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LUTC PKT 04-24-2017City of Federal Way City Council Land Use /Transportation Committee April 24, 2017 6:30 o.m. SPECIAL MEETING AGENDA 1. CALL TO ORDER 2. PUBLIC COMMENT (3 minutes) 3. COMMITTEE BUSINESS Topic Title/ Description Presenter Page A. ORDINANCE: Adopt Code Amendments Davis 3 Related to Multi- Family Dwelling Units, Senior Housing, and Special Needs Housing Action City Hall Council Chambers or Info Council Date Time Action May 2, 2017 1 hour Ordinance First Reading 4. OTHER 5. FUTURE MEETINGS /AGENDA ITEMS: The next LUTC meeting will be Monday, May 1, 2017 at 5:00 p.m. in City Hall Council Chambers. 6. ADJOURN Committee Members Bob Celski, Chair Lydia Assefa- Dawson, Member Mark Koppang, Member City Staff Marwan Salloum P. E., Public Works Director Shawn Upton, Administrative Assistant 11 253 - 835 -2703 This page left blank intentionally. COUNCIL MEETING DATE: May 2, 2017 CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL ITEM #: SUBJECT — ORDINANCE: Adopt code amendments related to multi - family dwelling units, senior housing, and special needs housing. POLICY QUESTION: Should the City adopt the proposed amendments to Federal Way Revised Code Title 19, "Zoning and Development Code," related to multifamily dwelling units, senior housing, and special needs housing? COMMITTEE: Land Use and Transportation Committee MEETING DATE: April 17, 2017 0 A CATEGORY: Mri 124, Zo r7 ❑ Consent ® Ordinance ❑ Public Hearing ❑ City Council Business ❑ Resolution ❑ Other STAFF REPORT BY: Principal Planner Margaret Clark DEPT: Community Development Attachments: 1) Draft Adoption Ordinance; 2) April 12, 2017, Land Use and Transportation Committee Staff Report; 3) March 29, 2017, Planning Commission Staff Report with Exhibits A -O; 4) Written comments from: MerloneGeier Partners (Exhibit P with Attachments A and B); Housing Development Consortium (Exhibit Q); Randall Smith (Exhibit R); and Bumgardner (Exhibit S); and 5) April 5, 2017 Planning Commission minutes. Background: 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 per Ordinance 16 -825 on December 6, 2016, and is set to expire on June 6, 2017. The moratorium covers all multifamily, senior housing, and special needs housing, except for duplexes, triplexes, and townhouses. The Planning Commission held a public hearing on March 15, 2017, which was continued to April 5, 2017, at the close of which it forwarded the amendments to the City Council without a recommendation. Options Considered: 1) Adopt the Mayor's recommendation as contained in the draft adoption ordinance; 2) Adopt the Mayor's recommendation as modified by the LUTC; 3) Do not adopt the Mayor's recommendation; or (4) Refer the amendments back to the Planning Commission for further proceedings. MAYOR'S RECOMMENDATION: The Mayor recommends adoption of the proposed amendments as written in the draft ordinance. MAYOR APPROVAL: �/ ■ 111.41 % ( C 1I .7 �{j��fVb -, DIRECTOR APPROVAL: Initial /Date - Initial /Date COMMITTEE RECOMMENDATION: I move to forward the proposed ordinance to First Reading on May 2, 2017, Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION(S): 1ST READING OF ORDINANCE (May 2, 2017): "I move to forward approval of the ordinance to the May 16, 2017, Council Meeting for enactment. " 2"D READING OF ORDINANCE (May 16,2017): "I move approval of the proposed ordinance." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: ❑ APPROVED ❑ DENIED ❑ TABLED /DEFERRED /NO ACTION ❑ MOVED TO SECOND READING (ordinances only) REVISED - 11/2016 COUNCIL BILL # Is' reading Enactment reading ORDINANCE # RESOLUTION # ORDINANCE NO. 17- AN ORDINANCE of the City of Federal Way, Washington, adopting code amendments related to multifamily dwelling units, senior housing, and special needs housing; amending FWRC 19.05.040, 19.05.120, 19.115.030, 19.115.060, 19.115.115, 19.125.150, 19.200.100, 19.205.040, 19.205.070, 19.215.050, 19.220.050, 19.220.080, 19.225.070, 19.230.060; repealing FWRC 19.240.150; and adding new sections to Chapters 19.115 and 19.215 FWRC. (Amending Ordinance Nos. 90 -43, 93 -170, 94 -233, 96 -270, 97 -291, 99 -333, 00 -375, 01 -385, 01 -399, 02 -424, 03 -450, 05 -506, 06 -515, 06 -542, 07 -545, 07- 554, 07 -559, 10 -678, 12 -727, and 12 -735) WHEREAS, the Multifamily Residential ( "RM "), Neighborhood Business ( "BN "), Community Business ( "BC "), Commercial Enterprise ( "CE "), City Center Core ( "CC -C "), and City Center Frame ( "CC -F ") zoning districts allow multifamily housing (also referred to as "detached or stacked dwelling units," "stacked dwelling units," "multiple -unit housing," and "multi -unit housing" in the use zone charts for the above - listed zoning districts either as a stand -alone use or as a mixed -use component of a project; and WHEREAS, the City Council desired to review multifamily housing zoning and development regulations to determine whether such zoning and development regulations are appropriate for the type of multifamily development the City envisions for the RM, BN, BC, CE, CC -C, and CC -F zoning districts; and WHEREAS, on June 7, 2016, the City of Federal Way City Council passed Ordinance No. 16 -821 imposing a six -month moratorium on the creation or expansion of multifamily development within the City; and WHEREAS, on December 6, 2016, the City Council passed Ordinance No. 16 -825 renewing the six- month moratorium on the creation or expansion of multifamily development within the City; and WHEREAS, City staff has been researching regulations for multifamily development to achieve the vision of the City Council; and Ordinance No 17- Page I of 33 4 Rev 3 /17 LU WHEREAS, City staff briefed the Planning Commission on October 5, 2016, January 18, 2017, and February 15, 2017; and WHEREAS, City staff briefed the City Council on October 18, 2016 and February 4, 2017; and WHEREAS, on February 3, 2017, the City's SEPA Responsible Official issued a Determination of Nonsignificance on the code amendments related to multifamily dwelling units, senior housing, and special needs housing; and WHEREAS, the City's Planning Commission held a public hearing on March 15, 2017, which was continued to April 5, 2017, at the close of which it forwarded the amendments to the City Council without a recommendation; and WHEREAS, the Land Use and Transportation Committee of the Federal Way City Council considered the amendments on April 17, 2017, and recommended approval of the amendments; and WHEREAS,, the City Council, through its staff, Planning Commission, and Land Use and Transportation Committee, received, discussed, and considered the testimony, written comments, and material from the public, and considered the matter at its City Council meetings on May 2, and May 16, 2017; and WHEREAS, the City Council desires to approve the code amendments related to multifamily dwelling units, senior housing, and special needs housing. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DO ORDAIN AS FOLLOWS: fact: Section 1. Findings. The City Council of the City of Federal Way makes the following findings of (a) The proposed amendments related to multifamily dwelling units, senior housing, and special needs housing, are consistent with the Council's vision for the City of Federal Way, will allow development which is compatible with the surrounding neighborhoods, including adjacent single- family uses, and will reduce the impacts of large scale multifamily, senior, and special needs housing on adjoining zoning districts that permit less intensive residential or commercial uses;(b) The proposed Ordinance No 17- Page 2 of 33 5 Rev 3/17 LU amendments will allow for growth and development consistent with the Federal Way Comprehensive Plan's overall vision and with the Federal Way Comprehensive Plan's land use element and household projections, and will allow reasonable use of property; (c) The proposed amendments will allow for adequate amenities such as open space and parking for residents, and will decrease the need for on- street parking; (d) The proposed amendments will encourage the adoption of a security program intended to promote resident safety and improve quality of life for residents; (e) The proposed amendments will benefit the City as a whole as it will improve the aesthetics of the built environment and result in more architecturally diverse developments throughout the City; (f) The proposed amendments will lessen environmental impacts by requiring recycling and composting of materials; (g) The proposed amendments have complied with the appropriate process under state law and the FWRC; and (h) The proposed amendments bear a substantial relationship to the public health, safety and welfare; are in the best interest of the residents of the City; and are consistent with the goals and policies of the Federal Way Comprehensive Plan. Section 2. Conclusions. Pursuant to Chapter 19.80 FWRC and Chapter 19.35 FWRC, and based upon the recitals and the findings set forth in Section 1, the Federal Way City Council makes the following Conclusions of Law with respect to the decisional criteria necessary for the adoption of the proposed amendments: (a) The proposed amendments are consistent with, and substantially implement the following Federal Way Comprehensive Plan goals and policies: Goals: LUG1 Create an attractive, welcoming and functional built environment. LUG3 Preserve and protect Federal Way's single - family neighborhoods. HG1 Preserve and protect the quality of existing residential neighborhoods Ordinance No 17- Page 3 of 33 6 Rev 3/17 LU and require new development to be of a scale and design that is compatible with existing neighborhood character. PUG22 Promote the recycling of solid waste materials by providing opportunities for convenient recycling and by developing educational materials on recycling, composting, and other waste reduction methods. Waste reduction and source separation are the City's preferred strategies for managing solid waste. Materials remaining after effective waste reduction and source separation should be managed in accordance with the KC- CSWMP. PUG23 Encourage and actively seek an effective regional approach to solid waste management, to leverage economies of scale and move toward similarities in services and parallel educational messaging. PUG27 Develop and implement Preferred Building Code Elements, including space allocation for several waste streams (garbage, compostables, recyclables, hazardous materials, and other process wastes). Incorporate design elements that enable access to services, both for tenants and collection service vehicle. Consider development of a preference for covered solid waste enclosures or facilities that are tied to sanitary sewer to help reduce potential surface water management issues, and perform a comprehensive analysis to determine which elements should be grandfathered versus required improvements. Policies: LUP1 Use development standards and design guidelines to maintain neighborhood character and ensure compatibility with surrounding uses. LUP3 Use design guidelines and performance standards to create attractive and desirable commercial, office and commercial /residential mixed -use developments. LUP6 Conduct regular reviews of development regulations to determine how to improve upon the permit review process. LUP13 Maintain and protect the character of existing single- family neighborhoods through strict enforcement of the City's land use regulations. LUP14 Protect residential areas from impacts of adjacent non - residential uses. LUP22 Multifamily residential development should be designed to provide privacy and common open space. Variations in facades and rooflines should be used to add character and interest to multiple - family developments. LUP27 Use design and performance standards to integrate multifamily development into commercial developments as commercial /residential mixed -use development. Performance standards should focus on scale, appearance, and compatibility. Ordinance No 17- Page 4 of 33 7 Rev 3/J7 LU LUP29 Ensure compatibility between non- residential developments and residential zones by regulating height, scale, setbacks, and buffers. HP High - density housing projects, with the exception of senior housing, will not be permitted in existing single- family residential neighborhoods. More moderate densities such as cottage housing are permitted. HP13 Continue to use design guidelines to ensure that new and infill developments have aesthetic appeal and minimize impacts on surrounding development. HP14 Review zoning, subdivision, and development regulations to ensure that they further housing policies, facilitate infill development and don't create unintended barriers. HP17 Continue to permit commercial /residential mixed -use development in designated commercial areas throughout the City. Develop incentive programs to ensure an adequate amount of housing is developed in these areas. (b) The proposed amendments bear a substantial relationship to the public health, safety, and welfare because they will result in a higher quality of multifamily development, while ensuring that adequate amenities such as open space and parking are provided for residents. Amendments to the Community Design Guidelines also encourage the adoption of a security program intended to promote resident safety and improve quality of life for residents. Other proposed amendments to the Community Design Guidelines are intended to reduce the impacts of large scale multifamily and senior housing development on adjoining zoning districts that permit less intensive residential or commercial uses by reducing building massing. (c) The proposed amendments are in the best interest of the residents of the City as they will improve the aesthetics of the built environment and create compatibility between different zoning districts. Additionally, the proposed text amendments would lead to more architecturally diverse developments throughout the City. Section 3. FWRC 19.05.040 is hereby amended to read as follows: "Day care facility, commercial" means the temporary, nonresidential care of persons on a recurring basis. See FWRC Title 19, Division VI, Zoning Regulations. "Dedication" means the deliberate appropriation of land by its owner for public use or purpose, reserving no other rights than those that are compatible with the full exercise and enjoyment of the public uses or purposes to which the property has been devoted. "Deleterious substance" includes, but is not limited to, chemical and microbial substances that are classified as hazardous materials under this section, "hazardous materials," whether the substances are in usable or waste condition, that have the potential to pose a significant groundwater hazard, or for which monitoring requirements of treatment -based standards are enforced under Chapter 246 -290 WAC. "Development" means any human activity consisting of any construction, expansion, reduction, demolition, or exterior alteration of a building or structure; any use, or change in use, of a building or Ordinance No 17- Page S of 33 o Rev 3/17 LU structure; any human - caused change to land whether at, above, or below ground or water level; and any use, or change in use, of land whether at, above, or below ground or water level. Development includes, but is not limited to, any activity that requires a permit or approval under zoning ordinances, subdivision ordinances, building code ordinances, critical areas ordinances, all portions of a shoreline master program, surface water ordinances, planned unit development ordinances, binding site plan ordinances, and development agreements; including but not limited to any activity that requires a building permit, grading permit, shoreline substantial development permit, conditional use permit, special use permit, zoning variance or reclassification, subdivision, short subdivision, urban planned development, binding site plan, site development, or right -of -way use permit. Development also includes, but is not limited to, filling, grading, paving, dredging, excavation, mining, drilling, bulkheading; driving of piling; placing of obstructions to any right of public use, and the storage of equipment or materials. "Development regulation" means controls placed on development or land use, but does not include decisions to approve a project permit application even though they may be expressed in a resolution or ordinance. "Diameter at breast height (dbh) " means the diameter of a tree trunk as measured at four and one -half feet above the ground surface. "Director" means the director of the department of community development, also known as the department of community development services, unless the context indicates otherwise. "Domestic animal" means an animal which can be and is customarily kept or raised in a home or on a farm. "Dredging" means removal of earth and other materials from a body of water, a watercourse, or a wetland. "Dredging spoils " means the earth and other materials removed from a body of water, a watercourse, or a wetland by dredging. "Driveway" means an area of the subject property designed to provide vehicular access to a parking area or structure located on the subject property. "Dry land" means the area of the subject property landward of the high water line. "Dwelling unit" means one or more rooms in a structure or structures, excluding mobile homes and outdoor storage containers and similar structures used or designed to be used as living facilities, providing complete, independent living facilities exclusively for one family, including permanent provisions for living, sleeping, cooking and sanitation. A factory -built home or manufactured home is considered a dwelling unit under this title only if it meets the standards and criteria of a designated manufactured home established in RCW 35A.63.145. There are the following eight types of dwelling units: (1) "Dwelling unit, attached, " means a dwelling unit that has one or more vertical walls in common with or attached to one or more other dwelling units or other uses and does not have other dwelling units or other uses above or below it. (2) "Dwelling unit, detached, " means a dwelling unit that is not attached or physically connected to any other dwelling unit or other use. (3) "Dwelling emit, efficiency, " means a small one room unit, which includes all living and cooking areas with a separate bathroom. Ordinance No 17- Page 6 of 33 9 Rev 3/17 LU (3) (4) "Dwelling unit, stacked, " means a dwelling unit that has one or more horizontal walls in common with or attached to one or more other dwelling units or other uses and may have one or more vertical walls in common with or adjacent to one or more other dwelling units or other uses. (4) (.�) "Dwelling unit, multifamily, " means a building containing two or more dwelling units, which are either attached or stacked. See definition of "dwelling unit, townhouse." (5) 'Dwelfing unit, multi un4 heusing, " Fneans dwelling unit, Fnukifamil�-. (6) "Dwelling unit senior citizen housing, " means 110using_ayailable for the exclusive occupancy of persons over 55 years of age. (6) (7) "Dwelling unit, small lot detached, " means detached residential dwelling units developed on multifamily -zoned property. Each unit is located on its own fee - simple lot. One of the dwelling unit's sides may rest on a lot line (zero lot line) when certain site development conditions are met. (8) "Dwelling unit studio." means a one room unit, 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. (-7) n "Dwelling unit, townhouse, " means a type of attached multifamily dwelling in a row of at least two such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire- resistant walls. (S) (10) "Dwelling unit, zero lot line townhouse," means attached residential dwelling units with common (or "party ") walls. Each unit is located on a lot in such a manner that one or more of the dwelling's sides rests on a lot line. Each unit has its own entrance opening to the outdoors (to the street, alley, or private tract) and, typically, each house is a complete entity with its own utility connections. Although most townhouses have no side yards, they have front and rear yards. The land on which the townhouse is built, and any yard, is owned in fee simple. Section 4. FWRC 19.05.120 is hereby amended to read as follows: "Land division " means any process by which individual lots, parcels, or tracts are created for the purpose of sale, lease, or transfer. Land divisions include, but are not limited to, conventional subdivisions (both short and long plats), binding site plans, cluster subdivisions, cottage housing, zero lot line townhouse development, and small lot detached development. "Landscaping" means the planting, removal and maintenance of vegetation along with the movement and displacement of earth, topsoil, rock, bark and similar substances done in conjunction with the planting, removal and maintenance of vegetation. "Landward" means toward dry land. "Legal nonconformance" means those uses, developments, or lots that complied with the zoning regulations at the time the use, development, or lot was created or established, but do not conform with current zoning regulations. This definition shall be applied to legal nonconforming lots, uses, and developments as defined in this chapter. "Linear frontage of subject property" means the frontage of the subject property adjacent to all open, improved rights -of -way other than Interstate 5. If the subject property is not adjacent to an open, improved right -of -way, "linear frontage" means the frontage of the subject property on any public access Ordinance No 17- Page 7 of 33 10 Rev 3/17 LU easements or tracts which serve the subject property and adjacent unopened and /or unimproved rights -of- way. "Lobo " means a central hall foyer, or waiting room at the entrance to a building. "Lot" means a parcel of land, of sufficient area to meet minimum zoning requirements, having fixed boundaries described by reference to a recorded plat, to a recorded binding site plan, to metes and bounds, or to section, township and range. "Lot area" means the minimum lot area per dwelling unit based on the underlying zone. For single - family lots, the area of a vehicular access easement, private tract, flagpole, or access panhandle shall not be credited in calculation of minimum lot area. "Low density use" means a detached dwelling unit on a subject property that contains at least five acres. "Low density zone " means the following zones: SE and comparable zones in other jurisdictions. "Low impact development (LID) " means a stormwater management strategy that emphasizes conservation and use of existing features integrated with distributed, small -scale stormwater controls to more closely mimic natural hydrologic patterns in residential, commercial, and industrial settings. Section 5. FWRC 19.115.030 is hereby amended to read as follows: This chapter shall apply to all development applications except single- family residential, or those uses exempted in specific sections, 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. Section 6. Chapter 19.115 FWRC is hereby amended to add a new section 19.115.040 to read as follows: 19.115.040 Security program. The Following is a list of general strategies that are encouraged to be addressed in a security_ program for new stacked multifamily dwelling units senior housing, orspecial needs housing (1) Develop written security policies and an emergency management plan, including evacuation procedures. (2) Provide illumination in all areas of the building, including parking facilities and entryways to buildings, accordin tg o requirements ofthe liluminating Engineering Society (IES) Lighting Handbook. 3 Ensure that the lobby and the area immediately outside its doors are free of places of concealment for persons. (4) Install large Mass panels in lobby doors. (5) Design buildings so that the elevator area is fully visible throughout the lobby. On levels other than the lobby floor, elevators should open directly to hallways, without recesses or blind corners that restrict two -way visibility. (6) Locate laundry rooms in a more active area of the building, adjacent to common space or the main lobby, and install large lass windows in the laundry-room. Ordinance No 17- Page 8 of 33 1 1 Rev 3/17 LU (7) Keep laundry rooms and exercise rooms secure and accessible by residents. (8) Locate mailboxes and mail morns adjacent to the main lobby_ of the building 9 Store keys in a secure location and control their distribution. (10) Control access into the building by locking all exterior entrances, including accessible roof openings, doors to accessible balconies and terraces and parking ggrap_e entrances. Provide automatic door closures as needed. (1 1) Provide deadbolt locks peepholes. and safe chains ni ht latches on resident doors. 12 Install a functioning high qUaIiIy video monitoring system with cameras located in the lobby, elevator, playground, and parking lot. (13) Keep plants and slirubs trimmed to provide for visibility of the building and surroundin- property. (14} Trim tree branches up from the ground in order to discourage the passibility of a person hiding_ (15) Make sure fences can be seen through. (16) Post the site and building addresses clearly. Section 7. FWRC 19.115.060 is hereby amended to read as follows: (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. E",pi.a Qmq nalwal taPn9faphy 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 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 Ordinance No 17- Page 9 of 33 12 Rev 7/17 LU 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 moOUlallons 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. Inco.p —tiny Iana.c.p.6 buff— Figure 7 — FWRC 19.115.060(2) (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. .O.y +.Irt -.a aNr."' —r 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. Ordinance No 17- Page 10 of 33 13 Rev 3/17 LU --.%".— rw. 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. M+�1Np ankW�lbn Ae�...ory l+bmenl� Figure 10 — FWRC 19.115.060(3) 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; (v) 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); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) 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. Ordinance No 17- Page 11 of33 14 Rev 3/17 LU Showeass windows matures Verth.al Irelks Landiscaping Figure 12 — FWRC 19.115.060(3) 9= 0 i Archilaaural lta4uraa Makrial vanaUdna Figure 13 — FWRC 19.115.060(3) ArhvYrlk•irlurai t LandaCapad P0410 plaxaa 4) Methods to reduce buildiiia massing: The following is a non - exclusive list of methods to be utilized in construction of buildings in order to reduce their impacts an development located in an adjoining zoning district that permits less intensive residential or commercial uses: a Reduce the a agent bulk of a buildin b breakin it into several smaller masses and va in the roof line with architectural elements. (b) Consider options such as upper [eve] setbacks in order to minimize bulk and shadow impacts on adjacent development. Section 8. FWRC 19.115.115 is hereby amended to read as follows: The following guidelines apply to residential usable open space that is developed pursuant to FWRC 19.200.100 19.205.070 19.215.150, 19.220.080, 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 Ordinance No 17- Page 12 of 33 15 Rev 3/17 LU 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. r (4) (2) 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) (3) Fee -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. 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. Section 9. FWRC 19.125.150 is hereby amended to read as follows: Gar -b ge and recycling Solid waste receptacles — Placement and screening. (1) Storage area. Storage areas for garbage, a*d recycling, and compostables receptacles for managing solid 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. Common solid waste materials include generic recyclables (paper, metal, plastics, and other materials); garbage; non- com ostable rubbish and trash; com ostables and yard debris; properly-stored medical or moderate risk wastes; bulky items such as mattresses and appliances; and recyclable semi- liquid wastes (such as used cooking oil). Ordinance No 17- Page 13 of 33 16 Rev 3/17 LU (2) Exemptions. The following structures are exempt from the requirements of this section: (a) Multifamily dwellings that will be seFved by eurbside eel leetion a4 eaeb unit. (b a) Storage receptacles for 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. . Solid Wwaste garbage and recycling receptacles, including underground facilities: (a) May not be located in required yards; (b) May not be located in landscape 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 solid waste 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 solid waste storage area. The enclosures shall be easily accessible to users occupying the site. if the space is leea4ed within ^ stru t r° °Collection 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 not 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 rased frequent pedestrian and vehicle traffic. (6) Design guidelines; general. The following provisions shall apply to all storage area designs: (a) Design and architectural compatibility. The design ° Solid waste and recycling storage area should design shall 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 at a Fninimum of `n feet f o and at the same grade as the truck access area. (b) Enclosure and landscaping. All outdoor trash enclosures for garbage solid waste 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 solid waste and recycling collectors and equipment. Gate open other eases, ga4es shall be of suffleient width to allow aeeess by r-eeyeling eelleeters and equipment. In uses where two or more separate detachable containers (commonly referred to as dumpsters ) are situated side -by -side within an enclosure. there must be 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. Phe All landscaping shall be designed seas not to impede access to the storage area enclosure. Ordinance No 17- Page 14 of 33 17 Rev 3/17 LU (c) Signage. Exterior sig_nage on Eenclosures signs should be in shall conformanee with Chapter 19.140 FWRC and shall not exceed twe four square feet per sign face. The containers for recycling, and garbage and other source - separated solid waste materials should shall be identified using clearly visible signs. (d) Weather j2potection. All solid waste storage areas (enclosures) require a spill prevention lap n for management of liquids generated on or discharged from the storage area. The storage area spill prevention plan must detail how all liquids either precipitated, sprayed, washed sl2illed, leaked dripped or blown onto the storage area will be collected and managed in compliance with city surface water protection standards. The story a areas ill prevention plan shall be provided to the 6 's surface water management program, to be kel2t on file in order to inform periodic site monitoring. (i) All storage areas without a roof require a functioning oil water separator to be installed and maintained. The oil water separator must be sized and designed to accommodate all liquids exiting the storage area as well as all surrounding impervious surface that drains to the oil water separator's location The storage area pad shall be sloped at the minimum grade required to channel all such liquids to the oil water separator. (ii) Storage areas larger than 175 square feet in size must have a roof covering the storage area. This roof shall provide adequate overhang surface to prevent the direct entry of precipitation to the enclosure area. Storage areas with a roof require adequate floor drainage connected and conve ed to sanity sewer. Preci itation runoff from the roof shall not be dischai ed to the sanitary sewer. Roofed or covered storage areas must provide adequate clearances to allow access by haulers and collection equipment. (d) Weathep j9peteetien. Storage eentainefs shall be pr-eteeted from weather daniage by using contaklei-9 that ar-e-4ar-gely --her pro-o-Ir --, by covering tile R-0-efed storage aileas MUS (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: Milo evet-y 1,000 square feet gross fleer area, with a fninimufn of 65 squaFe . (e) Retail; e squafe " of 1,00 feet for 1 AAA t gross fle area, with a-minimem of 61 squar-e feet. (d) Edueational and storage , , mw,,inwin of 1,000 squaf feet. feet, faf evefy 1,000 sqtiafe feet gfess floor afea, v4th a Fninimum of 65 squafe a Except as provided in subsection 7 a i of this Section for all uses storage space for solid waste and recyclable materials containers shall be provided as shown in Table A for all new structures and for existiniz structures to which two or more dwelling units are added.. 6) Residential uses proposed to be located on separate lots for which eacli 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 regUirement in subsection (7)(g) below, plans for stacked multifamily dwelling units shall require designated interior solid waste accumulation or storage areas on each level, including"details on how solid waste is conveyed to shared storage spaces . Ordinance No 17- Page 15 of 33 18 Rev 3/17 LU NO Residential development for which a home owner's association, or other single entity exists or will exist, as a sole source for utility billing may meet the requirement in subsection (7)(a)(i), or the requirement in Table A. Residential and nonresidential development shall meet the respective requirements in Table A. Table A: Shared Storage Space for Solid Waste Containers 1 Residential Development Minimum Area for Shared Storage Space 2 -8 dwelling units 9 -15 dwelling units 16 -25 dwelling units �26 -50 dwelling units 151 -100 dwelling units More than 100 dwelling units nonresidential Develo menk Bised on gross floor Area of all structures on the lot 0 -5,000 square feet i 5,001-15,000 s uare feet 15,001- 50,000 square feet 50,00 1 —100 000 square feet 1 100, 00 1 -200 000 Sq care feet 200,001 plus square feet 1 84 square feet 150 square feet 225 square feet 375 square _feet 375 square feet plus 4 sguare_fee_t_for each additional unit above 50 575 square feet plus 4 square feet for each additional unit above 100, except as permitted in subsection 7(c) Minimum Area for Shared Storage Space 82 square feet 125 square feet 175 square feet 225 square feet 275 s ware feet 50.._0 square feet Mixed use development that contains both residential and nonresidential uses, shall meet the requirements of subsection FWRC 19.125.150(7)(b) (b) Mixed use development that contains both residential and nonresidential uses shall meet the storage space re uirements shown in Table A for residential development, plus 50 percent of the requirement for nonresidential development. In mixed use developments, storage space for solid waste may be shared between residential and nonresidential uses and designated storage space for recycling services shall also be provided. c The storage s ace required by Table A shall meet the following requirements: (i) The storage space must have adequate dimensions to enclose solid waste containers and also allow users to access these containers. For multifamily developments with eight or fewer dwelling units and for nonresidential development with gross floor area of 5,000 square feet or less, the storage space must have a minimum dimension from the front gates to the back wall of at least seven feet For all other uses, the storage space must have a minimum dimension from the front gates to the back wall of at least ten feet. Storage space for trash compactor units and for Ordinance No 17- Page 16 of33 19 Rev 3/17 LU larger developments will generally exceed this ten foot dimension from front gates to back wall. (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 hh�ngth concrete. (d) The location of all storage spaces shall meet the following requirements: (i) The storage space shall be located on the lot of the structures) it serves; (ii) The storage space shall not be located in any required drivewaysparking aisles, or parking spaces, (iii) The storage space shall not block or impede any fire exits, any public rights -of -way, or any pedestrian or vehicular access, (iv) The storage space shall be located to minimize noise, odor, and visual impacts to building occupants and neighboring lots; (v) The storage space shall not be used for purposes other than solid waste materials storage and access; and (vi) The storage space(s) shall be no more than 150 feet from the common entrance(s) 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. 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; (H) 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, pedestrian - path 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; and (iv) All storage space openings and access points for pedestrians shall be a minimum of five feet wide. The solid waste and recyclable materials storage s ace access and pick-up/service specifications Ordinance No 17- Page 17 of 33 20 Rev 3/17 LU aired in this Section including the number and sizes of containers shall be included on the plans submitted with the land use or building permit application for any development subject to the requirements of this Section. (h) Multifamily and rion- residential mandatory recycling requirements. Multifamily, non- residential, and mixed-use development occupants shall Participate in separation for recycling of the follo_win materials that will include, at a minimum: news apers; mixed papers, recyclable bottles, cans, and plastic containers and 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_nropea owners shall provide residents with a minimum total weekly volume of recycling re2yeling container capaGily equal to or greater than the total weekly volume of garbme capaci1y. To the greatest extent possible, rece tacles for garbage, recyclin& and com astable materials shall be co- located in one storage space. i The Public Works Director or designee may mod ify the M uirements of this subsection at his or her discretion, or upon the request of the pro eegy owner, if, in the opinion of the Director, the exception is necessary. The modification must be granted in writing and may be revoked by the Director at any time if the necessity for the modification 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. (8 ) ConlpIfiance with other aRialicable codes. All enclosures installed or altered under this chapter must comply with all applicable federal state and local regulations, including without limitation the provisions of the International Building Code and the National Electric Code as adopted in Title _1.3_FWRC. If any provision of this Chester is found to be in conflict with any provision of any zoning, building, fire, safety or health ordinance or code of the city, the provision that establishes the higher standard shall prevail. Ordinance No 17- Page 18 of 33 21 Rev 3/17 LU a 0 'C W W C L O a N V C O O 0 O N O� 22 D\ v 00 V z U 0 C E o °' EL C u y G O E a.+ U N a 0 a� N 48 -a 0 O O i> N N N CL °-0C y o U ca ,u C b u O +L.+ a to C �. C N b C U C c ° 3 0 06 aci .E� o O •C 0 a o a=n G p O v1 w u�� o = a ac °i u O C V 0. 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O O O saOEdS 2UINJLd x F pannba-d u ainlonlIS v 3O ]OPH w ° mmd w E NOBO) opis E y 0 C 1uOJA cn a v U w i W v> g > Z z ozis 10"[ b N U L U U W W SSOOOld Maina'd 3 Q paainbag ..wwww o o SNOILLVIIC199H W � ro m 0 ra ro r�UUUU 34 M 5 O - 0 III C N CA N N C]. A N O O N U 3 w a; 0 U N V1 35 M � n O m a 00 z U r b Section 20. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to any other persons or circumstances. Section 21. 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 22. Ratification. Any act consistent with the authority and prior to the effective date of this ordinance is hereby ratified and affirmed. Section 23. Effective Date. This ordinance shall be effective (5) days after passage and publication, as provided by law. PASSED by the City Council of the City of Federal Way this 16`x' day of May 2017. CITY OF FEDERAL WAY: MAYOR, JIM FERRELL ATTEST: CITY CLERK, STEPHANIE COURTNEY, CMC APPROVED AS TO FORM: CITY ATTORNEY, J. RYAN CALL FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: Ordinance No 17- Page 33 of 33 36 Rev 3/17 LU 41k CITY OF Federal Way LAND USE AND TRANSPORTATION COMMITTEE STAFF REPORT DATE: April 12, 2017 To: Land Use and Transportation Committee VIA Marwan Salloum, Public Works Director ,� FROM: Brian Davis, Community Development Directo ,f1to Margaret Clark, Principal Planner W%w` SUBJECT: Proposed Text Amendments to Federal Way Revised Code Title 19, "Zoning and Development Code," Related to Multifamily Housing (File No's. 17- 100504 -00 -UP and 17- 100505- 00 -SE) I. Background The City of Federal Way adopted a six -month moratorium on the expansion or creation of multi- family housing on June 7, 2016. The moratorium was extended for another six months on December 6, 2016. Staff received suggestions from the City Council on how to make code changes in order to improve multi - family development standards. Suggested code changes centered on improving the quality of multifamily construction, enhancing the safety of residents, and having better compatibility with neighbors (e.g., setbacks, open space, parking). Staff drafted code changes and has briefed the City Council and Planning Commission on multiple occasions, as outlined in the timeline below in Section II. A summary of the proposed code changes are on the following page in Section III. At their April 5th meeting, the Planning Commission forwarded the matter to the City Council without a recommendation. The staff report provided to them, which includes the text amendments, is attached to this memo for your reference. II. Schedule of Commission, Committee, and Council Meetings to Consider Code Changes City Council Briefing, Moratorium Extended..... 12/6/16 City Council Briefing ........... ............................... 1/3/17 Planning Commission Briefing ........................... 1/18/17 City Council Briefing (Retreat) ........................... 2/4/17 Planning Commission Briefing ........................... 2/15/17 Planning Commission Public Hearing ................. 4/5/17 LUTC Meeting ..................... ............................... 4/17/17 City Council Briefing ........... ............................... 4/18/17 City Council 1 st Reading ...... ............................... 5/2/17 City Council 2nd Reading .... ............................... 5/16/17 Ordinance Effective .............. ............................... 5/23/17 Moratorium Ends .................. ............................... 6/6/17 37 III. Summary of Staff Recommended Code Changes Suggestion Staff Recommendation 1. Improve parking For 100+ unit developments, 25% parking must be underground or first floor; core zone parking may be in multi -level garage 2. Mix of first -floor commercial use For 25+ unit developments, 50% of first floor to be commercial if building fronts on arterial 3. Mix of bedroom units in same complex No recommended changes 4. Shared living areas No recommended changes 5. Social gathering areas No recommended changes 6. Private open space 48 square feet minimum per unit (patio, porch, balcony, yard, etc.) 7. Mandatory recycling Yes, part of new solid waste requirements 8. Space requirements for solid waste Yes, part of new solid waste requirements 9. Location requirements for solid waste Yes, part of new solid waste requirements 10. Reduce bulk and mass Vary architectural elements in design guidelines 11. Compatibility with surrounding uses Increase setbacks for buildings on property adjacent to non- multifamily zones 12. Safety plan Incorporate various measures into design guidelines 13. Security cameras Incorporate into design guidelines 14. Maintenance plan and inspection No recommended changes program 15. Police impact fees Defer to later date as significant data analysis is required for equitable proposal 16. Enforce parking and critical areas Increase parking requirements for higher starting point when reductions are considered (see #17) 17. Increase parking Studio units: 1.25 /unit One bedroom: 1.5 /unit Two+ bedroom: 2.0 /unit (Example result: Uptown Square would need 47 more spaces under proposed changes) IV. Mayor's Recommendation It is the mayor's recommendation to forward the proposed code changes as presented to the May 2nd City Council meeting for a public hearing. KA2016 Code Amendments\Multifamily Code Amendments\LUTC\201704 LUTC Multi - family moratorium.docx m 2 CITY OF Federal Way PLANNING COMMISSION STAFF REPORT DATE: March 29, 2017 TO: Lawson Bronson, Planning Commission Chair FROM: Brian Davis, Community Development Director 97— Margaret Clark, Principal Planner 014W Proposed Text Amendments to Federal Way Revised Code Title SUBJECT: 19, "Zoning and Development Code," Related to Multi- Family Housing (File No's. 17- 100504 -00 -UP and 17- 100505- 00 -SE) PUBLIC HEARING DATE April 5, 2017 I. BACKGROUND 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. H. MULTI - FAMILY HOUSING IN FEDERAL WAY The moratorium covers all multi - family, senior housing, and special needs housing, except for duplexes, triplexes, and townhouses. Multifamily housing is allowed in the Multifamily Residential (RM) zone 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. Senior housing and special needs housing are allowed as stand -alone uses in the Single Family Residential (RS), Multifamily Residential (RM), Community Business (BC), City Center -Core (CC -C), and City Center -Frame (CC -F) zones III. REASON FOR THE MORATORIUM The reason for the moratorium was to give the City Council time to review the multifamily zoning and development regulations to determine whether such zoning and development regulations are appropriate for the type of multifamily development that the Council envisions for the city and to consider code amendments that would result in a higher quality of multifamily development, while ensuring that adequate amenities such as open space and parking are provided for residents in a safe environment. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to Multi- Family Housing Page 1 of 15 39 IV. TIMELINE Following is the anticipated timeline for completion of the proposed code amendments: Process Date Check -in with Council January 3`d Planning Commission Briefing January 18`h SEPA Notice to Newspaper February 2nd Issue SEPA Determination February 3`d Council Retreat (Council Briefing) February 4th Planning Commission Briefing February 15`h 14 -Day Comment Period Ends February 17th Notice of Planning Commission Public Hearing February 24`h 21 -Day Appeal Period Ends March 10`h Planning Commission Public Hearings March 15`h and April 5`h Land Use /Transportation Committee Meeting April 17`h City Council 0 Reading May 2 °d City Council 2 °d Reading May 16`h Notice in Newspaper May 19th Ordinance Effective May 26th Moratorium Ends June 6th V. PROPOSED CODE AMENDMENTS The following code amendments are recommended to address the 17 Policy Statements related to the multifamily zoning and development regulations identified by the city. These proposed amendments are shown in Exhibits A -M. Proposed new language is shown as "underlined ", language proposed to be deleted is shown as "str-ikeeut"; and existing language is shown as "plain." Policy Statement #1 Require underground parking for multifamily units, except structured parking would be allowed in the CC -C and CC -F zones. Recommendation This has been addressed by recommending the following language, "For 100 dwelling units or more on a subject property, 25 percent of parking shall be underground or on the first floor within the building footprint, except for visitor parking, which can be surface parking." The recommendation for only 25 percent of parking to be underground or on the first floor within the building footprint is based on the high cost to provide parking and the relatively lower cost of housing and rents in South King County. If a developer cannot recoup the cost of providing parking, this may act as a deterrent to build housing. Because construction costs vary by location, there is no single measure of how much a parking space costs. A 2014 publication, "The High Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifamAg Housing Page 2 of 15 Cost of Minimum Parking Requirements," by Donald Shoup estimates that the average cost of an underground parking space is $34,000, and the average cost of an aboveground garage space is $24,000. Surface parking spaces are cheaper, but result in less density as the spaces take up area that could otherwise be developed as housing. Recommended language has been incorporated as follows: Exhibit A — RM Zone, "Multifamily dwelling units" — Note 13 Exhibit B — BN Zone, "Multifamily dwelling units" — Note 15 Exhibit C — BC Zone, "Multifamily dwelling units" — Note 5 Exhibit D — RS Zone, "Senior citizen or special needs housing" — Note 16 Exhibit E — RM Zone, "Senior citizen or special needs housing" — Note 14 (Presently special needs housing is not allowed in the RM zone. The recommendation is that it be added for consistency.) Exhibit F — BN Zone, "Senior citizen or special needs housing" — Note 14 (This is a new chart as senior housing and special needs housing are not presently allowed in the BN zone.) Exhibit G — BC Zone, "Senior citizen or special needs housing" — Note 4 Exhibit H — CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 21 Exhibit I — CC -C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 20 Policy Statement #2 Require a certain percentage of commercial uses on the ground floor of buildings in all zones (CC -C, CC -F, BC, BN, and MF) if they are located along an arterial or collector and are visible from the right -of -way. This excludes gyms and other uses considered accessory to the multifamily uses. Recommendation This has been addressed with the following recommended language: Exhibit A — RM Zone, "Multifamily 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 total length of the ground floor fagade of all buildings facing a right -of -way must be developed with commercial uses allowed by office /retail use zone chart, FWRC 19.215.010, or entertainment use zone chart, FWRC 19.215.020. 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. This does not apply to developments of less than 25 units." Language requiring a certain percentage of commercial uses on the ground floor already exists as follows: Exhibit B — BN Zone, "Multifamily dwelling units" — Notes 1 and 2 Exhibit C — BC Zone, "Multifamily dwelling units" — Note 4 Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifaA� Housing Page 3 of 15 Exhibit H — CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 2 Exhibit I— CC -C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 3 Exhibit D — RS Zone, "Senior citizen or special needs housing" — Note 4 and Exhibit E — RM Zone, "Senior citizen or special needs housing" — Note 2 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, and require that the retail uses be under common management with the residential uses. Staff is recommending that these criteria be deleted as they may limit the retail uses that could locate there. Since senior housing can stand alone in the BC, CC -C, and CC -F zones, the following language is recommended to be added to Exhibit F — BN Zone, "Senior citizen or special needs housing "' (Note 1); Exhibit G — BC Zone, "Senior citizen or special needs housing" (Note 3); Exhibit H -- CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" (Note 3); and Exhibit I — CC -C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" (Note 4): "Commercial uses allowed in this zone may be permitted on the ground floor of stacked senior citizen or special needs housing with a minimum floor -to- ceiling height of 13 ft." Addition of this language would allow senior housing as mixed -use development as well as a stand -alone use. Policy Statement #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. Recommendation This concern arose because regardless of the number of rooms in a multifamily dwelling, the parking requirement is the same (e.g., in RM zones, 1.7 parking spaces are required per unit). As a result, inadequate numbers of parking spaces may be provided, resulting in spillover parking onto adjacent streets. Staff is recommending that the number of parking spaces be based on the number of bedrooms to address this concern. Refer to Recommendation #17. Policy Statement #4 Require a certain percentage of a unit to be shared living area (e.g., living and dining rooms). Recommendation 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 1 This is a new chart as senior housing and special needs housing are not presently allowed in the BN zone. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifaA� Housing Page 4 of 15 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. Policy Statement #5 Require a certain percentage of the gross floor area of the apartment building to be common areas for social gathering. Recommendation No examples were found of a similar requirement, nor were there empirical data to support such a requirement. Therefore, staff recommends no amendments. Policy Statement #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. Recommendation This has been addressed by recommending the following language to each applicable Use Zone Chart: "Private open space, a minimum of 48 sq. ft. with a minimum dimension of six ft., must be provided per dwelling unit, e.g. a patio, porch, balcony, or yard." Exhibit A — RM Zone, "Multifamily dwelling units" — Note 3 Exhibit B — BN Zone, "Multifamily dwelling units" — Note 14 Exhibit C — BC Zone, "Multifamily dwelling units" — Note 12 Exhibit D — RS Zone, "Senior citizen or special needs housing" — Note 15 Exhibit E — RM Zone," Senior citizen or special needs housing" — Note 13 Exhibit F — BN Zone, "Senior citizen or special needs housing" — Note 5 Exhibit G — BC Zone, "Senior citizen or special needs housing" — Note 10 Exhibit H — CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 8 Exhibit I— CC -C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 8 A related amendment, which would not allow private open space to be credited to required useable space in the CC -C and CC -F has been made by recommending deleting FWRC 19.115.115(2) (Exhibit J, page 21 of 22). Policy Statements 7 -9 relate to solid waste and recycling The Solid Waste Division saw this code amendment process as an opportunity to consider related updates focusing on solid waste and recycling space allocation and enclosure /container screening requirements. These proposed code amendments are attached as Exhibit K summarized in Section X of this staff report. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to Multifamily Housing Page 5 of 15 Policy Statement #7 Require mandatory participation in garbage, recycling, and composting programs. Recommendation This has been addressed by recommending amendments to FWRC 19.125.150(7)(h) (Exhibit K, page 5 of 5). Policy Statement #8 Require minimum space for solid waste enclosures to accommodate containers for garbage, recyclables, and compostables. Recommendation This has been addressed by recommending amendments to FWRC 19.125.150(7)(a -c) (Exhibit K, pages 2-4 of 5). Policy Statement #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. Recommendation This has been addressed by recommending amendments to FWRC 19.125.150(7)(g) (Exhibit K, page 4 of 5). Policy Statement #10 Minimize bulk of buildings by restricting the number of units in each building. Recommendation The following language has been recommended to be added to the Community Design Guidelines (FWRC 19.115.060[4][a] & [b], Exhibit J, pagel l of 22): "4. Methods to reduce building massing: The following is a non - exclusive list of methods to be utilized in construction of buildings in order to reduce their impacts on development located in an adjoining zoning district that permits less intensive residential or commercial uses: (a) Reduce the apparent bulk of a building by breaking it into several smaller masses and varying the roof line with architectural elements. (b) Consider options such as upper level setbacks in order to minimize bulk and shadow impacts on adjacent development." Policy Statement #11 Buildings shall insure maximum compatibility with surrounding land uses and structures. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to Multifamil$ Housing Page 6 of 15 Recommendation This has been addressed by recommending the addition of the following language to Exhibit A — RM Zone, "Multifamily dwelling units," as Note 5: "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." This language already exists as Note 4 in Exhibit B — BN Zone, "Multifamily dwelling units." Similar language already exists as follows: Exhibit C — BC Zone, "Multifamily dwelling units" — Note 2. The threshold for reducing building height to 30 feet is recommended to be changed from a 20 foot to 100 foot distance from a residential zone. Exhibit D — 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. Maximum height of buildings is already 30 feet. Side and rear yards are proposed to be increased from 5 feet to 20 feet, as any proposed senior housing development would be within 100 feet of a single family residential zone. Exhibit E — RM Zone," Senior citizen or special needs 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 F — BN Zone, "Senior citizen or special needs housing" — The above language for the RM zone is recommended to be added as Note 2. Exhibit G — BC Zone, "Senior citizen or special needs housing" — The existing language is recommended to be replaced with the RM language (Note 2) to be consistent with the RM and BN senior housing and special needs housing charts. Exhibit H — CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Existing language is retained in Note 5. Exhibit I — CC -C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — No amendments were proposed for this Use Zone Chart since the CC -C zone is surrounded by the CC -F zone, and the CC -C zone is intended to accommodate the highest buildings and the most intensive uses. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to Multifamll Housing Page 7 of 15 Policy Statements #12 and 13 12. Require each apartment complex to have a safety plan; i.e., common areas, such as laundry rooms, or any room that is not visible from publicly travelled places, must post hours of operation and be kept secure at all other times. 13. Require security cameras in shared areas; i.e., lobby, community rooms, playground, and similar locations. Recommendation A new section (FWRC 9.115.040), has been recommended to be added to the Community Design Guidelines (Exhibit J, page 3of 22). Policy Statement #14 Require a maintenance plan, and/or adopt an inspection program to be financed by landlord fees. Recommendation This is a large scale project, which will be done in the future, if so directed by the Council. Policy Statement #15 Require impact fees to offset the need for calls by the police and fire departments. Recommendation This is a large scale project, which will be done in the future, if so directed by the Council. Policy Statement #16 Enforce the parking and critical areas provisions of the FWRC. Recommendation All necessary code language is in place. This is a matter of enforcing the requirements. Policy Statement #17 Come up with a new parking requirement based on the number of bedrooms. Recommendation Parking spaces for multifamily dwelling units are recommended to be based on the number of bedrooms as follows: Exhibit A — RM Zone, "Multifamily dwelling units" — Note 14 Exhibit B — BN Zone, "Multifamily dwelling units" — Note 16 Exhibit C — BC Zone, "Multifamily dwelling units" — Note 6 Exhibit H — CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 22 Exhibit I — CC -C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 21 Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifamlO Housing Page 8 of 15 One parking space per unit is being recommended for senior housing since senior housing is intended for a single - person or a two - person household. The existing ratio of 0.5 parking spaces per unit is being recommended to be retained for special needs housing. Alternatively, an applicant may request a reduction to the parking requirements based on a parking study as follows: Exhibit A - RM Zone, "Multifamily dwelling units" — Note 15 Exhibit B — BN Zone, "Multifamily dwelling units" — Note 18 Exhibit C — BC Zone, "Multifamily dwelling units" — Note 8 Exhibit D — RS Zone, "Senior Citizen or special needs housing" — Note 17 Exhibit E — RM Zone," Senior Citizen or special needs housing" — Note 15 Exhibit F —BN Zone, "Senior Citizen or special needs housing" — Note 15 Exhibit G — BC Zone, "Senior Citizen or special needs housing" — Note 5 Exhibit H — CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 24 Exhibit I — CC -C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" — Note 23 VIII. PROPOSED DEFINITION RELATED AMENDMENTS The following definitions are proposed to be added (Exhibit L): "Dwelling unit, efficiency, " means a small one room unit, which includes all living and cooking areas with a separate bathroom. "Dwelling unit, senior citizen housing, " means housing available for the exclusive occupancy of persons over 55 years of age or mentally, physically, emotionally, or developmentally impaired persons, and the spouses or caretakers living with such persons. "Dwelling unit, studio, " means a one room unit, 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. "Lobby, " means a central hall, foyer, or waiting room at the entrance to a building. IX. MISCELLANEOUS HOUSEKEEPING AMENDMENTS 1. Inconsistencies Between Use Zone Charts As staff was researching and writing the proposed code amendments, we observed that there were inconsistencies between the use zone charts. Therefore, the amendments shown in Exhibit M are recommended to ensure consistency. Proposed new language is shown as "underlined "; language proposed to be deleted is shown as "str-ikeeu "; and existing language is shown as "plain." Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifamV Housing Page 9 of 15 2. Proposed Deletion of Use Zone Chart The Mayor recommends deleting FWRC 19.240.150, "Multi -unit housing," which permits multifamily dwelling units in the Commercial Enterprise (CE) zone south of South 356`" Street, between Pacific Highway South and 16`h Avenue South as the CE zone is the city's "industrial" zone and housing is not appropriate for this zone (Exhibit N). X. FWRC 19.125.150 REVISIONS (SOLID WASTE & RECYCLING - SPACE ALLOCATION) Background The code updates stemming from the moratorium process presented an opportunity to consider related updates focusing on solid waste and recycling space allocation and enclosure /container screening requirements. These updates will supplement the potential FWRC amendments, focusing on multifamily uses in FWRC 19.125.150. However, it became clear the rest of the section would benefit from updates, so the entire section has been revised for consistency, and the updates to FWRC 19.125.150 will apply to all uses beyond multifamily. Currently, the FWRC sets a minimum space allocation, but for recycling only. This has led to undersized trash enclosures and lack of adequate space. The proposed changes would address this shortcoming and apply to both multifamily and commercial projects. A regional effort is underway to identify potential code updates specific to multifamily solid waste services. The consulting team that is spearheading this effort provided input on the proposed FWRC updates and concurred with following the space allocation standards set in City of Seattle code. Ultimately, the goal is to achieve more consistency in code and service access throughout western Washington, but the focus here is on FWRC 19.125.150 since it has not had substantial updates since 1992. Summary of Proposed Changes to FWRC 19.125.150 • Section 1 definitions were expanded in more detail, and terms such as "solid waste" and "storage area" were used throughout the section to improve consistency and conformity to other FWRC sections. • Section 2 service choices for multifamily residences are now addressed via Table A. • Section 6a fifty foot minimum may be impractical as development density increases, so this specific requirement will be eliminated. • Sections 6b, 6c. & 6d were updated to address design compatibility, enclosure screening and size, signage, landscaping, and weather protection. Larger enclosures will require a roof and sanitary drain, smaller enclosures will require drainage management, and all enclosures will have plans to reduce impacts to surface water. • Section 7, Table A sets storage space allocation requirements for both solid waste and recycling storage (instead of current code, which focuses on recycling space only). These are based on City of Seattle's space allocation requirements. • Section 7.a.i adds a minimum space requirement for residential units. • Section 7. a. ii requires plans for multi -level multifamily developments to provide interior solid waste storage and conveyance. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifaA Housing Page 10 of 15 • Section 7.a. iii allows space allocation to be determined by the how residences receive trash collection services (shared services vs. individual services). • Section 7.b sets solid waste /recycling storage for mixed -use buildings (combined multifamily and commercial uses). • Section 7.c sets minimum dimensions for storage space /enclosures. • Section 7.d specifies that enclosure(s) must be within 150 feet of residence and building entrances and other requirements. XI. PROCEDURAL SUMMARY The city issued an Environmental Determination of Nonsignificance (DNS) on the proposed amendments on February 3, 2017, with a comment deadline of February 17, 2017, and an appeal deadline of March 10, 2017. No comments on the DNS have been submitted to the city. Public notice of the March 15, 2017, public hearing was published in the Federal Way Mirror and posted on the official notice boards on February 24, 2017, in accordance with the city's procedural requirements. The March 15, 2017, public hearing was opened in order to hear public testimony and was continued to April 5, 2017. XII. PUBLIC COMMENTS During the March 15, 2017, public hearing, there were comments from two citizens summarized as follows: Leah Boehm Brady — Ms. Brady lives adjacent to Highpoint (Uptown Square). She and other neighbors filed an appeal of the Highpoint project. She is upset that the director was allowed to trade away the five -foot easement with trees and vegetation for bike racks and other amenities. She is also upset that trees that were supposed to be saved were not, which will negatively affect her neighborhood. The developer was supposed to save the 35 -foot laurel trees, but did not do that and the city allowed that to happen. She thinks the developer should make amends for the trees. In addition, she stated that she thinks that the buildings are too tall and as a result, many in the neighborhood have lost their Mt. Rainier views. She feels that the city needs to increase the vegetation for any future projects. She stated that all of the trees along 320`x' are gone because the city allowed the developer to shoehorn the buildings in. She also stated that there is inadequate parking, and the developer was allowed to trade away parking spaces by providing bus passes. Neighbors are concerned Highpoint residents and visitors will be parking in the neighborhood. She commented that at Highpoint, the developer was allowed to let the gutters drain onto the sidewalk. This is very hazardous in winter when ice forms. The neighbors feel the city has let them down. Dana Hollaway — She noted that the Highpoint project has 300 units with approximately 663 bedrooms. She has driven through the Highpoint project and it doesn't look like it has enough parking. She also stated that the complex lacks green space; there is one play area in the north, but it is designed for younger kids and there is nothing for older kids and young adults). She observed that the apartments near 21" and Dash Point Road have grass in front of every unit and open space for children. At Highpoint, they planted fir trees and columnar trees and rhododendrons. She also feels that the planting strip is too small to sustain them. The columnar trees grow very large and will soon be pushing the fence over. She is also concerned about the impact to the intersection; it is taking longer to get through. In addition, an e-mail was received from Dana Hollaway on March 29, 2017. The e -mail is attached to this staff report as Exhibit O. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to Multifamil? Housing Page 11 of 15 XIII. REASON FOR PLANNING COMMISSION ACTION FWRC Chapter 19.80, "Process VI Council Rezones," establishes a process and criteria for zoning code text amendments. Consistent with Process VI review, the role of the Planning Commission is as follows: 1. To review and evaluate the zoning code text regarding any proposed amendments. 2. To determine whether the proposed zoning code text amendments meets the criteria provided by FWRC 19.80.130. 3. To forward a recommendation to the City Council regarding adoption of the proposed zoning code text amendments. XIV. DECISIONAL CRITERIA FWRC 19.80.130 provides criteria for zoning text amendments. The following section analyzes the compliance of the proposed zoning text amendments with the criteria provided by FWRC 19.80.130. The city may amend development regulations only if it finds that: 1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan. The proposed FWRC text amendment is consistent with the following Federal Way Comprehensive Plan (FWCP) goals and policies: Goals LUG 1 Create an attractive, welcoming and functional built environment. LUG3 Preserve and protect Federal Way's single - family neighborhoods. HG1 Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character. PUG22 Promote the recycling of solid waste materials by providing opportunities for convenient recycling and by developing educational materials on recycling, composting, and other waste reduction methods. Waste reduction and source separation are the City's preferred strategies for managing solid waste. Materials remaining after effective waste reduction and source separation should be managed in accordance with the KC- CSWMP. PUG23 Encourage and actively seek an effective regional approach to solid waste management, to leverage economies of scale and move toward similarities in services and parallel educational messaging. PUG27 Develop and implement Preferred Building Code Elements, including space allocation for several waste streams (garbage, compostables, Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifanAg Housing Page 12 of 15 recyclables, hazardous materials, and other process wastes). Incorporate design elements that enable access to services, both for tenants and collection service vehicle. Consider development of a preference for covered solid waste enclosures or facilities that are tied to sanitary sewer to help reduce potential surface water management issues, and perform a comprehensive analysis to determine which elements should be grandfathered versus required improvements Policies LUP 1 Use development standards and design guidelines to maintain neighborhood character and ensure compatibility with surrounding uses. LUP3 Use design guidelines and performance standards to create attractive and desirable commercial, office and commercial /residential mixed -use developments. LUP6 Conduct regular reviews of development regulations to determine how to improve upon the permit review process. LUP 13 Maintain and protect the character of existing single - family neighborhoods through strict enforcement of the City's land use regulations. LUP 14 Protect residential areas from impacts of adjacent non - residential uses. LUP 22 Multifamily residential development should be designed to provide privacy and common open space. Variations in facades and rooflines should be used to add character and interest to multiple - family developments. LUP 27 Use design and performance standards to integrate multifamily development into commercial developments as commercial /residential mixed -use development. Performance standards should focus on scale, appearance, and compatibility. LUP 29 Ensure compatibility between non - residential developments and residential zones by regulating height, scale, setbacks, and buffers. HP1 High- density housing projects, with the exception of senior housing, will not be permitted in existing single - family residential neighborhoods. More moderate densities such as cottage housing are permitted. HP13 Continue to use design guidelines to ensure that new and infill developments have aesthetic appeal and minimize impacts on surrounding development. HP14 Review zoning, subdivision, and development regulations to ensure that they further housing policies, facilitate infill development and don't create unintended barriers. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to Multifamily Housing Page 13 of 15 HP17 Continue to permit commercial /residential mixed -use development in designated commercial areas throughout the City. Develop incentive programs to ensure an adequate amount of housing is developed in these areas. 2. The proposed amendment bears a substantial relationship to public health, safety, or welfare. The proposed text amendment bears substantial relationship to the public health, safety, and welfare because they will result in a higher quality of multifamily development, while ensuring that adequate amenities such as open space and parking are provided for residents. Amendments to the Community Design Guidelines also encourage the adoption of a security program intended to decrease crime; thus, improving quality of life. Other proposed amendments to the Community Design Guidelines are intended to reduce the impacts of large scale multifamily and senior housing development on adjoining zoning districts that permit less intensive residential or commercial uses by reducing building massing. 3. The proposed amendment is in the best interest of the residents of the city. Approval of the proposed code amendments would benefit the city as a whole as it would improve the aesthetics of the built environment and create compatibility between different zoning districts. Additionally, the proposed text amendments would lead to more architecturally diverse developments throughout the city. XV. MAYOR's RECOMMENDATION Based on the above staff analysis and decisional criteria, the Mayor recommends the approval of the proposed amendments as outlined in Exhibits A -N. Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to Multifam9y Housing Page 14 of 15 LIST OF EXHIBITS Exhibit A RM Zone, "Multifamily dwelling units" Exhibit B BN Zone, "Multifamily dwelling units" Exhibit C BC Zone, "Multifamily dwelling units" Exhibit D RS Zone, "Senior citizen or special needs housing" Exhibit E RM Zone," Senior citizen or special needs housing" Exhibit F BN Zone, "Senior citizen or special needs housing" Exhibit G BC Zone, "Senior citizen or special needs housing" Exhibit H CC -F Zone, "Multifamily dwelling units, senior citizen or special needs housing" Exhibit I CC -C Zone, "Multifamily dwelling units, senior citizen or special needs housing" Exhibit J Community Design Guidelines Exhibit K Garbage and Recycling Receptacles — Placement and Screening Exhibit L Definitions Exhibit M Miscellaneous Code Amendments Exhibit N CE Zone "Multi -unit housing" Exhibit O March 29, 2017, E -mail from Dana Hollaway K:\2016 Code AmendmentsWultifamily Code Amendments\Planning Commission Public Hearing \032817 Revisions \041017 Revised Staff Report.docx Planning Commission Staff Report March 29, 2017 Proposed Text Amendments to FWRC Title 19 Related to MultifanAO Housing Page 15 of 15 H G � T � � v u 7 O = ¢a 4 G 7 7 7 C T S0 a• L 4 E W O vi vvv.3 �'� E , . q• o 2 5= c5 O O N Wes/' O N 4. y C O Cy FI E P E o r'E J n ❑ 7 c o 2° O o O= C Oy {� C U C .0. ^ U u O O ►7 ° �a m m V Cfy i h y y ,D y C5 N �' m m is N A N pC C` to p C L Q C G C C A N i9 c11 Q b ti U . r. 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C C C- O- C m y N j ri � N N F. �^" L b cd d `n • > 3 4 Ls `3 °"' :n a C D p t+ ` 'c o. O r 21 C . > cr C O { `7 C ,C cd o 3 o •G p oo R } — o • -rn - . v -'- Na � 'c a G a � E .0 l - U o .cE id e ' v v e °w .N .N o ro0 ^D^ . o W o ..J � F o I N ° n O c C -0 w �-, C `•o� ma D o ° E U. . ¢4� h d L¢i_z U z 7 Oo � L 9 -0 . 2 O W 10 to I Lc 3 AA A a l — •- O O w y- ° l Ir`" rF `E ' w c ° 7' r! ° [. GO 0 sooedS SuWu j C pannbag z wn;orujS JO 1010H b ° w- N aea-d ° T cli o Noeo) op!s b .E , g W (- c v U. v oz!S ;oZ L T N - z C) a Ma!na- Ussaooad ? - pagnba-d U U U 5 3 3 3 3 C] �wwww o n o =_ SNOIJLV ,InDaa C` V UUU EXHIBIT - - 11 Federal 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. 19.115.040 Security am 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 (CPTED) guidelines. (b) Requiring minimum standards for design review to maintain and protect property values and enhance the general appearance of the city. (c) Increasing flexibility and encouraging creativity in building and site design, while assuring quality development pursuant to the comprehensive plan and the purpose of this 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: (a) Requiring minimum standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety. (b) CPTED principles are functionally grouped into the following three categories: FWRC, Chapter 19.115, Community Design Guidelines 67 Page 1 of 22 (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. (Ord. No. 13 -750, § 3, 11 -5 -13; 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- 1631.) FWRC, Chapter 19.115, Community Design Guidelines Page 2 of 22 M 19.115.030 Applicability. This chapter shall apply to all development applications except single - family residential, or those uses exempted in specific sections, 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.) 19.115.040 Security Program. The following is a list of general strategies that are encouraged to be addressed to a security Rrograni for new stacked multifamily dwelling units, senior housing or special needs housing` (1) Develo2written_ security yolicies and an emergency inanagetrient }data, including evacuation procedures. (2) Provide illumination in all areas of the building, including_ parking facilities and entryways to buildings, according to requirements of the llluminat:_ng Engineering Society�S�L ghting Handbook, (3) Ensure that the lobby and the area immediately outside its doors are free of places of concealment for persons. {4) Install large lass panels in lobby doors. (5) Design buildings so that the elevator area is fully visible throughout the lobby.. On levels other than the lobby floor, elevators shall open directly to hallways, without recesses or blind corners that restrict two -way visibility, 6 Locate laundry rooms in a more active area of the building. adjacent to common space or the main lobby. and install lame Blass windows in the laundry room. (7) Keep laundry rooms and exercise rooms secure and accessible by tenants. $ Locate mailboxes and mail rooms adjacent to the main lobby of the building. 9 Store keys in a secure location and control their distribution. (10) Control access into the building by locking all exterior entrances, including accessible roof openings, doors to accessible balconies and terraces and Larking garage entrances. Provide automatic door closures, as needed. (11) Provide deadbolt locks, peepholes, and safety chains (night latches) on tenant doors. (12) Install a functioning closed- eircttit television systenx (CCTV) with cameras located in the lobby, elevator, playground, and parking lot. All equipment shall meet the standards of the Electronic Industries Association for CCTV. (13) Keep plants and shrubs trimmed to provide for visibility of the building and surrounding property. (14) Trim tree branches up from the grourid in order to discourage the possibility of a person hiding,. (15) Make sure fences can be seen through. (16) Post the site and building addresses clearly. 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 FWRC, Chapter 19.115, Community Design Guidelines Page 3 of 22 69 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. (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. FWRC, Chapter 19.115, Community Design Guidelines 70 Page 4 of 22 (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. (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. r Pedestrian connections Pedestrian pathways from R.O W. Figure 1 — FWRC 19.115.050(4) Figure 2 — FWRC 19.115.050(4) FWRC, Chapter 19.115, Community Design Guidelines 71 Page 5 of 22 (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. (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. uut! itliwLtsslll111r1tli�rE ++urrrr� Loading arras Trash and storage areas Figure 3 — FWRC 19.115.050(6) Figure 4 — FWRC 19.115.050(6) FWRC, Chapter 19.115, Community Design Guidelines Page 6 of 22 72 (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 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. FWRC, Chapter 19.115, Community Design Guidelines 73 Page 7 of 22 Emphasizing nalural IopographY 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 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. Inaorporalirg madUfaaOna Figure 6 — FWRC 19.115.060(2) FWRC, Chapter 19.115, Community Design Guidelines Page 8 of 22 74 (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. ro : ' i Incorporating landzcoprd buffers Figure 7 — FWRC 19.115.060(2) (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. tt� Ica `),dm rnwA k=rpornUnp canopylamade 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. FWRC, Chapter 19.115, Community Design Guidelines 75 Page 9 of 22 Incorporating pedtslitan 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. Budd" art`culallon Accessory Elements Figure 10 — FWRC 19.115.060(3) 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; FWRC, Chapter 19.115, Community Design Guidelines 76 Page 10 of 22 (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 Veftal trelps Figure 12 — FWRC 19.115.060(3) Landscaping y D D 1 olIc a -- Arlwo rk -Mura l F, Z I I Al 's. I Archll*eturat Iss%m*s Afchdecturar factures Il"Wia[ Variations Landscaped pubde plazas Figure 13 — FWRC 19.115.060(3) 4. Methods to reduce building massing: The following is a non - exclusive list of methods to be utilized in construction of buildings in order to reduce their impacts on development located in an ad'o� hung zonin district that permits less intensive residential or commercial uses: (a) Reduce the apparent bulk of a building by breaking, it into several smaller masses and varying the roof line with architectural elements. (b) Consider options such as upper level setbacks in order to zninirnize bulk and. sliadow impacts on adjacent development. (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.) FWRC, Chapter 19.115, Community Design Guidelines Page 11 of 22 77 w Figure 12 — FWRC 19.115.060(3) Landscaping y D D 1 olIc a -- Arlwo rk -Mura l F, Z I I Al 's. I Archll*eturat Iss%m*s Afchdecturar factures Il"Wia[ Variations Landscaped pubde plazas Figure 13 — FWRC 19.115.060(3) 4. Methods to reduce building massing: The following is a non - exclusive list of methods to be utilized in construction of buildings in order to reduce their impacts on development located in an ad'o� hung zonin district that permits less intensive residential or commercial uses: (a) Reduce the apparent bulk of a building by breaking, it into several smaller masses and varying the roof line with architectural elements. (b) Consider options such as upper level setbacks in order to zninirnize bulk and. sliadow impacts on adjacent development. (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.) FWRC, Chapter 19.115, Community Design Guidelines Page 11 of 22 77 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. Shated public spaces/plazas 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.) 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. FWRC, Chapter 19.115, Community Design Guidelines Page 12 of 22 Residential ground level 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. (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 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. FWRC, Chapter 19.115, Community Design Guidelines 79 Page 13 of 22 (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. 2 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. Figure 17 —FWRC 19.115.090(1) FWRC, Chapter 19.115, Community Design Guidelines L-*H Page 14 of 22 (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. 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. FWRC, Chapter 19.115, Community Design Guidelines Page 15 of 22 81 (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. (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). FWRC, Chapter 19.115, Community Design Guidelines 82 Page 16 of 22 (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; 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 FWRC, Chapter 19.115, Community Design Guidelines 83 Page 17 of 22 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. (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 (l)(j), (1) through (o), and (r) of this section shall apply. (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, 1-1.6- 01; Ord. No. 99 -333, § 3, 1- 19 -99; Ord. No. 96 -271, § 3, 7 -2 -96. Code 2001 § 22- 1638.) FWRC, Chapter 19.115, Community Design Guidelines 84 Page 18 of 22 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 (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.) FWRC, Chapter 19.115, Community Design Guidelines Page 19 of 22 85 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 parkiiig, 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.) 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 19.200.100, 19. 205.070�.19.215.XXX,_1OT220.080 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. FWRC, Chapter 19.115, Community Design Guidelines Page 20 of 22 86 (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. �) o ,� , i , :..t a �' �� r� save t� E?13E' l-3Fuc -1H t)3{ �#i >, "c r i`^r'4e*0, � l''t- F.�iic4_ i- lii- H:,,.,„ .-i.z,,,e.,.sio., of six feet. (J U2) 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) (3) Fee -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. 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. FWRC, Chapter 19.115, Community Design Guidelines Page 21 of 22 87 (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.) K:12016 Code Amendinen[sWul ifain ft Code Amendtmct:tsl lanninL Connnission Public Hearing032817 h'awisiorktConnnunftv LksiLn Guidciincs.doi x FWRC, Chapter 19.115, Community Design Guidelines 88 Page 22 of 22 EXHIBIT Federal Way Revised Code (FWRC) Title 19, Zoning and Development Code Chapter 19.125, Outdoors, Yards, and Landscaping 19.125.150 Solid waste receptacles — Placement and screening. (1) Storage area. Storage areas for garbage, and-recycling, and compostables receptacles for managing solid 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. Common solid waste materials include generic recyclables (paper, metal, plastics, and other materials); izarbace: non- compostable rubbish and trash, compostables and yard debris; properly- stored medical or moderate risk wastes bulky items such as mattresses and appliances; 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 sepwed by ear-bside eelleetien at eneh I ... (b a) Storage receptacles for detaehed a,..°4in „ its,, 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. l eept as speei fled in subseetion (b) of th n A � Solid Wwaste afbftge and recycling receptacles, including underground facilities: (a) May not be located in required yards; (b) May not be located in landscape 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 solid waste 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 gage -solid waste storage area. The enclosures shall be easily accessible to users occupying the site. if the spaeo is laeatea within a s* „tet- r°, Ceollection 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 not 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 ineFeased frequent pedestrian and vehicle traffic. (6) Design guidelines; general. The following provisions shall apply to all storage area designs: FWRC 19.125.150, Garbage and recycling receptacles — Placemen?Wnd screening. Page 1 of 5 (a) Design and architectural compatibility. The design ^r *' ° Solid waste and rec.yajag storage area shatild design shall 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 mini of of 50 feet f om and at the same grade as the truck access area. (b) Enclosure and landscaping. All outdoor trash enclosures for gauge -solid waste 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 solid waste and recycling collectors and equipment. Gate epening-s should be at least 12 feet wide if gar-bage andiar- r-eeyeling drop beNes or-e+ised—.4fi-a4 ether- eases, gates shall be of stiffieien� width to allow aeeess by feeyelifig eelleeters and equipment In uses where two or more separate detachable containers (commonly referred to as dumpsters) are situated side -by -side within an enclosure, there must be a_minimum of 18 feet of unobstructed access when gates are full 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. All landscaping shall be designed snot to impede access to the storage enclosure are . (c) Signage. Exterior signage on Eenclosures sign s sheu ld shall shall he ift conformanee with Chapter 19.140 FWRC and shall not exceed tw&7four square feet per sign face. The containers for recycling, and-garbage, and other source- separated solid waste materials shetild shall be identified using clearly visible signs. (d) Weatherprotection. All solid waste storage areas (enclosures) require a spill prerrenti� for manaMment of liquids Generated on or discharged from the storage area. The storage area spill prevention plan must detail how all liquids either precipitated, sprayed, washed, spilled, leaked, dripped, or blown onto the storage area will be collected and managed in compliance with city surface water protection standards. The storage area spill prevention plan shall be provided to the city's surface water management pro ram, to be kept on file in order to inform periodic site monitoring, (i) All storage areas without a roof require a functioning oil water separator to be installed and maintained. The oil water separator must be sized and designed to accommodate all liquids exiting the storage area, as well as all surrounding impervious surface that drains to the oil water separator's location. The storage area pad shall be sloped at the minimum grade required to channel all such liquids to the oil water separator. (ii) Storage areas larger than 175 square feet in size must have a roof covering the storage area. This roof shall provide adequate overhang surface to prevent the direct entry of precipitation to the enclosure area. Storage areas with a roof require adequate floor drainage connected and conveyed to sanitary sewer. Precipitation runoff from the roof shall not be discharged to the sanitary sewer. Roofed or covered storage areas must provide adequate clearances to allow access by haulers and collection equipment. eentainen that, are lar-geiy weather pseef or by coveFing the storage at-ea. Roofed storage areas mus! (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: FWRC 19.125.150, Garbage and recycling receptacles — Placemen?Ynd screening. Page 2 of 5 , f4- ever-y 1,000 squafe feet gross floor area, with a mifiimum of 65 square feet� (e) Re&?ih Five squaw feet ef storage spaeo, with a fflaximtim ef 1,000 square feet, ! e feet g fioef a with a eF 65 s e f_of , wkh a fnamiraum of 1000 squar- , feet, %r- , ? w4h a minimum of 65 squaiv fek4. (a)Except as provided in subsection (7)(a)(i) of this Section, for all uses, storage space for solid waste and recyclable materials containers shall be provided as shown in Table A for all new structures and for existing structures to which two or more dwelling units are added. Residential uses proposed to be located on separate 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 stacked multifamily dwelling units 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( -). (iii) Residential development for which a home owner's association, or other single entity exists or will exist, as a sole source for utility billing may meet the requirement in subsection (7)(a )(i), or the requirement in Table A. Residential and Nonresidentia4 nonresidential development shall meet the respective requirements in Table A. Table A: Shared Storage Space for Solid Waste Containers Residential Development Minimum Area for Shared Storage Space 2 -8 dwelling units 9 -15 dwelling units 16 -25 dwelling units 26 -50 dwelling units 51 -100 dwelling units More than 100 dwelling units Nonresidential Development (Based on gross floor area of all structures on the lot) 0- -5,000 square feet i 5,001 -- 15,000 square feet 115,001-50,000 square feet 50,001 -- 100,000 square feet 100,001 -- 200,000 square feet 84 square feet 150 square feet 225 square feet 375 square feet 375 square feet plus 4 square feet for each additional unit above 50 575 square feet plus 4 square feet for each additional unit above 100, except as permitted in subsection 7 (c) Minimum Area for Shared Storage Space 82 square feet 125 square feet 175 square feet 225 square feet 275 square feet FWRC 19.125.150, Garbage and recycling receptacles — Placemen?And screening. Page 3 of 5 1200,001 plus square feet 500 square feet Mixed use development that contains both residential and nonresidential uses, shall meet the requirements of subsection FWRC 19.125.150 (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 solid waste 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 :space required by Table A shall meet the following requirements: (i) The storage space must have adequate dimensions to enclose solid waste containers and also allow users to access these containers. For multifamily developments with eight or fewer dwelling units, and for nonresidential development with gross floor area of 5,000 square feet or less, the storage space must have a minimum dimension from the front gates to the back wall of at least seven feet. For all other uses, the storage space must have a_ minim um dimension from the front gates to the back wall of at least ten feet. Storage space for trash compactor units and for larger developments will generally exceed this ten foot dimension from front gates to back wall. (ii) The floor of the storage space shall be level and hard - surfaced, and the floor beneath ag r�bague or recycling compactors shall be made of high-strength concrete. (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 drivcw�s -parking aisles, or parking spaces; WD The storage space shall not block or impede any lire exits, any public rights-of-way, or any pedestrian or vehicular access; (iv) The storage space shall be located to minimize noise, odor, and visual impacts to building occupants and nei hg boring lots; (v) The storage space-shall not be used for poses other than solid waste 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: For containers two cublc 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. tW For containers larger than two cubic yards: and all compacted refuse containers: (1) Direct access shall be provided from the ally or street to the containers; FWRC 19.125.150, Garbage and recycling receptacles — Placement dnd screening. Page 4 of 5 (2) Site access routes and entries for trucks shall be a minimum of 11.5 feet wide: and (3) If accessed directs 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-, ii 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, pedestrian path, or other light -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 land use or building ernit application for any development subject to the requirements of this Section. (h) Multifamily and non - residential mandatory recycling requirements. Multifamily, non- residential, and mixed -use development occupants shall participate in separation for recycling of the following materials that will include, at a minimum: newspapers: mixed papers, }- recyclable bottles cans and plastic containers; and com ostable 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 com ostables 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 garbage capacity. To the greatest extent possible, receptacles for garbage, recycling, and com ostable materials shall be co- located in one storage space. (i) The Public Works Director or designee may modify 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. The modification must be granted in writing and may be revoked by the Director at any time if the necessity for the modification ceases to exist as determined by the Director, or designees; 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. (8) Compliance with other ypplicable codes. All enclosures installed or altered under this chapter must compty with all applicable federal, state, and local regulations, including without limitation the provisions of the International Building Code and the National Electric Code as adopted in Title. 13 FWRC. If any provision of this Chapter is found to be in conflict with any provision of any zoning building fire safety or health ordinance, or code of the city, the provision that establishes the higher standard shall prevail. (Ord. No. 93 -170, § 5, 4- 2fl -93; Ord. No. 92 -158, § 3, 12- 15 -92; Ord. No. 90 -43, § 2(115.45), 2- 27 -90. Code 2401 § 22 -949.) Cross reference: Solid waste, FWRC Title 11, Division II. 2016 Code Amendments\Ivlultifandly Code Amendments\Planning Commission Public Hearing \032817 Revisions \Solid Waste Receptacles does. FWRC 19.125.150, Garbage and recycling receptacles — Placement d screening. Page 5 of 5 EXHIBIT Federal Way Revised Code (FWRC) Title 19, Zoning and Development Code Chapter 19.05, Zoning and Development in General 19.05.040 D definitions. "Dwelling unit" means one or more rooms in a structure or structures, excluding mobile homes and outdoor storage containers and similar structures used or designed to be used as living facilities, providing complete, independent living facilities exclusively for one family, including permanent provisions for living, sleeping, cooking and sanitation. A factory -built home or manufactured home is considered a dwelling unit under this title only if it meets the standards and criteria of a designated manufactured home established in RCW 35A.63.145. There are the following eight types of dwelling units: (1) "Dwelling unit, attached, " means a dwelling unit that has one or more vertical walls in common with or attached to one or more other dwelling units or other uses and does not have other dwelling units or other uses above or below it. (2) "Dwelling unit, detached, " means a dwelling unit that is not attached or physically connected to any other dwelling unit or other use. (3) `Dwelling unit, efficiency, " means a small one room unit, which includes all living and cooking areas with a separate bathroom. (-3)�- `Dwelling unit, stacked, " means a dwelling unit that has one or more horizontal walls in common with or attached to one or more other dwelling units or other uses and may have one or more vertical walls in common with or adjacent to one or more other dwelling units or other uses. (44-(a- `Dwelling unit, multifamily, " means a building containing two or more dwelling units, which are either attached or stacked. See definition of "dwelling unit, townhouse." 6 "Dwelling unit senior citizen huusin. " means housing available for the exclusive occupancy of persons over 55 years of age, or mentally, physically, emotionally or developmentally imnaired persons. and the spouses or caretakers living with such persons. FWRC, Chapter 19.05, Zoning and Development in General -- Definitions 94 Page 1 of 2 (�4 (7) "Dwelling unit, small lot detached, " means detached residential dwelling units developed on multifamily -zoned property. Each unit is located on its own fee - simple lot. One of the dwelling unit's sides may rest on a lot line (zero lot line) when certain site development conditions are met. (8) "Dwellim;., unit, studio," means a one room unit, which includes all living _and cookinp, areas with a separate bathroom. Studios may have a wide omen living space, and are typically larger than an "efficiency apartment." Studio apartments can contain a loft. (7)-A9) "Dwelling unit, townhouse, " means a type of attached multifamily dwelling in a row of at least two such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire - resistant walls. I (8) 10 "Dwelling unit, zero lot line townhouse, " means attached residential dwelling units with common (or "party ") walls. Each unit is located on a lot in such a manner that one or more of the dwelling's sides rests on a lot line. Each unit has its own entrance opening to the outdoors (to the street, alley, or private tract) and, typically, each house is a complete entity with its own utility connections. Although most townhouses have no side yards, they have front and rear yards. The land on which the townhouse is built, and any yard, is owned in fee simple. 19.05.1201 definitions. 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O N O d C E p U N ro C° 7 A a) N O U C> v� p v c o ° °• ° y 0 0 �' ❑ o ° o - Y y o in ai ° > y in am im Up ` o O ) ac In w o u o o o cu ° . N E o 4-� C.) a 0 ° U 212. c 99 77 ( \ )� '2 e \ . \ , k k 2 do ou .\/ g. §§� aQ\ & a bf U .e � �•` \k§ �& S .C) . • � @ U / e tu § f / k§ \ u\§ \ f])\/ ■ w e « u w e 77 § '2 � \ §§� aQ\ a � \k§ G \�� . U », � 3 � $§\ u \ \�® \ 77 § '2 \ U a � G / . r k u \ \�® \ f])\/ g t ./ / e 2 C 2\ a/� k c / / ( \ / ) \ ^ 0 o=§/ \n / u b A \\ 78 g u � 3 /\j) k k \ ,`/ u�� 2 /// ee 100 I if] [In I OZ!S 10=1 101 N N 5 a C4 EXHIBIT a Margaret Clark From: Dana Hollaway <baloo @hollawayhome.com> Sent: Wednesday, March 29, 2017 10:16 AM To: Tina Piety; Margaret Clark; Brian Davis Subject: For the Planning Commission - Comments about Multi - Family Housing & Uptown Square Apartments Tina Piety as the Administrative Assistant supporting the Planning Commission, please forward this email to the members. The city web site had the Planning Commission member names but not their emails. Thank you for your assistance. To; Planning Commission Members Brian Davis, Director Community Development Margaret Clark, Principal Planner I attended and gave public comment at the March 15, 2017 Planning Commission meeting with all the conversation and opinions about the Uptown Square (High Point) apartments, I wanted to learn about the Multi - Family Housing process in Federal Way, from the Comprehensive Plan, zoning, and Federal Way Revised Code, to how the city makes decisions on applications for Multi - Family developments. First, I do not have issues with multi - family housing, people need a place to live. I'm interested in understanding the city's process for Multi - Family Housing and what is required of the developers who build Multi - Family Housing. I do not expect a response to this email, your commission has more important use of your time. I am sharing my thoughts and concerns about Multi - Family Housing with the Planning Commission, some or all may already be covered by city processes or codes which I am not familiar with, however if they are not, maybe it's something you may take under consideration for future developments. Federal Way is growing and will continue to grow; it is important that the city has a vision, processes, ordinance & codes and oversight in place to manage this growth in a positive and controlled manner. Some of the common impacts of Multi - Family Housing are increased traffic, increased school students /possible need for additional school buses /buildings, impact to the existing neighborhoods and businesses (increase people and vehicle noise, lighting from buildings /streetlights, loss or change of views, etc.), and environmental (storm water runoff, loss of green spaces if meadows and trees are removed, potential impact to birds and wildlife habitat). 102 Developers should be required to: EXHIBIT 6 1) Provide recreational and outdoor open spaces for the residents. The size and location of this space must be directly related to the number of people that will live in the complex. Residents, especially children and teenagers need safe places to play and hangout. 2) Provide adequate vehicle parking for the number of units /bedrooms (household drivers). Federal Way Revised Code: 1) Should ensure Multi - Family Housing developments provide satisfactory living environment for the residents including outdoor open /green spaces for recreation. The larger the complex, the more open outdoor space should be required for the residents, especially complexes targeted for low income and very -low income people because they are less likely to have family vehicles to drive to parks for recreational opportunities. 2) Needs to protect existing residential neighborhoods and businesses from negative impacts of multi - family housing developments. FWRC should require a green landscaping buffer zone between residential homes and multi - family complexes to provide a noise barrier and visual privacy from high -rise housing (more than two stories high) peering down into existing single family homes. It's one thing to buy a home next to an existing multi -story apartment complex because you know what you are getting. It is another thing to live in an existing home and have a new multi -story apartment complex built next to your home and lose your personal privacy and possibly impact home resale value. (The 2015 Comprehensive Plan, Chapter 5 Housing, mentions - Preserving Neighborhood Character.) The following observations were made on March 14 and 20, 2017 at the Uptown Square Apartments property (on S 320th St across from Safeway) which were still under construction. • There doesn't seem to be enough parking spots available for 300 apartment units with estimated 663 bedrooms. The number of bedrooms in a unit could correlate to the number of residents with driver's licenses and possible household vehicles. • If there is not enough parking, will apartment residents resort to parking in the surrounding residential streets or businesses? What impact will that have on nearby homes /neighborhoods /businesses? z 103 • Is there any city ordinances or codes about street parking in residential neighborhoods in which you do not live? • Can anyone park in front of any single family resident home and how long can they leave a parked car without moving it? The homes closer to multi - family complexes could lose the ability to park in front of their own homes if residents from apartment complexes do not have enough on -site parking. • FWRC should require Multi - Family Housing developments provide enough vehicle parking for all residents (and provide specific area for visitor parking) to prevent vehicle parking spilling over into single family neighborhoods and local businesses. • Most suburban households require some vehicles to get around the city, county, etc. The City of Federal Way should either require adequate parking, or specifically limit the quantity of vehicles each apartment unit is allowed to have and require that be documented in the leasing contract. • How is the quantity of parking stalls determined for multi - family housing or should there be one? Is each unit allowed one vehicle stall? Is there a specific formula to determine the quantity of stalls a complex should have such as: ■ 1 bedroom provide 1 stall ■ 2 bedroom provide 1 stall ■ 3 bedroom provide 2 stalls ■ 4 bedroom provide 2 stalls ■ 5 bedroom provide 3 stalls The driveways and roadways throughout the complex (between the buildings and parking spaces) seem narrow and tight turns. • I assume FWRC code must have specific requirements to ensure fire department, and emergency vehicles can easily maneuver their within the complex and city inspection ensures compliance to those. • As of March 20, 2017 there was just one playground area with equipment for young children located at the north end of building "D ", but I didn't see any outdoor playground or recreational areas for older children or adults such as basketball court, grass /lawn to throw footballs /baseballs around, etc. during nice weather people want to be outside to enjoy the sunshine. 3 rAURBIT 104 • Where are children and teenagers supposed to play outside? If not given specific areas, kids will play in the roadways /driveways, and around and in- between the parked vehicles, which is a safety issue. • New trees along the North side of property (the one that meets the neighborhood homes) are planted about 2 feet from the fence line which will become an issue as the trees mature. • I am not sure on the specific species of columnar shape trees but they may be a type of Juniper or Arborvitae. oJunipers mature height 15 -20 feet; mature width 5 -10 feet oArborvitae mature height 10 -15 feet; 3 -4 spread • Evergreen trees also grow tall and have a wide spread as they mature • Rhododendrons • I would think Federal Way Code would specify how close landscaping- - especially trees - -can be planted to the property line to prevent overgrowing and infringing onto adjacent private property, and become a maintenance issue. These trees should have been planted closer to the complex roadway (and farther from the fence). This is something I think the city should go look at and evaluate. Planning Commissioners and city staff, thank you for all you do for this city. What you do is a very important and a critical part of how the city growth is managed. Thank you for your dedication and service. Respectfully, Dana Hollaway Federal Way WA 4 105 EXHIBIT EXHIBIT Margaret Clark fir. From: Dana Hollaway <baloo @hollawayhome.com> Sent: Wednesday, March 29, 2017 10:16 AM To: Tina Piety; Margaret Clark; Brian Davis Subject: For the Planning Commission - Comments about Multi - Family Housing & Uptown Square Apartments Tina Piety as the Administrative Assistant supporting the Planning Commission, please forward this email to the members. The city web site had the Planning Commission member names but not their emails. Thank you for your assistance. To: Planning Commission Members Brian Davis, Director Community Development Margaret Clark, Principal Planner I attended and gave public comment at the March 15, 2017 Planning Commission meeting with all the conversation and opinions about the Uptown Square (High Point) apartments, I wanted to learn about the Multi - Family Housing process in Federal Way, from the Comprehensive Plan, zoning, and Federal Way Revised Code, to how the city makes decisions on applications for Multi - Family developments. First, I do not have issues with multi - family housing, people need a place to live. I'm interested in understanding the city's process for Multi - Family Housing and what is required of the developers who build Multi - Family Housing. I do not expect a response to this email, your commission has more important use of your time. I am sharing my thoughts and concerns about Multi - Family Housing with the Planning Commission, some or all may already be covered by city processes or codes which I am not familiar with, however if they are not, maybe it's something you may take under consideration for future developments. Federal Way is growing and will continue to grow; it is important that the city has a vision, processes, ordinance & codes and oversight in place to manage this growth in a positive and controlled manner. Some of the common impacts of Multi - Family Housing are increased traffic, increased school students /possible need for additional school buses /buildings, impact to the existing neighborhoods and businesses (increase people and vehicle noise, lighting from buildings /streetlights, loss or change of views, etc.), and environmental (storm water runoff, loss of green spaces if meadows and trees are removed, potential impact to birds and wildlife habitat). 106 1 Developers should be required to: 1) Provide recreational and outdoor open spaces for the residents. The size and location of this space must be directly related to the number of people that will live in the complex. Residents, especially children and teenagers need safe places to play and hangout. 2) Provide adequate vehicle parking for the number of units /bedrooms (household drivers). Federal Way Revised Code: IL) Should ensure Multl- Family Housing developrII%- Ls provide satisfactory living environment for the residents including outdoor open /green spaces for recreation. The larger the complex, the more open outdoor space should be required for the residents, especially complexes targeted for low income and very -low income people because they are less likely to have family vehicles to drive to parks for recreational opportunities. 2) Needs to protect existing residential neighborhoods and businesses from negative impacts of multi - family housing developments. FWRC should require a green I �r�rlr�� r�ir�n hi iFFnr �nr�n hn��rnnr� rnfC� irinn +-inl hnmr�C� -ter A m. it +-i_F�m;J%, . nrr�r�j,, �n IaI IGas Ca p- 1; buuI IGI LV nG bebAreGII IGJIUGIIIIUI IIVIIIGS allU IIIUILI - lalllllr I.VIIIf.IIG/�GJ w provide a noise barrier and visual privacy from high -rise housing (more than two stories high) peering down into existing single family homes. It's one thing to buy a home next to an existing multi -story apartment complex because you know what you are getting. It !s another thing to live in an existing home and hax /e a ni-w multi -story apartment Complex bl llilt next to vnl it home and lose your personal privacy and possibly impact home resale value. (The 2015 Comprehensive Plan, Chapter 5' Housing, mentions - Preserving Neighborhood Character.) The following observations were made on March 14 and 20, 2017 at the Uptown Square Apartments property (on S 320th St across from Safeway) which were still under construction. • There doesn't seem to be enough parking spots available for 300 apartment units with estimated 663 bedrooms. The number of bedrooms in a unit could correlate to the number of residents with driver's licenses and possible household vehicles. If there is not enough parking, will apartment residents resort to parking in the surrounding residential streets or businesses? What impact will that have on nearby homes /neighborhoods /businesses? 107 2 • Is there any city ordinances or codes about street parking in residential neighborhoods in which you do not live? • Can anyone park in front of any single family resident home and how long can they leave a parked car without moving it? The homes closer to multi - family complexes could lose the ability to park in front of their own homes if residents from apartment complexes do not have enough on -site parking. • FWRC should require Multi - Family Housing developments provide enough vehicle parking for all residents (and provide specific area for visitor parking) to prevent vehicle parking spilling over into single family neighborhoods and local businesses. • Most suburban households require some vehicles to get around the city, county, etc. The City of Federal Way should either require adequate parking, or specifically limit the quantity of vehicles each apartment unit is allowed to have and require that be documented in the leasing contract. • How is the quantity of parking stalls determined for multi - family housing or should there be one? Is each unit allowed one vehicle stall? Is there a specific formula to determine the quantity of stalls a complex should have such as: ■ 1 bedroom provide 1 stall 2 bedroom provide 1 stall ■ 3 bedroom provide 2 stalls ■ 4 bedroom provide 2 stalls ■ 5 bedroom provide 3 stalls • The driveways and roadways throughout the complex (between the buildings and parking spaces) seem narrow and tight turns. • I assume FWRC code must have specific requirements to ensure fire department, and emergency vehicles can easily maneuver their within the complex and city inspection ensures compliance to those. • As of March 20, 2017 there was just one playground area with equipment for young children located at the north end of building "U', but I didn't see any outdoor playground or recreational areas for older children or adults such as basketball court, grass /lawn to throw footballs /baseballs around, etc. during nice weather people want to be outside to enjoy the sunshine. ios 3 • Where are children and teenagers supposed to play outside? If not given specific areas, kids will play in the roadways /driveways, and around and in- between the parked vehicles, which is a safety issue. • New trees along the North side of property (the one that meets the neighborhood homes) are planted about 2 feet from the fence line which wil become an issue as the trees mature. • I am not sure on the specific species of columnar shape trees but they may be a type of Juniper or Arborvitae. oJunipers mature height 15 -20 feet; mature width 5 -10 feet oArborvitae mature height 10 -15 feet; 3 -4 spread • Evergreen trees also grow tall and have a wide spread as they mature • Rhododendrons • I would think Federal Way Code would specify how close landscaping- - especially trees- -earl be plarlted to the property Idle to prevent overgrowing and infringing onto adjacent private property, and become a maintenance issue. These trees should have been planted closer to the complex roadway (and farther from the fence). This is something I think the city should go 1..1_ L J I... L.. look al and evaluate. Planning Commissioners and city staff, thank you for all you do for this city. What you do is a very important and a critical part of how the city growth is managed. Thank you for your dedication and service. Respectfully, Dana Holiaway Federal Way WA 109 4 Merlone Geier Partners April 5, 2017 Lawson Bronson, Commission Chair Federal Way Planning Commission 33325 81h Ave S Federal Way, WA 98003 EXHIBIT 3580 Carmel Mountain Road Tel: 258 / 259 / 9909 Suite 260 Fax: 258 / 259 / 8886 San Diego, CA 92130 Re: Proposed Amendments Related to Multi- Family Housing Dear Planning Commission Chair Bronson and Commissioners, Merlone Geier is the new owner of the Commons at Federal Way (the "Commons "). Integral to our investment in Federal Way is the future Sound Transit light rail station and resulting market opportunity for transit - oriented multi- family development ( "TOD "). Redevelopment of part of the Commons site provides synergy and sustainability of existing retail, restaurant, and entertainment uses. This will also generate pedestrian activity in the area that Federal Way designates as its downtown core. With this context in view, Merlone Geier recently learned of pending multi - family housing Zoning Code amendments. We respectfully request the City of Federal Way consider making an allowance for City Center Core and Frame district TOD on a different path than multi - family development occurring elsewhere in the City. Doing so follows the Comprehensive Plan's mandate to encourage development of the designated downtown core and to make appropriate use of the tremendous public investment in light rail. We understand the current draft amendments are on a fast path due to a current moratorium. We suggest the Planning Commission recommend not applying these amendments to City Center Core and Frame district TOD or insert authority in current legislation for the Planning Director to modify standards appropriate to accommodating City Center TOD. Another alternative is to extend the moratorium while Federal Way studies how other Seattle region cities are encouraging TOD. Merlone Geier stands ready to engage with City Planners, the Planning Commission, and City Council to envision how this critical component of Federal Way's future can be a success. Going from our general goal for the Commons and downtown Federal Way to specific comments, we see that draft amendments concerning parking, private open space, and ground floor retail are problematic. Let me proceed to briefly explain our concerns. First, a key component of TOD is encouraging bus, light rail, and car sharing use by setting parking standards at distinctly lower levels than what is required for suburban multi- family development. Proposed parking amendments for the City Center are excessive. Merlone Geier urges the City of Federal Way to review how the City of Bellevue regulates parking in its Spring District TOD. Like 110 MerloneGeier Partners 3580 Carmel Mountain Road Tel: 258 / 259 / 9909 Suite 260 Fax: 258 / 259 / 8886 San Diego, CA 92130 Federal Way's City Core district, the Spring District will also be serviced by a light rail station. Bellevue requires 0.75 parking stalls per unit and allows required parking to be met through accessory and phased parking. The last two provisions could allow for efficient use of abundant parking at the Commons. Merlone Geier may propose office, medical office and multi- family TOD. Having the ability to share parking for differing uses would encourage development and aid economic viability. Attachment A is a relevant excerpt of Bellevue's TOD parking regulations. Attachment B provides two photographs of the first phase of Spring District TOD housing product. Second, the aggressive ground floor retail requirements serve no real purpose in the context of the Commons where the entire development already is ground floor retail use. Imposing this requirement upon every TOD multi - family building is a difficult impediment to financing a building at South Kiiig County rental rates. We suggest that when TOD is built as part of an existing shopping center, that the ground floor retail requirements can be met across the entire development and not be required for every building fronting an arterial. Third, the private open space requirement of 48 square feet for every unit imposes a cost that mid - rise TOD cannot sustain in South King County. The current housing development template for TOD is five wood frame stories over a two -story concrete podium. Ensuring every unit has a private balcony of 48 square feet is a difficult economic constraint within a seven -story construction. This is far more feasible for two or three story garden style, suburban multi - family developments to provide. In closing, Merlone Geier believes in the Comprehensive Plan's vision for a downtown Federal Way, and that Sound Transit's light rail station is a catalyst to achieving the City's vision. Nurturing TOD requires careful enactment of zoning regulations facilitating this future. We understand that is a large task for the Planning Commission on April 51". Accordingly, we request that the Planning Commission recommend that the City Council either (1) exclude City Center Core and City Center Frame districts from the draft multi - family housing amendments, or (2) extend the moratorium for another six months to allow a discrete study of how multi - family Zoning Code amendments can facilitate TOD to the benefit of the City Center districts and future downtown for Federal Way. VA ] as GvlGildiarn, ice President, Development Merlone Geier Partners Jgwilliam @merlonegeier.com (858) 259 -9909 x 319 111 ATTACHMENT A 112 Part 20.25D 20.25D.120 Parking, Circulation, and Internal Walkway Requirements. A. General. Page 1 of 5 1. General. The provisions of LUC 20.20.590.C, E, G, H, I, and K apply to development in the BR Land Use Districts in addition to the provisions contained in this section 2. Review Required. The Director shall review the proposed parking, circulation, and walkways and may approve the proposed structure, alteration, site development, use, or occupancy only if the requirements of this section are met, subject to the provisions of LUC 20.25D.060 for existing conditions. B. Minimum /Maximum Parking Requirements by Use - Specified Uses Number of Parking Stalls. The requirements of this section for the number of parking stalls apply to each new use and to each new tenant 2. Parking Standards for Bel -Red - Chart 20.25D.120.13.2. Chart 20.25D.1 20.B.2 - PARKING STANDARDS FOR BEL -RED (6) (7) 113 litip: / /www.codepublisliing.com /W,-\i Bellevue /LUC /BellevueLUC2025D.litm1 4 /3/2017 MO -1, OR -1, OR -2, RC -1, MO, OR, RC, CR, RC -2, RC -3 GC, R, ORT Use Unit of Measure Min. Max. Min. Max. 3.0/3.5 a. Financial institution Per 1,000 nsf 2.0 3.0 4.0 (1) b. Manufacturing /assembly Per 1,000 nsf 1.0 2.0 2.0 4.0 Home furnishing retail and major C, Per 1,000 nsf 1.5 3.0 1.5 3.0 appliances retail Manufacturing /assembly (other d. than high technology /light Per 1,000 nsf 1.0 1.5 1.5 2.0 industry) Office: Business 3.0/3.5 e. services /professional Per 1,000 nsf 2.0 3.0 4.0 (1) services /general office Office: Medical /dental /health- 4.0/4.5 f. Per 1,000 nsf 3.5 4.0 5.0 related services (1) g. Residential (5) Per unit 0.75 2.0 1.0 2.0 h. Restaurant and bar (3) Per 1,000 nsf 5.0( 15.0 10.0 20.0 Retail, personal service, shopping i. Per 1,000 nsf 2.5 (4) 4.5 3.0 5.0 center 113 litip: / /www.codepublisliing.com /W,-\i Bellevue /LUC /BellevueLUC2025D.litm1 4 /3/2017 Part 20.25D Page 2 of 5 Notes applicable to parking standards for Bel -Red (Chart 20.25D.120.B.2): (1) The maximum parking ratio for financial institutions and office uses in Chart 20.25D.120.B.2.a and e may be increased from 3 0 to 3 5 per 1,000 nsf and in Chart 20.25D 1203 2.f from 4.0 to 4.5 per 1,000 nsf as follows: a. For off -site parking, the additional 0.5 per 1,000 nsf increment shall be provided in an interim surface parking configuration no more than 500 feet away from the site. The interim parking will have a sunset clause of 10 years, or such other period approved through a phasing plan, Part 20.30V LUC; or b For on -site parking, the additional 0.5 per 1,000 nsf increment may be constructed on -site if it is part of an approved phasing plan, Part 20.30V LUC, and dedicated for a portion of the parking requirement for a future phase of the project. (2) If retail and personal service space in a mixed -use development exceeds 25 percent of the net square footage of the development, the retail, personal service, and shopping center parking requirements in Chart 20.25D.1203 2.i apply to the entire retail and personal service space. (3) if restaurant and /or bar uses exceed 25 percent of the total net square footage of a retail, shopping center, or mixed -use development, the restaurant and bar requirements in Chart 20.25D.120.B.2.h apply to the entire restaurant and /or bar space. (4) Inside nodes, no parking is required for retail and restaurant and /or bar uses under 2,000 nsf when the use is: directly adjacent to a public on- street parking supply of at least 20 spaces within 500 feet, or within 1,000 feet of a public parking garage, or within 500 feet of a light rail or bus rapid transit station (5) The minimum requirement for up to and including one bedroom apartment units available to persons earning 60 percent or less than the median income as determined by the United States Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area is 0.25 stalls per unit. An agreement to restrict the rental or sale of any such units to an individual earning 60 percent or less of the median income shall be recorded with King County. (6) Vanpool /Carpool Facilities. The applicant shall provide a vanpool /carpool loading facility that is outside of required driveway or parking aisle widths and that is contained within the required parking and circulation areas. The facility shall be adjacent to an entrance door to the structure served by the parking, 114 llttp: H,,i,\Nwv.codepublishing.com /W /\ /Bellevue /LUC /BellevueLUC2025D.htmi 4 /3/2017 MO -1, OR -1, OR -2, RC -1, MO, OR, RC, CR, RC -2, RC -3 GC, R, ORT Use Unit of Measure Min. Max. Min. Max. Retail and personal service in j. Per 1,000 nsf 2.0 3.5 3.0 4.5 mixed -use development (2, 3) k. Senior housing: Nursing home Per patient bed 0.25 0.75 0.25 1.0 Senior housing: Senior citizen Per living unit 0.25 1.0 0.5 1.25 dwelling or congregate care m. Wholesale, warehouse Per 1,000 nsf 1.5 2.0 1.5 No max. Notes applicable to parking standards for Bel -Red (Chart 20.25D.120.B.2): (1) The maximum parking ratio for financial institutions and office uses in Chart 20.25D.120.B.2.a and e may be increased from 3 0 to 3 5 per 1,000 nsf and in Chart 20.25D 1203 2.f from 4.0 to 4.5 per 1,000 nsf as follows: a. For off -site parking, the additional 0.5 per 1,000 nsf increment shall be provided in an interim surface parking configuration no more than 500 feet away from the site. The interim parking will have a sunset clause of 10 years, or such other period approved through a phasing plan, Part 20.30V LUC; or b For on -site parking, the additional 0.5 per 1,000 nsf increment may be constructed on -site if it is part of an approved phasing plan, Part 20.30V LUC, and dedicated for a portion of the parking requirement for a future phase of the project. (2) If retail and personal service space in a mixed -use development exceeds 25 percent of the net square footage of the development, the retail, personal service, and shopping center parking requirements in Chart 20.25D.1203 2.i apply to the entire retail and personal service space. (3) if restaurant and /or bar uses exceed 25 percent of the total net square footage of a retail, shopping center, or mixed -use development, the restaurant and bar requirements in Chart 20.25D.120.B.2.h apply to the entire restaurant and /or bar space. (4) Inside nodes, no parking is required for retail and restaurant and /or bar uses under 2,000 nsf when the use is: directly adjacent to a public on- street parking supply of at least 20 spaces within 500 feet, or within 1,000 feet of a public parking garage, or within 500 feet of a light rail or bus rapid transit station (5) The minimum requirement for up to and including one bedroom apartment units available to persons earning 60 percent or less than the median income as determined by the United States Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area is 0.25 stalls per unit. An agreement to restrict the rental or sale of any such units to an individual earning 60 percent or less of the median income shall be recorded with King County. (6) Vanpool /Carpool Facilities. The applicant shall provide a vanpool /carpool loading facility that is outside of required driveway or parking aisle widths and that is contained within the required parking and circulation areas. The facility shall be adjacent to an entrance door to the structure served by the parking, 114 llttp: H,,i,\Nwv.codepublishing.com /W /\ /Bellevue /LUC /BellevueLUC2025D.htmi 4 /3/2017 Part 20.25D Page 3 of 5 or as nearly so as possible after barrier -free access parking has been provided, and shall be consistent with all applicable design guidelines. (7) Tandem/Stacked Parking Stalls. The applicant may use tandem /stacked parking stalls to exceed the minimum parking requirement, so long as the maximum parking requirement is not exceeded. C. Off -Site Accessory Parking. The Director may approve off -site accessory parking to meet the minimum and up to the maximum parking allowed to serve a specific use if the following criteria are met: 1. Adequate visitor parking is provided on the subject property; 2. Adequate pedestrian, van, or shuttle connections between the sites exists; 3. On -site signage is provided regarding accessory parking location; 4. The use being served is within 500 feet of a light rail, bus, or bus transit station; and 5. The off -site parking is within one - quarter mile of the use being served. D. Parking Structure Performance Standards. The Director may approve a proposal for a parking structure through design review if the following criteria are met: 1. Driveway openings are limited to those needed to adequately serve the facility; 2. Exposed parking on the roof of a structure shall be screened by a parapet or other solid screening that equals or exceeds the height of the vehicles; 3. Safe pedestrian connection between the parking structure and the public right -of -way exists; 4. Unfinished ceilings visible from the public right -of -way shall be substantially screened from view; and 5. Lighting shall utilize cut -off shields to prevent spillover upon adjacent uses and the right -of -way and to conceal the light source. E. Phased Parking. The property owner may install the required parking spaces in phases pursuant to a phasing plan, Part 20.30V LUC. Each phased parking installation must include the approved minimum to meet the parking requirements for the completed phases of the development for which the parking is provided. The phasing schedule must specifically indicate when all parking approved pursuant to this section will be provided. 1. Location. Phased parking may be located off site if the criteria of subsection C of this section are met. 2. Assurance Device. The Director may require an assurance device pursuant to LUC 20.40.490 to ensure compliance with the requirements and intent of subsection C of this section. 115 http: / /www.codepublishing.com/WA/ Bellevue /LUCBellevueLUC2025D.html 4/3/2017 Part 20.25D Page 4 of 5 F. Director's Authority to Modify Required Parking. 1. The Director may modify the minimum or maximum parking ratio for any use in LUC 20.25D.120.B as follows: a. The modified parking ratio is supported by a parking demand analysis including but not limited to: i. Documentation supplied by the applicant regarding actual parking demand for the proposed use; or ii. Evidence in available planning and technical studies relating to the proposed use; or iii. Required parking for the proposed use as determined by other comparable jurisdictions. b. The proposal does not result in any adverse impact beyond the site; and c. A shared parking agreement is executed pursuant to LUC 20.20.590.1, Shared Use of Parking. 2. Periodic Review. The Director may require periodic review of the reduced parking supply to ensure the terms of the approval are being met. 3. Assurance Device. The Director may require an assurance device pursuant to LUC 20.40.490 to ensure compliance with the requirements and intent of subsection F.1 of this section. G. Bicycle Parking. Office, residential, institutional, retail, and education uses are required to provide bicycle parking pursuant to the following standards: 1. Ratio. a. One space per 10,000 nsf for nonresidential uses greater than 20,000 nsf. b. One space per every 10 dwelling units for residential uses. 2. Location. Minimum bicycle parking requirement shall be provided on site. 3. Covered spaces. At least 50 percent of required parking shall be protected from rainfall by cover. 4. Racks. The rack(s) shall be securely anchored and a bicycle six feet long can be securely held with its frame supported so the bicycle cannot be pushed or fall in a manner that will damage the wheels or components. 5. Size Requirement. Each required bicycle parking space shall be accessible without moving another bicycle. H. Unspecified Uses. 116 http:// www. codepublishing. com/ WA/ Bellevue /LUCBellevueLUC2025D.html 4/3/2017 Part 20.25D Page 5 of 5 The Director shall establish the minimum number of parking spaces required and may establish the maximum number of parking spaces allowed for any use not specified in LUC 20.25D. 120.B. The Director may consider but is not limited to the following in establishing parking requirements for an unspecified use: 1. Documentation supplied by the applicant regarding actual parking demand for the proposed use; or 2. Evidence in available planning and technical studies relating to the proposed use; or 3. Required parking for the proposed use as determined by other comparable jurisdictions. (Ord. 5874, 5- 18 -09, § 1) 117 http: / /www.codepublishing.com/WA/ Bellevue /LUCBellevueLUC2025D.html 4/3/2017 ATTACHMENT B 118 1 44 L Fj AF XA 'no "vow 9 EXH113IT April 5, 2017 Federal Way Planning Commission Federal Way City Hall 333258 1h Avenue S Federal Way, WA 98003 RE: Rental Licensing & Inspection Program Dear Commissioners, We are writing to you today in support of the proposal to adopt a Rental Licensing & Inspection Program, or Policy Statement # 14 in the staff report dated March 291h. The Housing Development Consortium of Seattle -King County (HDC) thanks Mayor Ferrell for recognizing that a safe and secure place to call home is vital for all Federal Way residents through the inclusion of a Rental Licensing and Inspection Program in your proposed zoning code amendments. HDC is a nonprofit membership organization representing over 140 private businesses, nonprofit agencies, and public partners who are working to develop affordable housing across Icing County. We are dedicated to the vision that all people should live in a safe, healthy, and affordable home in a community of opportunity. We hope to help support you as you work to ensure Federal Way is diverse, equitable, and safe for all residents. The proposed zoning code amendment would introduce a key tool in protecting renters from substandard living conditions: a proactive Rental Housing Inspection Program. Such a program, if adopted by Council, would help fulfill the overall goal of the Housing Chapter of the Comprehensive plan; to "preserve, protect, and enhance Federal Way's existing high quality residential neighborhoods" by regularly inspecting rental housing units to ensure minimum quality standards. The proposed program would have no cost to taxpayers as it would be funded by fees collected from landlords. �ff��li�rK U��,a�►Grftr }iry 121 Successful local rental housing inspection programs already exist in our region. Tukwila Pasco, Seattle, Lakewood, and Bellingham all have programs while Kent is developing their own. Tukwila's program was adopted in 2011, and city officials have received fewer landlord- tenant complaints since its inception. We urge you to support the swift adoption and implementation of a rental licensing and inspection program to ensure that all rental housing in Federal Way is safe and healthy; better for its residents and the community as a whole. Specifically, HDC recommends that cities work to achieve the following goals when adopting rental inspection programs: 1. Prevent and-reduce the burden of displacement by using fines and fees collected by the program to support and rapidly rehouse tenants who are displaced due to housing conditions. 2. Address issues of accessibility and cultural sensitivity through multi - lingual, multi - modal outreach to both renters and landlords. Cities should actively address fears and misconceptions by ensuring inspectors have clearly defined roles and receive cultural competency training. 3. Incorporate the National Healthy Housing Standard, a set of health- focused property maintenance guidelines, into your building code. 4. Use rental licensing information to better understand affordability by gathering data on rental units, rental costs, and how affordability is shifting over time. 5. Engage with the local landlord communityto promote preservation, identify challenges to bringing buildings up to code, and discuss potential solutions. 6. Create a self- sustaining program that will be fully funded by the licensing fees collected. Everyone deserves to live in a safe, healthy, and affordable home, and a rental licensing and inspection program is one tool to help get there. Thank you for the opportunity to comment on this critically important issue. We hope you will support a rental licensing and inspection program for your residents. Best Regards, Nicki Olivier Hellenkamp Mobilization & Policy Manager S- Sara Baker Policy Associate 122 Margaret Clark From: Randall Smith <job4randy @gmail.com> Sent: Wednesday, April 05, 2017 3:59 PM EXHIBIT To: Margaret Clark R Subject: Multi Housing Moratorium Ms. Clark. I am unable to attend the Planning Commission meeting tonight. Can you read the below comments in to the record during Public Comment time. Dear Ms. Clark and Planning Commission. The recent moratorium on multi- housing development combined with rising rents in Seattle have forced me and my wife to make a very difficult decision that may force me to move from the city I have called home since 1966. I understand in part the moratorium was implemented in part because our local schools would become over crowded. In April of 2014 The Puget Sound Regional Council published population growth forecast for the next 25 years. Federal Way was projected to have a population of at least 110k. Currently the data is behind projections which means we are actually growing faster than projected. A school take 2.5 years to 4 years to build so we are behind schedule by several years. How was this data ignored, who dropped the ball. It saddens me to have to move, It further saddens me that our city is mostly a reactive city than proactive. Thank you for this opportunity to state my case. Randall Smith Distressed 51 Year resident of Federal Way. 1123 Margaret Clark From: Cliff Holasek <CliffH @bumgardner.biz> EXHIBIT Sent: Thursday, April 06, 2017 1:40 PM To: Margaret Clark Cc: Len Brannen; Mark Simpson Subject: Federal Way Proposed Text Amendments Related to MultiFamily Housing Attachments: 01_ 2017- 04- 04_PropZoning_CodesFLAT.pdf Hello Margaret, Thank you for briefly talking with Mark Simpson and me last night after the Planning Commission Meeting. Below are our thoughts on your proposed zoning recommendations: Policy Statement #1 — "For 100 dwelling units or more on a subject property, 25 percent ofparking shall be underground or on the first floor within the buildingfootprint, except for visitor parking, which can be surface parking ". Bumgardner Thoughts: 1. Generally it is not economically not feasible in zones such as RM -1800 with 30` heights to have below -grade parking. These zones typically have carports, detached garages and attached garages. However, in BC zones of 65' height or more, it is common that more than 25% are hidden. We would suggest that language be changed to: In RM -1800 zones, 25 percent of parking shall be underground, on the first floor within the building footprint, or in carports or garages, which may be attached or unattached, except for visitor parking, which can be surface parking. In BC zones, for 100 dwelling units or more on a subject property, 50 percent of parking shall be underground or on the first floor within the building footprint, except for visitor parking, which can be surface parking. 2. We are currently involved in a development with RM -1800 adjacent to BC. It might be advantageous to all to have some of the RM -1800 parking hidden as well. Please consider this language: "Where a site contains both BC and RM -1800 zoning, the parking for one zone may be accomplished on the portion of the site containing the other zoning, however the restrictions above will pertain to all parking for the site on which it is located." Policy Statement #10 — "Minimize bulk of buildings by restricting the number of units in each building ". Recommendation: Language added to Design Guidelines, including removal of restrictions of number of units in each building. - Break up proposed buildings into smaller masses and vary rooflines. - Consider upper level setbacks Bumgardner Thoughts: 1. We do recognize that upper level setbacks help reduce massing on 65' -tall buildings, but have little effect on 35'- tall buildings. However, providing these setbacks increases construction costs, complexity and waterproofing issues, as units no longer stack. Please consider this language: "Upper level setbacks should be considered on street facing facades at the top level of structures 5- stories or greater." Policy Statement #11- "Buildings shall insure maximum compatibility with surrounding land uses and structures ". Recommendation and Added Language to RMZoning: 124 1 "If any portion of a structure on the .subject property is within 100 feet of a single-family residential zone, then that portion of the structure shall not exceed 30 feet above average building elevation, and the structure shall be set back a minimum of 20 feet from the property line of the residential zone ". Recommendation and Added Language to BC Zoning "The threshold for reducing building height to 30' is recommended to be changed from a 20' to 100' distance from a residential zone. " Bumgardner Thoughts: 1. RM -1800 zones have a 35' height limit and single family zoning has a 30' height limit. We believe reducing the height in RM -1800 zones within 100' of single family is excessive and unnecessary to achieve compatibility. Please consider this language: "Structures in RM -1800 zones shall be set back a minimum of 20' from single family zoning and shall be no higher than 30' for a distance of 30' from for a Single Family zone. " We agree that 65' tall BC structures need to be separated from single family. However we believe there may be other ways to accomplish this. Please consider this language: a. "The threshold for reducing building height to 30' is recommended to be changed from a 20' to 100' distance from a single family residential zone. This distance maybe reduced to 80' if a minimum of 20' of this 80' contains mature plantings or is replanted with significant evergreens. Structure shall be set back a nsinimum of 20 feet from the property line of the single family residential zone". We do not believe that 65' -tall BC structures need to be separated from other multifamily structures by 100'. Often the "project" feel can be diministied by mixing sizes and building types. Please consider this language: a. "Structures in BC zones shall beset back a minimum of 20 feet from the property line of RMzones." The attached site plan give you an idea of the impact of your proposed setback language on a site we are studying. We would be glad to discuss our thoughts and other options with you. Please call or email with any questions or comments. Cliff Holasek Project Manaeer BUMGARDNER arc 1.!tectiure _ niter : o% -c • P Ian: -Lrrr 211 1 Third Avenue Seattle; Washington 98111 206,223.1361 www.bumgardnenbiz 125 2. ° d w P o c O o N n c v 0 -GG p C � G O v� N V7 N O O ¢ d O O O a V E a d C G G 1 w O y s v v � S c O A'iad°id pau°Z OOBI Md Iua.°Iml Apadoid pau°Z Z 258 Iua�nl�rE. al v N vaN ,3 °d n N o - 4 a Q %o 0 o o E ° C. N Q o - O G G N , K U G1 Z Q O O N d 0 0 o 0 z v E O1 c uw c E ° a O Y o 0 0 0 U, �o .` N 01,E 126 C U O � a a � Q 2 Q 7 Q) O N T � � a N O N LL- a GCi t L a1 O C 0 N U Z W ir U W� 1-10 W (n 2W in (Y O N O O O O O 0 O Z ^r: J� 1. M CITY OF FEDERAL WAY PLANNING COMMISSION April 5, 2017 City Hall 6:30 p.m. City Council Chambers MEETING MINUTES Commissioners present: Lawson Bronson Tom Medhurst, Hope Elder, Diana Noble - Gulliford, Tim O'Neil, Anthony Murrietta, and Dale Couture. Commissioners absent: Wayne Carlson and Dawn Meader McCausland (both excused). City Staff present: Community Development Director Brian Davis, Principal Planner Margaret Clark, Solid Waste /Recycling Coordinator Rob Van Orsow, Deputy City Attorney Mark Orthmann, 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 March 15, 2017, were approved as presented. AUDIENCE COMMENT None ADMINISTRATIVE REPORT None COMMISSION BUSINESS Public Hearing — Multi- Family Housing Proposed Text Amendments Chair Bronson re- opened the public hearing. Principal Planner Clark delivered the staff report. She went over the background, summary of the proposed amendments, a procedural summary, summary of comments, Planning Commission decisional criteria, and the Mayor's recommendation. Solid Waste/ Recycling Coordinator Van Orsow delivered the staff report on the solid waste proposed amendments. He went over the background and a summary of the proposed amendments. He stated that the city is proposing the addition of surface water protection provisions. Chair Bronson opened the hearing to public comment. Cheryl Hurst, 3416S368 1h Pl, Auburn — She lives in the Federal Way school and fire districts and uses the Federal Way Police at times. She stated no one is thinking of the impact this will have on our infrastructure (especially schools, and fire and police protection). There is no money available to deal with this. Every time you allow multifamily to be built, it has an impact on those in and out of the city. They will negatively affect the schools, roads, and fire and police protection. You can't predict how many cars people will have or how many children. Schools are under budget. You can't do this. This KAPlanning Comm ission\2016\Meeting Summary 04 -05 -17 doc 127 Planning Commission Minutes Page 2 April 5, 2017 isn't about low income. It isn't about people who can't afford homes. It is about managed growth. Don't overburden fire, police, and schools. Talk to people about what is happening. Even with my Auburn address, I work and shop in Federal Way and feel this is my city. Nicki Olivier Hellenkamp, Housing Development Commission — The Housing Development Commission supports policy 414. Several Washington cities have similar programs. They support it because it ensures housing is safe and healthy. It protects the investment in housing made by the owner. She noted that indoor air quality can lead to asthma (many times due to mold). These types of programs are beneficial and she requests you to ask Council to pursue it. Monte Powell, 29607 88`" Avenue South — He has developed senor housing in the city for many years. He stated the proposed amendments try to include a lot under one umbrella. He believes the amendments should give the Community Development Director power to deal with unusual issues. He is concerned with the surveillance proposals; they may conflict with state code. He feels the city should slow down the process and get more input from citizens and developers. There is some inherent conflict with the development community. He will submit comments in writing. Alex Kim, Bellevue — He has been a developer and investor in Federal Way since 2000. It seems to him the Council changes ordinances every three years. In 2010 there was a large code change (on the Community Business zone, which includes senior housing) that involved many citizens and much research was done on the issue. Now the city is changing the ordinance again. This only leaves developers confused. Once you have a big project, the city changes ordinance. How can we do business if the ordinances keep changing? Commission O'Neil asked Mr. Kim what changes the proposed amendments will bring to him. Mr. Kim replied that he is in process of developing a 500 unit multifamily (senior housing) project. Since the city did all that research in 2010 and made changes based on that, why more now? The city needs an unchanging plan for the next 20 to 30 years. With a 500 unit proposal, any changes could cost him millions. Tim Matelich, USA Realty — He works with Mr. Kim on the property in Federal Way. Has a senior citizen project, there will not be a lot of traffic and no impact to schools. They hope to come in for building permits in next 30 days. Chair Bronson closed public testimony. Commissioner O'Neil thanked those who commented. He stated that city officials have a difficult position. They want the city to grow and be economically viable, but also to have a city that protects the environment and the people that live in it. He noted the city infrastructure is not keeping up with the changes. He asked Principal Planner Clark for a brief synopsis of what areas the proposed amendments will happen in. She responded the proposed amendments will bring changes to parking, private open space, design guidelines, increased setbacks, and solid waste changes. Vice -Chair Medhurst commented that this is a very complex issue. Staff has done a very good job understanding that not all can be done in the Council's timeline. Is there a legal liability to the city to extend the moratorium? Deputy City Attorney Orthmann replied that the moratorium can be extended per a public hearing. Director Davis stated that at their meeting, the Council stated they would not approve a further extension. He further stated that these proposed amendments are a first step and not a solution to all problems. As developments come in, the staff may determine the proposed amendments are not working well. It is likely there will be issues in the future that will need to be addressed at that time. Commissioner Elder commended staff for their work. She stated that while it may be disturbing to developers, it is best for the city to consider changes. It is what needs to be done to become the city we what to be. KAPlanning Commission \2016\Meeting Summary 04 -05 -17 Aoc 128 Planning Commission Minutes Page 3 April 5, 2017 Commissioner Murrietta stated he is in favor of proposed amendments. The impact to the city of developments affects our quality of life; it is not simply just adding 500 new units, the city needs to deal with traffic and parking. He is impressed by the work done by the staff. He would like more time to consider the proposals —it needs to be done right, not just done. Commissioner Noble - Gulliford commented that this is a huge undergoing for staff. She has mixed feelings about the moratorium and where we are going as a city. She also would like more time to absorb this proposal. She understands the need to have the certainty of regulations in place (citizens are torn; the city is adding new police officers; and there are school, park, road, and traffic issues), but this is a very small part of the solution. Our citizens are looking for more. Sound Transit light rail has been approved and the Commons has been sold during this second moratorium , we are likely looking at significant changes to our city center, we need to consider this and transit oriented development as part of this proposal. She came prepared not to vote on current proposal because the city needs to address larger concerns as well. Chair Bronson also thanked staff for their work. To address Mr. Kim's concerns, the city has to address solid waste management and parking issues. In regards to Mr. Powell concern about surveillance and how do we monitor, but not invade people's space, there is no good answer. He commented that he works in the shipping industry and even with strict surveillance and regulations, they still have accidents. Vice -Chair Medhurst commented that he believes the moratorium was put into place to mitigate the effect multifamily develop has on the community; but the proposed amendments do not address the community as a whole (schools traffic, etc.). The city needs to address community as a whole; he feels the proposed amendments do not address the intent of the moratorium. Commissioner Elder moved to adopt the proposed amendments with the addition that the proposed changes to parking for senior housing be removed. The motion died for the lack of a second. Commissioner Noble - Gulliford moved to forward the proposed amendments without a recommendation (seconded by Vice -Chair Medhurst). Commissioner O'Neil asked how this motion will deal with the concern of addressing the whole community. Commissioner Elder commented that she opposes the motion because by passing it the Commission evades doing their job of making a recommendation to the Council. Commissioner Noble - Gulliford commented that she hopes this motion will encourage the Council to extend the moratorium, thereby giving more time to deal with the issues. The vote was held with three in favor and two opposed; the motion passed. Chair Bronson closed the public hearing. ADDITIONAL BUSINESS Vice -Chair Medhurst commended the Commissioners. He believes the Commissioners did a good job and hopes the City Council will consider extending the moratorium. Chair Bronson thanked all who gave public comment. ADJOURN The meeting was adjourned at 8:10 P.M. K\PIanning CommissionM16Weeting Summary 04 -05 -17 doc 129