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12-101600 CITY OF CITY HALL Federal Way 3332Feder 8th Avenue South Federal Way,WA 98003-6325 (253)835-7000 www.cityoffedera/way..com April 13,2012 Vlad Kmet 31709 47th Court South Auburn, WA 98001 RE: File#12-101600-00-AD; RESPONSE TO INQUIRY Malyuta, *NO SITE ADDRESS* Dear Mr. Lev: The City of Federal Way's Community and Economic Development Department has reviewed your request to determine potential restrictions to the proposed boundary line adjustment between parcels #768380-0012 and 768380-0017.The sites are zoned Residential(RS 9.6)pursuant to Federal Way Revised Code(FWRC),and were part of a 2005 subdivision that created the two 9,600 sq. ft.parcels(file #05-100748-00-SU). Parcel#768380-0012 is considered a"flag lot,"and has a driveway easement connecting the property to South 298th Street. At the time of this subdivision,city code allowed the square footage of flag or"pipestem"portions and easements to count toward the total square footage of the lot; however,with the adoption of the current FWRC,an easement or flag/pipestem portion of a lot cannot be counted toward the minimum 9,600 sq. ft lot size. In this instance, both lots are considered nonconforming,as the square footage of the easement is part of the originally counted 9,600 square feet. Although Lot 1 would become larger and less nonconforming,a boundary line adjustment reviewed under the FWRC would make Lot 2 more nonconforming,and would have less than the required 9,600 sq. ft. For this reason a new boundary line adjustment would not be permitted. You may develop a single-family residence on this lot,and FWRC 19.05.160 provides front,side,and rear setbacks specific to flag lots, which I have enclosed. Additionally, prior to construction you must obtain a building permit from the City's Building Division. You may contact Scott Sproul, Plans Examiner,at 253-835-2633,with any questions. If you have any further questions, feel free to contact me by phone at 253-835-2622,or by email at Alexa.Heidrich@cityoffederalway.com. Sincerely, Cdes6 Qet Alexa Heidrich Planning Intern enc: FWRC Flag lot setbacks c: By email at ruslanlev@gmail.com Doc.I .60832 CITY OF FEDERAL WAY ORDINANCE NO.07-545 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, AMENDING CHAPTER 22 ("ZONING") OF THE FEDERAL WAY CITY CODE(FWCC)RELATING TO DEFINITIONS FOR"FLAG LOT," "LOT AREA,""PANHANDLE LOT,""PRIMARY VEHICULAR ACCESS,"AND "PROPERTY LINE";AMENDING SECTIONS 22-631,22-648,22-666,AND 22-667 TO CLARIFY SIDE YARD SETBACKS FOR CORNER LOTS AND EXCEPTIONS TO LOT COVERAGE CALCULATION;AND AMENDING SECTION 22-955 TO CLARIFY LOT COVERAGE CALCULATIONS FOR FLAG LOTS(AMENDING ORDINANCE NO'S 90-43,90-51,91-87,91-92,91-100,91-105,91-113,93-170,94- 223,95-245,96-269,96-270,97-291,97-295,97-296,97-300,97-307,98-309,99-333, 99-337,99-348,99-353,99-357,00-363,01-381,01-385,02-424,03-443,04-457,04-468, 05-506,06-515) WHEREAS,the City of Federal Way fords that the code amendments to FWCC Chapter 22("Zoning") relating to definitions of flag lot,lot area,panhandle lot,primary vehicular access,and property line;adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631,"Detached Dwelling Units in RS Zone," Section 22-648, "Accessory Dwelling Units in RS Zone," Section 22-666, "Detached Dwelling Units in RM Zone,"and Section 22-667,"Attached,Detached,and Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots are consistent with the Federal Way Comprehensive Plan;and • WHEREAS, the City of Federal Way SEPA Responsible Official issued a Determination of Nonsignificance on the code amendments to FWCC Chapter 22("Zoning")relating to definitions of flag lot, lot area, panhandle lot, primary vehicular access, and property line; adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631, "Detached Dwelling Units in RS Zone,"Section 22-648,"Accessory Dwelling Units in RS Zone,"Section 22-666,"Detached Dwelling Units in RM Zone,"and Section 22-667,"Attached,Detached,and Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots; and Ord.No.07-545,Page 1 • adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots on October 7,2006; and WHEREAS,the Planning Commission conducted a duly noticed public hearing on the code amendments . to FWCC Chapter 22("Zoning")relating to definitions of flag lot,lot area,panhandle lot,primary vehicular access, and property line; adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631,"Detached Dwelling Units in RS Zone,"Section 22-648,"Accessory Dwelling Units in RS Zone," Section 22-666, "Detached Dwelling Units in RM Zone," and Section 22-667, "Attached, Detached,and Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots on November 8,2006,and forwarded a recommendation of approval to the City Council;and WHEREAS,the Land Useffransportation Committee of the Federal Way City Council considered the code amendments to FWCC Chapter 22("Zoning")relating to definitions of flag lot,lot area,panhandle lot, • primary vehicular access, and property line; adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631, "Detached Dwelling Units in RS Zone," Section 22-648, "Accessory Dwelling Units in RS Zone," Section 22-666, "Detached Dwelling Units in RM Zone," and Section 22-667,"Attached,Detached,and Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots on December 4, 2006, following which it recommended adoption of the text amendments;and WHEREAS, the Federal Way City Council considered the code amendments to FWCC Chapter 22 ("Zoning")relating to definitions of flag lot, lot area,panhandle lot,primary vehicular access,and property line;adding illustrations for setback requirements for flag lots;modifying Use Zone Charts Section 22-631, "Detached Dwelling Units in RS Zone,"Section 22-648,"Accessory Dwelling Units in RS Zone,"Section 22- 666, "Detached Dwelling Units in RM Zone," and Section 22-667, "Attached, Detached, and Stacked Ord.No.07-545,Page 2 Dwelling Units in RM Zone," to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots on December 19,2006;and WHEREAS,the Federal Way City Council fords that the code amendments relating to definitions of flag lot, lot area, panhandle lot, primary vehicular access, and property line; adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631, "Detached Dwelling Units in RS Zone,"Section 22-648,"Accessory Dwelling Units in RS Zone,"Section 22-666,"Detached Dwelling Units in RM Zone,"and Section 22-667,"Attached,Detached,and Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots are consistent with the intent and purposes of FWCC Chapter 22 ("Zoning"), to provide for and promote the health, safety, and welfare of the general public. NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,WASHINGTON,DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Findings. After full and careful consideration,the City Council of the City of Federal Way finds that the proposed code amendments will protect and will not adversely affect the public health;safety,or welfare. Section 2. Conclusions. Pursuant to FWCC Sections 22-216 and 22-528,and based upon the Findings set forth in Section 1,the Federal Way City Council makes the following Conclusions of Law with respect to the decisional criteria for adoption of the proposal: 1. The proposed FWCC text amendments relating to definitions of flag lot,lot area,panhandle lot,primary vehicular access,and property line;adding illustrations for setback requirements for flag lots;modifying Use Zone Charts Section 22-631,"Detached Dwelling Units in RS Zone,"Section 22-648,"Accessory Dwelling Units in RS Zone,"Section 22-666,"Detached Dwelling Units in RM Zone," and Section 22-667, "Attached, Detached, and Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22- 955 regarding lot coverage calculations for flag lots are consistent with,and substantially implement,the following Federal Way Comprehensive Plan(FWCP)goals and policies: Ord.No.07-545,Page 3 LUP16—Revise existing land use regulations to provide for innovation and flexibility in the design of new single-family developments and in-fill. HGI —Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character. 2. The proposed amendments relating to definitions of flag lot, lot area, panhandle lot, primary vehicular access, and property line; adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631,"Detached Dwelling Units in RS Zone,"Section 22- 648,"Accessory Dwelling Units in RS Zone,"Section 22-666,"Detached Dwelling Units in RM Zone,"and Section 22-667,"Attached,Detached,and Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots bear a substantial relationship to public health,safety,or welfare because they provide for setback and minimum lot size requirements that will ensure adequate and consistently-applied building separation and buildable lot area requirements for flag lot development within single family neighborhoods. And 3. The proposed amendments relating to definitions of flag lot, lot area, panhandle lot, primary vehicular access, and property line; adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631,"Detached Dwelling Units in RS Zone,"Section 22- 648,"Accessory Dwelling Units in RS Zone,"Section 22-666,"Detached Dwelling Units in RM Zone,"and Section 22-667,"Attached,Detached,and.Stacked Dwelling Units in RM Zone,"to clarify side-yard setbacks for corner lots and adding a note regarding calculation of lot coverage for flag lots;and adding a clarification to Section 22-955 regarding lot coverage calculations for flag lots are in the best interest of the residents of the City because they would help ensure that flag lot development fits in more effectively with traditional single-family lot configurations where each lot has direct access to the adjacent right-of-way. Section 3. Amendment. FWCC Chapter 22 is amended as set forth in the attached Exhibit A. Section 4. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause,sentence,paragraph,subdivision,section,or portion of this ordinance,or the invalidity of the application thereof to any person or circumstance,shall not affect the validity of the remainder of the ordinance,or the validity of its application to any other persons or circumstances. Section 5. Ratification. Any act consistent with the authority and prior to the effective date of this ordinance is hereby ratified and affirmed. Ord.No.07-545,Page 4 • Section 6. Effective Date. This ordinance shall be effective five(5)days after passage and publication as provided by law. PASSED� � by the City Council of Federal Way at a regular meeting of the City Council on the day of, '',Z007. APPROVED: Mayor,Michael a ATT T: • • Clerk,Laura Hathaw APPROVED AS TO FORM: City Attorney,Patricia A.Richardson FILED WITH THE CITY CLERK: 91I610( . PASSED BY THE CITY COUNCIL: // 01 PUBLISHED: / (o'01 EFFECTIVE DATE: •/ /110c ORDINANCE NO: C?- Fik 006-105059.00•UP I:\2006 Code ModemussFlag LotALUTC\120406 Mccting Ord nance.doc Doc ID 38896 Ord.No.Oil; ,Page 5 O"!-S 5 • EXHIBIT % PAGEJ_OF FEDERAL WAY CITY CODE Chapter 22 22-1 Definitions . Flag lot or"panhandle lot" means a lot in the shape of a flag or pan that is connected to the road or street right-of-way by a narrow strip of land.The narrow strip of land connecting the main portion of the lot to the road or street right-of-way is the"flag pole"or"access panhandle"part of the lot. Lot area means the minimum lot area per dwelling unit based on the underlying zone. For single family lots,the area of a vehicular access easement,private tract,"flag Dole," or"access panhandle"shall not be credited in calculation of minimum lot area. Pan handle lot means flag lot. Primary vehicular access means the major street, vehicular access easement, or private tract from which the majority of vehicles enter the subject property. Property line means those lines enclosing the subject property and those lines defining a recorded vehicular access easement or tract.The following are categories of property lines: (1) The-fFent-prepefty4ine-is-any-prepepty-liee-that-is-adiasent-te-a-right-ef-way-whieli-is ....... ...hick i.. ...,.,._e in ...:awl. will he a si ered a either. a .warty line ,wide p perty line based on the de finit:on : .id:ng p .ehicular e s to the subject p pert.. s deFermined by the dire.tor o f the e � ' The front property line is any property line that is adiacent to a primary vehicular access. If the subject property is adjacent to more than one primary vehicular access, the applicant shall designate which of the adjacent property lines is the front property line and the remainder of such adjacent property lines will be considered as either a rear property line or side property line.based on the definition in this section.except the property line adjacent to an arterial or primary collector shall not be designated as a primary vehicular access. (2)For flag lots,the yard setbacks shall be applied per Exhibit B. (2)(1)The rear property line is any property line that is farthest from,and essentially parallel to,the front property line. • (3) al The side property line is any property line other than a front property line or a rear property line. I:\2006 Code Amendments\Flag Lots\LUTC\120406 Meeting\Ordinance Materials\Definitions.doc =S 1 co 1 pl 1 Flag Lot Setbacks Lot 2 .p I ' F= 1 I I S5 s=3. 1 EXHIBIT A Driveway i for Lot 2/ ; I Lot 1 f p I PAGE, 2- OF 8 . Access 4 '`" ; ' 1 " 1 Easement L 1 , for Lot 1 s=10• Or . to! I I 1 1 61 1 I pl 1 NI Lot 2 Ip Lot 2 _ I , :I 1_ 1 1 H. I I H3I • F= I 1 F=s 1 ' 20' W ' I , ' S=5' !` �• -= 1 1i=5' 1 S=5: I i I ' T. Lot 1 �" u • Lot 1 .1 I .; Ott I I' N. 1 1 O 1 IN 1 F=20 ' I S=10• I I; Driveway Not an arterial '1 Driveway for Lot 2 • Arterial or for Lot 2 or principal collector ,i and Access Easement principal collector I for Lot 1 1 : I e=rk: -, y1 ' III I "' Lot 3 j70 1 Ip IN._. N H� 1 F= I 1 20 �I ' • S=5' 1 1 Driveway ; 1 :� for Lot 3 • N Lot 2 • 1 1 • and Access ' ' 1 Easement 1 , • for Lot 2 s=s R si 1 1 • 1ii. Lot 1 WI a 1 F=20' F = Front Yard Not an arterial S = Side Yard or principal collector _ R = Rear Yard C. C u 3 • Q.1XHIEIT ilk _ • M I AGE ©F S mO C o p o u - a E 2 i � . " o H r � u 0 z ea o s . o A .' c5 p2 'd A. c € S T I! y z r > = sio . c w •, 0 °g e • z ' _ . g . .5 r ox Q • s L 2 Via " it }. 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R� yy i7 y ewa cid�a- 8 :13 .ia .ia3d .6 $ s � o `' `oLa' p W a tag „mot -' 'LEb'Hkk U ee 4 444e4d u° w a M _ - c7sr �' m saaeds Supp ,b,- .1-g 8 e .^ .. �. y'8 'J u. .Q, y (���tt `o Inba yjv a�w N- y o • "• .42 r Z R y aMPIws , e N F 8 y a .. $ z a +� do3gS�aH � CYesv, ^ 3' e g 9 0S g`2,� o '3 �$ $ 3Y a .§ $ 3Y a 3.s018 }; tYi w t Ex-• • W .� W Way... Wau MA009.0 J/ r ��.y� .O a I..t •C .�"N ,_ • Y H 4.2 cm 0 ; a8eiano3 jai • S o S C .- •v m c C K u W .n 3 E. 1 nay — r• O. ; a 0.1 y .n E (qua)opts .a 2 W - " Xo v g 'E .., uN cos ^a o a g .E �+ d . cclucid .e — z •c tta _ d 0 fi - v ca cif 0 z 72!s on �`•e D . a g -c r4 " ,^3 " -iu3y n u 'd, i; r TA N g = r s w ssaaad mainay `°o_$ - s 3 CC pai!nbab -"'7 Y y u a'_ 1 N N o. O G W NNN <o Q 4o sNoI.ivzn9 1 f ti _ - 1 d. A g N i.l O 3 N N N N N O • d•O . -NNNN G O 10 .� • �= g z `O [~ V y II g 0 `§ E y ei 0 .7 <vv N 6 - < a • • EXHIBIT PAGE$OF FEDERAL WAY CITY CODE Chapter 22 22-955 Calculating lot coverage. (a) General. Except as specified in subsection (b) 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, exclusive of the area of any recorded access easements, in determining compliance with maximum lot coverage required in this chapter. If the subject property contains more than one use, the maximum lot coverage requirements for the predominant use will apply to the entire development. (b)Exceptions.The following shall be excepted from the provisions of this section: (1)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 a pervious surface below the deck. (2)A vehicular access easement,or private tract,.or that portion of a private driveway located within the "flag pole"or"access panhandle"part of the lot will not be used or considered in determining compliance with the maximum lot coverage requirement of this chapter. (3) One-half of the area covered with grass grid pavers will be considered as impervious surface in determining compliance with the maximum lot coverage requirement of this chapter. (Ord.No.90-43,§2(115.90),2-27-90;Ord.No.98-309,§3, 1-6-98) • • • I:12006 Code Amendments\Flag Lots\LUTC\120406 Meeting\Ordinance Materials\Section 22-955.doc PD- I ( Grace Skidmore From: Ruslan Lev[ruslanlev@gmail.com] Sent: Tuesday, March 13, 2012 1:46 PM To: Grace Skidmore Subject: BLA Attachments: BLA Proposal.pdf Hello Grace, Were nice talking to you on the phone about our BLA. I am attaching a draft of our proposal. Is this project is located in the zoning with 9600 minimum s. f. ? Let me know if everything looks good. Thank you, Ruslan L. 206-551-7557 i C—Y OF FEDERAL WAY SHORT PLAT 05-100748-00-SU RECORDING No. 20051220900012 N89'58'40'w 77.83' c7, Z ° , z 2 S . $ pEw AND AREA) O 22Acne t W � 4. 51 is OLD LOT LIE 5 ..11111 N89'54'14"W 51.96' \,..Dx."3rn. fEMI LOT L/E 30'EASEMENT FOR DIGRESS. 1 EGRESS AND=ramp C. No. Roosoem000ns z 1 S z vR GEw AID GLO WA,) Y.400 S:f. t N I 0.22Aawf W g S 298TH ST