Planning Commission PKT 04-05-2017City of Federal Way
PLANNING COMMISSION
April 5, 2017 City Hall
6:30 p.m. Council Chambers
Commissioners
Lawson Bronson, Chair
Hope Elder
Tim O Neil
Dawn Meader McCausland
Dale Couture, Alternate
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
March 15, 2017
4. AUDIENCE COMMENT
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
• Public Hearing
Proposed Text Amendments to Federal Way Revised Code Title 19,
"Zoning and Development Code" Related to Multi -Family Housing
7. ADDITIONAL BUSINESS
8. ADJOURN
Tom Medhurst, Vice -Chair
Wayne Carlson
Diana Noble-Gulliford
Anthony Murrietta, Alternate
KAPIanning Commission\2017\Agenda 04-05-17.doc
. City Staff
Planning Manager
Margaret Clark, Principal Planner
E. Tina Piety, Administrative Assistant
253-835-2601
www.citvoffederalway.com
CITY OF FEDERAL WAY
PLANNING COMMISSION
March 15, 2017 City Hall
6:30 p.m. City Council Chambers
MEETING MINUTES
Commissioners present: Lawson Bronson Tom Medhurst, Hope Elder, Diana Noble-Gulliford, Dawn
Meader McCausland and Anthony Murrietta. Commissioners absent: Wayne Carlson (excused) Tim
O'Neil, and Dale Couture (unexcused). City Staff present: Community Development Director Brian
Davis, Principal Planner Margaret Clark, Deputy City Attorney Mark Orthmann, and Administrative
Assistant Tina Piety.
CALL TO ORDER
Chair Bronson called the meeting to order at 6:35 P.M.
APPROVAL OF MINUTES
The minutes of March 1, 2017, were approved as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT
Director Davis announced that the department has hired a new Planning Manager (Doc Hensen) who will
start April 17`''. He stated that city staff continues to work on the staff report for the proposed code
amendments to multi -family regulations; hence, it is not available for tonight's meeting. It will be
completed by March 29th for the April 5th, Planning Commission meeting.
COMMISSION BUSINESS
Public Hearing — Multi -Family Housing Proposed Text Amendments
Chair Bronson opened the public hearing and given that there is no staff report, opened the hearing for
public testimony.
Leah Boehm Brady, 841 South 315'h Street— She 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. Worst thing was trading away the five-
foot easement and the trees and grass with it. This is a very serious concern to her. She is very
unhappy the city didn't protect the laurels. She thinks the developer should make amends for the
trees. In addition, the buildings are too high and as a result, many in the neighborhood have lost
KAPlanning Commission\2016\Ideeting Summary 03-15-17.doc
Planning Commission Minutes Page 2 March 15, 2017
their Mt. Rainier views. The city needs to increase the vegetation for any future projects. All the
trees along 3201h are gone because the city allowed the developer to shoehorn the buildings in.
We lost trees for ugly buildings. Also, 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 Highpoint project has 300 units with approximately 363 bedrooms.
She has driven through the Highpoint project and it doesn't look like it has enough parking.
Where will overflow go? Into the neighborhood or Safeway? It 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/
young adults (basketball? grass space?). The apartments near 21" & Dash Point have grass in
front of every unit and open space for children. At Highpoint, they planted fir trees and column
trees (she doesn't know what kind) and rhododendrons. She feels 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.
People need greenspace for livability.
Chair Bronson closed the public testimony. Vice -Chair Medhurst moved that the public hearing to
consider proposed amendments to the Federal Way Revised Code relating to multi -family housing be
continued to Wednesday, April 5, 2017, at 6:30 PM in the City Council Chambers. Commissioner Noble-
Gulliford seconded. There was no discussion and the motion passed.
Training
Administrative Assistant Piety delivered training on parliamentary procedures (Robert's Rules of Order).
She went over basic principles, the Commission's public hearing procedures, and the five types of
motions.
Principal Planner Clark delivered training on the Commission's roles and procedures. She went over the
organization chart for the Department of Community Development and basic information about the city's
commissions. She emphasized that it is important to the city to inform citizens about issues and encourage
their participation in the process. She then talked about the comprehensive plan, urban growth boundaries,
and the growth management act's goals. Principal Planner Clark went on to explain the State Environmental
Policy Act (SEPA) and environmentally critical areas. She concluded with explaining the land use process
and the types of use processes the city utilizes.
Chair Bronson commented that a number of years ago he had attended some annexation meetings and at
the time, was told that an annexation had to be initiated by the residents, but now, the city can initialize an
annexation? Deputy City Attorney Orthmann replied that yes, the rules have changed. But while the city
can initialize an annexation, it can only move forward if the residents vote to annex. The city has made
the policy to not to initialize an annexation, but wait until residents vote to do so.
ADDITIONAL BUSINESS
Administrative Assistant Piety had included a copy of the Commission's Rules of Procedure with the
agenda packet. Chair Bronson asked staff to plan to bring the rules to the Commission every four years (at
same time as OPMA training) for review and possible modification. Vice -Chair Medhurst asked how the
Commission can amend the rules. The Commission has changed the start time; should it be amended in
the rules? Deputy City Attorney Orthmann replied that a minor change does not necessarily have to be
KAPlanning Commission\2016\Meeting Summary 03-15.17.doc
Planning Commission Minutes Page 3 March 15, 2017
amended in the rules. He went on to state that if the Commission would like to amend the rules, please let
him know what amendment(s) they want and Attorney Orthmann will prepare an ordinance that will come
to the Commission for adoption.
Commissioner Noble-Gulliford requested that a copy of the city's Code of Ethics be provided to the
Commissioners. Administrative Assistant Piety responded that she will email them a copy.
Director Davis informed the Commission that the following issues will come before the Commission in
the next few months: small cell technology; comprehensive plan amendments; and the Planning
Commission's Work Program.
ADJOURN
The meeting was adjourned at 7:50 P.M.
K:\Planning Commission\2016\Meeting Summary 03-15-17.doc
Aft 1%
CITY OF
Federal Way
PLANNING COMMISSION
STAFF REPORT
DATE: March 29, 2017
TO: Lawson Bronson, Planning Commission Chair
FROM: Brian Davis, Community Development Director e%
Margaret Clark, Principal Planner tww
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.
II. 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
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 181h
SEPA Notice to Newspaper
February 2nd
Issue SEPA Determination
February 3`d
Council Retreat (Council Briefing)
February 4th
Planning Commission Briefing
February 15th
14 -Day Comment Period Ends
February 17th
Notice of Planning Commission Public Hearing
February 24th
21 -Day Appeal Period Ends
March 10th
Planning Commission Public Hearing
April 5th
Land Use/Transportation Committee Meeting
April 17th
City Council 1" Reading
May 2°d
City Council 2nd Reading
May 16th
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 "s44ceelt"; 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 Multifamily Housing Page 2 of 14
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 length of the ground floor fagade 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
Exhibit H — CC -F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" —
Note 2
Planning Commission Staff Report March 29, 2017
Proposed Text Amendments to FWRC Title 19 Related to Multifamily Housing Page 3 of 14
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
area requirement of 220 square feet), there is a requirement for 200 square feet of space per person
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 Multifamily Housing Page 4 of 14
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 14
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 Multifamily Housing Page 6 of 14
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 Multifamily Housing Page 7 of 14
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 Multifamily Housing Page 8 of 14
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-ikeeo '; and existing language
is shown as "plain."
Planning Commission Staff Report March 29, 2017
Proposed Text Amendments to FWRC Title 19 Related to Multifamily Housing Page 9 of 14
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 356th
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 6.a fifty foot minimum may be impractical as development density increases, so this
specific requirement will be eliminated.
• Sections 6.b, 6.c. & 6.d 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 Multifamily Housing Page 10 of 14
• 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`h 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 s` 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 Multifamily Housing Page 11 of 14
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
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
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
Planning Commission Staff Report March 29, 2017
Proposed Text Amendments to FWRC Title 19 Related to Multifamily Housing Page 12 of 14
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
LUPI 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 detennine 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.
HPI 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 14
HP 17 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.
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
2016 Code Amendments\Multifamily Code Amendments\Planning Commission Public Hearing\032817 Revisions\032817 Staff Report.docx
Planning Commission Staff Report March 29, 2017
Proposed Text Amendments to FWRC Title 19 Related to Multifamily Housing Page 14 of 14
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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.
19.1.15.040 Security I'rop-ram
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 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
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 in a security program for new
stacked multifamily dwelling units, senior housing or special needs housing:
1 Develop written security policies and an emergency management1p an. including evacuation procedures.
(2) Provide illumination in all areas of the building;, including parkine facilities and entryways to buildings,
according, requirements of the Illuminating Engineering Society (IES) Lighting handbook.
( . Insure that the lobby and the area immediate outside its doors are free of places of concealment forep rsons.
(4} Install large ala s panels in lobby doors
5 Design buildin r so that the elevator area is fully visible throughQutthe lobby. On levels other than the lobby
floor, elevators shalt open directly to hallways. without recesses or blind comers that restrict two-way visibility.
(6) Locate laundry rooms =in a more active area of the building, adient to commoonn_space or the main lobbv. and
install large glass windows in the laundry room.
(7) Keep laundry, rooms and exercise rooms secure and accessible by tenants.
(8) Locate mailboxes and mail rooms adiacent to the main lobby of the building.
(9) Story: keys in a secure location and control their distribut tion.
(l0) Control access into the building by locking all exterior entrances, includin *.accessible; roof openings, doors to
accessible balconies and terraces, and parking garage entrances. Provide automatic door closer! s. P s needed,
(11) Provide deadbolt locks peepholes and safety chains (night latches) on tenant doors.
(12) Install a functioning closed-circuit television system (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%pe, r
(14) Trim tree branches up from the ground in order to di,§coura-ge 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
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 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.
Ptdosbisn canneclions PsdssMlan pathways Mom R.O.W.
Figure 1 — FWRC 19.115.050(4) Figure 2 — FWRC 19.115.050(4)
FWRC, Chapter 19.115, Community Design Guidelines 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.
Trash and storage arms
uN[II[IIut11t1111111NtrIHb[[nqu
Figure 3 — FWRC 19.115.050(6) Figure 4 — FWRC 19.115.050(6)
t.oaamp areas
FWRC, Chapter 19.115, Community Design Guidelines Page 6 of 22
(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 Page 7 of 22
Emphasizing nalural topography
Figure 5 —FWRC 19.115.060(1)
(b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive
plan or other adopted plans or policies.
(c) Materials and design features of fences and walls should reflect that of the primary building(s) and
shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls.
(2) Building facade modulation and screening options, dcfined. 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.
6
Irrcorporakrp modulatbns
Figure 6 — FWRC 19.115.060(2)
FWRC, Chapter 19.115, Community Design Guidelines Page 8 of 22
(b) Landscape screening. Eight -foot -wide Type II landscape screening along the base of the facade,
except Type W 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 Iocated
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.
Ineorpwadng landscaped bunene
Figure 7 — FWRC 19.115.060(2)
(e) 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.
resew.
X- 4;:16A'd'IF
IF
00�
kwarporalfng cancpyfarcada
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 Page 9 of 22
MoerllmnOq pedasurn 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" arkulallon
Accessory Elemenls
all no i
Sol
1 `4 t
Ow am
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 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.
06 In a
PW
AA X AN
Showcase windows Verkal Irellis
AtChkeUutal taatrxes
Figure 12 — FWRC 19.115.060(3)
Arcttdectwal taatures
Landscaping
Maletral varlatlons
Figure 13 —FWRC 19.115.060(3)
Anwork-Mural
landscaped pubiie plazas
4. Methods to reduce buildint?_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 adjoin,. ing zoning
district that permits less intensive residential or commercial uses:
(a) Reduce the apparent bulk of a building's breakine it into several smaller masses and vming 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.
(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 1 1 of 22
19.115.070 Building and pedestrian orientation — All zoning districts.
(1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and
attached dwelling units.
(a) Buildings should generally be oriented to rights-of-way, as more particularly described in FWRC
19.115.090. Features such as entries, lobbies, and display windows should be oriented to the
right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping,
or combinations thereof should be incorporated into the street -oriented facade.
(b) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian
access and use.
Shared public specedpWns
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
Reeldentlel mound keel 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 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.
K
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 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
(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.
"INS MESON on No
-wo■■ •■ ■■ ■W
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 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 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), (c), and (r) of this section shall
apply.
(4) For all residential zones.
(a) Nonresidential uses. Subsections (1)(g) through (k) and (n) through (r) of this section shall apply.
(b) Non -single-family residential uses except for zero lot line townhouse residential uses and
attached dwelling units. Subsections (1)(g) through (r) of this section shall apply.
(c) Zero lot line townhouse residential uses and attached dwelling units. Subsections (1)(j), (1)
through (o), and (r) of this section shall apply.
(Ord. No. 10-678, § 5,12-7-10; Ord. No. 09-610, § 3(Exh. A), 4-7-09; Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord.
No. 09-593, § 36,1-6-09; Ord. No. 07-559, § 3(Exh. A), 7-3-07; Ord. No_ 07-554, § 5(Exh. A(15)),5-15-07; Ord.
No. 06-515, § 3, 2-7-06; Ord. No. 05-506, § 3, 10-18-05; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-
01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1638.)
FWRC, Chapter 19.115, Community Design Guidelines 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
19.115.110 Design criteria for public space.
The following guidelines apply to public space that is developed pursuant to Chapter 19.225 FWRC. All
public space proposed under this section shall meet the definition of "public space" as set forth in this title
and all of the following criteria:
(1) The total minimum amount of public space that shall be provided in exchange for bonus height is
equal to 2.5 percent of the bonus floor area, in gross square feet; provided, that the total public space area
shall not be less than 500 square feet.
(2) The public space may be arranged in more than one piece if appropriate to the site context, as
determined by the director.
(3) The public space shall abut on, or be clearly visible and accessible from, a public right-of-way or
pedestrian pathway.
(4) The public space shall be bordered on at least one side by, or be readily accessible from, structure(s)
with entries to retail, office, housing, civic/public uses, or another public space.
(5) The open space shall not be located on asphalt or gravel pavement, or be adjacent to unscreened
parking lots, chain-link fences, or on-site blank walls, and may not be used for parking, loading, or
vehicular access.
(6) The open space shall be sufficiently designed and appointed to serve as a major focal point and public
gathering place. It shall include a significant number of pedestrian -oriented features, furnishings, and
amenities typically found in plazas and streetscapes, and as defined in this title, such as seating or sitting
walls, lighting, weather protection, special paving, landscaping, trash receptacles, and bicycle racks. In
addition, the open space(s) should provide one or more significant visual or functional amenity such as a
water feature, artwork, or public restroom, and should allow for active uses such as vending, farmers'
markets, live performing arts space, and art shows.
(Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 09-593, § 37, 1-6-09; Ord. No. 07-554, § 5(Exh. A(15)), 5-15-07;
Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99-333, § 3,
1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1640.)
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 10.220.080 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.
(e) 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
(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.
spaee must be a minimum of 48square feet and have a minimum dimension of si* feet.
(-3.,(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.
(44-aFee-in-lieu option. A fee -in -lieu payment may be made to satisfy up to 50 percent of the residential
usable open space requirement for the development of public parks and recreation improvements. Fee -in -
lieu acceptance shall be at the discretion of the parks director after consideration of the city's overall park
plan, and the quality, location, and usability of the open space that would otherwise be provided on the
project site. If the city determines that a fee -in -lieu is appropriate, a payment of an equivalent fee in lieu
of the required open space shall be made.
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
(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--20 �ioll Public llcarinwQ32817 Roj%k)q o1mmini)y (ksiosiqu ticy, isx
FWRC, Chapter 19.115, Community Design Guidelines Page 22 of 22
FA
Federal Way Revised Code (FWRC)
Title 19, Zoning and Development Code
Chapter 19.125, Outdoors, Yards, and Landscaping
19.125.150 Carbage and r-ee cling 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 recvclables (nailer, metal, plastics, and other materials), Garbage; non-
compostable rubbish and trash; compostables and yard debris; properly -stored medical or moderate risk
wastes: bulkv items such as mattresses and appliances; and recvclable semi-liquid wastes (such as used
cooking oil).
(2) Exemptions. The following structures are exempt from the requirements of this section:
(b a) Storage receptacles for detaehoa dwelling units, parks or construction sites.
(e b) Structural alterations or increases in gross floor area to existing nonconforming structures which
do not meet the threshold levels described in Chapter 19.30 FWRC.
(3) Storage area defined. Storage areas shall include the areas containing receptacles served by collection
equipment and may also include interim on-site storage areas used to aggregate material prior to
delivering it to the collection storage area.
(4) Location. h�eopt as eeifiea in ubseetio , (b) of this etien Solid Wwaste mage 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 solid waste
storage area. The enclosures shall be easily accessible to users occupying the site. if the sp cee is
loeatea ,, ithin a s*..,,,.ture 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 ;,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 — Placement and screening. Page 1 of 5
TTFIIHX3
(a) Design and architectural compatibility. The design oSolid 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 of a .,,:n:.,,...., of cn feet from 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 openings should be at least 12 feet wide if garbage anWer- r-eeyeling drop boxes afe used. in all
etheF eases, ga4es shall be of suffieient width to alle-A, aeeess by reeyeling eelleeteFs 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. 4p --All landscaping shall be designed se as not to impede access to the storage
enclosure area.
(c) Signage. Exterior signage on Eenclosures signs should shall be in conformance with Chapter
19.140 FWRC and shall not exceed two-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 protection. All solid waste storage areas (enclosures) require a spill prevention plan 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 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 program 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.
eentainef:s that afe lafgely weather- proof or- by eever-ing the storage area. Roofed storage areas Mus
be ., sible to haulers and eelle„t:+
(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 — Placement and screening. Page 2 of 5
(b) General eaminereial., Three square feet of stof:age spaee, with a maximufn of
000 squar-
,
for- evefy 1,000 squafe t;aet gfoss floor area, ",ith a fninimum of 65 sEluafe feet.
(e) Retail.-- Five squafe feet of storage spaee, with a fnfflcimum of 4,000 square feet, fof evei=y 1,000
feet gross floof afea, ,ith a fninimum of 65 squafe feet.
feet, for ^ 1,000 square feet R s floor area, with a fninimum of 65 squafe feet.
(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(s).
(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 Nene-esidentia 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
5,001-15,000 square feet
15,001--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 — Placement and screening. Page 3 of 5
200,001 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 maybe shared between residential and nonresidential uses and designated storage space for
recycling services shall also be provided.
(c) The storage space required by Table A shall meet the following requirements:
(i) 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
larger developments willeg nerally 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 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 driveways parking 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;
Lv) 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 entrances to
residences and/or service entrances to non-residential buildings located on the site.
(e) Access for service providers to the storage space from the collection location shall meet the
following requirements:
(i� For containers two cubic yards or smaller:
(1) Containers to be manually pulled for service and emptying shall be placed no more than
50 feet from a curb cut or collection location;
(2) Access ramps to the storage space shall not exceed a grade of six percent; and
(3) Site -access routes and entries for use by collection trucks shall be a minimum of 11.5 feet
wide.
ii For containers larger than two cubic yards; and all compacted refuse containers:
(1) Direct access shall be provided from the alley or street to the containers;
FWRC 19.125.150. Garbage and recycling receptacles — Placement and screening. Page 4 of 5
(2) Site access routes and entries for trucks shall be a minimum of 11.5 feet wide; and
(33) If accessed directly by a collection vehicle whether inside or outside a structure, a 21 foot
overhead clearance shall be provided.
(f) Access for occupants to the storage space shall meet the following requirements:
(i) Direct access shall be provided from the alley or street to the containers;
(0 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 -waw
UjD 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.
Civ) 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 permit application for any development subject to the
requirements of this Section.
(lam 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, aftd-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 property owners shall provide residents with a minimum total weekly volume of
recycling container capacity equal to or greater than the total weekly volume ofag rbage capacity. To
the greatest extent possible, receptacles for garbage, recycling, and compostable materials shall be co -
located in one storage space.
(i) The Public Works Director or designeey 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 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) Compliance with other applicable 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 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, 4-20-93; Ord. No. 92-158, § 3, 12-15-92; Ord. No. 90-43, § 2(115.45), 2-27-90. Code 2001 § 22-949.)
Cross reference: Solid waste, FWRC Title 11, Division II.
2016 Code Amendments\Ivlultifamily Code Amendments\Planning Commission Public Hearing\032817 Revisions\Solid Waste Receptacles.docx
FWRC 19.125.150, Garbage and recycling receptacles — Placement and screening. Page 5 of 5
EXHIBIT
-L-Li
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.
44-U4 - "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.
I(4)Aa- "Dwelling unit, multifamily, " means a building containing two or more dwelling units, which are
either attached or stacked. See definition of "dwelling unit, townhouse."
.. �l�€rrrs.rrrg;--tt�eitrt' tly
6(� "Dwelling unit, senior citizen housing, " means housing available for the exclusive occupancy of
persons over 55 years of age, or mentally, physically. emotionally or develoomentally impaired persons.
and the spouses or caretakers living with such persons.
FWRC, Chapter 19.05, Zoning and Development in General -- Definitions Page 1 of 2
(6)_L7) "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.
(b) "Dwellin-, 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 a artments can contain a loft.
(:7}_(9) "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.
(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.
19.05.120 L definitions.
`Lobby, " means a central hall. foyer, or waitinu room at the entrance to a building.
KA2016 Code Amendments\Multifamily Code Amendments\Planning Commission Public Hearing\032817 Revisions\Definitions.docx
FWRC, Chapter 19.05, Zoning and Development in General -- Definitions Page 2 of 2
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EXHIBIT
0
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).
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:
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?
PA
• 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.
EXHIBIT
3 0
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.
o]unipers 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
EXHIBIT
0
r 4
Impact Fees
Impact fees are fees assessed on all new development activity to pay for capital improvements that are
needed to serve new development. In the City of Federal Way, traffic impact fees are collected to improve
the transportation system to accommodate the higher travel demand created by new development. Traffic
Impact Fees can be used to pay for any roadway capital projects on the Six -Year Transportation
Improvement Plan (TIP) (Exhibit A).
Impact fee receipts are earmarked and deposited in a special interest-bearing account. Funds withdrawn
from the account must be used in accordance with the provisions of the Federal Way Revised Code
(FWRC) and applicable state law. Interest earned on the fees shall be retained in the account and
expended for the purposes for which the impact fees were collected. On an annual basis, the finance
director shall provide a report to the council on the transportation impact fee account showing the source
and amount of all moneys collected, earned, or received, and the public improvements that were financed
in whole or in part by impact fees (Exhibit B). Impact fees shall be expended or encumbered within six
years of receipt, unless the council identifies in written findings extraordinary and compelling reasons for
the city to hold the fees beyond the six-year period. Under such circumstances, the council shall establish
the period of time within which the impact fees shall be expended or encumbered.
If the city fails to expend or encumber the impact fees within six years of when the fees were paid, or
where extraordinary or compelling reasons exist, the current owner of the property on which impact fees
have been paid may receive a refund of such fees. The city shall notify potential claimants by first class
mail at the last known address of such claimants. A potential claimant or claimants must be the owner of
record of the real property against which the impact fee was assessed. Property owners seeking a refund
of impact fees must submit a written request for a refund of the fees to the director within one year of the
date the right to claim the refund arises, or the date that notice is given, whichever is later. Any impact
fees for which no application for a refund has been made within this one-year period shall be retained by
the city and expended on the appropriate system improvements.
Encl.: Exhibit A — City of Federal Way 2017 to 2022 Transportation Impact Plan
Exhibit B — April 7, 2015, Report on the Transportation Impact Fee
KA2016 Code Amendments\Multifamily Code Amendments\Planning Commission Public Hearing\032817 Revisions\Responses to
Questions\040417 Impact Fees.docx
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`COUNCIL MEETING DATE: APRIL 7 2015 ITEM
CITY OF FEDERAL WAY
CITY COUNCILEXITT
AGENDA BILL
SUBJECT: REPORT ON THE TRANSPORTATION IMPACT FEE
POLICY QUESTION: NIA InformationlDiscussion Only
COMMITTEE: Finance, Economic Development, and Regional Affairs Committee (FEDRAQ MEETING DATE. 03/24/15
CATEGORY:
F1 Consent El Ordinance El Public Hearing
El City Council Business D Resolution Z Other: Discussion
STAFF REPORT BY: A& Ariwoola, Finance DirectorDEPT: Finance
... . . . ........ . --.— . .... . ........ ... ........... . . ............... - ...... . . ........ . .... . ....
Attachments:
• MEMO & TABLE (showing the source, amount of funds collected, and the public improvements
that were financed by the impact fees.)
Options Considered: NIA Information/Discussion Only
MAYOR'S
MAYOR APPROVAL:
CHIEF OF STAFF:
Initial/Date
4 4M/ F/!
Committee Council
Initial/Date Initial/Date
SDIRECTOR APPROVAL: *��- 321(-1 13
COMMITTEE RECOMMENDATION: NIA Information/Discussion Only
Committee Chair Committee Member Committee Member
PROPOSED COUNCIL MOTION: NIA.InformationlDiscussion Only
I OW TO BE COMPLETED BY CITY CLERKS OFFICE
COUNCIL ACTION:
0 APPROVED
COUNCIL BILL #
❑ DENIED
I" reading
❑ TABLED/DEFERRED/NO ACTION
Enactment reading
❑ MOVED TO SECOND READING (ordinances only)
ORDINANCE #
REVISED--- 1/2015
RESOLUTION #
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Tina Piety
From: Sara Baker <sara@housingconsortium.org>
Sent: Wednesday, April 05, 2017 2:26 PM
To: Margaret Clark
Cc: Tina Piety
Subject: HDC Comment on Proposed Zoning Code Text Amendments
Attachments: HDC Comment on Federal Way RLIP.pdf
Hello Planning Commissioners,
Please find attached HDC's comment on the proposed zoning code text amendments you'll review this evening. We're
specifically interested in following your progress towards a rental licensing and inspection program. Please consider us a
resource should you have any questions on this or other affordable housing concerns.
Thank you,
Sara Baker
Policy Associate
sara:ij:-housingconsortiurn.org 1(206)682-9541 x100
1402 31d Avenue, Suite 1230 1 Seattle, WA 98101
HOUSING
DEVELOPMENT
consortium
HOUSING
DEVELOPMENT
consortium
April 5, 2017
Federal Way Planning Commission
Federal Way City Hall
33325 811, 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 King 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.
HQC`s Atfordabie HousivIg MemberS.
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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.
`4ffDYClj s
1402 ?h�� O�'tlorturyity
rd
Avenue, suite 1230 se t
206.682.954! Fax 206.623.4669
a tle. Washing:' ,,1 98101
www. h0Usingc0nsort JM,0rg
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.
S. Engage with the local landlord community to promote preservation, identify
challenges to bringing buildings up to code, and discuss potential solutions.
b. 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
Sara Baker
Policy Associate
Tina Piety
From: Margaret Clark
Sent: Wednesday, April 05, 2017 4:09 PM
To: Tina Piety
Subject: FW: Multi Housing Moratorium
From: Randall Smith [mailtoJob4randy(cbgmail.com]
Sent: Wednesday, April 05, 2017 3:59 PM
To: Margaret Clark
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 I IOk. 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.