ORD 12-721ORDINANCE NO. 12-721
AN ORDINANCE of the City of Federal Way, Washington, relating
to amendments to the City's comprehensive plan and the adoption of
the Twin Lakes Commercial District Subarea Plan. (Amending
ordinance Nos. . 90-43, 95-248, 96-270, 98-330, 00-372, O1-405, 03-442,
04-460, 04-461, 04-462, 05-490, 05-491, 05-492, 07-558, 09-614, 10-671
and 11-683)
WHEREA�, 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 transporta.tion
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 a 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; June 16, 2005; July 16, 2007; June 11, 2009; October 28, 2010;
and January 27, 2011; and
WHEREAS, the City may consider Plan and development regulation amendments
pursuant to Process VI, under Title 19 (Zoning and Development Code) of the Federal Way
Revised Code (FWRC), chapter 19.80 FWRC, pursuant to chapter 19.35 FWRC; and
Ordinance No. 12-721 Page 1 of 33
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 with limited exceptions such as the adoption of subarea plans; and
WHEREAS, the City accepted the Communities Putting Prevention to Work grant
administered by Public Health-Seattle & King County with the purpose of integrating healthy
eating and active living policies in city planning documents; and
WIIEREAS, the City utilized grant resources to execute a community pla.nning effort
resulting in a subarea plan for the Neighborhood Business zone centered at the intersection of
21 Avenue SW and SW 336�' Street/SW Campus Drive known as the Twin Lakes Commercial
District; and
WHEREAS, the City obtained public input prior to producing a draft plan via a
stakeholder group, social media and public workshops; and
WHEREAS, on December 17, 2011, the City's SEPA Responsible Official issued a
Determination of Nonsignificance on the Twin Lakes Commercial District Subarea
Comprehensive Plan Element; and
WHEREAS, the City's Planning Commission held a public hearing on February 1, 2012,
at the close of which they recommended to the council approval of the following amendment:
adoption of the Twin Lakes Commercial District Plan Element
WHEREAS, the Land Use/Transportation Committee of the Federal Way City Council
considered the comprehensive plan amendments on Februazy 13, 2012, following which it
recommended approval of the Planning Commission's recommendations; and
WHEREAS, the City Council, through its staff, Planning Commission, City Council
committees, received, discussed, and considered the testimony, written comments, and material
Ordinance No. 12-721 Page 2 of 33
from the public, and considered the matter at its City Council meetings on February 21, 2012 and
March 6, 2012; and
WHEREAS, the City Council desires to adopt the subarea plan as a new element of the
comprehensive plan;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Findings and Conclusions.
(a) The proposed amendments to the comprehensive plan text, as set forth in Eachibit A
and 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 of RCW 36.70A,
the King County Countywide Planning Policies, and the unamended portion of the Plan.
(b) The proposed amendments to the comprehensive plan text, as set forth in Exhibit A,
attached hereto, are compatible with adjacent land uses and will not negatively affect open space,
streams, la.kes, 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 Yo
constraints necessary to protect environmentally sensitive areas. The amendments, 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 of RCW 36.70A, the King County
Ordinance No. 12-721 Page 3 of 33
Countywide Planning Policies, and the unamended portion of the Plan.
(c) The proposed amendments have complied with the appropriate process under state
law and the FWRC.
Section 2. Comprehensive Plan Amendments Adoption. The 1995 City of Federal Way
Comprehensive Plan, as thereafter amended in 1998, 2000, 2001, 2003, 2004, 2005, 2006, 2007,
2008, 2009, 2010 and 2011 copies of which are on file with the Office of the City Clerk, is
amended as set forth in Exhibit A attached hereto.
Section 3. Amendment Authoritv. The adoption of plan and map amendments in Section
2 above is pursuant to the authority granted by Chapters 36.70A and 35A.63 RCW, and pursuant
to chapter 19.80 FWRC.
Section 4. Severabilitv. 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 5. Savin�s Clause. The 1995 City of Federal Way Comprehensive Plan, as
thereafter amended in 1998, 2000, 2001, 2003, 2004, 2005, 2006, 2007, 2008, 2009, 2010 and
2011 sha11 remain in full force and effect until these amendments become operative upon the
effective date of this ordinance.
Section 6. Ratification. Any act consistent with the authority and prior to the effective
date of this ordinance is hereby ratified and affirmed.
Section 7. Effective Date. This ordinance shall take effect and be in force five (5) da.ys
after passage and publication, as provided by law.
Ordinance No. 12-721 Page 4 of 33
PASSED by the City Council of the City of Federal Way this 6 day of March, 2012.
CITY OF FEDERAL WAY
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ATTEST:
CITY CLERK, CAR L MC ILLY, CMC
APPROVED AS TO FORM:
ITY ATTO EY, PATRICIA A. RICHARDSON
FILED WITH THE CITY CLERK: 2-14-2012
PASSED BY THE CITY COtJNCIL: 3-6-2012
PUBLISHED: 3-9-2012
EFFECTIVE DATE: 3-14-2012
ORDINANCE NO.: 12-721
Ordinance No. 12-721 Page S of 33
EXHIBIT A
1. Introduction
The Subarea
The focus of this subarea plan centers on the Neighborhood Business zone at the
intersection of 21 Ave. SW and SW Campus Dr./SW 336�' St. (Figure 1).
Residential areas within'/4 mile of the business district were also included due to
their walking distance and pedestrian/bicycle infrastructure needs. This retail area
is the largest of the comprehensive plan's 14 identified Neighborhood Business
nodes which 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
The subarea includes a mix of commercial uses such as grocery stores, banks, and
restaurants. The surrounding area includes both multiple-family and single-family
high density residential housing in addition to public and institutional uses such as
a post office, park and ride, fire station, schools, public parks, and churches. The
2010 census figures indicate the commercial district's surrounding residential area
contains 2,432 housing units and approximately 7,800 residents.
Purpose
This planning document provides a blueprint for the neighborhood's future
growth, development and redevelopment. It may also be used as a model for the
other Neighborhood Business (BN) zoned areas.
During the subarea's planning process and through the initial adoption, the city
and region have struggled to recover from the effects of the Great Recession.
Within the subarea, one prominent storefront has remained vacant for years and
surrounding single-family residential development has only slowly begun to
recover. Additionally, public rights-of-ways in the subarea that were originally
conshucted prior to the city's incorporation were designed to carry primarily
vehicle traffic and lack adequate pedestrian and bicycle facilities.
This plan includes a framework of goals and policies that will provide guidance
for redevelopment and capital improvements in the subarea and its surroundings.
Updated design standards, greater mobility options and economic prosperity were
important topics identified by the community during the planning effort which
began in 2011. This "living document" is not static and is intended to be upda.ted
if the vision, goals and values of the community evolve with future generations.
Ordinance No. 12-721 Page 6 of 33
Communities Putting Prevention to Work
Funding for the subarea plan was made possible by
the Communities Putting Prevention to Work ��
(CPPW) grant from the Centers for Disease Control '
and administered by Public Health — Seattle & King "
County. The term of the grant contract was a 20- ��
month period from July 21, 2010, to March 19,
2012. An important goal of the CPPW program is
to reduce health inequities by focusing on C0111t11Ut1itle5 PUttlllg
communities with the greatest disadvantages. PrQVention to WOrk
Federal Way is considered a focus area for the grant , `' �' �
due to the disproportionate levels of income and chronic disease compared to the
rest of King County.
One purpose of the grant is for local governments to adopt policies that increase
physical activity and improve nutritional opportunities. Zoning and capital
improvement policies can affect physical activity and healthy food options.
Adoption of the subarea plan will also address upcoming comprehensive plan
requirements under the Growth Management Act (GMA) for local jurisdictions to
adopt policies and plans that will increase physical activity.
Ordinance No. 12-721 Page 7 of 33
Figure 1 Twin Lakes Commercial District and Surrounding Residential Area
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Neighborhood Business Zone
1/4 Mile from BN Zone
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Ordinance No. 12-721 Page 8 of 33
2. Community Planning Process
Planning for the future of the subarea has been a collaborative effort between the
community and the city's planning staff. Gathering input and goal/policy development
was accomplished by an initial informal survey, formation of a stakeholder group,
utilizing an online townhall forum, and community workshops. These community
planning methods provided the quantitative and qualitative amount of participation
needed to complete this blueprint for the neighborhood's future in the relatively short
amount of time allotted by conditions of the CPPW grant.
Survey
One of the first objectives in the
process was to publicize the subarea
plan and gauge community interest.
Press releases were picked up by
local media outlets steering citizens
to the project website. From there,
they could learn about the intent of
the planning effort and participate in
an informal survey regarding their
own trips to the subarea. During the
57 days the survey was open, 87
visitors participated.
Although more than half of the
respondents live within a mile of the
commercial area, nearly all of the
trips are made via automobile. Later
in the planning process, staff found
that the need for more sidewalks and
bicycling facilities was a popular
theme with stakeholders and
workshop participants.
Approximately how far is your home from the Twin Lakes
retail area?
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Social Media
In an effort to reach out and capture more community input, the city utilized a
new social media method — the online townhall. Planning
staff contracted with Mindmixer.com to solicit ideas from
the community in a forum allowing participants to sign on
24-hours a day 7 days a week. Over 1,300 people visited
the site. Ideas were gathered and comments were posted
regarding topics that were also popular during the
traditional meetings and workshops. Discussions topics
included building design characteristics,
bicycling/pedestrian mobility, economic development,
community gardens and farmers markets. Participants in
How do you get to the Twin Lakes retail area?
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Ordinance No. 12-721 Page 9 of 33
Car Bus Walk Bike Other(please
speciy)
the online townhall were able to comment on the themes, suggest alternatives and
have direct dialogue with other participants.
Stakeholder Group
A subarea stakeholder group was assembled to provide comment and direction on
various community goals. This group includes area business owners, surrounding
residents and members from Federal Way Chamber of Commerce,
AmeriCorps/Westway Homeowners, Federal Way Planning Commission, and
YMCA. Stakeholders met with city staff during three public meetings held in
2011. Stakeholders also provided assistance to staff facilitating two community
workshops.
Initial Stakeholder Visions
• Modest increase in building heights
• Redevelopment that includes unique mixed use design
• Community gardens
• Farmers Markets
•[mproved bicycling facilities (on-street markings, connection to BPA, sight distance)
• Updates to existing retail areas
• More park space
• Youth friendly
• Pedestrian improvements (sidewalks, safe routes to school, mid-block crossings, decrease curb-
cuts)
• Transit improvements (safe access, bike lockers, connectivity)
• Support business
Community Workshops
Two public meetings were held to gather comments from the community and to
provide information on tools and methods to achieve stated goals. Each meeting
began as an informal open house that provided participants an opportunity to learn
about the background of the subarea
planning process and ask questions of
staff. Following the open house,
participants were divided into groups,
depending on their interest, for in-
depth discussion regarding design,
mobility, economic development and
healthy food access.
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The intent of the first workshop was to ���
collect ideas from participants and � ,�� �
listen to concerns. After the Tlze mobility table offers idens to mrike the neighborhoo�!
C�1SCUSS1o11, stakeholders from each safer to wrr/k an�l bike
table summarized their respective dialogue to the entire group. The second
workshop provided participants alternatives, an explanation of tools and the
regulatory structure of how to implement their ideas and address their concerns.
Ordinance No. l2-721 Page l0 of33
These tools then became a framework in developing the goals and policies chapter
of this subarea plan
It should be noted that not all participants agreed with several of the goals and
implementation suggestions such as height increases and mixed use development.
However, goals and policies do represent a majority consensus of participants in
the planning exercise.
Samnle Workshoa Comments
Goals
• Public safety (better lighting, eyes on street)
• Walkable neighborhood with opportunities for pedestrian gathering and interaction.
• Flexibility in building design and use (promote sustainable and green building techniques).
• Improved transit routes from Park & Ride facility
• Safe sidewalk and bicycle facilities
• Better lighting
• Community gardens
• Farmers Markets
• Make business district a"destination" location
Existing Assets
• Residents
Potential of area
Retail and service diversity
Parks
• Aquatic Center
• Proximity to BPA trail
Challenges
• Too many curb-cuts
• Vacancies
• Building height and setback limitations
• Outside ownership of properties
• Traffic (volume and high speeds)
• Aesthetics of existin� strin develooment
Ordinance No. 12-721 Page I 1 of 33
StaJf'nnswers questions duri�ig the pre-workshop open house
The henithy food nccess table discusses opportunities fi�r
community gardens
3. Existing Conditions
The Twin Lakes Commercial District (Figure 3.1) is located at the intersection of 21 st
Ave SW and SW 336 St/Campus Dr. The 48 acre Neighborhood Business (BN) zone is
the largest of the 14 BN zones identified in the Federal Way Comprehensive Plan. BN
zoning designations are intended to provide convenient goods and services while
maintaining a pedestrian and neighborhood scale.
The Twin Lakes Commercial District is surrounded by multi-family and single-family
residential uses. This mix of multiple and single family development amount to more
than 2,400 housing units within a`/4 mile of the BN zone boundaries.
In addition to residential and commercial uses, the focus area includes publicly owned
facilities operated by South King Fire and Rescue, Federal Way Public Schools, City of
Federal Way Public Works and Parks Department, King County Metro and United States
Postal Service.
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Ordinance No. I Z-7Z 1 Page 12 of 33
Commercial District Characteristics
Commercial development in the Twin Lakes Neighborhood Business area
occurred prior to the city's 1990 incorporation. Surrounding residents have access
to a variety of retail, service and restaurant amenities. According to King County
Assessor data, the existing buildings in the BN zoned neighborhood total more
than of 400,000 square feet of commercial space.
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Twin Lakes Shopping Center, built in 1979, is anchored by Safeway and RiteAid
Single-stary strip mall design dominates the subarea's retail core. Anchor
buildings contain considerable setbacks from 21 Avenue SW and SW 336'
Street/SW Campus Drive to accommodate parking lots. Although several
individual pads containing banks, restaurants and vehicle service facilities are
closer to the street, their entrances are insular and not predominately oriented
toward the right-of-way. The intent of such development is typically auto-oriented
without regard to other pedestrian, bicycling, or transit modes.
Twin Lakes Village was cuntitructcd in 1986 and contains 2-t,i25 syuxre fect of retail
Residential Characteristics
Similar to the retail area, much of the housing within a quarter mile from the
Neighborhood Business area boundary was developed pre-city incorporation.
Multi-family housing, consisting of townhomes and apartments, abut the north
and west portions of the commercial zone and single-family housing abuts the
south and west. This spatial context results in an"inner ring" of housing capacity
at approximately 15 housing units per acre to an "outer ring" capacity of
approximately 6 housing units per acre.
Ordinarrce No. 12-721 Page l3 of 33
Several single-family residential developments have begun construction or
obtained preliminary approval prior to the adoption of this plan. The Wynstone
and Campus Crest subdivisions adjacent to SW Campus Drive will provide 158
units Saghalie Firs at 19 Pl SW and SW 341 will provide 34 units; and
Lakehaven Estates adjacent to 19 Ave SW and SW 340�' will provide 13 units.
In the future, properties in the subarea's southern area could be redeveloped with
additional housing units as several of the properties contain the capacity to be
subdivided under the current zoning regulations.
Multi-family zoned property in the subarea consists of renter-occupied housing
with the exception of the southeastern portion of the Westway neighborhood
which consists of fee-simple lots. Stacked and atta.ched housing ranging from
studios to three bedrooms are typical options available to multi-family dwellers in
the subarea. As shown in the following ta.ble, 1,162 housing units are provided in
the subarea's multi-family zoned lots.
Table 3.1 Multi-Famil Dwellin Units
Development Year Total Units
Built
Cam us Grove/Arcadia Townhomes 1990 309
Cascade Ridge Apartments 1989 518
Cedar Gardens Apartments 1980 49
Cedazdale 1981 49
Pazkway Apartments 1976 208
Westway (multi-family zoned properties only) 1969 29
Total N/A 1,162
Public Facilities
The subarea contains recreational, emergency, postal, transit and educational
facilities within its boundaries. These facilities are operated by several different
government entities.
Saghalie Middle School — One of Federal Way Public School District's 37
schools, Saghalie Middle School is located at 33914 19�' Avenue SW and has
been educating 6 7�' and 8�" graders since 1994. Recent enrollment figures show
522 students attended Saghalie during the 2009-2010 school year. Attendance
boundaries for Saghalie span from: SW 320 St. to the north; 10�' Ave SW to the
east; SW 344�' Street to the south; and Hoyt Road SW to the west.
1 Fifteen lots within the subdivision are zoned multi-family but will be developed with singe-family dwellings. A
one-acre multi-family lot adjacent to Saghalie Park will likely be developed with multi-family housing in a future
�hase of development.
Earliest yeaz used for phased built developments.
Ordinance No. 12-721 Page 14 of 33
Sa halie Park — Located at 33914 +R'��
19� Avenue S W, Saghalie Park is a ���
16.4 acre community park and one �
of five active recreation parks in the
city. Facilities providing = � �' � �
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accommodations for ��� �
softball/baseball, soccer/football, � I-1 -- " .r..�- �.'"'�"'!'!�
track, basketball, tennis, and
volleyball are provided. Additional � �� � -� ���� ��� �
features include a playground, picnic :.�� ����' ���'�`�"��`"�� ����`�"`-�
tables, benches, restrooms and off- =� •�='--- ��`�'��.
street arkin . Communit arks ~ ��� � ° `¢� �
p g y p � S:ikh:�lic P�rk is uperatrd,jointl�' beh�ccn the citc parks ;
SUCIl 1S Sag�lalle, �lI'e COIISLC�eT'eC� department and Federal Way Public School District
active recreation facilities that provide active and structured recreation
opportunities for the community. Community parks have a large service area,
ranging from a 2-mile radius out to the entire city if there is a unique attraction.
AmeriCorps — The local AmeriCorps program is administered by Federal Way
Public Schools. Located at 33250 21 Avenue SW, AmeriCorps members provide
civic leadership via academic
tutoring services and community
projects.
Alderdale Park— Located at
2700 S W 340`" Place, Alderdale
is a two-acre neighborhood park.
Facilities include a playground,
basketball and tennis courts,
picnic tables and benches, loop
trail and large open lawn area.
Neighborhood parks are
CleSlglleC� pT'11112I'lly fOC IlOTl- �alderdale Park is classificd as a Veighborhood Park
supervised, non-organized recreation activities and are intended to serve an area
of approximately one-half mile radius. As detailed in the city's Parks, Recreation
and Open Space Plan, Alderdale Park has the potential to serve as a neighborhood
gathering place.
United States Postal Office — Located at 1815 S W Campus Drive, the Twin Lakes
branch post office provides retail mail services.
Twin Lakes Park & Ride — Located at 34210 21 Avenue SW, the Twin Lakes
Park and Ride has a 600 vehicle capacity. King County Metro routes 179-
Downtown Seattle, 181-Auburn/Green River CC, and 197-University District
Seattle and Pierce Transit route 62- Northeast Tacoma are served here.
Ordinance No. I Z-721 Page 1 � of 33
Fire Station 63 — Operated by South King Fire and Rescue, Station 63 provides
fire, rescue and EMS services. Located at 33414 21 st Av S W, the station
responded to 2,429 calls in 2010.
Transportation
Transportation facilities in the subarea
were constructed with a focus for
automobile traffic resulting in few
amenities for alternative modes such as
walking, biking and transit. As the
surrounding residential area developed
in the 1960's and 1970's, the preferred
subdivision design pattern included
serpentine streets and cul-de-sacs
without emphasis on connectivity.
Additionally, sidewalks are lacking in
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intersection contains the highest volumes of travel in the
subdivisions as segregated pedestrian subarea.
amenities were not a county subdivision requirement. Therefore, developers chose
not to construct them as a cost-saving measure further disincentivizing alternative
modes of mobility.
Street System — The subarea contains the four different street classifications:
Principal Arterial, Principal Collector, Minor Collector and Local. Within
residential subdivisions, traffic from local streets is picked up by collectors and
then conveyed to arterials. Due to the many local streets lacking connectivity (i.e.
cul-de-sacs and dead-ends), traffic flows are directed to arterial streets such as 21
Avenue �W and SW 336`" St/SW Campus Dr.
Table 3.2 Subarea Street Classification Inventor *
Principal Arterial Principal Collector Minor Collector
12th Ave SW ✓
19` Ave SW ✓
21 Ave SW �/
22" PI SW ✓
26` PI SW ✓
SW 334` St. ✓
SW 336` St./WY �/
SW Campus Dr. �/
SW 337` St. ✓
SW 340` St./PL ✓
SW 341'` PI. ✓
S W 342" St. ✓
S W 344` St ✓
*Loca[ streets not shown
Ordinance No. 12-721 Page 16 of 33
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Much of the vehicle traffic in the subarea flows through the 21 Avenue and SW
336 St/SW Campus Drive intersection. Traffic volume counts conducted in the
fourth quarter of 2011 show an east/west average weekday traffic count of
approximately 28,000 vehicles and a nortl�/south count of approximately 15,000
vehicles.
Transit — Circuitous single-family residential street patterns and relatively low
dwelling densities has relegated transit service to the two major arterials in the
subarea. Residents have access to direct routes from the subarea to Downtown
Seattle, University District, Auburn and NE Tacoma. These routes can be
accessed from the Twin Lakes Park and Ride located at 34210 21 st Ave S W. As
shown in the chart below, parking counts have been well below the 600 stall
capacity since 2005, but the data does not capture those who walk or bike to the
transit center. The center's close proXimity to the BPA Trail and new single-
family residential housing stock can also provide a convenient Walk/Bike & Ride
if adequate connections and wayfinding is made available.
Table 3.3 Twin Lakes Park & Ride Utilization
Year Count (4`� Quarter Average) % Used
2005 103 17%
2006 98 16%
2007 109 18%
2008 171 29%
2009 88 15°/a
2010 97 16%
K ing County f ark-ancl-Kide Lols Nlonth[y Utili�ation Keports � Uu�-LUl v.
Bicycle System — Residents in the subarea have difficult choices to make when
biking: (1) share the road with fast moving �•�-,�� � z� � .. _ �-
traffic along the maj or arterials; (2) share �� � :,� � y� ���.� � « ���� _
the sidewalk with edestrians and `���`"�' �� ����
numerous curb-cut along those same ;=�� ��� � C R � S S W �— K�
major arterials; and/or (3) attempt to find ��_ ���
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connections along the local streets adding }'�'' �., �" ��-.�� ��-'�
trip time. Unfortunately, existing bicycle
facilities within the boundaries of the
subarea are limited to the S W 344 Street
bike lane/wide shoulder ending at the road
terminus at 18 Avenue S W.
The city is in the process of updating the
citywide Bicycle and Pedestrian Plan
which includes proposals for new facilities
within the subarea such as bicycle
boulevards, paved trails, enhanced shared
sidewalks, and additional lane marking.
Ordirrance No. 12-721 Page 17 of 33
�lid-block crossing un 2lst .-�ve 5��� nexr I�red �Ic�er
Pedestrian System — Sidewalks in the subarea are limited to arterials, collectars
and recent residential subdivisions. And while sidewalks are provided on major
thoroughfares, several segments are substandard with regard to width and
Americans with Disabilities (ADA) standards.
Most of the residential subdivisions developed prior to the city's incorporation do
not have segregated pedestrian amenities and do not have a history of pedestrian
related collisions. Pedestrian collisions have been prevalent in the commercial
district area. Since 2000, 27 pedestrian accidents have occurred in and around the
21 St Ave S W and S W �,
336 Campus Drive , �'�,� ��'�
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intersection. To address �',���'1 t�°' ��� -�
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safety issues, the city has .� �"' "� F�� x�
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constructed mid-block �� ����.�'� , :���;�a� �. �,,:;�
flashing beacon crossings
approaching the arterial �E�;
intersection and will �_` �
implement additional safery ��r�
improvements as part of the
intersection's upcoming
capital improvement proj ect.
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the Bicycle and Pedestrian
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Plan includes sidewalks in
pOI'C10I1S Of tl'le u1111�e P�1L'1{ ��his residential subdivision was developed prior to current pedestrian
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Village Green and Alder
Grove subdivisions. Additional pedestrian improvements will occur with street
improvement projects, commercial development, and subdivisions.
Ordinance No. 12-721 Page l8 of 33
4. Vision
At the end of the 20-year comprehensive planning horizon, the subarea's commercial
area will be a neighborhood scaled commerce center for residents in the western portion
of the city. The redevelopment of the Twin Lakes Commercial District will contain
improvements that are unique, attractive, viable, accessible, safe and prosperous.
Improved connections from adjacent residential neighborhoods will lead to a center that
is redeveloped with mixed use buildings designed with the guidance of an illustrative
form based zoning ordinance developed by a diverse group of stakeholders. This "Form-
Based Code" approach to community design will ensure development in the subarea
provides amenities that are attainable and desired locally.
T'he Twin Lakes Commercial District is an area that was designed primarily for
automobiles with little regard for other modes of travel. Redeveloped properties will
provide safe delineated connections for pedestrians to stores, offices and housing. This
plan is not intended to replace automobile travel or capacity, but to ensure facilities that
accommodate walking, bicycling, skateboarding, roller-skating and other future non-
motorized travel not yet contemplated are considered.
This vision can only be accomplished via partnerships between the city, community,
business and commercial property owners. The community has recognized through the
planning process that the neighborhood needs a sense of identity and an updated
commercial core. Next steps should include the adoption of a model Form-Based Code
that will provide a clear image of a desired outcome.
Ordinance No. 12-721 Page 19 of 33
5. Goals & Policies
The goals and policies chapter provides a flexible framework for implementation of the
plan. Goals articulate a vision of the community's needs and desires while policies
provide implementa.tion strategies for meeting the vision. These sta.tements will provide
guidance for future zoning code revisions and capital improvements.
5.1 Building and Site Design
Goals
• Create an environment that is conducive to increasing foot traffic, supporting
diversified economic development, and providing a safe, visually interesting and
vibrant experience for visitors and residents of the subarea.
• Focus on fostering community support and resources; increasing the economic,
environmental, and social well-being of the subarea to accomplish goals related to
building and site character.
• Ensure that the regulatory environment (e.g., zoning regulations) continues to
encourage a diversified mix of land uses, so as to create complementary activities
and services in the subarea that meet the needs of residents and business owners —
as well as contribute to overall community well-being.
Policies
• Promote building design that encourages opportunity and choice for a range of
complementary business sizes and types
o Utilize and implement tools with a special focus on encouraging the
feasibility of mixed use commercial space for small businesses combined
with housing uses, such as live/work units or flexible work spaces in
mixed-use zones. These tools could include creating incentives for
developers to develop buildings using a target Floor Area Ratio (FAR).
o Encourage new infill development in the existing commercial center by
allowing building heights that could make new housing, retail, and work
space types feasible in the area around the intersection of SW 336�' St and
21 St Ave SW.
o As a component of an overall economic/market analysis for the subarea,
consider the feasibility of providing a limited amount of lower-cost space
for business start-ups, artist space, or community organizations.
Ordinance No. 12-721 Page 20 of 33
• Promote flexibility in new development (including building heights) to advance
community design priorities
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• Explore the use of zoning incentives to encourage developers and property
owners to create amenities in exchange for flexibility with certain zoning
requirements.
• Encourage private improvemenls that accommodate rrlultiple types of users —
especially children, youth, and seniors.
• Create guidelines for atlractive baiilding design based on local preferences
o Consider conducting a community design charrette to engage interested
stakeholders and create a specific vision based on clear illustrations of
local design and character priorities.
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Ordinance No. 12-721 Page 21 of 33
Encourage development of sustainable buildings and site design.
o Support opportunities for site improvements that utilize best practice
standards such as Sustainable Sites, Built Green, or LEED.
o Promote the use of Low Impact
Development (LID), green-
roofs, and rooftop gardens for
existing properties and new
development/redevelopment.
Such improvements can also
improve the look and feel of
the pedestrian environment and
encourage more physical
activity.
• Improve scrfety and access of buildings
and surrounding site area
o Use existing CPTED principles
to specifically identify and
address safety issues in the
subarea.
• Place a special
emphasis on building
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Natural drainage strategies can effectively manage
stormwater while providing attractive vegetation and
pedestrian buffers.
entries as well as rear/service areas of buildings with regard to
external lighting, and in accordance with existing design guidelines
set forth by the City.
• Access points and driveways for neighborhood retail, including
grocery stores, should accommodate the safe and efficient
movement of pedestrians and bicycles throughout parking areas
and the site area in general.
• Promote visual access to the street from ground floor retail uses,
and to pedestrian entrances and pedestrian-level display windows
in order to promote "eyes on the street."
Ordinance No. 12-721 Page l2 of 33
• Promote the development of gathering spaces, with special attention to outdoor
areas.
o Promote outdoor patios or plazas adjacent to and/or accessible from
pedestrian rights-of-way in new development or redevelopment. Also,
work actively with current commercial property owners to encourage
implementation of building/pedestrian orientation and landscaping
elements of the community design guidelines within existing
developments.
o Promote gathering areas, site improvement, and placemaking projects that
can actively utilize community resources to create these spaces. For
example: benches, pocket parks/plazas integrated into the landscape and
built environment, bus shelters, or community-based "intersection repair"
projects.
o Identify areas of opportunity for outdoor patios and other similar types of
spaces that could be complementary to new or existing businesses — for
example, restaurants, cafes, or grocery stores — and enhance the public
realm.
Ordinance No. 12-721 Page 23 of 33
CPTED and p[acemaking principles applied to a conceptual transit-oriented
development: 1)Adequate street lighting creates a feeling of safety, security, and
territoriadiry; 2) An enjoyab[e walking environment with large planters serving as a
buffer to tra�c provide opportunities for walking and an activity; 3) C[ear visua! access
to storefronts and reduced setbacks for retail uses allow for more "eyes on the street"; 4)
Benches and street plantings can enhance transportation corridors and provide for a
more enjoyable and secure pedestrian readm.
5.2 Economic Development & Redevelopment
Goals
• Create strategies for developing new businesses using existing assets, and
promote land use strategies that provide opportunities for entrepreneurship and
focus on retaining local businesses
• Ensure that future economic development plays a leading role in fostering a
healthy, active community
• Create economic benefits from providing safe opportunities for multiple modes of
transportation to access local businesses
Policies
Promote and support community based, small-scale businesses
o Consider an economic/market study for the subarea detailing needs and
viability for new retail and housing.
o Encourage the creation of a Community Development Corporation, local
business association, or Business Improvement District to help advance
community economic development goals.
• Work with the local Americorps office to help organize and build
upon community volunteer assets.
o Partner with South Sound Regional Business Incubator on outreach to
local businesses. Assist in tailoring business development/retention
workshops to meet the community's needs
o Encourage future development that will include retail space appropriately
scaled for small businesses and promote more affordable space for start-up
businesses.
• Create a sense of place through branding an identiry, creating a gateway and
integrating art into the landscape
o Public art should be encouraged throughout the subarea. Where possible,
art should serve a function that relates to a public health benefit. Examples
of appropriate public art could include streetscape improvement, such as
benches or sidewalk treatment that improve the usability and
attractiveness of the public realm. Art can be incorporated into many
aspects of the built environment, including seating, lighting, paving,
wayfinding and signage.
• Coordinate with local community gardens to grow appropriate
plants for hanging baskets
• Street and pedestrian lighting should be of similar character
throughout the business center
Ordinance No. 12-721 Page 24 of 33
o Identify one or two arterial roads to establish a gateway into the subarea.
The approach from the east along SW Campus Drive could serve this
purpose
o Develop a neighborhood website, possibly as part of "Engage Federal
Way," that features a local business directory and profiles locally owned
businesses
• Consider devedoping wayfinding specifically targeted towards multiple modes of
travel.
o Highlight community assets such as the Weyerhaeuser King County
Aquatic Center, farmers market, community gardens and Saghalie Park /
Saghalie Middle School, for example.
Ordinance No. 12-721 Page 25 of 33
Streetscape improvemeots such as baaners and 6snging flowers, cso 6elp enhance neighbor600d identity
as well as improve the pedestrian environment
• Utilize zoning and other regulatory tools to allow for more creativiry and input on
building and site desfgn, and to promote healthy, active living.
o Convene stakeholders – such as builders, developers, and real estate
professionals – to help determine appropriate types of incentives
o Consider the use of form-based codes as a tool to help explicitly illustrate
how building and site design can improve the built environment
o Encourage improvements with a clear link to public health benefits such
as open space, rooftop gardens and trail connections.
• Encourage land use strategies that promote attractive housing, convenient access
to retail, and opportunities for empdoyment/sedf-employment for residents of the
subarea.
o Encourage mixed-use development, particularly around the intersection
and neighborhood retail area of SW 336�' St and 21 Ave SW, to promote
opportunities to live and work in the same community, as well as to
promote opportunities for entrepreneurial growth
o Explore feasibility of mixed-used development within existing
Neighborhood Business zoning regulations and ways to improve
feasibility of mixed use development.
• Improve economic vitality by providing options for access to business areas via
multipde transportation modes
o Improve connections between the subarea and major community amenities
such as the Weyerhaeuser King County Aquatic Center. For example, this
could be accomplished by providing improvements to signage, creating a
branding strategy for the subarea, or by focusing bicycle and pedestrian
infrastructure improvements on corridors that connect the subarea to major
community amenities.
o Incorporate pedestrian-oriented planning principles from Federal Way
Community Design Guidelines to encourage foot traffic.
• Focus on improving safety for neighborhood residents
o Use Crime Prevention through Environmental Design — CPTED —
principles and techniques to specifically identify / address safety issues in
the subarea and identify specific potential areas of concern, along with
suggested improvements. This should include a special focus on safety
along pedestrian and bicycle routes.
Ordinance No. 12-721 Page 26 of 33
• Create opportunities for nightlife activities.
o Consider a seasonal "night market" that could be complementary to
community events such as a farmers market, festivals or performances
showcasing local talent, or opportunities to showcase / promote local
business.
5.3 Bicycle and Pedestrian Mobility
Goals
• Enhance community livability, health, and transportation in the subarea by
providing a connected system of pedestrian and bicycle ways that is integrated
into the citywide and coordinated regional networks.
• Develop a pedestrian and bicycle network accessible to all residents of the
subarea.
• Ensure that the pedestrian and bicycle system is safe and functional for all users.
• Create efficient and convenient methods for pedestrians and bicyclists to travel to
the places where they live, shop, work, and play.
• Foster a community culture supportive of walking and bicycling as important
modes of transportation and recreation.
• Improve the bicycle and walking environment through enhanced traffic operations
and maintenance
Ordinance No. 12-721 Page 27 of 33
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Policies
• Improve bicycle and pedestrian infrastructure and connectiviry
o Improve pedestrian and bicycle infrastructure connectivity and identify the
walking and bicycling network within the Subarea.
o Build new roadways that accommodate �» '
pedestrian and bicycle facilities and retrofit :�_
older roadways to complete the system. ��; - �
o Complete missing links in pedestrian and �= �"-- --'----;�
bicycle infrastructure on existing street �`
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network as a priority measure. � ���� ,,�,}
o Improve connections to transit - especially the �� ��
Twin Lake Park and Ride - for pedestrians -- � �
and bicyclists. ' ���
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o Develop a bicycle network connected to other �"������`"�°"
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neighbarhood business centers within Federal �.� �
Way, the Federal Way downtown, parks, ��:�,;a,��: <?,,_��.���
trails, schools, recreation areas, and neighboring urban areas that supports
a diversity of cycling abilities and interests.
o Develop "connector trails" to link destinations and facilities not easily
accessible on the existing street network and coordinate pathway projects
with parks and open space agencies.
o When appropriate, require implementation of pedestrian and bicycle
facilities as part of new development.
o Monitor bicycle and pedestrian facilities to ensure that safety is not being
degraded over time.
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o The form, density and design of new commercial and business centers
should support pedestrian and bicycle trip-making. Where possible,
opportunities to enhance existing development to accomplish this end
should be implemented as part of substantial redevelopment projects
o Update pedestrian and bicycle facilities where appropriate to incorporate
best practices.
o Manage traffic control systems to better facilitate bicycle and walking
travel along strategic corridors.
Promote safe and convenient non-motorized transportation
o Ensure high-quality, flexible and secure bicycle parking throughout the
Subarea.
o Provide wayfinding
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Ordinance No. 1 Z-721 Page 29 of 33
Focus on outreach and education to help promote safety and accessibility
o Conduct outreach and education to increase safety and awareness for
pedestrians, bicyclists and motorists; Provide easily accessible information
about the pedestrian and bicycle system.
o Ensure that pedestrian and bicycle facilities are accessible to everyone in
the community.
o Apply traffic-calming techniques, where feasible, to address safety issues
associated with vehicle speeds and volumes.
o Develop programs that provide the option of shifting from driving to
walking and biking for short trips within the City.
• Support capacity-building for community activities focused on healthy, active
living
o Support creative local walking and biking events
o Encourage walking and biking to community events.
o Actively engage local walking and biking organiza.tions to create
opportunities to support bicycling and pedestrian safety and strengthen
local capacity
5.4 Healthy Eating and Food Access
Goais
• Encourage existing businesses to provide healthy food options and improve
access to healthier food choices.
• Empower the community to grow food.
• Expand opportunities to grow, market, distribute, and consume locally grown
food.
Policies
Work with multiple stakeholders to increase the number of community gardens
o Facilitate temporary, interim, or joint-use agreements for potential sites
for farmers markets, community gardens or urban agriculture, such as on
Saghalie Middle School or Saghalie Park property; consider offering use
of sites on city property at no or minimal cost.
o Encowage the development of community gardens and urban agriculture
in priority areas such as the Westway neighborhood.
o Look for opportunities to develop P-patch gardens in close proximity to
multi-family housing surrounding the intersection of SW 336�' St and 21
Ave S W.
o Assist with facilitation of community design charrettes for future
community gardens to help build a feeling of community investment.
Ordinance No. 12-721 Page 30 of 33
o Coordinate with Federal Way Community Gardens Foundation to develop
a"how to" manual for establishing community gardens.
• Promote urban agriculture as an income generator
. o Consider the development of a market garden near the Westway
neighborhood. Include a year-round fruit & vegetable stand that sells
produce from the garden and local farmers
o Consider enacting a code provision that reflects and supports Washington
State's cottage food laws: SB 5748. This would allow residents to use
their home kitchen to produce permitted sellable food items
Compost food waste for soil
o Encourage a composting relationship between restaurants and community
gardens.
o Assist community gardens with finding resources to construct composting
infrastructure and host workshops
o Encourage Saghalie Middle School to provide their students with hands-
on composting opportunities. This can be coordinated with science courses
to create a"living laboratory" for sma11-scale agriculture.
ownership among residents.
Ordinance No. 12-721 Page 31 of 33
Community gardens can help promote community-building, neighborhood character, and a sense of
• Pursue opportunities to grow food on vacant land with no current use or with
low-intensity uses
o Conduct and maintain an inventory of public and private vacant land;
Communicate these potential land opportunities to community garden
groups or farmers markets
o Work with BPA and community organizations to utilize land along the
BPA right of away for food production
• Support land use strategies that support food retail opportunities for local rural
and urban growers
o Assist Federal Way Farmers Market with securing a space for a weekday
market in the subarea
o Engage private property owners, near the intersection of SW 336�' St and
21 Ave SW, such as the owners of the former Albertson's store and
parking lot, and explore opportunities to host a farmers mazket or allow
mobile vending opportunities for healthy foods
o Look at the feasibility of using public land near the intersection of SW
336�' St and 21 Ave SW for a farmers market.
o Consider the operation of a seasonal night market coordinated with other
community events, such as festivals or performances
• Improve farmers market feasibidity
o Provide public space for little or no cost where possible and permitted.
Where such uses are not currently permitted, consider appropriate
opportunities to allow farmers markets as a permitted use.
o Provide wayfinding along routes leading to the farmers market.
Faciditate parrnerships behveen food growers and local markets
o Identify priority areas for fiuit/vegetable stands and work with
stakeholders to create opportunities to grow and sell food. Priority areas
could include Saghalie Middle School and the community of Westway.
• Create community security with community gardens and think strategically about
preventing vandalism
o Partner with community organizations (AmeriCorps volunteers) to
develop events, such as"garden days", that aim to bring community
together and build community investment in the gardens
o Utilize CPTED- based principles to deter vandals
o Involve community members to create a sign for the garden
Ordinance No. 12-721 Page 32 of 33
o Use short picket-style fences to keep out pets and to clearly display the
border of the garden. Use passive strategies, such as growing thorny
plants along the fence (e.g. raspberries or roses)
o Create a sheltered area where people can spend time to enjoy the garden
and to keep the space in active use
o Involve neighborhood children in garden maintenance - the neighborhood
will be more invested if children use the space
o Plant a donation or "vandal's garden" near the entrance. Place a sign that
invites passers-by to take food to help demonstrate community goodwill
o Demonstrate "ownership of place" — maintain active use of the garden to
demonstrate that community members are using the space
• Create economic opportunities for alternative food distribution models
o Work with Fred Meyer, Albertsons or Safeway property owners to
establish a mobile food cart zone or include mobile food vending
provisions in the Zoning and Development Code to increase food options
for employees near employment centers, transit-oriented development, and
low-access areas.
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Ordinance No. I2-721 Page 33 of 33
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nerghborhood vitality, and provrde new business development opportunities for
neighborhood residents