ORD 07-545
CITY OF FEDERAL WAY
ORDINANCE NO. 07-545
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASlllNGTON, AMENDING CHAPTER 22 ("ZONING") OF THE FEDERAL
WAY CITY CODE (FWCC) RELATING TO DEFINITIONS FOR "FLAG LOT,"
"LOT AREA," "PANHANDLE LOT," "PRIMARY VEmCULAR 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 finds 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," S'ection 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 comer lots and adding a note regarding calculation oflot
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 comer 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 offlag 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 comer lots and adding a
note regarding calculation oflot 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 Use/Transportation 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 comer lots and adding a note regarding calculation oflot 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 comer lots and adding a note regarding
calculation oflot 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 finds that the code amendments relating to defmitions offlag
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 comer 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 ofthe 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 defmitions 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 comer 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
L UP 16 - Revise existing land use regulations to provide for innovation and flexibility
in the design of new single-family developments and in-fill.
HG 1 - 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 comer lots and adding a note regarding calculation oflot 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 comer 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 adjacentright-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 ~'v.L
dayof~07.
APPROVED AS TO FORM:
tf/ilC/. ~
City Attorney, Patricia A. Richardson
FILED WITH THE CITY CLERK: jJ/IE/D(P
PASSED BY THE CITY COUNCIL: 'I a; 01
PUBLISHED: ~f 0,
EFFECTIVE DATE: '/ / 11/0/
I
ORDINANCE No: D7 - l) 1./-5
File #Q6-IOSOS9-oo-UP
1:\2006 Code Amendmen\S\F1ag Lols\LUTC\120406 Meeling\Ordinance.doc
Doc ID 38898
Ord. No. O~~ , Page 5
ol-Stj5
EXHIBIT A _.
PAGE-J-OF--L.::
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 ofland. The narrow strip ofland connecting the main
portion ofthe 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 acce'ss easement, private tract. "flag pole,"
or "access panhandle" shall not be credited in calculation of minimum lot area.
Pan handle lot means flag lot.
Primary vehicular access means the majeF 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 front property line is any property line that is adjacent to a right of v/ay which is
more than 21 feet in width, excluding Interstate 5. If the subject property is adjacent to more than
one right of 'Nay which is more than 21 feet in width, the applicant shall designate which of the
adjacent property liHes is the front property liHe aRd the remainder of such adjacent property lines
will be considered as either a rear property liRe or side property line, based on tae definition in
this section. If the subj ect property is Flot adj acent to a right of '.vay which is more than 21 feet in
width, then the front property line is the prElflerty line adjacent or principally Elriented to the street
providing primary vehicular access to the subject property, as determined by the director of the
department Elf community development. The front property line is any property line that is
adjacent 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.
~ ill The rear property line is any property line that is farthest from, and essentially parallel
to, the front property line.
~ @ The side property line is any property line other than a front property line or a rear
property line.
1:\2006 Code Amendments\Flag Lots\LUTC\120406 Meeting\Ordinance Materials\Oelinitions.doc
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FEDERAL WAY CITY CODE
Chapter 22
EXHISlr-A
PAGE-10E J.~ .~
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 ifthe deck is constructed with gaps between the boards and if there is a pervious surface
below the deck.
(2) A vehicular access easement~ er private tract,. or that portion of a private driveway located
within the "flag pole" or "access panhandle" part of the that serves morc than one 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, S 2(115.90), 2-27-90; Ord. No. 98-309, S 3, 1-6-98)
1:\2006 Code Amendments\Flag Lots\LUTC\120406 Meeting\Ordinance Materials\Section 22-955,doc