CP-1EXHIBIT C
Corporate Park Zone (CP-1)
Section I. Purpose and Objectives.
The Corporate Park-1 Zone (CP-1) is designed for property
which has or can be developed for corporate headquarters,
corporate office uses, and associated uses as defined herein.
These properties are characterized by large contiguous sites
with landscape, open space amenities, and buildings of superior
quality. The property appropriate for such uses is unique, and
demands for such uses are rare. Consequently, special land use
and site regulations are appropriate for such properties.
Section II. Applicability..
A. The provisions of this section apply to all property
designated Corporate Park (CP-1) Zone on Exhibit B-1 of this
Agreement. This property shall be subject to its own unique
standards of review processes as set forth in the Agreement. If
the provisions of the CP Zone conflict with other provisions of
City codes, the CP Zone provisions shall prevail. After the
date of the attached Agreement, any changes in City codes
referenced in this Agreement shall not be deemed to modify the
provisions of this Zone unless as approved hereinafter.
B. Reference herein to the "FWC" shall refer to Chapters
18, 20, 21 and 22 (Supplement 3 as now existing or hereinafter
may be modified or amended), of the Federal Way City Code.
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Reference herein to the City's "Director" shall refer to the
Director of the Department of Community Services or designee.
section III. Minimum Requirements.
A. Lot Coverage. The aggregate impervious surface
coverage by all permitted uses, primary and accessory, shall not
exceed 70 percent of the total CP-1 zoned property. No other
lot coverage restrictions shall apply.
B. Development Setback. A continuous Managed Forest
Buffer shall be provided around the entire perimeter of the CP-1
property. The required depth of the setback, except as
otherwise provided herein, shall be as follows:
1. Where abutting a state or federal highway, 100
feet, measured from the nearest line of right-of-way toward
the interior of any abutting portion of the lot.
2. Where abutting a city or county roadway, 50 feet,
measured from the nearest line of the right-of-way toward
the interior of any abutting portion of the lot.
3. Where abutting an incompatible use, 50 feet,
measured from the nearest common property line, toward the
interior of any abutting portion of the lot.
4. Widening the public rights -of -way subsequent to
approval of a CP-1 classification shall not require
relocation of any boundaries of the required Buffer for
developed lots.
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section IV. special Provisions for the Managed Forest Buffer.
A. Character. The purpose of the Managed Forest Buffer
is to represent the character of a softwood forest at 50 years
or more of maturity and to provide open meadows consistent with
the present undeveloped area of the subject property. It is
understood that plant materials within forested areas are
subject to periodic thinning, pruning and replacement consistent
with,established forest management practices. Mixed varieties
of plant materials, including specimen varieties of softwoods,
native hardwoods and native or specimen shrubs are not
inconsistent with the character of this Buffer.
B. Forest Manager. The property owner shall designate a
qualified Forester whose responsibility shall be to maintain and
preserve the Buffer. After consultation and approval of a
General Maintenance Plan ("Plan") by the Director, the Forester
shall have full discretion as to the choice of plant material in
the Buffer, and as to any necessary pruning or thinning
consistent with the intended character of the Buffer.
section V. Existing Development.
Uses established on the property prior to the date of this
Agreement are deemed to be conforming uses under the provisions
of Chapter 22, Article IV, of the FWC. The provisions of
Section 22-330 (Immediate Compliance) of the FWC shall not
apply; except that
A. Proposed expansions of, or alterations to existing
non -conforming uses shall comply with Sections 22-330 and 22-331
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of the FWC. In cases of proposed expansions, the City will not
require major modifications to existing facilities to meet City
code requirements, provided however, the City may require the
existing use to comply and be consistent with any life safety
requirements.
B. Development undertaken to comply with provisions of
state and federal law shall be subject to the provisions of
Section 22-340 (Compliance With Government Regulations) of the
FWC.
C. Existing site development is deemed to satisfy FWC
requirements for the following, and no additional approvals
shall be required by the City, except as required for new
construction:
1. Site plan
2. Landscaping plan
3. Wetlands survey
Section VI. New Development.
New development requiring a development permit shall comply
with requirements of the FWC for submittal of a site plan and a
landscaping plan, except that,
A. The required site plan shall be limited to the area
which would be disturbed by any proposed structure or proposed
impervious surface.
B. Proposed new development shall also require submittal
of a landscaping plan for the immediately affected areas of the
Property. The boundaries of this plan shall be coterminous with
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the disturbed area. Proposed landscaping shall comply with
Section XI (Landscaping) of this Agreement.
section VII. Permitted Uses on Those Portions of the CP-1 Zoned
Property Lying Outside the Managed Forest Buffer.
A. The following principal uses are permitted outright
subject to the provisions in Section 22-361 through -369 (Site
Plan Review) of the FWC, except as noted below:
1. Corporate offices
2. Parks
3. Research, development and testing
4. Production and light assembly of goods, subject
to process II review, Chapter 22 of the FWC, when
such facility is within 200 feet of a single-
family zone
5. Public and private exhibition facilities
6. Trade center
7. Day care
8. Conference center
9. Warehousing and distribution, subject to
process II review, Chapter 22 of the FWC, when
such facility is within 200 feet of a single-
family zone or use
10. Residences for transient occupancy when
associated with trade or conference center uses
11. Public transit shelter
12. Demonstration forest uses, including industrial
silviculture practices, thinning, harvesting and
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full -cycle forestry processes consistent with
historic practices and the Plan for the Property
13. Printing and duplication service, provided the
use is associated with a principal use
14. Any other use determined by the Director to be
compatible with the above permitted uses
B. Accessory Uses. The following accessory uses shall be
reviewed using that process associated with the principal use to
which it is associated:
1. Banking and financial services, provided the use
is associated with corporate office use
2. Restaurants supportive of employees or patrons or
other permitted uses
3. Retail uses and services, supportive of employees
or patrons of other permitted uses
4. Existing accessory uses on the property are
permitted
5. Parking facilities, open or enclosed,' when
accessory to permitted uses
6. Caretaker residence
7. Outdoor activities and storage, subject to
Section 22-1111 through -1113 (Outdoor Activities
and Storage) of.the FWC
8. Helistops
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9. Any other use determined by the Director to be
compatible with the above accessory or permitted
uses pursuant to Section 22-946 of the FWC
Section VIII. Uses on Those Portions of the Property Lying
Within the Managed Forest Buffer.
A. The following uses are permitted outright within the
setback:
1. Managed forest
2. Planted meadows
3. Floral displays and bedding plants
4. Water features, such as lakes, ponds or fountains
5. Pedestrian paths up to ten (10) feet in width
6. Exercise structures such as par courses
7. Horticultural exhibits
8. Perpendicular access roads and driveways up to
thirty (30) feet in width, serving permitted uses
on the property
9. Previous roadways not greater than fifteen (15)
feet in width, necessary for the maintenance of
the Buffer, or for public safety reasons and not
detracting from the intended character
10. Gates or fencing, when necessary for security,
public safety, or to protect landscaping
11. Gatehouses, landscape equipment sheds, public
information services, or transit shelters, in
structures not exceeding three hundred square
feet of gross floor area
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12. Signs complying with the provisions of this
Agreement
13. Maintenance and preservation activity of the
Forest Manager where such activities are
consistent with the Plan
14. Any other use determined by the Director to be
compatible with the above permitted uses
B. Uses not permitted in the required setback
1. Off-street parking
2. Storage yards or storage structures
3. Mechanical equipment
4. Trails for motorized vehicles
5. Trailers
6. Any other use not otherwise allowed
C. Public Access. In order to maintain corporate
security, protect public safety, or preserve landscaping from
abuse and over -use, the owner may limit or restrict public
access within the setback Buffer.
D. Permitted Activities. The following activities are
permitted within the Managed Forest Buffer and all other
forested areas of the Property when they are supervised by a
Forester designated under Section IV (Special Provisions for the
Managed Forest Buffer) of this Agreement:
1. Normal maintenance, including thinning, tree
removal, pruning, and replacement of vegetation.
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2. Minor grading or filling associated with
permitted uses within forested areas not requiring review
or approval under Section XII (Environmentally Sensitive
Areas).
3. Drainage swales and other surface water
modifications may be incorporated into required landscape
areas at the discretion of the designated Forester,
provided the landscaping standards of this Agreement are
met and the integrity of the surface water function is
preserved.
Section IX. Heights. Heights for structures are as follows:
A. A height limit of six stories is imposed, provided if
approved through Process II, Article VII, Chapter 22, of the
FWC, the height of a structure may exceed six stories above
average building elevation if
1. the site of the proposed building does not adjoin
a low -density zone;
2. the proposed height does not block any views
designated by the comprehensive plan; and
3. the increased height is in character with
surrounding uses or consistent with desirable development
in the CP Zone and as established in the comprehensive
plan.
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B. Maximum heights for structures lying within the
required setback buffer shall be no more than twenty-five (25)
feet.
Section B. General Development Conditions.
A. General. Provisions of the FWC relating to facade
measurement, modulation, distance between structures, or
materials, other than those specified herein, shall not apply to
this zone.
B. Structures Within Required Setbacks.
1. Existing structures, including free-standing
walls, within required setback areas are deemed to be
consistent in material and finish with the intended
character of those setbacks.
2. New fencing shall, to the greatest extent
possible, match existing fencing. When other materials are
employed, such materials shall be compatible with the
intended character of the setback. Natural materials are
preferred. Chain link fencing in association with planting
is permitted.
3. Signs in required setbacks shall comply with
Section XV (Signs) of this Agreement.
C. Structures Outside Required Setbacks.
1. Existing structures, including free-standing
walls, outside required setback areas are deemed to be
acceptable in material and finish, and may be extended or
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duplicated, subject to the requirements of other applicable
laws or ordinances.
2. Fencing shall comply with Chapter 22,
Article XII, Division 4 (Fences), of the FWC.
3. Signs shall comply with Section XV (Signs) of
this Agreement.
Section XI. Landscaping.
The provisions of this section shall modify application of
Chapter 22, Article XVII (Landscaping), of the FWC in the CP-1
zone.
A. General.
1. All portions of the Property not used for
buildings, future buildings, parking, storage or accessory
uses, and proposed landscaping areas shall be retained in a
"native" or predeveloped state.
2. Alterations to existing landscaping in connection
with new development shall match or be compatible with
existing vegetation. Extensions of, or duplication of
existing plant material in connection with future
development is preferred.
3. Selection and installation of plant material in
all forested areas shall be the responsibility of he
designated Forester. Provisions of the FWC relating to
selection and spacing of plant material and identification
of significant trees shall not apply in the CP-1 zone.
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B. Landscaping and maintenance within the Managed Forest
Buffer shall comply with City standards for sight distance
safety requirements.
C. Landscaping in environmentally sensitive areas shall
comply with Section XII (Environmentally Sensitive Areas) of
this Agreement.
D. Parking lot landscaping. New parking areas shall
comply with minimum standards of the FWC; except that selection
and distribution of plant material conforming to existing
development shall be preferred.
E. Modifications. The Director shall have the authority
upon property owner request to permit modifications to specific
requirements to assure the fulfillment of the stated purpose of
this section and Chapter 22, Article XVII, of the FWC to allow
for flexibility and creative design, or when necessary, because
of special circumstances relating to size, shape, topography,
vegetation, location or surroundings of the Property.
Section %II. Environmentally Sensitive Areas.
A. General. Any portions of the CP-I Property which are
proposed for new development and classified as environmentally
sensitive pursuant to Section 22-1223 of the FWC, shall comply
with the requirements of Chapter 22, Article XIV
(Environmentally Sensitive Areas) of the FWC, except as modified
by this Agreement.
B. Existing Development. Existing development and
practices, including maintenance, on the Property are deemed to
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be approved, and the requirements of Chapter 22, Article XIV of
the FWC, relating to surveys, approval of site plans, landscape
plans, drainage and maintenance plans shall not apply as they
relate to existing development, except as they may relate to
water quality and downstream surface water impacts.
C. Environmentally Sensitive Development Standards. New
development in or around environmentally sensitive areas, or
extensions of existing development requiring an approved
development permit, shall comply with the following:
1. Such development shall require submission of a
site survey identifying areas of possible environmental
sensitivity, as defined in Section 22-1223 of the FWC,
except as modified by this Agreement. Upon a determination
that environmentally sensitive areas are present within the
survey areas, the provisions of this section shall apply.
2. In the event that conditions of environmental
sensitivity identified by the survey are shown to be part
of a connected system extending beyond the boundaries of
the required site survey, a supplemental survey of that
system may be required, and any required mitigations may
apply to any or all portions of such system. The
boundaries of the supplemental survey shall extend as far
as reasonably necessary to establish mitigations.
3. Mitigations, when required, shall take into
account the purpose and character of the CP-1 zone; and
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wherever possible, alternative mitigations conforming to
CP-1 development standards shall be preferred.
D. Dedications. The City will not require dedications of
portions of the Property or easements on the Property under this
section, where alternative reasonable mitigations exist.
E. Rehabilitation. The City will not require
rehabilitation of, or retroactive mitigations for regulated
streams, lakes or wetlands under this section for conditions
existing prior to this Agreement.
F. Special Provisions Relating to Setbacks for Regulated
Lakes and Streams. Averaging of FWC-required setbacks from
regulated lakes and streams shall be permitted, subject to the
following:
1. Such setback shall result in an average setback
of 50 feet along any regulated lake or stream provided its
minimum setback is not less than 25 feet.
2. The area to be averaged shall not extend beyond
the boundaries of the site plan required for new
development in subsection C.1 of this section.
3. "Regulated streams" shall mean those areas where
surface waters produce a defined channel or bed. A defined
channel or bed is an area which demonstrates clear evidence
of the passage of water and includes, but is not limited
to, bedrock, channels, gravel beds, sand and salt beds, and
defined as channel swale. The channel or bed need not
contain water year round. This definition includes major
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and minor stream categories as defined in the FWC but does
exclude artificially created irrigation ditches, canals or
storm or surface water runoff devices or other entirely
artificial water courses, including Weyerhaeuser Lake
unless they are used by salmonid or created for purposes of
stream mitigation.
G. Special Provisions Relating to Setbacks From Regulated
Wetlands. Averaging of FWC-required setbacks from a regulated
wetland shall be permitted and shall consider the quality and
character of the particular wetland subject to the following:
1. Such adjustments may reduce the average setback
up to 50 percent, provided the minimum setback is 50 feet
from any proposed building.
2. The area to be averaged shall not extend beyond
the boundaries of the site plan required for new
development in subsection C.1 of this section.
H. Exemption. The following shall be exempt from the
provisions of Section 22, Article XIV of the FWC and
requirements of this Agreement:
1. Existing and ongoing agricultural practices,
provided no alteration of flood storage capacity or
conveyance occurs;
2. Development involving artificially created lakes,
including Weyerhaeuser Lake, wetlands or streams
intentionally created, including but not limited to grass -
lined swales, irrigation -and drainage ditches, detention
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facilities, and landscape features, except wetlands,
streams or swales created as mitigation or that provide
critical habitat for salmonid fishes;
3. Development affecting wetlands which are
individually smaller than 2,500 square feet and/or
cumulatively smaller than 10,000 square feet in size in any
20-acre section of this property;
4. Development occurring in areas of 40% slope or
greater with a vertical elevation change of up to 10 feet
may be exempted based upon City review of a soils report
prepared by a geologist or geotechnical engineer which
demonstrates that no significant adverse impact will result
from the exemption;
5. Normal and routine maintenance, operation and
reconstruction of existing roads, streets, utilities and
associated rights -of -way and structures, provided that
reconstruction of any structures may not increase the
impervious area or remove flood storage capacity and
reasonable practices are utilized to restore any disturbed
area;
6. Normal maintenance and repair, and reconstruction
or remodeling of residential or commercial structures, or
legal pre-existing and on -going uses of the site, provided
that reconstruction of any structures may not increase the
previous approved building footprint and reasonable
practices are utilized to restore any disturbed area;
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7. Site investigative work and studies necessary for
preparing land use applications, including soils tests,
water quality studies, wildlife studies and similar tests
and investigations, provided that any disturbance of the
sensitive area shall be the minimum necessary to carry out
the work or studies and reasonable practices are utilized
to restore any disturbed area;
8. Educational activities, scientific research, and
outdoor recreational activities, including but not limited
to interpretive field trips, birdwatching, and trails for
horseback riding, bicycling and hiking, that will not have
a significant adverse effect on the sensitive area;
9. Emergency activities necessary to prevent an
immediate threat to public health safety or property;
10. Normal and routine maintenance and operation of
existing landscaping and gardens provided they comply with
all other regulations in this Agreement;
11. Construction of trails, according to the
following criteria: constructed of permeable materials,
designed to minimize impact on the sensitive area, and of a
maximum trail corridor width of ten feet;
12. Minor activities not mentioned above and
determined by the Director to have minimal impacts to a
sensitive area;
13. Previously legally filled wetlands or wetlands
accidentally created by human actions which shall be
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documented to the satisfaction of the Director by the
applicant through photographs, statements, and/or other
evidence;
14. Installation, construction, replacement, repair
or alternation of utilities and their associated
facilities, lines, pipes, mains, equipment or appurtenances
in improved city road rights -of -way.
Section %III. Off -Street Parking.
The provisions of this section shall modify application of
Article XV (Off -Street Parking) of the FWC in the CP-1 zone:
A. Existing development and uses are deemed to comply
with minimum requirements for number of parking spaces, for
location, access, and dimensional requirements.
B. New development shall require compliance with
applicable off-street parking minimums, except in computing off-
street parking requirements, the aggregate of all proposed and
existing uses on the property may, subject to approval of the
Director, be considered as a whole in establishing the minimum
number of vehicle spaces required, based on the following:
1. Any excess capacity in existing parking spaces
lying within eight hundred (800) feet of a proposed
development may be used to reduce the requirement for
additional parking development.
2. If. the occupant of a proposed use provides van or
alternative service between the proposed use and remote
parking facilities, any excess parking on the entire
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property may be used to reduce the requirement for
additional parking development.
Section %IV. Improvements.
The provisions of this section shall modify application of
Article XVI, Division 3 (Right -of -Way Improvements) of the FWC
in the CP-1 zone.
A. Right-of-way improvements on roadways abutting the
required Managed Forest Buffer or designated environmentally
sensitive areas in the CP-1 zone shall conform in character to
the intention of those areas. Specifically, such rights -of -way:
1. Shall employ materials and designs for lighting
standards, guardrails or other necessary improvements
having natural or dark finishes wherever practicable.
2. Shall not require continuous median strips;
although median strips may be installed in connection with
left turn lanes or other intersection designs where
appropriate.
3. Shall not require continuous concrete curbing or
sidewalks, but shall provide safe pedestrian access.
4. Shall not require parking lanes or parking areas
not accessory to uses on the abutting CP-1 zoned Property.
B. Design of right-of-way improvements shall be
determined in consultation with the owner of the adjoining CP-1
Property, and any reasonable and practical alternatives intended
to preserve the special character of adjoining setbacks and
Buffer shall be preferred.
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Section XV. Signs.
The provisions of this section shall modify application of
Article XVIII (Signs) of the FWC, in the CP-1 zone.
A. Existing signs are approved and may continue in use.
B. Provisions of Article XVIII of the FWC relating to
size, location or non-structural material shall apply to areas
of a CP-1 property lying outside a required perimeter setback,
except as follows:
1. Directional and informational signs may be
located within a required setback provided they comply with
the sight distance requirements of Article XIII,
Division 10, of the FWC, and such signs conform to the
standards for sign category B. J
2. Corporate identification signs, and signs
identifying principal uses within a CP-I classification may
be erected within the required setback, subject to the
following standards:
a. There shall be no more than one such sign,
at or facing a road or at each driveway providing
access to a permitted use or uses. Where more than
one use is served by a single access road or driveway,
identification shall be combined where practical.
b. Such signs shall be of the monument or
pedestal type, and conform to the areas for category D
signs, except that the permitted height for such signs
may be ten (10) feet.
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