Ord 90-043
0072,15007
JDW/naa
02/21/90
R: 02/27/90
ORDINANCE NO.
90-43
AN ORDINANCE OF THE CITY OF FEDERAL WAY,
WASHINGTON, ADOPTING THE OFFICIAL ZONING MAP,
PLACING ZONING CLASSIFICATIONS ON ALL PROPERTY
WITHIN THE CITY LIMITS OF THE CITY OF FEDERAL
WAY; ADOPTING THE ZONING CODE FOR THE CITY OF
FEDERAL WAY; DECLARING AN EMERGENCY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS,
the city council of the city of Federal Way
determined that it was necessary to establish land use zoning
classifications and adopt a zoning code to be effective as of the
date of incorporation, and
WHEREAS, it is necessary for the public health, safety
and
general
welfare
and
for
the
public
peace
that
zoning
classifications and land use regulations be in effect as of the
date of incorporation, and
WHEREAS, the City council has attempted to comply with
the State Environmental Policy Act and has complied with the
provisions and intent of RCW Chapter 43.21C, and
WHEREAS,
the
city
council,
based
upon
the
recommendations of its professional consultant, and after review
of the proposed zoning and zoning codes,
determined that the
proposed actions would not have a significant adverse impact on
the environment, NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON,
DO ORDAIN AS FOLLOWS:
section 1.
The Official zoning Map of the city of
JDWO07500
-1-
H~r
Federal Way, prepared by wilsey Ham Pacific,
consisting of six
(6)
books of maps,
copies of which are on file with the city
Clerk, establishing the initial zoning for the newly incorporated
city of Federal Way, is hereby adopted by this reference as the
Official Zoning Map for the City of Federal Way.
All property
within the corporate limits of the city of Federal Way as of the
date of incorporation shall be deemed zoned in accordance with
the Official zoning Map.
section 2.
Attached hereto, identified as Exhibit A
and hereby incorporated in full by this reference, consisting of
Chapters 1, 3, 5, 15, 20, 25, 35, 40, 45, 50, 55, 65, 70, 80, 90,
95, 105,
110, 115, 120, 125, 127, 130, 135, 140, 145, 150, 155,
160, 165, 170, 175, 180 and 185, is the zoning Code for the city
of Federal way, which is hereby adopted,
Section
3.
The
city
Council
finds
and
hereby
declares that a public emergency exists, necessitating that the
Official Zoning Map and the Zoning Code be adopted and become
effective
upon
incorporation
in
order
to
provide
for
zoning
classifications and land use regulations for properties within
the City limits of the City of Federal Way.
The city council
finds
and
hereby
declares
that
in the
event
the
actions
of
adopting the Official zoning Map, zoning classifications, Zoning
Code,
Subdivision
Ordinance
and
related
land
use
codes
is
determined
to
have
a
significant
adverse
impact
on
the
environment and that the declaration of nonsignificance adopted
by the City is
invalidated,
then,
the City council expressly
JDWO07500
-2-
finds that the actions of adopting these codes to be in effect as
of
the
date
of
incorporation must be
taken
to
avoid
severe
impacts to the public health,
safety or general welfare and to
prevent
the
possibility
of
an
imminent
threat
of
serious
environmental degradation if there are no land use regulations in
effect as of the date of incorporation.
The city council further
finds that in the event an environmental impact statement should
be required to adopt the above referenced ordinances, that there
was too short a period of time to allow full compliance with such
a requirement and that the emergency thus identified necessitates
that
these
ordinances
be
effective
as
of
the
date
of
incorporation.
The city council further states its intent to
proceed, as directed within the adopted zoning code, to commence
review of the Comprehensive Plan for the city of Federal Way and
implementing
ordinances
as
soon
after
incorporation
as
is
feasible
for
the
purpose
of
adopting
a
more
long-range
Comprehensive Plan and implementing zoning and zoning code which
process shall fully and completely comply with the requirements
and provisions
of RCW Chapter 43. 21C and the SEPA Guidelines
contained in Chapter 197-11 WAC and as adopted by the City.
section
4.
If
any
section,
sentence,
clause
or
phrase of this ordinance,
including any of the exhibits made a
part
of
this
ordinance,
should
be
held
to
be
invalid
or
unconstitutional
by
a
court
of
competent
jurisdiction,
such
invalidity or unconstitutionality shall not affect the validity
or constitutionality of any other section,
sentence,
clause or
JDWOO7500
-3-
phrase of this ordinance.
section 5.
In the event the codes and ordinances,
zoning
designations
and
Official
zoning
Map
adopted
in
the
preceding
sections
of
this
ordinance are
invalidated
for any
reason, the city Council, as aforestated, finds and declares that
an
emergency
exists
affecting
the
public
health,
safety
and
general welfare in that if the land use regulations regulating
the
zoning,
zoning classifications,
performance
standards
and
related
land
use
regulations
governing
the
development
of
property within the City of Federal Way are not in effect as of
the date of incorporation, that such absence of regulations would
lead to irreparable public detriment and harm.
Therefore, in the
event
of
the
invalidation of the maps,
ordinances
and
codes
referred to in the preceding sections of this ordinance, then the
City
council
adopts
by
reference
as
the
emergency
zoning
classification for all property within the City limits of the
ci ty of
Federal Way the King county zoning classification of
single
family
residential
9600
(RS
9600)
as
established
as
interim zoning by King county pursuant to King County Ordinance
No. 9154.
Said classification shall only come into effect in the
event of the invalidation of the Official zoning Map and zoning
classification and/or zoning code adopted by this ordinance and
shall remain in effect only until such time as the City is able
to enact a new Official zoning Map, zoning classification and/or
zoning codes.
section
6.
Based
upon
the
emergency
declaration
JDWO07500
-4-
contained in this ordinance it is necessary for the public peace,
health,
safety
and
general
welfare
that
this
ordinance
be
effective
immediately upon
incorporation to wit:
12:01 a,m.,
February 28, 1990.
PASSED by a majority of not less than five (5) members
of the city Council of the city of Federal Way this 27th day of
February, 1990.
CITY OF FEDERAL WAY
fj,()kfL ~
MAYOR, DEBRA ERTEL
ATTEST/AUTHENTICATED:
~) {¿. ~
CITY CLERK, DELO SA. MEAD
APPROVED AS TO FORM:
:~c;:: -";.TY ~
FILED WITH THE CITY CLERK: February 27, 1990
PASSED BY THE CITY COUNCIL: February 27, 1990
PUBLISHED: March 2, 1990
EFFECTIVE DATE: February 28, 1990
ORDINANCE NO. 90-43
JDWO07500
-5-
Chapter 1
Chapter 3
Chapter 5
Chapter 15
Chapter 20
Chapter 25
Chapter 35
Chapter 40
Chapter 45
Chapter 50
Chapter 55
Chapter 65
Chapter 70
Chapter 80
Chapter 90
Chapter 95
Chapter 105
Chapter 110
Chapter 115
Chapter 120
Chapter 125
Chapter 127
Chapter 130
Chapter 135
TABLE OF CONTENTS
/(tl If
mrnmIT
User Guide
Definitions
ORIGINAL
Legal Effect/Applicability
Suburban Estate Zones
single Family Residential Zones
MUlti-Family Residential Zones
Professional Office Zones
Neighborhood Business Zones
Community Business Zones
city Center Zone
Office Park Zones
Manufacturing Park Zones
'~.""
Planned Area Zones
Environmentally Sensitive Areas
Landscaping
Signs
Parking and Parking Areas, Vehicle and Pedestrian
Access and Related Improvements
Required Improvements to Rights-of-Way and Vehicular
Access Easements and Tracts
Miscellaneous Use, Development and Performance
standards
Variances
Planned unit Developments
Temporary Uses
Rezone
Amendments to the Text of the zoning Code
Chapter 140
Chapter 145
Chapter 150
Chapter 155
Chapter 160
Chapter 165
Chapter 170
Chapter 175
Chapter 180
Chapter 185
Amendments t� Comprehensive Plan
Process I
Process II
Process III
Process IV
Non-Conformance
Authority
Code Enforcement
Bonds
Plates
u
CHAPTER 1 - USER GUIDE
1. 05
1.10
1.15
1. 05
1.10
General
How to Use This Code
Additional Regulations
General
This chapter is intended to assist the reader in
locating relevant information. It in no way
limits the scope, authority or effect of this
Code.
How To Use This Code
This Code has been designed and drafted to make it
as easy as possible for the user to determine all
zoning regulations that apply to a particular
piece of property and to uses, structures and
activities on that piece of property. Follow the
step-by-step procedure described below to find
applicable regulations:
1. Find the subject property on the Zoning Map.
The subject property will be within one of
the following Zones:
SE, RS, RM,
PO, BN, BC, CC, OP or MP
2. Refer to the text of this Code and find the
use chapter that corresponds to the Zone in
which the sUbject property is located.
3. Each of these use chapters contains a series
of charts. Read down the first vertical
column of each chart to find the use in
which you are interested.
4. After finding the appropriate use, then read
across to find a variety of regulations that
apply to the subject property. In addition,
review all of the sections to which the Zone
chart refers you. You may conduct two or
more listed uses on one lot if you comply
with all of the regulations that apply to
each use. However, if a use zone contains a
specific combined use listing, you must
comply with the provision of that combined
use listing.
5.
The footnotes
chart provides
at the bottom of each zone
references to more detailed
1 - 1
1.15
information about the requirements contained
in these charts.
6. You now have most of the basic zoning
regulations that apply to the subject
property. However, you should review section
15 of this Chapter to see if other
regulations of this Code may be applicable.
Additional Reaulations
In addition to the regulation in the use zone charts,
this Code contains a variety of provisions that may
apply to the subject property or to a particular use or
activity on the subject property. The following is a
list of questions and other information designed to
help you determine what other provisions of this Code
may contain regulations that are of interest.
1. Steep or Unstable Slooes. Streams. Lakes.
Wetlands or Well Heads - Does the sUbject
property contain or is it in close proximity
to a steep or unstable slope; stream, either
above ground or in a culvert; flowing surface
water; a lake; a wetland; or a well head? If
so, see Chapter 80.
2.
S ions - Are you
using a sign of
sUbject property?
interested in erecting or
any kind on or for the
If so, see Chapter 90.
3. Miscellaneous Use. Development and
Performance Standards - Chapter 115 contains
a wide variety of use, development,
performance and similar regulations. You
should consult the index to that Chapter to
determine which of the sections of that
Chapter contains relevant information.
4. Non-Conformance Does some aspect of the
subject property, or the use or activity on
the subject property not conform to this
Code? If so, see Chapter 165.
5. Land Surface Modification - Do you want to
do any clearing, grading or engage in any
land surface modifications including removing
vegetation on the subject property? If so,
you should read the section in Chapter 115
entitled Land Surface Modification.
6. Public Improvements - Do you want to find out
what improvements the city will require you
1 - 2
. '
to make in the street when you develop the
sUbject property? If so, see Chapter 110.
7.
Amendments
amending the
Code or the
Chapters 130,
If you are interested in
Zoning Map, the text of this
Comprehensive Plan, refer to
135 and 140, respectively.
8. Temoorarv Use - If you wish to conduct a use
on a temporary basis that would otherwise not
be permitted, refer to Chapter 127.
The foregoing list has been provided as an aid to
assist the reader in finding applicable regUlations.
However, you should review the table of contents of
this Code to find other Chapters that may be of
interest to you.
1 - 3
CHAPTER 3 - DEFINITIONS
3.05. User Guide
This Chapter contains the definitions that apply to
this Code.
3.10.
Definitions
The following definitions apply throughout this
Code unless, from the context or by specific
language, another meaning is clearly intended:
005. Abandoned - Knowing relinquishment of right
or claim to the SUbject property or structure
on that property.
010. Accessorv - A use, activity, structure or
part of a structure which is subordinate and
/7incidental to the main activity or structure
on the subject property.
012. Accessorv Livinq Facilitv An area or
structure on the subj ect property, which is
accessory to a permitted use on the subj ect
property, providing COOking, sleeping and
other residential facilities for an employee
on the subj ect property and that employee's
family.
015. Adioininq Property that touches or is
directly across a street from the subject
property. For the purpose of height
regulations, any portion of a structure which
is more than 100 feet from a low density zone
is not considered to be adjoining that zone.
020. Adult Entertainment Activitv or Use - All of
the following:
1. Adult theater means a building or
enclosure or any portion thereof used for
presenting material distinguished or
characterized by an emphasis on matter
depicting, describing or relating to
specified sexual activities or specified
anatomical areas (defined as follows) for
observation by patrons therein and which
excludes minors by virtue of age.
a. specified anatomical areas - Both of
the following:
3 - 1
1) When less than completely and
opaquely covered -
a) Human genitals or pubic
region;
b) Human Buttock; and/or
c) Human breast below a point
immediately above the top
of the areola.
2) Human male genitals in a
discernibly turgid state, even
if completely and opaquely
covered.
b. Specified sexual activities - All of
the following:
1) Human genitals in a state of
sexual stimulation or arousal.
2) Acts of human masturbation,
sexual intercourse or sodomy.
3) Fondling or other erotic
touching of human genitals,
pUbic region, buttock or
breast.
2 . Adul t book store means an establ ishment
which in whole or in portion thereof has
a substantial or significant portion of
its stock and trade books, magazines or
other periodicals, which are
distinguished or characterized -by an
emphasis on matter depicting, describing
or relating to "specified sexual
activities" or "specified anatomical
areas" (as defined in this Chapter) and
which excludes minors by virtue of age.
3. Adult cabaret means a cabaret, nightclub
or other establishment which features
go-go dancers, exotic dancers, strippers,
male or female impersonators, similar
entertainers or attendants, who are so
clothed or dressed as to emphasize
"specified anatomical areas" (as defined
in this Chapter) and/or whose performance
or other activities include or mimic
"specified sexual activities" (as defined
3 - 2
in this Chapter) and which establishment
excludes minors by virtue of age.
Activities and uses defined as "Adult
Entertainment Activity or Use" are only
permitted in the zone where that term is
specifically listed as an allowable use and
only in conformance to the requirements as
stated for that use.
022. Aqricultural Use - Any agricultural, stable
or livestock use listed as an allowable use
in the Suburban Estate zones.
025. Air Riqhts - The right to, in some manner,
control the use of the space above the
surface of the ground.
030. Alluvium Soil deposits transported by
surface waters.
035. APplicant - Both of the following, depending
on the content:
1. A person who applies for any permit or
approval to do anything governed by this
Code, which person must be the owner of
the subject property, the authorized
agent of the owner or the City.
2. Any person who is engaging in an activity
governed by the Code or who is the owner
of property sUbject to this Code.
040. Averaqe Buildinq Elevation The average
elevation of the topography of the subj ect
property (either prior to any development
activity or at finished grade, whichever is
lower) at the center of all exterior walls of
a building or structure computed using the
formula shown in Plate 4.
050. Averaqe Slope - The average grade of land
within each land area representing a distinct
topographic change.
055. Backfill - Material placed into an excavated
area, pit, trench or behind a constructed re-
taining wall or foundation.
070. Buildinq - A roofed structure used for or in-
tended for human occupancy.
3 - 3
r,"
075.
Buildinq
following:
signs, under
signs.
Mounted S iqns
wall mounted
marquee signs
All of the
signs, marquee
and projecting
085. Bulkhead A wall or embankment used for
retaining earth.
090. Center Identification Siqn A building
mounted sign or ground mounted sign which
identifies the name of a development
containing more than one office, retail,
institutional or industrial use or tenant and
which does not identify any individual use or
tenant.
100. Chanqinq Messaqe Center - A sign, message
center or similar device whereby alternating
pUblic service information and commercial
messages are displayed on the same lamp bank.
105. Church. Synaqoque or other Place of Reliqious
Worship An establishment, the principal
purpose of which is religious worship and for
which the principal building or other
structure contains the sanctuary or principal
place of worship, and which establishment may
include related accessory uses.
130. Code (this) - The ordinance of the City of
Federal Way, as adopted and amended from time
to time, of which this definition is a part,
including Chapters 1 through 185 inclusive
and constituting the official Zoning Code of
the City of Federal Way adopted pursuant to
RCW 35A. 63 .100 and WaShington state
Constitution, Article XI, section 11.
135. Commercial Recreation Facil i tv - An indoor
facility and use operated for profit, with
private facilities, equipment or services for
recreational purposes, including swimming
pools, tennis courts, playgrounds and other
similar uses. The use of such an area may be
limited to private membership or may be open
to the pUblic upon the paYment of a fee.
137.
Commercial Use The uses allowed
commercial zones and not permi tted
other zones of the City.
in the
in any
140. Commercial Zones - BN, BC and CC.
3 - 4
145. Common Recreational Ooen Soace Usable for
Manv Activities - Any area available to all
of the residents of the sUbject property that
is appropriate for a variety of active and
passive recreational activities (including
activities suitable for all age groups) and
is not -
a. Covered by buildings or parking or
driving areas;
b. Covered by any vegetation that impedes
access; and
c. On a slope that is too steep for
recreational activities.
150. Community Recreation Area or Clubhouse - An
area devoted to facilities and equipment for
recreational purposes, such as swimming
pools, tennis courts, playgrounds, community
club houses and other similar uses which area
is maintained and operated by a nonprofit
club or organization whose membership is
limited to the residents within a specified
development or geographic area.
155. Comprehensive Plan - The Ordinances of the
City of Federal Way, as adopted and amended
form time to time, under RCW 35A.63.060
through RCW 35A.65.080 and the Shoreline
Master Program.
160. construction Siqn - A sign which identifies
the architects, engineers, contractors and
any other persons involved with the
construction of a building or use.
165. Contour Line - The interconnection of points
having the same height above sea level.
170. Convalescent Center - An in-patient facility,
excluding facilities defined as hospitals,
for patients who are recovering from an
illness or who are receiving care for chronic
conditions; mental, physical, emotional or
developmental disabilities; terminal illness;
or alcohol or drug treatment. Out-patient
care is limited to prior in-patients only.
175 Cross Section (Drawinq) A visual
representation of a vertical cut through a
structure or any other three-dimensional
form.
3 - 5
180.
Curb Cut -
a street,
alteration
of part of
The connection of a driveway with
which may entail a structural
to the curb by lowering the height
the curb.
185. Dav-Care Facility The temporary, non-
residential care of persons in a residence or
other structure -on a regular, recurring
basis.
190. Dedication - The deliberate appropriation of
land by its owner for pUblic use or purpose,
reserving no other rights than those that are
compatible with the full exercise and
enjoyment of the public uses or purpose to
which the property has been devoted.
205. Development Activitv - Any work, condition or
activity which requires a permit or approval
under this Code or the Uniform Building Code.
210. Development Permit - Any permit or approval
under this Code or the Uniform Building Code
that must be obtained before initiating a use
or development activity.
220. Domestic Animal - An animal which can be and
is customarily kept or raised in a home or on
a farm.
225. Dredqinq Removal of earth and other
materials from the bottom of a body of water
or watercourse or from a wetland.
230. Dredqinq Sooils The earth and other
materials removed from the bottom of a body
of water or watercourse or from a wetland by
dredging.
235. Driveway - An area of the SUbject property
designed to provide vehicular access to a
parking area or structure located on the
SUbject property.
240. Dry Land - The area of the subject property
landward of the high waterline.
250. Dwellinq Unit One or more rooms in a
structure or structures, excluding mobile
homes, providing complete, independent living
facilities exclusively for one family,
including permanent provisions for living,
Sleeping, cooking and sanitation. A factory
3 - 6
built home or manufactured home is considered
a dwelling unit under this Code only if it
meets the standards and criteria of a
"designated manufactured home" established in
RCW 35A.63.145. There are the following
three types of dwelling units:
a). Dwellinq Unit. Attached - 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.
b). Dwellinq Unit. Detached - A dwelling unit
that is not attached or physically
connected to any other dwelling unit or
other use.
c). Dwellinq Units. Stacked - 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.
255. Easement Land which has specific air,
surface or subsurface rights conveyed for use
by someone other than the owner of the
SUbject property or to benefit some property
other than the SUbject property.
260. Electrical Siqn - A sign or sign structure in
which electrical wiring, connections and/or
fixtures are used as part of the sign proper.
265. Erosion and Deposition - The removal of soils
and the placement of these removed soils
elsewhere by the natural forces of wind or
water.
270. Excavate or Excavation The mechanical
removal of soils and/or underlying strata.
275. Familv - An individual or two (2) or more
individuals related by not more than four (4)
degrees of affinity or consanguinity and
including persons under legal guardianship,
or a group of not more than five (5) persons
who are not related by four (4) or fewer
degrees of affinity or consanguinity.
3 - 7
280. Fast Food Restaurant - An establishment which
offers quick food service which is
accomplished through one or more of the
following mechanisms: a. Limited menu of
easily produced items. b. Orders are not
taken at the customer's table. c. Food is
served in disposable wrappings or containers.
285. Fence A man-made barrier or wall
constructed for the purpose of enclosing
space or separating parcels of land.
290. Fill Material Dirt, structural rock or
gravel, broken concrete and similar
structural substances customarily used to
raise the level of the ground, but excluding
topsoil, bark, ornamental rocks or gravel
placed on the surface of the ground.
295. Finished Grade - The final contour of the
land surface prior to landscaping.
300. Floor The horizontal surface inside a
structure designed and intended for human use
and occupancy.
305. Fuel Price Siqn - A wall-mounted or pedestal
sign displaying the price of fuel for
motorized vehicles.
310.
Glare Both of the following: a.
reflection of harsh, bright light. b.
physical effect resulting from
luminances or insufficiently shielded
sources in the field of view.
The
The
high
light
3l5. Government Facilitv - A use consisting of
services and facilities operated by any level
of government, excluding those uses listed
separately in this Code.
320. Gross Floor Area - The total square footage
of all floors, excluding parking area, in a
structure as measured from ei ther the
interior surface of each exterior wall of the
structure or, if the structure does not have
walls, from each outer edge of the roof.
Certain exterior areas may also consti tute
gross floor area, see Chapter 115 of this
Code.
325. Ground Floor - The floor of a structure that
is closest in elevation to the finished grade
along the facade of the structure that is
3 - 8
1--
principally oriented to the
provides primary access to
property.
street which
the subj ect
330. Ground Mounted Siqn - Both of the following:
pedestal signs and monument signs.
335.
Hazardous
hazardous
composed
components
Waste - All dangerous and extremely
waste, including substances
of radioactive and hazardous
(see RCW Chapter 70.105).
340. Hazardous Waste Storaqe The holding of
dangerous waste for a temporary period (see
WAC 173-303-040(85)).
345. Hazardous Waste Treatment The physical,
chemical or biological processing of
dangerous wastes to make such wastes
nondangerous or less dangerous, safer for
transport, amenable for energy or material
resource recovery, amenable for storage, or
reduced in volume (see WAC 173-303-040(97)).
350. Heat - Added energy that causes substances to
rise in temperature, fuse, evaporate, expand
or undergo any other related change.
353. Hiah Densitv Residential Use - Attached or
stacked dwelling units on a subject property
which contains at least 1,800 square feet of
lot area per dwelling unit but not more than
2,399 square feet of lot area per dwelling
unit.
355. Hiqh Densitv Residential Zones The
following zones; RM 2.4, RM 1.8 and
comparable zones in other jurisdictions.
360. Home occuoation - An occupation, enterprise,
activity or profession which is incidental to
a residential use, which is carried on for
profit or customarily carried on for profit
and which is not an otherwise permitted use
in the Zone in which it occurs.
365. Horizontal Dimension The length of the
facade of a structure as measured along a
plane, excluding eaves which extend out no
more than 18 inches from the exterior walls
of the structure.
370. Hospital - An institution providing primary
health services and medical or surgical care
3 - 9
to persons, primarily inpatients, SUffering
from illness, disease, injury, deformity and
other abnormal physical or mental conditions,
and including, as an integral part of the
institution, related facilities such as
laboratories, outpatient facilities, extended
care facilities and/or training facilities.
375. Hotel or Motel - A single building or group
of buildings containing individual sleeping
units intended for transient occupancy.
380. Imorovement
feature.
Any structure or man-made
Industrial Use The uses allowed
industrial zones and not permi tted
other zones of the city.
390. Industrial Zones - The following zones: OP
and MP.
in the
in any
385.
395.
Institutional Uses
schools, churches,
parks, governmental
utilities.
The following uses:
colleges, hospitals,
facilities and pUblic
400. Instructional Siqn - A sign which designates
public information such as, but not limited
to, pUblic restrooms, pUblic telephones,
exitways and hours of operation.
405. Inteqral siqn - A sign displaying a building
date, monument citation, commemorative
inscription or similar historic information.
410. Irrevocable License - A written irrevocable
permission given by a property owner to the
city for specified purposes.
415. Junk Old or scrap metal, rope, rags,
batteries, paper, rubber, machinery; scrap
wood; debris; trash; or junked, dismantled
or wrecked automobiles or parts thereof.
420.
Junk Yard
which is
storing,
salvaging
- A property or place of business
maintained, operated or used for
keeping, buying, selling or
junk.
425. Kennel - An establishment, generally retail
in nature, which houses, cares for, breeds,
raises or sells dogs or cats.
3 - 10
430. Land Surface Modification - The clearing or
removal of trees, shrubs, ground cover and
other vegetation and all grading, excavation
and filling activities.
435. Landscapinq The planting, removal and
maintenance of vegetation along with the
movement and displacement of earth, topsoil,
rock, bark and similar substances done in
conjunction with the planting, removal and
maintenance of vegetation.
440. Landward - Toward dry land.
445. Linear Frontaqe of subiect Prooertv The
frontage of the subject property adjacent to
all open, improved rights-of-way other than
Interstate 5. If the subject property is not
adj acent to an open, improved right-Of-way,
then the frontage of the subject property on
any publ ic access easements or tracts which
serve the subject property and adjacent
unopened and/or unimproved rights-of-way.
450. Lot A parcel of land having fixed boundaries
described by reference to a recorded plat; by
reference to metes and bounds; or by
reference to section, township and range.
455. Low Density Use - A detached dwelling unit on
a subj ect property that contains at least
7,200 square feet.
460. Low Densitv Zone - The following zones: SE,
RS 35.0, RS 15.0, RS 9.6, RS 7.2 and
comparable zones in other jurisdictions.
465. Maior stream Any stream, and the
tributaries to any stream, which contains or
supports, or under normal circumstances
contains or supports a local or migratory
fish popUlation.
467. Manufactured Homes A factory built
structure transpc;>rtable in one or more
sections which lS built on a permanent
chassis and designed to be a dwelling with or
without a permanent foundation when connected
to required utilities. A manufactured home
shall be built to comply with the National
Manufactured Home Construction and Safety
Standards Act of 1974 (regulations effective
June 15, 1976).
3 - II
"
470. MarQUee Sian - Any sign which forms part of,
or is integrated into, a marquee, canopy or
awning and which does not extend horizontally
beyond the limits of such marquee, canopy or
awning.
475. Maximum Lot coveraqe - The maximum percentage
of the surface of the sUbject property that
may be covered with materials which will not
allow for the percolation of water into the
underlying soils. See Chapter 115 for
further details
480. Medium Densitv Use - Detached, attached or
stacked dwelling units on a subject property
which contains at least 3,600 square feet of
lot area per dwelling unit but not more than
7,199 square feet of lot area per dwelling
unit.
485. Medium Densitv Zones - The following zones:
RS 5.0 RM 3.6 and comparable zones in other
jurisdictions.
490. Mean Sea Level - The level of puget Sound at
zero tide as established by the US Army Corps
of Engineers.
500. Minor Stream - Any stream that does not meet
the definition of major stream.
505 Monument Siqn - A ground mounted sign which
is attached to the ground by means of a wide
base of solid appearance and which complies
with the standards of Plate 3.
510. Mooraqe Facility A pier, dock, buoy or
other structure providing docking or moorage
space for waterborne pleasure craft.
512. Multi-Use Comolex - All of the following: a
group of separate buildings operating under a
common name or management; or a single
building containing multiple uses where there
are specific exterior entranceways for
individual uses; or a group of uses on
separate but adjoining properties that
request treatment as a mUlti-use complex.
515. Natural Features - Physical characteristics
of the subj ect property that are not man-
made.
3 - 12
520. Natural Materials - Materials chemically un-
altered from their natural state.
525. Noise - The intensity, duration and character
of sound from any and all sources.
530. Non-Conformance - Any use, structure, lot,
condition, activity or any other feature or
element of private property or the use or
utilization of private property that does not
conform to any of the provisions of this Code
or that was not approved by the city through
the appropriate decision-making process
required under this Code.
535. Non-Livinq Ground Cover Gravel, chipped
bark or similar non-polluting material
through which water can freely percolate to
the soil beneath.
540. Nursinq Home - See "Convalescent Center".
545. Occupant - A person that legally occupies a
structure or property.
550. Odor
nerves.
Stimulus affecting the olfactory
555. Off-site Directional Siqn A sign which
gives directions to a business or to
merchandise, service, real estate, goods or
entertainment which are sold, produced or
furnished at a place within the city other
than the property on which the sign is
located.
560. Office Use - A place of emplOYment providing
services other than production, distribution,
sale or repair of goods or commodities. The
following is a nonexclusive list of office
uses: medical, dental or other health care;
veterinary, accounting, legal, architectural,
engineering, consulting or other similar
professional services; management,
administrative, secretarial, marketing,
advertising, personnel or other similar
personnel services; sales offices where no
inventories or goods are available on the
premises; real estate, insurance, travel
agent, loan companies, brokerage or other
similar services. The following uses are
specifically excluded from the definition of
3 - 13
office: banks, savings and loan companies,
and similar financial institutions.
565. Office Zones - The following zones: PO.
575. Official Notification Boards of the Citv -
The bulletin boards in the public areas of
city Hall and other public locations as
designated by city Council.
580. On-Site Hazardous Waste Treatment and Storaae
Facilities - Facilities which treat and store
hazardous wastes generated on the same lot or
geographipally contiguous or bordering
property. Travel between two properties
divided by a public right-of-way, and owned,
operated or controlled by the same person,
shall be considered on-site travel if: (a)
the travel crosses the right-of-way at a
perpendicular intersection or, (b) the right-
of-way is controlled by the property owner
and is inaccessible to the public (see WAC
l73-303-040(39)).
585. ODen Space - Land not covered by buildings,
roadways, parking areas or other surfaces
through which water can not percolate into
the underlying soils.
590. Ordinary Hiqh Watermark - On lakes, streams
and tidal waters, that mark that will be
found by examining the bed, banks or shore
and ascertaining where the presence and
action of waters are so common and usual, and
so long continued in ordinary years, as to
mark upon the soil or land a character
distinct from that of the abutting uplands;
provided that any tidal area where the
ordinary high water mark cannot be found
based on the previous text of this
definition, the ordinary high water mark
shall be the line of mean high tide.
595. Outdoor - Not contained within a building.
600. Outdoor Storaae Any material or item,
(including vehicles) being stored for or
awaiting sale, lease, processing or repair
and not enclosed within a building.
605. Owner - In reference to real property, the
person or persons holding fee title to the
property as well as the purchaser or
3 - l4
purchasers under any real estate contract
involving the real property.
610. Parkinq Area - Any area designed and/or used
for parking vehicles.
615. Parkinq Soace - An area which is improved,
maintained and used for the sole purpose of
temporarily accommodating a motor vehicle
that is not in use.
620. Pedestal Siqn - A ground mounted sign which
conforms to the standards of Plate 2.
625. Person Any individual, partnership,
association, corporation, unit of government
or any other legal entity.
630.
Planninq Department
Planning and Community
Department of Community
case may be, of the city
The Department
Development or
Development, as
of Federal Way.
of
the
the
635. Planninq Director - The Director or acting
Director of the Planning Department.
640. Planninq Official The Director of the
Planning Department or his/her designee.
650. Political Sign A sign advertising a
candidate for pUblic office, a political
party or a particular voting preference.
655. Portable Outdoor Sign - An outdoor sign that
is not permanently attached to the ground or
a structure.
660. primarv Vehicular Access - The maj or street
from which the majority of vehicles enter the
SUbject property.
665. Private Advertisinq Siqn - A sign announcing
a temporary event, use or condition of
personal concern to the sign user such as,
but not limited to, "garage sale" or "lost
dog" .
680. Private Club An association of persons
organized for some common purpose, but not
including groups organized primarily to sell
merchandise or render a service which is
customarily carried on as a business.
3 - 15
675. Private Notice siqn - A sign announcing a re-
striction or warning regarding the subj ect
property, such as but not limited to "no
trespassing" or "beware of dog".
680. Private Traffic Direction Siqn - A sign on
private property which provides information
for vehicular movement while on that
property.
685. proiectinq Siqn - A sign, other than a wall
mounted or marquee sign, which is attached to
and proj ects from a structure or building
face.
690. Prooerty Line - Those lines enClosing the
sUbject property and those lines defining a
recorded vehicular access easement or tract.
The following are categories of property
lines:
a. The front property line is any property
line that is adjacent to a right-of-way
which is more than 21 feet in width,
excluding Interstate 5. If the subj ect
property is adj acent to more than one
right-of-way which is more than 21 feet
in width, the applicant shall designate
which of the said adjacent property lines
is the front property line and the
remainder of said adjacent property lines
will be considered as either a rear
property line or side property line,
based on the definition in this section.
If the sUbject property is not adjacent
to a right-of-way which is more than 21
feet in width, then the front property
line is the property line adjacent or
principally oriented to the street
providing primary vehicular access to the
subj ect property, as determined by the
planning Official.
b.
The rear property line is
line that is farthest
essentially parallel to,
property line.
c. The side property line is any property
line other than a front property line or
a rear property line.
any property
from, and
the front
695. Public Park - A natural or landscaped area,
provided by a unit of government, to meet the
3 - 16
active or passive recreational needs of
people.
700. Public Works Director - The Director of the
Department of Public Works of the city.
705. Public utilitv - The facilities of a private
business organization such as a public
service corporation, or a governmental agency
performing some pUblic service and subject to
special governmental regulations, the
services which are paid for directly by the
recipients thereof. Such services shall
include but are not limited to: water
supply, electric power, telephone,
cablevision, natural gas and transportation
for persons and freight. The term also
incl udes broadcast towers, antennas and
related facilities operated on a commercial
basis.
710. Real Estate. Off Site Siqn A readily
removable sign announcing the proposed sale
or rental of property other than the property
upon which the sign is located and providing
directions to the subject property.
725. Real Estate. On Site Siqn - A sign announcing
the sale or rental of the property upon which
the sign is located.
720. Requlated Lakes - The fOllowing wetlands as
shown in the King County Wetlands Inventory
Notebooks, Volume 3 South:
a. Lower puget Sound 6, 7, 12, l5, 16 and
17.
b. Hylebos 2, 11, 13 and 16.
722. Requlated Slooes - Any Class III Landslide
Hazard Area, Class III Seismic Hazard Area
and Erosion Hazard Area as shown on the
Environmentally Sensitive Areas Map in the
Comprehensive Plan and any area with an
average slope which equals or exceeds 40%.
725. Requlated Wetlands - Each of the following:
a.
Each Class
and Class
shown in
Inventory
I (unique/outstanding) Wetland
II (significant) Wetland as
the King County Wetlands
Notebook, Volume 3 South,
3 - 17
except the following areas as shown
therein:
1) Lower puget Sound Beach;
2) Lower puget Sound 1 and 51; and
,.
3) areas defined as a regulated lake.
b. Any wetland, whether or not mapped, that
meets, or is functionally related to a
wetland that meets, one or more of the
following criteria:
l)
Serves significant
functions.
biological
2)
Serves significant drainage
sedimentation functions.
and
3) Shields other areas from wave
action, erosion or storm damage.
4) Serves as valuable storage area for
storm and flood waters.
5) Is a prime natural recharge area.
6)
Serves significant
purification functions.
water
Although a site specific wetland may not meet
the criteria described above, it will be
considered a regulated wetland if it is
functionally related to another wetland that
meets the criteria.
730. Reauired Yards - The areas adjacent to and
interior from the property lines and high
watermark of a lot. If two or more required
yards are coincidental, the area will be
considered the required yard with the greater
dimension. Required yards are categorized as
follows:
a. Front: That portion of a lot adjacent to
and parallel with the front property
lines and at a distance therefrom equal
to the required front yard depth.
b. Rear: That portion of a lot adjacent to
and parallel with the rear property line
and at a distance therefrom equal to the
required rear yard depth.
3 - 18
c.
High Waterline Yard:
lot adjacent to and
high watermark and at
therefrom established
That portion of a
parallel with the
a distance landward
in this Code.
d. Side: That portion of a lot adjacent to
and parallel with each side property line
and at a distance therefrom equal to the
required side yard depth. All required
yards not otherwise categorized shall be
designated side yards.
735. Residential Use - Developments and occupancy
in which persons sleep and prepare food,
other than developments used for transient
occupancy.
740. Residential Zone - The following zones: SE,
RS 35.0, RS 15.0, RS 9.6, RS 7.2, RS 5.0, RM
3.6, RM 2.4, RM 1.8 and comparable zones in
other jurisdictions.
745. Restaurant or Tavern Commercial use
(excluding fast food restaurants) which sells
prepared food or beverages and generally for
consumption on the premises.
750. Retail Establishment A commercial
enterprise which provides goods and/or
services directly to the consumer, where such
goods are available for immediate purchase
and removal from the premises by the
purchaser.
760. Riqht-of-Wav - Land dedicated or conveyed to
the public or a unit of government, the
primary purpose of which is the movement of
vehicles and/or pedestrians and providing for
access to adj acent parcels, wi th the
secondary purpose of providing space for
utility lines and appurtenances and other
devices and facilities benefiting the public.
765. Riqht-of-Wav Realiqnment - The changing of
the horizontal position of the improvements
in a right-of-way.
770. Roofline - The line formed by the outside of
the gable of the roof, or if the roof is flat
or mansard, the top of the roof or mansard.
775. Runoff - The overland or subsurface flow of
water.
3 - 19
780. Schools - Institutions of learning, excluding
those offering post secondary education,
offering instruction in the several branches
of learning and study required by the Basic
Education Code of the state of Washington to
be taught in pUblic, private and parochial
schools.
785. SEPA - The State Environmental Policy Act -
R.C.W. Chapter 4l.23C.
790. Shared Access Points A common point of
vehicle access from a street to more than one
lot or use.
800. siqn - Any communication device, structure or
fixture using graphics, letters, figures,
sYmbols, trademarks and/or written copy,
which is intended to do either or both of the
following: a. To identify a building, use,
business or event. b. To promote the sale
or recognition of a product, business, use,
service or goods. Painted wall designs or
patterns which do not represent a product,
service or registered trademark, and which do
not identify the user, are not considered
signs. If a painted wall design or pattern
is combined with a sign, only that part of
the design or pattern which cannot be
distinguished from the sign will be con-
sidered as part of the sign.
805. sign Area - The entire area of a sign on
which graphics, letters, figures, sYmbols,
trademarks and/or written copy is to be
placed, excluding sign structure, architec-
tural embellishments and framework. sign
area is calculated by measuring the perimeter
enclosing the extreme limits of the module or
sign field containing the graphics, letters,
figures, symbols, trademarks and/or written
copy; provided, however, that individual
letters, numbers or sYmbols using a canopy,
awning or wall as the background, wi thout
added decoration or change in the canopy,
awning or wall color, have sign area
calculated by measuring the perimeter
enclosing each letter, number or SYmbol and
totalling the square footage of these.
810. Siqn Field. - The background upon which the
graphics, letters, figures, sYmbols,
3 - 20
trademark or written copy of a sign are
placed.
815. siqnificant Natural Veqetation Any area
containing a concentration of significant
trees; any area of significant biological
importance; and any area containing dense,
mature, native vegetation.
820. Siqnificant Trees - Any evergreen tree 25
inches in circumference or greater and any
deciduous tree, other than red alder and
cottonwood trees, 37 inches in circumference
or greater, each measured one foot above the
root crown.
825. silt or Sediment The soil particles
mobilized and deposited by the processes of
erosion and deposition.
830. sinqle Use Buildinq
contains one use.
A building which
835.
Small Animals Dogs,
exotic animals (snakes,
pigs, etc.), and foxes,
small wild animals.
cats, birds, small
gerbils, mice, guinea
bob cats and similar
855.
Storm Drainaqe - The movement of water,
to precipitation, either surficially
sUbsurficially.
due
or
860. Story - The area or a structure between the
floor and the horizontal supporting members
of the ceiling directly above that floor. If
a floor is, on average, at least 3 feet below
finished grade, the area between that floor
and the ceiling directly above is not a
story.
865. Stream - A course or route, formed by nature,
including those modified by man, and
generally consisting of a channel with a bed,
banks or sides throughout sUbstantially all
its length, along which surface waters
naturally and normally flow in draining from
higher to lower elevations.
870. Street - Both of the following: a. A public
right-of-way. b. A vehicular access
easement or tract.
875. street providinq Direct Vehicle Access - The
street from which a vehicle can enter the
3 - 21
subject property without traversing another
street or piece of property. In the case of
a mUlti-use complex, the street providing
direct vehicular access is the exterior
street that borders the complex and not an
internal street surrounded by the complex.
880. structure Anything which is built or
constructed, an edifice or building of any
kind or any piece of work artificially
built-up or composed of parts joined together
in some definite manner.
885. structural Alterations - Any change in the
supporting member of a building or structure.
890. subiect Property - The entire lot or parcel,
or series of lots or parcels, on which a
development, activity or use is or will
locate or on which any activity or condition
regulated by or subj ect to this Code is or
will occur or take place.
895. Temoorary commercial Siqn - A sign associated
with a business, which is painted on a window
or constructed of cloth, paper or similar
flexible materials, is readily removable,
and displays a temporary commercial message,
but excluding a real estate, on-site sign or
real estate, off-site sign.
900. Topsoil The uppermost strata of soil
containing a large percentage of organic
materials and which is capable of providing
suitable nourishment for vegetation.
905. Traffic Control Devices Signs, signals,
stripes and other mechanical or graphic items
which control the flow, direction or speed of
vehicular and pedestrian traffic.
910. Under Marauee Siqn - A sign which is attached
to and suspended from a marquee or canopy and
which does not extend beyond the marquee or
canopy.
925.
Use - The
place on
structures
under the
through 70
nature of the activities taking
private property or within
thereon. Each separate listing
"Use" column in the Chapters 15
of this Code is a separate use.
3 - 22
r-
935. Vehicle Service Station - A commercial use
supplying petroleum products that are for im-
mediate use in a vehicle.
940. Vehicle Storaqe Area - An outside area which
is used for the storage and/or display of
operational vehicles.
945. Vehicular Access Easement or Tract
privately owned land used and legally
commi tted, through easements, plat
restrictions or similar mechanisms, to
providing access for vehicles and pedestrians
to properties other than the property within
the tract or easement. It may also provide
space for utility lines and appurtenances and
other devices and facilities benefiting
nearby properties or the public.
950. Wall Mounted siqn - A sign attached to and
extending not more than eighteen (18) inches
from the facade or face of a building or a
mensard roof with the exposed face of the
sign parallel to the facade or face of the
building or mensard roof.
955. Waterward - Toward the body of water.
960. Well Head - The top of the shaft of a well or
similar water extraction facility from which
potable water is extracted.
965. Wetland - Those areas that are inundated or
saturated by surface or groundwater at a fre-
quency and duration sufficient to support,
and that under normal circumstances do
support, a prevalence of vegetation typically
adapted for life in saturated soils
conditions. Wetlands generally include
swamps, marshes, bogs and similar areas.
970. Wholesale Trade - A commercial establishment
which sells to retail establishments.
975. Zones - Use zones as described in Chapters 15
through 75 of this Code.
980. Zoninq Map - The series of maps adopted by
the City, and designated the official Zoning
Map of the City, showing the geographical
location of use zones within the municipal
boundaries.
3 - 23
CHAPTER 5 - LEGAL EFFECT/APPLICABILITY
5.05
5.10
5.15
5.17
5.20
5.25
5.30
5.35
5.40
5.45
50.50
5.05
5.l0
5.15
5.l7
5.20
5.25
User Guide
Time of Effect
Authority
Purpose
Map Incorporated
zoning Categories Adopted
Overlay Designations Adopted
Zoning Boundary Interpretation
Unzoned Property
Annexed Property
Permits Under the Uniform Building Code.
User Guide
This chapter contains a variety of information regarding
the effect and applicability of this Code and amendments
to this Code. It also contains information regarding the
Zoning Map, the symbols on that map and the boundaries on
that map.
Time of Effect
This Code, including amendments, applies to every
development, use, action or activity commenced or engaged
in after the effective date of this Code, or amendment.
Authority - This Code is adopted under the authority of
Article XI, section 11 of the Washington state Constitu-
tion and Chapter 35A.63 of the Revised Code of WaShing-
ton.
Purpose - The purpose of this Code is to provide for and
promote the health, safety and welfare of the general
public and not to create or otherwise establish or
designate any particular class or group of persons who
will or should be especially protected or benefitted by
the provisions of this Code.
MaD Incorporated The set of maps, as adopted and
amended from time to time, entitled City of Federal Way
Zoning Map and signed by the Mayor is hereby adopted as
part of this Code.
zoninq Cateqories Adooted - The city is divided into the
following zoning classifications with the abbreviations
shown:
5 - 1
5.35
Zoninq cateqory
Symbol
1. Suburban Estate Zones
SE
2. Single Family Residential
Zones
RS (followed by a desig-
nation indicating minimum
lot size per dwelling
unit)
RM (followed by a desig-
nation indicating minimum
lot size per dwelling
unit)
PO
3. Multi Family Residential
Zones
4. Professional Office Zones
5. Neighborhood Business Zones BN
6. Community Business Zones BC
7. City Center Zone CC
8. Office Park Zone OP
9. Manufacturing Park Zone MP
10. Planned Areas
PA (followed by a desig-
nation indicating which
Planned Area)
Zoninq Boundarv Interpretation
1. Followinq Property Lines - Where a zone boundary is
indicated as approximately following a property
line, the property line is the zone boundary.
2. Followinq streets - Where a zone boundary is indi-
cated as following a street, the mid point of the
street is the zone boundary.
3. Other Cases - Where a zone boundary is not indicated
to follow a property line or street, the boundary
I ine is as drawn, based on the scale shown on the
Zoning Map.
4. Puqet Sound - Where a zone abuts upon or extends
into puget Sound, the zone boundary extends into
puget Sound to the full limit and territorial extent
of the police power, jurisdiction and control of the
city of Federal Way.
5. Classification of Vacated Riqhts-of-Wav - Where a
right-of-way is vacated, the area comprising the
vacated right-of-way will acquire the zone
classification of the property to which it reverts.
5 - 2
r"
,
5.40
5.45
Unzoned Prooerty
Any property within the city of Federal Way which, for
any reason, does not have a zone classification on the
zoning map will be construed to be within the SE zone.
Annexed Prooertv
Whenever, prior to annexation, a proposed extended Com-
prehensive Plan and zoning regulations and/or map have
been prepared and adopted by the city pursuant to RCW
35A.14.330, as adopted and amended from time to time,
that plan and zone regulation and/or map will, upon the
effective date of annexation, be deemed to amend this
Code to the extent set forth in the annexation
ordinance. Any other property or area which may,
because of annexation, become a part of the city, will
be zoned Suburban Estate unless a different zoning
designation is established on an interim basis as part
of the annexation ordinance.
5.50 Permits Under the Uniform Buildinq Code
Nothing in this Code prohibits or precludes the
applicant from SUbmitting an application for any permit
or approval under the Uniform Building Code prior to
applying for or Obtaining any necessary permit or
approval under this Code
5 - 3
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CHAPTER 70 - PLANNED AREA ZONES
(RESERVED)
70 - 1
CHAPTER 80 - ENVIRONMENTALLY SENSITIVE AREAS
80.05
80.10
80.15
80.20
80.25
80.30
80.35
80.40
80.45
80.50
80.55
80.60
80.65
80.70
80.75
80.80
80.85
80.90
80.95
80.100
80.105
80.110
80.115
80.120
80.125
80.130
80.135
80.140
80.145
80.150
80.155
80.160
80.05
User Guide
Purpose
General
Jurisdiction
other Authority and Jurisdiction
Administration
Reasonable Use of the sUbject Property
Appeals of Determination Made Under This Chapter
Bonds
Dedication
Liability
General site Design Requirements for the sUbject
property.
Regulated Slopes - Development Limited
Well Heads
Streams - General
Streams - Relocation
Streams - Bulkheads
Streams - Culverts
Streams - Removal of Streams from Culverts
Streams - Rehabilitation
Streams - Intrusion Into Setbacks
Streams - Additional Requirements for Land Surface
Regulated Lakes - General
Regulated Lakes - Setback Areas
Regulated Lakes Activities and Improvements
Waterward of the Ordinary High Watermark
Regulated Lakes Activities and Improvements
Within the Required Setback Areas from Regulated
Lakes
Regulated Lakes - Rehabilitation
Regulated Lakes - Bulkheads
Regulated Wetlands - Determination of Wetland and
Regulated Wetland
Regulated Wetlands - Setback Areas
Regulated Wetlands - Structures, Improvements and
Land Surface Modification Within Regulated
Wetlands
Regulated Wetlands - Structures, Improvements and
Land Surface Modification within the Setback Areas
from Regulated Wetlands
User Guide.
This Chapter establishes specials regulations that
apply when specific features or environmental
characteristics are present on or near the subject
property. This Chapter is divided as follows:
80 - 1
80.10
80.15
1. Sections 10 through 60 of this Chapter
establish general provisions applicable
throughout this Chapter.
2. sections 65 of this Chapter apply to property
containing or near Class III Landslide Hazard
Areas, Class III Seismic Hazard Areas and
Erosion Hazard Areas as shown on the
Environmentally Sensitive Area Map in the
Comprehensive Plan and to any area with an
average slope equalling or exceeding 40%.
3 . Section 70 of this Chapter appl ies to areas
around well heads.
4. sections 75 through 110 of this Chapter apply
to areas in and around streams whether or not
presently in natural banks or a ditch or
culvert.
5. Sections 115 through 140 of this Chapter
apply to areas in and around regulated lakes.
6.
sections
apply to
wetlands.
of this Chapter
around regulated
145 through
areas in
end
and
Purpose.
The purpose of this Chapter is to protect the
environment, human life and property from harm and
degradation. This is to be achieved by precluding
or limiting development in areas where development
poses serious or special hazards; by preserving
and protecting the quality of drinking water; and
by preserving important ecological areas such as
steep slopes, streams, lakes and wetlands. The
public purposes to be achieved by this Chapter
include protection of water quality, ground water
recharge, shoreline stabilization, stream flow
maintenance, stability of slope areas, wildlife
and fisheries habitat maintenance, protection of
human life and property and maintenance of natural
storm water storage systems.
General.
The provisions of this Chapter apply throughout
the City and must be complied with regardless of
any other conflicting provisions of this Code.
The provisions of this Code that do not conflict
with the provisions of this Chapter apply to the
subject property.
80 - 2
80.20
80.25
80.30
Jurisdiction.
This Chapter appl ies to the subj ect property if
it -
1. contains or is within 25 feet of a regulated
slope:
2. contains or is within 100 feet of a well
head:
3. Contains or is within 100 feet of the top of
any bank of a major stream:
4. contains or is within 50 feet of the top of
any bank of a minor stream:
5. contains or is within 25 feet of any
regulated lake: or
6. Contains or is within 100 feet of the edge of
any wetland.
other Authoritv and Jurisdiction.
Nothing in this Chapter in any way limits, or may
be construed to limit, the authority of the City
under any other applicable law, nor in any way
decreases the responsibility of the applicant to
comply with all other applicable local, state and
federal laws and regulations.
Administration.
1. General - Except as otherwise established in
this Chapter, this Chapter will be
implemented and enforced as part of the
city's review of any development activity on
the subj ect property. If the development
activity requires approval through Processes
I, II or III, the provisions of this Chapter
will be implemented as part of these
Processes. If the development activity does
not require approval through Processes I, II
or III, the provisions of this Chapter will
be implemented through site plan review under
Chapter 175 of this Code.
2. Mans Adonted - The City hereby adopts the
King ...county Wetlands Inventory Notebook,
Volume 3 South to show the locations of
regulated lakes and certain regulated
wetlands in the city.
80 - 3
80.35
3. Information The determinations regarding
whether the sUbject property is regulated
under this Chapter, as well as the extent and
nature of the regulations that will apply to
the subject property, will be determined
based on environmental information and
mapping possessed by the city as well as
other information and mapping provided by or
through the applicant. The city may require
the applicant, at the applicant's expense, to
provide any information, mapping, studies,
materials, inspections or reviews that are
reasonably necessary to implement this
Chapter and to require that such information,
studies, mapping, materials, inspections and
reviews be provided or performed by a
qualified professional acceptable to the
city. other provisions of this Chapter
detail other information and inspections that
may be required in some instances.
Reasonable Use of the Sub;ect Pronertv.
1. General The provisions of this section
establish a mechanism whereby the provisions
of this Chapter may be modified or waived on
a case by case basis if their implementation
would result in the applicant being unable to
use any of the subject property for any
reasonable use.
2. Procedure - An applicant may apply for a
modification or waiver of the provisions of
this Chapter using Process III.
3. criteria The City may approve a
modification or waiver of the requirements of
this Chapter on a case by case basis based on
the following criteria:
a. The application of the provisions of
this Chapter eliminates any profitable
use of the subject property.
b. It is solely the implementation of this
Chapter, and not other factors, which
precludes profitable use of the sUbject
property.
c. The applicant has in no way created or
exacerbated the condition which forms
the limitation on the use of the subject
80 - 4
80.40
80.45
80.50
80.55
property, nor in any way contributed to
such limitation.
d. The knowledge of the applicant of
limitations on the sUbject property when
he/she acquired the SUbject property.
e. The waiver or modification will not lead
to, create nor significantly increase
the risk of injury or death to any
person or damage to improvements on or
off the SUbject property.
4. Limitations. Conditions and Restrictions - If
the City grants a request under this section,
it shall grant the minimum necessary to
provide the applicant with some reasonable,
profitable use of the subject property,
considering the factors described in
paragraph 3.a of this Section. The city may
impose any limitations, conditions and
restrictions it considers appropriate to
reduce or eliminate any undesirable effects
or adverse impacts of granting a request
under this section.
ADDeals of Determination Made Under This Chaoter.
Any determination made by the Planning Official
under this Chapter may be appealed using the
procedures established for appeals of
interpretations under Chapter 175 of this Code.
Bonds.
The city may require a bond under Chapter 180 of
this Code to insure compliance with any aspect of
this Chapter.
Dedication.
The city may require the applicant to dedicate
development rights or an open space easement to
city to insure protection of steep slopes, wells,
streams, regulated lakes and regulated wetlands and
other areas within the jurisdiction of this
Chapter.
Liabilitv.
Prior to issuance of any building permit or other
permit by the Building Official, the applicant may
be required to enter into an agreement with the
Ci ty , in a form acceptable to the City Attorney,
80 - 5
80.60
releasing and indemnifying the city from and for
any damage or liability resulting from any
development activity on the sUbject property which
is related to the physical condition of the steep
slope, stream, regulated lake or regulated wetland.
This agreement shall be recorded in King County, at
the applicant's expense, and shall run with the
property.
The city may also require the applicant to obtain
insurance coverage for damage to City or private
property and/or city liability related to any such
development activity.
General Site Desiqn Reauirements for the Sub;ect
Prooertv.
1. General The applicant shall locate all
improvements on subj ect property to minimize
adverse impacts in steep slopes, wells,
streams, regulated lakes and regulated
wetlands.
2. Phvsical Barriers The applicant shall
install a berm, curb or other physical barrier
during construction and, if necessary,
following completion of development of the
subj ect property, to prevent direct run-off
and erosion from any disturbed area onto or
into a steep slope, any area within 100 feet
of a well head, a stream, a regulated lake or
a regulated wetland.
3. Vehicle Circulation Areas The applicant
shall locate all parking and vehicle
circulation areas as far as possible from any
steep slope, well head, stream, regulated lake
and regulated wetland.
4. The City may limit development activities
which involve any land surface modification to
specific months of the year and to a maximum
number of continuous days or hours in order to
minimize adverse impacts.
5. The ci ty may require other construction
techniques, conditions and restrictions on
development in order to minimize adverse
impacts on steep slopes, wells, streams,
regulated lakes or regulated wetlands.
80 - 6
80.65
Requlated SloDes - DeveloDment Limited.
This Section regulates development activities and
land surface modifications on or within 25 feet of
a regulated slope.
1. General Development activities or land
surface modifications may not occur on or
within 25 feet of a regulated slope unless no
reasonable al ternati ve exists and then only
if the development activity or land surface
modification will not lead to or create any
increased slide, seismic or erosion hazard.
2. Reauired Information - Before approving any
development activity or land surface
modification under this section, the city may
require the applicant to submit the following
information:
a. A soils report prepared by a qualified
professional engineer licensed in the
state of Washington which describes how
the proposed development will impact
each of the following on the sUbject
property and nearby properties:
1) Slope stability, landslide hazard
and sloughing.
2) Seismic hazards.
3) Ground water.
4) Seeps, springs and other surface
waters.
5) Existing vegetation.
b. Recommended foundation design and
optimal location for roadways
improvements.
c. Recommended methods for mitigating
identified impacts and a description of
how these mitigating measures may impact
adjacent properties.
d.
Any other information
determines is reasonable
evaluate the proposal.
the city
necessary to
3. If the city approves any development activity
or land surface modification under this
80 - 7
80.70
80.75
section it
conditions,
of approval:
a. That the recommendations of the soils
report be followed.
may, amongst other appropriate
impose the following conditions
b. That the applicant pay for the services
of qualified professional engineer
selected and retained by the city to
review the soils report and other
relevant information.
c. That a qualified professional engineer
be present on site during all land
surface modification activities.
d. That trees, shrubs and ground cover be
retained except where necessary for
approved development activities on the
subject property.
e. That additional vegetation be planted in
disturbed areas.
Well Heads.
Any well constructed after March 1, 1990 must
comply with the siting criteria of W.A.C. Chapter
173 160, as now existing or as hereafter
amended. Any improvement or use on the subj ect
property erected or engaged in after March 1, 1990
must comply with the requirements in W.A.C.
Chapter 173 - 160, as now existing or as hereafter
amended, regarding separation of wells from
sources of pollution.
streams - General.
1. Setbacks - No land surface modification or
improvement may take place or be located in a
stream or within the following setback areas
except as allowed within this Chapter:
a. The setback area for a major stream
includes all areas within 100 feet
outward from the top of each bank of a
major stream.
b. The setback area for a minor stream
includes all areas within 50 feet
outward from the top of each bank of a
minor stream.
80 - 8
80.80
2. Exceptions - The setback areas established by
this Section do not apply to any segment of a
stream that is presently within a culvert,
unless that stream will be taken out of the
culvert as part of development of the subject
property.
Streams - Relocation.
1. General Relocation of a stream on the
subject property is permitted subject to
all of the conditions and restrictions of
this section.
2. Reauired Process - A proposal to relocate
a stream will be reviewed and decided
upon using Process III of this Code.
3. Reauired Information - As part of any
request under this Section, the applicant
must submit a stream relocation plan,
prepared by a qualified professional
approved by the City, that shows the
following:
a. The creation of a natural meander
pattern.
b. The formation of gentle side slopes,
at least 2 feet horizontally to one
foot vertically, and the
installation of erosion control
features for stream side slopes.
c. The creation of a narrow subchannel,
where feasible, against the south or
west bank.
d. The utilization of natural
materials, wherever possible.
e.
The use
associated
primarily
vegetation.
of vegetation
with streams,
native
normally
including
riparian
f. The creation of spawning and nesting
areas, wherever appropriate.
g. The re-establishment of the fish
population, wherever feasible.
80 - 9
80.85
h. The restoration of water flow
characteristics compatible with fish
habitat areas, wherever feasible.
i. The filling and revegetation of the
prior channel.
j. A proposed Phasing Plan specifying
time of year for all project phases.
4. criteria - The city will allow a stream
to be relocated only if water quality,
habitat and storm water retention
capability of the streams will be
significantly improved by the relocation.
convenience to the applicant in order to
facilitate general site design may not be
considered.
5. Insnections Prior to diverting water
into the new channel, a qualified
professional approved by the city shall
inspect the new channel following its
completion and issue a written report to
the Planning Official stating that the
channel complies with the requirements of
this section.
6. Flow Characteristics - The amount of flow
and velocity of the stream may not be
increased or decreased as the stream
enters or leaves the subject property.
streams - Bulkheads.
1. General - A bulkhead may not be located in or
along a stream except as established in this
Section.
2. Required Permit - A request for a bulkhead in
or along the stream will be reviewed and
decided upon using Process I.
3. criteria - A request to locate a bulkhead in
or along the stream will only be granted if
the bulkhead is needed to prevent significant
erosion and the use of vegetation will not
sufficiently stabilize the bank to prevent
this erosion.
4. oesian Characteristics The bulkhead, if
permitted, must be designed to minimize the
transmittal of water current to other
properties. Changes in the horizontal or
80 - 10
80.90
80.95
vertical configuration of the land in or
around the stream must be kept to a minimum.
streams - culverts
1. General - Culverts are permitted in streams
only if approved under this Section.
2. Reauired permi t - The Ci ty will review and
decide upon applications under this Code using
Process I.
3. Criteria - The city will allow a stream to be
put in a culvert only if-
a. No significant habitat area will be
destroyed; and
b. It is necessary for some reasonable use
of the subject property. convenience to
the applicant in order to facilitate
general site design will not be
considered. The applicant must
demonstrate, by submitting alternative
site plans showing the stream in an open
condition, that no other reasonable site
design exists.
4. Desiqn and Construction - The culvert must be
designed and installed to allow passage of
fish inhabiting or using the stream. The
culvert must be large enough to accommodate a
lOO-year storm.
5. Maintenance The applicant shall, at all
times, keep all culverts on the SUbject
property free of debris and sediment so as to
allow free passage of water and, if
applicable, fish. The City shall require a
bond under Chapter 180 of this Code to ensure
maintenance of the culvert approved under this
Section.
Streams - Removal of Streams from Culverts.
If development of the subject property requires
approval through Processes I, II or III of this
Code, the city may require the stream to be taken
out of the culvert and restored to a natural-like
configuration as part of the city's approval of
development of the subject property.
80 - 11
80.100
80.105
streams - Rehabilitation.
The Planning Official may permit or require the
applicant to rehabilitate or maintain a stream by
requiring the removal of detrimental materials such
as debris, sentiment and inappropriate vegetation
and by requiring the planting of native vegetation.
These actions may be permitted or required at any
time that a condition detrimental to water quality
or habitat exists.
streams - Intrusion Into Setbacks.
1. Essential Public Facilities and Utilities
The planning official may permit the placement
of an essential public facility or utility in
a setback from a stream if he/she determines
that the line or improvement must traverse the
setback area because no feasible alternative
location exists based on an analysis of
technology and system efficiency. The
specific location and extent of the intrusion
into the setback area must constitute the
minimum necessary encroachment to meet the
requirements of the public facility or
utility.
2 . Minor Imnrovements - Minor improvements such
as foot bridges crossing the stream, walkways
and benches may be located within the setback
area if approved through Process I based on
the following criteria:
a. It will not adversely affect water
quality.
b. It will not destroy nor damage a
significant habitat area.
c. It will not adversely affect drainage or
storm water retention capabilities.
d. It will not lend to unstable earth
conditions nor create erosion hazards.
e. It will not be materially detrimental to
any other property nor to the city as a
whole, including the loss of significant
open space or scenic vista.
3. other Intrusions - Other than as specified in
paragraphs 1 and 2 of -this Section, the City
may approve any request to locate an
improvement or engage in land surface
80 - 12
80.110
80.115
modification within stream setback areas only
through Process II, based on the following
criteria:
a. It will not adversely affect water
quality.
b. It will not destroy nor damage a
significant habitat area.
c. It will not adversely affect drainage or
storm water retention capabilities.
d. It will not lend to unstable earth
conditions nor create erosion hazards.
e. It will not be materially detrimental to
any other property in the area of the
subj ect property nor to the ci ty as a
whole, including the loss of significant
open space or scenic vista.
f. It is necessary for reasonable
development of the subject property.
streams - Additional Reauirements For Land Surface
Modification.
If any land surface modification is
within the stream or stream setback
applicant shall comply with the
additional requirements:
1. All fill material used must be nondisolving
and nondecomposing. The fill material must
not contain organic or inorganic material that
would be detrimental to water quality or the
existing habitat.
pernd tted
area, the
following
2. The applicant may deposit dredge spoils on the
subject property only if part of an approved
development on the subject property.
3. The applicant shall stabilize all areas left
exposed after land surface modification with
native vegetation normally associated with the
stream or setback area.
Reaulated Lakes - General.
No structure, improvement nor land surface
modification may be constructed or take place
within regulated lakes or within setback areas from
regulated lakes except as allowed in this Chapter.
80 - 13
80.120
80.125
80.130
Requlated Lakes - Setback Areas.
All areas landward 25' in every direction from the
ordinary high watermark of a regulated lake is
within the setback area from a regulated lake.
Requlated Lakes
Waterward of the
Activities and Imorovements
Ordinary Hiqh Watermark.
This section regulates structures, improvements and
activities waterward of the ordinary high watermark
of regulated lakes.
1. Dredqinq and Fillinq - Except as permitted in
conjunction with activities regulated under
Sections 155 and 160 of this Chapter, dredging
and filling waterward of the ordinary high
watermark of a regulated lake is prohibited.
2. Structures and Improvements Except as
permitted in conjunction with activities
regulated under sections 155 and 160 of this
Chapter, the only structures or improvements
that may be located waterward of the ordinary
high watermark of a regulated lake are moorage
structures. The city will review and decide
upon any proposal for a moorage structure
waterward of the ordinary high watermark using
Process I. The city may grant a request under
this Section if the moorage structure is
accessory to a dwelling unit or pUblic park on
the sUbject property and no significant
habitat area will be damaged by its
construction or use. A moorage structure, if
permitted, may not extend waterward further
than is reasonably necessary to function
properly, but in no event more than 200 feet
waterward of the ordinary high watermark.
Moorage structures may not be treated with
creosote, oil base or other toxic substances.
The top of the moorage structure may not be
more than 2 feet above the ordinary high
watermark.
Requlated Lakes Activities and Imorovements
Wi thin the Required Setback Areas from Requlated
Lakes.
No structure, improvement nor land surface
modification may be located or take place within
the setback area from a regulated lake except as
allowed in this Section.
80 - 14
1. Landscanina and Land Surface Modification -
Except as otherwise specifically permitted in
this Section, the setback area from a
regulated lake may not be covered with
impervious surface. The installation and
maintenance of landscaping normally associated
with residential or park use may take place
within the required setback area, provided
that no fertilizers, pesticides or other
chemicals or substances are applied within the
setback area that will degrade water quality
or hasten eutrophication of the lake. Land
surface modification beyond installation and
maintenance of landscaping normally associated
with residential or park use may only be
permitted within the setback area if approved
through Process I based on the following
criteria:
a. The proposed land surface modification is
necessary for the reasonable use of the
subject property.
b. The land surface modification will not
increase or decrease the size of the
regulated lake.
c. The land surface modification will not
change the points where any water enters
or leaves the SUbject property nor in any
way change drainage patterns to or from
adjacent properties.
d. The proposed land surface modification
will not be detrimental to water quality
or habitats in or around the lake.
2. Minor Structures and Imnrovements Minor
improvements such as walkways, benches,
platforms for storage of small boats and small
storage lockers for paddles, oars, life
preservers and similar boating equipment may
be located within the setback area if approved
by the Planning Official based on the
following criteria:
a. The minor improvement will not adversely
effect water quality.
b. The minor improvement will not destroy
nor damage a significant habitat area.
80 - 15
c. The minor improvement will not adversely
effect drainage or storm water retention
capabilities.
d.
The minor improvement
materially detrimental
property in the area
property nor to the
including the loss of
space or scenic vistas.
will not be
to any other
of the sUbject
City as whole,
significant open
3. Essential pUblic Facilities and Utilities -
The Planning Official may permit the placement
of an essential public facility or utility in
the setback area if he/she determines that the
line or improvement must traverse the setback
area because no feasible alternative location
exists based on an analysis of technology and
system efficiency. The specific location and
extent of the intrusion into the setback area
must constitute the minimum necessary
encroachment to the meet the requirements of
the public facility or utility.
4. Other Intrusions -
a. Where the properties immediately abutting
the subject property have dwelling units
which extend into the setback area, the
applicant may construct a dwelling unit
on the subject property that extends into
this setback area to the extent permitted
in paragraph 4.b of this Section.
b. Where paragraph 4.a of this section
applies, the dwelling unit on the sUbject
property may be no closer to the ordinary
high watermark of the regulated lake then
the average of the distance of the two
dwelling units on the properties
immediately abutting the subject
property. If one of the properties
immediately abutting the sUbject property
does not contain a dwelling unit or the
dwelling unit on that abutting property
is more than 25 feet from the ordinary
high watermark of the regulated lake, the
setback of the dwelling unit on that lot
will be presumed to be 25 feet for the
purposes of calculating the permissible
location for the dwelling unit on the
subject property under this section.
80 - 16
80.135
80.140
80.145
5. Reveqetation - The applicant shall stabilize
all areas left exposed after land surface
modification with appropriate vegetation.
Requlated Lakes - Rehabilitation.
The Planning Official may permit or require the
applicant to rehabilitate or maintain a regulated
lake by requiring the removal of detrimental
materials such as debris, sediment and
inappropriate vegetation and by requiring the
planting of native vegetation. These actions may
be permitted or required at any time that a
condition detrimental to water quality or habitat
exists.
Requlated Lakes - Bulkheads.
1. General - A bulkhead is permi tted within or
adjacent to a regulated lake subject to the
provisions of this Section.
2. Reauired Permit - The city will review and
decide upon an application under this section
using Process I.
3. criteria - The city may permit a bulkhead to
be constructed only if -
a. The bulkhead is needed to prevent
significant erosion: and
b. The use of vegetation will not
SUfficiently stabilize the shoreline to
prevent the significant erosion.
4. Desiqn Features A bulkhead may not be
located between a :-egulated lake and a
wetland. Changes ln the horizontal or
vertical configuration of the land must be
kept to a minimum. The bulkhead must be
designed to minimize the transmittal of waive
energy to other properties.
Requlated Wetlands - Determination of Wetland and
Requlated Wetland.
1. General - This Section contains procedures and
criteria for determining whether an area,
other than those areas defined as regulated
wetlands under Section 3.10.725.a of this
Code, is a regulated wetland under this Code.
80 - 17
80.150
2. Evaluation - The planning Official shall make
an initial evaluation based on information
provided or available to the city to
determine if the sUbject property contains or
is within 100 feet of any mapped or unmapped
wetland which may constitute a regulated
wetland under this Code.
a. An evaluation of the area in question
based on the definitions in this Code of
"Wetland" and "Regulated Wetland".
b. An overview of the methodology used to
conduct the study.
c. A description of the wetland, including a
map identifying the edge of the wetland
and plant communities and detailed
description of the method used to
identify the wetland edge.
d. The wetland classification (U.S. Fish and
wildlife Service "Classification of
Wetlands and Deep Water Habitats in the
U. S. "), as now existing or as hereafter
amended.
e. A list of observed plant and wildlife
species, using both scientific and common
names, and a description of their
relative abundance.
f.
A list of potential
species based on
observation.
or
or
animal
other
plant
signs
3. Determination - The Planning Official shall
use the information provided under paragraph 2
of this section to determine whether a
regulated wetland exists on or within 100 feet
of the property and, if so, the precise
boundaries of that regulated wetland.
Requlated Wetlands - Setback Areas.
The setback area from a regulated wetlands is all
land within 100 feet in every direction upland from
the edge of the regulated wetland.
80 - 18
80.155
80.160
Reaulated Wetlands - Structures. Imnrovements and
Land Surface Modification Within Reaulated
Wetlands.
1. General - No land surface modification may
take place and no structure or improvement may
be located in a regulated wetland except as
provided in this Section.
2. Public Park - The city may allow pedestrian
access through a regulated wetland in
conjunction with a public park. The access,
if approved, must be designed to the maximum
extent feasible to protect the wetland from
any adverse effects or impacts of the access
and to limit the access to the defined access
area.
3. Rehabilitation The planning Official may
permi t or require the appl icant to
rehabilitate and maintain a regulated wetland
by removing detrimental material such as
debris and inappropriate vegetation and by
requiring that native vegetation be planted.
These actions may be required at any time that
a condition detrimental to water quality or
habitat exists.
Reaulated Wetlands - Structures. Imnrovements and
Land Surface Modification Within the Setback Areas
from Reaulated Wetlands.
1. General - Except as allowed in this section,
no land surface modification may take place
and no structure or improvement may be located
within the setback area from a regulated
wetland.
2. Essential Public Facilities and utilitv - The
Planning Official may permit the placement of
an essential public facility or utility in a
setback area from a regulated wetland if
he/she determines that the line or improvement
must traverse the setback area because no
feasible or alternative location exists based
on an analysis of technology and system
efficiency. The specific location and extent
of the intrusion into the setback area must
constitute the minimum necessary encroachment
to meet the requirements of the public
facility or utility.
3 . Minor Imnrovements - Minor improvements such
as foot bridges, walkways and benches may be
80 - 19
located within the setback area from a
regulated wetland if approved through Process
I based on the following criteria:
a. It will not adversely affect water
quality.
b. It will not destroy nor damage a
significant habitat area.
c. It will not adversely affect drainage or
storm water retention capabilities.
d. It will not lend to unstable earth
conditions nor create erosion hazards.
e. It will not be materially detrimental to
any other property in the area of the
subj ect property nor to the city as a
whole, including the loss of significant
open space or scenic vista.
4. Modification other than as specified in
paragraphs 2 and 3 of this Section, the city
may approve any request to locate an
improvement or engage in land surface
modification within the setback area from a
regulated wetland through Process II, based on
the following criteria:
a. It will not adversely affect water
quality.
b. It will not destroy nor damage a
significant habitat area.
c. It will not adversely affect drainage or
storm water retention capabilities.
d. It will not lead to unstable earth
conditions nor create erosion hazards.
e. It will not be materially detrimental to
any other property in the area of the
subj ect property nor to the ci ty as a
whole, including the loss of significant
open space or scenic vista.
f. It is necessary for reasonable
development of the subject property.
80 - 20
5. Revegetation - The applicant shall stabilize
all areas left exposed after land surface
modification with native vegetation normally
associated with the setback area.
80 - 21
CHAPTER 90 - LANDSCAPING
90.05
90.10
90.15
90.20
90.25
90.30
90.35
90.40
90.45
90.05
90.10
User Guide
Minimum Landscaping Requirements
Significant Trees
Supplemental Plantings
Buffering Standards
Plant Choice
Planting and Care
Bonds
Dedication
User Guide
Chapters 15 through 70 of this Code, containing the use
zone charts, assign a landscaping category to each use in
each zone. This category is either "A", "B", "C", "0",
or "E". This Chapter contains the specific requirements
of each category. If you do not know what landscaping
category applies to the subject property, you should
consul t the appropriate use zone chart. This Chapter
establishes certain minimum requirements for all uses.
It also establishes that, in some cases, a specified
buffer must be installed along certain property lines.
In addition to the requirements of this Chapter, other
similar requirements may be found in the following other
Chapters:
1.
Chapter 105 contains landscaping and screening
requirements for parking lots and related areas.
2.
various use zone charts, in Chapters 15 through 70
of this Code, establish additional or special
landscaping or buffering requirements for some uses
in some zones.
3.
Various sections in Chapter 115 contain requirements
related to the planting and removal of vegetation.
Minimum Landscaoinq Requirements
The applicant shall comply with the provisions specified
in the following chart (90-1). Certain requirements
apply to all uses. Other requirements, which pertain to
bUffering, may apply to the subject property, depending
on what permitted use exists on the adjoining property or
if no permitted use exists, depending on the zone in
which the adjoining property is_ located:
90 - 1
CHART 90-1
t.:;l:>-O Public park or low density Medium or high density Institutional or office use or CommerCial or Industrial use
zf-< residential or agricultural use residential use or It no It no permitted use exists on or It no permitted use exists
-rt:
~Ul or IT no permitted use exists permitted use eXIsts on the the adjoining property then on the adjoining property
lANDSCAPING ot>.. on the adjoining property adjoining property then a an office lone. then a commerCial or
.....0
CATEGORY Ort: then a low density lone. medium density or high Industrial lone.
<t>..
Q c::> density lone.
1.1 ust comply with section 15.
A
B Must comply with Sections Must comply with Sections Must comply With Sections Must comply with Sections
15, 20 and 25.2 (BulTerlng Hi, 20 and 25.2 (BuITlIrlng 15,20 and 25.2 (BulTerlng 15, 20 and 25.1 (Buffering
Standard 2). Standard 2). Standard 2). Standard 1).
C Must comply with Sections Must comply with Sections Must comply With Sections Must comply With Sections
15,20 and 25.2 (BulTerlng 15,20 and 25.2 (BulTerlng 15 and 20. 15 and 20.
Standard 2). Standard 2).
0 Must comply with Sections Must comply with Sections Must comply with Sections Must comply with Sections
15, 20 and 25.1 (BulTerlng 15, 20 and 25.1 (BulTerlng 15,20 and 25.3 (Butrerlng 15 and 20.
Standard 1). Standard 1). Standard 3).
E Must comply with Sections Must comply with Sections Must comply with Sections Must comply With Sections
15, 20 and 25.1 (BuITlIrlng 15, 20 and 25.1 (SulTerlng 15, 20 and 25.2 (BelTerlng 15 and 20.
Standard 1) Standard 1). Standard 2).
FOOTNOTES Sections referred to are Sections of this Chapter.
90 - 2
90.15
4.
Siqnificant Trees
1.
General - The applicant shall retain significant
trees on the subject property to the maximum extent
possible.
Minor Site PI~n Chanqes - The city may require minor
alterations ~n the arrangement of buildings and
other elements of the proposed development in order
to achieve the maximum retention of significant
trees.
2.
3.
Replacement If Siqnificant Trees Removed - If the
approved development on the subj ect property will
require the removal of more than 75% of the
significant trees on the subject property, the
applicant shall plant trees under this section so
that the number of remaining significant tree plus
trees planted under this Section equals at least 25%
of the significant trees on the subject property
prior to commencing any development activity. The
trees that are planted must be at least 5 inches in
diameter as measured 6 inches above the top of the
root ball for deciduous trees and at least 17 feet
in height for coniferous trees.
Protection Techniaues
a. General - In order to provide the best possible
conditions for the retention of significant
trees, the applicant shall comply with the
following requirements:
(1) The applicant may not excavate within the
area defined by the drip line of any tree
to be retained.
(2) The applicant shall construct and maintain
during all exterior construction on the
subject property a 4 foot high sturdy
fence generally corresponding to the drip
line of each tree to be retained.
(3) If the grade level around a tree to be
retained is to be raised, the applicant
shall construct a dry rock wallar rock
well around the tree. The diameter of
this wall or well must be at least equal
to the diameter of the tree plus 5 feet.
(4) The applicant may not install impervious
surface within the area defined by the
drip line of any tree to be retained.
90 - 3
90.20
(5) The applicant shall prune branches and
roots, fertilize and water as appropriate.
(6) The grade level around any tree to be
retained may not be lowered within the
greater of the following areas:
(a) The area defined by the drip line of
the tree.
(b) An area around the tree equal to one
foot in diameter for each one inch of
tree diameter as measured one foot
above pre-existing grade.
b. Alternative Techniaues - The Planning Official
may approve the use of tree protection
techniques, other than as specified in
paragraph 4.a of this Section, if the
significant trees will be protected to an equal
or greater degree than by the techniques listed
in that Paragraph.
5. Tree Restoration If any tree designated for
retention or required to be planted under this
section is damaged or destroyed during construction
or within two years following the end of
construction other than by natural, unavoidable
causes, the applicant shall, in the area of the
damaged or destroyed tree, plant a tree of the same
species at least 5 inches in diameter as measured 6
inches above the top of the root ball for deciduous
trees and at least 17 feet in height for coniferous
trees in the immediate vicinity of the damaged or
destroyed tree. The city may require the applicant
to remove the damaged or destroyed tree.
6.
The city shall require a maintenance
Chapter 180 of this Code, for at least
period regarding any trees planted
section.
bond, under
a three year
under this
1.
su~~lemental Plantinqs
General The applicant shall provide the
supplemental landscaping specified in paragraph 2 of
this section in any area of the subj ect property
that is neither -
a. Covered with a building, vehicle circulation
area. or other improv~ment; nor
b. Committed to and being used for some specific
purpose.
90 - 4
90.25
2. Standards The applicant shall provide the
following at a minimum:
a. Living plant material which will cover 80% of
the area to be landscaped within two years. If
the material to be used does not spread over
time, the applicant shall plant the entire area
immediately. Any area that will not be covered
with living plant material must be covered with
nonliving ground cover.
b. One tree for each 1,000 square feet of area to
be landscaped. At the time of planting,
deciduous trees must be at least 2" in diameter
as measured 6 inches above the top of the root
ball and coniferous trees must be at least 5'
in height.
c. If a development requires approval through
Process I, II or III the City may require
additional vegetation to be planted along a
building facade if-
(1) The building facade is more than 25 feet
high or more than 50 feet long; or
(2) Addi tional landscaping is appropriate to
provide a visual break in the facade.
Bufferinq Standards
The Chart in Section 10 of this Chapter (Chart 90-1)
establishes which buffering standard applies in a par-
ticular case. The following paragraphs establish the
specific requirements for each standard.
1. For buffering standard 1, the applicant shall
provide a 50 foot wide landscaped strip planted as
follows:
a. Four staggered rows of trees, each row planted
eight feet on center along the entire length of
the strip. No more than 30% of the required
trees may be deciduous. At the time of
planting, deciduous trees must be at least 2"
in diameter as measured 6 inches above the top
of the root ball and coniferous trees must be
at least 5'in height.
b. Shrubs, 18 inches high, planted to attain a
coverage of at least 80% of the strip within 2
years.
90 - 5
2. For buffering standard 2, the applicant shall
provide a 30 foot wide landscaped strip planted as
follows:
a. Three staggered rows of trees, each row planted
8 feet on center along the entire length of the
strip. No more than 50% of the required trees
may be deciduous. At the time of planting,
deciduous trees must be at least 2" in diameter
as measured 6 inches above the top of the root
ball; and coniferous trees must be at least 5'
in height.
b. Shrubs, 18 inches high planted to attain a
coverage of at least 80% of the buffer area
within 2 years.
3. For buffering standard 3, the applicant shall
provide a 20 foot wide landscaped strip planted as
follows:
a. Two staggered rows of trees, each row planted
8 to 10 feet on center along the entire length
of the buffer. Up to 100% of the required
trees may be deciduous. At the time of
planting, deciduous trees must be at least 2"
in diameter as measured 6 inches above the top
of the root ball; and coniferous trees must be
at least 5' in height.
b. Shrubs, 18 inches high planted to attain a
coverage of at least 80% of the buffer area
within 2 years.
4. Location of the Buffer - The applicant shall provide
the required buffer along the entire common border
between the subject property and the adjoining
property or the street, as the case may be.
5. MUltinle BUfferino Reauirement. If the subject
property has more than one adjoining property along
the same property line, the applicant shall provide
a gradual transition between different buffers.
This transition must occur totally within the area
which has the less stringent buffering standard.
The specific design of the transition must be
approved by the city.
6. Adioininq Progertv Containinq Several Uses - If the
adjoining property contains several permitted uses,
the applicant may provide. the most stringent buffer
required for any of these uses.
90 - 6
Sub; ect Property Containina Several Uses
subj ect property contains more than one
applicant shall comply with the
requirement that pertains to the use that
the most stringent landscaping category.
8. Use of Sianificant Natural Veaetation.
- I f the
use, the
buffering
is within
7.
a. General - The city may require the applicant to
use significant natural vegetation to meet all
or part of the requirements of this Section.
b. Supplement. The City may require the applicant
to plant trees, shrubs and ground cover
according to the requirements of this section
to supplement the significant natural
vegetation, in order to provide a buffer at
least as efficient as the required buffer.
9. Modification. The applicant may request a modi-
fication of the requirements of this Section. The
Planning Official may approve a modification if-
a. The owner of the adjoining property agrees to
this in writing; and
b. One or both of the following circumstances
applies:
1)
The existing
property or
creases or
buffering.
topography of the SUbject
the adjoining property de-
eliminates the need for
2) The modification will be more beneficial
to the adjoining property than the re-
quired buffer by causing less impairment
of view or sunlight.
10. Improvements Within Buffers - Driveways that must
cross a landscaped strip to reach a street and
sidewalks may be located in landscaped strips
required by this section.
90.30 Plant Choice
1. Plant List Adopted by the city The Planning
Director shall adopt a list of plant materials that
may be used to comply with the buffering and
landscaping provisions of this Code. A copy of this
plant list is available for inspection and
90 - 7
90.35
90.40
90.45
copying in the Planning Department during regular
business hours.
2. ADDlicant's Choice/Modifications bv Citv The
applicant may use plant material on the plant list
adopted under paragraph 1 of this Section or may use
other plant materials. The City may require the ap-
plicant to modify his/her plant choice to-
a. Provide a desired diversity of species:
b. Make the plantings more in scale and compatible
with the uses in the immediate vicinity of the
subject property: or
c. Provide plant materials that will fulfill the
buffer or landscaping purpose of that planting
on a year-round basis.
Plantinq and Care
1.
General The applicant shall follow accepted
nursery standards and practices in the planting and
maintenance of vegetation required by this Code.
2.
ReDlacement - The applicant shall replace any plants
required by this Code that are unhealthy or dead for
a period of two years after initial planting.
Bonds
The City may require a bond under Chapter 180 of this
Code to ensure compliance with any of the requirements
this Chapter.
Dedication
The City may require the applicant to dedicate devel-
opment rights, air space, or an open space easement to
the city to ensure compliance with any of the require-
ments of this Chapter.
90 - 8
i
CHAPTER 95 - SIGNS
95.05
95.10
95.15
95.20
95.25
95.30
95.35
95.40
95.45
95.50
95.55
95.60
95.65
95.70
95.75
95.80
95.85
95.90
95.95
95.100
95.105
95.05
95.10
User Guide
Purpose
Scope and Exclusions
Uniform Sign Code and Uniform Building Code, Compliance
Required
Permits and Approvals
Sign Type
Number of Signs
Sign Area
Sign Area Chart
Development containing Uses in More Than One Sign
Category
Sign Height and Other Dimensional Requirements
Location of Signs
Comprehensive Design Plan
Exceptions for Necessary Identification in Limited and
Unusual Circumstances
Prohibited Devices
Sign Maintenance and Removal
Landscaping Around Ground Mounted Signs
Structural Components, Overall Appearance
Illumination Limitations on Electrical Signs
Special Signs
Bonds
User Guide
Chapter 15 through 70 of this Code, which contain the
use zone charts, assign a Sign category to each use in
each zone. This category is either A, B, C, D or E.
This chapter contains the specif1c requirements in each
sign category. If you do not know what sign category
applies to the subject property, you should consult the
appropriate use zone chart.
This Chapter
special signs
orary signs}.
section 100 of
also contains regulations regarding
(e.g., political, real estate or temp-
These regulations are contained in
this Chapter.
Purpose
It is the purpose of this Chapter to promote--
1. Commercial communications that accommodate the
need of the business communi ty to convey infor-
mation to the public;
2. The protection and enhancement of the visual
character and identity cjf the community by the
thoughtful placement and design of signs;
95 - 1
95.15
95.20
95.25
3. The elimination of clutter and visual distraction;
4. Flexibility and incentive for creative and inno-
vative sign designs;
5. The proper maintenance of signs; and
6. consistency with the Comprehensive Plan.
ScoDe and Exclusions
This Chapter applies to all signs erected, moved or
altered after the effective date of this Code, except
this Chapter does not apply to the following:
1. Traffic signs, directional signs and signs dis-
playing a pUblic service message when any of these
signs are installed by a governmental agency.
2. Point of purchase advertising displays such as
product dispensers.
3.
National flags
subdivisions.
political
and
flags
of
4. Gravestones.
5. Historical site plaques and signs integral to an
historic building.
6. structures or improvements intended for a separate
use, such as phone booths, Goodwill containers and
newspaper recycling boxes.
7 . Building addresses with numbers and letters not
more than 10 inches in height.
Uniform Siqn Code and Uniform Buildinq Code. Compliance
Required
1. General - Each sign erected or altered after the
effective date of this Code must comply with the
provlslons of the Uniform Sign Code and the
Uniform Building Code as adopted by the City.
2. Conflict of provisions - If any provision of this
Chapter conflicts with the Uniform Sign Code or
the Uniform Building Code, the provision of this
Chapter will govern.
Planninq Permits and Approvals
--
I. ADDroval from Planninq Denartment. The applicant
must obtain the written approval from the Planning
Department in order to erect or display a new sign
95 - 2
95.30
95.35
or to move or alter an existing sign, except that
written approval from the Planning Department is
not required for the following:
a. Real estate on-site signs, real estate off-
site signs, constructions signs, temporary
commercial signs, integral s~gns, private
notice signs, instructional s1gns, private
advertising signs, private traffic direction
signs, and off-site directional signs.
b. Change in the temporary message on a reader
board or electronic message center.
2. Discretionarv Permits - If the proposed use or
development of or on the subject property requires
approval through Process I, II or III of this
Code, the planning Official may require that any
sign proposed for or as part of that use or
development be approved through that same process
if the Planning Official determines that this will
provide more coordinated, effective signs.
Siqn Tvo-e
Permitted types of signs for each sign category are
listed below:
1. Siqn Cateqorv A: Wall mounted and pedestal signs.
Electrical signs are not permitted. Commercial
messages are not permitted.
2.
Siqn Cateqorv
pedestal signs.
permitted.
B: Wall mounted, marquee and
Changing message centers are not
3. Siqn Cateoories C. D and E: Wall mounted,
marquee, pedestal and monument signs.
See also section 100 of this Chapter for permitted
special signs.
Maximum Number of Siqns
The maximum permitted number of signs for each sign
category is listed below. This maximum applies only to
the sign types listed in section 30 of this Chapter and
does not apply to the special sign described in Section
100 of this Chapter.
1. Siqn Cateqorv A:
a. Signs identifying a dwelling unit: one.
95 - 3
95.40
b.
Signs identifying
one for each
vehicular access
oriented.
a complex or subdivision:
street providing direct
to which the sign is
2.
Siqn Cateqorv B:
direct vehicular
oriented.
One for each street providing
access to which the sign is
3. siqn cateqories C. D and E:
a. Wall mounted signs: no limitation.
b. Marquee signs: one per business or use per
street providing direct vehicular access to
which the sign is oriented.
c. Pedestal or monument (including center
identification signs): One per street
providing direct vehicular access to which
the sign is oriented.
Siqn Area
The maximum permitted sign area for each sign category
is listed below. The maximum permitted area applies
only to the sign types listed in Section 30 of this
Chapter and does not apply to the special signs
described in Section 100 of this Chapter.
1. Siqn cateqorv A:
a.
Signs identifying a dwelling unit:
square feet.
two
b. Signs identifying a complex or subdivision:
32 square feet per sign face.
2. Siqn Cateqorv B: 32 square feet per sign face.
3. Siqn Cateqories C. D and E:
As more specifically established in paragraph, a.,
b. and c. below, the subject property may contain
the sign area allowed in those three paragraphs:
a. The subj ect property may contain the sign
area shown in the chart in Section 45 of this
Chapter (Chart 95-1). If the subject
property contains or may contain more than
one use or tenant, the applicant must submit
to t~e city a letter allocating sign area for
the subj ect property to the various uses,
tenants, or leasable areas and to the sign or
signs (if any) which identify the sUbject
95 - 4
95.45
property. The applicant must agree in this
letter to include the specified sign
allocation in all leases, rental agreements,
condominium declarations and similar
documents.
b. Each use or business within a multi-use
complex is allowed the following sign area
for signs to identify the specific lo~ation
or entrance of or to that use or business:
1) For Sign Category C and 0, 30 square
feet per business or use.
2) For sign Category E, 1 square foot for
each 2 linear feet of the facade of the
building or portion thereof, occupied by
the use or business, on which the sign
is located or to which it is oriented:
provided that each business or use is
allowed at least 30 square feet of sign
area and may not have more than 80
square feet of sign area under this
paragraph 3.b.2).
c. Each multi-use complex containing seven or
more uses or businesses is allowed 64 square
feet per street providing direct vehicular
access to be used only for a center
identification sign or signs. Signs allowed
under this paragraph 3 . c may not have
internally lighted sign fields: must be
constructed of materials, colors, shapes and
other architectural features which are the
same as or consistent with the buildings on
the sUbject property: and must be oriented to
the street from which the right to the sign
arises.
Sian Area Chart
General - The following chart (Chart 95-1) establishes
the sign area allowed under paragraph 40.3.a. of this
Chapter. The sign area is primarily dependent on the
linear frontage of the sUbject property and the sign
category of the use. To use this chart, first find the
applicable sign category along the top of the chart,
then find the linear frontage of the sUbject property
along the left margin of the chart. Where the sign
category and the linear frontage meet you will find the
maximum sign area for the sUbject property under
paragraph 40.3.a of this Chapter. Next, review the
sign area mUltipliers listed on the right side of the
chart to determine if there are any increases in the
maximum allowable sign area.
95 - 5
Chart 95 -
Find the Sign Category that applies to your use.
Find the linear frontage of the subject property.
Where Sign Category and linear frontage meet you will find the maximum sign size
for the subject property.
Use the multiplier to the right of the chart to determine if maximum allowable sign
area is increased by the factors listed.
TOTAL
LINEAR
FRONTAGE
OF SUBJECT
PROPERTY IS
LESS THAN
-..(J,.
(I'J 1.
~ 2.
o 3.
Cl
w
t;c 4.
U
Z
Cl
en
QC
D E
20 26 48
20 28 50
20 29 52
/'~!Ji$':'7?0'S5!r>X'.'",
tZI:UL'::;,i,i:;~~{:;i.";;j;a~l:.
34 61
35 63
36 64
175
180
34 50 89
34 51 90
34 51 91
~~iii~lll~.~i!~,r~~\!~~I!'S~;
3 5 "" 5 3 . 9 4'
36 53 95
36 54 96
fl';~~I'~i;jjj0~~;~!~'l"~:-!lj;':
3 7 5 6 9'9 .
37 56 99
38 56 100
38 57 101
(U...ured In Square Fee')
205
210
215
235
240
245
250
(Meallured In L.lnear F..,)
SIGN AREA MULTIPLIERS
If no signs on the SUbject
property have internally
lighted sign fields, then
multiply the figure in the
chart by 1.25.
1.
2.
If all signs, other
center identification
are building mounted
multiply either the
product or the figure
chart by 1.25.
If the linear frontage of the subject property exceeds 250 feet, please refer to Plate 1 .
95 - 5A
than
signs,
signs,
above
in the
95.50
95.55
95.60
DeveloDment containina Uses in More Than one sian
Cateaorv
If the subject property contains uses assigned to
different sign categories, the signs for the entire
development must comply with the sign category
assigned to the uses that predominate on the sUbject
property, as determined by the Planning Official.
Sian Heiaht and Other Dimensional Requirements
The maximum permitted height of signs for each type
of sign is listed below:
1. Wall Mounted and Marquee sians -
Wall mount and marquee signs shall not project
above the roofline of the building to which they
are attached.
2. Under Marquee Sians -
Under marquee signs shall not extend further
from a building facade than the marquee or
canopy to which they are attached.
3. Pedestal Sians -
a. Pedestal signs shall conform to the
dimensional standards shown on plate 2.
4. Monument sians -
a. Monument signs shall conform to the
dimensional standards shown on plate 3.
Location of Sians
1. General
a. Except as allowed under Paragraph 2 of this
section, each sign must be located on the
same lot or property as the use, building,
or event with which the sign is associated.
b. All signs shall be located outside those
areas required in Chapter 115 of this Code
to be kept clear of sight obstructions.
2. ExceDtions - The provisions of Paragraph 1 of
this section do not apply as follows:
95 - 6
95.65
a. The provisions of Paragraph 1. a. of this
Section do not apply to the signs regulated
under Section 100 of this Chapter.
b. Wall mounted and Marquee signs may extend
into a right-of-way abutting the subj ect
property only upon approval of the Depart-
ment of Public Works.
c. Monument signs must be set back at least 5
feet from all property lines, except in
zones that have no required yards.
d. The owners of two or more properties that
abut or are separated only by a vehicular
access easement or tract may propose a
joint sign package to the city. The City
will review and decide upon the proposal
using Process I. The City may approve the
joint sign package if it will provide more
coordinated, effective and efficient signs.
In determining the total allowable size
area for all of the signs on the
participating properties, the City will use
the total area of signs that would be
allowed for all of the participating
properties if they were not proposing a
joint sign package.
Comorehensive Desiqn Plan
1. General This section provides a mechanism
under which special consideration can be given
to signs which use a comprehensive design plan
to facilitate the integration of signs into the
si te design of the subj ect property. To do
this, the City may allow deviations from the
requirements of this Chapter consistent with the
criteria listed in paragraph 4 of this Section.
2. Required Review Process - An application for a
Comprehensive Design Plan under this section
will be reviewed and decided upon using Process
II.
3. Reauired Information - As part of any appli-
cation for a Comprehensive Design Plan under
this section, the applicant shall submit the
following information:
a. A narrative describing how the proposal is
consistent with the criteria listed in
Paragraph 4 of this Section.
95 - 7
95.70
b. Colored renderings of the proposed signs in
relation to development in the area and on
the sUbject property.
4. Criteria The city may approve a proposed
Comprehensive Design Plan if -
a. The proposal manifests exceptional effort
toward creating visual harmony between the
signs, buildings and other components of
the sUbject property through the use of a
consistent design theme;
b. The proposed deviations are the minimum
necessary to create readable signs from the
street providing direct vehicle access to
the subject property based on traffic
speeds and patterns in the area; and.
c. The signs are in character and orientation
with planned and existing uses in the area
of the subject property.
Exceptions for Necessary Identification In Limited
and Unusual Circumstances.
1. Policy statement - It is the specific policy of
the city that all signs erected, moved or
altered after the effective date of this Code
comply with the provisions of this Chapter.
However, as many of the commercial areas of the
ci ty have developed with signs which are of a
type and size prohibited by this chapter, there
may be a need, in I imi ted and unusual
circumstances, for signs to be erected, moved or
altered that do not comply with the requirements
of this Chapter in order to provide the business
or use with which the sign is associated with
reasonable identification. It is further the
expressed pOlicy of the city that the provisions
of this section only be used where compl iance
with this Chapter would do irreparable and
unreasonable harm to a business or use.
2. General - Under this section, the city may allow
any type, size or number of sign or signs.
3. Reauired Review Process - The City will review
and decide upon requests under this Section
using Process III.
4. criteria - The city may approve a request under
this section only if it- finds that -
95 - 8
95.75
a. The proliferation of pre-existing signs in
the area of the subj ect property which do
not conform to this Chapter is such that
signs consistent with this Chapter would
not be reasonably visible to potential
patrons or users, considering such factors
as the topography of the area and the
posted speed limits of and volumes on the
street or streets providing direct vehicle
access to the subject property.
b. A ~i~n package consistent with the
prov1s1ons of this Chapter would not
provide the use or business with effective
signs.
c. The type, number and size of signs
requested is the minimum necessary to
provide the use or business with effective
signs.
5. Conditions and Restrictions - As part of any
approval of a request under this section, the
city may impose any limitations or restrictions
it considers appropriate under the
circumstances. This may include, but is not
limited to, requiring that the owner of the
subject property sign a covenant or other
written document to be filed with King County to
run with the property by which, at a time
certain or upon specified events, the signs on
the subject property would be brought into
compliance with all applicable city regulations
then in effect. The city may also require a
performance bond under Chapter 180 of this code
to insure compliance with any such condition or
restriction.
Prohibited Devices
1. General - Except as specifically allowed under
Paragraph 2 of this Section, the following
devices and facilities are specifically
prohibited in the city:
a. Pennants, banners, streamers and pr i va te
flags except as permitted under Section 100
of this Chapter.
b. strings of lights, flashing lights, colored
lights, advertising search lights and
flares.
c. Twirlers, propellers, and wind activated
devices.
95 - 9
95.80
d. Balloons.
e. signs of a garish or of a carnival like
nature.
f. Any sign that rotates, turns or moves by
electrical or mechanical means except
barber poles.
g. Projecting and under marquee signs, except
as permitted by section 100 of this
Chapter.
h. Any sign attached to, or placed on, a
vehicle or trailer parked on pUblic or
private property. The prohibition of this
paragraph does not prohibit the identi-
fication of a firm or its principal
products on a vehicle operating during the
normal course of business.
i. Except as allowed in section 100 of this
Chapter, any portable outdoor sign.
j . Any sign with the shape and colors of a
traffic sign.
k. Any sign which constitutes a traffic hazard
including but not limited to signs
containing words such as "stop", "look",
"danger".
2. Exceptions - The provisions of Paragraph 1 of
this section do not apply to the following:
a.
Holiday
played.
dis-
decorations
appropriately
b. The use of devices described in paragraph 1
of this section for no more than 7 days to
announce the grand opening of a new bus-
iness or use.
c. The use of devices described in Paragraph 1
of this Section if approved on a temporary
basis, not to exceed 1 year, using Process
I, if this will not be detrimental to any
nearby neighborhood or use.
d. Changing message centers.
Sign Maintenance and Removal
95 - 10
95.85
95.90
95.95
1. Maintenance - All signs must be kept in good
repair and in a safe manner at all times. The
property owner must repair damaged or
deteriorated signs within 30 days of noti-
fication by the city. The area surrounding
ground mounted signs must be kept free of litter
and debris at all times.
2. Removal Unless otherwise specified in or
through this Code, the property owner must
remove all signs within 30 days of the date of
the closure or discontinuance of the business,
use or event with which the signs were
associated.
Landscaoinq Around Ground-Mounted Siqns
An area around the base of each ground-mounted sign
equal to the sign area must be landscaped to improve
the overall appearance of the sign and to reduce the
risk of automobiles hitting the sign or supports of
the sign. This landscaping must include vegetation
and may include other materials and components such
as brick or concrete bases, planter boxes, pole
covers or decorative framing.
structural Comoonents. Overall Aooearance
To the maximum extent possible, signs should be
constructed and installed so that angle irons, guy-
wires, braces and other structural elements are not
visible. This limitation does not apply to struc-
tural elements that are an integral part of the
overall design such as decorative metal or woods.
Illumination Limitations on Electrical siqns
No sign may contain or utilize any of the following:
1. Any exposed incandescent lamp with a wattage in
excess of 25 watts.
2. Any exposed incandescent lamp with an internal
or external reflector.
3. Any continuous or sequential flashing device or
operation.
4. Except for Changing message centers, any incan-
descent lamp inside an internally lighted signs.
5. External light sources directed towards or
shining on vehicular or pedestrian traffic or on
a street.
95 - 11
95.100
6. Internally lighted signs using 800 milliamp or
larger ballasts if the lamps are spaced closer
than 12 inches on center.
7. Internally lighted signs using 425 milliamp or
larger ballasts if the lamps are spaced closer
than 6 inches on center.
Special sians The following chart (Chart 95-2)
establishes regulations that apply to numerous signs
that have a limited purpose or special nature. These
signs are permitted in addition to the signs
permitted in Sign categories A through E. Except as
specifically stated in Chart 95-2, the signs in that
Chart are not subject to the regulations of Sections
30 through 60 and section 85 of this Chapter. To use
Chart 95-2, first read down to find the type of sign
in which you are interested, then read across for the
relevant regulations. You may want to consult the
definitions in Chapter 3 of this Code for the
meanings and definitions of the types of signs
listed.
95 - 12
TYPE MAXIMUM PERMITTED
OF NUMBER MAXIMUM PERMITTED DURATION
SIGN OF SIGNS SIGN AREA LOCATION OF DISPLAY
Real Estate, For each dwe 1- Owe 11 i ng units: Subject property. Must remove when
On-site ling unit, use 6 sq. ft. per property is sold
or develop- sign face. or rented.
ment: One per Other uses or
broker per developments:
abutting 32 sq. ft. per
right-of-way. sign face - not
to exceed 64 sq.
ft. per prop-
erty for sale
or rent.
Rea 1 Estate, See Footnote 6 sq. ft. per Private pr-operty. Must remove when
Off-site 1; sign face. property is sold
or rented.
Construction 1 per abutting 32 sq. ft. per
right-of-way. sign face.
Subject property. Shall not be
displayed prior
to issuance of a
Building Permit.
Must be removed
prior to issuance
of a Certificate
of Occupancy.
No maximum.
Temporary
Commerci a 1
See Footnote
2.
Subject property.
Must be entirely
attached to a
bui lding face
Must remove at
end of use event
or cond it ion.
Integral
No limitation.
One per struc-
tu re .
6 sq. ft. per
sign face.
Subject property.
Private No maximum.
Not ice and
Instruct i on a 1
2 sq. ft. per
sign face.
Subject property. No limitation.
No maximum.
Private
Advertising
16 sq. ft. per
sign face.
No closer than
50 ft. from
another sign ad-
vertising the
same use, event
or condition.
Must remove at
end of use, event
,or condition.
1. Per property for sa 1 e or rent, not more th an one every 1,500 ft. on any ?treet.
2. Total length of signs may not exceed 40% of length of the facade to WhlCh
attached. Sign area may not exceed 40% of the area of the facade to w~lich
it is attached.
95 - 12A
TYPE
OF
SIGN
Private
Traffic
Direction
Off-site Di-
rec t i ona 1 ( 1 )
Pol itical
Projecting
and Under
Marquee
Fuel Price
(1 )
MAX IMUM
NUMBER
OF SIGNS
No maximum.
One.
No maximum.
One per pedes-
trian or
vehicular
entrance.
MAXIMUM
SIGN AREA
4 sq. ft. per
sign face.
16 sq. ft. per
use, not to ex-
ceed 64 sq. ft.
6 sq. ft. per
sign face.
4 sq. ft. per
sign face.
PERMITTED
LOCATION
Subject property.
Where necessary
to direct the
public to the
subject proper-
ties.
Private property.
Subject property
right-of-way abut-
ting subject prop-
erty. For uses
subject to sign
cateQories C, 0, E
and only. Shall
not project above
roofline of struc-
ture to which sign
is attached.
PERMITTED
DURATION
OF DISPLAY
No 1 imitation.
Determined on
case by case
basis.
No sooner than
30 days prior to
the primary
elect ion and no
later than 7 days
after the final
election.
No 1 imitation.
One per abut- 20 sq. ft. per Subject property. No limitation.
ting right- sign face.
of-way.
Must be approved through Process I, as described in Chapter 145.
Shall only be approved if there is a demonstrated need for an
off-site sign because of poor visibility or traffic patterns. All
uses in an area wanting a permanent off-site directional sign must
use one sign. The applicant must show that the proposed sign can
accommodate all uses in the area that may reasonably need to be
listed on the sign.
95 - 128
95.105 Bonds
The City may require a bond under Chapter 180 of this
Code to ensure compliance with any aspect of this
Chapter.
95 - 13
CHAPTER 105 - PARKING AND PARKING AREAS, VEHICLE AND
PEDESTRIAN ACCESS AND RELATED IMPROVEMENTS
105.05
105.10
105.15
105.20
105.25
105.30
105.35
105.40
105.45
105.50
105.55
105.60
105.65
105.70
105.75
105.80
105.85
105.90
105.95
105.100
105.105
105.110
105.115
105.120
105.05
User Guide
Exception in the CC
Number of Spaces - Minimum
Number of spaces - Not Specified in Use Zones
Number of Spaces - Fractions
Location of Parking Areas - General
Location of parking Areas - Shared Facilities
Location of parking Areas Adjoining Low
Density Zones
Location of Parking Areas - Required Setback
Yards
Site Design
Parking Area Design - General
Parking Area Design - Compact Car spaces
parking Area Design - Barrier Free Access
Parking Area Design - Landscaping
Parking Area Design - Curbing and Sidewalks
Parking Area Design - Buffering
Parking Area Design - Dedication
Parking Area Design - Plant Choice
parking Area Design - Traffic Control Devices
Parking Area Design Backing Onto Street
Prohibited
Parking Area Design - Surface Materials
Parking Area Design Streets Use in
Circulation Pattern
MOdifications
Bonds
User Guide
This Chapter contains information on parking,
parking areas, vehicle circulation areas, and
pedestrian, and related improvements. This Chapter
will generally not tell you how many parking spaces
are required for a particular use. That information
is listed for most uses in the use zone charts.
However, this Chapter does provide a mechanism for
determining the specific parking requirement for
some uses. It also contains a mechanism for
requesting permission to increase or decrease the
parking requirements of this Code. Finally, this
Chapter contains requirements regarding the
location and minimum dimensions of parking areas
and other yehicular and pedestrian circulation
areas.
105 - 1
105.10
105.15
105.20
105.25
105.30
Excention in the CC
If the provisions of this Chapter conflict with the
provisions of Chapter 50 of this Code regarding
properties in the City Center Zone, the provisions
of Chapter 50 will be followed. The provisions of
this Chapter that do not conflict with Chapter 50
of this Code apply to properties in the CC Zone.
Number of Snaces - Minimum and Maximum
1.
General The number of parking spaces
required for a use is the minimum required.
The applicant shall provide at least that
number of spaces.
2.
Guest parkina for Residential Uses For
residential uses, the city may require guest
parking spaces in excess of the required
parking spaces, if there is inadequate guest
parking on the subject property.
-
Number of Snaces - Not Snecified in Use Zones
If this Code does not specify a parking space
requirement for a particular use in a particular
zone, the Planning Official shall determine a
parking requirement on a case-by-case basis. The
Planning Official shall base this determination on
the actual parking demand on existing uses similar
to the proposed use.
Number of Snaces - Fractions
If the formula for determining the minimum and
maximum number of parking spaces results in a
fraction, that fraction will be rounded up to the
next higher whole number.
Location of Parkinq Areas - General
Unless otherwise specified
applicant shall provide the
parking spaces either-
in this
required
code, the
number of
1. On the subject property; or
2. On a lot adj oining the subj ect property, if
that lot is in a zone that permits the use
conducted on the subject property.
If the parking is located on a lot other than the
lot containing the use which generates the parking
105 - 2
105.35
105.40
105.45
105.50
105.55
space requirements, the owner of the lot containing
the parking must sign a covenant or other
instrument, in a form acceptable to the city
Attorney, requlrlng that the lot be devoted in
whole or in part to required parking for the use on
another lot. The applicant must record this
statement with King County to run with all affected
properties.
Location of parkina Areas - Shared Facilities
Two or more businesses or uses may share parking
areas. The number of parking spaces that must be
provided in such a shared areas must be at least
90% of parking spaces required by this Code for all
such businesses or uses that are open or
generating parking demands at the same time. The
owner of each lot must sign an agreement in a form
acceptable to the city Attorney, stating that the
owner's property is committed to providing parking
for the other property. This statement must be
recorded in King County, at the applicant's
expense, and shall run with the properties.
Location of parkina Areas
Densitv Zones
Adioinina Low
The applicant shall locate a parking area for a
use, other than a detached dwelling unit, as far as
possible from any adj oining low density zone or
existing permitted low density use.
Location of parkina Areas - Reauired Setback
Yards
For regulations on parking areas in required
setback yards, see Chapter 115 of this Code.
Site and Desian
Wherever feasible, the building or buildings on the
subject property should be located between the
street and the parking area.
parkina Area Desian - General
The Planning Director is authorized to adopt
standards, specifications and requirements,
consistent with the provisions of this Code,
regarding the design and dimensional requirements
of parking areas, driveways and related
improvements. These standards, specifications and
requirements shall be followed and have the full
force and effect as if they were set forth in this
105 - 3
105.60
105.65
105.70
Code. until permanent standards, specifications
and requirements are adopted by the Planning
Director, the standards, specifications and
requirements contained in the most recent version
of the "Parking Space Geometry Tables" issued by
the National Parking Association, Washington, D.C.
will be used. If any provision of said pUblication
conflicts with the requirements of this Code, the
requirements of this Code will be followed and the
Planning Director will determine, on a case by case
basis, any modifications necessary to said
provisions to comply with this Code.
Parking Area Desiqn - Compact Car Spaces
The applicant may develop and designate up to 25%
of the number of parking spaces for compact cars.
Parkinq Area Desiqn - Barrier Free Access
The applicant shall design the parking area using
standards set forth in State regulations for
Barrier Free Access.
Parkinq Area Desiqn - Landsca~inq
1.
General - Except as specified in paragraph 2
of this section, the applicant shall arrange
the spaces so that there are no more than 8
contiguous spaces in each row of spaces. An
island or peninsula of the same dimensions as
the adjacent parking stalls must separate
adjacent groups of spaces from one another and
each row of spaces from any adjacent driveway
which runs perpendicular to the row. This
island or peninsula must be surrounded by a 6"
high vertical curb and must be landscaped with
at least one deciduous tree, 2" in diameter as
measured 6 inches above the top of the root
baIlor a coniferous tree 5' in height and
with ground cover planted to attain a coverage
of at least sixty (60) percent of the island
or peninsula within two years.
2.
Exception - The requirements of paragraph 1 of
this section do not apply to any parking area
that-
a. Is within or under a building; or
c. contains less than 14 parking spaces.
105 - 4
105.75
105.80
parkina Area Desian - curbina and Sidewalks
1.
Curbina - All parking areas and driveways, for
uses other than detached dwelling units and
agricultural uses, must be bordered by a 6"
high vertical concrete curb.
2.
sidewalks - For any use other than a detached
dwelling unit or an agricultural use, the
applicant shall design the parking area so
that there is a paved sidewalk, at least five
feet in width and unobstructed, between every
other row of parking spaces and between any
building and abutting driveway or parking
spaces.
parkina Area Desian - Bufferinq
1.
General - Except as specified in paragraph 2
of this section, the applicant shall buffer
all parking areas and driveways from the
right-of-way and from adjacent property with a
10 foot wide strip along the perimeter of the
parking areas and driveways planted as
follows:
a. One row of trees, two inches (2") in
diameter as measured 6 inches above the
top of the root ball if deciduous and 5'
high if coniferous, planted 30 feet on
center along the entire length of the
strip. No more than 25% of the required
trees may be deciduous.
b. Ground cover planted to attain a coverage
of at least 60% of the strip within 2
years.
2. Exceotion - Paragraph I of this section -
a. Does not apply to any parking area that -
(1) is within or under a building; or
(2) only serves detached dwelling units;
b. Does not require the buffering of adjacent
property in a shared parking area; and
c.
Does not apply
dr.iveway that
feet from the
property.
to any parking area or
is more than thirty (30)
right-of-way or adjacent
105 - 5
105.85
105.90
105.95
d. May be waived or modified by the Planning
Official for innovative site designs which
will create a superior design to that
which would result from compliance with
paragraph 1 of this Section.
3. Overlappina Reauirements If buffering is
required under Chapter 90 of this Code and by
this section, the applicant shall utilize the
more stringent buffering requirement.
4. Sianificant Natural Veaetation
a.
General The applicant
significant natural vegetation
or part of the requirements of
of this Section.
may use
to meet all
paragraph 1
b. Protection Techniaues The applicant
shall use the protection techniques
described in Chapter 90 of this Code to
ensure the protection of significant
natural vegetation.
c. Supplement The city may require the
applicant to plant trees and ground cover
according to the requirements of paragraph
1 of this Section to supplement the
retained significant natural vegetation in
order to provide a buffer at least as
efficient as the required standard.
Parkina Area Desian - Dedication
The city may require the applicant to dedicate
development rights or an open space easement to the
city in order to ensure the preservation of sig-
nificant natural vegetation or planted materials.
parkina Area nesian - Plant Choice
The provisions of Chapter 90 of this Code regarding
plant choice and planting and care of vegetation
apply to the landscaping and buffering required in
this Chapter.
parkina Area Desian - Traffic Control Oevices
I f the parking area serves a use other than a
detached dwelling unit, the applicant shall clearly
delineate parking spaces, traffic directions and
entrance and exit ways. The City may require other
traffic control devices necessary to ensure the
safe and efficient flow of traffic.
105 - 6
105.100
105.105
105.110
105.115
parkina Area Oesian
Prohibited
Backina onto street
A parking area that serves any use, other than one
detached dwelling units, must be designed so that
traffic need not back onto any street.
1.
parkina Area Desian - Surface Materials
General The applicant shall surface the
parking areas, driveways and other vehicular
circulation areas with a material comparable
or superior to the surface material of the
right-of-way providing direct vehicle access
to the parking area.
2.
Exceotion
emergency
required
areas.
- Grass grid pavers may be used for
access areas that are not used in
permanent circulation and parking
parkina Area Desian Streets Used
Circulation Pattern Prohibited
in
A parking lot may not be designed so that a street
is used as part of its circulation pattern to get
from one part of the parking lot to another part of
the parking lot.
Modifications
1.
General The provisions of this Section
establish the circumstances and procedure
under which the requirements of this Chapter
may be modified, either at the request of the
appellant or at the initiation of the City.
Authoritv to Grant
2.
a. If the proposed development or use of or
on the sUbject property requires approval
through Processes I, II, or III, any
proposed modification will be considered
as part of that process using the
criteria of this Section.
b. If paragraph 2.a of this Section does not
apply, the planning Official may grant or
require a modification in writing under
the provisions of this section. The
decision of the Planning Official to
require, grant or deny a modification
105 - 7
under this Section may be appealed using
the appeal procedures of Process I.
3. Cri teria - The Ci ty may grant or require a
modification to the provisions of this Chapter
if the city determines, based on the submitted
plans and/or other information that the fol-
lowing criteria have been met for
modifications to the applicable sections:
a. The parking area design provisions of
Sections 55 and 100 of this Chapter may
be modified if:
1) The modification will not create any
vehicular or pedestrian safety
problems:
2) The modifications will not affect
the ability to provide any property
with police, fire, emergency medical
and other essential services: and
3) One of the following requirements is
met:
a) The modification is necessary
because of a pre-existing
physical condition: or
b) The modification will produce a
site design superior to that
which would result from
adherence to the adopted
standard.
b. A decrease in the required number of
parking spaces under Section 15 of this
Chapter may be permitted if a thorough
parking study documents that a fewer
parking spaces will be adequate to fully
serve the uses. An increase in the
number of parking spaces permitted under
Section 15 of this Chapter may be
permitted if a thorough parking study
documents that the consistent or
frequently recurring parking needs of the
use exceed the permi tted number of
spaces.
c. The parking area location requirements of
Section 30 of -this Chapter may be
modified if:
105 - 8
1) The proposed parking area will have
no adverse impacts on adj acent
properties:
2) It is reasonable to expect that the
proposed parking area will be used
by the employees, patrons and others
coming to the subject property: and
3) A safe pedestrian and/or shuttle
connection exists, or will be
created at the time of occupancy,
between the subject property and the
proposed parking area.
d. The landscape requirements of section 70
of this Chapter may be modified if:
1) The modification will produce a
landscaping design in the parking
area comparable or superior to that
which would result from adherence to
the adopted standard: or
2)
The modification will
increased retention of
natural vegetation.
resul t in
significant
e. The curbing and sidewalk requirements of
section 75 of this Chapter may be
modified if:
1) The modification will result in
superior landscaping and/or
increased retention of significant
natural vegetation:
2) The modification will not result in
increased hazards for pedestrians or
vehicles: and
3) The modification will not result in
increased erosion of unpaved areas
onto the parking area, driveway or
streets.
f. The buffer requirements of section 80 of
this Chapter may be modified if:
1) The existing topography of or
adjacent to the subject property
decreases or eliminates the need for
visual screening:
105 - 9
2) The modification will be of more
benefit to the adjoining property by
causing less impairment of view or
sunlight; or
3) The modification will provide a
visual screen that is comparable or
superior to the buffer required by
Section 80 of this Chapter.
g.
The surface
section 105
modified if -
material
of this
of
be
requirements
Chapter, may
1)
The surfacing
enter into the
onto public
property;
material will not
drainage system, or
or other private
2) The surfacing material will provide
a parking surface which is usable on
a year-round basis;
3) Use of the surfacing material will
not result in dust or deterioration
of air quality; and
4) Run off from the parking area will
not degrade water quality.
105.120 Bonds
The city may require or permit a bond under Chapter
180 of this Code to ensure compliance with any of
the requirements of this Chapter.
105 - 10
CHAPTER 110 - REQUIRED IMPROVEMENTS TO RIGHTS-OF-WAY AND
VEHICULAR ACCESS EASEMENTS AND TRACTS
110.05
110.10
110.15
110.20
110.25
110.30
110.35
110.40
110.45
110.50
110.55
110.60
110.65
110.05
110.10
110.15
User Guide
Special Regulations in Designated Areas
Official Right-of-Way Map Adopted
When Public Improvements Must Be Installed
Required Public Improvements
Additional Improvements
Vehicular Access Easements or Tracts
Construction standards and Specifications
Street Design Guidelines
Driveways
Traffic Control Devices and Signing
MOdifications, Deferments and Waivers
Bonds
User Guide
This Chapter establishes the requirements for the
improvements that an applicant must make wi thin
rights-of-way adjacent to the subject property as
well as the improvements that an applicant must
make to vehicular access easements and tracts on
or that serve the sUbject property.
Special Requlations in Desiqnated Areas
If the city council has approved a public
improvements master plan or special design
guidelines for a particular area that includes a
right-of-way, the master plan or other guidelines
will be filed with the City Clerk and will govern
the improvements to be provided by developments
that abut that right-of-way.
Official Riqht-of-Wav Map Adopted
The Public Works Director shall produce and keep
current an official Right-Of-Way Classification
Map that classifies each of the improved and
proposed rights-of-way, other than alleys, based
on the classification standards contained within
Charts 110-1 and 110-2 and the objectives the
Comprehensive Plan. This Right-Of-Way
Classification Map, as adopted and amended from
time to time, shall have the full force as if its
provisions were fully set forth within this Code.
110 - 1
110.20
110.25
When Public Improvements Must Be Installed
The applicant shall provide the improvements
required by this Chapter if the applicant engages
in any activity which requires a development
permit, except for the following:
1. The applicant need not comply with the
provision of this Chapter if the proposed
improvements in any twel ve month period do
not exceed twenty-five percent (25%) of the
assessed or appraised value (based on an MAl
appraisal provided by the applicant) of all
structures on the sUbject property, whichever
is greater.
2. The applicant need not comply with the
provisions of this Chapter if, within the
immediately preceding four years, public
improvements were installed as part of any
subdivision or discretionary land use
approval under this ~r any prior Zoning Code.
Right-of-way adjacent to and within sUbdivision
and short subdivisions must be dedicated and
improved consistent with the requirements of this
Chapter, unless different requirements are imposed
by the city as part of the subdivision or short
subdivision approval.
Reauired Public Improvements
1. General - The Development Standards portion
of Charts 110-1 and 110-2 establish the
improvements that must be installed, based on
the classification of the various rights-of-
way within the city. The applicant shall,
consistent wi th the provisions of this
Chapter, install all improvements established
in Charts 110-1 and 110-2 along the entire
frontage and width of each right-of-way,
other than alleys, that abuts the subj ect
property.
2. Additional Dimensions and Improvements - The
applicant may increase the dimensions of any
required improvement or install additional
improvements within the right-of-way with the
written consent of the Public Works Director.
3. Authoritv to Reauire Dedication - If a right-
of-way abutting the subject property has
inadequate width based on the requirements in
Charts 110-1 and 110-2, the applicant shall
110 - 2
dedicate a portion of the subj ect property
parallel to ,the right-of-way and equal in
width to the difference between the present
right-of-way width and the width required by
Charts 110-1 and 110-2 for that right-of-way.
The Public works Director may waive
addi tional dedication or may permi t
dedication of a lessor amount of the subject
property for additional right-of-way width
if-
a. It is likely to anticipate that, within
the near future, the private property
across the right-of-way will be required
to dedicate property for pUblic right-
of-way; or
b. The reduction in the required right-of-
way width will nonetheless provide
adequate room for all improvements,
infrastructure and functions within the
right-of-way.
All dedications under this paragraph shall be
by conveyance through a statutory Warranty
Deed.
4. Partial Riqht-of-Wav improvements - Where a
right-of-way abutting the subject property
does not, even after dedications required
under paragraph 3 of this section, contain
adequate width to install all of the
improvements required within that right-of-
way under this Chapter, the applicant shall
install improvements within the right-of-way
which will provide a safe. and efficient
right-of-way and which will facilitate
completion of all right-of-way improvements
required in this Chapter at a later date.
The specific extent and nature of
improvements, where full right-of-way width
is not available, will be determined by the
Public Works Director on a case by case
basis.
5. Easements - The Publ ic Works Director may
require the applicant to grant such easements
over, under and across the subj ect property
as are reasonably necessary or appropriate
under the circumstances, including, but not
limited to easements for the following:
a. Pedestrian access and sidewalks.
110 - 3
110.30
110.35
b. street lighting.
c. Traffic control devices.
Additional ImDrovements
The Ci ty may require the appl icant to pave or
install additional improvements within rights-of-
way, either abutting or not abutting the subject
property. This may include traffic signals,
channelizations, turn lanes, and other
improvements necessary or appropriate to improve
traffic circulation and safety, the need for which
is directly attributable to development of the
subj ect property. Where appropriate, the publ ic
Works Director may permit the applicant to fulfill
the applicant's obligation under this paragraph by
paying to the city the pro-rata share of the costs
of the required improvements attributable to
development of the subject property, as determined
by the Public Works Director. The city may also
require the applicant to provide traffic studies
and other data describing the traffic impacts of
the proposed development, the need for
improvements under this Section, and the
reasonable pro-rata share of the costs of these
improvements to be borne by the applicant.
Vehicular Access Easements or Tracts.
1. General - If access to the subject property
is over a vehicular access easement or tract,
the applicant shall, except as specified in
paragraph 2 in this section, install
improvements within the vehicular access
easement or tract consistent with the
requirements for rights-of-way, as
established in this Chapter, from the point
the subj ect property obtains access to the
vehicular access easement or tract to the
nearest intersecting right-of-way. The
Public Works Director shall determine which
of the provisions of Charts 110-1 and 110-2
apply to the vehicular access easement or
tract based on the Classification criteria of
those Charts.
2. ExceDtions - The provisions of paragraph 1 of
this section do not apply as follows:
a. If the vehicle access easement or tract
that does not have adequate width for
the installation of the improvements
required by this Chapter, the Public
110 - 4
110.40
Works Director shall determine the
nature and extent of the improvements to
be installed in the vehicle access
easement or tract on a case-by-case
basis. At a minimum the vehicle access
easement or tract must have a concrete
or asphalt surface at least 20 feet in
width.
b. street lights are required at the
intersection of a vehicular access
easement or tract and a right-of-way,
but not at any other location within the
vehicular access easement or tract,
unless specifically required by the
Public Works Director.
c. Notwithstanding any other provision in
this Chapter, vehicular access easements
and tracts must comply with applicable
standards of the serving fire district.
3 . Easement or Tract to be Unobstructed - The
entire width of a vehicular access easement or
tract must remain unobstructed at all times up
to a height of sixteen feet (16") above the
surface of the vehicular access easement or
tract. No parking or structures are permitted
in this area.
4 . Set-back Required - The paved surface of a
vehicular access easement or tract must be
set-back at least five (5) feet from any
adjacent property which does not receive
access from that vehicular access easement or
tract.
5. Recordino Reauired - If access to the subject
property is by a vehicular access easement or
tract, the right of each served property and
the responsibility of the served properties to
construct, maintain and reconstruct the
improvements within the vehicular access
easement or tract must be established by
written document approved by the city
Attorney. This document must be recorded in
King County to run with all affected
properties.
Construction standards and Specifications
1. General The Public Works Director shall
prepare and make available for distribution
administrative standards and specifications
110 - 5
110.45
for right-of-way construction based on
current and generally accepted engineering
practices. The standards shall include
specifications and/or drawings for right-of-
way cross-sections, safety railings and guard
rails, appurtenances within the street,
surfacing requirements, illumination, trench
backfill and restoration, drainage,
utilities, construction materials, survey
monuments and other related construction
elements.
2. Interim Standards - until permanent standards
are prepared as described in paragraph 1 of
this section, the construction standards
specified in King county Ordinance #8041,
King County Road Standards, 1987, will apply
except where indicated otherwise in section
45 of this Chapter. Where there are
conflicts, the provisions establishing the
larger or more intense requirements shall be
followed.
3. Enforcement The standards and
specifications adopted or incorporated under
this Section shall have the full force as if
set forth in this Code.
street Desiqn Guidelines
1. Medians - Medians may be required on arterial
streets to, improve traffic circulation and
enhance right-of-way appearance. When
medians are constructed, the following
standards shall apply:
a. Edges shall be vertical curb in urban
areas.
b. Landscaping and irrigation are required.
c. Medians shall be designed not to limit
turning radius or sight distance at
intersections and driveways.
2. Bicycle Facilities:
a. Bicycle facilities shall be installed as
indicated on the Bicycle/Pedestrian
F.acilities Plan. Until such time as a
permanent plan is completed, King County
General Bicycle Plan- Focus 1990 shall
be the interim plan.
110 - 6
b. When bicycle facilities are provided as
part of the right-of-way design and
installation, they shall meet the
standards defined in the most current
version of the Washington state
Department of Transportation Design
Manual, M 22-01.
3. LandscaDinq Installation of landscape
strips and street trees in arterial rights-
of-way shall be required as rights-of-way are
constructed. street trees shall be installed
in conformance with a Right-Of-Way
Landscaping Plan, and Planting specifications
to be adopted by the Public Works Director.
Until adoption of a Right-Of-Way Landscaping
Plan and Planting Specifications, interim
administrative guidelines shall be adopted by
the Public Works Director based on standard
landscaping practices.
4. Sidewalks - Sidewalks shall be installed as
established in Charts 110-1 and 110-2 for
each classification of right-of-way.
Sidewalk widths may be required above the
minimum in areas where special design
standards have been adopted.
5. Utilities - All required utilities shall be
installed underground as rights-of-ways are
constructed. If the City determines that
undergrounding is not feasible at the time
the right-of-way is constructed, the
applicant must sign a concomitant agreement
to pay the SUbject property's fair share of
undergrounding the utili ties at some future
date when undergrounding is feasible. This
concomitant agreement shall be recorded with
King County at the expense of the applicant
and shall run with the property.
6. Street Liqhtinq - Street lighting shall be
required on all rights-of-way, except
neighborhood access streets and cul-de-sacs.
7. Other Necessarv ImDrovements - The applicant
shall install any other improvements
necessary for the proper operations or
maintenance of the improvements required by
or under this Code, as determined by the
Public Works Director.
110 - 7
110.50
110.55
110.60
Drivewavs
This section establishes requirements for the
location and width of driveways. See also
provisions of Chapter 105 of this Code for other
related requirements.
1. width The maximum width of driveways,
excluding flaring as approved by the Public
Works Director, is as follows:
a. For driveways that serve only
residential uses, the maximum driveway
width is 20 feet for a two-way driveway
and 10 feet for a one-way driveway.
b. For driveways that serve uses other than
residential uses, the maximum driveway
width is 30 feet for a two-way driveway
that intersects an arterial street, 26
feet for a two-way driveway that
intersects a local street and 22 feet
for anyone-way driveway.
2. Separation of Drivewavs -
a. Driveways that serve any use other than
detached dwelling units may not be
located closer than 150 feet to any
street intersection or to any other
driveway, whether on or off the subject
property . Driveways that serve only
residential use may not be located
closer than 25 feet to any street
intersection.
b. There may be no more than one driveway
for each 150 feet of lot frontage. The
city may further limit or prohibit
access to or from driveways onto
arterial streets.
Traffic Control Devices and Siqninq
All traffic control devices and pavement markings
shall conform to the "Manual on Uniform Traffic
Control Devices" (M. U . T. C. D. ) as adopted, from
time to time, by the Washington State Department
of Transportation.
Modifications. Deferments and Waivers
The Public Works Director may modify, defer or
waive the requirements of this Chapter only after
110 - 8
110.65
consideration of a written request for the
following reasons:
1. The improvement as required would not be
harmonious with existing street improvements,
would not function properly or safely or
would not be advantageous to the
neighborhood or city as a whole.
2. Unusual topographic or physical conditions
preclude the construction of the improvements
as required.
3. proper vertical or horizontal alignments
cannot be determined because the existing
streets do not have correct alignments.
4.
The required improvement is
project that has been
construction in the
Improvement Program.
part of a larger
scheduled for
city's capital
Bonds
The City may require or permit a bond under
Chapter 180 of this Code to insure compliance with
any of the requirements of this Chapter.
110 - 9
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.....,r
CHAPTER 115 - MISCELLANEOUS USE DEVELOPMENT AND PERFORMANCE
STANDARDS
115.05
115.10
115.15
115.20
115.25
115.30
115.35
115.40
115.45
115.50
115.55
115.60
115.65
115.70
115.75
115.80
115.85
115.90
115.95
115.100
115.105
115.110
115.115
115.120
115.125
115.130
115.135
115.140
115.145
115.150
115.05
User Guide
Accessory uses, Facilities and Activities
Air Quality RegUlations
Animals in Residential Zones
Development Activities and Heavy Equipment
operation - Limitations On
Distance Between Structures, Regarding Maximum
Horizontal Facade RegUlation
Erosion and Sedimentation Regulation
Fences - Barbed Wire, Electrified and Razor
wire
Garbage Receptacles and Dumpsters, Placement
and Screening
Glare RegUlation
Heat Regulation
Height RegUlations, Exceptions To
Home occupations and other Accessory
Components of Residential Uses
Junk and Junk Yards Prohibited
Land Surface Modification
Legal Building site
Lighting RegUlations
Lot Coverage, Calculation
Noise RegUlations
Odor
Outdoor Use, Activity and Storage
Radiation
Required Yards
Rooftop Appurtenances, Required Screening
Rounding of Fractions of Dwelling Units
sight Distance at Intersection
Temporary Trailers For Construction and Real
Estate Sales Offices
Trees, certain Species Prohibited
Vehicles and Boats Size and Use in
Residential Zones Limited
Water Quality RegUlations
User Guide
This Chapter contains a variety of regUlations and
standards that apply to the development and use of
land. The regulations in this Chapter do not all
pertain to the same general subj ect matter. The
regulations are arranged alphabetically so that
careful review of the table of contents is
important to find all pertinent regUlations.
115 - 1
115.10
115.15
115.20
Accessorv Uses. Facilities and Activities
1.
General As limited by this section,
accessory uses, facilities and activities
normally associated with as a permitted use
are permitted as part of that use. The
accessory use, facility or activity must be
clearly secondary to the permitted use.
Authoritv of the Planninq Director The
Planning Director is authorized to determine
if a particular accessory use, facility or
activity is normally associated with a
particular permitted use and if the particular
accessory use, facility or activity is clearly
secondary to the permitted use.
2.
3.
Exceptions and Limitations - This Code estab-
lishes specific limitations and regulations
for certain accessory uses, facilities and
activities for some uses in some zones. Where
applicable, those specific regulations
supersede the general statement of paragraph 1
of this Section.
Air Qualitv Requlations
1.
State Requlation - Air quality is regulated by
the Washington Clean Air Act, RCW 70.94, as
now existing or as hereafter amended. Any
inquiry, complaint, or violation regarding air
quality will be referred to the puget Sound
Air Pollution control Authority.
2.
Public Nuisance Any emission of air
contaminants which annoys; injures; endangers
the comfort, repose, health or safety of
persons; or in any way renders persons
insecure in life or in the use of property is
a violation of this Code.
Animals in Residential Zones
1.
General This Section establishes special
regUlations that govern the keeping of animals
in any zone where a dwelling unit is
permitted. However, any provision of this
Section that is inconsistent with a specific
provision applicable to Suburban Estate Zones
does not apply in Suburban Estate Zones.
2.
Types of Animals - Animals will be regulated
according to the following categories:
115 - 2
a. Household pets - The following animals
will be regulated as household pets:
1) 3 dogs or less per dwelling unit.
2) 3 cats or less per dwelling unit.
3) A total of 4 dogs and cats per
dwelling unit.
4) 4 rabbits or less per dwelling unit.
5) Gerbils.
6) Guinea pigs.
7) Hamsters.
8) Mice.
9) Caged birds.
10) Non-venomous reptiles and
amphibians.
11) other animals normally associated
with a dwelling unit, and which are
generally housed within the dwelling
unit.
b. Small Domestic Animals - The following
animals will be regulated as small
domestic animals:
1) More than 3 dogs per dwelling unit.
2) More than 3 cats per dwelling unit.
3) More than a total of 4 dogs and cats
per dwelling unit.
4) More than 4 rabbi ts per dwelling
unit.
5) Fowl.
c.
Laroe Domestic Animals - The
animals will be regulated
domestic animals:
following
as large
1) Horses.
2) Cattle.
3) Sheep.
4) Pigs.
5) Goats.
6) Other grazing or foraging animals.
d. Bees
3 . Other Reaulations - Nothing in this Section
eliminates the need to comply with applicable
State law and any other ordinance of the city
of Federal Way regulating the keeping of
animals.
4. Use Must be Accessory - The keeping of animals
under the provisions of this section must be
115 - 3
clearly accessory to the principal residential
use of the subject property.
5. Household Pets - Household pets, as that term
is defined in this section, may be kept on the
subject property.
6.
Small Domestic Animals
animals, as that term
section, may be kept on
subject to the following
small
is defined
the subj ect
regulations.
domestic
in this
property
a. Minimum Lot Size - The subject property
must be at least 35,000 square feet in
area.
b. Maximum Number of Animals - No more than
20 small domestic animals may be kept on
a lot containing 35,000 square feet of
area. One additional small domestic
animal is permitted for each additional
500 square feet of lot area. In
addition, offspring from one female are
permitted at any time, until those
offspring are able to live independently.
c. Pens. Structures and Enclosures The
applicant shall provide a suitable pen,
structure or enclosure to house the
animals and must maintain this structure,
pen or enclosure in a clean condition at
all times. All pens, structures and
enclosures must be set back at least 40
feet from each property line.
d. Limitations Under certain circumstances -
The city may limit the number of animals
allowed to less than the maximum stated
in this section if this is reasonably
necessary to protect nearby uses or the
City considering the following factors:
1) The proximity of the animals to
dwelling units both on and off the
subject property.
2) The lot size and isolation of the
subject property.
3) The compatibility with surrounding
uses.
4) Potential noise, pollution and other
impacts.
115 - 4
7.
Laroe Domestic Animals
Animals, as that term
Section, may be kept on
sUbject to the following
Domestic
in this
property
Large
is defined
the subj ect
regulations.
a. Minimum Lot Size - The subject property
must be at least 70,000 square feet in
area.
b. Maximum Number of Animals - No more than
2 large domestic animals may be kept on a
lot containing 70,000 square feet of
area. One additional large domestic
animal is permitted for each additional
35,000 square feet of lot area. In
addition, sucklings from one female are
permitted at any time.
c. Pens and Structures - The applicant shall
provide a suitable pen or structure to
house the animals and must maintain this
structure or pen in a clean condition at
all times. All pens or structures must
be set back at least 40 feet from each
property line.
d. Roamino and Graz ino Areas - The subj ect
property must contain an area of at least
14,500 contiguous square feet configured
in a sui table manner to be used as a
roaming, grazing or paddock area for the
animals. This area must be exclusive of
barns, storage sheds and other structures
and must be accessible to trucks to
deliver feed and remove manure. All
roaming, grazing and paddock areas must
be set back at least 20 feet from each
property line.
e. Exemntions to setbacks The setback
requirements of paragraphs 7.c and 7.d of
this section may be modified or waived by
the city if the abutting property owner
records a statement with King County to
run with the property giving permission
for the structure or pen or roaming,
grazing or paddock area to be closer to
the property I ine than the required set
back and/or for the structure, pen or
area to extend across the property line.
f.
Manure Piles Manure
located and maintained
piles must
in a manner
be
to
115 - 5
reduce or eliminate any impacts upon
adjoining properties and water quality.
g. Limitations Under certain circumstances -
The city may limit the number of animals
allowed to less than the maximum stated
in this section if this is reasonably
necessary to protect nearby uses or the
city considering the following factors:
1) The proximity of the animals to
dwelling units both on and off the
subject property.
2) The lot size and isolation of the
sUbject property.
3) The compatibility with surrounding
uses.
4) Potential noise, pOllution and other
impacts.
8. Bees Bees may be kept on the sUbject
property subject to the fOllowing regulations.
a. Minimum Lot Size - The sUbject property
must be at least 15,000 square feet in
area.
b. Number of Hives - Two hives are permitted
if the subject property is less than
20,000 square feet in area. Five hives
are permitted if the SUbject property as
between 20,000 and 60,000 square feet in
area. A maximum of 15 hives are
permitted if the SUbject property is more
than 60,000 square feet in area.
c. Location of Hives - The hives must be at
least 25 feet from each property line
unless one of the following circumstances
applies, in which case the hives must be
at least 10 feet from each property line:
(1) The hives are at least 8 feet above
the adjacent ground.
(2.) The hives are less than 6 feet above
the adjacent ground and are behind a
solid fence or hedge which is at
least 6 feet in height and parallel
115 - 6
115.25
115.30
to any property within 25
the hives and extending at
feet beyond the hive
directions.
feet of
least 20
in both
d. Reaistration All colonies shall be
registered with the Washington state
Department of Agriculture prior to April
of each year in which they are kept.
e. Housina and Maintenance - All colonies
must be kept in movable frame hives.
Adequate space must be maintained around
hives to prevent overcrowding and
swarming. Hives must be re-queened
following any swarming or aggressive
behavior.
9 . Bonds The City may require a bond under
Chapter 180 of this Code to ensure that the
subject property is maintained in a clean
condition.
Development Activities and Heavy Eauipment
Operation - Limitations On.
1.
General - It is a violation of this Code to
engage in any development activity or to
operate any heavy equipment between the hours
of 8 p.m. and 7 a.m., Monday through Saturday.
No development activity or use of heavy
equipment may occur on Sundays or Holidays
which are observed by the city.
2.
Exception - The Planning Director may grant
revocable, written permission to engage in a
development activity or to operate heavy
equipment between the hours of 8 p.m. and 7
a.m. on Monday through Saturday or 7 a.m. to 8
p.m. on Sundays or Holidays which are observed
by the city if this will not interfere with
any residential use that is permitted in the
zone in which it is located.
Distance Between Structures. Reaardina Maximum
Horizontal Facade Reaulation
1. General - For purposes of the regulations
in this Code regarding the maximum length
of a structure's facade' only, two
structures will be treated and considered
as one structure if any elements of the
structures, other than as specified in
paragraph 2 of this section, are closer
115 - 7
115.35
115.40
than 20 feet to each other. In addition,
structures connected by a breezeway or
walkway will be regulated as one
structure if any element of the breezeway
or walkway is higher than 8 feet above
finished grade.
2. ExceDtions-
a. Porches and similar elements of a
structure no higher than 18 inches
above finished grade may be closer
than 20 feet to another structure.
b. Chimneys, bays, greenhouse windows,
eaves and similar elements that
customarily extend beyond the
exterior walls of a structure may be
no closer than 18 1/2 feet from
another structure.
Erosion and Sedimentation Requlation
It is a violation of this Code for the owner of the
subj ect property to create, allow or perpetuate
conditions on the subject property which cause the
erosion or undermining of adjacent property. It is
also a violation of this Code for the owner of the
subject property to create, allow or perpetuate a
condition which causes the deposition of sediments
or the movement of other geologic materials onto
adjacent property.
Fences - Barbed Wire. Electrified and Razor
1. Barbed Wire - Barbed wire is permitted only
atop a fence or a wall at least 6 feet in
height or between two agricultural uses.
2. Electrified Fences - Electrified Fences are
not permitted in the City, except to contain
large domestic animals. All electric fences
and appliances, equipment and materials used
in connection with an electrified fence must
be listed or labeled by a qualified testing
agency and shall be installed in accordance
with manufacturer's specifications. All
electric fences shall be posted with permanent
signs, which are a minimum of 36 square inches
in area, at intervals of 15 feet along the
fence stating that the fence is electrified.
The permitted location of electrified fences
is as follows:
115 - 8
115.45
115.50
115.55
a.
separating
located anywhere
including on the
Electrified fences
agricultural uses may be
on the subject property,
property line.
b. other than as stated in paragraph 2.a of
this section, an electrified fence must
be located at least 18 inches inside of a
wood fence if the electrified fence is
within 20 feet of any property line.
3. Razor Wire Fences Prohibited Razor wire
fences are prohibited in the city.
Garbaae Recentacle and Dumnsters. Placement
and Screenina
1. General - Except as specified in paragraph 2
of this section, garbage receptacles and
dumpsters, including underground facilities -
a. May not be located in required yards;
b. May not be located in buffer areas
required by or under this Code; and
c. Must be screened from view from the
street and from adjoining properties by
a solid sight-obscuring enclosure.
2.
Exemntions - Garbage receptacles for detached
dwelling units, parks and construction sites
are exempt from the requirements of this
section.
Glare Reaulation
Any artificial surface which produces glare which
annoys; injures; endangers the comfort, repose,
health or safety of persons; or in any way renders
persons insecure in life or in the use of property
is a violation of this Code. (See also the section
in the Chapter entitled "Lighting Regulations").
Heat Reaulation
Heat generated by any activity or operation on the
subj ect property which annoys, inj ures , endangers
the comfort, repose, health or safety of persons;
or in any way renders persons insecure in life or
in the use of property is a violation of this Code.
115 - 9
115.60
Heiaht Reaulations. Exceptions To
1.
element or feature of a
than as listed in paragraph 2
may exceed the applicable
established for each use in
General No
structure, other
of this Section,
height limitation
this Code.
2.
Exceptions
a. For detached Dwelling Units -
1) Vents and chimneys may exceed the
maximum height limit; and
2) Rod, wire, dish and other antennas,
other than as specified in paragraph
2. c of this section, may be placed
above the maximum height if approved
using Process I. The city will
approve the application if -
a) Views across the subject
property are not substantially
impaired; and
b) The antenna must be placed
above the roof line in order to
function properly.
b. Except as specified in paragraph 2.a and
2.c of this section -
1) Rooftop appurtenances may exceed the
applicable height limitation by a
maximum of four (4) feet, if the
area of all appurtenances and
screening does not exceed 10 percent
of the total area of the building
footprint. These appurtenances must
be located in such a way as to
minimize view blockage.
2) Appurtenances that do not meet the
standards of paragraph 2.b.1 of this
section may be permitted if the
Planning Official determines that,
based on accurate graphic
representations provided by the
applicant, views from adjacent
properties will not be significantly
affected.
115 - 10
115.65
3 ) Any appurtenance, other than
chimneys and antennas, must be
screened from all streets and nearby
properties. See section 120 of this
Chapter for requirements pertaining
to rooftop screening.
c. A radio tower and antenna structure for
use by a noncommercial, licensed amateur
operator may be approved through Process
I, if the city determines that-
1) The radio tower and antenna
structures is placed to minimize its
visibility from adjoining
properties, while still permitting
effective operation;
2)
The radio tower and
structure does not extend
than reasonably necessary to
effectively; and
antenna
higher
operate
3) The use of the antenna will not
materially interfere with radio and
television reception on nearby
properties.
In making its decision on the application,
the Ci ty shall take into consideration the
strong federal interest in promoting amateur
communications and the rules adopted by the
Federal Communications commission regulating
such facilities.
I f the city approves the radio tower and
antenna structure, it may impose limitations
to mitigate or eliminate any adverse impacts.
This may include, but is not limited to,
requiring the use of a telescoping antenna,
which would only be extended during limited
periods when the antenna is in use.
Home Occupations and Other
Components of Residential Uses
Accessorv
1.
General
apply to
city.
regulations
residential
of this section
use within the
The
every
2.
purpose - The purpose of this
allow commercial occupations
residential uses to be located
while providing protection to
section is to
incidental to
in residences
all residents
115 - 11
from excessive noise, excessive traffic,
nuisance, fire hazard and other possible
effects of commercial uses being conducted in
residential areas.
3. Home Occunation - A Home Occupation may be
conducted subject to the following
regulations:
a. A Home Occupation is permitted if it
meets all of the following requirements-
1) It is carried on exclusively by a
family member who resides in the
dwelling unit;
2) It has no outside storage, exterior
indication or outside activity;
3) It uses no heavy equipment, power
tools or power sources not common to
a residence;
4) It has no pickup or delivery by
commercial vehicles;
5)
It does
persons
subject
services;
not include more than 4
per day coming to the
property for goods or
6) It creates no noise, dust, glare,
vibration, odor, smoke or other
impact adverse to a residential
area.
b.
A Home Occupation which does not meet the
requirements of paragraph 2.a of this
Section may be approved using Process II,
if -
1'-y-
1) It will not harm the character of
the surrounding neighborhood;
2) It will not include outdoor storage
and/or operation of building
materials, machinery, commercial
vehicles or tools, that will be
visible or audible from or have an
effect on other properties.
3) It does not create a condition which
injures or endangers the comfort,
repose, health or safety of persons
115 - 12
115.70
115.75
on abutting properties or streets;
and
4) It will not generate or necessitate
excessive parking.
5) Any sign for the home occupation is
a building mounted sign.
3 . Accessorv structure - structures, other than
the dwelling unit, used to house or support
the home occupation may not exceed 1000 square
feet in area.
4.
Domestic Animals - Please see the section in
this Chapter entitled Animals in Residential
Zones for regulations for keeping animals in
residential zones.
Junk and Junk Yards Prohibited
It is a violation of this Code to accumulate junk,
or for a property owner or the person in control of
property to allow junk to accumulate, on the
subject property. In addition, a junk yard is not
permitted in the city.
Land surface Modification
1.
General - The applicant shall comply with this
Section with respect to all land surface
modifications.
2.
Nature of Fill Materials - All materials used
as fill must be non-dissolving and
non-decomposing. Fill material must not
contain organic or inorganic material that
would be detrimental to water quality or
existing habitat or create any other
significant adverse impacts to the
environment.
3. Permitted outriqht A land surface
modification is permitted only if it:
a. has been approved as part of a valid
development permit, subdivision, or
substantial development permit;
b. is for cemetery graves;
c. is in a right-of~way and authorized in
writing by the Director of the Department
of Public Works;
115 - 13
d. is for mining, quarrying, excavating,
processing, stockpiling of rock, sand,
gravel, aggregate or clay where a permit
has been issued by the state of
Washington, Department of Natural
Resources:
e. is for exploratory excavations under the
direction of a professional engineer
licensed in the state of washington,
provided that the extent of the land
surface modification does not exceed the
minimum necessary to obtain the desired
information:
f.
is for normal maintenance and
the facilities of a common
rail in interstate commerce
existing right-of-way:
repair of
carrier by
within its
g. is for excavations for utility service
connections to serve existing and/or new
structures and is outside any area that
is within the jurisdiction of Chapter 80
of this Code.
h. is for actions which must be undertaken
immediately, or wi thin a time too short
to allow for compliance with the permit
requirements of Paragraph 4 of this
Section, to avoid an imminent threat to
public health or safety: to prevent an
imminent danger to public or private
property: or to prevent an imminent
threat of serious environmental
degradation. This determination will be
made by the Planning Official:
i. is for the removal of overhanging
vegetation and fire hazards or for
removal of blackberry vines or dead,
dangerous or diseased trees when
authorized by the Building Official:
j. is for placement of fill on land owned or
controlled by the city:
k. Is an integral part of an ongoing
agricultural or horticultural use on the
subject property:
1. Is conducted on property which contains a
detached dwelling unit and which, because
115 - 14
of the size of the property or the
location of the dwelling unit, can not be
further subdivided or divided; or
m. complies with all of the following
criteria:
1) The subject property contains a
permanent building or an active use.
2) The Land Surface Modification will
not change the points where the
storm water or groundwater enters or
exits the SUbject property; and will
not change the quality, quantity, or
veloci ty of storm water or
groundwater.
3) The Land Surface Modification is
outside any area that is within the
jurisdiction of Chapter 80 of this
Code.
4) In anyone year period, not more
than 100 cubic yards of fill
material is deposited on, excavated
and removed from or moved from place
to place on the subj ect property.
I f the subj ect property is larger
than one acre, the limit is one
hundred cubic yards within each
acre.
5) No trees defined as significant
trees will be removed and no
vegetation will be removed if that
vegetation was required to be
retained by or through any
development permit issued under this
Code or any prior Zoning Code.
6) If the SUbject property is 2 acres
or larger and has 20% or more of its
area covered with native vegetation,
the land surface modification will
not remove more than 20% of that
native vegetation. The limitations
of this paragraph 3 .m. 6) apply to
all land surface modification on the
subject property over time.
7) The Land Surface Modification will
not result in more than a two foot
115 - 15
increase or one foot decrease in the
average elevation of the sUbject
property, computed using the
elevation of the midpoint of each
property line.
4. Discretionarv Approval
a. General A land surface modification
that does not meet the requirements of
paragraph 3 of this section, may be
approved through Process I.
b. Required Information - In addition to the
application material required in Chapter
145 of this Code, the applicant must
submit the following:
1) A recent survey of the subject
property.
2) A map showing the limits of the
proposed land surface modification;
the location of utilities, easements
right-of-way improvements and any
area regulated under Chapter 80 of
this Code that is on or within 400
feet of any area to be disturbed by
the proposed land surface
modification.
3) A tree retention plan.
4) An erosion control/construction
phase storm water control plan.
5) A soils report which contains
sufficient information to determine
the potential impacts of the
proposed land surface modification
as well as proposed measures to
reduce or eliminate these impacts,
all as determined by the city.
c.
Decisional criteria The
approve the proposed land
modification if it complies
following criteria:
city may
surface
with the
1) Except as allowed under this Code,
it will not alter or adversely
affect streams, lakes, wetlands or
115 - 16
significant trees, either on or off
the subject property.
2) It will not violate any express
pOlicy of the city.
3) It meets at least one of the
following criteria:
a) It is necessary to correct an
erosion or drainage problem on
an undeveloped site.
b) It is necessary to create new
utility or access corridors.
c) Other unusual circumstances
exist which make it reasonable
to permit land surface
modification in advance of the
issuance of a development
permit, subdivision or short
SUbdivision approval or
shoreline substantial
development permit.
5. Tree and Plant Restoration
If, during the land surface modification, any
tree required to be retained or planted is
damaged or destroyed, the applicant shall
plant a tree of the same species at least 5
inches in diameter, as measured 6 inches above
the top of the root ball if deciduous and at
least 17 feet high if coniferous, in the
immediate vicinity of the damaged or destroyed
tree. The City may require the applicant to
remove the damaged or destroyed tree.
In addition, if the land surface modification
destroys ground cover or shrubbery, the
applicant shall hydroseed the bare soil and
plant shrubs at least 24 inches in height in
the immediate vicinity of the damaged or
destroyed vegetation.
6. Bonds - The City may require the following
bonds for any land surface modification
approved by or under this section:
115 - 17
115.80
115.85
a. A performance bond to guarantee that the
land surface modification will conform to
city standards and requirements.
b. A maintenance bond for the stability of
the work and the preservation of
vegetation.
Leaal Buildina site
1.
General - It is a violation of this Code to
erect a structure on or to otherwise use or
occupy any lot or parcel unless that lot or
parcel is a legal building site. A lot or
parcel is a legal building site if it meets
all of the following criteria:
a. It was created or segregated pursuant to
all appl icable laws, ordinances and
regulation then in effect.
b. Except as specified in paragraph 2 of
this section, it is at least as large as
the minimum lot size established by this
Code.
c. It is adj acent to a street, providing
access to that lot or parcel, that meets
the minimum requirements establ ished by
or under this code.
2. Exception. Detached Dwellina units - Subject
to all other requirements of this Code, an
applicant may build one detached dwelling unit
on a lot or parcel regardless of the size of
the lot or parcel, if-
a. There is or has ever been a residence on
the subject property; or
b. The lot lines defining the lot or parcel
were recorded in the King County
Assessors Office prior to February 28,
1990, and the lot or parcel has not
simultaneously been owned by the owner of
a contiguous lot or parcel subsequent to
that date.
Liahtina Reaulation
1.
Efficient Liaht Sources - The applicant shall
utilize energy efficient light sources.
115 - 18
115.90
115.95
2.
state Code - The applicant shall comply with
the Washington state Energy Code, as now
existing or as hereafter amended, with respect
to the selection and regulation of light
sources.
3.
Glare From Sub; ect Propertv Prohibited - The
applicant shall select, place and direct light
sources both directable and non-directable so
that glare produced by any light source, to
the maximum extent possible, does not extend
to adjacent properties or to the right-of-way.
(See also the section in this Chapter entitled
"Glare Regulations").
Lot Coveraae. Calculatina
1. General - Except as specified in paragraph 2
of this Section, the area of all structures,
pavement and any other impervious surface on the
subject property will be calculated as a percentage
of total lot area in determining compliance with
maximum lot coverage required in this Code. If the
subj ect property contains more than one use, the
maximum lot coverage requirements for the
predominant use will apply to the entire
development.
2. Exceptions
a. A wood deck will not be considered as an
impervious surface for maximum lot
coverage proposed if the deck is
constructed with gaps between the boards
and if there is pervious surface below
the deck.
b. A vehicular access easement or tract that
serves more than one lot will not be used
or considered in determining compliance
with the maximum lot coverage requirement
of this Code.
c. One-half of the area covered with grass
grid pavers will be considered as
impervious surface in determining
compliance with maximum lot coverage
requirement of this Code.
1.
Noise Reaulations
Maximum Environmental Noise Levels
115 - 19
115.100
115.105
a. state Standard Adopted The city of
Federal Way adopts by reference the
Maximum Environmental Noise Levels
established pursuant to the Noise Control
Act of 1974, RCW Chapter 70.107, as now
existing or hereafter amended. See WAC
Chapter 173-60, as now existing or
hereafter amended.
b. Watercraft Noise Performance Standards -
The city of Federal Way adopts by
reference the Watercraft Noise
Performance Standards established
pursuant to the Noise control Act of
1974, RCW Chapter 70.107, as now existing
or hereafter amended. See WAC Chapter
173-70, as now existing or hereafter
amended.
2.
Bonds - The City may require a bond under
Chapter 180 of this code to insure compliance
with the provisions of this Section.
odor
Any odor which injures, endangers the comfort,
repose, health or safety of person on abutting
properties or streets, or in any way renders
persons insecure in life or in the use of abutting
properties or streets is a violation of this Code.
Outdoor Use. Activitv and Storaae
1.
General - This section establishes regulations
applicable to outdoor use, storage and
activity.
2.
Residential Uses - Outdoor uses, storage and
activities normally associated with a
residential use are permitted, unless
otherwise regulated or prohibited by this
Code.
3.
Commercial and Industrial Uses
a. General - Subject to the requirements of
paragraphs b. through g. of this Section,
the uses and activities that are
permitted on a site under this Code may
be conducted out of doors unless
otherwise regulated or prohibited by this
Code.
115 - 20
b. Site Plan - The applicant shall submit,
for approval to the Department of
Planning and Community Development, a
site plan drawn to scale showing and
describing the following items:
1) Locations and dimensions of all
structures and fences on the subject
property.
2)
Locations and dimensions of
parking and driving areas on
sUbject property.
all
the
3) Locations and dimensions of all
existing and proposed outdoor use,
activity or storage areas on the
sUbject property.
4) Locations and description of all
existing landscaping and buffer on
the subject property.
5) The nature of the outdoor use,
activity or storage.
6) The intended duration of the outdoor
use, activity or storage.
c. Specific Use and Development Reauirements
- The city will administratively review
and either approve or deny any
application for outdoor use, activity and
storage based on the following standards:
1)
All outdoor use,
storage areas must
required buffers for
use.
activity and
comply wi th
the primary
2) A minimum 6 foot high solid
screening fence or other appropriate
screening approved by the Planning
Official is required around the
outside edges of the area devoted to
the outdoor use, activity or
storage.
3) Outdoor use, activity or storage
areas located adjoining residential
zones or permitted residential uses,
may not be located in the required
yards adjoining the residential use
or zone.
115 - 21
4) If the outdoor storage area is sur-
rounded on all sides by industrial
zones, then the height of the
outdoor storage shall not exceed the
height of the primary structure on
the subject property. In all other
cases, the height of items stored
outdoor shall not exceed six feet
above finished grade.
5) The outdoor use, activity or storage
area may not inhibit safe vehicular
and pedestrian movement to, from and
on the subject property.
d. Exceptions to Outdoor Use. Activitv or
storaae - The following outdoor uses and
activities, when located in commercial
and industrial zones, are exempt from the
requirement of paragraph 2. band 2. c of
this section:
1) Outdoor Christmas tree lots and
fireworks stands if these uses will
not operate more than 30 days in any
year.
2) Outdoor amusement rides, carnivals
and circuses and parking lot sales
which are ancillary to the indoor
sale of the same goods and services
if these uses will not operate more
7 days in any six month period.
3) Outdoor dining areas.
4) Outdoor display of vehicles for sale
or lease; provided that the display
area complies with the parking area
buffer requirement in Chapter 105 of
this Code.
e. Gross Floor Area - For the purpose of
this Code, an outdoor use, acti vi ty or
storage area will be used in calculating
the gross floor area of a use or
development if this area will be used for
outdoor use, activity or storage for at
least two months out of every year.
f.
Improvements
activity or
unimproved
If
storage
area of
the outdoor use,
is located on an
the site, the
115 - 22
115.110
115.115
underlying
required by
Works and
Development.
ground must be improved as
the Departments of Public
Planning and Community
g. Modification - The applicant may request
a modification of the requirements of
paragraph 2. c of this section. This
request will be reviewed and decided upon
under Process II. The city may approve
the modification if -
1) The modification will not create a
greater impact on any nearby
residential use than would be
created without the modification;
2) The modification will not detract
from the character of any use; and
3) The modification will not be
injurious to public health, safety
or welfare.
Radiation
Ionizing radiation is defined and regulated by the
state of Washington pursuant to RCW Chapter 70.98,
as now existing or hereafter amended. Any
complaint, inquiry or violation regarding ionizing
radiation wi thin the city of Federal Way will be
referred to the state of Washington.
Required Yards
1.
General This Section establishes what
structures, improvements and activities may be
in or take place in required yards as
established for each use in each zone by this
Code.
2.
Exceptions and Limitations in Some Zones
This Code contains specific regulations
regard,ing what may be in or take place in
required yards in certain instances. Where
applicable, those specific regulations replace
any inconsistent provisions of this section.
3.
structures and Improvements - No improvement
or structure may be in a required yard except
as follows:
115 - 23
a. A driveway and/or parking area subject to
the standards of paragraph 5 of this
section.
b. Any improvement or structure, other than
a driveway and/or parking area, that is
not more than 4 inches above finished
grade may be anywhere in a required
setback yard.
c. An improvement or structure, that is not
more than 18 inches above finished grade
may extend not more than 5 feet into a
required yard.
d. Chimneys, bay windows, greenhouse
windows, eaves, awnings and similar
elements of a structure that customarily
extend beyond the exterior walls of a
structure may extend up to 18 inches into
any required yard. The total horizontal
dimension of the elements that extend
into a required yard, excluding eaves,
may not exceed 25% of the length of the
facade of the structure from which the
elements extend.
e. Fences and railings not over 6 feet in
height may be located in required yards
subject to the fence regulations
contained within this Chapter.
f. Rockeries and retaining walls may be
located in required yards if-
1) The rockery or retaining wall is not
being used as a direct structural
support for a major improvement; and
2)
The rockery or retaining
reasonably necessary to
support to a cut or slope.
wall is
provide
g. Signs may be located in required yards
SUbject to provisions of Chapter 95 of
this Code.
h. Covered walkways, no more than eight feet
wide and ten feet above finished grade
and open along the sides, are permitted
in required yards in commercial, office
and industrial zones.
115 - 24
i. In low and medium density residential
zones, the applicant may, through Process
I, request approval to locate a storage
shed in a required yard, except a
required front yard. The city may
approve the application if-
1) The proposed structure is no more
than eight feet high above finished
grade;
2) The maximum length of the facade of
the proposed structure parallel to
each property line, from which the
required yard is not provided, shall
not exceed ten feet;
3) The proposed structure contains no
more than 120 square feet in total
area;
4) No reasonable alternative location
exists on the subj ect property due
to special circumstances regarding
the size, shape, topography or
location of the subject property or
the location for legally constructed
pre-existing improvements of the
SUbject property; and
5) permi tting the intrusion onto the
required yard will not create a
material, negative impact on the
character of nearby residential
uses.
4. Outdoor Uses. Activities and storaae - For
regulations on outdoor uses, activities and
storage, see section 105 of this Chapter.
5. Drivewavs and Parkinq Areas - Vehicles may not
be parked in required yards except as follows:
a. Detached Dwellina Units - The regulations
of this paragraph apply to driveways and
parking areas for detached dwelling
units.
1) General - Vehicles may be parked in
the required front and rear yards
only if parked on a driveway and/or
parking pad, except as specified in
paragraph 5.a.2 of this section. A
driveway and/or parking pad, in a
115 - 25
required front yard, may not exceed
20 feet in width and may not be
closer than 5 feet to any side
property line.
2. Exception A driveway and/or
parking pad in a required front yard
may exceed 20 feet in width if -
a. It serves a 3-car garage;
b. The subject property is at
least 60 feet in width; and
c. The garage is located no more
than 40 feet from the front property
line.
In addition, a driveway may flare at the
front property line to a maximum width of
30 feet.
b. Attached and Stacked Dwellina Units in
Residential Zones The regulation of
this paragraph apply to driveways and
parking ares for stacked and attached
dwelling units in residential zones.
1) parking areas may not be located in
required yards.
2) Driveways must be setback at least 5
feet from each property lines,
except the portion of any driveway
which crosses a required yard to
connect with an adjacent street.
c. Other Uses - Parking areas and driveways
for uses other than those specified in
paragraphs 5.b. and 5.b of this section,
may be located wi thin required setback
yards.
d. Shared parkina - If parking serves two
adj acent uses, the parking area may be
anywhere in the required yard between
those uses.
115.120
Rooftop ApPurtenances. ReQUired Screenina
1). General Except as specified in
paragraph 2 of this section, vents,
mechanical penthouses, elevator equipment
and similar appurtenances that extend
115 - 26 .
115.125
115.130
above the roof line must be surrounded by
a solid sight obscuring screen that meets
the following criteria:
a. The screen must be integrated into
the architecture of the building.
b. The screen must obscure the view of
the appurtenances from adjacent
streets and properties.
2. Exemptions-
a. Rod, wire and dish antennas allowed
under Section 60 of this Chapter are
exempt from the requirements of this
section, if the screening would
interfere with the effective
operation of the antenna.
b. A painted appurtenance is exempt
from the requirements of this
Section if the Planning official
determines that painting will be as
effective in minimizing rooftop
clutter as would a solid sight
obscuring screen.
Roundina of Fractions of Dwellina Units
In many zones, the number of dwelling units
allowed on the sUbject property is determined
by dividing the area of the subject property
by the number of square feet this Code
requires per unit. When this results in a
fraction, the number of permitted dwelling
units will be rounded up to the next higher
whole number of units if the fraction is at
least 2/3. If the fracture is less than 2/3,
the number of permitted dwelling units will be
rounded down to the next lower whole number of
units.
Siaht Distance at Intersection
1.
General - This Section establishes that areas
around all intersections, including the
entrance of driveways onto streets, must be
kept clear of sight obstruction. The extent
of these areas depends on a number of factors.
Listed _ in paragraph 2 of this section are a
number of types of intersections and the
regulations applicable to each. Paragraph 3
115 - 27
establishes what may be in the area that is to
be kept clear of sight obstructions.
2. Intersections by TVpe
a. Type "A" Intersection A type "A"
intersection is one in which 2 streets
converge in any configuration where one
of these streets is controlled with
either a stop or yield sign (the minor
street) and the other street is not
controlled by a stop or yield sign or
other control device (the through
street) . The object at type A
intersection is to allow traffic at the
stop sign or approaching the yield sign
on the minor street to see approaching
traffic on the through street and to
allow traffic on the through street to
see approaching traffic on the minor
street.
The dimensions of the area that must be
clear of sight obstructions. depends on
whether the minor street is controlled by
a stop or yield sign; the posted speed on
the through street, and the number of
through traffic lanes on the side of the
through street closest to the minor
street. The area that must be kept clear
is in the shape of a triangle at each
corner of the intersection. Below are 2
diagrams and tables that will establish
the length of two sides of the triangle.
Connecting the end points of these two
sides with a straight line establishes
the area that must be kept clear of sight
obstruction. Note that the two sides of
the triangle shown on the diagrams below
are measured along the pavement edge.
115 - 28
Stop or Yield Sign
E
Fl
Cl
8
A'
0,
IF
>;
IC
TYPE .A. INTERSECTION :
1 Approaching Traffic Lane On Through Street
Stop or Yield Sign
E
TYPE OF SIGN
tT\ CONTROLl.ING
W INTERSECTION
Minor Street
Controlled by
Stop Sign
Minor Street
Controlled by
Yield Sign
O!t.,~ /
Q Ii: . LENGTH OF SIDE IN FEET
;j~
4- ~ I SIDES
.llg / ./' / l / l / <5'
Unposted or 1 I I
20 - 25 MPH 13' 175' 14' 105'
I 200' I 14' I 130'
I 250' I 14' I lS0'
275' I 14' I lBO'
I 24'
230' I 24'
I 24'
124'
30 HPH
14'
35 MPH
14'
40 MPH
14'
Unposted or
20 . 25 HPH
I -iso'
140'
24'
30 MPH
24'
170'
35 MPH
24'
280'
205'
40 rlPH
24'
:320'
240'
115 - 28A
Stop or Yield Sign 8
FI 10 A: 'C
--- - - - -
Through Street
C, IA 121 IF
T I;: Stop or Yield Sign
Edge of Pavement 8:1 E
gl
~I
TYPE -. A /I INTERSECTION:
2 Approaching Traffic Lanes On Through Street
rS-J... / - LENGTH OF SIDE IN FEET
~
~~
R~ t; I SIDES
"
Q~
TYPE OF SIGN ~;:j / / /l
Qd CONTROLLING ~; 7' P .~
INTERSECTION ~o~ "r'. T Q
Unposted 0" I I
20 - 25 MPH 13' 175' 14' 75'
M1no,. 5t"eet I I I
Co n t ,.0 11 ed by 30 HPH 14 ' 200' 14' 90 '
Stop Sign
35 MPH 14 ' I 250' I 14' , 110 .
40 MPH 14' I- 275' I 14' I 125'
Uripos ted 0,. I I' -I
20 - 25 MPH 24' '-190 ' 24' 105'
Hino,. St,.eet I I I
Cant,.olled by.
Yield Sign 30 I1PH 24' 230' 24' 130' .
---
H r~PH 24' 280' I 24' I 130 '
40 11PH 24' I 320 ' I 24' I laO'
115 - 28B
Tvpe B Intersection - Except as specified
in paragraphs 2.e and 2.f of this
Section, a type "B" intersection is one
in which two streets cross and neither is
controlled by a stop or yield sign or
other control device. The object at
these intersections is to allow traffic
on both streets to see approaching
traffic. The areas that must be kept
clear of sight obstruction is in the
shape of two partially overlapping
triangles at each corner of the
intersection. One side of each triangle
is 24 feet long measured along the
pavement edge. The second side is 140
feet long measured along the pavement
edge. connecting the end points of these
sides with a straight line establishes
the area that must be kept clear of sight
obstruction. See the following diagram.
b.
140'
140'
~
...
A
o
140'
----------
140'"
124,
I I
......... r.....
,~;!;~:1~1!ti1iJf1!!J1pl!El1Jjjl+/" ,
Edge of Pavement
TYPE -8- INTERSECTION
115 - 29
c. Type "C" Intersection - A type "C" inter-
section is one in which 2 streets
converge in any configuration and both
streets are controlled by stop signs.
The object at these intersections is to
allow traffic stopped at the stop sign to
see traffic stopped at the stop signs in
every approaching traffic lane. The
areas that must be kept clear of sight
obstructions are in the shape of
triangles, one at each corner of the
intersection. Two sides of each triangle
are 10 feet long, each as measured along
the edge of the pavement. Connecting the
ends of these two sides with a straight
line establishes the area that must be
kept clear of sight obstructions. See
the diagram below.
TYPE .C.
INTERSECTION
al
al
.:
en
10'"
10'"
Street
10"
10'
I
Il= ..
1 !
;;
(
T
Edge of Pavement
I
115 - 30
d. Type "D" Intersection - A type "D" inter-
section is one in which all streets are
controlled by a traffic light. The
object at these intersections is to allow
traffic that could turn on a red light to
see approaching traffic and to allow
traffic with a green light to see traffic
that could turn on a red light. The
areas that must be kept clear of sight
obstructions are in the shape of a
triangle, one at each corner of the
intersection. The dimensions of these
areas depends on the speed of the two
streets. Below is a diagram and table
that will establish the length of two
sides of these triangles. connecting the
end points of these two sides with a
straight line establishes the area that
must be kept clear of sight obstructions.
Note that the two sides of the triangle
shown on the diagram below are measured
along the pavement edge.
115 - 31
F
E-O
S traet 1
c
.
,A
I
I
B I
N1
_1
:1
=1
(/),
I F
B
AI I-
Trafflc Light C
. -----------
o ___..E
T
Edge of Pavement.
( i
TYPE -D- INTERSECTION
is!...
lOt:
~~
4- ~
:?:
@ INTERSECTING {j ~I?j
~~
STREETS q,O !....:::'
Unposuo or
S 20 . 25 IlPH
T
R I
E
E 30 11P~
T
:l 35 I1PH
0
1 40 I1P~
5 Unpostec1 or
T 20 - 25 ,~PH
E
E
.:-T 30 I'IPH
II
0
2 P5 tlPH
~O 11PH
115 - 31A
-;LENGTH OF SlOe IN FE:::T
/ SIDES
~Qj g ~ I,CJ g ~
, <11 Q /~ <11 Q
I
I
I
I
I
I
- 14'
14'
13 '
175'
200'
14'
250'
14'
275'
13'
175'
14'
200'
14'
250 '
275'
e. Type "E" Intersections A type "E"
intersection is an intersection in which
a driveway or vehicular access easement
or track serving any use, other than
residential usej enters a right-of-way.
The object at these intersections is to
allow traffic coming out of the driveway
or vehicular access easement or tract to
see approaching traffic. These
intersections are regulated as Type A
intersections as if the driveway or
vehicular access easement or tract is the
minor street controlled with a stop sign
and the right-of-way is the through
street.
f. Type "F" Intersection - A type "F" inter-
section is an intersection in which a
driveway or vehicular access easement or
tract serving exclusively residential
uses enters a right-of-way. The obj ect
at these intersections is to allow
traffic coming out of the driveway or
vehicular access easement or tract to see
approaching traffic. The areas that must
be kept clear of sight obstructions are
the areas enclosed within triangles, one
at each corner of the intersection. Two
sides of each triangle area are 10 feet
long each as measured along the pavement
edge. Connecting the ends of these two
sides with a straight line establishes
the area that must be kept clear of sight
obstruction. See the diagram below.
Edge of Pavement
1 ~:o
10'
Street
10' _ 10' I
~~I~~Y
c
TYPE -F" INTERSECTION
115 - 32
g. One-wav streets and Streets with Median
Barriers - The provisions of this section
are written to apply to streets with
two-way traffic and without a median
barrier. The Public Works Director may
modify the requirement of this section to
fulfill the purpose of these regulations
for intersections including a one-way
street or a street with a median barrier.
h. Intersections Not specifically Reaulated
The Public Works Director shall
establish the area that must be kept
clear of sight obstructions on a
case-by-case basis for intersections
containing more than 2 streets and for
other intersections that are not
specifically regulated in paragraph 2.a.
through 2.f. of this section.
3. Permissible Intrusion in the Area to be Kept
Clear of siaht obstruction
a. General - Except as stated in paragraph
3.b. of this section or unless
specifically approved by the Public Works
Director, no structure, improvement,
vegetation or other thing may be wi thin
the area that must be kept clear of sight
obstructions between 3 feet and 8 feet
above the elevations of the pavement edge
of each intersecting street or driveway
where that street or driveway meets the
point of the triangle, that forms this
area, furthest away from the
intersection.
b. Exceptions - The following are permitted
to be within the area that must be clear
of sight obstructions:
1) Any structure erected before the
effective date of the Code.
2) Natural topography of the ground.
However, the Publ ic Works Director
may require land surface
modification to fulfill the intent
of this Section as part of any
development activity on the subject
property.
3) Any number of tree trunks and sign
or utility poles if the Public Works
115 - 33
-'
Director determines that adequate
visual access is available between
these tree trunks or poles.
115.135
Temporarv Trailers For Construction and Real
Estate Sales Offices
Temporary trailers or buildings used for
construction offices and real estate sales offices
normally associated with construction of a building
or development are permitted on the SUbject
property during building or development on or of
the SUbject property. Temporary trailers and
buildings permitted under this Section may not be
located in required yards unless permitted in
wri ting by the Planning Director. Any temporary
trailer or building permitted under this Section
must be removed from the subj ect property wi thin
six (6) months after completion of construction of
the improvements on the SUbject property. The city
may required a bond, under Chapter 180 of this
Code, to cover the cost of removing the temporary
trailer or building, if necessary.
115.140 Trees. certain Species Prohibited
The following types of trees may not be planted
closer than the listed minimum planting distance to
rights-of-way or sewers:
Trees
1. Ailathus Altisinia (Tree of Heaven)
2. Catalpa
3. Cottonwood
4. Juglamus Nigra (Black Walnut)
5. Platanus (Plane, Sycamore)
6. Populus (Poplars)
7. Salix (Willows)
8. Tilia Americana (Basswood)
9. Ulmus (Elm)
Minimum
Plantina
Distance
25'
25'
40'
25'
40'
40'
25'
25'
40'
In addition to any other enforcement mechanism or
penalty contained within or authorized. by this
Code, any person violating this prov~s~on is
responsible for any damage caused by the tree or
trees.
115 - 34
115.145
Vehicles and Boats Size and Use in
Residential Zones Limited
1. General - Except as specified in paragraph 2
of this section , it is a violation of this
Code to park or store any vehicle or boat on
any lot in a residential zone if that vehicle
or boat is both more than 9 feet in height and
more than 22 feet in length. ,
2. Exceptions
a. A vehicle of any size may be parked on
any lot in the city for not more than 48
hours for the exclusive purpose of
loading or unloading the vehicle.
b. The city may, using Process II, approve a
request to park or store a vehicle or
boat of any size on a lot in a
residential zone if-
1) The parking or storage of the
vehicle or boat will not be
detrimental to the character of the
neighborhood;
2) The property abutting the subject
property will not be impacted by the
parking or storage;
3) The placement of the vehicle or boat
will not create a potential fire
hazard; and
4) The parking or storage is clearly
accessory to a residential use on
the subject property and the vehicle
or boat is operated by a resident of
the sUbject property.
The city may impose screening requirements,
limit the hours of operation and impose other
restrictions to eliminate adverse impacts of
the parking or storage.
3. Limitation on Use - It is a violation of this
Code to sleep in, or use for any other
residential purpose, a vehicle or boat parked
in a residential zone for more than fourteen
(14) days in anyone hundred and eighty (180)
day period. -
115 - 35
115.150
1.
Water Qualitv Reaulations
General This Section establishes the
following water quality standards based on the
how the water leaves the sUbject property:
a.
water quality
flows directly
into a stream,
Paragraph 2 establishes
standards for water that
from the subject property
a lake or puget Sound.
b. Paragraph 3 establishes water quality
standards for water that is conveyed into
the public storm water system directly
from the sUbject property.
c. Paragraph 4 establishes water quality
standards for water that enters the
groundwater system by penetrating through
the surface of the sUbject property.
d. Water that leaves the subject property by
conveyance directly into a sanitary sewer
system or from a septic tank system is
not regulated by this Code. Seattle-
King county Health Department Regulation
Number III applies to water quality in
these situations.
2. Qualitv of Water Enterina streams and Lakes:
a. General The quality of any water
entering any stream or lake or puget
Sound directly from the subject property
must meet the water quality standards
established under the authority of
RCW Chapter 90.48, and contained within
WAC 173-201, as they now exist or may be
hereafter amended, which standards are
hereby incorporated by reference.
b. Classifications - Under the authority of
WAC 173-201, the city hereby classifies
all streams within the city as "Class
AA", and all lakes within the City as
"Class Lake".
3. Quality of Water Enterina the Public Storm
Water System - All water directly entering the
pUblic storm water system from the subject
property must meet the following water quality
standards:
115 - 36
a. Fecal coliforms levels may not exceed a
geometric mean of 50 organisms per 100
milliliters, with not more 10% of the
samples exceeding 100 organisms per 100
milliliters.
b.
Dissolved oxygen must
milligrams per liter.
c. The concentration of total dissolved gas
may not exceed 110% of saturation at any
point of sample collection.
exceed
9.5
d. PH must be within the range of 6.5 to
8.5. In addition, the water leaving the
sUbject property may not change the PH of
the public storm water system by more
than 0.2 units.
e. The temperature of the water entering the
pUblic storm sewer system may not exceed
16.0 degrees centigrade as a result of
human activity. In addition, temperature
increases in the public storm sewer
system may not, as a result of human
activity, exceed t=23/(T+5).
f. The turbidi ty of the water leaving the
subj ect property may not exceed 5 NTUs
(Nephlometric Turbidity Units) over the
background turbidity when the background
turbidi ty is 50 NTUs or less, or have
more than a 10% increase in turbidity
when the background turbidity is more
than 50 NTUs.
g. The water leaving the subj ect property
may not contain toxic or deleterious
materials except those which result from
reasonable and safe activities which are
associated with and accessory to an
allowable use conducted on the subject
property.
4. Oualitv of Water Enterina the Ground - Water
that enters the ground water system by
penetrating through the surface of the subject
property, other than from a septic tank, may
not contain any toxic or deleterious materials
except those which results from reasonable and
safe activities which are associated with and
accessory to an allowable use conducted on the
subject property.
115 - 37
~ ).;.
5. Special Enforcement provisions
a. Analvsis Conducted by state certified
Laboratory - As part of any investigation
of a potential violation of this section,
water samples will be analyzed by a state
certified water quality laboratory
capable of conducting the necessary
analyses.
b. Cost to be Paid by the Propertv Owner -
If a violation of this section is found
to exist, the Owner of the Subject
Property shall pay the city's actual
costs in conducting the laboratory
analyses described in paragraph 5. a of
this section.
6. Public Nuisance - In addition to the other re-
quirements of this section, any discharge into
water or change in water quality which annoys;
injures; endangers the comfort, repose, health
or safety of persons; or in any way renders
persons insecure in life, or in the use of
property is a violation of this Code.
115 - 38
-
.
CHAPTER 120 - VARIANCES
120.05
120.10
120.15
120.20
120.25
120.05
120.10
120.15
120.20
User Guide
Process for Deciding Upon a Proposed Variance
Application Information
criteria for Granting a variance
What May not be Varied
User Guide
This Chapter establishes a mechanism whereby the
provision of this Code can be varied on a case-by-
case basis if the application of these provisions
would result in an unreasonable and unusual
hardship. While almost any provision may be
varied, there are some limitations as specified in
this Chapter.
Process for Decidina Upon a Proposed Variance
The City will use
review and decide
Variance.
Process II of this Code, to
upon an application for a
Application Information
In addition to the application materials required
in Chapter 150 of this Code, the applicant shall
submit a completed application on the form provided
by the Planning Department, along with all of the
information listed on that form.
criteria for Grantina a Variance
The city may grant the variance only if it finds
all of the following:
1. That the variance will not constitute a grant
of special privilege inconsistent with the
limitations upon uses of other properties in
the vicinity and zone in which the subject
property is located.
2. That the variance is necessary because of
special circumstances relating to the size,
shape, topography, location or surroundings of
the subject property to provide it with use
rights and privileges permitted to other
properties in the vicinity and zone in which
the subject property is located.
120 - 1
..
-1
120.25
3. That the granting of the variance will not be
materially detrimental to the public welfare
or injurious to the property or improvements
in the vicinity and zone in which the subject
property is located.
4. That the special circumstances of the sUbject
property are not the result of the actions of
the owner of the subject property.
What May Not Be Varied
The city may grant a variance to any of the
provisions of this Code except-
1. The city may not grant a Variance to any
provision establishing the uses that are per-
mitted to locate or that may continue to
operate in any zone;
2. The city may not grant a Variance to any of
the provisions of this Chapter;
3. The city may not grant a Variance to any of
the procedural provisions of this Code; and
4. The city may not grant a Variance to any
prov~s~on that specifically states that its
requirements are not subject to Variance.
120 - 2
CHAPTER 125 - PLANNED UNIT DEVELOPMENTS
(RESERVED)
125 - 1
"
CHAPTER 130 - REZONE
130.05
130.10
130.15
130.20
130.25
130.30
130.35
130.40
130.45
130.50
130.55
130.60
130.65
130.70
130.75
130.80
130.85
130.05
130.10
User Guide
Types of Reclassification
Legislative Rezones - Applicable Process
Legislative Rezones - Criteria
Legislative Rezones - Map Change
Quasi-Judicial Rezones - Applicable Process
Quasi-Judicial Rezones - Application
Quasi-Judicial Rezones - Types
Quasi-Judicial Non-Project Rezones - Criteria
Quasi-Judicial Non-Project Rezones Map
Change
Quasi-Judicial
Quasi-Judicial
Quasi-Judicial
Approval
Quasi-Judicial
Modifications
Quasi-Judicial
Modifications
Quasi-Judicial Project Rezones - Lapse of a
Resolution of Intent to Rezone
Quasi-Judicial Project Rezones - Map Change
Project Rezones - General
Project Rezones - criteria
project Rezones Effect
of
Project
Rezones
Minor
Project
Rezones
Major
User Guide
This Chapter establishes the mechanism and criteria
for the city to change a zoning classification on
the zoning Map and to change the boundaries of
zones on the Zoning Map. This mechanism is called
rezoning. This chapter does not apply to proposals
to amend the text of this Code. Chapter 135
describes how that can be done.
Types of Reclassification
There are two types of reclassification as follows:
1. Leaislative Rezones - A rezone will be treated
as a legislative matter if -
a. It is initiated by the City; and
b. It includes a large number of properties
which would be similarly affected by the
proposed rezone.
2. Quasi-Judicial - A rezone will be treated as a
quasi-judicial matter when it does not meet
130 - 1
130.15
130.20
.130.25
130.30
130.35
130.40
the requirements of paragraph 1 of this
section.
sections 15 through 25 of this Chapter apply to
legislative rezones. sections 30 through 85 of
this Chapter apply to quasi-judicial rezones.
Leaislative Rezones - Applicable Process
The city will use Process IV described in Chapter
160 of this Code to review and decide upon a
proposal for a legislative rezone.
Leaislative Rezones - Criteria
The city may decide to approve a legislative rezone
only if it finds that-
1.
The proposal is
Comprehensive Plan;
the
consistent
with
2.
The proposal bears a substantial relation to
pUblic health, safety, or welfare; and
3.
The proposal is in the best interest of the
residents of the City.
Leaislative Rezones - Map Chanae
If the city approves a legislative rezone it will
give effect to this decision by making the
necessary amendment to the Zoning Map of the City.
Ouasi-Judicial Rezones - Applicable Process
The city will use Process III described in Chapter
155 of this Code to review and decide upon an
application for a rezone.
Ouasi-Judicial Rezones - Application
In addition to the application materials required
in Chapter 155 of this Code, the applicant shall
submit a completed rezone application on the form
provided by the Planning Department, along with all
the information listed on that form.
ouasi-Judicial Rezones - Types
There are two types of quasi-judicial rezones as
follows:
1. Non-proiect Related - A quasi-judicial rezone
will be treated as non-project related if-
130 - 2
130.45
130.50
a. The proposed rezone is initiated by the
city and the subject property is not
owned by the city; or
b. The proposed rezone is from one single
family residential zone classification to
another single family residential zone
classification.
2. Pro;ect Related - A quasi-judicial rezone will
be treated as project related when it does not
meet the requirements of Paragraph 1 of this
Section. All project related rezones require
a specific development proposal for the
subject property.
Sections 45 through 50 of this Chapter apply to
nonproject related quasi-judicial rezones.
sections 55 through 85 of this Chapter apply to
project related quasi-judicial rezones.
Quasi-Judicial Non-Pro;ect Rezones - criteria
The city may approve an application for a quasi-
jUdicial non-project rezone only if it finds that-
1. The proposed rezone is in the best interest of
the residents of the city; and
2. The proposed rezone is appropriate because
either-
a. Conditions in the immediate vicinity of
the subject property have so
significantly changed since the property
was given its present zoning and that,
under those changed conditions, a rezone
is within the public interest; or
b. The rezone will correct a zone
classification or zone boundary that was
inappropriate when established; or
Quasi-Judicial Non-Pro;ect Rezones
Chanae
Map
If the city approves quasi-judicial non-project
rezone it will give effect to this decision by
adopting an ordinance amending the Zoning Map of
the city.
130 - 3
130.55
130.60
130.65
Quasi-Judicial Pro;ect Rezones - General
The purpose of a project related rezone is to
enable the city to evaluate the applicant's
specific development proposal for the sUbject
property as part of the decision on the rezone. If
the city decides to grant the application, it will
adopt a Resolution of Intent to Rezone which
permits the applicant to develop the subject
property as shown on the site plan that will be
approved as part of that Resolution. After the
approved development is completed, the city will
make the appropriate change to the Zoning Map of
the city.
Quasi-Judicial Pro;ect Rezones - Criteria
The city may approve an application for a quasi-
jUdicial project related rezone only if it finds
that-
1. The criteria set forth in section 45 of this
Chapter are met;
2. The proposed project complies with this Code
in all respects;
3. The site plan of the proposed project is
designed to minimize all adverse impacts on
developed properties in the immediate vicinity
of the subject property; and
4. The site plan is designed to minimize impacts
upon pUblic services and utilities.
Quasi-Judicial Pro;ect Rezones
Approval
Effect of
If City Council approves a quasi-judicial project
related rezone, it will give effect to this
decision by adopting a Resolution of Intent to
Rezone which will have the following effects:
1. Effect on the Applicant - The applicant may,
SUbject to all applicable codes and
ordinances, develop the subj ect property in
conformity with the Resolution of Intent to
Rezone and the site plan approved as part of
that Resolution.
2. Effect on the City If the applicant
completes development of the subject property
in conformity with the Resolution of Intent to
Rezone and the site plan approved as part of
130 - 4
130.70
130.75
that Resolution, the city shall make the zone
boundary or zone classification change to the
zoning Map approved in that Resolution.
Ouasi-Judicial
Modifications
Pro;ect
Minor
Rezones
Subsequent to the adoption of the Resolution of
Intent to Rezone, the applicant may apply for a
minor modification to the site plan approved as
part of that Resolution. The city will use Process
I described in chapter 145 of this code to review
and decide upon an application for a minor
modification. The city may approve a minor
modification only if it finds that-
1. The change will not result in reducing the
landscaped area, buffer areas or the amount of
open space on the project;
2. The change will not result in increasing the
residential density or gross floor area of the
project;
3. The change will not result in any structure,
or vehicular circulation or parking area being
moved more than 10 feet in any direction and
will not reduce any required yard;
4. The change will not result in any increase in
height of any structure;
5. The change will not result in a change in the
location of any access point to the project;
and
6. The change will not increase any adverse
impacts or undesirable effects of the project
and that the change in no way significantly
alters the project.
Quasi-Judicial
Modifications
Major
proiect
Rezones
If the applicant seeks a modification to the
approved site plan that does not meet all of the
requirements of Section 70 of this Chapter, the
applicant may do so by submitting the application
material required for a new quasi-judicial project
related rezone. The city will process and decide
upon this application, using the provisions in
Section 55 through 75 of this Chapter, as if it
were an application for a new quasi-judicial
project related rezone.
130 - 5
~
130.80
130.85
Quasi-Judicial pro;ect Rezones - Lapse of a
Resolution of Intent to Rezone
1. Increased Time city council may, in the
Resolution of Intent to Rezone, extend the
time limit of Chapter 155 of this Code for the
project.
2.
Effect on Land Use if Resolution Lapses - If
the Resolution of Intent to Rezone lapses
under the time limits of Chapter 155 of this
Code, or paragraph 1 of this section, any
development on the subject property must
comply with all applicable laws of the City as
if the Resolution of Intent to Rezone had not
been granted.
Quasi-Judicial Pro;ect Rezones - Map Chanae
upon completion of the project in full compliance
with the Resolution of Intent. to Rezone and the
site plan approved as part of that Resolution, the
city shall give effect to the rezone by adopting an
ordinance that makes the change to the zone
boundary or zone classification on the Zoning Map
that was approved in the Resolution of Intent to
Rezone.
130 - 6
CHAPTER 135 - AMENDMENTS TO THE TEXT OF THE ZONING CODE
135.05
135.10
135.15
135.05
135.10
135.15
User Guide
Applicable Process
criteria for Amending the Text of the zoning Code
User Guide
This Chapter establishes a mechanism for the city
to amend the text of this Code, the Zoning Code.
Applicable Process
The City will use Process IV described in Chapter
160 of this Code to review and decide upon a
proposal to amend the text of this Code.
criteria for Amendina the Text of the Zonina Code
The city may amend the text of this Code only if it
finds that-
1. The proposed amendment is consistent with the
applicable provisions of the Comprehensive
Plan; and
2. The proposed amendment bears a substantial
relation to pUblic health, safety, or welfare;
and
3.
The proposed
interest of
amendment is
the residents
in
of
the
the
best
city.
135 - 1
,.
-t
CHAPTER 140 - AMENDMENTS TO THE COMPREHENSIVE PLAN
140.05
140.10
140.15
140.20
140.25
140.05
140.10
140.15
~-
User Guide
Applicable Process
Factors for Consideration in an Amendment to
the Comprehensive Plan
criteria for Amending the Comprehensive Plan
Responsibility to Review
User Guide
This Chapter establishes a mechanism for the city
to amend the Comprehensive Plan.
Applicable Process
The City will use Process IV described in Chapter
160 of this Code to review and decide upon a
proposal to amend the Comprehensive Plan.
Factors to be Considered in an Amendment to
the Comprehensive Plan
The City may consider, but is not limited to, the
following factors when considering a proposed
amendment to the Comprehensive Plan.
1. The effect upon the physical environment.
2. The effect on open space, streams and lakes.
3. The compatibility with and impact on adjacent
land uses and surrounding neighborhoods.
4. The adequacy of and impact on community
facilities including utilities, roads, public
transportation, parks, recreation, and
schools.
s. The benefit to the neighborhood, city and
region.
6. The quantity and location of land planned for
the proposed land use type and density and
the demand for such land and the demand for
said land.
7. The current and projected population density
in the area.
140 - 1
~
~
140.20
140.25
8. The effect upon other aspects of the
Comprehensive Plan.
Criteria for Amendina the Comprehensive Plan
The City may amend the Comprehensive Plan only if
it finds that -
1. The proposed amendment bears a substantial
relationship to public health, safety, or
welfare; and
2. The proposed amendment is in the best
interest of the residents of the city of
Federal Way.
Responsibility to Review
The city shall review the Comprehensive Plan to
determine if any changes are desirable at 3-year
intervals, beginning in 1990. The City may also
review or amend the Comprehensive Plan at any
other time.
140 - 2
CHAPTER 145 - PROCESS I
145.05
145.10
145.15
145.20
145.25
145.30
145.35
145.40
145.45
145.50
145.55
145.60
145.65
145.70
145.75
145.80
145.85
145.90
145.95
145.100
145.105
145.110
145.115
145.120
145.125
145.05
145.10
l.
User Guide
Proposal Requiring Approval Through Process II
or III
Applications
Compliance with SEPA
Official File
Notice
Burden of Proof
Written comments
Planning Director's Decision
Effect of the Decision
Request for Reconsideration
Appeals
Notice of the Appeal Hearing
Participation in the Appeal
Scope of the Appeal
Staff Report on the Appeal
Public Hearing on the Appeal
Electronic Sound Recordings
Burden of Proof
continuation of the Hearing
Decision on the Appeal
Judicial Review
Lapse of Approval
Bonds
Complete Compliance Required
User Guide
Various places of this Code indicate that certain
developments, activities or uses are permitted only
if approved using Process Number I. This Chapter
describes Process I. Under Process I, the Planning
Director will make the initial decision based on
written comments and information. Appeals will be
decided by the Hearing Examiner after a pUblic
hearing.
Proposal Reauirina Approval Throuah Process II
or III
If the development, use or activity that requires
approval through Process I is part of a proposal
that also requires approval through Process II or
Process III, the entire proposal will be decided
upon using that other process (or if Process II and
III apply, then Process III), if the Planning
Director determines that this will result in more
efficient decision making.
145 - 1
145.15
145.20
145.25
Applications
1.
Who Mav Applv - Any person may, personally or
through an agent, apply for a decision
regarding property he/she owns.
How to ApplY - The applicant shall file a
completed application in the Planning
Department on the form provided by Department.
The applicant shall also provide any
information or material that is specified in
the provision of this Code that describes the
decision applied for and any additional
information or material that the Planning
Official determines is reasonably necessary
for a decision on the matter.
2.
3.
Fee with the application, the
shall submit the fee established by
The application will not be accepted
is accompanied by the required fee.
applicant
the city.
unless it
Compliance with SEPA
SEPA applies to some of the decisions that will be
made using this Chapter. The Planning official
shall evaluate each application and, where
applicable, comply with SEPA and with state
Regulation and City Ordnances issued under the
authority of SEPA.
Official File
1.
Contents - The Planning Official shall compile
an official file on the application containing
the following:
a. All application material submitted by the
applicant.
b. All written comments received on the
matter.
c. The written decision of the Planning
Director.
d. If the decision of the Planning Director
is appealed, the following will be
included in the file:
(1) The letter of appeal.
(2) All written comments
regarding the appeal.
submitted
145 - 2
145.30
(3) The staff report on the appeal.
(4) The electronic sound recording of
the hearing on the appeal.
(5) The decision of the Hearing Examiner
on the appeal.
e. Any other information relevant to the
matter.
2.
Availabilitv - The official file is a pUblic
record. It is available for inspection and
copying in the Planning Department during
regular business hours.
Notice
1.
Content - The Planning Official shall prepare
a notice of each application containing the
following information:
a. The name of the applicant and, if appli-
cable, the project name.
b. The street address of the subj ect
property or, if this is not available, a
locational description in non-legal
language. Except for notice published in
the official newspaper of the city, the
notice must also include a vicinity map
that identifies the subject property.
c. The citation of the provision of this
Code describing the requested decision.
d. A brief verbal description of the
requested decision.
e. A statement of the availability of the
official file.
f. A statement of the right of any person to
submi t written comments to the Planning
Director regarding the application and
the deadline for submitting comments
g. A statement that only the person who sub-
mit written comments to the Planning
Director may appeal the Director's
decision. .
145 - 3
145.35
145.40
145.45
2. Distribution - At least fourteen (14) calendar
days before the deadline for submitting
comments the Planning Official shall
distribute this notice as follows:
a. A copy of the notice will be published in
the official newspaper of the city.
b. At least three copies of the notice will
be conspicuously posted on or near the
subject property. Of these, at least one
will be posted on or adjacent to every
public right-of-way providing primary
vehicular access to any property that
abuts the subject property.
c. A copy of the notice will be posted on
each of the official notification boards
of the city.
Burden of Proof
The applicant has the responsibility of convincing
the Planning Director that, under the provisions of
this Chapter, the applicant is entitled to the
requested decision.
Written Comments
The Planning Director shall consider all written
comments and information regarding the requested
decision that are received by the Planning
Department before the deadline contained within the
notice regarding the application.
Plannina Director's Decision
1.
General - within ten (10) working days after
the deadline for sUbmitting comments and after
considering all of the information and
comments submitted on the matter, the Planning
Director shall issue a written decision.
2.
Decisional criteria - The Planning Director
shall use the criteria listed in the provision
of this Code describing the requested decision
in deciding upon the application. In
addi tion, the Planning Director may approve
the application only if-
a. It is consistent with the Comprehensive
Plan;
145 - 4
b. It is consistent with all applicable
provisions of this Code; and
c. It is consistent with the pUblic health,
safety and welfare.
3. Conditions and Restrictions The Planning
Director shall include in the written decision
any conditions and restrictions that he/she
determines are reasonably necessary to
eliminate or minimize any undesirable effects
of granting the application. Any conditions
and restrictions that are included become part
of the decision.
4. Contents - The Planning Director shall include
the following in the written decision:
a.
A statement granting, modifying
granting, or denying the application.
and
b.
Any conditions and restrictions that
imposed.
are
c.
A statement of facts presented to
Planning Director that support
decision, including any conditions
restrictions that are imposed.
the
the
and
d. A statement of the Director's conclusions
based on those facts.
e. A statement of the criteria used by the
Director in making the decision.
f. The date of the decision.
g. A summary of the rights, as established
in this Chapter, of the applicant and
others to request consideration and to
appeal the decision of the Director.
5. Distribution of Written Decision - Within two
(2) working days after the Planning Director's
written decision is issued, it shall
distributed as follows:
a. A copy will mailed to the applicant.
b. A copy will mailed to each person who
submitted written comments or information
to the Director.
145 - 5
145.50
145.55
c. A copy will be mailed to any person who
has specifically requested it.
Effect of the Decision
The applicant may not engage in any activity based
on the decision until the third working day after
the time to appeal has expired. If the decision is
appealed or if a request for reconsideration is
granted, the applicant may not engage in any
activity based on the decision until the third
working day after the city issues a final decision
on the matter. If the decision of the Planning
Director is not appealed or reconsidered, that
decision is the final decision of the city.
Request for Reconsideration
1.
General - Any person who has a right to appeal
under Section 60 of this chapter may request
the Planning Director to reconsider any aspect
of the decision by delivering a written
request for reconsideration to the Planning
Department within seven (7) calendar days
after the date of issue of the Planning
Director's decision. The person requesting
the reconsideration shall specify in the
request what aspect of the decision he/she
wishes to have reconsidered and the reasons
for the request.
2.
Distribution of Reauest The person
requesting reconsideration shall, within the
same time limits established in paragraph 1.
of this section, mail or personally deliver a
copy of the request for reconsideration along
with a notice of the deadline for responding
to the request for reconsideration as
established in paragraph 3. of this section to
those persons who have a right to appeal under
section 60 of this Chapter. Proof of such
mail or personal delivery shall be made by
affidavit attached to the request for
reconsideration delivered to the Planning
Department.
3.
Response to Reauest - Any person receiving a
copy of the request for reconsideration
pursuant to paragraph 2 of this section may
file a written response to the request. Such
response must be received by the planning
Department within seven (7) calendar days
after the 'written request for reconsideration
was filed with the planning Department. Any
145 - 6
145.60
person filing a response shall distribute that
response and file an affidavit of distribution
as established in paragraph 2 of this Section.
4. Decision to Reconsider within ten (10)
working days after receiving a request for
reconsideration, the Planning Director shall
notify the persons who have a right to appeal
under section 60.1 of this Chapter whether or
not the decision will be reconsidered. The
Planning Director may reconsider the decision
only if he/she concludes that there is
substantial merit in the request.
5. Effect - If the Planning Director grants a re-
quest to reconsider any aspect of the
decision, the city may not process any appeals
of the decision until the Planning Director
issues his/her written decision on the
reconsidered aspect.
6. Process - If the Planning Director reconsiders
any aspects of the decision, the provisions of
section 30 through 50 of this Chapter will be
followed, except that the Planning Director
may limit the reconsideration by -
a. Limiting the persons who may participate
in the reconsideration to those persons
who have a right to appeal the decision
under section 60 of this Chapter. If
this occurs, only such persons will be
given notice under section 30 of this
Chapter;
b. Limiting the aspect of the decision that
will be reconsidered;
Any limitations will be included in the notice
given under section 30 of this Chapter: and
Appeals
1.
Who May Appeal - The decision of the Planning
Director may be appealed by any person who is
to receive a copy of that decision under
Section 45 of this Chapter.
How and When to Appeal - The appeal, in the
form of a letter of appeal, must be delivered
to the.. Planning Department wi thin fourteen
(14) calendar days after issuance of the
Planning Director's decision or, if a request
for reconsideration is filed, then within
2.
145 - 7
145.65
fourteen (14) calendar days of
decision of the Planning Director
request for reconsideration
reconsidered decision, as the case
letter of appeal must contain -
a. A clear reference to the matter being
appealed; and
either
denying
or
my be.
the
the
the
The
3.
b. A statement of the specific factual
findings and conclusions of the Planning
Director disputed by the person filing
the appeal.
Fees - The person filing the appeal shall
include, with the letter of appeal, the fee as
established by the city. The appeal will not
be accepted unless it is accompanied by the
required fee.
4.
Reauest for Reconsideration Not Reauired - The
decision of the Planning Director may be
appealed whether or not there was a request to
reconsider the Planning Director's decision.
5.
Jurisdiction - Appeals from the decision of
the Planning Director will be heard by the
Hearing Examiner.
Notice of the Appeal Hearina
1.
content - The Planning Official shall prepare
a notice of the appeal containing the
following:
a. The file number and a brief verbal
description of the matter being appealed.
b. A statement of the scope of the appeal,
including a summary of the specific
factual findings and conclusions disputed
in the letter of appeal.
c. The date, time and place of the pUblic
hearing on the appeal.
d. A statement of who may participate in the
appeal.
e. A statement of how to participate in the
appeal.
2. Distribution - At least ten (10) calendar days
before the hearing on the appeal, the Planning
145 - 8
145.70
145.75
145.80
Official shall mail a copy of this notice to
each person entitled to appeal the decision
under Section 60 of this Chapter.
Participation in the Appeal
Only those persons entitled to appeal the decision
under section 60 of this Chapter may participate in
the appeal. These persons may participate in
either or both of the following ways:
1.
By sUbmitting written comments or information
to the Planning Department prior to the
hearing or to the Hearing Examiner during the
hearing.
By appearing in person, or through a
representative, at the hearing and sUbmitting
oral comments directly to the Hearing
Examiner. The Hearing Examiner may reasonably
limit the extent of the oral comments to
facilitate the orderly and timely conduct of
the hearing.
2.
Scope of the Appeal
The scope of the appeal is limited to the specific
factual findings and conclusions disputed in the
letter of appeal and the Hearing Examiner may only
consider information on these factual findings and
conclusions. Persons participating in the appeal
may present new information to the Hearing Examiner
that was not presented to the Planning Director
only if it is relevant to the specific factual
findings and conclusions disputed in the letter of
appeal.
staff Report on the A~peal
1.
Content - The Planning Official shall prepare
a staff report on the appeal containing the
following:
a. The written decision of the Planning
Director.
b. All written comments submitted to the
Planning Director.
c. The letter of appeal.
d. All written connilents on the appeal
received by the Planning Department from
persons entitled to participate in the
145 - 9
145.85
145.90
145.95
appeal and within the scope of the
appeal.
e. An analysis of the specific factual
findings and conclusions disputed in the
letter of appeal.
2. Distribution - At least seven (7) calendar
days before the hearing, the Planning Official
shall distribute copies of the staff report on
the appeal as follows:
a. A copy will be sent to the Hearing
Examiner.
b. A copy will be sent to the applicant.
c. A copy will be sent to the person who
filed the appeal.
d. A copy will be sent to each person who
received a copy of the Director's
decision.
Public Hearina on the Appeal
1.
Hearina in General The Hearing Examiner
shall hold a public hearing on the appeal.
2.
Hearina Declared Open - The hearings of the
Hearing Examiner are open to the public.
Electronic Sound Recordinas
The Hearing Examiner shall make a complete
electronic sound recording of each hearing.
Burden of Proof
The person filing the appeal has the responsibility
of convincing the Hearing Examiner that the
planning Director made an incorrect decision
because of erroneous findings of fact or
conclusions.
145.100 Continuation of the Hearina
The Hearing Examiner may continue the hearing if,
for any reason, the Examiner is unable to hear all
of the pUblic comments on the appeal or if the
Hearing Examiner determines that the Examiner needs
more information wi thin the scope of the appeal.
If, during the hearing, the Hearing Examiner
announces the time and place of the next hearing on
145 - 10
the matter and a notice thereof is posted on the
door of the hearing room, no further notice of that
hearing need be given.
145.105 Decision on the Appeal
1. General - The Hearing Examiner shall consider
all information and comments within the scope
of the appeal submitted by persons entitled to
participate in the appeal. The Hearing
Examiner shall either affirm or change the
findings and conclusions of the Planning
Director that were appealed. Based on the
Hearing Examiner's findings and conclusions,
the Examiner shall either affirm, reverse or
modify the decision being appealed.
2. Issuance of written Decision - within ten (10)
working days after the public hearing, the
Hearing Examiner shall issue a written
decision on the appeal. Within two (2)
working days after it is issued, the Hearing
Examiner shall distribute the decision as
follows:
a. A copy will be mailed to the applicant.
b. A copy will be mailed to the person who
filed the appeal. .
c. A copy will be mailed to each person who
participated in the appeal.
d. A copy will be mailed to each person that
specifically requested it.
3. Effect - The decision by the Hearing Examiner
is the final decision of the city.
145.110 Judicial Review
The action of the city in granting or denying an
application under this Chapter may be reviewed for
illegal, corrupt or arbitrary or capricious action
in the King County superior Court. The petition
for review must be filed within fourteen (14)
calendar days after issuance of the final decision
of the city.
145.115 Lapse of Approval
1. General The applicant must begin
construction or submit to the city a complete
Building Permit application for the
145 - 11
development acti vi ty , use of land or other
actions approved under this Chapter within one
(1) year after the final decision on the
matter, or the decision becomes void. The
applicant must sUbstantially complete
construction for the development activity, use
of land, or other actions approved under this
Chapter and complete the applicable conditions
listed in the decision within five (5) years
after the final decision of the city on the
matter, or the decision becomes void. If
litigation is initiated pursuant to Section
.110 of this Chapter, the time limit of this
paragraph are automatically extended by the
length of time between the commencement and
final termination of that litigation. If the
development activity, use of land, or other
actions approved under this Chapter includes
phased construction, the time limits of this
paragraph may be extended in the decision on
the application.
2. Time Extension
a. ADPlication Prior to the lapse of
approval under paragraph 1. of this
section, the applicants may submit a
written application in the form of a
letter with supporting documentation to
the Planning Department requesting a one
time extension of those time limits of up
to one year.
b. Criteria - The request must demonstrate
that the applicant is making substantial
progress on the development activity, use
of land or other actions approved under
this Chapter and that circumstances
beyond the applicant's control prevent
compliance with the time limits of
paragraph 1 of this section.
c. Fee - The applicant shall include, with
the letter of request, the fee as
established by the City. The application
will not be accepted unless it is
accompanied by the required fee.
d. Review Process - An application for a
time extension will be reviewed and
decided upon by the Planning Official.
e. Appeals - Any person who is aggrieved by
the granting or denying of a request for
145 - 12
a time extension under this section may
appeal that decision. The appellant must
file a letter of appeal indicating how
the decision on the time extension
effects the appellant's property and
presenting any relevant material or
information supporting the appellant's
contention. The appeal will be heard and
decided upon using Process II, described
in Chapter 150 of this code.
145.120 Bonds
The city may require a bond under Chapter 180 of
this Code to insure compliance with any aspect of a
permit or approval.
145.125 Complete Compliance ReQUired
1. General - Except as specified in paragraph 2
of this section, the applicant must comply
with all aspects, including conditions and
restrictions, of an approval granted under
this Chapter in order to do everything
authorized by that approval.
2. Exception - SubseQUent Modification - If a
specific use or site plan for the subject
property was approved under this chapter or
any quasi-judicial process under a previous
zoning code, the applicant is not required to
apply for and obtain approval through this
Chapter for a subsequent change in use or site
plan unless -
a. There is a change in use and this Code
establishes different or more rigorous
standards for the new use than for the
existing use; or
b. The Planning Director determines that
there will be substantial changes in the
impacts on the neighborhood or the city
as a result of the change.
145 - 13
CHAPTER 150 PROCESS II
150.05
150.10
150.15
150.20
150.25
150.30
150.35
150.40
150.45
150.50
150.55
150.60
150.65
150.70
150.75
150.80
150.85
150.90
150.95
150.100
150.105
150.110
150.115
150.120
150.125
150.130
150.135
150.140
150.145
150.05
150.10
User Guide
Proposals Requiring Approval Through Process
II or III
Applications
Compliance with SEPA
Official File
Notice
Staff Report
Public Hearing
Electronic Sound Recording
Burden of Proof
Public Comments and Participation at the
Hearing
continuation of the Hearing
Hearing Exami~er's Decision
Effect of the Decision
Request for Reconsideration
Appeals
Notice of the Appeal Hearing
Participation in the Appeal
Scope of the Appeal
Staff Report on the Appeal
Public Hearing
Electronic Sound Recordings
Burden of Proof
Continuation of the Hearing
Decision on the Appeal
Judicial Review
Lapse of Approval
Bonds
Complete Compliance Required
User Guide
Various places in this Code indicate that certain
developments, activities or uses are permitted only
if approved using Process II. This Chapter
describes Process II. Under Process II the Hearing
Examiner will make the initial decision following a
pUblic hearing. city council will decide appeals.
Proposals Reauiring Approval Throuqh Process.
If the development, use or activity that requires
approval through Process II is part of a proposal
that also requires approval through Process III,
the entire proposal will be decided upon using
Process III, if the Planning Director determines
that this will result in more efficient decision
making.
150 - 1
150.15
150.20
Applications
1.
Who Mav Applv - Any person may, personally or
through an agent, apply for a decision
regarding property he/she owns.
How to Appl y - The applicant shall file the
following information with the Planning
Department:
2.
a. A completed application, with supporting
affidavits, on forms provided by the
Planning Department.
b. Stamped envelopes with address labels
obtained from King County, within the
prior six months, containing the names
and addresses of the persons receiving
the property tax statements for the
subject property and all properties
within 300 feet of each boundary of the
subject property.
c. Stamped envelopes with address labels
marked "resident" containing the
addresses of all property on or adjacent
to the SUbject property.
d. A copy of the King county Assessor's Map
identifying the properties specified in
paragraphs 2.b and 2.c of this section.
e. A vicinity map showing the SUbject
property and all property within 400 feet
of each boundary of the subject property.
f. Any information or material that is
specified in the provision of this Code
that describes the applied for decision.
g. Any additional information or material
that the Planning Official determines is
reasonably necessary for a decision on
the matter.
3.
Fee With the application, the
shall submit the fee established by
The application will not be accepted
is accompanied by the required fee.
applicant
the City.
unless it
Compliance with SEPA
SEPA applies to some of the decisions that will be
made using this Chapter. The Planning Official
150 - 2
150.25
shall evaluate each application and, where
applicable, comply with SEPA and with state
regulations and city ordinances issued under the
authority of SEPA.
Official File
1.
contents - The Planning Official shall compile
an official file on the application containing
the following:
a. All application materials submitted by
the applicant.
b. The staff report.
c. All written comments received on the
matter.
d. The electronic recording of the public
hearing on the matter.
e. The decision of the Hearing Examiner.
f. If the decision of the Hearing Examiner
is appealed, the following will be
included in the file:
(1) The letter of appeal.
submitted
(2) All written comments
regarding the appeal.
(3) The staff report on the appeal.
( 4) The electronic sound recording and
minutes of the hearing on the
appeal.
(5) The decision of city council on the
appeal.
g. Any other information relevant to the
matter.
2. Availability - The official file is a pUblic
record. It is available for inspection and
copying in the Planning Department during
regular business hours.
150 - 3
150.30
Notice
1.
Contents - The Planning Official shall prepare
a notice of each application containing the
following information:
a. The name of the applicant and, if appli-
cable, the project name.
b. The street address of the subj ect
property or, if this is not available, a
locational description in non-legal
language. Except for notice published in
the official newspaper of the City, the
notice must also include a vicinity map
that identifies the sUbject property.
c. The citation of the provision of this
Code describing the applied for decision.
d. A brief verbal description of the
requested decision.
e. The date, time and place of the public
hearing.
f. A statement of the availability of the
official file.
g. A statement of the right of any person to
submit written comments to the Hearing
Examiner and to appear at the public
hearing of the Hearing Examiner to give
comments orally.
h. A statement that only persons who submit
written or oral comments to the Hearing
Examiner may appeal the Hearing
Examiner's decision.
2. Distribution
a.
The planning
this notice
calendar days
as follows:
Official shall distribute
at least fourteen (14 )
before the public hearing
1) A copy will be sent to the persons
receiving the property tax
statements for all property wi thin
300 feet of each boundary of the
subject property.
150 - 4
150.35
2) A copy will be sent to the resident
of each piece of property on or
adjacent to the subject property.
3) A copy will be published in the
official newspaper of the city.
4) A copy will be posted on each of the
official notification boards of the
city.
3. Public Notification Sian
a. General - The applicant shall erect at
least one pUblic notification sign which
complies with standards developed by the
Planning Department. This sign shall be
located on or near the sUbject property
facing the right-of-way or vehicle
access easement or tract providing direct
vehicle access to the subject property.
The Planning official may require the
placement of additional public notice
signs on or near the subject property if
he/she determines that this is
appropriate to provide notice to the
public.
b. Timina - The public notification sign or
signs must be in place at least fourteen
(14) calendar days before the pUblic
hearing and removed within seven (7)
calendar days after the final decision of
the City on the matter.
1.
staff Report
Contents - The Planning Official shall prepare
a staff report containing the following
information:
a. All pertinent application materials.
b. All comments regarding the matter
received by the Planning Department prior
to distribution of the staff report.
c. An analysis of the application under the
relevant provisions of this Code and the
Comprehensive Plan.
d. A statement of the facts found by the
Planning Official and the conclusions
drawn from those facts.
150 - 5
150.40
150.45
150.50
150.55
e. A recommendation on the matter.
2.
Distribution - At least seven (7) calendar
days before the hearing, the Planning Official
shall distribute the staff report as follows:
a. A copy will be sent to the Hearing
Examiner.
b. A copy will be sent to the applicant.
c. A copy will be sent to any person who has
specifically requested it.
PUblic Hearina
1.
General - The Hearing Examiner shall hold a
pUblic hearing on each application.
2.
Hearina Declared Open - The hearings of the
Hearing Examiner are open to the public.
Electronic Sound Recordina
The Hearing Examiner shall make a complete
electronic sound recording of each public hearing.
Burden of Proof
The applicant has the responsibility of convincing
the Hearing Examiner that, under the provision of
this Chapter, the applicant is entitled to the
requested decision.
Public comments and Participation at the
Hearina
Any person may participate in the pUblic hearing in
either or both of the following ways:
1. By SUbmitting written comments to the Hearing
Examiner, either by delivering these comments
to the Planning Department prior to the
hearing or by giving these directly to the
Hearing Examiner at the hearing.
2. By appearing in person, or through a
representative, at the hearing and making oral
comments directly to the Hearing Examiner.
The Hearing Examiner may reasonably limit the
extent of oral comments to facilitate the
orderly and timely conduct of the hearing.
150 - 6
150.60
150.65
continuation of the Hearina
The Hearing Examiner may continue the hearing if,
for any reason, he/she is unable to hear all of the
pUblic comments on the matter or if the Hearing
Examiner determines that he/she needs more
information on the matter. If, during the hearing,
the Hearing Examiner announces the time and place
of the next hearing on the matter and a notice
thereof is posted on the door of the hearing room,
no further notice of that hearing need be given.
Hearina Examiner's Decision
1.
General After considering all
information and comments submitted
matter, the Hearing Examiner shall
written decision.
of the
on the
issue a
2. Timina - Unless a longer period is agreed to
by the applicant, the Hearing Examiner must
issue the decision within ten (10) working
days after the close of the public hearing.
3. Decision criteria - The Hearing Examiner shall
use the criteria listed in the provision of
this Code describing the requested decision in
deciding upon the application. In addition,
the Hearing Examiner may approve the
application only if -
a. It is consistent with the Comprehensive
Plan;
b. It is consistent with all applicable
provisions of this Code; and
c. It is consistent with the pUblic health,
safety and welfare.
4. Conditions and Restrictions The Hearing
Examiner shall include in the written decision
any conditions and restrictions that the
Examiner determines are reasonably necessary
to eliminate or minimize any undesirable
effects of granting the application. Any
conditions and restrictions that are imposed
become part of the decision.
5. contents - The Hearing Examiner shall include
the following in the Examiner's written
decision:
150 - 7
150.70
a. A statement granting, mOdifying and
granting or denying the application.
b. Any condition and restrictions that are
imposed.
c. A statement of facts presented to him/her
that support the decision, including any
conditions and restrictions that are
imposed.
d. A statement of the Hearing Examiner's
conclusions based on those facts.
e. A statement of the criteria used by the
Hearing Examiner in making the decision.
f. The date of issuance of the decision and
a summary of the rights, as established
in this Chapter, of the applicant and
others to request reconsideration and to
appeal the decision of the Hearing
Examiner.
6. Distribution of Written Decision - Within two
(2) working days after the Hearing Examiner's
written decision is issued, the Planning
Official shall distribute the decision as
follows:
a. A copy will be sent to the applicant.
b. A copy will be sent to each person who
submitted written or oral testimony to
the Hearing Examiner.
c. A copy will be sent to any person who has
specifically requested it.
Effect of the Decision
The applicant may not engage in any activity based
on the decision until the third working day after
the time to appeal has expired. If the decision is
appealed or if a request for reconsideration is
granted, the applicant may not engage in any
activity based on the decision until the third
working day after the city issues a final decision
on the matter. If the decision of the Hearing
Examiner is not appealed or reconsidered, that
decision is the final decision of the city.
150 - 8
150.75
Request for Reconsideration
1-
General - Any person who has a right to appeal
a decision under section 80 of this Chapter
may request the Hearing Examiner to reconsider
any aspects of his/her decision by delivering
a written request for reconsideration to the
Planning Department within seven (7) calendar
days after the date of issuance of the Hearing
Examiner's decision. The person requesting
the reconsideration shall specify in the
request what aspect of the decision he/she
wishes to have reconsidered and the reason for
the request.
2.
Distribution of Request The person
requesting reconsideration shall, wi thin the
same time limits established in paragraph 1-
of this section, mail or personally deliver a
copy of the request for reconsideration along
with a notice of the deadline for responding
to the request for reconsideration as
established in paragraph 3. of this section to
those persons who have a right to appeal under
section 80 of this Chapter. Proof of such
mail or personal delivery shall be made by
affidavit attached to the request for
reconsideration delivered to the Planning
Department.
3.
Response to Request - Any person receiving a
copy of the request for reconsideration
pursuant to paragraph 2 of this Section may
file a written response to the request. Such
response must be received by the Planning
Department within seven (7) calendar days
after the written request for reconsideration
was filed with the Planning Department. Any
person filing a response shall distribute that
response and file an affidavit of distribution
as established in paragraph 2 of this section.
Decision to Reconsider Within ten (10)
working days after receiving a request for
reconsideration, the Hearing Examiner shall
notify the persons who have a right to appeal
under Section 80 of this Chapter whether or
not the decision will be reconsidered. The
Hearing Examiner may reconsider the decision
only if he/she concludes that there is
substantial merit in the request.
4.
5.
Effect
request
If the Hearing Examiner grants a
to reconsider any aspect of the
150 - 9
150.80
decision, the city may not process any appeals
of the decision until the Hearing Examiner
issues his/her written decision on the
reconsidered aspect.
6. Process - If the Hearing Examiner reconsiders
any aspects of the decision, the provisions of
section 30 through 70 of this Chapter will be
followed, except that the Hearing Examiner may
limit the reconsideration by -
a. Limiting the persons who may participate
in the reconsideration to those persons
who have a right to appeal the decision
under section 80 of this Chapter. If
this occurs, only such persons will be
given notice under section 30 of this
Chapter;
b. Limiting the aspect of the decision that
will be reconsidered; and/or
c. Limiting the nature of the
reconsideration by only receiving written
comments and by not holding a new public
hearing.
Any limitations will be included in the notice
given under section 30 of this Chapter.
Appeals
1.
Who May Appeal - The decision of the Hearing
Examiner may be appealed by any person who is
to receive a copy of that decision under
section 65 of this Chapter.
2.
How and When to Appeal - The appeal, in the
form of a letter of appeal, must be delivered
to the Planning Department within fourteen
(14) calendar days after the issuance of the
Hearing Examiner's decision or, if a request
for reconsideration is filed then within
fourteen (14) calendar days of either the
decision of the Hearing Examiner denying the
request for reconsideration or the
reconsidered decision, as the case may be.
The letter of appeal must contain -
a. A clear reference to the matter being
appealed; and
b. A statement of the specific factual
findings and conclusions of the Hearing
150 - 10
150.85
150.90
Examiner disputed by the person filing
the appeal.
3. Fee The person filing the appeal shall
include, with the letter of appeal, the fee
established by the city. The appeal will not
be accepted unless it is accompanied by the
required fee.
4.
Request to Reconsider Not Reouired
decision of the Hearing Examiner may
appealed whether or not there was a request
reconsider the Hearing Examiner's decision.
The
be
to
6.
Jurisdiction - Appeals from the decision of
the Hearing Examiner will be heard by city
Council.
Notice of the Appeal Hearina
1.
Contents - The Planning Official shall prepare
a notice of the appeal containing the
following:
a. The file number and a brief verbal
description of the matter being appealed.
b. A statement of the scope of the appeal,
including a summary of the specific
factual findings and conclusions disputed
in the letter of appeal.
c. The date, time and place of the City
Council public hearing on the appeal.
d. A statement of who may participate in the
appeal.
2.
e. A statement of how to participate in the
appeal.
Distribution - At least ten (10) calendar days
before the hearing on the appeal, the Planning
Official shall send a copy of this notice to
each person entitled to appeal the decision
under Section 80 of this Chapter.
participation in the Appeal
only those persons entitled to appeal the decision
under Section 80 of this Chapter may participate in
the appeal. These persons may participate in
either or both of the fOllowing ways:
150 - 11
150.95
1.
By submitting written comments to the Planning
Department prior to the hearing or to the city
Council at the hearing.
2.
By appearing in person, or through a
representative, at the hearing and making oral
comments directly to the city Council. The
Council may reasonably limit the extent of the
oral comments to facilitate the orderly and
timely conduct of the hearing.
Scope of the Appeal
The scope of the appeal is limited to the specific
factual findings and conclusions disputed in the
letter of appeal. The appeal will be considered
only on the record developed in the hearing before
the Hearing Examiner and the city Council will not
consider new factual information.
150.100 Staff Report on the Appeal
1. Contents - The Planning Official shall prepare
a staff report on the appeal containing the
following:
a. The staff report prepared for the pUblic
hearing before the Hearing Examiner.
b. The written decision of the Hearing
Examiner.
c. All written comments submitted to the
Hearing Examiner.
d. A summary of the comments and information
presented to the Hearing Examiner and a
statement of the availability of the
electronic sound recording of the
hearing.
e. The letter of appeal.
f. All written comments received by the
Planning Department from persons entitled
to participate in the appeal and within
the scope of the appeal.
g. An analysis of the specific factual
findings and conclusions disputed in the
letter of appeal.
150 - 12
2.
Distribution The
distribute copies
follows:
Planning official shall
of the staff report as
a. Prior to the hearing, a copy will be sent
to each member of the city Council.
b. At least seven (7) calendar days before
the hearing, a copy will be sent to -
1) the applicant;
2) the person who filed the appeal; and
3) each person who received a copy of
the Hearing Examiner's decision.
150.105 Public Hearina
1. Hearina in General - city Council shall hold a
pUblic hearing on the appeal.
2. Hearina Declared Open - The hearings of the
City Council are open to the public.
150.110 Electronic Sound Recordinas
city Council shall make a complete electronic sound
recording of each hearing.
150.115 Burden of Proof
The person filing the appeal has the responsibility
of convincing the city Council that the Hearing
Examiner made an incorrect decision because of
erroneous findings of fact or conclusions.
150.120 continuation of the Hearina
city Council may continue the hearing if, for any
reason, it is unable to hear all of the pUblic
comments on the appeal or if City Council
determines that it needs more information within
the scope of the appeal. If, during the hearing,
the time and place of the next pUblic hearing on
the matter is announced and a notice thereof is
posted on the door of the hearing room, no further
notice of that hearing need be given.
150.125 Decision on the Appeal
After considering all comments within the scope of
the appeal submitted by persons entitled to
participate in the appeal, City Council shall, by
150 - 13
motion approved by a majority vote of members
present, take one of the following actions:
1. If city council determines that the disputed
findings of fact and conclusions are the
correct findings of fact and conclusions, the
Council shall affirm the decision.
2. If city council determines that the disputed
findings of fact and conclusions are not
correct and that correct findings of fact and
conclusions do not support the decision of the
Hearing Examiner, the council shall modify or
reverse the decision.
3. In all other cases, the council shall either
direct the Hearing Examiner to hold a
re-hearing on the matter or decide to hold a
City council hearing on the matter. The
motion may limit the scope of the matters to
be considered at this re-hearing or city
Council hearing. The provisions of Sections
30 through 80 of this chapter apply to a
re-hearing or City Council hearing under this
paragraph, except if City council holds a
hearing on the matter -
a. It may either grant or deny the permit or
approval only by motion approved by a
majority of its total membership. This
motion replaces the written decision
required in Section 65 of this Chapter.
b. The decision of city council is the final
decision of the City.
4. Notice of Final Decision -
a. General - FOllowing the final decision of
the city council, the Planning official
shall prepare a notice of the City's
final decision on the application.
b. Distribution within two (2) working
days after the city Council's decision is
made, the Planning Official shall
distribute the notice of the decision ~s
follows:
1) A copy will be sent to the
applicant.
2) A copy will be sent to the person
who filed the appeal.
150 - 14
3) A copy will be sent to any person
who submitted written or oral
comments to the city council.
5. Effect - The decision of City Council is the
final decision of the city.
150.130 Judicial Review
The action of the city in granting or denying an
application under this Chapter may be reviewed for
illegal, corrupt or arbitrary or capricious action
in the King County Superior Court. The petition
for review must be filed within fourteen (14)
calendar days after the final decision of the City.
150.135 Lapse of Approval
1. General The applicant must begin
construction or submit to the City a complete
Building Permit application for the
development activity, use of land or other
actions approved under this Chapter within one
(1) year after the final decision on the
matter, or the decision becomes void. The
applicant must substantially complete
construction for the development activity, use
of land, or other actions approved under this
Chapter and complete the applicable conditions
listed in the decision within five (5) years
after the final decision of the city on the
matter, or the decision becomes void. If
litigation is initiated pursuant to Section
130 of this Chapter, the time limit of this
paragraph are automatically extended by the
length of time between the commencement and
final termination of that litigation. If the
development activity, use of land, or other
actions approved under this Chapter includes
phased construction, the time limits of this
paragraph may be extended in the decision on
the application.
2. Time Extension
a. Application Prior to the lapse of
approval under paragraph 1. of this
section, the applicants may submit a
written application in the form of a
letter with supporting documentation to
the Planning Department requesting a one
time extension of those time limits of up
to one year.
150 - 15
b. Criteria - The request must demonstrate
that the applicant is making substantial
progress on the development activity, use
of land or other actions approved under
this Chapter and that circumstances
beyond the applicant's control prevent
compliance with the time limits of
paragraph 1 of this Section.
c. Fee - The applicant shall include, with
the letter of request, the fee as
established by the city. The application
will not be accepted unless it is
accompanied by the required fee.
d. Review Process - An application for a
time extension will be reviewed and
decided upon by the Planning Official.
e. Appeals - Any person who is aggrieved by
the granting or denying of a request for
a time extension under this Section may
appeal that decision. The appellant must
file a letter of appeal indicating how
the decision on the time extension
effects the appellant's property and
presenting any relevant material or
information supporting the appellant's
contention. The appeal will be heard and
decided upon using Process II, described
in chapter 150 of this code.
150.140 Bonds
The Hearing Examiner and city council may
require a bond under Chapter 180 of this Code
to insure compliance with any aspect of a
permit or approval.
150.145 Complete Compliance Reauired
1. General - Except as specified in paragraph 2
of this section, the applicant must comply
with all aspects, including conditions and
restrictions, of an approval granted under
this Chapter in order to do everything
authorized by that approval.
2. Exception - Subsequent Modification - If a
specific use or site plan for the SUbject
property was approved under this Chapter or
any quasi-judicial process under a previous
zoning code, the applicant is not required to
150 - 16
apply for and obtain approval through this
Chapter for a subsequent change in use or site
plan unless -
a. There is a change in use and this Code
establishes different or more rigorous
standards for the new use than for the
existing use; or
b. The Planning Director determines that
there will be substantial changes in the
impacts on the neighborhood or the city
as a result of the change.
150 - 17
CHAPTER 155 - PROCESS III
155.05
155.10
155.15
155.20
155.25
155.30
155.35
155.40
155.45
155.50
155.55
155.60
155.65
155.70
155.75
155.80
155.85
155.90
155.95
155.100
155.105
155.110
155.05
155.10
User Guide
Applications
compliance with SEPA
Official File
Notice
Staff Report
Public Hearing
Electronic Sound Recording
Burden of Proof
Public comments and Participation at the
Hearing
Continuation of the Hearing
Recommendation by the Hearing Examiner
Request for Reconsideration
Challenge to the Hearing Examiner's
Recommendation
city Council Action
Procedures for Rehearing and city council
Hearing
Notice of Final Decision
Effect of the Decision
Judicial Review
Lapse of Approval
Bonds
complete Compliance Required
User Guide
Various places in this Code indicate that certain
developments, activities or uses are permitted only
if approved using Process III. This Chapter
describes Process III. Under Process III, the
Hearing Examiner will hold a public hearing and
then make a recommendation to city council, which
will then decide upon the application.
Applications
1.
Who Mav Apply - Any person may, personally or
through an agent, apply for a decision
regarding property he/she owns.
2.
How to Applv - The applicant shall file the
following information with the Planning
Department:
-..
a. A completed application, with supporting
affidavits, on forms provided by the
planning Department.
155 - 1
>':......
155.15
155.20
b. Stamped envelope with address labels
obtained from King County, within the
prior six months, containing the names
and addresses of persons receiving the
property tax statements for the subj ect
property and all properties within 300
feet of each boundary of the subject
property.
c. Stamped envelope with address labels
marked "resident" containing the
addresses of all property on or adjacent
to the subject property.
d. A copy of the King County Assessor's Map
identifying the properties specified in
paragraphs 2.b and 2.c of this Section.
e. A vicinity map showing the sUbject
property and all property within 400 feet
of each boundary of the sUbject property.
f. Any information or material that is
specified in the provision of this Code
that describes the applied for decision.
g. Any additional information or material
that the Planning Official determines is
reasonably necessary for a decision on
the matter.
3.
Fee With the application, the applicant
shall submit the fee established by the city.
The application will not be accepted unless it
is accompanied by the required fee.
Compliance with SEPA
SEPA applies to some of the decisions that will be
made using this Chapter. The Planning Official
shall evaluate each application and, where
applicable, comply with SEPA and with state
regulations and ci ty ordinances issued under the
authority of SEPA.
Official File
1.
Contents - The Planning Official shall compile
an official file on the application containing
the following:
a. All application materials submitted by
the applicant.
155 - 2
155.25
b. The staff report.
c. All written comments received on the
matter.
d. The electronic recording of the publ ic
hearing on the matter.
e.
The recommendation
Examiner.
Hearing
of
the
f. The electronic sound recording and
minutes of the city council proceedings
on the matter.
g. The decision of city Council.
h. Any other information relevant to the
matter.
2.
Availability - The official file is a public
record. It is available for inspection and
copying in the Planning Department during
regular business hours.
Notice
1.
Contents - The Planning official shall prepare
a notice of each application containing the
following information:
a. The name of the applicant and, if appli-
cable, the project name.
b. The street address of the subj ect
property or, if this is not available, a
locational description in non-legal
language. Except for notice published in
the official newspaper of the city, the
notice must also include a vicinity map
that identifies the subject property.
c. The citation of the provision of this
code describing the applied for decision.
d. A brief verbal description of the
requested decision.
e. The date, time and place of the public
hearing.
155 - 3
f. A statement of the availability of the
official file.
g. A statement of the right of any person to
submit written comments to the Hearing
Examiner and to appear at the public
hearing of the Hearing Examiner to give
comments orally.
h. A statement that only persons who submit
written or oral comments to the Hearing
Examiner may challenge the recommendation
of the Hearing Examiner.
2. Distribution
a.
The Planning
this notice
calendar days
as follows:
Official shall distribute
at least fourteen (14)
before the pUblic hearing
1) A copy will be sent to the persons
receiving the property tax
statements for all property within
300 feet of each boundary of the
sUbject property.
2) A copy will be sent to the resident
of each piece of property on or
adjacent to the subject property.
3) A copy will be published in the
official newspaper of the City.
4) A copy will be posted on each of
the official notification boards of
the city.
3. Public Notification Sian
a. General - The applicant shall erect at
least one public notification sign which
complies with standards developed by the
Planning Department. This sign shall be
located on or near the subj ect property
facing the right-of-way or vehicle access
easement or tract providing direct
vehicle access to the subj ect property.
The Planning Official may require the
placement of additional public notice
signs on or near the subject property if
he/she determines that this is
appropriate to provide notice to the
public.
155 - 4
155.30
155.35
b. Timina - The public notification sign or
signs must be in place at least ten (10)
calendar days before the public hearing
and removed within seven (7) calendar
days after the final decision of the city
on the matter.
staff Report
1.
contents - The Planning Official shall prepare
a staff report containing the following
information:
a. All pertinent application materials.
b. All comments regarding the matter
received by the Planning Department prior
to distribution of the staff report.
c. An analysis of the application under the
relevant provisions of this Code and the
Comprehensive Plan.
d. A statement of the facts found by the
Planning Official and the conclusions
drawn from those facts.
e. A recommendation on the matter.
2. Distribution - At least seven (7) calendar
days before the hearing, the Planning official
shall distribute the staff report as follows:
a. A copy will be sent to the Hearing
Examiner
b. A copy will be sent to the applicant.
c. A copy will be sent to each person who
has specifically requested it.
Public Hearina
1.
General - The Hearing Examiner shall hold a
pUblic hearing on each application.
2.
Hearina Declared Open - The hearings of the
Hearing Examiner are open to the public.
3.
Effect - The hearing of the Hearing Examiner
is the hearing for .city Council on the
application. city council need not hold
another hearing on the application.
155 - 5
155.40
155.45
155.50
155.55
155.60
Electronic Sound Recordina
The Hearing Examiner shall make a complete
electronic sound recording of each public hearing.
Burden of Proof
The applicant has the responsibility of convincing
the city that, under the provision of this Chapter,
the applicant is entitled to the requested
decision.
pUblic Comments and Participation at the
Hearina
Any person may participate in the public hearing in
either or both of the following ways:
1.
By sUbmitting written comments to the Hearing
Examiner, either by delivering these comments
to the Planning Department prior to the
hearing or by giving these directly to the
Hearing Examiner at the hearing.
By appearing in person, or through a
representative, at the hearing and making oral
comments directly to the Hearing Examiner.
The Hearing Examiner may reasonably limit the
extent of oral comments to facilitate the
orderly and timely conduct of the hearing.
2.
continuation of the Hearina
The Hearing Examiner may continue the hearing if,
for any reason, he/she is unable to hear all of the
pUblic comments on the matter or if the Hearing
Examiner determines that he/she needs more
information on the matter. If, during the hearing,
the Hearing Examiner announces the time and place
of the next hearing on the matter and a notice
. thereof is posted on the door of the hearing room,
no further notice of that hearing need be given.
Recommendation bv the Hearina Examiner
1.
General After considering all of the
information and comments submitted on the
matter, the Hearing Examiner shall issue a
written recommendation to the city council.
Timina - Unless a longer period is agreed to
by the applicant, the Hearing Examiner must
issue the recommendation within ten (10)
2.
155 - 6
working days after the close of the public
hearing.
3. Decisional Criteria The Hearing Examiner
shall use the criteria listed in section 75.3
of this Chapter.
4. Conditions and Restrictions The Hearing
Examiner shall include in the written
recommendation any conditions and restrictions
that the Examiner determines are reasonably
necessary to eliminate or minimize any
undesirable effects of granting the
application.
5. Contents - The Hearing Examiner shall include
the following in the written recommendation to
city Council:
a. A statement of facts presented to the
Hearing Examiner that support his/her
recommendation, including any conditions
and restrictions that are recommended.
b. A statement of the Hearing Examiner's
conclusions based on those facts.
c. A statement of the criteria used by the
Hearing Examiner in making the
recommendation.
d. The date of issuance of the
recommendation and summary of the
rights, as established in this Chapter,
of the appl icant and others to request
reconsideration and to challenge the
recommendation of the Hearing Examiner.
6. Distribution of written Recommendation - The
Planning Official shall distribute copies of
the recommendation of the Hearing Examiner as
follows:
a. wi thin two (2) working days after the
Hearing Examiner's written recommendation
is issued, a copy will be sent to the
appl icant, to each person who submi tted
written or oral testimony to the Hearing
Examiner and to each person who
specifically requested it.
b. Prior to the meet1ng where city council
considers the application, a copy will be
sent to each member of City Council. The
155 - 7
155.65
Planning Official shall include the
following material with the copy of the
recommendation sent to each city council
member:
1) A draft resolution or ordinance that
embodies the Hearing Examiner's
recommendation.
2) Any challenge to the Hearing
Examiner's recommendation filed
under Section 70 of this Chapter and
received by the planning Department
before the Hearing Examiner's
recommendation is sent to the
members of city Council.
Reouest for Reconsideration
1.
General Any person who has a right to
challenge the recommendation of the Hearing
Examiner under section 70 of this Chapter may
request the Hearing Examiner to reconsider any
aspects of the Examiner's recommendation by
delivering a written request for
reconsideration to the Planning Department
within seven (7) calendar days after the date
of issuance of the Hearing Examiner's written
recommendation. The person requesting the
reconsideration shall specify in the request
what aspect of the recommendation he/she
wishes to have reconsidered and the reason for
the request.
2.
Distribution of Request The person
requesting reconsideration shall, within the
same time limits established in paragraph 1.
of this section, mail or personally deliver a
copy of the request for reconsideration along
with a notice of the deadline for responding
to the request for reconsideration as
established in paragraph 3. of this section to
those persons who have a right to challenge
under Section 70 of this Chapter. Proof of
such mail or personal delivery shall be made
by affidavit attached to the request for
reconsideration delivered to the Planning
Department.
3.
Response to Reouest - Any person receiving a
copy of the request for reconsideration
pursuant to paragraph 2 of this section may
file a written response to the request. Such
response must be received by the Planning
155 - 8
155.70
Department within seven (7) calendar days
after the written request for reconsideration
was filed with the Planning Department. Any
person filing a response shall distribute that
response and file an affidavit of distribution
as established in paragraph 2 of this Section.
4. Decision to Reconsider Within ten (10)
working days after receiving a request for
reconsideration, the Hearing Examiner shall
notify the persons who have a right challenge
under Section 70 of this Chapter whether or
not the decision will be reconsidered. The
Hearing Examiner may reconsider the decision
only if he/she concludes that there is
substantial merit in the request.
5. Effect - If the Hearing Examiner grants a
request to reconsider any aspect of the
recommendation, the application will not be
taken to city Council until the Hearing
examiner has issued his/her decision on the
reconsideration.
6. Process - If the Hearing Examiner reconsiders
any aspects of the decision, the provisions of
section 25 through 60 of this Chapter will be
followed, except that the Hearing Examiner may
limit the reconsideration by -
a. Limiting the persons who may participate
in the reconsideration to those persons
who have a right to challenge the
recommendation under Section 70 of this
Chapter. If this occurs, only such
persons will be given notice under
Section 25 of this Chapter;
b. Limiting the aspect of the decision that
will be reconsidered; and
c. Limiting the nature of the
reconsideration by only receiving written
comments and by not holding a new pUblic
hearing.
Any limitations will be included in the notice
given under Section 25 of this Chapter.
Challenae to
Recommendation
Hearina
Examiner's
the
1. Who May Challenae - The recommendation of the
Hearing Examiner may be challenged by any
155 - 9
person who is to receive a copy of that
recommendation under paragraph 60.6.a of this
Chapter
2. How and When to Challenae - The challenge, in
the form of a letter of challenge, must be
delivered to the Planning Department within
fourteen (14) calendar days after the issuance
of the Hearing Examiner's recommendation or,
if a request for reconsideration is filed,
then within fourteen (14) calendar days after
either the decision of the Hearing Examiner
denying the request for reconsideration or the
reconsidered recommendation, as the case may
be. The letter of challenge must contain -
a. A clear reference to the matter being
challenged; and
b. A statement of the specific factual
findings and conclusions of the Hearing
Examiner disputed by the person filing
the challenge. The challenge will be
considered only on the record developed
in the hearing before the Hearing
Examiner and the City Council will not
consider new factual information.
3. Fee - The person filing the challenge shall
include, with the letter of challenge, the fee
established by the city. The appeal will not
be accepted unless it is accompanied by the
required fee.
4. Distribution of Challenqe The person
challenging the recommendation shall, within
the same time limits established in paragraph
2 of this Section, mail or personally deliver
a copy of the challenge and a notice of the
deadline to responding to the challenge as
established in paragraphed 5 of this Section
to those persons who have right to file a
challenge under paragraph 1 of this Section.
Proof of such mail or personal delivery shall
be made by affidavit attached to the challenge
delivered to the Planning Department.
5. Response to Challenae - Any person receiving a
copy of the challenge pursuant to paragraph 4
of this Section may file a written response to
the challenge. Such response must be received
by the Planning Department within five (5)
working days after the written challenge was
filed with the Planning Department. Any
155 - 10
155.75
person filing a response shall distribute that
response and file an affidavit of distribution
as established in paragraph 4 of this section.
6.
Reauest to Reconsider Not Reauired The
recommendation of the Hearing Examiner may be
challenged whether or not there was a request
to reconsider the Hearing Examiner's
recommendation.
City council Action
1.
General - The City Council shall consider the
application at a scheduled meeting within
ninety (90) calendar days of the date of
issuance of the Hearing Examiner's
recommendation. This time period may be
extended upon written agreement of the
Planning Director and the applicant.
2.
Supplemental Distribution The Planning
Official shall promptly send to each city
Council member any challenges filed in a
timely fashion under section 60 of this
Chapter and any other relevant information not
previously distributed to Council Members.
3.
City Council Decision - After consideration of
the entire matter on the record before the
Hearing Examiner, the city Council shall, by
action approved by a maj ori ty of the total
membership, take one of the following actions:
a. Adopt an ordinance or resolution to
either-
1) Grant the application;
2) Modify and grant the application; or
3) Deny the application.
b. If the City Council concludes that
significant issues have been raised in a
challenge or if it is unsatisfied with
the Hearing Examiner's recommendation for
any other reason, it may by motion either
direct the Hearing Examiner to hold a
rehearing on the matter or decide to hold
a city council hearing on the matter.
The motion may limit the scope of the
issues to be considered at this rehearing
or City Council hearing.
155 - 11
155.80
4. Decisional Criteria - The city council shall
use the criteria listed in the provision of
this Code describing the requested decision in
deciding upon the application. In addition,
the City council may approve the application
only if -
a. It is consistent with the Comprehensive
plan;
b. It is consistent with all applicable
provisions of the Code, including those
adopted by reference from the
Comprehensive Plan; and
c. It is consistent with the public health,
safety and welfare.
5 . condition and Restriction - The City council
shall include in the ordinance or resolution
granting the application any conditions and
restrictions it determines are necessary to
eliminate or minimize any undesirable effects
of granting the application. Any conditions'
and restrictions that are imposed become part
of the decision. \
6. Findinas of Fact and Conclusion - The city
Council shall include in the ordinance or
resolution -
a. A statement of the facts that support the
decision, including any conditions and
restrictions that are imposed; and
b. The city Council's conclusions based on
those facts.
7. Effect - The decision of City Council is the
final decision of the city.
Procedures for Rehearina and Citv Council
Hearina
1. Rehearina - If the Hearing Examiner holds a
rehearing on the matter, the provisions of
sections 25 through 60 of this Chapter will be
followed except that the city council may
limit the matters to be considered at the
Hearing Examiner's rehearing. Any limitation
will be stated in the notice of the hearing
under section 25 of this Chapter.
155 - 12
155.85
155.90
155.95
2.
city council holds a
the provisions of
this Chapter will be
Citv Council Hearina - If
hearing on the matter,
sections 25 through 60 of
followed except-
a. city council may limit the matters to be
considered at the city Council hearing.
If this occurs, this limitation will be
stated in the notice of the hearing under
section 25 of this Chapter; and
b. Under Section 60 of this Chapter, city
council shall issue a decision rather
than a recommendation. This decision is
the final decision of the City.
Notice of Final Decision
1.
General - Following the final decision by city
Council, the Planning official shall prepare a
notice of the city's final decision on the
application.
Distribution - Within two (2) working days
after the city council's decision is made, the
planning Official shall distribute a copy of
the notice of the final decision as follows:
2.
a. A copy will be sent to the applicant.
b. A copy will be sent to any person who
submitted written or oral comments to the
Hearing Examiner.
c. A copy will be sent to each person who
has specifically requested it.
Effect of the Decision
The applicant may not engage in any activity based
on the decision until the third working day after
the notice of the final decision is distributed
under Section 85 of this Chapter.
Judicial Review
The action of the City in granting or denying an
application under this Chapter may be reviewed for
illegal, corrupt or arbitrary or capricious action
in the King County Superior Court. The petition
for review _must be filed within fourteen (14)
calendar days after the final decision of the City.
155 - 13
155.100 Lapse of Approval
1. General The applicant must begin
construction or submit to the city a complete
Building Permit application for the
development activity, use of land or other
actions approved under this Chapter within one
(1) year after the final decision on the
matter, or the decision becomes void. For an
approved PUD, the applicant must submit a
complete final site plan review application
within one (1) year after the final decision
approving the PUD or the PUD becomes void.
The applicant must sUbstantially complete
construction for the development activity, use
of land, or other actions approved under this
Chapter and complete the applicable conditions
listed in the decision within five (5) years
after the final decision of the City on the
matter, or the decision becomes void. If
litigation is initiated pursuant to Section
130 of this Chapter, the time limit of this
paragraph are automatically extended by the
length of time between the commencement and
final termination of that litigation. If the
development activity, use of land, or other
actions approved under this Chapter includes
phased construction, the time limits of this
paragraph may be extended in the decision on
the application.
2. Time Extension
a. Application Prior to the lapse of
approval under paragraph 1. of this
section, the applicants may submit a
written application in the form of a
letter with supporting documentation to
the Planning Department requesting a one
time extension of those time limits of up
to one year.
b. Cri teria - The request must demonstrate
that the applicant is making substantial
progress on the development activity, use
of land or other actions approved under
this Chapter and that circumstances
beyond the applicant's control prevent
compliance with the time limits of
paragraph 1 of this section.
c. Fee - The applicant shall include, with
the letter of request, the fee as
established by the city. The application
155 - 14
will not be accepted unless it is
accompanied by the required fee.
d. Review Process - An application for a
time extension will be reviewed and
decided upon by the Planning Official.
e. Appeals - Any person who is aggrieved by
the granting or denying of a request for
a time extension under this section may
appeal that decision. The appellant must
file a letter of appeal indicating how
the decision on the time extension
effects the appellant's property and
presenting any relevant material or
information supporting the appellant's
contention. The appeal will be heard and
decided upon using Process II, described
in Chapter 150 of this code.
155.105 Bonds
The city may require a bond under Chapter 180 of
this Code to ensure compliance with any aspect of
the permit or approval.
155.110 Complete Compliance Reauired
1. General - Except as specified in paragraph 2
of this Section, the applicant must comply
with all aspects, including conditions and
restrictions, of an approval granted under
this Chapter in order to do everything
authorized by that approval.
2. Exception Subseauent Modification - If a
specific use or site plan for the subject
property was approved under this Chapter or
any quasi-judicial process under a previous
zoning code, the applicant is not required to
apply for and obtain approval through this
Chapter for a subsequent change in use or site
plan unless -
a. There is a change in use and this Code
establishes different or more rigorous
standards for the new use than for the
existing use; or
b. The Planning Director determines that
there will be substantial changes in the
impacts on the neighborhood or the city
as a result of the change.
155 - 15
CHAPTER 160 - PROCESS IV
160.05
160.10
160.15
160.20
160.25
160.30
160.35
160.40
160.45
160.50
160.55
160.60
160.65
160.70
160.75
160.05
160.10
User Guide
Initiation of Proposals
Compliance with SEPA
city Council Review
Official File
Notice
Staff Report
Public Hearing
Material to be Considered
Electronic Sound Recordings
Public Comment and Participation at the
Hearing
Continuation of the Hearing
Planning Commission Recommendation
Planning commission Report to city Council
city Council Action
User Guide
Various places in this Code indicate that certain
proposals to amend the Zoning Map, this Code, and
the Comprehensive Plan must be reviewed and decided
upon using Process IV. This Chapter describes
Process IV.
Initiation of Proposals
1.
General - A proposal that will be reviewed
using this Chapter may be initiated by the
city Councilor Planning Commission:
2.
Public ReQUests - Any person may request that
City Council initiate a proposal to be
reviewed under this Chapter. This request
should be made in written form and contain
whatever discussion or information the
requesting party believes is relevant,
consistent with Section 45 of this Chapter, to
demonstrate that the proposal should be
formally considered by the City. city council
may request that the Planning Department or
other department of the City provide any
information or material on the proposal,
consistent with Section 45 of this Chapter.
City Council shall decide upon public requests
under this Section using the criteria of
Section 20.2 of this Chapter.
160 - 1
160.15
160.20
160.25
160.30
Compliance with SEPA
SEPA applies to some of the
made using this chapter.
shall evaluate each proposal
comply with SEPA and with
city Ordinances issued under
decisions that will be
The Planning Official
and, where applicable,
state Regulations and
authority of SEPA.
city council Review
1.
General - The City Council shall conduct a
threshold review of each proposal initiated by
the Planning commission. The City Council may
request that the Planning Department or any
other department of the city provide any
information or material on the proposal,
consistent with Section 45 of this Chapter.
2. Decision Following its review, the city
Council may decide that:
a. The proposal does not have merit, in
which case the proposal shall not be
given further consideration; or
b. The proposal has merit, in which case the
proposal shall be considered by the
Planning Commission at a public hearing.
c. The proposal should be tabled.
Official File
1.
Contents - The Planning Official shall compile
an official file containing all information
and materials relevant to the proposal and to
the City's consideration of the proposal.
2.
Availability - The official file is a pUblic
record. It is available for inspection and
copying in the Planning Department during
regular business hours.
Notice
1.
contents - The Planning Official shall prepare
a notice of each proposal, for which a public
hearing will be held, containing the following
information:
a. The citation, if any, of the provision
that would be changed by the proposal,
along with a brief description of that
provision.
160 - 2
160.35
b. A statement of how the proposal would
change the affected provision.
c. A statement of what areas, zones or loca-
tions will be directly affected or
changed by the proposal.
d. The date, time and place of the pUblic
hearing.
e. A statement of the availability of the
official file.
f. A statement of the right of any person to
submi t written comments to the Planning
Commission and to appear at the public
hearing of the Planning Commission to
give comments orally.
2. Distribution The Planning official shall
distribute this notice at least fourteen (14)
calendar days before the pUblic hearing as
follows.
a. A copy of the notice will be published in
the official newspaper of the city.
b. A copy of the notice will be posted on
each of the official notification boards
of the city.
staff Report
1.
General - The Planning Official shall prepare
a staff report containing -
a. An analysis of the proposal and a
recommendation on the proposal; and
b. Any other information the Planning
Official determines is necessary for
consideration of the proposal, consistent
with section 45 of this chapter.
2. Distribution The planning official shall
distribute the staff report as follows:
a. A copy will be sent to each member of the
Planning commission prior to the hearing.
b. A copy will be sent promptly to any
person requesting it.
160 - 3
160.40
160.45
160.50
160.55
Public Hearina
1.
General - The Planning Commission shall hold
public hearings on each proposal, consistent
wi th section 20 of this Chapter. Until a
Planning commission is appointed, the city
council shall hold the hearings.
2.
Hearina Declared Open - The hearings of the
Planning commission are open to the public.
3.
Effect The hearing
Commission is the hearing
city council need not hold
the proposal.
of the Planning
for City Council.
another hearing on
Material to be Considered
1.
General - Except as specified in Paragraph 2
of this section, the Planning Commission and
city Council may consider any pertinent
information or materials in reviewing and
deciding upon a proposal under this Chapter.
2.
Exclusion
a. General Except as specified in
paragraph 2.b. of this Section, the city
may not consider a specific site plan or
project in reviewing and deciding upon a
proposal under this process.
b. Exception for Environment Information -
If a proposal that will be decided upon
using this chapter is part of a specific
project, the City may consider all infor-
mation submitted under Section 15 of this
Chapter in deciding upon that proposal.
Electronic Sound Recordinas
The Planning Commission shall make a complete
electronic sound recording of each public hearing.
Public Comment and Participation at the
Hearina
Any interested person may participate in the public
hearing in either or both of the following ways:
1. By submitting written comments to the Planning
Commission either by delivering these comments
to the Planning Department prior to the
160 - 4
160.60
160.65
hearing or by giving them directly to the
Planning commission at the hearing.
2.
By appearing in person, or through a
representative, at the hearing and making oral
comments. The Planning commission may
reasonably limit the extent of oral comments
to facilitate the orderly and timely conduct
of the hearing.
continuation of the Hearina
The Planning commission may, for any reason,
continue the hearing on the proposal. If, during
the hearing, the commission announces the time and
place of the next pUblic hearing on the proposal
and a notice thereof is posted on the door of the
hearing room, no further notice of that hearing
need be given.
Plannina Commission Recommendation
1.
General - Following the public hearing, the
Planning Commission shall consider the
proposal in light of the decisional criteria
Section 55 of this Chapter and take one of the
following actions:
a. If the Planning commission determines
that the proposal should be adopted, it
may, by a maj ori ty vote of the entire
membership, recommend that ci ty council
adopt the proposal.
b. If the Planning commission determines
that the proposal should not be adopted,
it may, by a majority vote of the members
present, recommend that city council not
adopt the proposal.
If the Planning Commission is unable to take
either of the actions specified in Paragraph 1
of this Section, the proposal will be sent to
city Council with the notation that the
Planning Commission makes no recommendation.
2. Modification of Proposal The Planning
commission may modify the proposal in any way
and to any degree prior to recommending the
proposal to city Council for adoption. If the
Planning Commission fundamentally modifies the
proposal, the Planning Commission shall hold a
new public hearing on the proposal as modified
160 - 5
160.70
160.75
.
prior to recommending the proposal to city
council for action.
Plannina commission Report to city council
1.
General - The Planning official shall prepare
a planning Commission report on the proposal
containing a copy of the proposal, along with
any explanatory information, and the Planning
commission recommendation, if any, on the
proposal.
Transmittal to City Council - The Planning
Official shall transmit the Planning
commission report to the City Manager for
consideration by City council.
2.
3.
Distribution The Planning official shall
promptly send a copy of the Planning
commission report to any person requesting it.
city council Action
1.
General - within 60 days of receipt of the
Planning commission report by the city
Manager, the City Council shall consider the
proposal along with a draft ordinance or
resolution, prepared by the city Attorney,
appropriate to enact or adopt the proposal.
Decisional criteria In deciding upon the
proposal, the City Council shall use the
decisional criteria listed in the chapter of
this Code describing the proposal.
2.
3.
city council Action - After consideration of
the Planning commission report and, at its
discretion, holding its own pUblic hearing on
the proposal, the ci ty Council shall by
majority vote of its total membership-
a. Approve the proposal by adopting an
appropriate resolution or ordinance;
b.
Modify and
adopting an
ordinance;
proposal
resolution
by
or
approve the
appropriate
c. Disapprove the proposal; or
d. Refer the proposal back to the Planning
commission for further proceedings. If
this occurs, the City council shall
specify the time within which the
160 - 6
Planning Commission shall report back to
the City Council on the proposal.
160 - 7
CHAPTER 165 - NON-CONFORMANCE
165.05
165.10
165.15
165.20
165.25
165.30
165.35
165.40
165.45
165.50
165.55
165.60
165.05
165.10
165.15
User Guide
When Conformance is Required
Regulations Applicable to Non-Conforming Use
Abatement of Non-Conformance that was Illegal
When Initiated
Immediate Compliance with certain provisions
Required
Special provision for Damaged Improvements
certain Non-Conformances Specifically
Regulated
Additional provision if a Quasi-Judicial
Decision is Required
Special provisions for Residential Uses
special provisions for Compliance with
Government Regulations
Prohibition on Increasing Non-Conformance
Applicability of Uniform Codes
User Guide
This Chapter establishes when and under what
circumstances non-conforming aspects of a use or
development must be brought into conformance with
this Code. You should consult the provisions of
this Chapter only if there is some aspect of the
use or development on the sUbject property that is
not permitted under this Code.
When Conformance is Reouired
If an aspect, element, activity or use of or on the
subject property conformed to the applicable Zoning
Code in effect at the time that aspect, element,
activity or use was constructed or initiated, that
aspect, element, activity or use may continue and
need not be brought into conformance with this Code
unless a provision of this Chapter requires
conformance.
Reaulations A~plicable to Non-Conformina Use.
If a use is non-conforming in the zone in which it
is located, this Code does not establish applicable
dimensional or other regulations. Therefore, to
determine what regUlations apply, the city will
determine the zone that allows the non-conforming
use that is most similar to the zone in which the
non-conforming use is located and apply the
regulations of that zone.
165 - 1
165.20
165.25
Abatement of Non-Conformance that was Illeaal When
Initiated
1. General - Except as specified in Paragraph 2
of this section, any non-conformance that was
illegal when initiated must immediately be
brought into conformance with this Chapter.
The City may, using the provisions of Chapter
175 of this Code or any other applicable law,
immediately abate any non-conformance that was
illegal when initiated.
2. Exceptions If a non-conformance has ever
been in complete conformance with an
applicable zoning code it may continue to
exist subject to the provisions of this
Chapter, and it is not subj ect to abatement
under Paragraph 1 of this Section.
Compliance
with
certain
provisions
Immediate
Required
1. General - Regardless of any other provision of
this chapter, the following non-conformances
must be immediately brought into conformance
with the applicable provisions of this code:
a. Non-conformance with the Noise Standards
in Chapter 115.
b. Non-conformance with the Lighting
standards in Chapter 115.
c. Non-conformance with the Heat Emission
standards in chapter 115.
d. Non-conformance with the Radiation
Standards in Chapter 115.
e. Non-conformance with the Air Quality
standards in Chapter 115.
f. Non-conformance with the Water Quality
standards in Chapter 115.
g. Non-conformance with the Odor Standards
in Chapter 115.
h. Non-conformance with the prov1s1ons in
Chapter 115 regarding Parking and storage
of large vehicles in residential zones.
165 - 2
165.30
165.35
L
i. Non-conformance with the provisions in
Chapter 115 regarding junk in residential
zones.
j. Non-conformance with the Glare Standards
in Chapter 115.
k.
Non-conformance with
Chapter 95 of this
portable outdoor signs.
the provision in
Code regarding
I.
Non-conformance with
Chapter 95 of this
location of signs
rights-of-way.
the provision in
Code regarding
extending over
2. Abatement - The Ci ty may, using any of the
provisions of Chapter 175 of this Code or any
other applicable law, immediately abate or
seek discontinuance of any non-conformance
listed in paragraph 1 of this Section.
Special provision for Damaaed Improvements
If a non-conforming improvement is damaged by
sudden accidental cause, that improvement may be
reconstructed only if it meets the following
requirements and not otherwise:
1. The cost of reconstructing the damaged
improvement does not exceed 75% of the
assessed or appraised value (based on an MAl
appraisal provided by the applicant) of that
improvement prior to the damage, whichever is
greater.
2.
The improvement, as reconstructed,
more non-conforming than it was
prior to the damage.
is not any
immediately
3. The applicant applies for a building permit to
reconstruct the damaged improvement within six
months of the date of the damage and
reconstructs the improvement pursuant to that
building permit.
certain Non-Conformances Specifically Reaulated
1. General Paragraphs 2 through 7 of this
Section specify when and under what
circumstances certain non-conformances must be
corrected. If a non-conformance must be
corrected under this section, the appl icant
must, as part of the application for any
165 - 3
development permit, submit all information
that the city reasonably needs to review the
correction. In addition, the city will not
issue a certificate of zoning compliance or
permit occupancy until the correction is made.
If Section 25 of this Chapter applies to a
specific non-conformance, then the provisions
of this Section do not apply to that same
non-conformance.
2.
Non-Conformina Use
must be brought
discontinued if -
- Any non-conforming
into conformance
use
or
a. The applicant is making structural
alterations or increasing the gross floor
area of any structure that houses or
supports the non-conforming use;
b. other than as specified in paragraph 2.a
of this Section, the applicant is making
changes or alterations or doing work in
any twelve (12) month period to any
structure that houses or supports the
non-conforming use and the fair market
value of that change, alteration or work
exceeds fifteen percent (15%) of the
assessed or appraised value (based on an
MAl appraisal provided by the applicant)
of that structure, whichever is greater:
c. The subj ect property has been abandoned
for ninety (90) or more consecutive days
or the non-conforming use has ceased for
one hundred and eighty (180) or more
consecutive days; or
d. The applicant replaces the use with a
different use. The city may allow this
change in use, if through Process II, the
city determines that the proposed new use
will be less non-conforming and will have
fewer detrimental effects on the
neighborhood than did the existing use.
3. Non-Conformina Procedure If the subject
property contains a use, aspect, activity or
development requiring approval through Process
I, II or III, which was not approved through
any quasi jUdicial process under this Code or
any prior applicable Zoning Code, that use,
aspect, activity or development must be
165 - 4
reviewed and approved using the appropriate
process under this code if -
a. There is a change in use and this Code
established different or more rigorous
standards for the new use than for the
existing use;
b. The applicant is making additions,
changes or alterations or doing work to
the subject property in twelve (12) month
period the fair market value of which
exceeds thirty-five percent (35%) of the
assessed or appraised value (based on an
MAl appraisal provided by the applicant)
of all structures on the sUbject
property, whichever is greater;
c. The subj ect property has been abandoned
for ninety (90) or more consecutive days
or the use conducted on the subject
property has ceased for one hundred and
eighty (180) or more consecutive days; or
d. The Planning Director determines that
there will be substantial changes in the
impacts on the neighborhood or the city
as a result of the proposed change.
4. Non-Conformina parkina - If there are fewer
parking spaces for the uses conducted on the
sUbject property than are required under this
code, the additional required number of spaces
must be provided if -
a. The applicant is going to change the use
conducted on the subject property and
this Code requires more parking spaces
for the new use than for the former use;
b.
The appl icant
floor area of
property; or
is increasing the gross
any use on the subject
c. The subj ect property has been abandoned
for ninety (90) or more consecutive days
or the use conducted on the subject
property has ceased for one hundred and
eighty (180) or more consecutive days.
5. Non-conformina Sians - If the subject property
contains a non-conforming sign, this non-
conformance must be corrected -
165 - 5
a. If the applicant is making structural
alterations or increasing the gross floor
area of any structure that houses or
supports the use with which the non-
conforming sign is associated;
b. If, except as specified in paragraph 5.a
of this section, the applicant is making
changes, alterations or doing other work
in any twelve (12) month period to any
structure that houses or supports the use
with which the nonconforming sign is
associated and the fair market value of
these changes, alterations or other work
exceeds twenty-five percent (25%) of the
assessed or appraised value (based on an
MAl appraisal provided by the applicant)
of that structure, whichever is greater;
c. If the applicant is making changes,
al terations or doing other work to the
non-conforming sign in any twelve (12)
month period, the fair market value of
which exceeds thirty-five percent (35%)
percent of the replacement cost of the
non-conforming sign;
d. If the SUbject property has been
abandoned for ninety (90) or more
consecutive days or the use conducted on
the subject property has ceased for one
hundred and eighty (180) or more
consecutive days; or
e. Except as provided below, on or before
March 1, 1995:
1)
The applicant may, through Process
II, apply for an extension of time
to bring signs on the subj ect
property into conformance with this
Code. The city will grant this
request if it determines that the
applicant needs additional time
beyond March 1, 1995 to amortize the
cost of manufacturing and installing
the sign. As part of the
application, the applicant shall
submit documentation demonstrating
how the cost of manufacturing and
installing the sign is or was
depreciated for Federal Income Tax
purposes.
.
165 - 6
2) The provisions of paragraph 5. e of
this Section do not apply to any
sign if the removal of that sign
would require the ci ty to pay
compensation under RCW Chapter
47 . 42 , as now existing or as
hereafter amended.
6. Non-Conformina Buffers - If the subj ect property
does not contain the buffers required by this Code,
the required buffers must be provided if -
a. There is any increase in the gross floor area
of any structure on the subject property.
However, the buffers adjacent to pre-existing
buildings on the SUbject property need only be
increased to the extent that the land is
available for the increase;
b. There is a change in use on the subject
property and this Code requires larger or
denser buffers for the new use than for the
former use;
c. Except as specified in paragraph 6.a this
Section, the applicant ~s making changes,
alterations or doing other work in any twelve
(12) month period to any structure on the
subject property and fair market value of
these changes, alterations or other work
exceeds fifty percent (50%) of the assessed or
appraised value (based on an MAI appraisal
provided by the applicant) of that structure,
whichever is greater. However, the buffers
adjacent to pre-existing buildings on the
SUbject property need only be increased to the
extent that the land is available for the
increase; or
d.
The subj ect property has been abandoned
ninety (90) or more consecutive days or
use conducted on the subject property
ceased for one hundred and eighty (180)
more consecutive days.
for
the
has
or
7. Any other Non-Conformance
If any non-conformance exists on the subject
property, other than as specifically listed in
Paragraphs 2 through 6 of this section, these must
be brought into conformance if-
a.
The applicant is
changes or doing
making any
any other
alteration
work in
or
any
165 - 7
165.40
165.45
consecutive 12 month period to an improvement
that is non-conforming or houses, supports or
is supported by the non-conformance and the
fair market value of the alteration, change or
other work exceeds 50% of the assessed or
appraised value of that improvement, whichever
is greater;
b. The use on the subject property is changed and
this Code establishes more stringent or
different standards or requirements for the
non-conforming aspect of the new use than this
code establishes for the former use; or
c.
The subj ect property has been abandoned
ninety (90) or more consecutive days or
use conducted on the subject property
ceased for one hundred and eighty (180)
more consecutive days.
for
the
has
or
Additional provision if a Quasi-Judicial Decision
is Required
In addition to any other provisions of this
Chapter, if a development activity or use on the
sUbject property is being decided upon using either
Process I, II or III, the City shall, in such
process, consider the degree of non-conformance and
its relationShip to the proposed use or development
activity and, the city may require that the
applicant correct any nonconformance that exists on
the sUbject property.
Special provisions for Residential Uses
If the subject property contains a residential use
that became non-conforming as to use or density as
a result of the adoption of this Code, that non-
conforming use or density is exempt from the
provisions of section 10 through 40 of this
Chapter and, instead, the following regulations
apply:
1. I f the improvements on the subj ect property
are damaged or destroyed by any sudden cause,
the structure may be rebuilt; provided that
the number of dwelling units and the gross
floor area in and on the subject property may
not be increased from that which existed
immediately prior to the damage or
destruction and any other non-conformity of
or on the sUbject property may not in any way
be increased. The provisions of this
paragraph 1 are only available if the
165 - 8
165.50
applicant applies for a building permit
within twelve (12) months after the sudden
damage or destruction and construction is
commenced and completed under that building
permit.
2. Other than as specified in paragraph 1 of this
section, the non-conforming use or density
must be corrected if the applicant is
making changes, alterations or doing other
work in any twel ve (12) month period to any
structure on the sUbject property and fair
market value of these changes, alterations or
other work exceeds fifty percent (50%) of the
assessed or appraised value of that structure,
whichever is greater.
3. The entire sUbject property has been abandoned
for ninety (90) or more consecutive days or
all use conducted on the subject property has
ceased for one hundred and eighty (180) or
more consecutive days.
Special provisions for Compliance with Government
Reaulations
The provisions of this Section will be followed
regardless of any conflicting regulations of this
Chapter. Any regulations of this Chapter which do
not conflict with the provisions of this Section
are unaffected by this Section.
1. oil Tanks Any excavation, development
activity or construction performed to comply
wi th the "Underground Storage Tanks;
Technical Requirements and state Program
Approval; Final Rules" (40 C.F.R. parts 280
and 281), as now existing or as hereafter
amended or with the provisions of RCW Chapter
90.76, as now existing or hereafter amended or
any regulations adopted thereunder may not be
used as the basis, or part of the basis, for
requiring that non-conformance on the subject
property be corrected.
2. Other Government Reaulations - Other than as
specified in paragraph 1 of this section, the
city may, using Process II, exempt a property
or use from any of the requirements of this
Chapter if -
a. The actions or events which form the
basis of requiring that non-conformance
on the subject property be corrected are
165 - 9
165.55
165.60
necessitated solely to comply with local,
state or federal regulation;
b. The actions necessitated to comply with
those regulations will not significantly
extend the expected useful life of the
non-conforming aspect; and
c. The public benefit of complying with the
local, state or federal regulation
clearly outweighs the public benefit in
correcting the non-conformance.
Prohibition on IncreasinaNon-conformance
No non-conformance may, in any way, be enlarged,
expanded, increased, intensified, compounded or in
any other way made greater, except as specifically
permitted in this Chapter.
Applicabilitv of Uniform Codes
Nothing in this Chapter in any way supersedes or
relieves the applicant from compliance with the re-
quirements of the Uniform Building codes and other
construction related codes as adopted and amended
from time to time by the city.
165 - 10
CHAPTER 170 - AUTHORITY
170.05
170.10
170.15
170.20
170.25
170.30
170.35
170.40
170.45
170.50
170.55
170.60
170.65
170.05
170.10
User Guide
city council
Planning Commission - creation, Membership and
Appointment
Planing commission - Jurisdiction, Power and
Authority
Planning commission - Rules of Procedure
Hearing Examiner - Appointment
Hearing Examiner - Jurisdiction, Powers and
Authority
Hearing Examiner - Rules of Procedure
Additional committees, Boards, commissions,
councils, and Individuals
Department of community Development - General
Department of community Development
Authority
Department of Community Development - Forms
and Operating Procedures
Department of Community Development Code
Enforcement Officer
User Guide
This Chapter contains information
following entities of the city:
l. The city Council.
about
the
2. The Planning Commission.
3. The Hearing Examiner.
4. The Department of Community Development.
For the most part, this information involves the
appointment, removal and training of members and
establishes the general authority of these
entities.
citv Council
The city Council is the Legislative Body of the
City. Its existence, membership, jurisdiction,
powers and authority are derived from Title 35A of
the Revised Code of Washington. The jurisdiction,
power and authority of city council, as these
relate to matters included in this Code, are
recognized in Chapters 150 through 160 of this
Code.
170 - 1
170.15
170.20
planninq Commission -
and Aooointment
Creation.
Membershio
1.
Creation - The city of Federal Way hereby creates a
Planning commission consistent with RCW Chapter
35A.63, as now existing or as hereafter amended.
2.
Membershio - The planning commission shall consist
of nine (9) members who are residents or property
owners in the city of Federal Way with interest in
land use and planning issues and a commitment to
the planned development of the community. Planning
Commission members shall serve without
compensation.
3 .
A~~ointment The Planning Commission shall be
appointed by city Council. During 1990, the city
Council shall appoint nine (9) members as follows:
three (3) for a one year term, three (3) for a two
year term and three (3) for a three year term.
Thereafter, City Council shall annually appoint
three (3) members to the Planning Commission.
Planning commission members may be reappointed as
many consecutive times as city Council deems
appropriate. If, for any reason, a vacancy occurs
during the term of a Planning commission member,
the city Council shall appoint a new member to fill
the unexpired term of that Planning Commission
member. The Ci ty Council may remove a Planning
Commission member at any time if the City Council
determines that the Planning Commission member is
not fulfilling his or her responsibilities to the
satisfaction of city Council. All members of the
Planning commission shall serve until their
successors are duly appointed by City Council. The
Ci ty Council may also appoint alternate Planning
Commission members as the need arises, consistent
with RCW 35A.63.020, as not existing or as
hereafter amended.
Planninq commission - Jurisdiction. Powers and
Authoritv
The jurisdiction, powers and authority of the
Planning Commission, as these relate to matters
covered by this Code, are establ ished in Chapter
160 of this Code. In addition, the City Council
may, from time to time, grant to the Planning
Commission such other jurisdiction, powers, duties
and authority as City Council deems appropriate and
consistent with state and City Law.
170 - 2
170.25
Planninq commission -Rules of Procedure
The Planning commission may from time to time
establish and publish rules of procedure for the
efficient and fair conduct of its business,
consistent with state and city law.
170.30
Hearinq Examiner
and ADDointment
Creation. Qualifications
1. Creation - The City of Federal Way hereby creates
the office of Federal Way Hearing Examiner
consistent with RCW Chapter 35A.63, as now existing
or as hereafter amended.
2. ADDointment The city Council shall appoint a
Hearing Examiner who will serve at the pleasure of
City council. The Hearing Examiner may be an
employee of the city or a contractor with the city
or may have any other relationship with the City
that city Council deems most advantageous. with
the approval of city Council, the Hearing Examiner
may hire or retain the services of such subsidiary
Hearing Examiners or support personnel as is deemed
appropriate.
3. Qualification - The Hearing Examiner should be a
person with training and/or experience in land use
planning, law or other areas related to the
planning and development of the community.
170.35
Hearinq Examiner - Jurisdiction. Powers and
Authoritv
The jurisdiction, powers and authority of the
Hearing Examiner, as these relate to matters
covered by this Code, are established in Chapters
145 through 155 of this Code. In addition, the
city council may, from time to time, grant to the
Hearing Examiner such other jurisdiction, powers,
duties and authori ty as ci ty Council deems
appropriate, consistent with state and city Law
170.40
Hearinq Examiner - RUles of Procedure
The Hearing Examiner shall establish rules of
procedure for the efficient and fair conduct of
matters that come before the Hearing Examiner.
These rules must be consistent with state and City
law. A copy of these rules of procedure should be
made available for inspection and copying in the
Planning Department during regular business hours.
170 - 3
170.45
170.50
170.55
170.60
170.65
Additional Committees. Boards. Commissions.
Councils. and Individuals
As the need arises, the city Council may create and
appoint additional committees, boards, commissions,
councils, or individuals and grant to the same
specific responsibilities and powers, consistent
with state law and city ordinances.
Deoartment of Community Develooment - General
The Department of community Development is
responsible for the general administration of this
Code. The city Manager shall appoint a Director of
that Department and other staff members as is
appropriate for the administration of this Code.
Deoartment
Authority
of
Community
Develooment
In addition to the authority granted to the
Department of Community Development, the Planning
Director and the Planning Official by this Code,
they shall have whatever additional authority and
duties are granted to them by the Ci ty Manager,
consistent with State and City law.
Deoartment of Community Develooment - Forms
and Ooeratinq Procedures
The Planning Director may issue application forms,
operating procedures, and similar material to
facilitate the orderly conduct of the Department's
responsibilities. The Department shall use, follow
and enforce these materials as if they were part of
this Code.
Deoartment of community Develooment
Enforcement Officer
Code
The Planning Director may appoint one ,or more Code
Enforcement Officers. The Code Enforcement
Officers are responsible for enforcing this Code
and other related ordinances, as assigned by the
planning Director.
170 - 4
CHAPTER 175 - CODE ENFORCEMENT
175.05
175.10
175.15
175.20
175.22
175.25
175.30
175.35
175.40
175.45
175.50
175.55
175.60
175.65
175.70
175.75
175.80
175.05
175.10
User Guide
site Plan Review
Permits Issued by Building Official - Responsibility
Prior to Issuance of Permit
Permits Issued by Building Official - Certificate of
Occupancy.
Responsibility of Applicant and Owner
Code Enforcement Officer - Duty to Investigate
Code Enforcement Officer - Order to Cease Activity
Code Enforcement Officer - Notice of violation
Code Enforcement Officer - Zoning Code citation
Violation of this Code
Variance, Permit, Decision or Discretionary Approval
- General
Variance, Permit, Decision or Discretionary Approval
- Voiding
Interpretations of this Code - General
Interpretations of this Code - Appeal
Interpretations of this Code - Permits Unaffected
Conflict of provisions
Easement Agreements Approved by the City Attorney
User Guide
This Chapter contains a variety of provlslons generally
pertaining to the administration and enforcement of this
Code. Specifically, this chapter contains provisions in
the following areas:
1.
Site Plan Review
2.
Code Enforcement and Administration.
3.
Penalties for Code Violation.
4.
Status of discretionary decision.
5.
Liability of employees and others.
6.
Code interpretations and appeals.
Conflict of provisions.
7.
8.
Recording of easements.
site Plan Review.
1.
General - Except as specified in paragraph 2 of this
Section, every application for a development permit
175 - 1
must undergo site Plan Review under this Section and
is subject to the provisions of this section.
2. Exceotions - Permits for the following are exempt
from the provisions of this section.
a. The development of one detached dwelling unit
on a pre-existing lot.
b. Any work, improvement or remodeling completely
within the interior of a building, if the fair
market value of that work, improvement or
remodeling does not exceed $50,000 in any 12
month period.
c. Any work, remodeling or improvement on the
SUbject property other than as specified in
paragraph 2.b above, so long as the fair market
value of that work, remodeling or improvement
does not exceed $10,000 in a 12 month period.
The provisions of this paragraph 2. c do not
apply to signs.
3. Conduct of the Review The City Manager shall
appoint one or more employees or other persons
working on behalf of the city to perform the
functions established under this Section.
4. Purooses of Site Plan Review - The site plan review
has the following purposes:
a. To review the proposal for compliance with the
provisions of this Code and all other
applicable law.
b. To help insure that the proposal is
coordinated, as is reasonable and appropriate,
with other known or anticipated development on
private properties in the area and with known
or anticipated right-of-way and other public
improvement projects within the area.
c. To encourage proposals that embody good design
principles that will result in high quality
development on the subject property.
d. To determine whether the streets and utilities
in the area of the subject property are
adequate to serve the anticipate demand from
the proposal.
e. To review the proposed access to the SUbject
property to determine that it is the optimal
location and configuration for access.
175 - 2
175.15
5. Administrative Guidelines The city Manager is
authorized to adopt administrative guidelines to
implement . the provisions of this section. When
adopted, these administrative guidelines will be
used in the site Plan Review and have the full force
and effect as if they were set forth in this Code.
6. Authoritv-
a. If the proposal requires approval through
Processes I, II or III of this code, the site
Plan Review conducted under this Section will
be put in writing and form the basis of or be
an exhibit to the staff report to the Hearing
Examiner under Processes II and III and will be
provided to the Planning Director under Process
I.
b. If paragraph 6.a of this Section does not
apply, the site Plan Review conducted under
this Section will form the basis of any
modifications to any permits or approvals
issued by the city for the proposal. In this
regard, the person or persons conducting the
Site Plan Review is hereby authorized to
require modifications to the proposal
consistent with the criteria contained in
paragraph 4 of this Section and the
administrative guidelines, if any, adopted
under paragraph 5 of this section.
7.
Aooeals - The applicant may appeal a decision to
require modifications of a proposal, other than
modifications required to bring the proposal into
compliance with this Code and all other applicable
laws, to the Hearing Examiner using the appeal
procedures of Process I of this Code.
Other Authoritv Not Affected Nothing in this
section in any way limits, or may be construed to
limit, the authority of the city, including but not
limited to the authority to condition or deny
proposals, available to the city in, through or by
any other provision of this Code or other law.
8.
Permits Issued bv Buildinq Official - Resoonsibilitv
Prior to Issuance of Permit.
1.
General - The Building Official may not issue a
permit to conduct any activity or to erect or alter
any structure that does not conform to this Code.
175 - 3
175.20
5.
2.
Reauired Information - The planning Official shall
review each application for a permit to be issued by
the Building Official, other than the permits for
proposals governed by Section 10 of this Chapter,
for compliance with the provisions of this Code.
The Building Official shall not issue any of said
permits until approved for issuance by the Planning
Official.
3.
Permits Exemoted from Review bv the Planninq
Director - The Planning Director may specifically
exempt categories of permits issued by the Building
Official from the Planning official -review
requirements of this Section. The Building Official
shall review applications for exempted permits for
compliance with this Code.
Permits Issued bv Buildinq Official - Certificate of
Occuoancv.
1.
General Except for certificates of occupancy
exempt from Planning Official review under this
section, it is unlawful to occupy a building or
conduct a use requiring a Certificate of Occupancy
unless the Planning Official has approved the
Certificate of Occupancy for that building or use.
Resoonsibilitv of Buildinq Official - Upon receipt
of a request to issue a Certificate of Occupancy,
the Building Official shall promptly notify the
Planning Official of the request. The Building
Official may not issue a Certificate of Occupancy
until the Building Official receives written
approval from the Planning Official.
2.
3.
Resoonsibilitv of the Planninq Official Upon
receiving notice from the Building Official of a
request for a Certificate of Occupancy, the Planning
Official shall promptly review the request and, if
necessary, conduct a field inspection to determine
if the structure or use conforms to this Code.
4.
Issuance of the Planninq Official Aooroval - The
planning Official shall sign and forward to the
Building Department the Certificate of Occupancy if
the building or use conforms to this Code.
Certificates Exem~ted from Review bv the Planninq
Director - The Planning Director may specifically
exempt categories or types of certificates of
occupancy__from review by the Planning Official. the
Building Official shall review requests for exempted
certificates of occupancy for compliance with this
Code.
175 - 4
175.22
175.25
175.30
Resoonsibilitv of AODlicant and Owner - Regardless
of any review, approval, inspection or other actions
of the City, it is the responsibility of the
applicant and owner to insure that all work, actions
or conditions on the subj ect property comply with
this Code and all other applicable laws and any
permits and/or approvals granted under this Code or
other applicaple law.
code Enforcement Officer - Dutv to Investiqate.
I.
General - The Code Enforcement Officer shall, either
upon a complaint or on the Officer's own initiative,
investigate potential violations of this Code.
2.
Entrance on Private Prooertv - If the Code Enforce-
ment Officer enters upon private property to
investigate potential violations of this Code, the
Code Enforcement Officer, in so far as possible
before entering upon private property, shall present
his/her credentials to the owner or person in
possession or charge of the property and request
entry. If entry is refused, the Code Enforcement
Off icer may use every lawful means and remedy to
obtain entry.
Code Enforcement Officer - Order to Cease Activitv
1.
General - If the Code Enforcement Officer determines
that any activity is being conducted or any
improvement is being erected or altered that does
not conform to this Code he/she may issue an Order
to Cease Activity.
2.
Postinq and Notice - The Code Enforcement Officer
shall prominently post this Order on the subj ect
property, or if permission to enter the subject
property is denied, as near to the subject property
as is feasible. The Code Enforcement Officer shall
also make reasonable attempts to send or deliver
this Order to the property owner, the person in
charge of the property or the person causing the
activity to be conducted or the improvement to be
erected or altered.
3.
Effect - When an Order to Cease Activity has been
posted on or near the subject property or delivered,
it is unlawful for any person with actual or
constructive knowledge of the Order to conduct the
activity or do the work covered by the Order until
the Code Enforcement Officer has removed the posted
copy of the Order and issued written authorization
for the activity or work to be continued. If an
175 - 5
175.35
175.40
Order to Cease Activity is violated, a Zoning Code
Citation may issue under section 40 of this Chapter,
without the necessity of first issuing a Notice of
Violation.
4.
Aooeal - Any aggrieved person who believes that an
Order to Cease Activity has been improperly issued
under this section may appeal issuance of that
Order. The appeal will be decided upon using the
appeal provision of Process I of this Code. During
any such appeal, the Order shall remain in effect.
Code Enforcement Officer - Notice of Violation
1.
Officer determines
structure or use
this Code, he/she
This Notice will
General - If the Code Enforcement
that any activity, condition,
exists that does not conform to
may issue a Notice of violation.
specifically indicate-
a. What provisions of this code are being vio-
lated;
b. What is necessary to correct the violation; and
c. The time in which the violation is to be
corrected.
2. Notice to Occuoant and Owner - The Code Enforcement
Officer shall-
a. Leave a copy of this Notice with the occupant
or person in charge of the property or post it
in a conspicuous place on the subject property;
and
b. Send a copy of the Notice to the owner of the
sUbject property by both Certified Mail, return
receipt requested and by regular mail.
Code Enforcement Officer - Zoninq Code citation.
The Code Enforcement Officer may seek
Zoning Code Citation in either of
circumstances:
issuance of a
the following
1. There is a violation of a posted Order to Cease
Activity.
2. If, after the time specified in the Notice of
violation, the activity, conditions, structure, or
use cited in the Notice of Violation still does not
conform to this Code.
175 - 6
175.45
The Citation or citations will be issued to the owner of
the property, the occupant or person in charge of the
property and any other person causing or allowing the
activity, condition, structure or use to exist or occur.
The issuance of a Citation initiates criminal prosecution
of the violation.
Violation of This Code
1.
criminal Violations - It is unlawful for any person
to do or cause any of the following to be done and
for a property owner to permit any of the following
to be done on his or her property contrary to or in
violation of this Code:
a. Construct, in any way alter, or move any
improvement.
b. Engage in any activity.
c. Use or occupy any structure or land
d. Conduct any use.
e. Create any conditions.
It is also unlawful for any person to fail to
perform any activity or obligation required by this
Code.
2. Criminal Penalty - Upon conviction of an unlawful
act under or violation of this Code, the property
owner or other person may be punished by a fine of
not more than $5,000.00 or imprisoned for not more
than 6 months or both for each day or part of a day
during which the unlawful act or violation occurs.
The property owner or other person may also be
ordered to discontinue the unlawful act or correct
the violation.
3. civil Penalty - Any person who violates or fails to
comply with any of the provisions of this Code and
the owner of the property upon which a violation of
this Code exists or is located is, in addition to
any criminal penalty, subject to a maximum civil
penalty of $5,000.00 for each day or portion of that
day that the violation continues, except that the
owner of the property upon which the violation is
located or exists, who is in no way actively
involved in the violation, shall be SUbject to the
civil penalty only if he or she fails to correct the
violation after being ordered to so under the
provisions of this Chapter.
175 - 7
175.50
175.55
175.60
4.
other Leqal Remedies Nothing in this Chapter
limits the right of the city to pursue other lawful
criminal, civil or equitable remedies to abate,
discontinue, correct or discourage unlawful acts
under or violation of this Code.
variance. Permit. Decision or Discretionarv Aooroval
- General
The city shall enforce the provisions, including any
conditions or restrictions, of a Variance, permit,
decision, or discretionary approval issued under this
Code as if those provisions are part of this Code.
Variance. Permit. Decision or Discretionary Aooroval
- voidinq.
1.
General - Under the provisions of this section, the
city may void any Variance, Permit, decision or
discretionary approval granted or issued under this
Code.
2.
Review Process - The City, as the applicant, shall
use the same process to determine if a Variance,
Permit, decision, or discretionary approval should
be voided as it used to grant the Variance, Permit,
decision or discretionary approval.
3.
Decisional Criteria - The City may void a Variance,
Permit, decision, or discretionary approval only if
it finds that-
a. There have been repeated violations of any
aspect, including conditions or restrictions,
of the Variance, Permit, decision or
discretionary approval; or
b. The detriment caused by the violations clearly
outweighs any pUblic benefit of the Variance,
Permit, decision or discretionary approval.
4.
Effect If the city voids a Variance, Permit,
decision, or discretionary approval, the city will
apply and enforce the provisions of this Code on the
SUbject property, as if the Variance, Permit,
decision, or discretionary approval had never been
granted.
Interoretations of This Code - General.
1.
Criteria The Planning Director may, acting on
his/her own initiative or in response to an inquiry,
issue interpretations of any of the provisions of
175 - 8
175.65
175.70
this Code. The
interpretations on-
Director
the
shall
base
a.
The defined or the common meaning,
applicable, of the words in the provision~
as
b. The general purpose of the provision as
expressed in the provision~ and
c. The logical or likely meaning of the provision
viewed in relation to the Comprehensive Plan.
2.
Effect - An interpretation of this Code will be
enforced as if it is part of this Code.
Availabilitv - All interpretations of this Code,
filed sequentially, are available for pUblic
inspection and copying in the Planning Department
during regular business hours.
3.
Internretations of This Code - Anneal
1.
Who Can Anneal - Any person who is aggrieved by an
interpretation issued by the Planning Director may
appeal that interpretation at any time.
How to Aooeal - The applicant must file a letter of
appeal indicating how the interpretation affects
his/her property and presenting any relevant
arguments or information on the correctness of the
interpretation. The applicant shall include the
appeals fee as established by the city. The appeal
will not be accepted unless it is accompanied by the
required fee.
2.
3.
Aonlicable Procedures - All appeals of interpre-
tations of this Code will be reviewed and decided
upon using Process II.
4.
Effect If the interpretation of the Planning
Director is modified, the Planning Official shall-
a.
Place the modifying
Interpretation File~ and
decision
the
in
b. Change or remove, as appropriate, the
interpretation that was modified~
Internretation of this Code - Permits Unaffected
Any development._ or other permit issued by the City will
be unaffected by any subsequent' change, modification,
withdrawal or revision of an interpretation of this Code.
175 - 9
175.75
175.80
Conflict of provisions
The standards, procedures and requirements of the code
are the minimum necessary to promote the health, safety,
and welfare of the residents of Federal Way. The city is
free to adopt more rigorous or different standards,
procedures and requirements whenever this becomes
necessary. If the provisions of this Code conflict or
overlap one with another, or if a provision of this Code
conflicts or overlaps with the provision of another
Ordinance of the city, the most restrictive provision or
the provision imposing the highest standard prevails.
Easement Aqreements Aooroved bv the Citv Attorney
In each case where the city requires an applicant to
provide a pUblic walkway, pUblic use area, or other area,
facility or structure that is open to the public or
required under this Code, the applicant shall execute an
easement or similar document in a form approved by the
City Attorney. This easement or similar document shall
be recorded with King county, at the applicant's expense
and shall run with the property.
175 - 10
CHAPTER 180 - BONDS
180.05
180.10
180.15
180.20
180.25
180.30
180.35
180.40
180.45
180.50
180.55
180.60
180.65
180.05
180.10
User Guide
When May a Bond be Used
Type of Bond
Amount of the Bond
Supplemental Administrative Costs
Bond Agreement
Irrevocable License Signed by the Owner of the
Subject Property
Release of Bond and Cash Deposit
Use of Proceeds - Notice to Property Owner
Use of Proceeds - Work by the city
Use of Proceeds - Refund of Excess, Charge for all
Costs
Use of Cash Deposit
Itemized Statement
User Guide
Various places in this Code state that the city either
mayor shall require an applicant to post a bond to
ensure continued compliance with some aspect of this
Code. Bonds for this purpose are referred to as
maintenance bonds. In addition there are circumstances
where an applicant may wish to post a bond in lieu of
doing certain site work prior to occupancy. Bonds for
this purpose are referred to as performance bonds.
This Chapter provides the regulations regarding under
what circumstances . the City will accept a bond, the
nature of the bond and other information about
administering and using bonds.
When Mav a Bond be Used
1.
Maintenance Bond. The Planning Official may
require an applicant to establish a maintenance
bond only if another provision of this Code or
other ordinance specifically authorizes it.
2.
Performance Bond - General. The Planning Official
may allow an applicant to establish a performance
bond and obtain a Certificate of Occupancy or
other permit or approval in advance of completing
all required work or improvements if the following
criteria are met:
..
a. The applicant is unable to complete the work
or improvements to be covered by the bond
because of unavoidable circumstances that in
180 - 1
180.15
180.20
180.25
no way resulted from the actions or inaction
of the applicant.
b. It is reasonably certain that the applicant
will be able to complete the work or
improvements to be covered by the bond within
a reasonable amount of time.
c. Granting the Certificate of Occupancy or
other permit or approval prior to completion
of the work or improvements will not be
materially detrimental to the City or the
properties in the vicini ty of the subj ect
property.
Tvoe of Bond
Bonds shall be in the form of cash deposits or binding
a surety registered in and authorized to do business in
the state of Washington or other suitable security as
approved by the city Attorney. The form and content of
all bonds must be approved by the city Attorney.
Amount of the Bond
1. General. The City shall determine the amount of
the bond as follows:
a. For a maintenance bond, the amount will be
thirty percent (30%) of the cost of replacing
the materials covered by the bond based on
estimated costs on the last day covered by
the bond.
b. For a performance bond, the amount will be
one hundred and twenty percent (120%) of the
cost of the work or improvements covered by
the bond based on estimated costs immediately
following the expiration of the bond.
2.
Assistance in Determininq Estimated Costs. The
Planning Official may consult with one or more
persons with. special knowledge or expertise in
determining the amount of a bond under paragraph 1
of this Section. The applicant shall pay the
actual costs of this consultation prior to the
Planning Official accepting the bond and signing
the bond agreement under Section 30 of this
Chapter.
Suoolemental Administrative Costs
In addition to the bond and any consultation fees under
Section 20 of this Chapter, the applicant shall post a
180 - 2
180.30
180.35
cash deposit with the city equal to the following
percentages of the amount of the bond.
Amount of Bond Amount of Cash Deoosit
Up to $20,000 5% of the bond (Minimum $100)
$20,001 to $50,000 4% of the bond
$50,001 to $100,000 3% of the bond
$100,001 and up 2 1/2% of the bond
This cash deposit will be used to cover the City's
actual expenses of administering and, if necessary,
obtaining and using the proceeds of the bond.
Bond Aqreement
In each case where the City requires or allows an
applicant to post a bond, the applicant the owner of
the subj ect property and the Planning Official shall
sign an agreement prepared by the city stating the
following:
1. The work or improvements covered by the bond.
2. Ei ther the period of time covered by the
maintenance bond, which will be two (2) years or
such longer period as is required by this Code or
determined by the city, or the date after which
the city will use the proceeds of the performance
bond to complete the required work or
improvements.
3. The amount and nature of the bond and the amount
of the cash deposit.
4. The rights and duties of the city and the
applicant as established in this Chapter.
Irrevocable License Siqned bv the Owner of the
Subiect Prooertv
In each case where the city requires or allows an
applicant to post a bond, the owner of the subject
property shall give the city a signed, notarized,
irrevocable license, executed and acknowledged in the
form of a deed, to allow the employees, agents and
contractors of the city to go on the subject property
for the purpose of inspecting and, if necessary, doing
the work or making the improvements covered by the
bond. The applicant shall file this license with King
County to run.wi th the property. This property owner
must also, in this irrevocable license, agree to
indemnify and save harmless the city and its employees,
agents and contractors from any liability occasioned by
180 - 3
180.40
180.45
180.50
180.55
the good faith performance of their responsibilities
under this Chapter, incl uding , but not I imi ted to,
doing the work or making the improvements for which the
bond has been posted.
Release of Bond and Cash Deoosit
After the work or improvements covered by a performance
bond have been completed or, at the end of the time
covered by a maintenance bond, the applicant may
request the city to release the bond and refund the
cash deposit. If the applicant has complied with the
bond agreement and this code, the Planning official
shall release the bond and the cash deposit remaining
after any subtractions under sections 55 and 60 of this
Chapter.
Use of Proceeds - Notice to Prooerty Owner
If during the periOd of time covered by a maintenance
bond or after the date by which the required work or
improvements are to be completed under a performance
bond, the Planning Official determines that the bond
agreement has not been complied with, he/she shall so
notify the applicant. The notice must state-
1. The work that must be done or the improvement that
must be made to comply with the bond agreement;
2. The amount of time, not to exceed 30 days, that
the applicant has to commence and complete the
required work or improvements; and
3. That, if the work or improvements are not
commenced and completed within the time specified,
the city will use the proceeds of the bond to have
the required work or improvements completed.
Use of Proceeds - Work bY the City. If the work
or improvements covered by the bond are not completed
within the time specified in the notice given under
section 45 of this Chapter, the city shall obtain the
proceeds of the bond and do the work or make the
improvements covered by the bond. The city may either
have employees of the city do the work or make the
improvements or, by us ing procurement procedures
established by law, have a contractor do the work or
make the improvements.
Use of Proceeds - Refund of EXcess. Charqe for all
Costs.
The property owner is responsible for all costs
incurred by the City in doing the work and making the
180 - 4
180.60
180.65
improvements covered by the bond. The city shall
release or refund any proceeds of a performance bond
remaining after sUbtracting all costs for doing the
work or making the improvements covered by the bond.
The city shall release or refund any proceeds of a
maintenance bond remaining at the end of the time
covered by the bond, after sUbtracting all costs for
doing the work covered by the bond. The owner of the
subject property shall reimburse the city for any
amount expended by the city that exceeds the proceeds
of the bond. The city may file a lien against the
sUbject property for the amount of any excess.
Use of Cash Deoosit
The City shall subtract all of its expenses incurred in
administering and, if necessary, using the proceeds of
the bond from the cash depos it. After the work or
improvements covered by a performance bond have been
completed or at the end of the time covered by a
maintenance bond, the city shall refund any remaining
funds. If the amount of the cash deposit is
insufficient to cover the city's costs in administering
and, if necessary, using the proceeds of the bond, the
property owner shall pay this amount to the city prior
to the release of the bond. The city may file a lien
against the sUbject property for this amount.
Itemized statement
In each case where the city uses any of the proceeds of
the bond or any of the cash deposit, it shall give the
owner of the subject property an itemized statement of
all proceeds and funds used.
180 - 5
0
�
CHAPTER 185 - PLATES
Plate 1 Allowable Size of Signs
Plate 2 Pedestal Signs
Plate 3 Monument Signs
Plate 4 Calculating Average Building Elevation
185.05 User Guide
This Chapter contains the plates referred to
elsewhere in this Code.
0
�
185 - 1
PLATE 1 ALLOWABLE SIZE OF SIGNS
..
Linear Frontages Sign Sign Sign
of Subject Category Category Category
Prooerty (ft) C* 0* E*
25 20 26 48
30 20 28 50
35 20 29 52
40 21 31 55
45 21 32 57
50 22 33 59
55 23 34 61
60 23 35 63
65 24 36 64
70 25 37 66
75 25 38 68
80 26 39 69
85 26 40 70
90 27 40 72
95 27 41 73
100 28 42 74
105 28 42 -16
110 29 43 77
115 29 44 78
120 30 44 79
125 30 45 80
130 30 46 81
135 31 46 82
140 31 47 83
145 32 47 84
150 32 48 85
155 32 48 86
160 33 49 87
165 33 49 88
170 33 50 89
175 34 50 89
180 34 51 90
185 34 51 91
190 34 52 92
195 35 52 93
200 35 53 94
205 35 53 94
210 '36 53 95
215 36 54 96
220 36 54 97
225 36 55 97
230 37 55 98
235 37 56 99
240 37 56 99
*Square Feet of SignagePermitted
Linear Frontages
of Subject
Property (ft)
245
250
255
260
265
270
275
280
285
290
295
300
305
310
315
320
325
330
335
340
345
350
355
360
365
370
375
380
385
390
39-5
400
405
410
415
420
425
430
435
440
445
450
455
460
465
470
475
480
485
490
495
500
505
Sign
Category
C*
38
38
38
38
39
39
39
39
39
39
40
40
40
41
41
41
41
41
42
42
42
42
42
. 43
43
43
43
43
44
44
44
44
44
45
45
45
45
45
45
45
46
46
46
46
46
47
47
47
47
4T
47
48
48
Sign
Category
0*
56
57
57
57
58
58
59
59
59
59
60
60
61
61
61
62
62
62
63
63
63
63
64
64
64
65
65
65
65
66
66
66
67
67
67
67
68
68
68
68
69
69
69
69
70
70
70
70
71
71
71
71
72
*Square Feet of Signage Permitted
Sign
Category
E*
100
101
101
102
103
103
104
105
105
106
106
107
108
108
109
109
110
111
111
112
112
113
113
114
114
115
115
116
116
117
117
118
118
119
119
120
120
121
121
121
122
123
123
124
124
124
125
125
126
126
127
127
127
Linear Frontages Sign Sign Sign
of Subject Category Category Category
Property (ft) C* 0* E*
510 48 72 128
515 48 72 128
520 48 72 129
525 48 73 129
530 49 73 129
535 49 73 130
540 49 73 130
545 49 74 131
550 49 74 131
555 49" 74 131
560 49 74 132
565 50 74 132
570 50 75 133
575 50 75 133
580 50 ' 75 133
585 50 75 134
590 50 75 134
595 50 76 135
600 50 76 135
605 51 76 135
610 51 76 136
615 51 77 136
620 51 77 136
625 51 77 137
630 51 77 137
635 52 77 138
640 52 78 138
645 52 78 138
650 52 78 139
655 52 7'8 139
660 52 78 139
665 52 79 140
670 52 79 140
675 53 79 140
680 53 79 140
685 53 79 141
690 53 79 141
695 53 79 142
700 53 80 142
705 53 80 142
710 53 80 143
715 54 80 143
720 54 81 143
725 54 81 144
730 54 81 144
735 54 8,1 144
740 54 81 145
745 54 82 145
750 55 82 145
*Square Feet of Signage Permitted
Linear Frontages Sign Sign Sign
of Subject Category Category Category
Property (ft) C* 0* E*
755 55 82 146
760 55 82 146
765 55 82 146
770 55 82 147
775 55 83 147
780 55 83 147
785 55 83 148
790 55 83 148
795 56 83 148
800 56 84 149
805 56 84 149
810 56 84 149
815 56 84 149
820 56 84 150
825 56 84 150
830 56 85 150
835 56 85 151
840 57 85 151
845 57 85 151
850 57 85 152
855 57 85 152
860 57 86 152
865 57 86 152
870 57 86 153
875 57 86 153
880 57 86 153
885 58 86 154
890 58 87 154
895 58 87 154
900 58 a7 154
905 sa 87 155
910 58 87 155
915 58 87 155
920 58, 88 156
925 58 a8 156
930 59 88 156
935 59 88 156
940 59 aa 157
945 59 88 157
950 59 88 157
955 59 89 158
960 59 89 158
965 59 89 158
970 59 89 158
975 59 89 159
980 60 89 159
, 985 60 90 159
990 60 . 90 159
995 60 90 160
*Square Feet of Signage Permitted
Linear Frontages Sign Sign Sign
of Subject Category Category Category
Property (ft) C* 0* E*
1000 60 90 160
1005 60 90 160
1010 60 90 161
1015 60 90 161
1020 60 91 161
1025 60 91 161
1030 61 91 162
1035 61 91 162
1040 61 91 162
1045 61 91 162
1050 61 91 163
1055 61 92 163
1060 61 92 163
1065 61 92 163
1070 61 . 92 164
1075 61 92 164
1080 62 92 164
1085 62 92 164
1090 62 93 165
1095 62 93 165
1100 62 93 165
1105 62 93 165
1110 62 93 166
1115 62 93 166
1120 62 93 166
1125 62 94 166
1130 62 94 167
1135 63 94 167
1140 63 94 167
1145 63 94 167
1150 63 94 168
1155 63 94 168
1160 63 95 168
1165 63 95 168
1170 63 95 169
1175 63 95 169
1180 63 95 169
1185 63 95 169
1190 64 95 170
1195 64 96 170
1200 64 96 170
1205 64 96 170
1210 64 96 170
1215 64 96 171
1220 64 96 171
1225 64 96 171
1230 64 . 96 171
1235 64 97 172
1240 64. 97 172
1245 65 97 172
*Square Feet of Signage Permi tted /
Lineal'" Frontages Sign Sign Sign
of Subject Catego.ry Category Category
Property (ft) C- 0* E*
1250 65 97 172
1255 65 97 173
1260 65 97 173
1265 65 97 173
1270 65 97 173
1275 65 98 173
1280 65 98 174
1285 65 98 174
1290 65 98 174
1295 65 98 174
1300 65 98 175
1305 66 98 175
1310 66 98 175
1315 66 99 175
1320 66 99 176
1325 66 99 176
1330 66 99 176
1335 66 99 176
1340 66 99 176
1345 66 99 177
1350 66 99 177
1355 66 100 177
1360 66 100 177
1365 67 100 177
1370 67 100 178
1375 67 100 178
1380 67 100 178
1385 67 100 178
1390 67 100 179
1395 67 101 179
1400 67 101 179
1405 67 101 179
1410 67 101 179
1415 67 101 180
1420 67 101 180
1425 68 101 180
1430 68 101 180
1435 68 102 180
1440 68 102 181
1445 68 102 181
1450 68 102 181
1455 68 102 181
1460 68 102 182
1465 68 102 182
1470 68 102 182
1475 68 102 182
*Square Feet of Signage. Permitted
Linear Frontages
of Subject
Prooertv (ft) �
1480
1485
1490
1495
1500
Sign Sign
Category Category
C* D*
b8 103
68 103
69 103
69 103
69 � 103
Sigrt
Category
E*
182
183
I83
183
183
For linear frontages greater than 1500 feet, use the
following formulas for the appropriate category to
determine the allowable siqnage.
Sign Category C= 6 v'Linear Frontage
Sign Category D= 9 3 inear rontage
Sign Category E= 16 � Linear Frontage
*Square Feet of Signage Permitted
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PLATE 2
Pedestal Signs
Type a
rD-7f
, A ~ 50% 8
A :> 50~b 0
C ~ 20% 8
8 s: 5 ft.
Typ e b
I S03N FACE I ~
Eel AVERAGE ""ou""
~__EUVATtON FOR
'-""=' SIGN BASE
--
-
C :> 20% 8
8 ~ 5 ft.
E 2 4 in.
GROUND
ELEV A TtON
Minor deviations from the dimensional standards for pedestal signs.
except for maximum sign height. may be approved by the Planning
official if he/she concludes that the resulting sign has a clear and
substantial visual linkage to the ground.
PLATE 3
Monument Signs
,(
B
)1
I
Monument Sign
A: Max. 12'-0.
SIGN FACE
A
8: Max. 80% of A
c: Min. 20% of A
~~~JJi>:27~.~ c 0: Equal to 100% of 8 *
.. : ~ .:. ~:\:i'~::;:~:;:~i;~~fGF~::::i }l:t;\ :.:,"'" ".
S'G~ .A.."C'1'~4~: :::":,:: .~::: GRADe
NOTE: LANDSCAPfNG 1$ RECUlRED PER SECTION 95.85
DESIC;;N CRITERIA
SIGN SASE: The base of the sian must be done in landscace construction materials such
as bricl<. stucco. stonework. textUred weed. tile or textured concrete or materials that are
harmonious with the character of the orimarv structures on the subiect orooertv and
s~biect to P!anninQ Official accrovaL No visible Qac shall be allowed between the siQn
base and :he finished orade.
SIGN FACE: The color. shaae. material. letterinc. and other architectural details of the
sion face must be harmonious with the character at the orimarv structures.
.MINOR DEVIATIONS
Minor deviations from the dimensional standards for monument siens. exceot for
maximum sian heiQht. may be accroved bv the Plannina Official if he/she concludes that
the resultina sion does not siQnificantlv chanoe the relative orooortion of the si9M base to
the sian face.
*
If the heioht of the sian base is areater
than 3 feet. then the width of the base
may be as narrow as 90 cereent of
the width of the sian face.
"aM ''''CI
Monument SIgn
(O~tronl
C>3._f
- .". . ... l
-:"'..' 1
tla. ..... T ,-- "". ..,-
-.. . -.... "..:-
; ..
PLATE 4
Calculating Average Building Elevation
At Bt Ct D...
at bt Ct d...
Existing Ground Elevation at Midooint of Wall Segment
Length of Wall Segment Measured On Outside of Wall
A"'" 106'
/ a ....104' Midooint Elevation Wa 11 SeQment Lenath
C Po. = 105.9' a = 30 '
b
C B = 104.7! 9 = 9'
h d C = 103.7' C = ~ 7 '
.L-
D .......102' 0 = 102.2' d .. 25'
E = 101.6 ' e = 13'
f e F .. 101.7 ' f = 6 '
g F E G = 102.2' g = 34'
100' H .. 104.5' h 40'
G(net to scaZe~~ :=
FORHULA
(Axa)+(Bxb)+(Cxc)+(Dxd)+(Exe)+(Fxf)+(Gxa)+(Hxh) = Avg. Bldg. Elev.
a + b + C + d + e + f + g + h
EXM1PLE
(105.9)(30)+(104.7)(9)+(103.j)(17)+(102.2)(2S)+(lOI.6)(13)+(lOI.7)(6)+(102.2){34)+(104.5)(40
30 + 9 + 17 + 25 + 13 + 6 + 34 + 40
18023 _
174 -
103.6'
NOTE: PLEASE INCLUDE THE ELEVATION OF THE RIDr-J"E OF THE ROOF ON THE
SITE PLAN AND/OR INDICATE ON THE ELEVA~ION DRAt~INGS WHERE THE
AVERAGE BUILDING ELEVATION (CALCULATED ABOVE) STRIKES THE
BUILDING
""
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~
-.~
-..
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C I T Y 0 F
FEDERAL WAY
COMPREHENSIVE PLAN
(e
February 27. 1990
II W1LSEY&.HAM
fr~JI~
........... _ MOO9- 7'7)(l
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CITY OF FEDERAL WAY
INTERIM COMPREHENSIVE PLAN . 1990
INTRODUcnON
The Federal Way Comprebensive Plan has been prepared to meet tbe requirements of RCW
35A63.061, Optional Municipal Code, which sets forth the content and procedures for adoption
of a Comprehensive Plan to anticipate and guide the orderly growth and development of the City.
The Comprehensive Plan is a statement of the community's desires and goals for the future
development of the City, and provides the framework for a continuing planning process that will
begin with the adoption of this plan. The Comprehensive Plan contains a set of narrative goals,
policies and plan maps which will provide the basis for adoption of implementing regulations and
other City programs.
As presently constructed, the Plan is intended to meet the IIl1wmum requirements of RCW
35A63.061 to allow the City of Federal to incorporate with interim plans and regulations by March,
1990. The Plan revision cycle should be initiated as soon as feasible after establishment of the City,
to carry out objectives defined in the Plan and to allow: full citizen participation in the process.
COMPREHENSIVE PLAN FRAMEWORK POUCIES
The purpose of the Federal Way Comprehensive plan is to:
I. Identify fundamental community concerns and values, and address their relationship to
critical municipal functions.
ll. Identify goals and objectives for mandatory planning elements, and outline priorities and a
time schedule for completion of optional elements.
ID. Integrate urban design and conservation principles into each plan element and public
decisions related to those elements.
IV. Provide a process for continuous updating and amendment of the Plan and its implementing
plans and regulations.
v. Guide development of implementing regulations, procedures and programs.
VI. Provide a clearly stated guideline for citizens regarding the development of the City in the
future.6
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CITY OF FEDERAL WAY
COMPREHENSIVE PLAN
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PHASE I.. MANDATORY
Issue Paoers Back~ound
LAND USE 1. Housing! Federal Way c.P.
Population and Zoning
2. CommerciaV Community Issues
Industrial
K.c. Growth Rcport
3. Open Space K.c. Affordablc
Housing Policy Plan
(Land Use Map) K.c. Open Space Plan
and Bond Issue
C1RCULA nON 4. Transportation K.c. Transportation Plan
Plan' and Arterial
Street Plan Functional Cassifications
-- ' "
(Strcct Plan Map) Street Standards '" .
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METRO
NATURAL 5. Water Quality Puget Sound Water
ENVIRONMENT Quality Authority
6. Groundwater F~eral Way Water
and Sewer District
7. Hazardous Areas
8. Shorelines King County Sensitive
Are~ Maps
(Sensitive K.C. Shoreline Master Program
Arcas Map)
PHASE n .. OmONAL
P ARKS AND RECREA nON U1TI..ITIES
COMMUNITY FACILITIES HUMAN SERVICES
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THE COMPREHENSIVE PLANNING PROCESS
BACKGROUND
ANALYSIS
EVALUATION OF
PLAN IMPLEMENTATION
IDENTIFICATION
OF NEEDS AND
PROBLEMS
PLAN IMPLEMENTATION
DEVELOPMENT OF
ALTERNATIVES
ADOPTION OF PREFERRED
ALTERNATIVE
PREPARATION OF
GOALS AND POUCIES
GOAL:
A LONG TERM RESULT TOWARD WHICH EFFORT WILL BE DIRECTED
BASED ON COMMUNI1Y VALUES AND MISSION.
POLICY:
A DEFINITE COURSE OF ACTION ADOPTED TO ACHIEVE A GOAL.
OBJECTIVE: A SHORT TERM TARGET WHICH IS INTENDED TO IMPLEMENT A
POUCY.
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POPm.A nON AND HOUSING
Rapid population growth during the last decade bas led to an increasing strain on public services
and facilities in Federal Way. Recent population forecasts by the Puget Sound Council of
Governments indicate that the high rate of growth in King County is expected to continue over the
next ten years based on the strong regional economy. which will maintain pressure on cities to
increase densities to provide for an adequate land supply for housing.
Population within the Federal Way forecast area is expected to reach 100,357 in 1990, and 125,663
by the year 2000. (Puget Sound Council of Governments, Population and Employment Forecasts,
1988). The City of Federal Way is predicted to reach 64,000 by 1990, and 79,000 by year 2000.
If the rate of growth remains between 3% and 4% annually, about 2,000 people would be expected
to enter the community each year.
As available land Cor residential development diminished and housing prices increased during the
1980's, housing development in the region shifted from primarily single-family to a majority of
multi-family construction. Because this happened in a very short period of time accompanied by
substantial growth in single Camily construction as well, suburban areas such as Federal Way were
not adequately provided with public services and facilities, particularly for transportation.
The housing character of Federal Way is predominately single.family with multi. family comprising
approximately 50% of aU housing units. However, a large proportion of the existing zoning for
multi-family is R.M: 900 (48 dulac) and RM 1800 (24 dulac). These are high densities Cor a
suburban community, particularly when developed adjacent to or within lower density single-Camily
neighborhoods. Without provision of open space, multi-family developments at this density have
a significant impact in bulk. scale and activity. Moderate densities between 8 and 15 dwelling
units per acre are much more compatible with a community of suburban scale.
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The RM 900 zone in the County system also allows development of offices, and statistics indicate
that about half of the development in these zones is for offices.
Estimates of multi-Camily zoning made by the County staff indicate that about 500 acres were made
available Cor multi.family development in the 1986 Plan and zoning update, and approximately
3,672 units were produced from 1986 to 1988. Approximately 300 acres remain for development.
of which 168 are in the pipeline. These permits would result in about 3,000 housing units.
The problems created by population growth have been compounded in outlying areas by the lack
of alternative transportation modes and an underdeveloped road grid. which has created serious
traffic congestion problems. Although these problems have not been caused alone by multiple
family development, they are further aioar3vated when densities are increased.
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The existing land use plan indicates a dispersed and random pattern for location of multi.family uses
which also contnbutes to land use conflicts. Although there appears to be adequate land area
planned for multi-family uses, they are scattered throughout the city, and are not wen oriented to
community business or employment areas or to pedestrian systems. To reduce automobile use and
flow of traffic from high density through low density areas, high density multi-family uses should
not be located at the center of low~ensity areas but should be clustered near major arterials,
community business areas.
In some outlying areas, very high density multi-family uses are located adjacent to low~ensity single
family uses which creates a conflict in scale' and activity, rather than providing a harmonious
transition. Multi.family developments can be designed to be compatible with single.family uses by
controlling density, bulk and scale.
Neighborhood business areas do not necessarily support or set a precedent for high density wnes
nearby, although the present land use pattern indicates that this has occurred. Neighborhood
business zones are preferably buffered by landscaping and building design rather than by other land
uses that may also create impacts in adjacent neighborhoods. Because the Neighborhood Business
wnes are intended for convenience shopping only and their area'should be limited, residential uses
should not be allowed within the wnes.
Within areas wned for higher densities, there does not appear to be a clear rationale for the
pattern of densities RM 900, RM 1800, and RM 2400 wnes found together. Within a specific area
such as that at the intersection of S. W. 320th Street and 21st Ave. S. W.. the densities range from
very low to very high. A consistent and moderate density 'WOuld be more harmonious witb
surrounding single.family areas, and provide better transition.
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Although the updated 1986 plan policies were directed toward some of these issues-and these
policies should be carried fOlWard into the new plan-the wning does not yet reflect the objectives
and should be revised to be consistent with the policies. It is apparent that the policies adopted
in 1986 did affect rezoning practices, however, as the number of acres reclassified diminished to
zero after 1986. (King County Growth Report, June 1989).
Both the existing community plan and citizen comments indicate that the community is concerned
about providing a variety of housing types rather than serving only as a bedroom community.
Concern particularly centers around those who are older or have lower incomes. An analysis of
mean sales prices during the last half of 1988 indicates that the Federal Way area is still very
affordable for home ownership with the average home sales price at about S96,5oo. Apartment
rentals remained moderate as wen, with the overall rate at about S407,00 monthly.
Maintaining quality of life is very closely related to providing safe and attractive housing, As
availability of land decreases and housing prices continue to soar in response to demand, it will be
more difficult to maintain detached, single-family neighborhoods. However, this problem requires
that, more than ever, alternative housing be compatible with single-family uses, that adequate
services must be in place, and open space and recreation areas are provided.
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ISSUES:
e The following issues have been identified as primary concerns for the new City of Federal Way in
the Federal Way Communities Plan, by City Council members and citizens: (
1. Preserving the predominately single.family character and appearance of the community by
establishing a range of population densities consistent with neighborhood and city-wide
objectives.
2. Developing a rational system for allocation of multi-family housing that provides greater
compatibility with single.family housing. protects existing single. family neighborhoods, and
reduces service and transportation impacts.
3. Correcting past zoning practices that produced conllict between residential land uses and
isolated higher density uses without adequate pedestrian facilities, distant from community
services.
4. Producing new housing that is planned and developed to protect natural systems, and meet
community design and landscaping standards.
S. Creating a diverse population by encouraging residential development with a mix of housing
types at affordable costs, panicu1ady for senior citizens and lower income families.
6. Assuring the high quality of new and existing housing by consistent enforcement of reasonable
housing and building standards that do not unnec('5sarily increue housing costs.
e 7. Maintaining safe, economicaIly stable and attractive neighborhoods by providing a high level )
of public services including utilities, streets and sidewalks, parks and recreation facilities.
Other issues which should be considered in relation to residential uses include:
1. Encouraging development of housing in the City Center.
2. l.oc.ation of compatible supporting uses in neighborhoods such as schools, day care facilities and
churches.
3. Development of an organized system of neighborhood participation in city activities.
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HOUSING AND POPUlATION POUCIES
GOAL: PRESERVE THE PREDOMINATELY SINGILFAMILY CHARACTER AND
APPEARANCE OF TIlE COMMUNfIY BY ESTABUSHlNG POPULATION DENSITIES
CONSISTENT WITH NEIGHBORHOOD AND CI1Y.WIDE OBJECTIVES.
Policy H.1: Establish a range of zoning classifications that protect agricultural and sensitive lands,
provide a range of single.family and multi-family densities, and encourage commercial and industrial
development.
Policy H.2: hsure that policies and decisions which are part of the residential development
process are concemed with tbe quality of living conditions for fifty years to come.
Policy H-3: Attempt to achieve a ratio of multi-family housing to single-family housing of 35%,
by redefinition and remapping of zoning districts.
Policy H4: Allow residential development only when supported concurrently by adequate services
including roads, utilities, transit, parks, recreation, schools, fire, and police.
. :~~~ilr;~)
Policy H-5: Locate high density residential developments such as apartments near major arterial
inte~tions and convenient to freeway interchanges, shopping. service and activity centers.
-' . Policy H--6: Consider use of the elementary school attendance areas as the -neighborhood- planning
-' unit.
Pollcy, H.9: Limit the highest density residential categories to the CBD.
GOAL: CREATE A DIVERSE POPUlATION BY ENCOURAGING RESIDENTIAL
DEVELOPMENT wrm A MIX OF HOUSING TYPES AT AFFORDABLE COSTS,
PARTICULARLY FOR SENIOR CmZENS AND LOWER INCOME FAMILIES.
Policy H-IO: Use zoning and other types of regulatory techniques to assure a mix of housing sizes
and values, and to maintain choice of housing and affordability for a broad range of income groups.
Policy H.ll: Avoid concentration of subsidized and low cost housing in a few neighborhoods to
increase choice of location for low and moderate income households..
Policy H-12: Encourage development of low-cost housing in proper proportion to Federal Way's
population, income levels, employment and the amount of land available.
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Policy H..13: Recognize all types of residential dwelling units, such as mobile homes and modular
manufactured units, as acceptable sources of hoUsing. subject to good design and placemenL
Policy H..14: Encourage housing options for the elderly by allowing higher densities in senior
housing developments as a response to community need for this housing type.
GOAL: ASSURE 1l:IE IDGH QUALm" OF NEW AND EXISI'ING HOUSING BY CONSISTENT
ENFORCEMENT OF REASONABLE HOUSING AND BUILDING STANDARDS TIiAT DO NOT
UNNECESSARll..Y INCREASE HOUSING COSTS.
Policy H..16: Develop consistent, reasonable, and uniformly applied standards for provision and
construction of streets, sidewalks, utilities and other public facilities in subdivisio~ planned unit
developments and multi..family developments.
Policy H..17: Encourage rehabilitation or replacement of below.standard dwelling units, and
replacement of dilapidated dwelling units by adoption of block grant program or other assistance
.. .. programs.
Policy H..18: Encourage continual upgrading of the housing stock and residential environment
_ through tax incentives, and enforcement of the building and housing codes.
~ . GOAL: MAINTAIN SAFE, ECONOMlCALLY STABLE AND ATTRACTIVE NEIGHBORHOODS
BY PROVIDING A mGH LEVEL OF PUBLIC SERVICES INCLUDING UTD.JTIES, STREETS,
SIDEWALKS, PARKS AND RECREATION FACIUTIES..
Policy H..I9: Coordinate the development of housing with transportation improvements.
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Policy H..20: Plan for development of needed neighborhood improvements such as underground
wiring, sewers, storm sewers. curbs and non.motorized travel routes. and integrate them into the
Capital Improvement Program.
Policy H..21: Encourage community participation in programs to maintain. beautify, and upgrade
neighborbood areas.
Policy H..23: Allow supporting services and facilities in residential zones such as schools. day care,
and churches, provided the scale and uses are compatible with adjacent neighborhoods.
Policy H.24: Assure adequate facilities for bicycling and pedestrian travel in subdivisions.
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GOAl.: PRODUCE NEW HOUSING THAT IS PLANNED AND DEVELOPED TO PROTEcr
NATURAL SYSTEMS, AND MEET COMMUNI1Y DESIGN AND LANDSCAPING SfANDARDS.
Policy H-2S: Review design of subdivisions in view areas to take advantage of view opportunities
and to minimize view obstructions.
Policy H-26: Give high priority to solving residential environmental problems relating to health and
safety.
Policy H-27: Evaluate planned unit developments for building placement, heights and setbacks to
minimize view obstructions and degradation of natural amenities.
Policy H-28: Assure that all residential subdivisions including those of less than 5 acres and multi-
family developments have open space appropriate to their population density.
Policy H-29: Require development of adequate parks and recreation facilities in subdivisions,
planned unit developments and multi-family developments. '
Policy H-30: Prepare maintenance standards to protect stormwater systems, prevent erosion and
protect natural vegetation.
Policy H.31: Establish landscaping requirements for multi.family development that increase
livability, provide buffering and create environmental amenities for residents and neighbors.
Policy H.33: Require that access for the handicapped be provided in designing pedestrian facilities
in residential areas.
Policy H-34: Protect natural vegetation and limit clearing and grading in residential developments.
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CO MMERC1Al/INDUSTRlAL
. Existin2 Conditions
As Federal Way has rapidly changed from a low..cfensity suburb to a v;tal urban activity center, the
need to allocate land for commercial uses has increased. The 1986 Community Plan update
confirmed the commitment to development of a strong and well..cfefined central business district
as well as providing land use classifications for a variety of economic uses.
Nevenheless, the rapid growth of the community has led to a pattern of commercial zoning that
is not always well integrated with adjacent uses or supportive of a transition to a more intensive
urban center. A number of problem areas are apparent.
The City presently has adequate land zoned to meet commercial development objectives for the
next 10 years; however, the supply oC industrial and office park land appears to be limited. Because
the nature oC industrial uses in the region is changing rapidly, the industrial zones need to be
upgraded to reflect higher performance standards and a new mix of uses. Additional zoning may
be needed as the supply oC vacant industrial land disappears in the region. Industrial zoning is
vulnerable to the intrusion of retail uses and consequent escalation of land prices, and these
changes should be prevented. Industrial areas also require good access to arterial streets to avoid
congestion or mixing industrial and residential traffic.
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A set of consistent policies is needed to define the function and intent oC neighborhood business
zones. Neighborhood business areas normally occupy sites of 5-10 acres serving a population area
of 5,000 people or more. Bec3use they are primarily intended for convenience shopping, the range
of uses allowed should limited and compatible with adjacent single-family neighborhoods. Without
standard limits on size and uses, these centers can create pressure for expansion of commercial uses
into adjacent neighborhoods.
Strip commercial development on Pacific Highway South tends to draw retail uses away from the"
City Center. but also provides a location for space intensive uses that may require outdoor storage
areas that are unattractive and costly in the City Center. Many businesses thrive on these strips
because of the high automobile accessibility and lower land costs and provide an economic activity
that is important to the community. However. the pre-existence of these uses or their continued
preservation does not necessarily set a precedent for additional zoning of this type.
Because older strip development occurred without adequate street and landscaping improvement
requirements. access to these uses reduces the effectiveness and safety of traffic movements on the
adjacent arterial. Redevelopment of properties should occur under higher standards to reduce
clutter. upgrade visual quality and improve traffic flow.
The Central Business District is presently in transition from a suburban shopping center
environment to a more intensive mix of uses and activities. Because it is at a fonnative stage in
its future redevelopment and evolving identity, a close look needs to be taken at design. pedestrian
access, landscaping and public amenities. as well as traffic circulation. A detailed design overlay
plan or design district zone should be prepared to assure that a coordinated and visionary approach
is implemented.
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In addition, the city center zone should encourage an increase in concentration of uses and
improved continuity of structures to reduce vehicle movements and increase pedestrian use.
Gateway features can be used to suggest entrances to the central place in the community. and
public facilities should be planned to encourage cultural and social activities in the city center.
Parking requirements should also be studied closely to determine techniques to reduce loss of
acreage to parking and to increase shared use of parking or other alternatives.
The City has not yet developed office uses at higher densities, and these should be encouraged to
increase employment density. Office uses in the City Center support retail uses and services and
can help stimulate a pedestrian environmenL Office uses in outlying areas require good vehicle
access and can be effectively combined with retail and multi-family uses. They can also provide
transition from industrial and retail uses, and may be useful in upgrading strip retail areas.
The most critical problem for future economic development in the community will be upgrading
transportation systems, particularly in the City Center, in order to accommodate higher densities
and in industrial areas to maintain efficient access to the regional transportation system.
ISSUES:
1. Providing employment opportunities within the community by attracting new industries and
professional offices.
2. Defining the function of neighborhood business centers and controlling their impacts on
adjacent single-family neighborhoods.
3. Controlling strip development on major arterials while maintaining existing vital businesses.
4. Defining a development and design concept for the city center that establishes a vtbrant focal
point and identity for the community.
5. Protecting industrial areas from encroachment by other uses and upgrading the quality of
existing industrial areas.
6. Building a transportation system that adequately serves commercial areas, e'ncourages use of
alternative modes of transportation for work trips, and allows commercial and industrial gro\l.'th
without creating additional congestion.
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COMMERC~~UsnuALPOUC~
GOAl: PROVIDE EMPLOYMENT OPPORTUNITIES WITHIN THE COMMUNITY BY
ATIRACTING NEW INDUSTRIES AND PROFESSIONAL OFFlCES.
PolJcy C-l: Provide employment opportunities in Federal Way by allocating adequate land for
commercial and industrial development.
Policy C-2: Expand economic and employment opportunities for all members of the labor force.
GOAL: ESTABUSH WELL-DEF1NED AND LIMITED NEIGHBORHOOD BUSINESS CENTERS
TO PROVIDE CONVENIENCE SERVICES TO ADJACENT NEIGHBORHOODS WITIlOUT
ADVERSELY IMPACI'ING NEIGHBORHOOD QUAIJ1Y.
Policy C-3: Establish strict guidelines for maximum size, and types of uses that can occur in
neighborhood business areas.
PolicyC-4: Assure that neighborhood business areas are designed and landscaped to mini.mize
impacts on adjacent residential areas.
GOAl: CONTROL STRIP DEVELOPMENT ON MAJOR ARTERIAlS WlflLE MAINTAINING
EXISTING VITAL BUSINESSES.
Policy C.S: Establish criteria for redevelopment of highway commercial areas to improve access,
reduce sign clutter and upgrade landscaping.
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Policy C-6: Provide transitional uses adjacent to highway commercial areas to provide a buffer wit~
nearby residential areas.
Policy C-7: Restrict expansion of commercial activities on arterial streets. and highways to areas
that are already zoned for these uses.
GOAL: , DEFINE AND IMPLEMTh'T A DEVELOPMENT ~"'D DESIGN CONCEPT FOR THE
em CENTER THAT ESTABLISHES A VIBRAl''T FOCAL POINT A!'l1) IDEN111i' FOR TIlE
COMMUNTIY.
PoUcy C.8: Encourage a compatible mix of uses within the Central Business District (CBD) to
stimulate a variety of activities, facilities. and services, including in-city living.
Policy C-9: Guide development of a compact CBD by focusing growth in the area defined by S.
312th St. on the north, 1-5 on the east, 11th Avenue S. on the west, and S. 336th on
the south.
Policy C.IO: Develop a publicly-owned center for public congregation, exhibits, spectacles,
ceremonies. and cultural activities.
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Policy C-l1: Consider the location, size and shape of proposed buildings during all phases of
development to preserve the desired character of the CBD and to assure reasonable
ligbt and views.
Policy C-l2: Prepare regulations to improve the quality and appearance of buildings, public facilities
and street and sign graphics within the CBD.
Policy C-14: Link major subsections of the CBD physically and visually by developing a system of
boulevards, bicycle paths, walkways and parks within the CBD, as integral parts of the
whole. '
Pollcy C-lS: Identify and preserve scenic vistas from within the CBD.
GOAl.: BUILD A TRANSPORTA nON SYSTEM TIIAT ADEQUATELY SERVES COMMERCIAL
AREAS, ENCOURAGES USE OF ALTERNATIVE MODES OF TRANSPORTATION FOR WORK
TRIPS, AND ALLOWS COMMERCIAL AND INDUSTRIAL GROwrn WITHOUT CREATING
ADDmONAL CONGESTION.
Policy C-16: Develop streets and highways in commercial areas that meet projected as well as
current needs.
Policy C-17: Restrict entrances and exits as much as possible on arterial to provider efficient
through traffic movement in the CBD.
Policy C-l8: Control turning movements across oncoming traffic lanes by redirecting traffic patterns
and channelization.
Policy C-l9: Integrate the design of streets, parking, pedestrian walks, bikeways and stores to
improve access to shopping, pick-up and delivery of goods, employment, housing,
entertainment and cultural activities.
Policy C-20: Develop a transportation system that links activity centern with the Central Business
District.
Policy C-21: Require local access streets witb sidewalks on both side to be built for internal
circulation within industrial and office park developments.
Policy C.22: Construct a network of streets, sidewalks and bicycles lanes within commerciaUindustrial
developments to prevent industrial sprawl along arterials, reduce traffic congestion,
create a community wide non~motorized transportation system and more recreational
opportunities.
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Policy C-23: Uses generating non-employee automobile traffic during industrial work hours should
be limited to retail and service activities serving the employees and businesses in the
district.
GOAL: ESTABUSH DESIGN STANDARDS FOR COMMERCIAL AREAS TIiAT ARE CLOSELY
RELATED TO TIlEIR FUNcnONS BUT ENCOURAGE ATIRACTIVE APPEARANCE AND
PROTEcnON OF TIlE ENVIRONMENT.
Policy C-24: Require that commercial and professional office developments devote a minimum of
10 percent of a site to open space (excluding parking), paths. watercourses,
landscaping, malls. fountains. benches. outdoor works of art or similar environmental
amenities.
Policy C..25: Assure that commercial development has minimal impact on lakes, sueams and
drainage ways, air quality or noise levels.
Policy C-26: Preserve natural vegetation and restrict unnecessary grading andlor clearing of sites
on indlJitrial and commercial sites.
GOAL: PlWTEcr INDUSTRIAL AREAS FROM ENCROACHMENT BY OTHER. USES AND
UPGRADE 11IE QUALITY OF EXISTING INDUSI1UAL AREAS.
Policy C-27: Provide landscap; -or epen space buffers when residential areas adjoin office park or
industrial development.
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Policy C-28: Maintain a butTer area of natural vegetation or landscaping on all sites adjacent to
1-5.
Policy C-29: Prcvi!4e landscaping along property lines which adjoin public rights...of.way, unless
topography and natural landscaping eliminate the need.
Policy C-30: Prohibit billboards. and regulate identification and advertising signs in commercial and
industrial development.
Policy C-31: Use landscaping to screen and "break up~ large areas of parking in commercial
developments.
Policy C-32: Develop industrial districts which fit hannoniously into their surroundings by grouping
similar industries to eliminate land use conflicts. share public facilities and services. and
improve traffic flow and safety.
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OPEN SPACE
One of the most important and valued elements in a high quality living and working environment
is open space. As a community such as Federal Way grows and population density increases, the
need to provide open space becomes more critical for protection of natural systems and the visual
character of the community.
Open space will be one of the most important land uses in establishing the appearance and
aesthetic environment of the future city. Open space can contribute to a reduction in
environmental impacts such as noise and air pollution, increase the value of adjacent properties,
and provide a valuable source of passive and active recreation. It is the primary element in creating
a beautiful city.
The potential components of a community open space system are parks and outdoor recreation
areas, steep slopes or other hazardous areas that are unsafe for development, wetlands, storm
drainage systems, native growth protection areas, shorelands, and lands held commonly within
residential or commercial developments. Because many of these open space systems cross political
boundaries or may have regional or statewide significance, it is important that their acquisition and
use be coordinated between local and state jurisdictions.
Because of the location and topography of Federal Way, there are many opportunities to create
open space areas that have multiple purposes while retaining their natural appearance and
functions. Much of the potential opett space land is well distnbuted throughout the community and
can be linked in well-defined corridors.
Open space cannot be obtained by regulation in the sense that a zoning classification is adopted
and no other use of the land can be made. There are several methods for setting aside open space
for public use and enjoyment:
1. Purchase of fee title by a public agency.
2 Voluntary dedication by a private party.
3. Conservation easements or other covenants tbat do not transfer fee title of the property
4. Requirements within subdivision and development ordinances for maintenance of a certain
percentage of permanent open space as a condition of approval of a project These
frequently include hazardous or sensitive areas on a site, but may also be applied to sites
without hazards as a community standard.
5. Development of landscaped areas that buffer and separate land uses or parking.
6. Deferred taxation for agriculture and open space.
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The City's open space plan should identify areas to be protected, the criteria for designation and
the techniques that will be used to achieve the plan objectives. The City will need to determine
whether dedications will be encouraged and accepted, and .to outline a program for acquiring or
protecting the most vulnerable open space areas. The Plan should also provide the authority and
intent for setting aside open space within private developments.
Designated open space areas that may not be obtained through development review, by voluntary
dedication. or through other public programs should become pan of the City's Capital Improvement
Program to assure that some purchases will occur annually. If this does not happen, it will be
difficult to allocate funds for this purpose because of competition with other needs that may bave
a higher priority.
ISSUES:
1. Development of a planned and classified system of open spaces..
2 Encouragement of voluntary dedication, and adoption of criteria for acxeptance of dedicated
open spaces.
3. Integration of all available techniques to set aside open space into the City's development
ordinances and program planning.
4. Coordination of open space planning and acquisition with other affected jurisdictions.
S. Expansion of the parks and recreation system to give priority to passive or aesthetic elements
in addition to more traditional recreation uses.
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6. Establishing priority for purchase of open space in budgeting and capital improvement
programming.
7. Development of in-lieu payments or other techniques to reduce the impact of new development
and provide a fund for purchase of open space. .
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OPEN SPACE POUCIES
GOAL: Open spaces sbould be identified and preserved to maintain tbe natural beauty of the
community and to provide views, protection of sensitive areas, recreation and other benefits.
Policy 08-1: Plan for a system of open space classified by function and use that is coordinated
with storm drainage systems, parks, and landscaping..
Policy 08-2: Keep open spaces evenly distnbuted throughout the planning area to ensure relief
from intensive urban and suburban development, and to provide visual and physical
space between uses.
Policy 08-3: Give equal priority to passive or aesthetic open space uses as well as more traditional
recreation uses.
Policy 08-4: Require both passive and active open space in residential, commercial, and industrial
developments as an amenity for the site users.
Policy 0$-5: Allow multiple uses of open space when the uses and terrain are compatible and each
use has sufficient area.
Policy 08-6: Coordinate and cOnnect open spaces with the local and regional trail systems
whenever possible.
Policy OS-7: Assure that open space areas provided in residential and commercial developments
are safe, and maintained in good condition for t_he appropriate use.
GOAL: Natural systems and natural features recognized for their sensitivity to urban
development should be protected as open space when development occurs.
Policy 08-8: Integrate open space requirements into the City's development ordinances and
program planning.
Policy 08-9: Require mitigation payments, or other mitigation techniques, to reduce the. impact
of new development and provide funds for purchase of open space.
Policy 08-10: Encourage voluntary dedication or other set-aside of open spaces based on adopted
guidelines for use and maintenance.
Policy 08-11: Reduce impacts on unique and fragile open spaces by limiting public access.
Policy 08-12: Promote establishment of conservation easements or other linkage between sensitive
areas to connect open spaces or natural systems.
Policy 08-13: Coordinate open space planning and acquisition with other agencies.
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LAND USE ISSUES: SOURCES
King County, Federal Wav Community Plan. 1986.
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Georgette Group, The Federal Wav Incorooration Study. 1988.
Craig Larsen, Chandler Feldt, King County Parks, Planning and Resources, Comprehensive Planning
Section, Personal Communication, November 1989.
King County, Land Develooment Infonnation SYStem. -rIousing Counts for Cities and Towns..
September 25, 1989.
King County, The 1989 Annual Growth Reoort. Department of Parks, Planning and Resources,
June, 1989.
King County, Housine: AITordabilitv in Kine: Countv. Department of Parks. Planning and Resources,
November 1988.
Seattle-Everett Real Estate Research Committee, Seattle-Everett Real Estate Reoort. Spring, 1989.
Puget Sound Council of Governments. Pooulation and Emolovment Forecasts. 1988.
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lAND USE CLASSIFlCA nONS
LOCA TIONAL CRITERIA
The land use classifications in the Comprehensive Plan are intended to recognize the relationships
between broad patterns of land uses and set forth location criteria for each specific class of uses
consistent with the long term objectives of the plan and the capabilities of the physical environment
These classifications provide the purpose and intent for designation of specific zoning districts.
RURAL RESIDENTIAL
This classification permits uses that are more rural in character and less concentrated than nearby
urban areas. The purpose of the district is to maintain very low density residential uses on large
lots to encourage agricultural activities and continued farming, when practical, as a permitted use.
The rural residential classification is also intended to increase open space to protect sensitive
wetlands and recharge areas. Agricultural activities should be regulated to protect water quality and
prevent disturbance of wildlife habitats.
LOW-DENSITY RESIDENTIAL
The low-<1ensity residential classification provides a residential environment with substantial open
space and larger lots, particularly in moderately sensitive natural areas. These areas would bave
densities no higher than 2-3 dwelling units per acre to create a visual and physical transition from
semi-rural land uses to suburban residential uses.
Generally, sewers would be required except where soils and drainage permit the use of septic
systems without impacts to the natural environment.
SUBURBA.N RESIDENTIAL
Suburban residential areas include residential areas ranging in density from 4-8 dwelling units per
acre. They are planned to meet projected community needs for housing based 00 the uoderl)ing
suitability of tbe land. adequate urban services including utilities, streets and public services. and
location away from steep slopes. wetlands and floodplains. Slopes should generally be no greater
than 15% except where soils conditions pennit limited development on slopes up to 25%.
A range of densities within the classification encourages a variety of housing types and choices by
economically using urban land to discourage sprawl. These are areas intended to provide stable and
attractive neighborhood environments close to schools aDd other community facilities, and may
include limited compatible land uses.
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URBAN RESIDENTIAL
The Urban Residential classification provides a higher density residential environment from 8-12
dwelling units per acre that is compatible with adjacent single family neighborhoods, but allows
development of attached and multiple units, at low densities.
Criteria for establishment of this classification include projected demand and community need and
the availability of urban services. The classification can be used to provide separation of single-
family uses from commercial, industrial and high-density multi-family uses that may be less
compatible with low-density neighborhoods.
Land suitability for this class of uses requires tbat slopes be less than 15%, and are free of hazards.
Urban residential uses should be convenient to commercial and employment centen, but should
include only limited supporting uses within tbe district. They should have good access to collector
and arterial streets. The RM 2400 zone may be used as a transitional density from suburban
residential or commercial uses.
mGH DENSITY RESIDENTIAL
High density residential uses provide maximum population densities in areas of intense urban
activity. The classification is intended to be mixed or associated with commercial and retail uses,
or to provide a transition from commercial or industrial areas to lower density bousing. When used
as a transition to industrial land uses, high density multi-family uses should be separated by
topography, natural features, open space and landscaping to reduce potential impacts on the
residents.
')
These uses should be located in close proximity to major thoroughfares and transit systems. and,
should have direct connections to recreation and employment areas. Adequate services must be
available, particularly transportation services, and traffic from these districts should not be directed
through lower density residential areas.
Slopes should be no greater than 15% and should be free of hazards. Areas designated for these
uses should not contain sensitive natural environments.
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BUSINESS
The business classification is intended to provide centralized areas for retail, service and professional
office uses that are convenient to residential areas and the transportation network. They are the
focus for community activities and public facilities within neighborhoods and in the community as
a whole.
Neighborhood business centers should serve areas with a population of at least 5,000 people. They
are designed to provide convenience commercial uses and household related services only and
should be limited in area to prevent expansion into adjacent neighborhoods. They should be
recognized focal points historically associated with the surrounding community. Because of their
location near neighborhoods, they should be compatible in design and attractively landscaped. They
should be located on arterial streets or intersections in areas witb adequate pedestrian access.
Community business serves a broader population, providing land area for mixes uses, particularly
activities that require access to major arterial streets, and generate higher levels oC traffic. These
uses may need additional area for outdoor storage or visibility from arterial streets. Community
businesses are primarily oriented to automobiles, but should have pedestrian access from adjacent
residential areas ana streets. They should be designed and landscaped to minimize the impacts of
high automobile usage on adjacent uses, and need to be adequately supported by urban services
such as streets, utilities, police and fire protection, and public transportation.
The City Center is the economic center of the City providing services to a sub-regional population
base. It is intended to be a compact, pedestrian~riented shopping and employment district tbat
provides a variety oC urban activities and services. As the Cocal point Cor cultural, recreation and
social activities, the City Center should be safe, attractive and convenient. Uses in this district
should meet high standards Cor design and appearance.
Professional office zones are intended to provide areas for intensive professional, institutional and
commercial office uses. They are encouraged as part of mixed use projects.and as transition from
commercial/industrial uses to residential uses.
OFFlCElINDUSTRIAL
Office Parks are intended to allow a range of professional, scientific. and business uses in a campus-
like setting harmonious with their natural setting. They may incorporate sensitive environmental
areas as open space and amenities provided they meet high standards for maintaining natural
vegetation, providing landscaping and superior architectural quality.
They are intended to provide a quality work environment with recreational activities and limited
supporting retail uses or services.
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Industrial parks are intended to provide a location for light manufacturing, warehouses, and
processing activities with proximity to resource and material suppliers. Because tbe availability of
land for these uses is limited. retail uses should be strictly limited. They should be located on sites
free of hazards or sensitive natural areas, and where some separation can be maintained from
residential land uses.
Streets and road within these areas should be adequate to handle large vehicles and minimize
conflicts with traffic from residential and commercial areas.
Industrial parks should have access to the regional transportation system and public transportation
systems to expand market and employment areas. Sites should have more than one arterial access
to improve safety and traffic flow.
OPEN SPACE
The Open Space classification is intended to preserve parcels presently used for parks, recreation
or open spaces, and designate potential properties for these uses.
Lands to be designated for these uses include:
a. Lands presently used as parks or open spaces, or proposed to be used for these purposes.
b. Sensitive areas such as wetlands, natural wildlife habitats, aquifer recharge areas, steep
slopes or other characteristics;
c. Lands providing public access to streams, lakes. and shorelines;
d. Areas with outstanding scenic or recreational value;
e. Lands valuable for active and passive recreation.
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LAND USE ClASSIFICA nONS
e Plan Oassification Density Ranee Zonin!! Classification
Rural Residential 1 dul5 ae. Suburban Estates (SE)
1 dulae. RS 35,000
Low-Density Residential 2-3 dulac. RS 15,000
Suburban Residential 4-6 dulae. RS 7,200
RS 9,600
Urban Residential 8-12 dulae. RS 5,000
RM 3,600 1
High Density 13-31 dulae. RM 2,400
Residential RM 1,800
Business No residential Neighborhood Business
31 dulae. Community Business
48 du/ac.2 City Center
No residential Professional Offices
Industrial No residential Office Park
i-Ce No residential Manufacturing Park
Open Space No residential
1 Duplex permitted with "D" SUfflX
2In mixed uses only.
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Land Use Plan Map
� 'Ihe Comprehensive Land Use Map is available at the Department of Community Development �
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Circulation
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CIRCULA nON
SUMMARY OF EXISTING CONDmONS
The transportation system in Federal Way and throughout the central Puget Sound region is one
of the most vital infrastructure resources provided by local governments. It is both a service to
the public and a tool for economic growth. I'u the region's population continues to grow, more
demand will be placed on the transportation system. causing increased congestion and concerns
about the overall quality of life in our business and residential communities.
The greater Seattle region was recently selected as one of the most liveable areas in the United
States. We are also ranked as the sixth most congested region in the country. The current
economic vitality of the region is expected to continue throughout the next decade and beyond,
resulting in population and employment gains that exceed the national average. This will add
pressure on local governments to expand and maintain the region's transportatioo system, a
challenge that will require a great deal of cooperative effort between jurisdictions.
According to the most recent forecasts by the Puget Sound Council of GOvernments, the population
in the City of Federal Way is expected to reach 64,000 by 1990, and 79,000 by the year 2000. The
population in the Federal Way forecast area is expected to reach 100,357 in 1990, aod 125,663 by
the year 2000. This will make Federal Way one of the fastest growing areas in King County. The
population increase is expected to be predominately located west of 1.5, with large increases in the
West Campus area of the city. Employment in the area is forecast to increase by nearly 13,000
jobs by the year 2000. The majority of the employment will be in service-oriented businesses.
The large increases in population and employment in the City of Federal Way will result in a
significant increase in traffic volumes and congestion. East.west arterials will probably experience
the largest demands, especially those located between SR-99 and 1.5. North.south arterials will also
experieoce significant increases with an increase in travel demand between Federal Way and the
Highline area and North Tacoma.
Even today without the expected increases in population, employment and traffic volumes, many
of the roadways in Federal Way are operating at a poor level of service. Most notably, these
include South 312th Street, South 320th Street, South 348lh Street, South 356th Street, 16th
Avenue South, and SR-99. By the year 2000, King County estimates continued capacity problems
on these roadways in addition to SW 312th StreetIDash Point Road, SW 330th Street, and SW
336th StreeL Improvements to these facilities will probably be required under Federal Way's
jurisdiction. Some of the capacity problems may be solved by improving freeway access and
providing collector-distributor roadways adjacent to the west side of 1-5 through cooperative efforts
with the Washington State Department of Transportation.
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With the expected increases in traffic volumes, the role of alternative modes of transportation
becomes more important in addressing the congestion issue. Currently, METRO provides transit
service in Federal Way with 20 transit routes and three park-n.ride lots. The transit routes include
both express and local bus service. The Federal Way community has shown an interest in
improving the transit system in the city, especially for local travel and bet'Neen nearby communities.
An interest in better pedestrian and bicycle facilities has also been expressed, as well as recreation
and equestrian trails.
To adequately address the transportation issues in Federal Way, a comprehensive, well-balan~
plan is essential. Building new roads or improving existing streets is one part of the equation.
Providing attractive and efficient transit service is another. Transportation management plans to
encourage commuten to carpool and use the transit system will also help reduce, or at least
maintain, existing levels of congestion. All of these issues and othen, such as financing and
transportation's relationship to land use, should be addressed in the City's Comprehensive Plan
which is supported by a separate Transportation Plan.
The City's Transportation Plan should contain the goals and policies that provide a framework for
future decision makers to effectively implement changes to the transportation system. This means
the plan should be results oriented and geared toward posturing Federal Way to be in the best
possible position to address these changes. Therefore, the plan should contain a long-range
transportation improvement program which prioritizes capital improvements based on needs. While
this plan will most likely focus on improvements tl! the City's arterial roadway system. many of the
prioritized improvements should also address transit, carpcx>ling. bicycles, pedestrians and safety
improvements. The development of the Transportation Plan should include public input through
a Cormal public involvement program..
In a sense, the central Puget Sound region has become one urban area, under the jurisdiction oC
more than 70 governmental bodies. It is therefore important to integrate a cooperative element
into the transportation plan which encourages the joint development of transportation improvements
with King County, Pierce County, Tacoma, Des Moines, Kent, Auburn. WSDOT. METRO and
others.
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The responsibility for financing the needed transportation improvements and operations should also
be addressed. Projects which cross jurisdictional lines should be funded by all of the agencies
involved or benefited. Likewise. a mitigation system should be established which provides private
sector financing for transportation improvements needed as a result of development projects.
Several Cederal and state funding sources are available for transportation improvement projects.
These include the Collowing:
Federal Funds
FAUS - Federal Aid Urban System
F AS . Federal Aid Secondary
F ASP . Federal Aid Safety Program
BR - Bridge Replacement Funds
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State Funds
Urban Arterial Trust Funds
Transportation Improvement Account ·
WSDOT Category C Program ·
· Subject to funding (gas tax)
Once tbe City of Federal Way incorporates, it can also finance transportation improvements by
using monies from tbe general fund, creating local improvements districts (UD's), using monies
from general obligation bonds or councilmanic bonds, creating transportation benefit districts, or
through public/private cooperative [mancing. If approved by tbe legislature, tbe City will also have
the authority to create local option transportation taxes, such as a road utility or a local gas tax
(subject to voter approval).
All of the federal and state funding options require tbe City to create and maintain a Six-Year
Transportation Improvement Plan (TIP). This planning document contains a listing of prioritized
projects, identifies the estimated cost for planning, designing and constructing the proposed
transportation improvements, identifies funding sources, and estimates the timing of fund
expenditures. The Six-Year TIP for the City of Federal Way can be developed from the results
of the Transportation Plan descnbed above. To qualify for funding from the Transportation
Improvement Board the TIP needs to be completed by July of 1990.
ITEMS NEEDED FOR INCORPORATION
Functional aassifications
In accordance with RCW 47.26.180, the City of Federal Way is required to divide all of its roads
and streets into three functional classes; principal arterials, minor a~erials, and collector streets.
This classification is required at the time of incorporation.
For transportation planning, design and financing purposes, streets and highways are grouped
according to the character of service they are intended to provide. Land access and mobility are
primary characteristics involved in tbe classification of urban roadways.
Principal arterials are intended to provide high mobility and limited access to adjacent land
uses. The principal arterial carries most of the trips entering and leaving the urban area.
Frequently, tbe major transit routes for an urban area are located on the principal arterials.
The spacing of principal arterials in Federal Way should vary from one-half mile to no more
than one mile in the highly developed central business district area, to no more than two miles
in the urban fringes.
Minor arterials are intended to serve as the distribution system between principal arterials
and collector roadways. They provide a higher degree of land access and less mobility than
the principal arterials. The minor arterial street system includes all arterials not classified as
principal arterials. Local bus routes are usually located on minor arterials. The minor arterial
streets in Federal Way should be spaced from 118 to 1/2 mile in the central business district to
no more than two miles in the urban fringe. Ideally, minor arterials should not penetrate
residential neighborhoods. ' .
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Collector streets collect traffic from local streets in residential neighborhoods and channels it
into the arterial network. The collector street thus penetrates residential neighborhoods and
provides a rough balance between land access and traffic circulation. Local bus routes may be
located on collector streets.
Local streets pennit direct access to adjacent land uses and offers the lowest level of traffic
mObility. All roadways not classified as principal arterials, minor arterials or collector streets
are classified as local streets. Local streets in Federal Way should be designed to discourage
through traffic movements. Bus routes should not be permitted on the local street network.
The recently adopted King County Transportation Plan includes a functional classification of the
roadways within the city limits of Federal Way. This classification should be adopted by the City
on an interim basis to allow incorporation in a timely manner. However, once the City of Federal
Way has adopted its goals and policies regarding transportation and land use issues, these functional
classifications should be re<X3mined and updated to reflect the direction of City policy makers.
King County first classified tbeir roadway system in 1964. These original. classifications were
updated as part of the 1974 Transportation Plan. Recently, the roadway systems throughout King
County were again examined for their specific functions and their role in tbe overall transportation
network, and were reclassified accordingly. The roadways in Federal Way that were affected by
this reclassification include the following:
.
Roadwav Limits Q!st New
Campus Way 1st Ave 5 - 21st Ave 5W Collect Prin.
.,
5W 344th Ext Campus Way - 21st Ave 5W Local Collect
Campus Way 21st Ave 5W - Hoyt Rd Local Prin.
5W 340th 5t
SW 344th 5t/ 21st Ave 5W - 5 340th 5t Local Collect
35th Ave SW
5 272nd 5t 16th Ave 5 - 5R-99 Collect Minor
5 324thl23rdl 5R-99 - 28th Ave 5 Local Collect
5 317th 5t
11th PI 51 5W 320th 5t . SR-99 Local Collect
5 324th St
S 288th St SR-99 . 51st Ave 5 Collect Minor
16th Ave 5 5 272nd 5t - 5 279th 5t Minor Collect
11th PI 51 5 324th 5t - 5 336th 5t Local Collect
13th Ave S
S 333rd 5t 1st Ave S . 13th Ave S New Collect
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17th Ave SI S 324th St - S 336th St New Collect
(,_ 20th Ave S
9th Ave S S 336th St - S 348th St Local Collect
23rd Ave S S 317th St . S 312th St Local Collect
S 316th St 23rd Ave S . SR-99 Local Collect
S 356th St SR-99 . SR.161 Local Minor
Source: King County Transportation Plan
Roadwav Standards
State law does not require the City to adopt roadway standards prior to incorporation. However,
once the City incorporates, a set of standards should be in place to guide developers and other
private parties constructing or modifying road or right-of-way facilities where City pennits or
approvals will be required.
The roadway standards adopted by the City should provide design and construction guidelines for
all classifications of roads, surfacing materials, driveways, pedestrian facilities, trails, roadside safety
features (lighting, guardrails, etc.), drainage facilities, bridges, utilities and miscellaneous roadway
elements.
c.
Most of the roadways in the City of Federal Way were designed and coostructed in accordance with
King County Road Standards. These standards have been developed over a long period of time
and are quite thorough and up to date. The development community is familiar with the
requirements of these standards and have conformed to them for project approvals. Therefore, on
an interim basis, the 1987 King County Road Standards (Ordinance No. 8(41) should be adopted
by the City of Federal Way at the time of incorporation. These standards can be modified as the
City matures, or they can be eliminated altogether if the City chooses to create its 0'W'Il, unique set
of roadway standards.
ISSUES:
1. The transportation system in Federal Way should emphasize safety in conjunction with capacity
concerns.
2. The development of Federal Way's pedestrian, bicycle and equestrian facilities should be based
on a systems approach, with safety considerations being held in primary importance.
3. An area-wide approach should be used in analyzing development or rezone impacts on the
transportation system. What are the cumulative effects on the entire system from a proposed
action?
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4. Traffic impacts created by developments should be mitigated by the developer. On the other
hand, existing traffic deficiencies should be addre..<;.Sed on a broader scale, including mitigation
by the City of Federal Way.
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s. Improvements to the transportation system in Federal Way should be planned and designed
in a regional context. providing close coordination and cooperation with other agencies such
as King County, Pierce County, area municipalities. WSDOT. and METRO.
6. Different land uses generate different demands on the transportation system. In Federal Way.
land use and transportation should be coasidered jointly in making decisions related to land use
cbanges.
7. Landscaping improvements should be encouraged in transportation projects. These landscaping
improvements should be based on a city-wide landscaping plan and coordinated through the
Parks Department.
8. New commercial and business developments in Federal Way should access their propenies
from local access streets. New access locations on existing arterials should be limited or not
allowed to increase.
9. Transit and carpooling should be encouraged in Federal Way. Additional local bus service
should be provided by METRO between communities in Federal Way and between neighboring
cities.
10. Federal Way should participate in the regional decision to implement high..capacity transit
systems. Where appropriate, and where it agrees with regional plans. rights..o(-way for high.
capacity traDSit should be reserved in Federal Way as development occun.
11. Transportation imprpvement projects in Federal Way (including street, transit, pedestrian.
bicycle and equestrian facilities and safety improvements) shall be prioritized according to need,
to achieve the best use of public funds.
\
)
12 Federal Way should take full advantage of all available funding sources to finance transportation
improvements within the city. !\s state legislation is developed to allow municipalities to fonn
street utilities, the City should create a consistent, dependable source of funding for the,
implementation. operation and maintenance to their transportation system. ..
13. Improved access to and across the Interstate freeway should be implemented to provide the
maximum degree of mobility within the city and surrounding communities.
14. Completion on the overall grid system to increase capacity and efficiency is needed.
30
'1.-
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TRANSPORTATION POUCIES
GOAL: Develop at1'8nsportatioD system that provides mobility, and emphasizes safety and
aesthetic as well as capacity concerns.
Policy T-l: Plan and develop pedestrian and bicycle facilities on a systems approach, with safety
consideration of primary importance.
Policy T .2: Implement programs that encourage transit use and carpooling.
Policy T-3: Work with METRO to provide additional local bus service by METRO in Federal
Way and between neighboring cities, and to provide a transit center in the CBD.
Policy T -4: Require landscaping improvements in transportation projects based on a city-wide
, landscaping plan coordinated by the Parks Department.
Policy T-5: Require new business and commercial developments to enter their properties from
local access streets, and limit or prolubit new access locations on existing arterials.
Policy T -6: Develop a priority system based on need for transportation improvement projects to
achieve the best use of public funds.
Policy T.7: Give high priority to completion of the road and highway grid system.
Policy T.8: Implement improved access to the Interstate to provide improved mobility within the
City and surrounding communities.
Policy T-9: Improve the appearance of streets by landscaping. undergrounding utility lines,
minimizing signs and clutter, and by providing street furnituf(.. and lighting.
GOAL: Plan and design transportation improvements in a regional context that integrates land
use and circulation systems.
Policy T-IO: Analyu: development and zoning impacts on transportation using an area......;de
approach that integrates cumulative impacts on the entire system.
Policy T-ll: Provide close coordination and cooperation with other agencies such as King County,
Pierce County, area municipalities, WSDOT and METRO.
Policy T-12: Require mitigation of direct transportation impacts created by new developmenL
Policy T-13: Address existing circulation and traffic deficiencies on a community-wide scale and
implement appropriate public improvement programs.
31
Policy T-14: Participate in the regional planning and decision process to isnpiement high�apaciry
transit systems, and, where appropriate or in agreemeat with regional plans, reserve
� rights-of-way for high capacity transit as development occurs.
t
Policy T-15: Create a coasisteni, dependabie source of funding for the implementatioa, operation
and maintenance of the transportation system that takes advantage of all available
funding sourccs for transportation impravemeats.
Policy T-16: Work with WSDOT the dcvelop �-IOV lanes as SR 99 is upgradcd
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ARTERIALS
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City of Federal Way
Comperhensive Plan
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Scale in Miles
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. WILSEY&HM1
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Natural Environment '��
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NA ruRAL ENVIRONMENT
WATER
Groundwater
Federal Way is dependent on groundwater for all its City water uses. Several wells penetrate
aquifers at successive. depths from which water is pumped to storage tanks located throughout the
City. The Federal Way Water and Sewer District is responsible for this utility.
There are three main aquifers which provide water within the study area. The RedondcrMilton
Channel is the aquifer closest to the surface and is also the most prolific. The Intermediate aquifer
is from 150 to 500 feet below ground and feed eight wells. Only one well extends to the deep
aquifer, which is 700 to 900 feet underground. The utility is in the process of digging another well
in this aquifer.
Given the current and projected growth rate of the City in conjunction with the draw down on
existing aquifers, it is projected that by the year 1993, the maximum potential of the aquifers will
be reached. Concurrent with the development of additional wells are negotiations with the Tacoma
Water Department to secure additional municipal water supplies from that utility. Tacoma's plan
for Pipeline 5 calls for delivery of additional water to Federal Way residents by 1993 and would
provide water needed to accommodate projected growth in the City. There is potential for delay
because of possible lawsuits.
Federal Way's water district is unusual in that the water from its wells is not treated in any way.
There is some manganese in the water but steps to contain that element are undertaken every three
years and it is not considered a problem. The water is not currently chlorinated and although the
federal aean Water Act mandates that all drinking water will be chlorinated, Federal Way
authorities plan to apply for a waiver because of the unusually high water quality they now enjoy.
In order to preserve the nature of the aquifers which supply this water, certain management
practices should be observed. The recharge areas are and will be subject to development pressures.
To the extent possible, these should be preserved in low density uses. (The utility has a map which
outlines the known limits of the Redondo-Milton Channel) Secondly, those areas allowed to be
developed within an aquifer recharge zone should incorporate paving practices which allow
infiltration of stormwater into the groundwater system. This could include free..draining asphalt.
on-site retention ponds, and recognition of and respect for existing bodies of water. An education
program aimed at water conservation practices is also recommended.
34
Surface Water
e
Wetlands
There are a large number of wetlands within the proposed City limits. Forty.six are identified on
the King County Sensitive .Areas map. Hydrologically, wetlands store water and slowly release it
into the drainage system. When wetlands are filled. that capacity is lost.
The wetlands in Federal Way are being encroached upon by recent development. They are being
filled in with permission from the County or as a result of careless construction practices. Roads
are constructed over them and some are used as retentiooldetention ponds adjacent to new
development. Those wetlands located in zones which are being developed are left without any
vegetative buffer zones around them. Many are treated as dump sites for refuse.
Of special concern is the need to recognize the importance of wetlands of the study area within
the context of the entire drainage basin. In particular, regarding the Hylebos, this system drains
into Pierce County and there is severe flooding in the low lying basin. Development in Federal
Way thus can have an impact on the drainage system several miles away from the City's limits.
Increased clearing. filling of wetlands, the creation of impervious surfaces are all impacting the
entire basin. This means that during a major storm event, the potential for flooding downstream
is increased.
Streams and Lakes
.
Federal Way has an abundance of streams and small lakes, all of which are being impacted by the
current growth trend. Of concern is the impact of development on the watersheds that drain to
the main channels and lakes.
, "-
. , ~
Because many of the area's wetlands have been lost to development, rainwater is no longer stored
and released slowly to the streams. The loss of groundwater aggravates this problem. since
groundwater is commonly a source of water to streams during dry seasons. The result is that many
of the streams in the study are completely dry for large portions of the year. When it does rain.
runoff flashes rapidly through the system. eroding the channel and undercutting banks. When
excess sediment falls 'into the stream it clogs the gravel beds that salmon use to spawn. Likev.ise.
excess debris can create migration barriers.
Any alteration of pre-development natural conditions alters the drainage system. All streams in the
study area show impacts from development. Increased sedimentation of streams is the most evident,
but pollutants as well are entering the waters from a variety of sources.
The several lakes in the Federal Way area are for the most part shallow and are easily impacted
by urban runoff. Aging is a natural process for lakes and these are being impacted in such a way
that their aging process is being accelerated.
A comprehensive monitoring of water quality in Federal Way's lakes has not yet been done. It is
recommended that such a study be undertaken with help from Metro and the King County Surface
Water Management Division.
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Anadromous Fish.Bearim! Waters
The anadromous fish-bearing waters of Federal Way are those streams mentioned above and
utilized in the life cycles of anadromous fISh (fISh that spend part of their life cycles in fresh water
and part in salt water). The adults of this group of native fish return to their spawning areas on
one to five year intervals depending upon the species. The eggs and subsequently the young remain
in fresh water from a few weeks to as long as three years before entering the salt. water
environment. Water temperature, clarity and volume of the stream flow are important factors in
survival of the juvenile members of these fish.
The streams which are important to fish habitat in the study area are Joe's Creek, Lakota Creek
and Hylebos Creek. These streams are being impacted by the development pressures in Federal
Way. Any clearing of native vegetation, filling of wetlands, extensive grading activities during the
wet season, creation of large parking lots, etc., impacts the amount and quality of water carried to
these streams. Of greatest concero is the increased sedimentation within the streams which covers
the gravel beds so important to salmon egg survival. The increased flow of water and subsequent
scouring of stream banks causes greater turbidity in the water which silts up the spa'NTling beds.
It is recommended that steps be taken which will ensure buffer zones are established along stream
corridors. Restrictions on grading and filling of newly developing urban zones, restrictions on tree
clearing, on-site retention/detention facilities for large-scale development, public education policies
regarding respect for waterways, all will help to improve the quality of fish-bearing waters.
Water Ouality
Information regarding specific stretches of water is not currently available. King County division
of Surface Water Management is in the process of sampling waterways in the study area during the
winter of 1989-90. The draft report covering much of the Hylebos and lower Puget Sound basins
within the Federal Way study area should be available in 1990. This information is going to be part
of current and future conditions which will include water quality, habitat, hydrology and sediment.
Metro has also done some water quality sampling within the region. However, their studies used
only base flow as a basis for monitoring and this gives limited information. Samplings taken during
major stonn events, such as those undertaken by King County, provide a more accurate account
of the content of streams during extreme conditions.
Of concern in the monitoring which has been carried out so far is the evidence of fecal colifonn
in the water samples taken. Vlhile nether Metro nor King County has specific information
regarding the source, it is theorized that leaking septic tanks are causing the problem. Poor animal.
keeping practices is also a potential source. as is the practice of putting sewer lines through
wetlands. It is recommended that an oversight committee from any surface water management
utility which the City of Federal Way sets up, monitors and revie-..vs the installations of the Federal
Way Water and Sewer District
One major factor in the deterioration of water quality has been stonnwater runoff. This is water
which, prior to the urbanization of the watershed. was intercepted by vegetation and/or percolated
into the soil. The amount of runoff has been greatly increased because of the removal of natural
vegetation and because of paving with impenneable materials. Stonnwater Oo-..vs over the surface
and is usually directed to stann drains which empty directly into natural streams. The magnitude
36
of flow within the streams is greatly accelerated by the volume of flow from the parking lots.
driveways. roads, roofs. lawns. etc. that have replaced natural vegetation.
e The water running off paved surfaces and urban lawns and gardens carries a variety of pollutants
with it. The roads and parking lots, gas stations and driveways contribute pollutants from
automobiles and trucks such as leaks from gas tanks, spilled oil, leaking anti-freeze, spilled brake
fluid, etc. The urban lawns, whether those of private yards or corporate campuses, contribute
excess fertilizers and pesticides during heavy rain stonns. All these can enter the streams of fish-
bearing waters and hence all enter directly into the Puget Sound.
The volume of water within a given stream is greatly increased beyond the stream's natural carrying
capabilities. In order to accommodate the additional flow, the stream scours its banks. trying to
make greater room for itself. This leads to erosion of the banks and eventually to large sediment
deposits as the stream enters the Sound. During flood conditions, the water in Hylebos Creek will
carry this additional flow with its pollutants down through Milton and Fife, scouring banks there
and carrying heavy sediment load to Commencement Bay. Streams entering directly in to the
Sound carry their loads to Federal Way beaches.
Specific areas of concern include Sea-Tac Mall with its vast parking lot. While this shopping .center
does have retention ponds, these appear to be too small to adequately reduce storm flows; the
detention ponds have little effect on the quality of water released, only the volume. Other areas
of concern are the bird farm at Enchanted Village (out of study area) where large amounts of
animal waste are washed by stonnwater into the Hylebos system. and Interstate 5 (1-5), which
discharges into tnbutaries of Hylebos Creek.
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Habitat
J
, ,\
Wetlands in Federal Way currently provide the greatest ameunt of habitat. These areas provide
food and shelter for a variery of songbirds. waterfowl. migrating birds. as well as small mammals
and amphibians and reptiles. On the top of the plateau. streams have been largely channelized or
piped. Even in those areas with lakes or wetlands. these systems have been greatly altered. Loss
of wetlands and open spaces have resulted in dewatered stream channels or scoured channels during
storms. Channels through residential areas (such as Joe's Creek) are without diversity of cover and
provide virtually no habitat.
The intense commercial and residential development in the study area has caused some irreversible
loss of habitat. Loss of protective vegetation is the most obvious loss. but increased stream flow
with its erosion and sedimentation of waterways. dumping of trash in wetlands and streams. organic
and inorganic pollutants carried by surface runoff into streams and wetlands from urban areas. all
these factors. separately or combined, are contributing to loss of habitat.
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'A
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SENSITIVE AREAS
Class III Landslide Hazards
The valleys and shoreline bluffs of Federal Way border Puget Sound with steeply sloping
unconsolidated glacial deposits that are highly susceptible to gravity sliding. The identification of
areas susceptible to landsliding is necessary to support grading, building, foundation design, housing
density and other land development regulations in order to reduce the risk of property damage and
potential personal injury or death.
Slope stability studies undertaken by King County identified landslide potential by means of aerial
photo interpretations, field geology techniques, and analysis of existing data such as geologic.
hydrologic, topographic and meteorologic factors contributing to ground instability. Areas subject
to the most severe level of sllde potential are identified and mapped as aass ill Landslide Hazard
Areas.
Factors used in determining landslide hazard areas were as follows:
. Slopes 15 percent and steeper;
. Areas of ancient landslide deposits, active landslides and areas determined to be susceptible
to landsliding;
. Substrate character~~Lawton Cay or similar clay combined with sand, gravel, silt with clay layers
exposed above base level on slopes 15 percent or greater.
Potential for landslides in zones susceptible to e,arth movement is increased when protective
vegetation is removed. A wooded area on or above a bluff helps to draw moisture from the soil
and root systems help to hold soil in place. It is recommended that a clearing permit be required
for any tree cutting in those areas marked as having landslide potential and on shorelines of the
state as defined in the Shoreline Management Act.
Additionally, steps need to be taken to prevent earth.moving activities on or above bluffs. There
are numerous accounts of earth.moving equipment having pushed cleared soil over the tops of a
bank, which can destabilize the lower reaches.
The established drainage pattern which affects the water from is also of importance. The
development activities which occur along the banks of those streams emptying into the Sound can
also affect the landslide potential of that area. Removal of vegetation, paving of land. filling of
wetlands--all the factors which increase surface flow to the channel--increase the volume and
velocity of the stream which in turn scours its banks in order to contain more water. What was
a small stream prior to urbanization can become a large one and the additional water draining
down the bluff can increase the landslide potentiaL
It is recommended that whenever a proposed development is in an area with a Class III landslide
. hazard. a soils study should be completed by a qualified professional. Their studies should include
specific recommendations for mitigating measures such as construction techniques. design, drainage
or density specifications. or seasonal constraints on development.
38
The accompanying map shown the location of those areas designated by King County as Class III
Landslide Hazard Areas.
e Class III Seismic Areas
Seismic hazards include ground failure, ground shaking, liquification and the triggering of events
such as landslides and submarine slides in Puget sound. The principal damage caused by
earthquakes is due to ground shaking and associated ground failure due to settling. Ground motion
is amplified and damage to structure is most severe on unconsolidated soils. The entire Puget
Sound regions is seismically active and extensively covered by unconsolidated glacial and alluvial
deposits, a combination contributing to a high su.o;ceptibility to earthquake damage.
Those areas classified as being Seismic Hazard Areas are taken from the U.S .Department of
Agriculture Soil Conservation Service maps which indicate soil types which are known to be
composed of unconsolidated glacial and alluvial materials. These are:
. Soils developed on compact to moderately compact glacial fill (Class I)
. Soils with moderately well drained alluvium and glacial outwash of moderate density (Class II)
I
. Poorly drained to impervious alluvium and organic soils which are usually saturated (Class III)
. All other soils types located on slopes greater than 15 percent (Class ill)
It is recommended that whenever development is proposed in an arca mapped as a seismic hazard
area (Class llI), soil, geology, erosion and deposition hydrology studies be required.
e
The accompanying map shows those areas mapped by King County as being subject to seismic
hazards.
Erosion Hazard Areas
Erosion is a natural process of wearing away of the land surface by falling and running water as
well as wind. Of all the geophysical forces, erosion by running water is by far the most important
within the Puget Sound Basin.
The susceptibility of any soil type to erosion depends upon the physical and chemical characteristics
of the soil in addition to its protective vegetative cover. topographic position (slope and direction
of storm travel), temperature, the intensity of rainfall and velocity of runoff water.
The accompanying map shows the geographic distribution of soils which. according to the Soil
Conservation Service of the U.S. Department of Agriculture, experience sever to very server
erosion hazard potential. This group of soils includes:
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AgD
AKF
BeF
KpD
OvD
OcF
Alderwood gravely, sandy loan
Alderwood.IGtsap soil
Beausite gravely sandy loan Kitsap silt loam
Ovall gravely loam
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39
, '
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RaD
RdE
Rh
Cb
Ragnar fine sandy loam
Ragnar-Indianola Association
River wash
Coastal beaches
It is recommended that whenever development is proposed for an areas within a zone mapped as
prone to erosion hazard, soil, geology and/or erosion studies be required.
Additionally, steps similar to those listed under Wetlands and Landslide Hazards should be
undertaken. Only with the control of the movement of surface water will erosion hazards be
limited.
ISSUES
1. Use King County's Sensitive Areas maps and habitat maps, and the Federal Way Water and
Sewer District's aquifer recharge area map in preparing land use maps for Federal Way's new
Comprehensive Plan.
2. Limit filling of wetlands or streams and establish buffer zones for these and their tributaries.
Define a minimum threshold size for wetlands. Establish a goal of no net loss of wetlands.
Adopt provisions that improve or enhance water quality and habitat.
3. Evaluate and modify specific policies, regulations and methods related to the management of
surface water in the basin. Work towards a regional system of surface water management
4. Maintain and/or enhance instream riparian habitat through land use regulations, community
effortS, requirements for tree-cutting permits. Particularly sensitive habitats should be identified
and should be protected with specific land use regulations. Establish identifiable buffer zones
around wetlands land sensitive areas aod protect these zones through land use regulations.
5. Increase enforcement of land use regulations currently in place and where necessary. propose
modifications or new ones. An ordinance should be established requiring developers pay for
the capital needs for their projects. The City of Federal Way should hire the consultant when
an EIS is required for a project.
6. Develop appropriate working agreements among governmental agencies. including the Puget
Sound Water Quality Authority, lando\\l1ers. and other parties in order to implement the
recommendations of this paper.
7. Enter an Urban Area Agreement with neighboring communities in order to supervise activities
outside the City which could impact the Federal Way area.
8. Establish Interlocal Agreement with King County's Surface Water Management division 10
order to benefit from ongoing waterJwetland studies and policies in the Federal Way area.
9. Because a Basin Plan is in progress, the City of Federal Way should implement that until they
develop their own plan.
10. Use density controls in the land use plan in order to minimize impact to habitat, stream
corridors, wetlands. landslide areas. shorelines.
40
NATURAL ENVIRONMENT POUCIES
e
GOAL: Preserve the natural cbaracter or sensitive areas, babitats, wetlands, stream corridors,
lakes and aquifer recharge areas in order to protect public bealtb, safety and welfare, and
maintain the beauty or the community.
Policy NE..l: Define. inventory. and map sensitive areas.habitats. wetlands. stream corridors. lakes
and aquifer recharge areas. Sensitive areas will include steep slopes. seismic hazard
areas, erosion hazard areas. shorelines and wildlife habitat, and protection areas.
Policy NE-2: Adopt special regulations limiting or preventing development within the most
sensitive areas and require completion of special studies by qualified professionals
when necessary prior to issuance of permits.
Policy NE-3: Establish a system of wetland and habitat types based on value and sensitivity, and
develop regulations appropriate for each type.
Policy NE-4: Protect and enhance wetlands by establishing a goal of no net loss of wetlands.
Policy N'E-S: Develop open space or landscaped buffer zones to protect sensitive areas. wetlands,
stream corridors. habitat areas. lakes. and aquifer recharge areas.
Policy NE-6: Enforce measures to be taken during construction to prevent erosion.
Policy NE-7: Limit public access to habitat protection zoncs and the most sensitive wetland areas.
e Policy NE-8: Prohibit alterations of stream corridors or wetlands within habitat protection zones.
Policy NE..9: Require environmental impact assessment and mitigation of potential impacts to
sensitive areas. before development is permitted.
GOAL: Protect the quality or surface and groundwater. and maintain an adequate public water
supply.
Policy ~E.IO: Limit development in active aquifer recharge areas and incorporate these areas into
the open space system.
Policy NE-ll: Prohibit installation of septic tanks in areas with poor soil conditions.
Policy NE.12: Establish buffer zones to protect wellhead areas.
Policy NE-13: Minimize the installation of sewer lines in wetlands or other sensitive areas.
Policy NE..14: Retain existing wetlands and drainage channels to recharge aquifers and contain
stonn water run-off.
Policy NE-15: Establish a water conservation program.
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Policy NE..16: Establish a surface water management program to manage stormwater runoff and
prevent water pollution.
Policy NE-17: Establish regulatory measures to prevent flooding.
Policy NE-18: Coordinate with other agencies involved with surface water management in order
to implement the management strategies each has developed. These should include
but are not limited to the King County Surface Water Management Division and
the Puget Sound Water Quality Authority.
Policy NE-19: Adopt a comprehensive basin plan based on the King County Basin Plan and
implement stormwater management practices recommended in that Plan.
Policy NE-20: Enter an Urban Area Agreement with neighboring communities in order to
coordinate activities relating to sensitive areas outside the City of Federal Way.
Policy NE-21: Use density controls in the land use plan in order to minimize impact to groundwater
and sensitive areas.
42
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NATURAL ENVIRONMENT ISSUES: SOURCES
Jim Miller, Federal Way Water and Sewer District, Perronal Conversations, December 1989.
Federal Way Water and Sewer District, "Relationship Between Land Use and Groundwater
Protection", Report dated November 30, 1989.
King County Surface Water Management Division, Personal Conversation, December 1989.
Puget Sound Water Quality Authority, Studies and Reports, Personal Conversations, December
1989.
Municipality of Metropolitan Seattle (Metro), Studies and Reports, Personal Conversations,
December 1989.
King County, Sensitive Areas Maos. Parks, Planning and Resources.
King County, Reconnaissance Reoon No.8. Lower PUllet Sound.
" >,
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43
AQUIFER MAP
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City of Federal Way
Comperhensive Plan
1/2
Seale in Miles
North
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45
_ WILSEY&H' ',f
III PACIF1\...
Wetlands
Lakes
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Three-Year
Implementation Objectives
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TIlREE YEAR IMPLEMENTATION OBJECTIVES
Planning Cycle
The Comprehensive Plan should be updated on a 10-year cycle. The revision of the Interim
Comprehensive Plan should begin within six months of incorporation, and include a broad.
based citizen participation process to amend and reaffirm the goals and policies.
,
Plan elements should be reviewed and updated if necessary every five yearn. The revision
of the Comprehensive Plan to begin after incorporation should include development of the
following elements in addition to review of those already adopted: Parks, Recreation and
Open Space, Utilities and Community Facilities, and Health and Human Services.
Functional plans (sewer, water, solid waste, community facilities, open space) should be
completed and revised every three to five years.
A Capital Improvement Programs should be prepared during 1990 for a 6-year time period
and updated annually.
Housing Element
.
Initiate a residential land use inventory within six months of incorporation to assess zoning
capacity and potential bousing supply by type. By 1991, initiate zoning map amendments
if needed.
During 1990, initiate application to HUD as an entitlement city in the Housing and
Community Development Block Grant Program.
In 1991, begin a study of zoning incentives and other techniques to promote affordable
bousing.
In 1991. analyze capital improvement needs on a neighborhoocl-by.neighborhood basis.
Commercial/Industrial
During tbe Comprehensive Plan revision, inventory commercial and industrial land available
and tbe types of land uses.
In 1991, initiate a City Center Design Study to analyze and prepare design. linkage system
(landscaped pedestrian bicycle system) and other guidelines for development of the City
Center.
By 1992, begin the site analysis and financing study for location of a civic center campus.
46
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OpeD Space
By 1991, complete an Open Space Implementation Plan and integrate into the Capital
Improvement Program.
Natunal Environment
During 1991, prepare a stonnwater management plan using the King COunty Basin Plan
to be adopted in January 1991, and the Puget Water Quality Authority Guidelines.
During 1992, revise wetland regulations to reflect state guidelines if necessary.
Revise the Natural Environment Element during the Comprehensive Plan update to include
energy conservation policies.
During 1991 initiate amendments to the Shoreline Master Program and Use Regulations.
TnaDsportatioD
As part of Comprehensive Plan revision in 1990, develop a Traffic Model and Revised
Transportation Element based on planned land uses.
During 1990, prepare a six-year Transportation Improvement Program.
During 1991, begin discussions with METRO on improved transit planning in the City.
By 1992, initiate a study of transportation financing mechanisms and prepare legislation.
During 1992, prepare a Transportation Management Program.
47