII-32
FWCP - Chapter Seven, City Center
.
2001 - Pacific Highway South/South 320111 Street intersection-Widen
roadway and add new turning lanes at each leg of the intersection. Also
add street lighting, street trees, install architectural and landscaping
elements at each corner of the intersection, and underground utilities.
2001 - SeaTac Mall The Commons surface water conveyance system
upgrade.
2001-02 - South 320lh Street between II Ih Avenue South and Interstate 5
--UndergFOund utilities, widen sidewalks where necessary to add new
streetlights, install street trees behind the sidewalks, and install medians
where feasible. Add dual left-turn lanes at 23rd Avenue South.
2002 - 23 rd A venue South between South 324 Ih Street and South 3161h
Street-Widen roadway to five lanes and add new sidewalks, street
lighting, and street trees. Install new traffic signals at South 3161h Street,
South 31 th Street, and South 322nd Street.
2002-Completed the Ring Road (141h Avenue).
2002 - South 3121h arid 141h Avenue South-Upgrade pedestrian signal to
full traffic signal.
2002-2004 - Pacific Highway HOV Lanes, Phase I-Widen Pacific
Highway South with an HOV lane in each direction from South 31ih to
South 324111. Add sidewalks, center medians, landscaping, and utility
undergrounding. This project was the City's first of five to improve the
Pacific Highway/[nternational Boulevard corridor and was a continuation
of the revitalization of the City Center.
2002 - Add turn lanes on South 324111 Street at SR-99.
2004 - South 3141h Street and 23rd Avenue South-Construct traffic
~
2006 - Flyover ramps from 1-5 High Occupancy Vehicle (HOV) lanes
connecting to South 31 th Street.
2006 - South 3171h Street and 23rd Avenue South-Construct Sound
Transit's Federal Way Transit Center.
2007 - 2151 Avenue South grid road between Sound Transit and South 3201h.
.
.
.
.
.
.
.
.
.
.
.
· New Private Development:
· 2000 - Courtyard Marriot Hotel
· 1999 - Marie Calendar's Restaurant
· 1999 - Holiday lnn Hotel
· 1999 - Extended Stay Motel
· 1998 - Comfort lnn
· 1999 - Walmart
· 2001-02 - Pavilion Centers, Phases I and II
· Renovated or Remodeled ProjeCts:
· 1998 - SeaTac Village
· 1998 - Sunset Square (Safeway and Longs Drugs)
· 1999 - Ross Plaza (Rite Aid and Party City)
· 1999 - Indochine and Genghis Khan Restaurants
· 2006 - Pal-Do World (Sea Tac Plaza)
· 2006 - H Mart Grocery Store (located in former OFC in Pavilion Center)
Revised 2002 2007.2006 Comprehensive Plan Amendment
VII-33
FWCP -Chapter Seven. City Center
PROPOSED PROJECTS
. 200203 Pacific Highway South between South 31t" Street and South 321'"
Street Widen roadway, add ne\v side\vallcs, street lighting, street trees,
landscaped raised medians, and underground utilities.
. 2003 South 311'" Street and 23R1 Avenue South Construct traffic signal.
. 2003 - I-5/City Center Access Study-Develop plan to increase capacity
between City Center and 1-5 to improve and/or supplement the existing South
320lh Street interchange (Phase I Feasibility Study was completed in 2005. Phase
II Feasibility Study scheduled for completion in 2007).
. 2003-04 - Potentially locate new municipal facilities.
. 2003-05 - Sports and Multipurpose Fieldhouse-potential project.
. 2001 Flyoyer ramps from I 5 High Occupancy Vehicle (RaV) lanes
conneoting to South 317'" Street.
. 2001 South 317'" Street and 23R1 Avenue South Construct Sound Traflsit's
Federal Way Transit Center.
. 2001 ,'\dd turn lanes on South 321tll Street at SR 99.
. 2009 - South 32011> Street and 20th Avenue South intersection improvements-
Add left turn lanes on South 320lh Street.
Revised 2002 2007.2006 Comprehensive Plan Amendment
VII-34
Figure VIl-5
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Map VII-3
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(jo/I g D = , -ce,Lbration ~ . ... ~ -/ . \ \ 1/ I) Jf'
;;";.\:;)5 D=~I J Sateway J JCefter r r---c...J '---, ~---"--,-~-J ! ~ ~ I II / / / / /1/
~' ii:. ~ 'I ,-' ommons at I ch I III 1~
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, DJ' ~ U ~ ----=:J cO I I ?aiJ:~g Y / I k
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Itt Potential Pedestrian D City Center Core
Crossings D City Center Frame
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'\l Transit Street
~
N
Map Date: February. 2003
Reprinted: March, 2007.
o
I
500
1,000 Feet
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~ Federal Way
This map IS accompanIed by no oJJarrantles, and IS simp,>, a graphic representation
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\City Center Land
Use Designations
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Legend:
City Center Core
City Center Frame
Lakes
. Park
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~ 0 0.125 0.25
N c:: ::.J Miles
Map Reformatted'. Octooer. ;006. Source: OtoJ of Federal way. King COlIlly
,?
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//
j,
,(
A Federal Way
MAP VU-4
Note: This map is intended for use as a gfaphical1eplesentation only.
The City of Federal Way makes no warranty as to its accuracy.
Map VII-5
Proposed Street Network
~~'~. ~~;\ Jl~orfl~ ~ JII L;J ,lJI~'~.' U~II~oam~ll: n~ ~11[~'J",JiJI;;"
,-,o~.{,:--.. Lake,ltD I::J? '--~' 0<']1:], IJ ~w ~ <;:l] [
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.. '\ \,.., ,~:>o, 0 0 I SI , L::::::J B ~~r '& ,n High Scho I I I I I
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140,0, 11F'-'.::J=Cr::"_D-:J~ ;i?J.-----'. i'.-n-~~-~"'~ ---.. ~ [)GatBway / / 1/:
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;> _, QJ tT /' iJ ll: ~'~ I--=:JOJ : ,t~fa~a: n J I Plaza 0, {l [I ,1/// / \~\
"L.J 0 S l20th SI L-J [l J 0 P {= :) n Cl A .:J ~ C1 ',C 0 / III/II 1/ \\\,'"
- -. ---II I -' ~~2Ot
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%~~ ,-p:U ~J- I i:!t~ation ; 1- I'----J~ L i i ~ '\1 1/1) p/
;,'g;:1 {J~ ii: ~~ _f I : 1- -. Commons at]: :'d, I /11/ /'
~'& C-~i ~D-rT""- 0 .., L ,-r'LRelder:ai 111/ \, III//f
~I~ ~ 5~-30 lIb 00 II : U C -j --t~~aY-5~ : E~ting l))/ II Jl
~ ~ ] r--J <~\ I '. S 3~ ....-.. r - - - - - - - -- - , Park & I I / fir,
?:~I~ =(.~ ~\ - , ~2~m ~l :. Ride ! 1//1
::><::,,~' <,,";;, [. L 1 g 10, [] :J l 1.--/")/~JflQj[QJ1a'M<&QIJJ.i1:~>naJ:~o / 1/ I ~
~ 0~~~~) ~ = -/IQ c= 1- 11 11 J.> 1\ '--\.j) \)\~:l,~~iJ\\i'@');"'IRmT.i7(!?li$' I I! 1.8
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/,,,.y' .I' . , 'i'i ~,o<>'~_ II''? ':'iIA'? I II I
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/ r u ='-' - 0 -,:::-., [] '=',.-^ ')~/' \ . ...:rl.'"l'::-'4';"~---.J t5 I III
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Q9
Q9
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'\i
Intersection
Improvement
Recent Intersection
Improvement
Existing Street
Proposed Street
IV
At
Scheduled Street
Improvement
Street Recently
Constructed or
Dedicated ROW
City Center Core
City Center Frame
- Park
..\
N
Map Date: February, 2003
Updated: November, 2006.
o
I
500
I
1,000 Feet
LJ
I I
A Federal Way
This map Is accompanied by no '#arrantles. and Is simply a graphic rep'esentat1on
Map VII-6
Principal Pedestrian and Bicycle Connections
leI) v -" ~ffl ;-'"1 r-I J I LJ II [J2c;=~ .p P () <> ljocCQ I 1,]c.J)
;ou' ~iL...... Lake o~;:J~ 1 I.~' ~ ~ L":J '-'r, u (~
c)o '--'~~.." _Easter. ""11 ID.P J n) c ~ Ir~ ,0 j U l [i i
, II \) ~ ~,,'-':J . r lJ '1 I - Q [ c. 8 I 0 DO 0 ) [;
,- -2thSt '~::'co ~"~bl,.rl ~.5 S
. q~"'J IrC;tj;;>;;>fC::I~QCI .:l)'r'.-n- ~v rl 0 I . ~
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18: !J':t'D:J'dj~~ <dJ;/f a~-'F' '6' it a/mart t Ct R r = I
lie.] 80"ooJj.';r-(~('o.1 Pavlllions ,::-=J 1 -~ -~- I
~ g. o~;~o'~ 'c/~~;~;~\' d Centre ,0 C ::J Jl 0 ( Hillside . 'I ~,-: n ! !
~ RI c/'l..o7 cOj~'\{'c [ --~ .,.-..- '" Plaza I -s01 Steel Lake II
~ r~ ~~:;~() ,,i;'~?<;l0~, 8 ~I 0 rc =-I~--, I c')-1 Park ~ /! /
G -' 0 Ol(<;j I ."oJ 'j, 10 GiJ l~ l<[]ll III
c I [';Ie> "='~/I} e:du GO M l . Top r - I 'd~CJ' c-:J / !!
- r 'I~ ~ --.;] ~J. 1[.. Foo J . '[B ~,es;.,""" :(,UU,'1 0 III
'V n . ~rp~rL"'\,,<J[) [' J [I ~ - ,"8 JO -.-! .I jQ~ :iJl1u ll,J HarryS r,[]m I II I
_ (\,' '\ .= nn I ~ .II. , t th St ._ ' d Pb"",s OiL Dr HIgh Scho D, I II I
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~~~lj~;:::~IJt~~~ '"~; II,"~~-rl:~i -DS--r~ ' :~ ~J~r, rl~i(
~c U [IC I L ~ r---'ULJ ~1Sea~1 Center I r- D. ',;'- III I I I \\~.\
, J ' · .- \ - · ,Village , 0 Plaza 0 n .// I I I I \~ .
P """: C:[) ~ c-J - ~ ~ U <> .- :-, 0 u .' f] -,' r '/) /;/ I I I I \I~~
- \.-- "320th St - ~ _ D ....., u "" 0 ,~ ~,/! I I I I\IJJ
~ruQ- - ~ ,'~2 1-- ~ Lu.L-.J,-_
, '^J'o " ri' ([2 I. '.' _I ~\ ~'I-'----'"
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. 'B L 0 Il---1 =0 I -- ~ , f . t' II II ,
'11' ~ ~ ..L-.J ~ X/Sing II f
) ~ 0 -;10' ~ - I I s ~Mh....,.r J:...- - ~ - - :r -' '. I' ParU It II ,""
~{'" =~ ~'\ '{. ; r;G[. ~ =- 0 1- ~--=,r-.-:::-,(~r~~:;;~~::;,~::: /1/;1
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'\\,l?/'/. . ~ l u ~. "~'(J.;ffl'd'.o\;[fUi"Y .a (VH -
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~JP ~ ~a.erlkebra~iO~ l~rnr.llllrL 0.: C ;l >, ~,~~\o---~~ lTB ~~! 11/1/1
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~!l 'lJ~45i\r~l .-rP , r...?I'Pr I / I I
~
f
//
~ New Transit Center
-
Potential Pedestrian
Crossings
IV Existing Street
'\i Proposed Street
(,~ Potential Bike Route
lit Existing Bike Route
o City Center Core
W City Center Frame
- Park
~
N
Map Date: February, 2003.
Reformatted: November. 200
o
I
500
I
1,000 Feet
I
~ Federal Way
ThiS map is accompanied by no warranties. and is simply a graphic repl'esematlon
Map VII",7
Potential Transit AI~gnments and Stops
" '-.' '.'~ ~IJ .L.' 'f--J U I ,'J 1.lllCP 0 [? [, ",. -.' {j 00 IIi; I" 11'-; I ~ C ~., :1. Iii ::-
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ir.!(J (J'~""'J uil;,..,.17 ..6E(C:s;.il~hSl.1.1 ~.o'",Hoo.:.. ~'!JUl.l14".~Jl_[1 '\.',1. _. _.<a~~Jt._ .1,-.10
----.----- - IU.___. -iiiili-----~-----...---'-'\ll'........--
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~~, 0 .,;::1' /~'.;'~..J l' ".~t~1 ~I I~. [!;;J.-n... ___11. ~ ......L.'I~ Steel Lake "~I:bl t: ..
11'10 . '\-. ." 0 I'" LJ ~ u.-----;:;;;- -- - Pa k ,;-1,
--. 8Ir~;?;:'-'i' ,.J' ~ u~j,..; ~I 0 I .('L/-- -.' ~I~I r ........,..
~~~c-u~'~'{d::J.~ {. \ I Cl 1: ) ~I' " I ~ r,;1~ 13 ,,'I /
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;:':~ '':'~. ,~~.u<::,c.,~c;:'::r:..."yI. 10 -i- ; 'el' : , C", ~~-i~~'~Q:;a'1 ...~ 'l3 i I .
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P v"';Pi ~I Li r I~ Commons at . 1 :' ., :
,?~,;'i~ a:'rl::..~ l? ~: \, F.ederal Way. J '.6.' I
t=>-IS =. ~I, 0 L:J D J r---, <> I . I c....~7Q
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::~ ~ .~. .,-:------ -T--- ---~- #
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'b,> '.' ce'-ebratiOl mn~nnnlll "~,,,1 M ;'~;~""_ J Hf Ii
/10.(1 /' Park fl~~jIJtI!L::::::'T2:::;r~f! "-'0'. .:~ ~ 'R.\S5t~~'.~1R~ ti'j :'1
.y 1"m~~ll~j I. . ~. 1 I.', ~ 1 Q '~''':'!i. ;V-~'A _,i.,,;iJ.,' ~..
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Map Oa!o: fob~ua,"Y. 2003.
Reformatted: r\o\lomtor. 200
N
\
~ New Transit Center
Potential HCT alignment (2 Atternatives)
I.,.' Potential Transit Routes
· Potential Transit SlOP
C City Cantor Core
D City Cernter Frame
D Park
o
I
500
1,000 Feel
I
~ Federal Way
,.. n" In:
,..... I-d..
City of Federal Way I Potential Location of City Center
Comprehensive Plan I Public Spaces and Bicycle Routes
,
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r r:~~, ---- __liJ r' L ~ S_j'j2th_S~ 0 l. ~ -'L.'j [: IJ ,_~ La l :i
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This map is accompanied by NO warranties.
City Center Frame
I Map Date: March, 2007
I ~ Scale:
N 0 500 1,000 Feet
I I I I
I ~ Federal Way
Potential Public Space Locations ::J Park
- Existing Bicycle Route City Center Core
City Center Element
Map VIl-8
Map VII-9
Phasing Concept 1995-2010
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Q9
l
Intersection
Improvement
N Scheduled Street
Improvement
N Street Improvements
Recently Completed
lljIiliiIilji New Transit Center
Q9 Recent Intersection
Improvement
I l City Center Core
D City Center Frame
_ Park
Map Date: February. 2003.
Update: February, 2007
Pacific Hwy South - Widen Road to include HOV lanes
and underground utility poles. Add sidewalks, street
lights, trees and landscape median.
Itt Proposed Right of Way
o
I
500
I
1,000 Feet
~ Federal Way
This map Is accompanied by no warranties. and Is simply a graphic re~esentatlon
CITY OF FEDERAL WAY
Comprehensive Plan
List of Maps
Following Maps were Revised as Part of the
2006 Comprehensive Plan Amendment
Chapter Three - Transportation
Map 111-1
Map 111-2
Map 111-3
Map 111-4
Map 111-5
Maplll-6
Map 111-7
Map 111-8
Map 111-9
Map 111-10
Map III-I 1
Map 111-12
Map 111-13
Map H1-14
Map 111-15
Map 111-16
Map 111-17
Map 111-18
Map 111-19
Map 111-20
Map 111-21
Map 111-22
Map 111-23
Map 111-24
Map 111-25
Map 111-26
Map 111-27 A
Map 11I-27B
Travel Patterns from Residential Areas in the Federal Way Planning
Area
Existing Significant Streets and Highways
Existing and Planned Traffic Signals
2000 Traffic Volumes
Functional Classification of Existing and Planned Streets and
Highways
Planned Street Sections
State Access Management Classifications
City Access Management Classifications
2002 Congested Streets and Highways
2008 Congestion with Existing Streets and Highways
2008 Congestion with Proposed Streets and Highway Improvements
2020 Congestion with 2008 Streets and Highway Improvements
2020 Congestion with 2020 Improvements
High Collision Rate Intersections (1997 - 1999)
High Collision Rate Corridors (1997 - 1999)
High Collision Severity Intersections (1997 - 1999)
High Collision Severity Corridors
Sidewalks Inventory on Major Streets (2002)
Bicycle Facilities Plan
All Day Transit Service, Effective June 2002
Peak Hour Transit Service, Effoctive June 2002
Proposed Transit Routes
Helicopter Landing Areas
Recommended Heliport Siting Areas
Through Truck Route Plan
2003-2008 Transportation Improvement Plan
2009-2020 Capital Improvement Plan
2003-2020 Regional Capital Improvement Plan
Chapter Eight - Potential Annexation Areas
Map VIII-I
Map VIII-2
Map VIII-3
Map VIII-4
Map VIII-5
Map VIII-6
Map VIII-7
Map VIII-8
Map VIII-9
Map VIII-l 0
Map VIII-II
Map VIII-12
Map VIII-13
Map VIII-14
Map VIII 15
Map VIII 16
Federal Way PAA
Community Level Subarea Boundaries
Sensitive Areas
Geologic Hazards
Parks and Cultural Resources
Pre-Annexation Comprehensive Plan Designations
Pre-Annexation Zoning Map
Surface Water Facilities
Arterials & Local Streets
Existing Roadway Level of Service
Year 2020 Roadway Level of Service
20 Year Proposed Intersection Improvements
Fire Department Facilities
Public School Facilities
Water Service
\^/astewater Service, Septic Repairs and Complaints
Chapter Nine - Natural Environment
Map IX-l
MapIX-1A
Map1X-2
Map IX-3
Map IX-4
Map IX-5
Map IX-6
Map IX 7
Map IX 8
Aquifers
Aquifers and WeU5 Wellhead Capture Zones
Areas Susceptible to Groundwater Contamination
Wellhead Capture Zones .
Wellhead Capture Zones Surface Water Resources
I:Vellhead Capture Zones Geoloqic Hazards
Surface Water Resources Priority Habitats and Species
Geologic Hazards
Priority Habitats and Species
Chapter Ten - Public Utilities
Map X-I
Map X-2
Map X-3
Map X-4
Map X-5
Council Approved P AA Boundary
Existing and Proposed Improvements to the Sub-Transmission
System, Puget Sound Energy - G€I5 Electricity
Puget Sound Energy Gas Supply Mains, Puget Sound Energy.- Gas
Proposed Improvements, Puget Sound Energy - Gas
Cable Service by AT&T Broadband Comcast, Coble W Television
Map 111-1
TRAVEL PATTERNS
IN THE
FROM
FEDERAL WAY
RESIDENTIAL AREAS
PLANNING AREA
SCALEr 1"
5,000'
DA TE: DECEMBER 1995
LEGEND
-.-.-.-,-.-.-.- FEDERAL '..tAY CITY LIMITS
- - - - - POTENTlAL ANNEXATlON AREA
~--'-_._"-"-'" ,
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.:~~~:~~~::f::..~ _.:.:~:!:;.
TRAFTIC F'ROM RESIDENTIAL AREAS
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Comprehensive Plan
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Transportation Element
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MAP 111-2
Map reprinted 1012006
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Comprehensive Plan
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N~
~ Federal Way MAP "'-4
Map reprinled 1012006
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City of Federal Way
comprehensive Plan
Functional
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p, . 2 lanes + parking (cornrnerciaVlndUslrlal)
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1 . 2 lanes + Dllch (LOW DenSny)
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Comprehensive Plan
State Access Management
Classifications
Transportation Element
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comprehensive Plan
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Classifications
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Povf1lly
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Comprehensive Plan
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Comprehensive Plan
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Map reprinted 1012006
MAP 111-20
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City of Federal Way
Comprehensive Plan
Helicopter Landing
Areas
Transportation Element
Legend:
[:J Federal Way City Limits
1_ 1 Potential Annexation Area
o Fly Wright Company Landing Area
e Fly Wright Company Landing Area
e 335th St Medical Transfer Point
o Fire Station #6 (Emergency)
o 272nd St. Park and Ride (Emergency)
o Thomas Jefferson High (Emergency)
o Twin Lakes Golf Course (Emergency)
o Federal Way High School (Emergency)
o Woodmont Elementary (Emergency)
~ Weyerhaeuser Corporate Landing Area
~ Green Gables Elementary (Emergency)
~ Fire Station #3 (Emergency)
6
N
Scale:
o 0.5 1
I I Miles
Map Reformatted: October, 2006. Source: City of Federal Way, King County
A Federal Way
MAP 111-23
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
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Comprehensive Plan
Recommended
Heliport Siting Areas
I Transporlation Element
Legend:
D Federal Way City Limits
L _ I Potential Annexation Area
o Site Number
Most Compatible for Heliport Development
6
N
Scale:
o 0.5
1
1 Miles
f
Map Reformatted: October, 2006. Source: City of Federal Way, King County
~ Federal Way
MAP 111-24
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
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Comprehensive Plan
2003-2008 Transportation
Improvement Plan
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Federal Way City Limits
Potential Annexation Area
Street Improvement Projects
Non Motorized Projects
Intersection Improvement
Project
Map Identification Number
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Scale:
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~ I
~ Federal Way MAP 111-26
Map reprinted 1012006
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Comprehensive Plan
2003-2020 Regional
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Transportation Element
/,/ Federal Way City Limits
/ ". Potential Annexation Area
~ Street Improvement Projects
...~~~/ Non Motorized Improvement
Projects
· Intersection Improvement
Project
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~
Map Identification Number
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Scale:
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~ Federal Way MAP 111-278
Map reprinted 1012006
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Subarea
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Federal Way
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Potential Annexation
Area Element
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Legend:
D Federal Way
D Algona
D Auburn
D Des Moines
D Kent
D Milton
D Pacific
D Federal Way, P.A.A.
D Algona, P.A.A.
D Auburn, P.A.A.
D Kent, P .A.A.
D Milton, P.AA
D Pacific, P.A.A.
Vicinity Map
Scale:
o 1/2 Mile
~
~
N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835.7000
www.ci1yoffederalway.com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warran1y
as to its accuracy.
~ Federal Way
Map VIII-1
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City of Federal Way
Comprehensive Plan
Community Level
Subarea
Boundaries
Potential Annexation
Area Element
Legend:
Potential Annexation Area -
Community Level Subareas:
D Star Lake (Northeast)
D Camelot (Northeast)
D Jovita (Southeast)
D Lakeland (Southeast)
D Parkway (Southeast)
Other Areas:
D Incorporated Area
D Unincorporated Area
Source: City of Federal Way, GIS Division &
Department of Community Development Services,
BWR, ECONorthwest, PM Steering Committee,
December 2001
Vicinity Map
Scale:
o 1/2 Mile
~
N
~
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835-7000
www.cityoffederalvvay.com
Please Note:
This map is intended for use
as a graphical representation
ONL Y. The City of Federal
Way makes no warranty
as to its accuracy.
~ Federal Way
Map VIII-2
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Comprehensive Plan
Sensitive Areas
Potential Annexation
Area Element
.
.
Legend:
Lakehaven Utility District Well
Private Well (All Uses, In Use and Unused)
Blue/Green Heron Breeding Nest
Streams
Anadromous Fish Runs
Resident Fish Present
Riparian Areas
Urban Natural Open Space
Water Fowl
Deep Aquifer
Eastern Upland Aquifer
Redondo
Milton Channel Aquifer
Mi rror Lake Aquifer
Susceptibility to GrountMIater Contamination.
Medium Sensitivity
Susceptibility to GrountMIater Contamination.
High Sensitivity
100 Year Floodplain
Wetlands
Source: King County GIS Center, December 2001,
City of Federal Way Comprehensive Plan, 2000,
Lakehaven Utility District, 2002
Sheldon and Associates, April 2002 and
State of Washington
This document is not a substitute for a field survey.
ADDITIONAL SENSITIVE AREAS MAY EXIST.
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Scale:
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Note:
Wetlands and streams
were identified in a
1998 City of Federal
Way study. Wildlife
habitat information
comes from the State 01
Washington
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
j
N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835.7000
www.cityoffederalway.com
~ Fe~deral Way
Map VIII-3
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City of Federal Way
Comprehensive Plan
Geologic Hazards
Potential Annexation
Area Element
Legend:
ISSJ Landslide Hazard Areas
. Erosion Hazard Areas
(There are NO coal mine hazards or
seismic hazards in this area.)
Potential Annexation Area -
Community Level Subareas:
D Star Lake (Northeast)
D Camelot (Northeast)
D Jovita (Southeast)
D Lakeland (Southeast)
D Parkway (Southeast)
Other Areas:
D Incorporated Area
D Unincorporated Area
Source: King County GIS Center, December 2001
This document is not a substitute
for a field survey. ADDITIONAL
SENSITIVE AREAS MAY EXIST.
0..
~
~
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Scale:
o 1/2 Mile
~
N
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Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835.7000
W\NIN .ci tyo H ed e ralway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
~ Federal Way
Map VIII-4
Ida1a2Jtabithamlcpmaps/paalcrit1.aml
City of Federal Way
Comprehensive Plan
Parks & Cultural
Resources
Potential Annexation
Area Element
Legend:
Recreational Facilities:
G Fishing Access, Lake Geneva
€) Fishing Access, Lake Killarney
e Federal Way Senior Center
e North Lake Improvement Club
Cultural Resources
. Fancher House
e
e
Sutherland's Gas Station
and Grocery
Westborg House
Community Level
Subarea Boundary
D Public Park
D Incorporated Area
D Unincorporated Area
Source: City of Federal Way GIS,
King County Department of Natural
Resources, December 2001, Federal Way
Senior Center, February 2002 and
State of Washington, Department of
Fish and Wildlife, February, 2002
a.
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Scale:
o 1/2 Mile
r--_~
--
~
N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835-7000
WNW .cityo H ed eralway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
~ Federal Way
Map VIII-5
./data2ltabitham/cpmaps/paa/parksaml
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City of Federal Way
Comprehensive Plan
Pre-Annexation
Comprehensive
Plan
Designations
Potential Annexation
Area Element
Auburn Legend:
,-. . Community Business
~ . Multi Family
, . Neighborhood Business
. . Parks and Open Space
I
. D Office Park
I
... .1 D Single Family, Medium Density
D Single Family, High Density
Source: City of Federal Way
~
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~-
~
N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835-7000
\NININ .cityoff ed e ralway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
A Federal Way
MapVIII-6
..Idata2/tabitham/cpmaps/paalfwcomp ami
a- ---
\ ",. * Area Governed by
. I Development Agreement
F--.1 Legend:
. BC (Community Business)
Auburn GII BN (Neighborhood Business)
C! OP (Office Park)
'-I D RS35.0 (1 UnitJ35,OOO SF)
..
D RS9.6 (1 Unitl9.600 SF)
I D RS7.2 (1 Unitl7,200 SF)
I
I D RS5.0 (1 Unitl5.000 SF)
.
I . RM3600 (1 Unitl3600 SF)
... _ J i!I RM2400 (1 Unit/2400 SF)
. RM1800 (1 UnitJ1800 SF)
Source: City of Federal Way
~:;::;.'~;rru:
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City of Federal Way
Comprehensive Plan
Pre-Annexation
Zoning Map
Potential Annexation
Area Element
0.
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Scale:
o 1/2 Mile
~
~
N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835-7000
www.cityoffedera/way.com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
~ Federal Way
Map VIII-7
. Idata2Jtabitham/cpmaps/paa/fw2one am I
Auburn
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-)~-I-'
City of Federal Way
Comprehensive Plan
Surface Water
Facilities
Potential Annexation
Area Element
Legend:
. Conveyance Facility
. Residential Surface Water Facility
... Commercial Suface Water Facility
Regional Stormwater Facilities:
~ Lake Dolloff Outlet
e P-32 (Camelot Park)
~ Peasley Canyon Culvert
e Regency Woods, Div 1
e Regency Woods, Div 4
G Regency Woods, Div 4 (2)
G S 360th St Embankment
G Sweet Briar Drainage Improvement
G Regency Woods, Oiv 1
G Regency Woods, Oiv 4 (3)
o Problem, (In P.A.A.) See text.
e Problem, (Outside P.A.A.) See text.
V Streams
ES3 tOO Year Floodplain
D Wetlands
D Hylebos Creek Basin
D Lower Green River Basin
D Lower Puget Sound Basin
D Mill Creek Basin
D White River Basin
Source: King County
GIS Center, December
2001, King County
Department of Natural
Resources, December
2001 & January -
~ March 2002,
:2 King County Asset
:~ Development and
co Management Section,
'u March 2002
:>
Scale:
o 1/2 Mile
~
N
Note:
Wetlands and streams
were identified in a
1998 City of Federal
Way study.
I~~
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835.7000
WNW .cityoffederalway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
A Federal Way
Map VIII-8
Jdata2Aabitham/cpm aps/paalxswdra in .am I
F"Z[b
.
I
.
I Auburn
.
I
~
City of Federal Way
Comprehensive Plan
Arterials &
Local Streets
L
Potential Annexation
Area Element
N
N
N
N
Legend:
Federal Way Street Classifications:
Principal Arterial
Minor Arterial
Principal Collector
Minor Collector
Potential Annexation Area.
Community Level Subareas:
Star Lake (Northeast)
Camelot (Northeast)
Jovita (Southeast)
Lakeland (Southeast)
Parkway (Southeast)
Other Areas:
Incorporated Area
Unincorporated Area
Source: King County GIS Center, December 2001,
City of Federal Way Comprehensive Plan, 2000
D
D
D
D
D
D
D
a.
ro
~
.~
c::
.;::;
:>
Scale:
o 1/2 Mile
~~
~
N
Map Reformatted: 10/2005
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835-7000
WNW .cityoffederalway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
~ Federal Way
Map VIII-9
Jdata2/tabi1ham Icpm aps/paa/trans p.am I
City of Federal Way
Comprehensive Plan
Existing Roadway
Level of Service
Potential Annexation
Area Element
o
.
IV
IV
IV
IV
D
D
legend:
Level of Service Intersections:
Meets City LOS
Failed Intersection (Before Mitigation)
Federal Way Street Classifications:
Principal Arterial
Minor Arterial
Principal Collector
Minor Collector
Incorporated Area
Unincorporated Area
Potential Annexation Area -
Community Level Subareas:
Star lake (Northeast)
Camelot (Northeast)
Jovita (Southeast)
Lakeland (Southeast)
Parkway (Southeast)
Source: King County GIS Center, December 2001,
City of Federal Way Comprehensive Plan, 2000,
Jones & Stokes, 2002
D
D
D
D
D
a..
""
2
:~
<=
"u
:>
Scale:
o 1/2 Mile
~ I
j
N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835.7000
W/'NII.ci tyoH ed eralway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy,
~ Federal Way
Map VIII-1 0
Idafa2ltabitham/cpmaps/paa/los amI
Auburn
.~
.. . i
City of Federal Way
Comprehensive Plan
Year 2020
Roadway
Level of Service
L
Potential Annexation
Area Element
o
.
N
N
N
N
D
D
Legend:
Level of Service Intersections:
Meets City LOS
Failed Intersection (Before Mitigation)
Federal Way Street Classifications:
Principal Arterial
Minor Arterial
Principal Collector
Minor Collector
Incorporated Area
Unincorporated Area
Potential Annexation Area -
Community Level Subareas:
Star Lake (Northeast)
Camelot (Northeast)
Jovita (Southeast)
Lakeland (Southeast)
Parkway (Southeast)
Source: King County GIS Center, December 2001,
City of Federal Way Comprehensive Plan, 2000,
Jones & Stokes, 2002
D
D
D
D
D
~
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ro
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c
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Scale:
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N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835.7000
WNW .ci tyoff ederalway .co m
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
~ Federal Way
Map VIII-11
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City of Federal Way
Comprehensive Plan
20 Year Proposed
Intersection
Improvements
Potential Annexation
Area Element
Legend:
• Proposed Intersection
Improvement
Scale: �
0 1/2 Mile
� N
Map Reformatted: 10/2006 , Please Note:
City of Federal Way, 'I This map is intendetl for use
, 33325 Sth Ave S, as a graphical representation
�, Federal Way, WA 98003 I ONLY. The City of Federal
', (253) 835-7000 Way makes no warranty
i w�riw.cityoffederalway.com as to its accuracy.
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City of Federal Way
Comprehensive Plan
Fire Department
Facilities
Potential Annexation
Area Element
Legend:
. Fire Station
N Fire District Boundary
Community Level
Subarea Boundary
D Incorporated Area
D Unincorporated Area
Source: Federal Way Fire Department,
City of Federal Way GIS Division,
February 2002
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Scale:
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Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835-7000
WW'N .cityoff ed e ralway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
~FederalWay Map VIII-13
./data2n.abitham/cpmaps/paa/firedist.aml
City of Federal Way
Comprehensive Plan
Public School
Facilities
Potential Annexation
Area Element
Auburn
Legend:
School District Boundary
Elementary School
Junior High School
Senior High School
Potential Annexation Area.
Community Level Subareas:
D Star Lake (Northeast)
D Camelot (Northeast)
D Jovita (Southeast)
D Lakeland (Southeast)
D Parkway (Southeast)
Other Areas:
D Incorporated Area
D Unincorporated Area
Source: Federal Way School District,
City of Federal Way GIS Division, 2001
~
Aubu n [
Scho l-
District i'"'1
>>-UfJ
Scale:
o 1/2 Mile ~
N
Map Reformatted: 10/2006
City of Federal Way,
33325 8th Ave S,
Federal Way, WA 98003
(253) 835.7000
WW'N .cityoffederalway .com
Please Note:
This map is intended for use
as a graphical representation
ONLY. The City of Federal
Way makes no warranty
as to its accuracy.
~ Federal Way Map V 111-14
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Federal
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PAA
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City of Federal Way
Comprehensive Plan
I Aquifers
I Natural Environment Element
Legend:
D Federal Way City Limits
L _ I Potential Annexation Area
Aquifers
~ Deep Aquifer
~ Eastern Upland Aquifer
~ Mirror Lake Aquifer
~ Redondo/Milton Channel Aquifer
6
N
Scale:
o 0.5 1
I I Miles
Map Revised: October, 2006. Source: lakehaven Utility District
~ Federal Way
MAP IX-1
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
Kent
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Way
PA.A.
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City of Federal Way
Comprehensive Plan
Aquifers & Wellhead
Capture Zones
I Natural Environment Element
Legend:
D Federal Way City Limits
l _ I Potential Annexation Area
Aquifers
~ Deep Aquifer
~ Eastern Upland Aquifer
~ Mirror Lake Aquifer
~ Redondo/Milton Channel Aquifer
Wellhead Capture Zones
1 Year
10 Year
5 Year
100 Years
6
N
Scale:
o 0.5 1
I 'Miles
Map Revised: October. 2006. Source: lakehaven Utility District
~ Federal Way
MAP IX-1A
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
Kent
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\ City of Federal Way
Comprehensive Plan
\AreaS susceptible to
Groundwater
Contamination
\ Natural Environment Element
Legend:
o Federal Way City limits
- -
\. _ I potential Annexation Area
Groundwater contamination Susceptibility:
Low Susceptibility
Medium Susceptibility
High susceptibility
, ..
,
,
,
I
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This map compiles existing geologic, soils and depth to
groundwater information to estimate the location of areas
where contamination may readily enter groundwater. Its
purpose is to communicate the approximate location and
area extend of geologic conditions in the greater Federal
Way area favorable to the introduction of contaminants to
groundwater. This map does not depict aquifer recharge
areas. It is intended for planning purposes only and is
not guaranteed to exhibit accurate infonnation. Land use
decisions should be based on site-specific data.
j/\\SCale:
~ 0 0.5 1
. N c: :::J Miles
Map Revised". October. 2006. Source: laKehaven Utility District
~ Federal Way
MAP IX-:
L N,,"' '"" m'p ,. ,,<,'" fu, "" " · 9 mp'"'' ''''''''''''''' ","
~ \ ~ The City of Federal Way makes no warranty as to its accuracy.
Kent
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Way
PAA
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City of Federal Way
Comprehensive Plan
Wellhead Capture
Zones
I Natural Environment Element
Legend:
o Federal Way City Limits
L _ I Potential Annexation Area
Wellhead Capture Zones
1 Year
5 Year
10 Year
100 Years
6
N
Scale:
o 0.5 1
I 'Miles
Map Revised: October, 2006. Source: Lakehaven Utility District
~ Federal Way
MAP IX-3
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
Kent
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City of Federal Way
Comprehensive Plan
Surface Water
Resources
I Natural Environment Element
Legend:
D Federal Way City Limits
L _, Potential Annexation Area
D Wetlands (1998 City Survey)
Streams (1998 City Survey)
Lakes
.6
N
Scale:
o 0.5
1
I Miles
I
Map Revised: October, 2006. Source; City of Federal Way, King County
A Federal Way
MAP IX-4
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
=
q ~ Tr Kent 1I\.C\ty of Feder~\ Way
.~ s, 1\ ' ComprehensIVe Plan
p ""p, 4 ~,. ~\
~ ~~~,,~/~~~ \ \GeO\OQiC
Hazards
I'
/)
\ Natural Environment Element
\>
Legend:
o Federal WaY City Limits
L _ I potential Annexation Area
. Erosion Hazard Area
~ Landslide Hazard Areas
Map Notes', possible hazards based on
ground slope are not indicated on this map.
Source: King County Planning.EnVironmental Division
he
~\Sca\e',
o 0.5 1
. ------=:=J
N e---:- Miles
Map Relo!TT1alled: October, 2006, Source: City of Federa' Way, King
Note: This map is intended for use as a graphical representati.
The City of Federal Way makes no warranty as to its accurac~
~ federal Way
MAP'
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comprenensive Plan
\priority Habitats &
species
\ Natural Environment Element
o
Legend:
CJ federal way City Limits
~ : \ potential Annexation Area
Streams ,'\998 City survey)
~ Wet\andS ,'\998 City survey)
\23 GeoduCK Habitat
CJ Crab Habitat
CJ pHS polygon
fish species
"J DistribUtion
~ sme\t Habitat
rv sand\ance Habitat
1/\\SCale:
~ 0 0.5 '\
N ~----:;6~~~~; State 01 Washington
~ federal Way
MA
Note'. This map is intended for use as a graphical reprel
TheCi\YofFed~
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Federal
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p,A.A.
\ COmp' v' ,....-
\coune\\ APproved
pJt..A aoundart
\ utility plan Element
\
Legend:
c::J redera\ V'Ja'1 City Lirn\ts
... _, potent\a\ ,c...nne~ation ,c...rea
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City of Federal Way
Comprehensive Plan
Existing & Proposed
Improvements to the
Sub- Transmission
System
I Utility Plan Element -
Puget Sound Energy - Electricity
Legend:
D Federal Way City Limits
- -
L _ I Potential Annexation Area
"'" SPA Line
,~... Proposed
"-' Sub-Transmission Line
. Sub-Station (Distribution)
. Sub-Station (Transmission)
. Proposed Sub-Station
6
N
Scale:
o 0.5
1
1 Miles
I
Map Reformatted: October, 2006. Information Date: 2002. Source: PSE
A Federal Way
MAP X-2
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
b~
Kent
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Federal
Way
P.A.A.
City of Federal Way
Comprehensive Plan
Gas Supply
Mains
I Utility Plan Element -
Puget Sound Energy - Gas
Legend:
D Federal Way City Limits
- -
L _I Potential Annexation Area
Distribution Pipe Diameter
""-' 2" to 4"
"" 4" to 6"
I III ~ Above 6"
1
1
1
I ..
1
1
,
1
6
N
Scale:
o 0.5
1
1 Miles
I
Map Reformatted: October, 2006. Information Date: 2002. Source: PSE
~ Federal Way
MAP X-3
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
Kent
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Federal
Way
P.A.A.
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City of Federal Way
Comprehensive Plan
Proposed
Improvements
I Utility Plan Element -
Puget Sound Energy - Gas
Legend:
D Federal Way City Limits
l. _ I Potential Annexation Area
'" Distribution Pipe Diameter Above 6"
6
N
Scale:
o 0.5
1
1 Miles
I
Map Refonnatted: October, 2006. Information Date: 2002. Source: PSE
~ Federal Way
MAP X-4
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
~
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City of Federal Way
Comprehensive Plan
Cable Service by
Com cast
Utility Plan Element -
Cable Television
Legend:
D Federal Way City Limits
L _ I Potential Annexation Area
"'-' Comcast - Auburn System
"'-' Comcast - Tacoma/Pierce County System
6
N
Scale:
o 0.5
1
1 Miles
f
Map Reformatted: October, 2006. Information Date: 2002. Source: Corneast
~ Federal Way
MAP X-5
Note: This map is intended for use as a graphical representation only,
The City of Federal Way makes no warranty as to its accuracy.
EXHIBIT B
FEDERAL WAY COMPREHENSIVE PLAN
2006 Amendments
CONSISTING OF:
Amendments to Comprehensive Plan & Zoning Map Boundaries
Business Park (BP) / Commercial Enterprise (CE) &
Community Business (BC)
City of
Federal Way
Approved Community Business (BC)I
Commercial Enterprise (CE) Boundary
Changes, Effective, July 16, 2007
OP
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\!P ~~2400 192: .. -
Zone ~
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RS3.0
RS35.0
Key: l~~;'}~:t BP to RM3600 Zoning D BP to CE Change
rnnn BP to RM2400 Zoning ~ BC to CE Change
.-~ .J
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l ~
RM3600
Zone
Scale:
~ 0 250 500 1,000
N I . Feet
EXHIBIT C
FEDERAL WAY COMPREHENSIVE PLAN
2006 Amendments
CONSISTING OF:
Change of Comprehensive Plan & Zoning Designation
Mitchell Place
1 '
OP
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APpro-ved
COttlprehensNe plan and
zoning oesignation Changes
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Ellecti'Je. JuW 16.2001
tA\tche\\ p\aCe
\..egend
ca cnange
RM'l.400
~o ~~
to! ~ ~ feel
ThiS maP is a=panied bY no .."",ntios,
and is sitnP\'l a graphiC representatIOn,
I'Ppro'Jed COf1\prellensi,e Plan
l'f1\end"",n\ and Rezone Irorn
aUS\oess par\( tap) to
W\u\t\tam\\'i tRW\2400)
EXHIBIT D
FEDERAL WAY COMPREHENSIVE PLAN
2006 Amendments
CONSISTING OF:
Citizen-Initiated Requests Maps
Request #1 - Quadrant
Request #2 - Trimble
Request #3 - Gramor
Request #4 - Washington Memorial Park
Request #5 - Taylor
Request #6 - Lifeway Church
Request #7 - Waller Road IV Associates
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c\ty of Federa\ way
2006
Site specific Requests
for comprehensiVe Plan and
Zoning Designation Changes
Effective, Ju\y 16,2007
~ 0 2SO SOO
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[ -'" lJ This map is accompanIed by no ,""rran\iE>S,
_, t::=i-- and is simplY a graphiC representation.
-
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Quadrant
s\te spec\f\C Request #1
Legend
_ Site SpecifiC Request #1
\n
SE
SE
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RS9.6
Approved Comprehensive Plan
Amendment and Rezone from
Single Family Low Density
(Suburban Estates (SE)) to
Single Family Medium Density (RS35.0)
City of Federal Way
2006
Site Specific Requests
for Comprehensive Plan and
Zoning Designation Changes
Effective, July 16, 2007
Trimble
Site Specific Request #2
Legend
~ Site Specific Request #2
Ii
N 0
250
500
..., Feet
This map is accompanied by no warranties,
and is simply a graphic representation.
OP
OP
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BP
BP
BP
BP
BP
S_344TI:I $.1.
BP
Approved Comprehensive Plan
Amendment and Rezone from
Business Park (BP) to
Office Park (OP)
UP
(/l
S 348TH ST
BC
Be
City of Federal Way
2006
Site Specific Requests
for Comprehensive Plan and
Zoning Designation Changes
Effective, July 16, 2007
~Gramor
Site Specific Request #3
Legend
_ Site Specific Request #3
Note: The Amendments in Exhibit B
relating to the new CE zone designation
supersede this amendment.
!:\
N 0
250
500
, Feet
This map is accompanied by no warranties,
and is simply a graphic representation.
. SW'30UWST
RM3600
RM3600
RM2400
_~'!J 3J2THST
PO
SE
Approved Comprehensive Plan
Amendment and Rezone from I R
Professional Office (PO) to
Neighborhod Business (BN)
RS7.2
S7l2
RS1.2
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City of Federal Way
2006
Site Specific Requests
for Comprehensive Plan and
Zoning Designation Changes
Effective, July 16,2007
Washington
Memorial Park
Site Specific Request #4
Legend
~ Site Specific Request #4
RS
D
N 0
250
500
--, Feet
This map is accompanied by no warranties,
and is simply a graphic representation.
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Amendment and Rezone from ' ,
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City of Federal Way
2006
Site Specific Requests
for Comprehensive Plan and
Zoning Designation Changes
Effective, July 16, 2007
Taylor
Site Specific Request #5
/
Legend
_ Site Specific Request #5
~
N 0
250
500
:::J Feet
r
This map is accompanied by no warranties.
and is simply a graphic representation.
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Approved Comprehensive Plan
Amendment and Rezone from
Single Family Medium Density (RS15.0) to I
Single Family High Density (RS7.2) RS 1!
~
City of Federal Way
2006
Site Specific Requests
for Comprehensive Plan and
Zoning Designation Changes
Effective, July 16, 2007
Lifeway Church
Site Specific Request #6
Legend
_ Site Specific Request #6
-
~o
N
250
500
, Feet
This map is accompanied by no warranties,
and is simply a graphic representation.
c\t'j 01 rv--
2006
Site specifiC Requests
for COl1\prehensiVe Plan and
zoning oesignation Changes
Effeclive. JUW 16.2001
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MPr<Ned comprehensi,e I'lan
N"endment and Rezone from
Off\ce parK (Op) \0
commun\\'1 BuS\ness (BC)
~a\\er Road N
Site speciiiC Request #7
\\S3S.\ Legend
_ s~e specifIc Request #1
s
~o ~
N c:::--- _ feel
thIS ",ap is a~pa"\ed "I "" """",n\\es,
and is simplY a graphiC representation.