Planning Commission PKT 02-15-2017City of Federal Way
PLANNING COMMISSION
February 15, 2017 City Hall
6:30 p.m. Council Chambers
Commissioners
Lawson Bronson, Chair
Hope Elder
Tim O'Neil
Dawn Meader McCausland
Dale Couture, Alternate
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
January 18, 2017
4. AUDIENCE COMMENT
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
• Briefing /Study Session
Multi- Family Moratorium
7. ADDITIONAL BUSINESS
8. ADJOURN
Tom Medhurst, Vice -Chair
Wayne Carlson
Diana Noble- Gulliford
Anthony Murrietta, Alternate
KAPIa ing Comnussion \2017\Agenda 02- 15- 17.doc
City Staff
Planning Manager
Margaret Clark, Principal Planner
E. Tina Piety, Administrative Assistant
253 -835 -2601
www cltvoffederalway.com
CITY OF FEDERAL WAY
PLANNING COMMISSION
January 18, 2017 City Hall
6:30 p.m. City Council Chambers
MEETING MINUTES
Commissioners present: Lawson Bronson, Tom Medhurst, Hope Elder, Wayne Carlson, Sarady Long,
Tim O'Neil, and Diana Noble - Gulliford. Commissioners absent: Anthony Murrietta (excused). City Staff
present: Community Development Director Brian Davis, Principal Planner Margaret Clark, Assistant City
Attorney Mark Orthmann, Economic Development Director Tim Johnson, Senior Policy Advisor Yarden
Weidenfeld, and Administrative Assistant Tina Piety.
CALL TO ORDER
Chair Bronson called the meeting to order at 6:30 P.M.
APPROVAL OF MINUTES
The minutes of December 7, 2016, were approved as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT
None
COMMISSION BUSINESS
Elections
Lawson Bronson was nominated for Chair. No other nominations were made. The vote was held and he
was appointed unanimously. Tom Medhurst was nominated for Vice- Chair. No other nominations were
made. The vote was held and he was appointed unanimously.
Briefing — Multi- Family Moratorium
Principal Planner Clark delivered the staff presentation. The City Council adopted a six -month
moratorium on multi- family housing on June 7, 2016. The moratorium was renewed for six months on
December 6, 2016, and is set to expire on June 6, 2017. (The moratorium covers all multi - family and
senior housing, except for duplexes, triplexes, accessory dwelling units, and townhouses.) This gives a
short timeline to prepare the proposed code amendments, issue the SEPA determination (including
comment period), and present proposed code amendments to the Planning Commission, Land Use/
Transportation Committee, and City Council for adoption. Staff expects to hold the Planning Commission
Public Hearing on March 15, 2017. Principal Planner Clark then proceeded to go over the questions raised
by the City Council and Planning Commission at previous briefings (and as stated in the staff report).
KAPIanning Commission \2016 \Meeting Summary 01- I8- 17.doe
Planning Commission Minutes Page 2 January 18, 2017
Commissioner O'Neil asked how many active permits for multi- housing the city has. Principle Planner
Clark replied that she is aware of one. He asked if the moratorium has led developers to delay submitting
for permits. Principal Planner Clark responded not to her knowledge. The Commissioners would like to
see the city's actual numbers of affordable housing supply compared to other cities. Principal Planner
Clark replied that staff will research this issue.
Commissioner Carlson expressed concern that the staff report states that the Commissioners support the
proposed amendments. The Commissioners support the board principals presented as potential actions,
but not necessarily specifically proposed amendments (the specific proposed amendments will be
presented later). He would like to have a study session before the public hearing. Principal Planner Clark
apologized for implying the Commissioners support the specific proposed amendments. Staff will plan to
hold a study session on February 150'.
Commissioner Long asked if staff knows why the school impact fee for multi - family is much larger than
the school impact fee for single- family? Principal Planner Clark replied that she does not know why or
why the large increase from the past school impact fees for multi - family. She will research the issue.
Other Commissioners commented that they had heard the school district was concerned about the large
increase in the number of multi- family units in Federal Way over the last few years. After researching the
possible impact, they increased the fee based on that research.
Commissioner Noble - Gulliford asked if Ordinance 14 -757 (which states that school impact fees may be
decreased for projects within the city center) is still in effect. Assistant City Attorney Orthmann replied
that Ordinance 14 -757 is still in effect. Commissioner Noble - Gulliford inquired if there similar
accommodations in the city center for the traffic impact fees. Commissioner Long explained how the
city's traffic impact fees are determined. In addition, staff will research this issue. Commissioner Noble -
Gulliford commented that she has attended meetings and heard comments and concerns about traffic
impacts in regards to multi - family, but no one has commented about the design for multi - family projects.
Commissioner Elder is concerned about the ability (or rather, lack thereof) for low- income tenants to
afford housing, given that they most likely will have to pay first, last, and security deposit. She asked if
the city would consider a law like Seattle's new law that will require landlords to allow these fees to be
made using a payment plan. Vice -Chair Medhurst commented that while he agrees it is good to have a
pathway that will make housing more affordable, he is also concerned that payments may not be made
and property owners will need protection to insure payment.
Vice -Chair Medhurst asked what the overarching goal for the proposed amendments is. What is the city's
current number of available housing? Principal Planner Clark went over the city's affordable housing
inventory. She noted that the city's rental housing exceeds the need for moderate and low income housing
(moderate —need 16% and have 41.3 %, and low —need 12% and have 39 %), but is well below the need
for very-low income housing (need 12% and have 3.5 %). The city's owner occupied housing exceeds the
need for moderate income housing (need 16% and have 24 %, but again, is well below the need for low
and very-low income housing (low —need 12% and have 4.2% and very-low —need 12% and have 1 %).
Commissioner Long asked regarding potential action #15 on Exhibit A, has any jurisdiction in
Washington implemented something like this? Principal Planner Clark replied that staff will need to
research this issue. Commissioner Noble - Gulliford asked regarding potential action #2, is there a different
school impact fee for mixed -use projects? Principal Planner Clark replied no, school impact fees are
assessed based on if the project is a single- or multi -unit use. Commissioner Noble - Gulliford asked if
there is a difference between condominiums and rental units. Principal Planner Clark replied that the city
does not distinguish between them.
KAPlanning Commission \2016 \Meeting Summary 01- 18- 17.doc
Planning Commission Minutes Page 3 January 18, 2017
For the proposed amendments, the threshold for those multi - family projects that will be subject to the
proposed amendments is 100 - units. Commissioner Carlson suggested the city consider lowering the
threshold.
ADDITIONAL BUSINESS
Administrative Assistant Piety informed the Commission that Parks Director John Hutton requested to have a
Commissioner on the Parks Plan Update Stakeholders Committee. The committee will meet for approximately 18
months, one meeting a month with an occasional second meeting, and will likely meet in the evening. Chair Bronson
and Commissioner O'Neil expressed interested in serving on the committee.
Commissioner O'Neil asked if Telecare has submitted a permit. Principal Planner Clark replied that they have.
ADJOURN
The meeting was adjourned at 7:20 P.M.
KAPlanning Commission\2016Weeting Summary 01- I8- 17.doc
41k
CITY OF
Federal Way
DATE:
TO:
FROM:
SUBJECT:
BRIEFING DATE
I. BACKGROUND
PLANNING COMMISSION
STAFF REPORT
February 9, 2017
Lawson Bronson, Planning Commission Chair
Brian Davis, Community Development Director'
Margaret Clark, Principal Planner nv�
Briefing on the Multi - Family Housing Moratorium
February 15, 2017
The City of Federal Way adopted a six -month moratorium on the expansion or creation of multi-
family housing per Ordinance No. 16 -821 on June 7, 2016. The moratorium was renewed for six
months on December 6, 2016, and is set to expire on June 6, 2017.
II. MULTI - FAMILY HOUSING IN FEDERAL WAY
Multi- family housing is allowed in the Multi- Family Residential (RM) zones as a stand -alone use,
and in the Neighborhood Business (BN), Community Business (BC), Commercial Enterprise
(CE), City Center -Core (CC -C), and City Center -Frame (CC -F) zones as part of a mixed -use
residential/commercial project. The moratorium covers all multi - family and senior housing
except for duplexes, triplexes, accessory dwelling units, townhouses, and cottage housing.
III. REASON FOR THE MORATORIUM
The reason for the moratorium is to give the City Council time to review the multi - family zoning
and development regulations to determine whether such zoning and development regulations are
appropriate for the type of multi - family development that the Council envisions for the city.
IV. TIMELINE
The following is the anticipated timeline for completion of the code amendments:
Process
Date
Check -in with Council
January 3 d
Planning Commission Briefing
January 18th
SEPA Notice to Newspaper
February 2 °d
Issue SEPA Determination
February 3Ta
Council Retreat (Council Briefing)
February 4ch
Planning Commission Staff Report February 15, 2017
Briefing on the Multi- Family Housing Moratorium Page 1 of 11
Process
Date
Planning Commission Briefing
February 15`h
14 -Day Comment Period Ends
February 17`h
Notice of Planning Commission Public Hearing
February 24`h
21 -Day Appeal Period Ends
March 10`h
Planning Commission Public Hearing
March 15`h
Land Use /Transportation Committee Meeting
April 3`d
City Council I" Reading
May 2nd
City Council 2nd Reading
May 16`x'
Notice in Newspaper
May 18`h
Ordinance Effective
May 23`d
Moratorium Ends
June 6h
V. BRIEFINGS
This is a follow -up to the January 18`h Planning Commission briefing at which time the Planning
Commission had a number of comments and questions.
VI. COMMENTS AND QUESTIONS FROM THE PLANNING COMMISSION
a. Questions
Question #1 — How many active multi- family permits exist currently?
Response:
Multi - Family Permits
Name
# Units
Status
Submitted prior to the moratorium;
Uptown Square
300
under construction
Submitted prior to the moratorium;
Federal Way Veterans
45
under construction
Federal Way Apts at 348`h
269
Submitted prior to the moratorium;
(Mixed -Use Development)
under technical review
Question #2 — Has the moratorium led developers to delay submitting for permits?
Response: Staff is unaware if this is the case; however, we are aware that an applicant tried to
submit an application for a mixed use building with 18 multi- family units (Frog & Pike.
Building) in June 2016, and the application was not accepted due to the moratorium.
Question #3 — Concern was expressed that staff made a statement in the staff report to the
City Council that the Commissioners supported the proposed amendments. The
Commissioners support the broad principles presented, but not necessarily the specifically
Planning Commission Staff Report February 15, 2017
Briefing on the Multi - Family Housing Moratorium Page 2 of 11
proposed amendments (the proposed amendments have not been presented as yet). The
Commissioners requested a study session before the public hearing, and also to see the
proposed code amendments before the March 15`h public hearing.
Response: Staff has proposed code language attached as Exhibits A - K
Question #4 -- Do we know why the multi - family school impact fee is larger than the single
family fee in Federal Way; as opposed to the other cities surveyed where the single family fee
is higher?
Response: The school impact fees were determined by the Federal Way School District.
Question #5 — Ordinance No. 14 -757 allows the reduction of school impact fees in the City
Center. Is this ordinance still in effect?
Response: Ordinance No. 14 -757, which is still in effect, allows a 50 percent reduction in the
school impact fee in the Planned Action SEPA' portion of the City Center due to the
anticipated lower presence of school -aged children.
Question #6 — Is there a similar ordinance that reduces traffic impact fees in the City Center?
Response: Resolution No. 16-711, which adopted the 2017 fee schedule, shows a reduced
traffic impact fee for certain uses, such as shopping centers, in the City Center (Exhibit L,
Pages 4 -6). The City Center Traffic Impact Fee Reduction Factor is shown on Exhibit M.
Question #6 — What is the overarching goal of the multi - family moratorium?
Response: Staff understands, based on the City Council's direction, that the goal of the multi-
family moratorium is to provide an opportunity for the Council to consider code amendments
that would result in a higher quality of multi - family development, while ensuring that adequate
amenities such as open space and parking are provided for residents in a safe environment.
Question #7 — How much affordable housing does the city have?
Response: The following table shows the percentage of affordable housing needed for very
low, low, and moderate income households based on the King County Countywide Planning
Policies (CWPPs) and the percentage of housing available in the city.2 The city's affordable
housing supply exceeds the target for moderate and low- income rentals; however, there are
not enough rentals for the very low- income. In the case of owner- occupied housing, the
supply exceeds the target for moderate owner- occupied housing, but there is not enough
affordable housing for the low and very low- income households.
' This is the area of the City Center, east of Pacific Highway South.
2 The data in the table is based on the 2010 -2014 ACS 5 -Year Estimates (updated for recent multi - family projects).
Planning Commission Staff Report February 15, 2017
Briefing on the Multi - Family Housing Moratorium Page 3 of 11
Affordable Housing Needs
Income Levels
Need
Have
Rental
51 -80% of AMI (Moderate)
16% of Total Housing Supply
41.3%
31 -50% of AMI (Low)
12% of Total Housing Supply
39.0%
30% & below AMI (Very Low
12% of Total Housing Supply
3.5%
Owner- Occupied
51 -80% of AMI (Moderate)
16% of Total Housing Supply
24.0%
31 -50% of AMI (Low)
12% of Total Housing Supply
4.2%
30% & below AMI (Very Low
12% of Total Housing Supply
1.00%
Source: 2010 -2014 American Community Survey (ACS) 5 -Year Estimates (updated for recent multi - family projects)
Question #8 — Are there any jurisdictions requiring impact fees to offset the need for calls by
the police and fire departments?
Response: Burien, Tukwila, Auburn, Kent, Des Moines, Renton, and Tacoma were contacted
and none of these cities had an impact fee program for police services. We are continuing to
research this and may be looking at other options.
Question #9 — Are there different school impact fees for mixed -use development?
Response: No, there are different impact fees for single - family and multi - family only. The
impact fees for units in a mixed -use development would be the same as the multi - family
impact fee.
Question #10 — Is there a difference between condominiums and rentals?
Response: Essentially, there is no difference between the two, as condominiums can be either
owner- occupied or rentals.
Question #11— Commissioners would like to see the actual numbers of affordable housing
supply in comparison with other cities. Does Federal Way have more low- income housing
than other cities?
Response: Please refer to Exhibit N (Comparison Table for Housing in Selected Cities). This
table shows only subsidized rental housing and includes project -based Section 8 vouchers.
These vouchers provide rent subsidies to tenants, but stays with the unit. The King County
Housing Authority (KCHA) owns and manages nearly all of this type of public housing. As
shown in the table, Auburn, SeaTac, and Tacoma had a higher percentage of subsidized
housing at the time that the table was prepared. When we look at the percentage of multi-
family units by city, Renton, Tukwila, Seattle, Bellevue, Redmond, Issaquah, and Lakewood
had higher percentages.
Planning Commission Staff Report February 15, 2017
Briefing on the Multi - Family Housing Moratorium Page 4 of 11
b. Comments
Comment #1— A Commissioner was very interested in a program similar to Seattle's, which
requires a landlord to allow a tenant to pay the security deposit, fees, and first and last month's
rent over the course of a payment plan. Another Commissioner stated that they partially agree
with Seattle's approach; however, stated we also need to protect the property owner to be sure
they receive their money.
Response: Staff could research this program based on City Council direction; however, this
would be a longer range project due to the timeline to complete the work related to the multi-
family moratorium.
Comment #2 — A Commissioner stated that the 100 -unit threshold for multi - family units to
be subject to new regulations may be too high due to the diminishing supply of residentially
zoned land.
Response: Staff is recommending that the 100 -unit threshold be used only for underground or
structured parking.
Comment #3 — A Commissioner stated that they have attended meetings and have heard
concerns about traffic impacts related to multi- family development, but have not heard
concerns or comments about multi - family design.
Response: Based on the adoption and renewal of the multi - family moratorium and other
direction from Council, staff is addressing multi - family design standards as part of the
solution to the moratorium concerns.
VII. PROGRESS TO DATE
The following lists proposed code amendments that could be adopted to address the following 17
potential actions:
Potential Action #1
Require underground parking for multi- family units, except structured parking would be allowed
in the CC -C and CC -F zones.
Potential Code Amendment
This has been addressed by recommending the following language, "Underground parking must
be provided for 100 units or more:"
Exhibit A — RM Zone, "Stacked Dwelling Units" — Note 123
Exhibit C — BN Zone, "Multi -Unit Housing" — Note 14
Exhibit D — BC Zone, "Multi -Unit Housing" —Note 6
3 Since this note would not apply to detached dwelling units, FWRC 19.205.040 was amended as Exhibit A to address stacked
multi -unit housing and FWRC 19.205.040A (Exhibit B) addresses detached dwelling units.
Planning Commission Staff Report February 15, w n
Briefing on the Multi - Family Housing Moratorium Page 5 of 11
Exhibit E — RS Zone, "Senior Citizen or Special Needs Housing" — Note 13
Exhibit F — RM Zone," Senior Citizen Housing" — Note 15
Exhibit G — BC Zone, "Senior Citizen or Special Needs Housing" — Note 3
The language, "Structured parking or underground parking must be provided for 100 units or
more" has also been recommended as follows:
Exhibit H — CC -F Zone, "Multi -Unit Housing" — Note 19
Exhibit I — CC -C Zone, "Multi -Unit Housing" — Note 18
Potential Action #2
Require a certain percentage of commercial on the ground floor of buildings in all zones (CC -C,
CC -F, BC, BN, and MF) if it is located along an arterial or collector and is visible from the right -
of -way. This excludes gyms and other uses considered accessory to the multi - family uses.
Potential Code Amendment
This has been addressed with the following recommended language:
Exhibit A — RM Zone, "Stacked Dwelling Units" — Add Note 4, which states:
"If located along an arterial or collector and is visible from the right -of -way, at least 50
percent of the length of the ground floor fagade facing a right -of -way must be developed
with commercial uses allowed in the Neighborhood Business zone. The commercial
ground floor uses must also occupy a minimum depth of 15 ft. and a minimum interior
height of 13 ft. of commercial space for any single tenant."
Language requiring a portion of the ground floor already exists:
Exhibit C — BN Zone, "Multi -Unit Housing" — Note 2
Exhibit D — BC Zone, "Multi -Unit Housing" — Note 4
Exhibit H — CC -F Zone, "Multi -Unit Housing" —Note 2
Exhibit I — CC -C Zone, "Multi -Unit Housing" — Note 4
Exhibit J — RS Zone, "Senior Citizen or Special Needs Housing" —Note 4 and Exhibit F — RM
Zone, "Senior Citizen Housing" —Note 3 allows commercial uses on the ground floor if the
uses are clearly accessory to the principal use and are intended primarily for the use of the
residents or guests. Similar language is recommended for Exhibit G — BC Zone, "Senior Citizen
or Special Needs Housing."
Potential Action #3
Prohibit the concentration of apartments with a large number of bedrooms by requiring a mix of
one, two, three, four, and five bedroom units.
Potential Code Amendment
This concern arose because regardless of the number or rooms in a multi - family unit, the parking
requirement is the same (e.g., in multi - family (RM) zones, 1.7 parking spaces are required per
unit). As a result, inadequate parking spaces are being provided, resulting in spillover parking
Planning Commission Staff Report February 15, 2017
Briefing on the Multi - Family Housing Moratorium Page 6 of 11
onto adjacent streets. Staff is recommending the number of parking spaces be based on the
number of bedrooms to address this concern. Refer to Potential Code Amendment # 17.
Potential Action #4
Require a certain percentage of a unit to be shared living area (e.g., living and dining rooms).
Potential Code Amendment
No examples were found of a similar requirement, and there are existing requirements to address
this in the building code. For example, except for efficiency units (which have a minimum floor
area requirement of 220 square feet), there is a requirement for 200 square feet of space per person
and 120 square feet of living area. In addition, there are minimum square foot requirements for
rooms and minimum ceiling heights. Therefore, staff recommends no amendments.
Potential Action #5
Require a certain percentage of the gross floor area of the apartment building to be common areas
for social gathering.
Potential Code Amendment
The following language has been recommended to be added to the Community Design Guidelines
(FWRC 19.115.090[4], on Page19 of 22 [Exhibit J]):
"For all multi - family residential uses, except for zero lot line townhouse residential uses and
attached dwelling units, shared community rooms for social gatherings and other activities shall
be provided, unless it is an unreasonable requirement based on the number of dwelling units."
This would pertain to all multi- family and senior citizen housing.
Potential Action #6
Require a certain percentage of the gross floor area of the apartment to be designated as private
open space, such as a patio, porch, deck, balcony, yard, or shared entry porches or balconies.
Potential Code Amendment
This has been addressed by recommending the following language to each applicable Use Zone
Chart:
"Private space, a minimum of 48 square feet with a minimum dimension of six feet must be
provided per unit. This could be a patio, porch, balcony, or yard."
Exhibit B — RM Zone, "Stacked Dwelling Units" — Note 3
Exhibit C — BN Zone, "Multi -Unit Housing" — Note 13
Exhibit D — BC Zone, "Multi -Unit Housing" — Note 11
Exhibit E — RS Zone, "Senior Citizen or Special Needs Housing" —Note 12
Exhibit F — RM Zone," Senior Citizen Housing" — Note 14
Exhibit G — BC Zone, "Senior Citizen or Special Needs Housing" — Note 8
Exhibit H — CC -F Zone, "Multi -Unit Housing" — Note 8
Exhibit I — CC -C Zone, "Multi -Unit Housing" —Note 8
Planning Commission Staff Report February 15, 2017
Briefing on the Multi - Family Housing Moratorium Page 7 of 11
A related amendment, which would not allow private open space to be credited to required
useable space in the City Center Core has been made by deleting FWRC 19.115.115(2), on Page
21 of 22 (Exhibit J).
Potential Action #7
Require mandatory participation in garbage, recycling, and composting programs.
Potential Code Amendment
This has been addressed by recommending amendments to FWRC 19.125.150(7)(h), on Page 5 of
5 (Exhibit K).
Potential Action #8
Require minimum space for solid waste enclosures to accommodate containers for garbage,
recyclables, and compostables.
Potential Code Amendment
This has been addressed by recommending amendments to FWRC 19.125.150(7)(a -c), on Pages
2-4 of 5 (Exhibit K).
Potential Action #9
Require operational plans for solid waste storage and conveyance, whether interior or exterior,
and establish a maximum allowable distance from unit entries to exterior solid waste storage.
Potential Code Amendment
This has been addressed by recommending amendments to FWRC 19.125.150(7)(d and g) on Page
4 of 5 (Exhibit K).
Potential Action #10
Minimize bulk of buildings by restricting the number of units in each building.
Potential Code Amendment
Staff is in the process of researching this.
Potential Action #11
Buildings shall insure maximum compatibility with surrounding land uses and structures. Where
the site adjoins single- family residential uses, or single- family residential zones, or less intensive
multi - family zones or uses, building heights shall be reduced and side yard setbacks shall be
increased.
Potential Code Amendment
This has been addressed as follows:
Exhibit A — RM Zone, "Stacked Dwelling Units" — The following language has been
recommended to be added as Note 5:
Planning Commission Staff Report February 15, 2017
Briefing on the Multi - Family Housing Moratorium Page 8 of 11
"If any portion of a structure on the subject property is within 100 ft. of a single -
family residential zone, then that portion of the structure shall not exceed 30 ft. above
average building elevation, and the structure shall be set back a minimum of 20 ft,
from the property line of the residential zone."
Exhibit C — BN Zone, "Multi -Unit Housing" — Note 5
Exhibit D — BC Zone, "Multi -Unit Housing" — Note 2
Exhibit E — RS Zone, "Senior Citizen or Special Needs Housing" — Existing language in Note 3
gives the city the ability to require modification of the required yard, lot coverage, height,
landscaping, and other similar dimensional and site design requirements based on specific criteria.
Exhibit F — RM Zone," Senior Citizen Housing" — Existing language in Note 2 gives the city
the ability to require modification of the required yard, lot coverage, height, landscaping, and
other similar dimensional and site design requirements based on specific criteria.
Exhibit G — BC Zone, "Senior Citizen or Special Needs Housing" — Note 2
Exhibit H — CC -F Zone, "Multi -Unit Housing" — Note 5
Exhibit I — CC -C Zone, "Multi -Unit Housing" — No amendments were proposed in this zone
since it is surrounded by the CC -F zone, and the CC -C zone is intended to accommodate the
highest buildings and the most intensive uses.
Potential Actions #12 and 13
12. Require each apartment complex to have a safety plan (e.g., common areas such as laundry
rooms, or any room which is not visible from publicly travelled places), that must post hours
of operation and be kept secure at other times.
13. Require security cameras in shared areas, e.g., lobby, community rooms, playground, etc.
Potential Code Amendment
The following language is being recommended:
"The subject property shall prepare a safety plan that addresses safety of its residents in common
areas such as community rooms, laundry rooms, and on -site public open spaces, including
security cameras."
Exhibit A — RM Zone, "Stacked Dwelling Units" — Note 16
Exhibit C — BN Zone, "Multi -Unit Housing" — Note 18
Exhibit D — BC Zone, "Multi -Unit Housing" — Note 18
Exhibit E — RS Zone, "Senior Citizen or Special Needs Housing" — Note 16
Exhibit F — RM Zone," Senior Citizen Housing" — Note 17
Exhibit G — BC Zone, "Senior Citizen or Special Needs Housing" — Note 15
Exhibit H — CC -F Zone, "Multi -Unit Housing" — Note 24
Exhibit I — CC -C Zone, "Multi -Unit Housing" — Note 23
Planning Commission Staff Report February 15, 2017
Briefing on the Multi- Family Housing Moratorium Page 9 of 11
Potential Action #14
Require a maintenance plan, and /or adopt an inspection program to be financed by landlord fees.
Potential Code Amendment
This is a large scale project, which will be done in the future, if so directed by the Council.
Potential Action #15
Require impact fees to offset the need for calls by the police and fire departments.
Potential Code Amendment
This is a large scale project, which will be done in the future, if so directed by the Council.
However, we are researching what ordinances other cities may have adopted.
Potential Action #16
Enforce the parking and critical areas provisions of the FWRC.
Potential Code Amendment
All necessary code language is in place. This is a matter of enforcing the requirements.
Potential Action #17
Come up with a new parking requirement based on the number of bedrooms.
Potential Code Amendment
The following requirements for the number of parking spaces based on the number of bedrooms
are being recommended:
Exhibit A — RM Zone, "Stacked Dwelling Units" — Note 14
Exhibit C — BN Zone, "Multi -Unit Housing" — Note 16
Exhibit D — BC Zone, "Multi -Unit Housing" — Note 7
Exhibit E — RS Zone, "Senior Citizen or Special Needs Housing" — Adequate requirements
already exist.
Exhibit F — RM Zone," Senior Citizen Housing" — Adequate requirements already exist.
Exhibit G — BC Zone, "Senior Citizen or Special Needs Housing" — Language was amended to
make the requirement consistent with the language in Exhibits D and E.
Exhibit H — CC -F Zone, "Multi -Unit Housing" — Note 21
Exhibit I — CC -C Zone, "Multi -Unit Housing" — Note 20
VIII. OTHER PROPOSED AMENDMENTS
1. Use Zone Chart FWRC 19.240.150 (Exhibit O) is proposed to be deleted since multi - family
housing is not compatible with uses in the Commercial Enterprise (CE) Zone, which is the
city's industrial zone.
Planning Commission Staff Report February 15, 2017
Briefing on the Multi- Family Housing Moratorium Page 10 of 1 l
2. The following definitions are proposed to be added:
"Efficiency apartment" means a small one room apartment, which includes all
living and cooking areas with a separate bathroom.
"Studio apartments" means a one room apartment, which includes all living and
cooking areas with a separate bathroom. Studios may have a wide open living
space, and are typically larger than an "efficiency apartment." Studio apartments
can contain a loft.
LIST OF EXHIBITS
Exhibit A RM Zone, "Stacked Dwelling Units"
Exhibit B RM Zone, "Detached Dwelling Units"
Exhibit C BN Zone, "Multi -Unit Housing"
Exhibit D BC Zone, "Multi -Unit Housing"
Exhibit E RS Zone, "Senior Citizen or Special Needs Housing"
Exhibit F
RM Zone," Senior Citizen Housing"
Exhibit G
BC Zone, "Senior Citizen or Special Needs Housing"
Exhibit H
CC -F Zone, "Multi -Unit Housing"
Exhibit I
CC -C Zone, "Multi -Unit Housing"
Exhibit J
"Community Design Guidelines"
Exhibit K
"Garbage and Recycling Receptacles"
Exhibit L
Resolution No. 16 -711
Exhibit M
City Center Traffic Impact Fee Reduction Factor
Exhibit N
Comparison Table for Housing in Selected Cities
Exhibit O
CE Zone, "Multi -Unit Housing"
KA2016 Code Amendments\Multifamily Code Amendments\Planning Commission Briefings \021517 Briefing \Staff Report.docx
Planning Commission Staff Report February 15, 2017
Briefing on the Multi - Family Housing Moratorium Page 11 of 11
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PACE —rq AA_
Way Revised Code (FWRC)
Title 19, Zoning and Development Code
Chapter 19.115, Community Design Guidelines
Sections:
19.115.010 Purpose.
19.115.020 Administration.
19.115.030
Applicability.
19.115.050
Site design — All zoning districts.
19.115.060
Building design — All zoning districts.
19.115.070
Building and pedestrian orientation — All zoning districts.
19.115.080
Mixed -use residential buildings in commercial zoning districts.
19.115.090
District guidelines.
19.115.100
Institutional uses.
19.115.110 Design criteria for public space.
19.115.115 Design criteria for residential usable open space and fee -in -lieu option.
19.115.120 Design for cluster residential subdivision lots.
19.115.010 Purpose.
The purpose of this chapter is to:
(1) Implement community design guidelines by:
(a) Adopting design guidelines in accordance with land use and development policies established in
the Federal Way comprehensive plan and in accordance with crime prevention through
environmental design (OPTED) guidelines.
(b) Requiring minimum standards for design review to maintain and protect property values and
enhance the general appearance of the city.
(c) Increasing flexibility and encouraging creativity in building and site design, while assuring quality
development pursuant to the comprehensive plan and the purpose of this chapter.
(d) Achieving predictability in design review, balanced with administrative flexibility to consider the
individual merits of proposals.
(e) Improving and expanding pedestrian circulation, public space, and pedestrian amenities in the city.
(2) Implement crime prevention through environmental design ( CPTED) principles by:
FWRC, Chapter 19.115, Community Design Guidelines Page 1 of 22
EXPM IT :1 __
(a) Requiring minimum standards for design review to reduce the rate of c
AQ , Q F.-V
persons and property, thus providing for the highest standards of public safety.
(b) CPTED principles are functionally grouped into the following three categories:
(i) Natural surveillance. This focuses on strategies to design the built environment in a manner
that promotes visibility of public spaces and areas.
(ii) Access control. This category focuses on the techniques that prevent and/or deter
unauthorized and/or inappropriate access.
(iii) Ownership. This category focuses on strategies to reduce the perception of areas as
"ownerless" and, therefore, available for undesirable uses.
(c) CPTED principles, design guidelines, and performance standards will be used during project
development review to identify and incorporate design features that reduce opportunities for
criminal activity to occur. The effectiveness of CPTED is based on the fact that criminals make
rational choices about their targets. In general:
(i) The greater the risk of being seen, challenged, or caught, the less likely they are to commit a
crime.
(ii) The greater the effort required, the less likely they are to commit a crime.
(iii) The lesser the actual or perceived rewards, the less likely they are to commit a crime.
(d) Through the use of CPTED principles, the built environment can be designed and managed to
ensure:
(i) There is more chance of being seen, challenged, or caught;
(ii) Greater effort is required;
(iii) The actual or perceived rewards are less; and
(iv) Opportunities for criminal activity are minimized.
(Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 09 -593, § 34, 1 -6 -09; Ord. No. 07 -554, § 5(Exh. A(15)), 5- 15 -07;
Ord. No. 06 -515, § 3,2-7-06; Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99 -333, § 3,
1- 19 -99; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1630.)
19.115.020 Administration.
Applications subject to community design guidelines and crime prevention through environmental design
(OPTED) shall be processed as a component of the governing land use process, and the director shall have
the authority to approve, modify, or deny proposals under that process. Unlike development standards in
the zoning code, this chapter contains guidelines that are intended to serve as performance objectives for
developing the appropriate siting and design solution for each development on each unique site. Decisions
under this chapter will consider proposals on the basis of individual merit and will encourage creative
design alternatives in order to achieve the stated purpose and objectives of this chapter. To further such
creative design alternatives, and in recognition of site - specific opportunities and constraints, decisions
under this chapter may allow for departure from any specific or numeric provisions contained in these
guidelines, provided the end result is consistent with the purpose statement of this chapter. Decisions
under this chapter are appealable using the appeal procedures of the applicable land use process.
FWRC, Chapter 19.115, Community Design Guidelines Page 2 of 22
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(Ord. No. 13 -750, § 3, 11 -5 -13; Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 07 -5 , , x , 5-15 -07;
Ord. No. 06 -515, § 3, 2 -7 -06; Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99 -333, § 3,
1- 19 -99; Ord. No. 97 -291, § 3,4-1-97; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1631.)
FWRC, Chapter 19.115, Community Design Guidelines Page 3 of 22
19.115.030 Applicability.
This chapter shall apply to all development applications except single- family residential, subject to FWRC
Title 19, Zoning and Development Code. Project proponents shall demonstrate how each CPTED principle
is met by the proposal, or why it is not relevant by either a written explanation or by responding to a
checklist prepared by the city. Subject applications for remodeling or expansion of existing developments
shall meet only those provisions of this chapter that are determined by the director to be reasonably related
and applicable to the area of expansion or remodeling. This chapter in no way should be construed to
supersede or modify any other city codes, ordinances, or policies that apply to the proposal.
(Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 07 -554, § 5(Exh. A(15)), 5- 15 -07; Ord. No. 06 -515, § 3, 2 -7 -06;
Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99 -333, § 3, 1- 19 -99; Ord. No. 97 -291, § 3,
4 -1 -97; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1632.)
19.115.050 Site design — All zoning districts.
(1) General criteria.
(a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian
corridors, and similar features unique to the site should be incorporated into the design.
(b) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas
include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and
amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and
other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping.
(c) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding
features such as building entrances, open spaces, significant landscaping, unique topography or
architecture, and solar exposure.
(d) Project designers shall strive for overall design continuity by using similar elements throughout
the project such as architectural style and features, materials, colors, and textures.
(e) Place physical features, activities, and people in visible locations to maximize the ability to be
seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to
increase natural surveillance by park users, and place laundry facilities near play equipment in
multiple - family residential development. Avoid barriers, such as tall or overgrown landscaping or
outbuildings, where they make it difficult to observe activity.
(f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by
security hardware such as locks, chains, and alarms. Where appropriate, utilize security guards.
All of these methods result in increased effort to commit a crime and, therefore, reduce the
potential for it to happen.
(g) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art,
signs, good maintenance, and landscaping are some physical ways to express ownership.
Identifying intruders is much easier in a well - defined space. An area that looks protected gives
the impression that greater effort is required to commit a crime. A cared -for environment can also
reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are
generally more intimidating than areas that do not display such characteristics.
(2) Surface parking lots.
FWRC, Chapter 19.115, Community Design Guidelines Page 4 of 22
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(a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125
FWRC.
(b) Vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional
signage.
(c) Driveways shall be located to be visible from the right -of -way but not impede pedestrian
circulation on -site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts.
(d) Multi- tenant developments with large surface parking lots adjacent to a right -of -way are
encouraged to incorporate retail pads against the right -of -way to help break up the large areas of
pavement.
(e) See FWRC 19.115.090 for supplemental guidelines.
(3) Parking structures (includes parking floors located within commercial buildings).
(a) The bulk (or mass) of a parking structure as seen from the right -of -way should be minimized by
placing its short dimension along the street edge. The parking structure should include active uses
such as retail, offices or other commercial uses at the ground level and/or along the street
frontage.
(b) Parking structures which are part of new development shall be architecturally consistent with
exterior architectural elements of the primary structure, including rooflines, facade design, and
finish materials.
(c) Parking structures should incorporate methods of articulation and accessory elements, pursuant to
FWRC 19.115.060(3)(b), on facades located above ground level.
(d) Buildings built over parking should not appear to "float" over the parking area, but should be
linked with ground level uses or screening. Parking at grade under a building is discouraged
unless the parking area is completely enclosed within the building or wholly screened with walls
and/or landscaped berms.
(e) Top deck lighting on multi -level parking structures shall be architecturally integrated with the
building, and screened to control impacts to off -site uses. Exposed fluorescent light fixtures are
not permitted.
(f) Parking structures and vehicle entrances should be designed to minimize views into the garage
interior from surrounding streets. Methods to help minimize such views may include, but are not
limited to, landscaping, planters, and decorative grilles and screens.
(g) Security grilles for parking structures shall be architecturally consistent with and integrated with
the overall design. Chain -link fencing is not permitted for garage security fencing.
(h) See FWRC 19.115.090(3)(d) for supplemental guidelines.
(4) Pedestrian circulation and public spaces.
(a) Primary entrances to buildings, except for zero lot line townhouse development and attached
dwelling units oriented around an internal courtyard, should be clearly visible or recognizable
from the right -of -way. Pedestrian pathways from rights -of -way and bus stops to primary
entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and
should be clearly delineated.
FWRC, Chapter 19.115, Community Design Guidelines Page 5 of 22
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(b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a
variation in paved texture and color, and protected from abutting vehicle circulation areas with
landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed
aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation
is not encouraged.
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Pedestrian pathways kom R.O.W. Pedestrian connections
Figure 1 — FWRC 19.115.050(4) Figure 2 — FWRC 19.115.050(4)
(c) Pedestrian connections should be provided between properties to establish pedestrian links to
adjacent buildings, parking, pedestrian areas and public rights -of -way.
(d) Bicycle racks should be provided for all commercial developments.
(e) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs,
trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops,
phone booths, fencing, etc., should be incorporated into the site design.
(f) See FWRC 19.115.090 for supplemental guidelines.
(5) Landscaping. Refer to Chapter 19.125 FWRC for specific landscaping requirements and for
definitions of landscaping types referenced throughout this chapter.
(6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040 for
requirements related to garbage and recycling receptacles, placement and screening.
(a) Commercial services relating to loading, storage, trash and recycling should be located in such a
manner as to optimize public circulation and minimize visibility into such facilities.
Service yards shall comply with the following:
(i) Service yards and loading areas shall be designed and located for easy access by service
vehicles and tenants and shall not displace required landscaping, impede other site uses, or
create a nuisance for adjacent property owners.
(ii) Trash and recycling receptacles shall include covers to prevent odor and wind -blown litter.
(iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent with
the primary building(s) relative to architecture, materials and colors.
FWRC, Chapter 19.115, Community Design Guidelines Page 6 of 22
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(iv) Chain -link fencing shall not be used where visible from public streets, on -site major drive
aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used.
uU011111IM 0 1111111 3 111 96.01r01091
Loaarrg ereas
Trash and storage areas
Figure 3 — FWRC 19.115.050(6) Figure 4 — FWRC 19.115.050(6)
(b) Site utilities shall comply with the following:
(i) Building utility equipment such as electrical panels and junction boxes should be located in
an interior utility room.
(ii) Site utilities including transformers, fire standpipes and engineered retention ponds (except
biofiltration swales) should not be the dominant element of the front landscape area. When
these must be located in a front yard, they shall be either undergrounded or screened by walls
and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public
open spaces, monument signs, and/or driveways.
(7) Miscellaneous site elements.
(a) Lighting shall comply with the following:
(i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3).
(ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate
cut -off shields to prevent off -site glare.
(iii) Lighting standards shall not reduce the amount of landscaping required for the project by
Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping.
(b) Drive - through facilities, such as banks, cleaners, fast food, drug stores and service stations, etc.,
shall comply with the following:
(i) Drive - through windows and stacking lanes are not encouraged along facades of buildings that
face a right -of -way. If they are permitted in such a location, then they shall be visually
screened from such street by Type III landscaping and/or architectural element, or
FWRC, Chapter 19.115, Community Design Guidelines Page 7 of 22
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combination thereof; provided, such elements reflect the primary building and provide
appropriate screening.
(ii) The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestrian
areas by Type III landscaping and/or architectural element, or combination thereof, provided,
such elements reflect the primary building and provide appropriate separation. Painted lanes
are not sufficient.
(iii) Drive - through speakers shall not be audible off -site.
(iv) A bypass /escape lane is recommended for all drive - through facilities.
(v) See FWRC 19.115.090(4) for supplemental guidelines.
(Ord. No. 09 -610, § 3(Exh. A), 4 -7 -09; Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 07 -554, § 5(Exh. A(15)),5-
15-07; Ord. No. 06 -515, § 3, 2 -7 -06; Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99-
333, § 3, 1- 19 -99; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1634.)
19.115.060 Building design — All zoning districts.
(1) General criteria.
(a) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" or
"step down" hillsides to accommodate significant changes in elevation, unless this provision is
precluded by other site elements such as stormwater design, optimal traffic circulation, or the
proposed function or use of the site. See FWRC 19.120.110 for related standards for development
on sites with slopes of 15 percent or greater.
Emphasrting natural topography
Figure 5 — FWRC 19.115.060(1)
(b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive
plan or other adopted plans or policies.
(c) Materials and design features of fences and walls should reflect that of the primary building(s) and
shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls.
(2) Building facade modulation and screening options, defined. Except for zero lot line townhouse
development and attached dwelling units, all building facades that are both longer than 60 feet and are
visible from either a right -of -way or residential use or zone shall incorporate facade treatment according
FWRC, Chapter 19.115, Community Design Guidelines Page 8 of 22
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to this section. Subject facades shall incorporate at least two of the four options described herein; except,
however, facades that are solidly screened by Type I landscaping, pursuant to Chapter 19.125 FWRC,
Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section.
Options used under this section shall be incorporated along the entire length of the facade, in any
approved combination. Options used must meet the dimensional standards as specified herein; except,
however, if more than two are used, dimensional requirements for each option will be determined on a
case -by -case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified
minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and
city center frame.
(a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet.
Alternative methods to shape a building, such as angled or curved facade elements, off -set planes,
wing walls and terracing, will be considered; provided, that the intent of this section is met.
Incorporating nvdublom
Figure 6 — FWRC 19.115.060(2)
(b) Landscape screening. Eight- foot -wide Type II landscape screening along the base of the facade,
except Type IV may be used in place of Type II for facades that are comprised of 50 percent or
more window area, and around building entrance(s). For building facades that are located
adjacent to a property line, some or all of the underlying buffer width required by Chapter 19.125
FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width
requirement of this section.
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Imaipwabng bndscaped buRers
Figure 7 — FWRC 19.115.060(2)
FWRC, Chapter 19.115, Community Design Guidelines Page 9 of 22
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(c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades
that are visible from a right -of -way. Minimum length: 50 percent of the length of the facade using
this option.
v
Incorporating canopylarcade
Figure 8 — FWRC 19.115.060(2)
(d) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area
of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible
and accessible from the adjacent right -of -way.
Incorporati v pedestrian plaza
Figure 9 — FWRC 19.115.060(2)
(3) Building articulation and scale.
(a) Except for zero lot line townhouse development and attached dwelling units, building facades
visible from rights -of -way and other public areas should incorporate methods of articulation and
accessory elements in the overall architectural design, as described in subsection (3)(b) of this
section.
FWRC, Chapter 19.115, Community Design Guidelines Page 10 of 22
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Figure 10 — FWRC 19.115.060(3)
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Accessory Elements
Figure 11 — FWRC 19.115.060(3)
(b) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank
walls, pursuant to FWRC 19.125.040(21) and subsection (3)(a) of this section:
(i) Showcase, display, recessed windows;
(ii) Window openings with visible trim material, or painted detailing that resembles
resemble trim;
(iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting;
(iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with
plant material that will obscure or screen the wall's surface;
(vi) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork,
sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way
arts commission may be used as an advisory body at the discretion of the planning staff);
(vii) Architectural features such as setbacks, indentations, overhangs, projections, articulated
cornices, bays, reveals, canopies, and awnings;
(viii) Material variations such as colors, brick or metal banding, or textural changes; and
(viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian
activities.
(c) See FWRC 19.115.090(3) for supplemental guidelines.
Showcase windows
vertical treys
Figure 12 — FWRC 19.115.060(3)
Landscaping
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Artwork -M ura I
FWRC, Chapter 19.115, Community Design Guidelines Page 11 of 22
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vertical treys
Figure 12 — FWRC 19.115.060(3)
Landscaping
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Artwork -M ura I
FWRC, Chapter 19.115, Community Design Guidelines Page 11 of 22
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Architectwal katti►res AretAecturat kahmes Material variations Landscaped public piazas
Figure 13 — FWRC 19.115.060(3)
(Ord. No. 09 -610, § 3(Exh. A), 4 -7 -09; Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 07 -554, § 5(Exh. A(15)),5-
15-07; Ord. No. 06 -515, § 3, 2 -7 -06; Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99-
333, § 3, 1- 19 -99; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1635.)
19.115.070 Building and pedestrian orientation — All zoning districts.
(1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and
attached dwelling units.
(a) Buildings should generally be oriented to rights -of -way, as more particularly described in FWRC
19.115.090. Features such as entries, lobbies, and display windows should be oriented to the
right -of -way; otherwise, screening or art features such as trellises, artwork, murals, landscaping,
or combinations thereof should be incorporated into the street,oriented facade.
(b) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian
access and use.
Shared publ,c spaces/plaras
Figure 14 — FWRC 19.115.070(1)
(c) All buildings adjacent to the street should provide visual access from the street into human
services and activities within the building, if applicable.
(d) Multiple buildings on the same site should incorporate public spaces (formal or informal). These
should be integrated by elements such as plazas, walkways, and landscaping along pedestrian
pathways, to provide a clear view to destinations, and to create a unified, campus -like
development.
(Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 07 -554, § 5(Exh. A(15)), 5- 15 -07; Ord. No. 06 -515, § 3, 2 -7 -06; Ord. No. 03-
443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99 -333, § 3, 1- 19 -99; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22-
1636.)
FWRC, Chapter 19.115, Community Design Guidelines Page 12 of 22
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19.115.080 Mixed -use residential buildings in commercial zoning districts.
Facades of mixed -use buildings that front a public right -of -way shall meet the following guidelines:
(1) Residential component(s) shall contain residential design features and details, such as individual
windows with window trim, balconies or decks in upper stories, bay windows that extend out from the
building face, upper story setbacks from the building face, gabled roof forms, canopies, overhangs, and a
variety of materials, colors, and textures.
Residential ground levol facade elements
Figure 15 —FWRC 19.115.080(1)
(2) Commercial component(s) shall contain individual or common ground -level entrances to adjacent
public sidewalks.
(3) Commercial and residential components may have different architectural expressions, but the facade
shall exhibit a number of unifying elements to produce the effect of an integrated project.
(4) If parking occupies the ground level, see FWRC 19.115.050(3).
(5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed
with minimum exposure to the right -of -way.
(Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 07 -554, § 5(Exh. A(15)), 5- 15 -07; Ord. No. 06 -515, § 3, 2 -7 -06;
Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99 -333, § 3, 1- 19 -99; Ord. No. 96 -271, § 3,
7 -2 -96. Code 2001 § 22- 1637.)
19.115.090 District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines apply to
individual zoning districts:
(1) Professional office (PO), neighborhood business (BN), and community business (BC).
(a) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to
the right -of -way; provided, however, that parking located adjacent to the right -of- way maximizes
pedestrian access and circulation pursuant to FWRC 19.115.050(4).
(b) Entrance facades shall front on, face, or be clearly recognizable from the right -of -way; and shall
incorporate windows and other methods of articulation.
(c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass.
FWRC, Chapter 19.115, Community Design Guidelines Page 13 of 22
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(d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings,
and/or streetscape amenities, in a context - sensitive amount and combination, considering the
scale of the retail use(s) and entrance(s) to the overall buildin or development, and the proximity
and access to other existing plaza or streetscape features.
(e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right -of -way or
pedestrian area.
(f) If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and not
screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl- coated
mesh, powder- coated poles, dark color(s), and architectural element(s) such as pole caps and/or
decorative grid pattern.
For residential uses only:
(g) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should
be beside or behind buildings that front upon streets.
(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated
by planting areas.
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the
project and the public sidewalk.
(j) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
F.
Figure 16 — FWRC 19.115.090(1)
(k) Principal entries to buildings shall be highlighted with plaza or garden areas containing planting,
lighting, seating, trellises and other features. Such areas shall be located and designed so windows
overlook them.
FWRC, Chapter 19.115, Community Design Guidelines Page 14 of 22
Figure 17 — FWRC 19.115.090(1)
PACE
(1) Common recreational spaces shall be located and arranged so that windows overlook them.
Figure 18 —FWRC 19.115.090(1)
(m) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to them so
those exterior portions of the site are controlled by individual households.
Figure 19 —FWRC 19.115.090(1)
(n) All new buildings, including accessory buildings such as carports and garages in PO and BN
zones only, shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12.
FWRC, Chapter 19.115, Community Design Guidelines Page 15 of 22
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12'
4
Figure 20 — FWRC 19.115.090(1)
(o) Carports and garages in front yards should be discouraged.
(p) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone,
right -of -way, public park, or recreation area shall incorporate a significant structural modulation
(offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the
total length of the subject facade and the minimum width shall be approximately twice the
minimum depth. The modulation shall be integral to the building structure from base to roofline.
(q) Buildings should be designed to have a distinct base, middle and top. The base (typically the first
floor) should contain the greatest number of architectural elements such as windows, materials,
details, overhangs, cornice lines, and masonry belt courses. The midsection, by comparison, may
be simple. (Note: single -story buildings have no middle.) The top should avoid the appearance of
a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or
terraced, etc.
Figure 21 — FWRC 19.115.090(1)
(r) Residential design features, including but not limited to entry porches, projecting window bays,
balconies or decks, individual windows (rather than strip windows), offsets and cascading or
stepped roof forms, shall be incorporated into all buildings. Window openings shall have visible
trim material or painted detailing that resembles trim.
(s) Subsection (1)(n) of this section shall apply to self - service storage facilities.
(2) Office park (OP), corporate park (CP), and commercial enterprise (CE).
(a) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to
the right -of -way; provided, however, that parking located adjacent to the right -of -way maximizes
pedestrian access and circulation pursuant to FWRC 19.115.050(4).
(b) Entrance facades shall front on, face, or be clearly recognizable from the right -of -way.
FWRC, Chapter 19.115, Community Design Guidelines Page 16 of 22
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(c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass.
(d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings,
and/or streetscape amenities, in a context - sensitive amount and combination, considering the
scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity
and accessibility from the building to other existing plaza or streetscape features.
(e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right -of -way or
pedestrian area.
(f) If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and not
screened by Type I landscaping as defined in Chapter 19.125 FWRC, shall utilize vinyl- coated
mesh, powder- coated poles, dark color(s), and architectural element(s) such as pole caps and/or
decorative grid pattern.
For non - single - family residential uses only:
(g) Subsections (1)(g) through (r) of this section shall apply.
(3) City center core (CC -C) and city center frame (CC -F).
(a) The city center core and frame contain transitional forms of development with surface parking
areas. However, as new development or redevelopment occurs, the visual dominance of surface
parking areas shall be eliminated or reduced.
Therefore, parking shall be located behind building(s), with building(s) located between rights -of-
way and the parking area(s), or in structured parking, and any parking located along a right -of-
way is subject to the following criteria:
(i) In the city center core, surface parking and driving areas may not occupy more than 25
percent of the project's linear frontage along principal pedestrian right(s) -of -way, as
determined by the director.
(ii) In the city center frame, surface parking and driving areas may not occupy more than 40
percent of the project's linear frontage along principal pedestrian right(s) -of -way, as
determined by the director.
(iii) A greater amount of parking and driving area than is specified in subsections (3)(a)(i) and (ii)
of this section may be located along other rights -of -way; provided, that the parking is not the
predominant use along such right -of -way, as determined by the director.
(b) Principal entrance facades shall front on, face, or be clearly recognizable from the right -of -way,
and/or from the principal pedestrian right -of -way, as determined by the director, for projects
exposed to more than one right -of -way.
(c) Building facades shall incorporate a combination of facade treatment options as listed in FWRC
19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale, design, and
site context, and according to the following guidelines:
(i) Principal facades containing a major entrance, or located along a right -of -way, or clearly
visible from a right -of -way or public sidewalk, shall incorporate a variety of pedestrian -
oriented architectural treatments, including distinctive and prominent entrance features;
transparent glass such as windows, doors, or window displays in and adjacent to major
entrances; structural modulation where appropriate to break down building bulk and scale;
modulated rooflines, forms, and heights; architectural articulation; canopies; arcades;
FWRC, Chapter 19.115, Community Design Guidelines Page 17 of 22
EY"60 m-141
PAUC!�.`r3.Z
pedestrian plazas; murals or other artwork; and streetscape amenities. At least 40 percent of
any ground level principal facade located along a right -of -way must contain transparent glass.
Landscaping shall be used to define and highlight building entrances, plazas, windows,
walkways, and open space, and may include container gardens, wall and window planters,
hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop
gardens. Landscaping should not block views to the building or across the site. Foundation
landscaping may be used to enhance but not replace architectural treatments.
(ii) Secondary facades not containing a major building entrance, or located along a right -of -way,
or clearly visible from a right -of -way or public sidewalk, may incorporate facade treatments
that are less pedestrian- oriented than in subsection (3)(c)(i) of this section, such as a
combination of structural modulation, architectural articulation, and foundation landscaping.
(iii) Principal facades of single -story buildings with more than 16,000 square feet of gross ground
floor area shall emphasize facade treatments that reduce the overall appearance of bulk and
achieve a human scale. This may be accomplished through such design techniques as a series
of distinctive entrance modules or "storefronts" framed by projecting, offset rooflines, and/or
a major pedestrian plaza adjacent to the entrance.
(d) Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas, and any
pedestrian plazas and public space to primary building entrances. Where a use fronts more than
one right -of -way, pedestrian access shall be provided from both rights -of -way, or from the right -
of -way nearest to the principal building entrance. Multiple- tenant complexes shall provide
pedestrian walkways connecting all major business entrances on the site. Pedestrian pathways
shall be clearly delineated by separate paved routes using a variation in color and texture, and
shall be integrated with the landscape plan. Principal cross -site pedestrian pathways shall have a
minimum clear width of six feet in the city center frame, and a minimum clear width of eight feet
in the city center core, and shall be protected from abutting parking and vehicular circulation
areas with landscaping.
(e) Drive - through facilities and stacking lanes shall not be located along, or in conjunction with, a
building facade that faces or is clearly visible from a right -of -way, public sidewalk, or pedestrian
plaza. Such facilities shall be located along other, secondary facades, as determined by the
director, and shall meet the separation, screening, and design standards listed in FWRC
19.115.050(7)(b)(ii), (iii), and (iv).
(f) Above -grade parking structures with a ground level facade visible from a right -of -way shall
incorporate any combination of the following elements at the ground level:
(i) Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal
frontage along the right -of -way; or
(ii) A 15- foot -wide strip of Type III landscaping along the base of the facade; or
(iii) A decorative grille or screen that conceals interior parking areas from the right -of -way.
(g) Facades of parking structures shall be articulated above the ground level pursuant to FWRC
19.115.060(3)(a).
(h) When curtain wall glass and steel systems are used to enclose a building, the glazing panels shall
be transparent on 50 percent of the ground floor facade fronting a right -of -way or pedestrian area.
(i) Chain -link fences shall not be allowed. Barbed or razor wire shall not be used.
FWRC, Chapter 19.115, Community Design Guidelines Page 18 of 22
AGl��ti,r
(j) For residential uses, subsections (1)(g) through (j), (1), (m), (o), (q), and (r) of this section shall
apply.
(4) For all residential zones.
(a) Nonresidential uses. Subsections (1)(g) through (k) and (n) through (r) of this section shall apply.
(b) Non - single - family residential uses except for zero lot line townhouse residential uses and
attached dwelling units. Subsections (1)(g) through (r) of this section shall apply.
(c) Zero lot line townhouse residential uses and attached dwelling units. Subsections (1)(j), (1)
through (o), and (r) of this section shall apply.
(4) For all multi - family residential uses except for zero lot line townhouse residential uses and attached
dwelling units, shared community rooms for social at�gs and other activities shall be provided unless
it is an unreasonable requirement based on the number of dwelling units.
(Ord. No. 10 -678, § 5, 12 -7 -10; Ord. No. 09 -610, § 3(Exh. A), 4 -7 -09; Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord.
No. 09 -593, § 36,1-6-09; Ord. No. 07 -559, § 3(Exh. A), 7 -3 -07; Ord. No. 07 -554, § 5(Exh. A(15)),5-15-07; Ord.
No. 06 -515, § 3, 2 -7 -06; Ord. No. 05 -506, § 3, 10- 18 -05; Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1 -16-
01; Ord. No. 99 -333, § 3, 1- 19 -99; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1638.)
19.115.100 Institutional uses.
In all zoning districts where such uses are permitted the following shall apply:
(1) FWRC 19.115.050, 19.115.060 and 19.115.070.
(2) FWRC 19.115.090(1)(a), (b), (e), (f), (h) and (i).
(3) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right -
of -way or public park or recreation area shall incorporate a significant structural modulation (offset). The
minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the
subject facade and the minimum width shall be approximately twice the minimum depth. The modulation
shall be integral to the building structure from base to roofline.
(4) Roof design shall utilize forms and materials that avoid the general appearance of a "flat" roof.
Rooflines with an integral and obvious architectural pitch are an approved method to meet this guideline.
Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets,
articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director;
provided, that the roof design minimizes uninterrupted horizontal planes and results in architectural and
visual appeal.
(5) Alternative methods to organize and shape the structural elements of a building and provide facade
treatment pursuant to FWRC 19.115.060(2) and/or subsection (3) of this section will be considered by the
director as part of an overall design that addresses the following criteria:
(a) Facade design incorporates at least two of the options listed at FWRC 19.115.060(2);
(b) The location and dimensions of structural modulations are proportionate to the height and length
of the subject facade, using FWRC 19.115.060(2) and subsection (3) of this section as a
guideline;
(c) Facade design incorporates a majority of architectural and accessory design elements listed at
FWRC 19.115.060(3)(b) and maximizes building and pedestrian orientation pursuant to FWRC
19.115.070; and
FWRC, Chapter 19.115, Community Design Guidelines Page 19 of 22
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(d) Overall building design utilizes a combination of structural modulation, facade treatment, and
roof elements that organize and vary building bulk and scale, add architectural interest, and
appeal at a pedestrian scale, and, when viewed from an adjacent residential zone, right -of -way, or
other public area, results in a project that meets the intent of these guidelines.
(6) The director may permit or require modifications to the parking area landscaping standards of FWRC
19.115.090(1)(h) for landscape designs that preserve and enhance existing natural features and systems;
provided, that the total amount of existing and proposed landscaping within parking area(s) meets the
applicable square footage requirement of Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, and
the location and arrangement of such landscaping is approved by the director. Existing natural features
and systems include environmentally sensitive areas, stands of significant trees and native vegetation,
natural topography and drainage patterns, wildlife habitat, migration corridors, and connectivity to
adjacent habitats.
(7) Lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields.
(Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 07 -559, § 3(Exh. A), 7 -3 -07; Ord. No. 07 -554, § 5(Exh. A(15)),5-
15-07; Ord. No. 06 -515, § 3, 2 -7 -06; Ord. No. 03 -443, § 3, 5- 20 -03. Code 2001 § 22- 1639.)
19.115.110 Design criteria for public space.
The following guidelines apply to public space that is developed pursuant to Chapter 19.225 FWRC. All
public space proposed under this section shall meet the definition of "public space" as set forth in this title
and all of the following criteria:
(1) The total minimum amount of public space that shall be provided in exchange for bonus height is
equal to 2.5 percent of the bonus floor area, in gross square feet; provided, that the total public space area
shall not be less than 500 square feet.
(2) The public space may be arranged in more than one piece if appropriate to the site context, as
determined by the director.
(3) The public space shall abut on, or be clearly visible and accessible from, a public right -of -way or
pedestrian pathway.
(4) The public space shall be bordered on at least one side by, or be readily accessible from, structure(s)
with entries to retail, office, housing, civic /public uses, or another public space.
(5) The open space shall not be located on asphalt or gravel pavement, or be adjacent to unscreened
parking lots, chain -link fences, or on -site blank walls, and may not be used for parking, loading, or
vehicular access.
(6) The open space shall be sufficiently designed and appointed to serve as a major focal point and public
gathering place. It shall include a significant number of pedestrian- oriented features, furnishings, and
amenities typically found in plazas and streetscapes, and as defined in this title, such as seating or sitting
walls, lighting, weather protection, special paving, landscaping, trash receptacles, and bicycle racks. In
addition, the open space(s) should provide one or more significant visual or functional amenity such as a
water feature, artwork, or public restroom, and should allow for active uses such as vending, farmers'
markets, live performing arts space, and art shows.
(Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 09 -593, § 37, 1 -6 -09; Ord. No. 07 -554, § 5(Exh. A(15)), 5- 15 -07;
Ord. No. 06 -515, § 3, 2 -7 -06; Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -382, § 3, 1- 16 -01; Ord. No. 99 -333, § 3,
1- 19 -99; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1640.)
FWRC, Chapter 19.115, Community Design Guidelines Page 20 of 22
E
19.115.115 Design criteria for residential usable open space and fee -in -lieu option.
The following guidelines apply to residential usable open space that is developed pursuant to FWRC
19.225.070 and 19.230.060:
(1) Common open space. All common open space proposed under this section shall meet the definition of
"open space, common" as set forth in this title and all of the following criteria:
(a) In order to be credited toward total residential usable open space, common open space must be a
minimum of 225 square feet and have a minimum dimension of 15 feet. The inclusion of
additional contiguous open space areas that have smaller dimensions, but enhance the use and
enjoyment of the overall larger space, may be credited toward the overall minimum usable open
space requirement subject to director approval.
(b) Indoor common areas such as recreation/workout rooms, swimming pools, and gathering spaces
that meet the criteria of this section may be counted as common open space subject to the criteria
in this section.
(c) The common open space shall be readily visible and accessible from structure(s) with entries to
residential units.
(d) The common open space shall not be located on asphalt or gravel pavement, or be adjacent to
unscreened parking lots, chain -link fences, or blank walls, and may not be used for parking,
loading, or vehicular access.
(e) Pedestrian access ways shall only be counted as common open space when the pedestrian path or
walkway traverses a common open space that is 15 feet or wider.
(f) The common open space shall be sufficiently designed and appointed to serve as a major focal
point and gathering place. Common open spaces shall include a significant number of pedestrian -
oriented features, furnishings, and amenities typically found in plazas and recreational open
space, such as seating or sitting walls, lighting, weather protection, special paving, landscaping,
and trash receptacles. In addition, the common open space(s) should provide one or more
significant visual or functional amenities such as a water feature, fireplace, and/or artwork, and
should allow for active uses such as physical exercise, children's play area, gathering area for
group social events, and p -patch or other gardening activity.
(2) Private epen spaee. In order- to be or-edited toward total rvsiden4ial usable ope . . te Open
spaee must be a fninimufn of 48 square feet and have a minimum difnefision of six feet.
(302) Publicly accessible open space. Publicly accessible open spaces provided on site may be credited
toward the minimum residential usable open space requirement, as long as the open space is directly
accessible to and available to residents for their use. Only the portion of the public open space directly
accessible to and available to residents for their use may be credited toward the residential usable open
space requirement.
( 4)_(aFee -in -lieu option. A fee -in -lieu payment may be made to satisfy up to 50 percent of the residential
usable open space requirement for the development of public parks and recreation improvements. Fee -in-
lieu acceptance shall be at the discretion of the parks director after consideration of the city's overall park
plan, and the quality, location, and usability of the open space that would otherwise be provided on the
project site. If the city determines that a fee -in -lieu is appropriate, a payment of an equivalent fee in lieu
of the required open space shall be made.
FWRC, Chapter 19.115, Community Design Guidelines Page 21 of 22
"' m'�J
The fee in lieu of open space shall be calculated based on the most recent assessed value of the subject
property, or an appraisal conducted by a state - certified real estate appraiser. If the applicant offers to pay
fee in lieu of open space, and if the city accepts the offer, the amount shall be determined based upon the
square footage of open space that otherwise would have been required to be provided, multiplied by the
then - current market value per square foot of the property. By choosing the fee -in -lieu option, the
applicant agrees that the city will not be restricted to using the fees in the park comprehensive planning
area that the subject property falls within, and that they may be used for park and recreation
improvements in any of the park comprehensive planning areas that serve the city center core and city
center frame zoned areas. See also FWRC 19.100.070.
(Ord. No. 12 -727, § 5, 9- 18 -12.)
19.115.120 Design for cluster residential subdivision lots.
(1) Garages shall be provided for all residential lots except if the lot is in a multifamily zone.
(2) Front entryways should be the prominent feature of the home. Attached garages should not compose
more than 40 percent of the front facade of the single - family home if the garage doors are flush with the
front facade, or will be set back a minimum of five feet from the rest of the front facade. Detached
garages should also be set back a minimum of five feet from the facade.
(3) If garage access is provided from alleys, the front yard setback can be reduced to 15 feet.
(4) Each dwelling unit shall be intended for owner occupancy.
(Ord. No. 09 -604, § 3(Exh. A), 3 -3 -09; Ord. No. 03 -443, § 3, 5- 20 -03; Ord. No. 01 -381, § 3, 1- 16 -01. Code 2001
§ 22- 1641.)
FWRC, Chapter 19.115, Community Design Guidelines Page 22 of 22
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Federal Way City Code
PAG� __LOF_AT .
Title 19, Zoning and Development Code
19.125.150 Garbage and recycling receptacles — Placement and screening.
(1) Storage area. Storage areas for garbage and recycling receptacles for managing waste materials
generated on site shall be required to be incorporated into the designs for multifamily, commercial and
institutional buildings constructed after January 1, 1993. Throughout this section, the terms "garbage" and
"recycling" refer to common solid waste materials, such as: generic recyclables (paper, metal, plastics,
etc.); rubbish and trash; compostables and yard debris, properly- stored medical or moderate risk wastes;
and recyclable semi - liquid wastes (such as used cooking oil).
(2) Exemptions. The following structures are exempt from the requirements of this section:
(a) Multifamily dwellings that will be sen,ed by eurbside eelleetion at eaeh u-4.
(b a) Storage receptacles for detaehed dweiling units, parks or construction sites.
(e b) Structural alterations or increases in gross floor area to existing nonconforming structures which
do not meet the threshold levels described in Chapter 19.30 FWRC.
(3) Storage area defined. Storage areas shall include the areas containing receptacles served by collection
equipment and may also include interim on -site storage areas used to aggregate material prior to
delivering it to the collection storage area.
(4) Location. Exeept as speeified ubseetian (b) of this seetiong Garbage and recycling receptacles,
including underground facilities:.
(a) May not be located in required yards;
(b) May not be located in buffer areas required by or under this Code; and
(c) Must be screened according to FWRC 19.125.010 et al.
(5) Security and accessibility. The following provision shall apply to all garbage and recyclable storage
areas which contain receptacles served by commercial collection equipment.
(a) The storage area for recycling receptacles shall be located adjacent to the garbage storage area.
The enclosures shall be easily accessible to users occupying the site. if the spae° i°'A-e —Ate A.4t i
Cc-ollection equipment must have an adequate vertical clearance and an adequate turning
radius to ensure access and ease of ingress and egress to the storage area, whether located either
inside or outside a structure.
(b) Storage areas shall not interfere with the primary use of the site. The area shall be located so that
collection of materials by trucks shall interfere with pedestrian or vehicular movement to the
minimum extent possible. The storage area shall not be located in areas incompatible with noise, odor
and increased pedestrian and vehicle traffic.
(6) Design guidelines; general. The following provisions shall apply to all storage area designs:
FWRC 19.125.150 Pagel of 5
(a) Design and architectural compatibility. The design of the storage area should be consistent with
the architectural design of the primary structure(s) on the site. Storage areas shall be built on a flat
and level area of a .. inif., of 50 feet ffem and at the same grade as the truck access area.
(b) Enclosure and landscaping. All outdoor trash enclosures for garbage and recycling receptacles
shall be screened according to FWRC 19.125.040(4) and (5). In all cases, gates shall be of sufficient
width to allow direct, in -line access by garbage and recycling collectors and equipment. Gate openings
ShOUld be at least 12 feet Wide if gafbage afidler- r-eeyeling drop bexes are used. In all ether- eases, gate&
shall be of s ffie °rt width th t° allow aeeess by el elleet^ and equipment In uses where two or
w
more separate detachable containers (commonly referred to as dumpsters) are situated side-by-side
within an enclosure, allow for a minimum of 18 feet of unobstructed access when gates are fully
opened (hardware, hinges, and walls will add to total enclosure width, based on design and materials
used). Gate openings must be at least 12 feet wide when an enclosure houses a single drop box or
compactor unit. Enclosure gates shall not include center posts that would obstruct service access. The
All landscaping shall be designed se auto not te-impede access to the storage enclosure area.
(c) Signage. Exterior signa a on £enclosures shall be in conformanee with Chapter
19.140 FWRC and shall not exceed twe-four square feet per sign face. The containers for recycling
and garbage should be identified using clearly visible signs.
(d) Weather protection. Storage containers shall be protected from weather damage either through use
of solid covers or lids by using °°-'rainefs that are largely weather - proof, or by a solid covering over
the storage area. Roofed or covered storage areas must provide adequate clearances to allow be
accessiWe-te_by haulers and collection equipment. Roofed or covered storage areas must provide
adequate floor drainage, connected and conveyed to sanitary sewer.
(7) Space and access requirements. The following minimum space and access requirements for solid
waste and recycling storage areas shall be incorporated into the design of all buildings:
(a) AA16fam44,.- 1.5 squar-e feet per- unit, with a mininitim of 65 square feet.
(b) creneffl! eentmereial, Thfee square feet of storage spaee, with a ma*imum of > ,
f ° 1,000 squafe feet g s floor- a with . minimum of 65 s ° feet.
square (e),Retaik- Five squafe feet of ste _ I ith a fnaximtim of 1,000 s"ar-e feet, fer- eveizy 1,000
flat n fleer- afea, with a miaimiifn o f 65 sqtiar-e feet.
(d) f5dued6enal and imst4u6enak Two squar-e feet of storage spaee, with a maximum of 1,000 squar-e
feet, f evef . 1,000 feet gr-ess floor- , with a ,inif,,,m of 65 sqttare feet.
(a) Except as provided in subsection I of this Section, in all multifamily and commercial zones,
storage space for solid waste and recyclable materials containers shall be provided as shown in Table
A for all new and for existing structures to which two or more dwelling units are added.
(i) Residential uses proposed to be located on separate platted lots, for which each dwelling unit
will be billed individually for utilities, shall provide one storage area per dwelling unit that has
minimum dimensions of two feet by six feet.
(ii) In addition to the requirement in subsection 7.g. below, plans for multi -level multifamily
residential developments shall require designated interior solid waste accumulation or storage
areas on each level, including details on how solid waste is conveyed to shared storage space(s).
FWRC 19.125.150 Page 2 of 5
EXRM IT K
PAGE q_QF.S-
(iii) Residential development for which a home ownership association or other single entity exists
or will exist as a sole source for utilitv billing may meet the reauirement in subsection a.1. or the
requirement in Table A.
Nonresidential development shall meet the respective requirement found in the bottom half of-in
Table A.
Table A: Shared Storage Space for Solid Waste Containers
Residential Development
Minimum Area for Shared Storage Space
2 -8 dwelling units
84 square feet
9 -15 dwelling units
150 square feet
16 -25 dwelling units
225 square feet
26 -50 dwelling units
375 square feet
51 -100 dwelling units
375 square feet plus 4 square feet for each additional
unit above 50
More than 100 dwelling units
575 square feet plus 4 square feet for each additional
unit above 100, except as permitted in subsection 7 (c)
Nonresidential Development (Based on gross floor
Minimum Area for Shared Storage Space
area of all structures on the lot)
0- -5,000 square feet
82 square feet
5,001 -- 15,000 square feet
125 square feet
15,001 -- 50,000 square feet
175 square feet
50,001 -- 100,000 square feet
225 square feet
100,001 -- 200,000 square feet
275 square feet
200,001 plus square feet
500 square feet
Mixed use development that contains both residential and nonresidential uses, shall meet the requirements of
subsection 7 (b)
(b) Mixed use development that contains both residential and nonresidential uses shall meet the
storage space requirements shown in Table A for residential development, plus 50 percent of the
requirement for nonresidential development. In mixed use developments, storage space for garbage
may be shared between residential and nonresidential uses, and designated storage space for recycling
services shall also be provided.
(c) The storage space required by Table A shall meet the following requirements:
(i) For developments with eight or fewer dwelling units, the minimum horizontal dimension
(width and depth) for required storage space is seven feet. For developments with nine dwelling
units or more, the minimum horizontal dimension of required storage space is 15 feet; and
(ii) The floor of the storage space shall be level and hard - surfaced, and the floor beneath garbage
or recycling compactors shall be made of hi h- strength concrete. Drainage capacity sized for the
FWRC 19.125.150 Page 3 of 5
PA G E ...
space snail ne proviaea in oraer p
conveyance to the sanitary sewer.
(d) The location of all storage spaces shall meet the following requirements:
(i ) The storage space shall be located on the lot of the structure(s) it serves;
(ii) The storage space shall not be located in any required driveways, parking aisles, or parking
spaces;
(jW The storage space shall not block or impede any fire exits, and public rights -of -way, or any
pedestrian or vehicular access;
(iv) The storage space shall be located to minimize noise and odor impacts to building occupants
and neighboring lots,
(v) The storage space shall not be used for purposes other than solid waste and recyclable
materials storage and access; and
vi The storage space(s) shall be no more than 150 feet from the common entrances to
residences and/or service entrances to non - residential buildings located on the site.
(e) Access for service providers to the storage space from the collection location shall meet the
following requirements:
(i) For containers two cubic yards or smaller:
(1) Containers to be manually_ pulled for service and emptying shall be placed no more than
50 feet from a curb cut or collection location;
(2) Access ramps to the storage space shall not exceed a grade of six percent; and
(3) Site - access routes and entries for use by collection trucks shall be a minimum of 11.5 feet
wide.
ii For containers larger than two cubic yards, and all compacted refuse containers:
(1) Direct access shall be provided from the alley or street to the containers;
(2) Site access routes and entries for trucks shall be a minimum of 11.5 feet wide; and
(3) If accessed directly by a collection vehicle, whether inside or outside a structure, a 21 foot
overhead clearance shall be provided.
(f) Access for occupants to the storage space shall meet the following requirements:
(i) Direct access shall be provided from the alley or street to the containers;
(W A pick -up location within 50 feet of a curb cut or collection location shall be designated that
minimizes any blockage of pedestrian movement along a sidewalk or other right -of -way,
iii If a planting strip is designated as a pick -up location, any required landscaping shall be
designed to accommodate the solid waste and recyclable containers temporarily placed within this
area.
iv All storage space openings and access points for pedestrians shall be a minimum of five feet
wide.
(g) The solid waste and recyclable materials storage space, access and pick -up /service specifications
required in this Section, including the number and sizes of containers, shall be included on the plans
submitted with the permit application for any development subject to the requirements of this Section.
FWRC 19.125.150 Page 4 of 5
Multifamily and Non - Residential Mandatory Recycling Requirements: Multifamily, non-
residential and mixed -use customers shall participate in separation for recycling of the following
materials, at a minimum: newspapers; mixed papers; and recyclable bottles, cans, and plastic
containers; as well as compostable materials where collection services are available. All recyclable
materials shall be placed in properly - labeled containers or carts as distributed by the city's solid waste
collection contractor. All compostables separated for collection shall be placed in properly - labeled
containers or carts.
All multifamily property owners shall provide residents with a minimum total weekly volume of
recycling container capacity equal to or greater than the total weekly volume of ag rbage capacity. To
the greatest extent possible containers for ag rbage, recycling and compostable materials shall be co-
located in one storage space.
(i) The Public Works Director or designee may vary the requirements of this subsection at his or her
discretion, or upon the request of the property owner, if, in the opinion of the Director, the exception
is necessary or reasonable. The variance must be granted in writing and may be revoked by the
Director at any time if the necessity for the variance ceases to exist as determined by the Director, or
designee, which determination shall not be made unreasonably. Any such revocation will be effective
on a date selected by the Director, but no less than three business days from the date of notice.
(Ord. No. 93 -170, § 5, 4- 20 -93; Ord. No. 92 -158, § 3, 12- 15 -92; Ord. No. 90 -43, § 2(115.45),2-27-90. Code 2001
§ 22 -949.)
Cross reference: Solid waste, FWRC Title 11, Division II.
FWRC 19.125.150 Page 5 of 5
E PI PIT L
RESOLUTION NO. 16 -711 PAGE __o0 u 4_
A RESOLUTION of the City of Federal Way, Washington,
adopting a new fee schedule (Repealing Resolution No. 16 -700).
WHEREAS, the City is authorized under RCW 35A.11.020. 35A.63.100(2), and RCW
l 9.27.040 to require licenses for the conduct of business, permits for the construction of structures
and improvements, and to impose fees to recoup the costs of processing and/or providing services;
and
WHEREAS, the Federal Way Revised Code establishes the basis for the assessment and /or
collection of such license, permit fees, and service charges; and
WHEREAS, the City Council deemed it advisable and necessary to provide gradual annual
increases in Land Use, Mechanical, Plumbing, Public Works, Electrical, and Building permit fees
and to establish the mid -year Consumer Price Index for All Clerical Workers (CPI -W) for the
Seattle- Tacoma - Bremerton area as the basis for such adjustments in Resolutions 98 -281, 01 -351, 02-
377, 03 -406, 04 -435, 05 -462, 06 -490, 07 -513, 08 -537, 09- 567,10- 585,10- 599,11- 612,12- 626,13-
654, 14 -673, 15 -699, 16 -700; and
WHEREAS, the City Council has historically adjusted development services and permit fees
under the Land Use, Mechanical Code, Plumbing Code, Public Works, Electrical Code, and
International Building Codes in accordance to the percentage of inflation measured by the mid -year
CPI -W for the Seattle- Tacoma - Bremerton area; and
WHEREAS, the Transportation Impact Fees are indexed to provide for an automatic increase
each year based on a three -year moving average of the Washington State Department of
Transportation Construction Cost Index; and
WHEREAS, the City Council finds it necessary to provide for an annual inflationary
Resolution No. 16 -711 Page I of 21
EXF- K-11T_ L
adjustment as the basis for an increase; and PAGES 4F
WHEREAS, the City Council finds it necessary to revise building- related permit fees in order
to ensure that fees reflect changes in the types of permits issued to, more accurately recover costs
associated with permit issuance, to remain consistent with surrounding jurisdictions, and to correct
inconsistencies and errors; and
WHEREAS, the City Council finds it necessary to revise the City fee schedule upon review
of the Federal Way Public Schools Resolution No. 2016 -10 restating its 2017 Capital Facility Plan
and its Impact Fee requirements.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
RESOLVES AS FOLLOWS:
Section 1. Fee Schedule. The City of Federal Way hereby adopts the 2017 Fee Schedule as
attached hereto, identified as Exhibit A and incorporated in full by this reference, for fees associated
with the various licenses, permit processes, and other business activities of the City.
Section 2. Severability. If any section, sentence, clause or phrase of this resolution should be
held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
clause or phrase of this resolution.
Section 3. Corrections. The City Clerk and the codifiers of this ordinance are authorized to
make necessary corrections to this ordinance including, but not limited to, the correction of
scrivener /clerical errors, references, ordinance numbering, section/subsection numbers and any
references thereto.
Section 4. Ratification. Any act consistent with the authority and prior to the effective date
of this resolution is hereby ratified and affirmed.
Resolution No. 16 -711 Page 2 of 21
E �
PAGE
Section 5. Effective Date. The fee schedule adopted by this resolution shall tjee7kctive
January 01, 2017. An act consistent with the authority and prior to the effective date of the resolution
is hereby ratified and affirmed.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON this 01' day of December, 2016.
CITY OF FEDERAL WAY
ATTEST:
CI CLERK, STEPHANIE 11RTNEY, CMC
APPROVED AS TO FORM:
M I oaf-, a MIMI I
ACTING CITY ATTORNEY, �5. -?,loan G,, �,
FILED WITH THE CITY CLERK: 12/02/2016
PASSED BY THE CITY COUNCIL: 12/06/2016
RESOLUTION NO.: 16 -711
Resolution No. 16 -711 Page 3 of 2l
TYPE OF FEE Fee
SECTION THIRTEEN. IMPACT MITIGATION.
School Impact Fee (FWPS RESOLUTION #2016 -10):
Single - Family Residences, per dwelling unit
Plus City Administrative Fee L 5%
Multi - Family Residences, per dwelling unit
Plus City Administrative Fee (a) 5%
— Ordinance No. 14 -757 provides 50% reduced fee within City Center Zone.—
Traffic Impact Fee (PW):
Land Use
A. Residential
Single Family (Detached) per dwelling
Multi - Family per dwelling
Senior Housing per dwelling
Mobile Home in MH Park per dwelling
B. Commerical - Services
Drive -in Bank per sl /GFA
Hotel per room
Motel per room
Day Care Center per sf /GFA
Library per sf /GFA
Post O17cc per sf 6FA
Service Station per VFP
Service Station with Minimart per sf /GFA
Auto Care Center per sf /GLA
Movie Theater per seat
Health Club per sf/GFA
C- Commercial - Institutional
Elementary School per sf/GFA
Middle /Jr High School per sf/GFA
High School per sf /GFA
Assisted Living. Nursing Home per bed
Church per sVGFA
Hospital per sf /GFA
D. Commercial - Restaurant
Restaurant per sf /GFA
High Turnover Restaurant per sf /GFA
Fast Food Restaurant per sf /GFA
Espresso with Drive- Through per sf /GFA
Resolution 16 -711 Page 16 of11
$3,198.00
$159.90
$8,386.00
$419.30
$3,875.14
$2,514.11
$951.35
$1,810.56
$25.48
$2,587.58
$2,060.85
$20.48
$10.20
$15.54
$10,339.11
$54.28
$5.70
$149.43
$9.00
$1.80
$2.81
$.i.15
$674.91
$2.23
$4.00
$16.75
$16.87
$37.09
$32.88
EXV1R1T _
PAGE-- 3-- ®F29,7
TYPE OF FEE Fee
SECTION THIRTEEN. IMPACT MITIGATION. (continued)
E. Commercial - Retail Shopping
Shopping Center per sf /GLA
Supermarket per sf /GFA
Convenience Market per sf /GFA
Free Standing Discount Store per sf /GFA
Hardware/Paint Store per sf/GFA
Specialty Retail Center per sf /GFA
Furniture Store per sf /GFA
Home Improvement Superstore per sf /GFA
Pharmacy with Drive - Through per sf /GFA
Car Sales -New/ Used per sf /GFA
F• Commercial - Office
General Office per sf /GFA
Medical Office per sf /GFA
C' Industrial
Light Industry/Manufacturing per sf /GFA
Heavy Industry per sf /GFA
Industrial Park per sf /GFA
Mini- Warehouse,'Stomge per sf /GFA
Warehousing per sf /GFA
City Center Impact Fee Rates
A. Residential
Multi- Family (CC) per dwelling
Senior I lousing (CC) per dwelling
B• Commercial - Services
Drive -in Bank (CC) per sf/GFA
Day Care Center 1CC) per ox,&A
Library (CC) per sf?GFA
Post Office (CC) per sf /GFA
Movie Theater ICC) per seat
Itcalth Chub (CCl per st7GFA
C. Commercial- Restaurant
Restaurant (CC) per sf /GFA
High Turnover Restaurant (CC) per sf /GFA
Fast Food Restaurant (CC) per sf /GFA
Resolution 16 -711 Page 17 oj21
$6.24
$18.13
$33.61
$7.52
$3.61
$2.53
$0.50
$3.82
$9.64
$9.09
$5.88
$[1.38
$4.26
$2.98
$3.77
$LI5
$1.41
$1,810.56
$684.87
$17.83
$14.34
$7.14
$10.88
$104.60
$6.31
$11.74
$11.82
$25.96
E• Commercial - Office
Gencrai Office WC) per sfjGl -A $3.52
Medical Office (CC) per sVGFA $6.83
GFA = Gross Floor Area
GLA - Gross Leasable Area
CC — City Center
For uses with Unit of Measure in sF, trip rate is given as trips per 1,000 sF
VFP = Vehicle Fueling Positions (Maximum number of vehicles that can befueled simultaneously)
lyg,(gs City Administrative fee of 3% will be added to the total Traffic Impact Fees charged.
SECTION FOURTEEN. PUBLIC SAFFTV. (PD)
EXPO
PAGE --A-OF-1-
I L
TVPE OF FF:E
Photocopies, Color Per Page
Fee
Scanning Per Page
$0.15
Photograph Duplication (from film)
SECTION T111WITEN. IMPACT MITIGATION. (F%VPS RESOLUTION 0$2015.10) (continued)
Video Duplication, Per DVD
52501
D• Commercial - Retail Shopping
S I 00
Fingerprint Card
Shopping Center (CC) per sf/GLA
Concealed Pistol License
$4.37
Supermarket (CC) per sffGFA
$12.69
Pharmacy with Drive - Through (CC) per sf/GFA
Concealed Pistol License - Renewal
$6.75
E• Commercial - Office
Gencrai Office WC) per sfjGl -A $3.52
Medical Office (CC) per sVGFA $6.83
GFA = Gross Floor Area
GLA - Gross Leasable Area
CC — City Center
For uses with Unit of Measure in sF, trip rate is given as trips per 1,000 sF
VFP = Vehicle Fueling Positions (Maximum number of vehicles that can befueled simultaneously)
lyg,(gs City Administrative fee of 3% will be added to the total Traffic Impact Fees charged.
SECTION FOURTEEN. PUBLIC SAFFTV. (PD)
Photocopies, Black and White Per Page
$0.15
Photocopies, Color Per Page
$0.25
Scanning Per Page
$0.15
Photograph Duplication (from film)
$2 per photo/$ 10
Video Duplication, Per DVD
52501
Digital Image Duplication, Per CD
S I 00
Fingerprint Card
$10 1 st/ $3 ea add?
Concealed Pistol License
Fees may change pursuant to State of Washington Firearms fee schedule
Concealed Pistol License - New
$48.00
Concealed Pistol License - Renewal
$32.00
Concealed Pistol License - Duplicate/Reissuance
$10.00
Lamination
$5,00
Concealed Pistol License Late Fee (if applicable)
$10.00
Traffic Schimil (including Police and C'oun costs)
S175.00
Resolution 16- 711 Page 18 of 11
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