Federal Way Zoning & Land Use Guide
Key Zoning Facts
Federal Way is a city in Washington with approximately 99,037 residents, located in King County. The city manages land use and development through its zoning code, administered by the Community Development Department. Federal Way's zoning divides the municipality into districts regulating permitted uses, building heights, lot sizes, setbacks, and density.
Federal Way follows the Washington State Building Code (WAC 51-50/51), which is based on the International Building Code (IBC) and International Residential Code (IRC).
Primary Zoning Districts
Federal Way's zoning code includes several single-family residential districts based on minimum lot size. The RS35.0 district requires 35,000 square foot minimum lots for estate-style development. The RS15.0 district requires 15,000 square foot lots. The RS9.6 district requires 9,600 square foot lots with setbacks of 20 feet (front), 5 feet (side), and 25 feet (rear). The RS7.2 district allows 7,200 square foot lots. The RM (Residential Multifamily) district accommodates apartments and townhouses.
Commercial activity is served by the BN (Business Neighborhood), BC (Business Community), and CE (Commercial Enterprise) districts.
ADU (Accessory Dwelling Unit) Rules
Federal Way allows ADUs (Accessory Dwelling Units). Under Washington state law HB 1337 (2023), cities are required to allow ADUs, with up to 2 ADUs permitted per lot in most areas. This applies to cities planning under the Growth Management Act (which includes most urban Washington cities). Contact the Community Development Department for current requirements including size limits, setbacks, and permitting procedures.
Development Process
Development in Federal Way generally requires obtaining the appropriate permits. The process typically involves:
- Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district
- Site Plan Review — For commercial and multi-family projects, submit a site plan for review
- Building Permit — Apply for a building permit with construction documents
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning.
Key Considerations
Before starting any development project in Federal Way, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements for their specific district
- Check for any overlay districts or special regulations
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact the Community Development Department at (253) 835-2607 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Federal Way and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the City of Federal Way or the municipal code before making development decisions.
Regulatory Layers That Apply in Federal Way
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — Washington
- Building Code: WA State Building Code (WAC 51-50/51)
- State ADU Override: Yes (WA HB 1337 (2023) requires cities to allow ADUs; 2 ADUs per lot in most areas)
County — King County
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs and deed restrictions for additional requirements.
ADU Rules in Federal Way
- Max Size
- Federal Way's current code allows an ADU to be equal in gross square footage to the primary structure; state law also prevents cities from setting an ADU maximum below 1,000 sq ft
- Max Height
- Federal Way's current code allows an ADU to be taller than the primary structure; the applicable zone and state-law minimum protections still control
- Owner Occupancy
- Owner occupancy may not be required for ADUs under Washington state law
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current Federal Way permit information →Official Sources
City-specific