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LUTC PKT 12-04-2006 City of Federal Way City Council Land Use/Transportation Committee December 4,2006 5:30 p.m. City Hall Council Chambers MEETING AGENDA 1. CALL TO ORDER 2. APPROVAL OF MINUTES: November 20,2006 3. PUBLIC COMMENT (3 minutes) 4. BUSINESS ITEMS A. Setting Public Hearing Date for the Street Vacation Request for a Portion of351h Avenue South B. Flag Lots Code Amendment C. Stakeholder Report Action 5 minlMulkey Action 10 min/Shull Information 15 minlMcClung & Roe 5. FUTURE MEETINGS/AGENDA ITEMS 6. ADJOURN Committee Members Jack Dovey. Chair Eric Faison Dean McColgan City Staff Cary M. Roe. PE., Public Works Director Tina Piety, Administrative Assistant 253-835-2601 G:\LUTClLUTC Agendas (lilt! Summllries J006\/2.04-06 LUTe Agemlruloc City of Federal Way City Council Land Use/Transportation Committee November 20, 2006 5;30 pm City Hall City Council Chambers MEETING MINUTES In attendance: Committee Chair Jack Dovey and Committee Member Dean McColgan; 'Committee Member Eric Faison; Mayor Mike Park; Council Member Jeanne Burbidge; Council Member Linda Kochmar, City Manager Neal Beets; Public Works Director Cary Roe; Community Development Services Director Kathy McClung; Public Works Deputy Director Ken Miller; Economic Development Director Patrick Doherty; Senior Planner Lori Michaelson; Surface Water Manager Paul Bucich; Street Systems Manager Marwan Salloum; Street Engineer Al Emter; Assistant City Attorney Amy Jo Pearsall; Administrative Assistant II Tina Piety 1. CALL TO ORDER Chairman Dovey called the meeting to order at 5:42 pm. 2. APPROVAL OF MINUTES The October 16, 2006, minutes were approved. Moved: McColgan Seconded: Faison Passed: Unanimously 3. PUBLIC COMMENT None 4. BUSINESS ITEMS A. City Center-Core Height Limit Code Amendment Patrick Doherty provided the background on this item. Council Member Kochmar asked why was there a split vote by the Planning Commission; i.e. why did people vote no (the vote was four yes and three no)? Mr. Doherty replied that one Commissioner did not explain why they voted no. The second Commissioner expressed concern over impacting views and the third Commissioner expressed concern over the adequacy of the Planned Action EIS, Council Member Kochmar requested that the Planning Cornnussion minutes be included in the City Council packet. Council Member McColgan asked why increase the height to just 200 feet? Why not go higher? Chair Dovey asked what would need to happen to also change the height for commercial buildings. Mr. Doherty replied that in order to increase the height of residential beyond 200 feet and/or to increase the height for commercial, because of the possible change to the development potential, another environmental impact statement, or an addendum, would have to be done, including study of traffic impacts. It might be possible to consider a height increase that would not increase development potential. In that case, traffic impacts could be studied on a per development approach. When asked, Mr. Roe commented that a traffic impact study could take four to six months. Mr. Doherty commented it could take nine months for the entire process. Council Member McColgan asked if a development has to have a certain percentage of residential. Mr. Doherty replied that residential doesn't have to be a certain percentage. A development could be commercial up to 145 feet, with all or some of the remaining 200 feet be residential. Council Member Faison suggested that a code amendment to increase the height of commercial in the city center core and frame be added to the 2007 work plan. The suggested proposed code amendment should also consider and review design guidelines. Moved: McColgan Seconded: Dovey Passed: Unanimously Committee .PASSED Alternative #3 on to the December 5, 2006, City Council Agenda for first reading. G:\LUTClLUTC Agendas and Summaries 2006\11-20-06 LUTC Minutes.doc Land Use/Transportation Committee Page 2 November 20, 2006 B. BP/BC Code Amendment Update Lori Michaelson provided the background on this item. Staff is seeking feedback on the staffs recommendation, which is a little different from what the LUTC originally suggested. The difference is that rather than merging the Business Park (BP) and Community Business (Be) zones into a single "hybrid" zone, staff recommends maintaining two separate zones and "core" visions, while updating policies, zoning regulations, and zone boundaries to address emerging market demand. In addition to other changes, staff recommends renaming the BP zone to Commercial Enterprise (CE) to reflect the updated purpose and intent for the BP zone. Council Member Faison commented that he is looking for attractive design that p,reserves trees and open space. Chair Dovey expressed concern about over sized vehicle uses north of 33611 and that the proposal may make some current uses nonconforming. Ms. Michaelson replied that staff will perform a nonconformance analysis to look for and address such issues. Chair Dovey commented th'at the area north of 288th has a view corridor and is lightly developed and may be a good area to increase the height limit to take advantage of these. He urged staff and council to stretch the~selves and consider even higher heights than those already discussed. The LUTC feels staff is on the right track and should continue as presented. C. Federal Way Comprehensive Plan Seven- Year Update Completion Resolution Kathy McClung provided the background information on this item. She commented that this resolution recognizes the city's efforts at meeting the Growth Management Act (GMA) requirements. Movcd: McColgan Seconded: f'aisonPassed: Unanimously Committec .PASSKD Option 1 on to the December 5, 2006, City Council Consent Agcnda for approval. D. South 3481h HOV Lanes from 9th Avenue South to Pacific Highway - 85% Design Report Al Emter provided the background information on this item. Mr. Roe commented that the city was awarded 2.7 million for this project. Moved: McColgan Seconded: Faison .Passed: lJnanimously Committee P ASSKD Option 1 on to the December 5, 2006, City Council Consent Agenda for approval. E. South 373rd Street Bridge Replacement Proiect and WSDOT Interlocal Agreement - 100% Authorization to Bid Paul Bucich provided the background information for this item. Mayor Park asked if this is the bridge that the Lloyd's trucks use. Mr. Bucich replied that this is a new bridge to the east of the original one. He commented that due to this construction, South 373rd will be shut down to through traffic from June 23rd until September 3, 2007. The residents in the area have been made aware of this and will be sent a reminder as the date for the shut-down approaches. Moved:M.cColgan Seconded: Faison Passed: Unanimously Committee PASSED Option I on to the December 5, 2006, City Council Consent Agenda for approval. F. Pacific Highway South Northbound Left Tum Lanes at South 316th Street - Proiect Acceptance and Retainage Release Marwan Salloum provided the background information for this item. There was no discussion. G. 2007 Right-of-Way Landscaping Maintenance Contact - Bid Award Marwan Salloum provided the background information for this item. There was no discussion. H. 2007 Street Sweeping Services Contract - Bid A ward Marwan Salloum provided the background information for this item. There was no discussion. Moved: Faison Seconded: McColgan Passed: Unanimously Committee PASSED Option 1 for items F, G, ~ll1d II on to the December 5, 2006, City Council Consent Agenda for approval. G:\LUTClLUTC Agendas and Summaries 2006\11-20-06 LUTC Minules.doc Land Use/Transportation Committee Page 3 November 20, 2006 1. Pacific Highway South HOV Lanes Phase III Proiect (South 284'h to Dash Point Road) - 100% Design Status Report and Authorization to Bid Marwan Salloum provided the background information for this item. Mr. Roe stated that he felt it was important to move this item forward because of the bidding climate, even though not all of the right-of-way has been secured. (The city is still in negotiations with Equilon Enterprises [the Shell gas station at South 2881h Street].) Council Member Faison asked when the DOT's portion to the north is due to be complete. Mr. Salloum replied it is anticipated to be completed in November 2007. Moved: McColgan Seconded: .Faison Passed: Unanimously Committee PASSED Option 1 on to the Decembel' 5,2006, City Council Consent Agenda for approval. 5. FUTURE MEETING The next scheduled meeting will be December 4, 2006. 6. ADJOURN The meeting adjourned at 6:42 p.m. G:\LUTC\LUTC Agendas and Summaries 2006\ 11-20-06 LUTC Minules.doc COUNCIL MEETING DATE: Dec. 19,2006 ITEM #:_ CITY OF FEDERAL WAY CITY COUNciL AGENDA BILL SUBJECT: Setting Public Hearing Date for the Street Vacation of a Portion of 35th Avenue South POLICY QUESTION: Should City Council approve a resolution to set a Public Hearingfor the street vacation. of a portion of the right of way within 35th Avenue South on January 16th, 2007? COMMITTEE: Land Useffransportation MEETING DATE:Dec 4,2006 CATEGORY: I:8J Consent D City Council Business o Ordinance I:8J Resolution D D Public Hearing Other .~!~!.F. RE.~_QRT By: John Mulkey, Street Syste~~~~.ineer ._____..___.._.._.l?EJ.>.!_:. Public Works Attachments: 1. Staff LUTe memo, resolution, and attachments dated December 4, 2006. Options Considered: . 1. Approve the Resolution to set the. date and time of a public hearing for the street vacation of a portion of the right of way within 35th Avenue South at the Jan. 161h, 2007 City Council meeting. 2. Set Public Hearing on an alternative date recommended by the committee. STAFF RECOMMENDATION: Staff recommends Option 1. CITY MANAGER ApPROVAL: ~ DIRECTOR ApPROVAL: ~ Committee Council Eric Faison, Member ~ Dean McColgan, Member COMMITTEE RECOMMENDATION: LUTC recommends Option-L PRO OS MOTION: HI move to approve the Resolution to set the date and time of a public hearing . for the street vacation of a portion of the righi of way within 35th Avenue South on January 16th, 2007". (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: o APPROVED tJ DENIED o TABLEDIDEFERRED/NO ACTION o MOVED TO SECOND READING (ordinances only) REVISED - 02/06/2006 COUNCIL BILL # 1 ST reading Enactment reading ORDINANCE # RESOLUTION # K:\COUNOL\AGDBILLS\2006\12-19-06 Setting Public Hearing Date for Street Vacation of 35th Avenue South.doc CITY OF FEDERAL WAY MEMORANDUM DATE: TO: VIA: FROM: SUBJECT: December 4, 2006 Land Use and Transportation Committee Neal Beets, City Manager John Mulkey, P.E., Street Systems Engineer Setting Public Hearing Date for the Street Vacation of a Portion of 35th Avenue South BACKGROUND: Mark Edwards and Jeff Wolf have petitioned the City to vacate a portion of 35th Avenue S, located at the . northwest comer of 35th Avenue S. See the accompanying legal description (Exhibit A) map of the area to be vacated (Exhibit B) and Vicinity map (Exhibit C) for exact location. The area is a portion of an original alley that connected 35th Avenue S to 33rd Place S. A portion of the alley that is 285 feet in length was previously vacated by King County in 1968. The remaining area is approximately 38 feet in length and is between the lots of the two petitioners and the northwest end of the cul-de-sac on 35th Avenue S. The properties abutting the alley are zoned Residential 9.6. The area is listed as single family, High Density in the Comprehensive Plan. The Petitioners are seeking the street vacation in order to eliminate un-maintained Right of Way, expand the size of their yards, prevent junk vehicles from being parked in the area proposed for vacation and the allow for installation ofa fence to secure the area. The area to be vacated has three (3) abutting private property owners, two lots that abut on the side belonging to the petitioners and one lot that abuts at a comer. All abutting property owners have signed the petition. cc: Project File Day File K:\LUTC\2006\12-04-06 Request for Street Vaction of 35th Avenue South.doc Exhibit''''A'' Perimeter of total vacation Beginning at the most northerly comer of Lot I, Hensetrs First Addition, Volume 62, Page 55, Records of King County, Washington: Thence North 28"08'00" East, along the northerly extension of the westerly line of said Lot I, a di~tance of 20.00 feet; Thence South 61052'00" East, a distance of 20.00 feet to a point on the southerly extension of the westerly line of said Lot 5, Hensell's First Addition, Volume 62, Page 55, Records of King County, Washington; Thence South 28"08'00" West, a distance of 10.00 feet; Thence South 61052'00" East, a distance of 10.83 feet to a point on the northerly extension of the east line of said Lot I; Thence South 00057'00" East, a distance of 11.44 feet to the northeast comer of said Lot 1; Thence North 61052'00" West, along the north li!le of said Lot I, a distance of36.40 feet to the Point of Beginning. ~. ~ o'\: ~ .'" ;:::. v," ..~ '!> '" . b ~ 0 .0 t"'\ b C? 'Y .l:b ."J 'Y ....... ~~ <I)~ y a- ~ :z o 1"'1 X :z C') ~ ~ !.Il ::e .~ ~ ~ 'U ~. <:s ~. .~ ~ J. WOLF PARCEL NO. 3258000010 500 '57 '00 "E 1.1.44 ' ); - - -- - - - - - - -:- SOO-'57'OO"E !.Illo ~o ); ~lo 00 35TH AVE. S. ~ :-i --\. "" ~ j ~ ~ S1 '" :- , , , "- "- ,. .... .... .... ..... ..... ::e ~ ..... .? ..... .?~s........... ..... ---7' ..... I I I I I I I I I / / / / '" '" '" ,.,. EXHIBIT "'B" V ACA nON ::t 536 SQ. FT. Z a -t c") <::::~Q ..........<., U>:iS3 ..... f11 !TIOJ:-1 t:i~1Tj :i~a ~.~ ;;!~ U>~~ ~ -t ~ .::5 - ",..."" -- ....'J /' Cramer Northwest Inc. Surveyors Planners & Engineers 945 N. CENTRAL, (253)852-4880 (local) (253)852-4955 (fax) DRAWN BY: O.B.H. SCALE: JOB NO.: 2006-101 NTS STE. #104, KENT, WA 98032 1-(800)251-0189 (toll free) [-MAil: cni@cramernw.com SHEET: DATE: 1 OF 1 Wed., Nov. 8, 2006 / M. EDWARDS PARCEL NO. 6143600415 .{? f!i f./J' 'U ~. <:s '>f .& ~ ..... ..... ~:z:: ~ EXHIBIT C N .. :/-~,7 wt' J ?-!- ~ ~h ~'l ~ ~~n -' . . ~ .~ ~ ~ ~\ '~ Ftn ~ \ ~~ (T-<frr~ ~ -(,-1 ~ / r. ~ )~I ~. ~J J-.Q 1 c( 1 ~il _ ~ J ~ _ : I I II r;:-1G. J I(''j ~\)) . F rl f-r nIfJ /" . l l.F ~~~li lP-llh,i '-- /A.. . E r~~0 ~l J',~ ~I. II ~Lr E. ~T ~~; f '>.~ l1~J~Y ~~~ f,y 8112 ~}) ~ B=~ ~(b ~i;:-~R == Th~ rl ~ j1w;:lv'(:;~ J~t ~,?'lS ~ ~ ~'j [ ~~ ~n1'~ .'-< =-n ~~]I ~DRd:~/ ~.r;;nlr:L Area Pro~osed '\-<'~lr~ '~ J,~ X ~,f;-fJ ~/;Y -117 1/ For Vacation '< -I I I IJ, rt ~ I ~ II 'f ~\Sr'1 ~ ~ j ~ I ,i ~~::J~ ri r.-1 lLmYJ '- ~~~~ \ ,~\ ) >l ~ \'i7 J ~~,~ ~.r); -\_, l3\ It \ I y / _ ~ 1\. V- ~;-=r- -i~O Y- ~. J I fj' ,..- "r .::I:::: ~ :u -1 \:L --;-:, . '\L - V 1-1 ~C? ~'r I I t' 111 :;+ ~ . ~Jf11~ - -;fr . ~ ~.- Tl~ ~~. ~WII . '{. {. ~t ~_ / . E / 0/ 7. / / ~ CJ) ~r- <( I l- I/) M VICINITY MAP 35TH AVE SOUTH STREET VACATION Map made by John Mulkey . Noie: This map is intended for (Jse as a graphical representation only. Map Updated Nov 22. 2006 The City of Federal Way makes no warranty as 10 ils aCClJracy. . RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, REGARDING VACATION OF A.PORTION OF 35TH AVENUE SOUTH, SETTING A PUBLIC H~RINGFOR THE STREET VACATION. WHEREAS, a proper petition has been filed requesting vacation of a portion 35th Avenue South,. at the northerly end of 35th Avenue S, north of S 336th Street in the City of Federal Way, as described in Exhibit "A" (legal description) and as depicted on Exhibit "B" and 'Exhibit C (Vicinity Map) attached hereto; WHEREAS, the petition contains the signatures of the owners of at least two-thirds of the property abutting the portion of 35th Avenue South proposed to be vacated; NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY HEREBY RESOLVES AS FOLLOWS: Section 1. A public hearing on the aforesaid vacation petition sh~ll be held at the regular meeting of the Federal Way City Council at 7:00 p.m. on January 16, 2007, in the Council Chambers in the City Hall, 33325 8th Ave. South, Federal Way, Washington. Said hearing date is not more than. sixty (60) nor less than twenty (20) days after the date of the passage of this resolution. . Res. # , Page 1 Sectlon 2. The City Clerk shall give at least twenty (20) days notice of the hearing and cause the notice to be posted as provided by law. Section 3. The Public Works Director shall obtain the necessary approval or rejection of, or other information from the City departments, af.fected agencies, and utilities, fire anq. police agencies, and shall transmit such information to the City Council so that the matter can be considered by the City Council at the public hearing on January'16, 2007. Section 4. Severability If any section, sentence, clause or phrase Of this resolution 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 phrase of this resolutlon. Section 5. Ratification. Any act consistent with the authority and prior to the effective date of the resolution is hereby ratified and affirmed. Section 6. Effective Date. This resolution shall be effective immediately upon passage by the Federal Way City Council. Res. # , Page 2 RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,' WASHINGTON, this day of CITY OF FEDERAL WAY MAYOR, MICHAEL PARK ATTEST: CITY CLERK, LAURA HATHAWAY, CMC APPROVED AS TO FORM: CITY ATTORNEY, PATRICIA A. RICHARDSON FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: RESOLUTION NO.: Res. # , Page 3 , 2006. Exlribw"-A~ . Perimeter of total vacation Beginning at the most northerly comer of Lot I, HenseH's First Addition; Volume 62, Page 55, Records of Kfug County, Washington:. . Thence North 28"08'00" East, along the northerly extension of the westerly line of said Lot I, a distance of 20.00 feet; Thence South 61052'00" East, a distance of20.00 feet to a point on the southerly extension of the westerly line of said Lot 5, Hensell's First Addition, Volume 62, Page 55, Records of King County, Washington; Thence South 28"08'00" West, a distance of 10.00 feet; Thence South 61052 '00" East, a distance of 10,83 feet to a point on the northerly extension of the east line of said Lot I; . Thence South 00057'00" East, a distance of 11.44 feet to the northeast comer of said Lot I; Thence North 61052'00" West; along the north line ofsaid Lot I; a distance ofJ6.40 feet to the Point of Beginning. . EXHIBIT "'B" ~ ~ o~M '" "- . "- . 0) Vj" ..AU ':!> "- . b % 0 .0 ,,0 C? 'I .~ ."J 'i ....... CJ>S' Cl)t) Y 0- ~ z C rrt >< Z C') c >- -4 ~ !-Il :e J. WOLF PARCEL NO. 3258000010 ~ - - - - - - - - - - ~ 500-'57 'OO'C !-IlUJ ;:lEa ~ VI ~UJ . 0 35TH AVE. S. ~. :-t --, "-> ~ .S: ~ ..... l;1 '" .:-0- , , , , ...... ...... " ...... .... .... :e ~ ~ '" ~ 'lJ ~' <3 ~ .~ ~ V ACA nON I536 SQ. FT. 500 .57 '00 'c 11 .44 ' Z a -t c) ~~~ (Jj:r!g I-t I'T1 ~ai-l Cj51?111 ~(J)~ :t(J}Q I-t Z (Jj~~ (J)~~ 55 -t ~ .:5 "" .... ---Ar/ '" Cramer Northwest Inc. Surveyors Planners & Engineers 945 N. CENTRAL, (253)852-4880 (local) (253)852-4955 (fax) DRAWN BY: O.B.H. SCAL(: JOB NO.: 2006~ 101 NTS . STE. #104, KENT, WA98032 1-(800)251-0189 (toll free) E-MAIL: cni@cramernw.com SHEET: DATE: 1 OF 1 Wed., Nov. 8, 2006 / M. EDWARDS PARCEL NO. 6143600415 ~ '" ~ 'lJ ~' <3 '>t' .~ & .... .... -tP:Z:: ~ "--"" EXHIBIT C N 1i-,~1' w-*, i ;~ Qfrl~ s . ~l~ :).?~~f , ,4, ~~~~~ Z~\~ I ''7- Ql"' ~ ~ ~ -1Tf \~ _ 11 ",S;J~~fl ~L~AtE f ~= :~~' f . ~~ ~ = ~ // ~ J~ ) I ~Tl1 - ~ . I _~ L;Yii E;\\ ".'/ ~lL;(f jL ~ itl Ii Ff" l E'- Y1[fbJ~ ~~ ~ />)~ uJ..:;:~! ~y J-LL~ flY . . !P), Q c = _ (.Ji-t:;1.J ). r:L ::I. -, ~ =-......:: =4 _ T1 C 0 '----r' t- \,-' )0 ~- -Ly 'f - L 7.1A J^l ~71~. ~~W'~ W1C;t 1.0S ~I!P L . . ~~~JO%': ~R~J~~1;f;> -{ &;Jjyr Area Proposed ~~ j fiii --,o;.v -1SZ -;:p ~';?( For Vacation rill 1 "", ~ -'-J~ ~Vlrt. ~ "1 U~::JI U)~ 4~ \ J '( X~ ~ ~ ~ ~ c: I I ,U I r1 Va 1 ~ ~ '/~lr ~ ~ \ 1 ) R ~ I ~ '~:-"0~ -l- 1J ~ /~ f U il./? "'-11 f IJ-' ~ ~~ {--I ~l 'a .---J AfJP' ~~ -~~J ~ \ I v / c- t4J~ LIV: ~;-=r- ~~ ~lJ y.1 ~ I F ~ ~= 'flu 'i' \:L, ~-:: ~ ji0 '(Ly-J ,,\'r I I::' -rrl _~;" ~ll1- _ dT !:J ~ - I IJ -IV ~~1' ' ~r I~ y. p-' Arp t ~/ oJ , :./r/'/// /. l/) ~- .<( J: I- '" M VICINITY MAP 35TH AVE SOUTH STREET VACATION Map made by John Mulkey Noie: This map is intended. for use as a graphical representation only. Map Updated Nav 22, 2006 . The City of Federal Way makes no warranty as 10 its accuracy. COUNCIL MEETING DATE: December 19,2006 ITEM #: -...--.-.--..----.---..--.-...--......---..........--...-....."........----............-.---.....-.........................--.---..----...............---.---------.....--....----..-..-.... . . . CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL . . SUBJECT: Amendments to Federal Way City Code (FWCC) Chapter 22, Article I, "Definitions"; Article XI, "District Regulations" (Single Family Residential [RS] and Multifamily Residential [RM] Zoning Charts); and Article XIII, "Supplementary District Regulations." POLICY QUESTION: Should the City approve amendments to the FWCC, Chapter 22 regarding flag lots? COMMITTEE: LUTC MEETING DATE: December 19,2006 CATEGORY: D Consent D City Council Business rg) Ordinance D Resolution D D Public Hearing .other STAFF REpORT By: Jan~!_~ull, AJ~P, Co.!!!!:!!.~.PI~_~~_______._~~~!~_~~~~~~~ Development Planning Division staff conducted a review of how existing development regulations should be applied to "flag lots" and prepared recommended amendments to FWCC Chapter n ("Zoning"), including defmitions of flag lots, lot area, panhandle lot, primary vehil;:ular access, and property line; adding illustrations for setback requirements for flag lots; modifying Use Zone Charts Section 22-631, Section 22-648, Section 22-666, and Section 22-667 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. The Planning Commission conducted a public hearing on November 8, 2006, and recommended to the council approval of these recommended code amendments. Attachments: November 20,2006, Memorandum to the Land Use Transportation Committee (LUTe) with Exhibits 1-3. Options Considered: Modification of the recommended amendments to the FWCC; no amendments to the FWCC STAFF RECOMMENDATION: Staff recommends Council approve the recommended amendments to the FWCC. DIRECTOR ApPROVAL: -*c.., Connnittee ~ CITY MANAGER ApPROVAL: Eric Faison, Member PROP S Co ClL MOTION: "] move approval of the proposed code amendments, which are attached as Exhibit A to the adoption ordinance to second reading and enactment at the next regular Council meeting on January 2, 2007. " (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: o APPROVED o DENIED o TA~LEDIDEFERREDINO ACTION o MOVED TO SECOND.READING (ordinances only) COUNCIL BILL #I 1ST reading Enactment reading ORDINANCE #I RESOLUTION #I File #06-105059-00-UP Doc ID 38896 ~ CITY OF ~ Federal Way PLANNING COMMISSION RECOMMENDATION November 20,2006 To: Jack Dovey, Chair . Land Use/Transportation Committee (LUTe) Neal Beets, City Manager W. , . Kathy McClung, Director of Community Devel6pme~t Services ~ Margaret H. Clark, AICP, Senior Planner '/WIt' .of Jj. Janet Shull, AICP, Contract Planner ~ e.. ,.. Amendments to Federal Way City Code (FWCC) Chapter 22, Article I, "Definitions"; Article XI, "District Regulations" (Single-Family Residential RS and Multifamily Residential RM Zoning Charts); and Article XIII, "Supplementary District Regulations." Files #06-105059-00-UP/06-105060-SE VIA: FROM: SUBJECT: MEETING DATE: December 4, 2006 I. BACKGROUND The Community Development Services Department staff is proposing amendments to the zoning code (FWCC Chapter 22) in order to clarify how "flag lots" are defined, and how typical setback requirements are to be appiied to proposed residential development on flag lots; The City of Federal Way zoning code does not currently provide specific direction as to how lot size and lot coverage calculations are determined for flag lots, nor how front, side, and rear setback requirements are to be applied to these irregularly shaped lots. In addition, staff is proposing new language in the single- family (RS) and multifamily (RM) use zone charts to clarify how setback requirements are applied to comer lots. Staff prepared draft amendments to the FWCC for consideration by the Planning Commission at a November 8, 2006, public hearing. The staff report for the November 8, 2006, Planning Commission Meeting with Exhibits A-G is enclosed as Exhibit 1 and minutes for that meeting as Exhibit 2. II. . SUMMARY OF PROPOSED AMENDMENTS/PLANNING STAFF RECOMMENDATION . The following is a summary ofthe proposed FWCC amendments (Exhibits A-G of Exhibit I) as presented to the Planning Commission. Proposed new language is shown as underline and language proposed to be deleted is shown as strikeout. A. Modify FWCC Section 22-1 to add definitions for "flag lot," "lot area," and "panhandle lot," and modify existing definitions for "primary vehicular access" and "property line" (Exhibit A Of 1). The attached Exhibit A of 3 provides draft language for a proposed definition of "flag lot." Since the term "panhandle lot" is also commonly used to describe the same type of lot configuration, it is recommended that a listing for panhandle lot be added to the definitions section with a cross- reference to flag lot. A new definition of "lot area" is proposed that clarifies that the access easement or "flag pole" portion of a flag lot is not considered in calculating minimum lot area. A modification to the definition of "primary vehicular access" is proposed to include "vehicular access easement or private tract" in the definition. This is necessary as it relates to how setback requirements are determined for flag lots. A modification to the existing definition of "property line" is proposed that will clarify how front, side, and rear setback requirements are to be applied to comer lots and flag lots. B. Modify FWCC Section 22~1 to add graphics illustrating the application of setback requirements to flag lots (Exhibit Bof 1). Exhibit B of 3 illustrates how setback requirements are to be applied to flag lots. The different examples are provided to address the potential relationship between flag lot configuration and the right-of-way the flag lot is connected to via an access easement or driveway. C. Modify FWCC Use Zone Chart Section 22-631, Detached Dwelling Units inRS Zone"; Use Zone Chart Section 22-648, "Accessory Dwelling Units in RS Zone"; Use Zone Chart Section 22-666, "Detached Dwelling Units in RM Zone"; and Use Zone Chart Section 22- 667, "Attached, Detached and Stacked Dwelling Units in RM Zone" to clarify side yard setbacks for corner lots and add a note regarding exceptions to calculation of lot coverage (Exhibits C-F of 1). Exhibits C-F of 3 show proposed amendments to existing use zone charts for single-family and multifamily development to provide clarification as to how side yard setbacks are calculated for comerJots. The side yard setback for that portion of the lot adjacent to a right-of-way that is not utilized as the primary vehicular access is 10 feet. The second proposed change to the use zone charts is a note that the method for calculating lot coverage for flag lots is found In FWCC Section 22~955. D. Modify FWCC Section 22-955 to clarify that the flag pole portion of a flag lot is not considered in lot.coverage calculations (Exhibit G of 1). III. PLANNING COMMISSION RECOMMENDATION The Planning Commission conducted a public hearing on November 8, 2006. After the close of the public hearing, the Planning Commission discussed the staff recommendations and recommended approval of the staff recommendation to the City Council. Flag Lot Code Amendments Planning Commission Recommendation to LUTC 1:\2006 Code Amendments\Flag Lots\LUTC\120406 Meeting\PC Rec Staff Report to LUTC.doc File #06-105059-UP/Doc ID 38897 Page 2 The Planning Commission Recommendation is shown in Exhibits A-G of Exhibit 1. IV. ADDITIONAL CHANGES PROPOSED BY STAFF Staffhas made one change to FWCC Chapter 22, Article XI, "District Regulations"'as shown in. Exhibits C-F of Exhibit 3, purely for clarification purposes. The note added to the zone charts has been changed to more specifically reference Section 22-955(b)(2), instead of Section 22-955, to make it clear that the note pertains only to flag lots. This new change is shown as double underline. The intent of the previous amendments as presented to the Planning Cornrirission at their November 8, 2006, public hearing has not changed. V. LAND USE/TRANSPORTATION COMMITTEE OPTIONS/STAFF RECOMMENDATION ., The Committee has the following options: 1. Recommend that the full Council adopt an ordinance approving the proposed code amendments as recommended by the Planning Commission and the additional changes related to references to lot coverage calculations in use zone charts proposed by staff. (These changes are discussed in Section IV of this staff report and shown as double underline. in Exhibits C..F of Exhibit 3). 2. Recommend that the full Council modify and then approve the proposed code amendments. 3. Recommend that the full Council disapprove the proposed code amendments. Staff recommends that the LUTC recommend to the full Council Option No. 1 above, that is, adoption of the Planning Commission Recommendation with the additional staff changes. V. LAND USEITRANSPORTATION COMMITTEE RECOMMENDATION The LUTC forwards the proposed amendment to the full Council for first reading as follows: As recommended by Planning Commission, including additional staff changes. As recommended by Planning Cornrirission (including additional staff changes) and amended by the LUTC 1'.~lc'T@F;@~M4fl~JfJE A@~](J)N' -- ~~~f.:~~l;~,', -{~~)\iF~ ~"~-----l ~l~:...','".,~,...:,"~,'...o.,.~.,.." .. ., ,. ,'::o;~'~..~,...',:.,;.'..,~,~...'.~,.~..':.'.~::,:,.:.,............. ':; " . J.~,,::\.;~~;.. ' · c' J ' . . t '. '. . . ...' :':~:'it.~'.,~f:l.:~\}f;;::j1}\>, ... . . ... ~..'.'. ...~. . .' m1'lC <RalSQn~~!;;.!)~:: .::. :'t;.,L~::': n>ean MuG:)olgan. Mel1].Jp~eJi.~'--;.~.~:...::.... Flag Lot Code Amendments Planning Commission Recommendation to LUTC 1:\2006 Cbde Amendments\Flag Lots\LUTC\1 20406 Meeting\PC Rec Staff Report to LUTC.doc File #06. 1 05059-UP/Doc ID 38897 Page 3 LIST OF EXHIBITS Exhibit 1 Exhibit 2 Exhibit 3 Staff Report for the November 8, 2006, Planning Commission Meeting with Exhibits A-G Minutes of the November 8, 2006, Planning Commission Meeting Draft Adoption Ordinance with Exhibit A Flag Lot Code Amendments Planning Commission Recommendation to LUTC ]:\2006 Code Amendments\Flag Lots\LUTC\120406 Meeting\PC Rec Staff Report to LUTC.doc File #06-105059-UP/Doc ID 38897 Page 4 '~ .~ CITY OF ... 0 Federal Way EXHIBIT PAGE , J OF-6 .. --- STAFF REPORT TO THE PLANNING COMMISSION. Proposed Flag Lot Development Standards Amendments to Federal Way City Code (FWCC) Chapter 22 Article I, "Definitions," Article XI, "I:>istrict Regulations" (Single-Family Residential'RS and Multifamily Residential RM Zoning Charts), and . Article XIII, "Supplementary District Regulations" File No. 06-10S0S9~OO-UP I 06-10S060-SE . Public Hearing of November 8, 2006 I. BACKGROUND The Communio/ Development Services Department staff is proposing amendments to the zoning code (Federal Way City Code [FWCC] Chapter 22) inordet to Clarify how "flag lots" are defined, and how typicai setback requirements are to be applied to proposed single-family development on flaglots~ The City of Federal Way zoning code does not currently provide specific direction as to how lot size and lot coverage calcu.lations are determined for flag lots, nor how front, side, and rear. setback requirements are to be applied to these irregularly shaped lots. In addition, staff is proposing new language in the single-family (RS) and multifamily (RM) use zone charts to clarify how setback requirements are applied to comer lots. .. Pursuant to FWCC Section 22-520(b), the'City Council may review city-initiated changes to the text of the zoning code from time to time at the council's discretion. The Planning Commission is being asked to review the proposed changes to the zoning code and forward a recommendation to the city council. The following staff-proposed zoning text amendments are addressed in this staff report: I. Modify FWCC Section 22-1 to add definitions for "flag lot," "lot area," and "pan handle lot"; and modify existing definitions for "primary vehicular access" and "property line" (Exhibit A). n. Modify FWCC Section 22-1 to add graphics illustrating the application of setback requirements to flag lots (Exhibit B). m. Modify FWCC Sec.tion 22-631, use'zone chart for detached dwelling units in RS zone, . to clarify side-yard setbacks for comer lots and add a note regarding calculation of lot coverage for flag lots (Exhibit C). N. Modify FWCC Section 22-648, use zone chart for accessory,dwelling units in RS zone, to clarify side-yard setbacks for comer lots and add a note regarding calculation of lot. coverage for flag lots (Exhibit D); . . V. Modify FWCC Section22-666, use zone chart for detached dwelling units in RM zone, to clarify side-yard setbacks for comer lots and add a note regarding calculation of lot coverage for flag lots (Exhibit E). . Flag Lot DevClopment Standards - Code Amendments Planning Commission Staff Report File#06-I05059-00-UP I Doc 10 38628 Page I EXHIBIT , - --, ~'_ PAGEiOF -5...-.: VI. Modify FWCC Section 22-667, use zone chart for attached, detached, and stacked dwelling units in RS zone, to clarify side-yard setbacks for comer lots and add a note regarding calculation of lot coverage for flag lots (Exhibit F). VII. Modify FWCC Section 22-955 to clarify that the "flag pole" portion of a flag lot is not considered in lot coverage calculations (Exhibit G). Summary of Findings and Recommendations · The City of Federal Way is experiencing numerous requests for subdivision of parcels into flag lots where one or two parcels are located behind a lot With traditional right-of-way frontage. These flag lots are accessed. via an access easement or driveway. · The City of Federal Way currently does not have a defmition of flag lot in the zoning code. · The FWCC does not currently address how front, side, and rear yard setback requirements are to be applied to flag lots (lots that are not adjacent to a right-of-way). · The FWCC does not currently specify how front, side, and rear yard requirements should be applied to comer lots (lots that are adjacent to more than one primary .vehicular access). · Application of a maximum lot coverage calculation for flag lots is not addressed in the FWCC. · Currently, application of setback and lot coverage.requirements for development of flag lots is handled administratively on a "case-by-case" basis. This translates into more review time for staff, as well as a sense of uncertainty for the applicant. · Modifying FWCC Chapter 22 to add a definition for flag lots and lot area, and modifying existing use zone charts to clarify how setback and lot coverage requirements shall be applied to flag lots, will lend greater predictability to the application of development standards for flag lots in future development proposals. . · Modifying FWCC Chapter 22 to modify the existing definition for property line and modifying existing use zone charts to clarify how setback requirements shall be applied to corner lots will lend greater predictability to the application of development standards for corner lots in future development proposals. D. PROPOSED CODE AMENDMENTS A. Recommended Amendments.to Article I Definitions (Exhibit A) The attached Exhibit A provides draft language for a proposed definition of flag lot. Since the term "panhandle lot" is also commonly used to describe the same type of lot configuration, it is recommended that a listing for panhandle lot be added to the definitions section with a cross- reference to flag lot. . A new definition of "lot area" is proposed that clarifies that the access easement or "flag pole" portion of a flag lot is not considered in calculating minimum lot area. Flag Lot Development Standards - Code Amendments Planning Commissi.on.Staff Report File #06-105059-OO-UP I Doc 10 38628 Page 2 EXHIBIT , ..,. PAGE~OF--,---= A modification to the definition of "primary vehicular access" is proposed to include "vehicular access easement or private tract" in the definition. This is necessary as it relates to how setback r~quirements are determined for flag lots. A modification to the existing definition of "property line" is proposed that will clarify how front, side, and rear setback requirements are to be applied to comer lots and flag lots. B. Recommended Exhibit to Illustrate Flag Lot Setbacks (Exhibit B) A, draft exhibit has been prepared that illustrates how the proposed setback requirements are to be applied to flag lots. The different examples are provided to address the potential relationship between flag lot configuration arid the right-of-way the flag lot is connected to via an access easement or driveway. Where a flag lot is created with access via easement or driveway to an arterial or primary collector, "Lot 1," as depicted in the examples, must be accessed via the access easement that also serves as the driveway for the flag lot. Where the flag lot is not connected to an arterial or primary collector, then Lot 1 may be accessed either via the adjacent right-of':'way, or via the access easement that also serves the fl'ag lot. The last example shows how access is provided to lots where a flag lot is the third lot back from the street. This configuration is only possible where Lot 1. fronts a street that is not designated an arterial of primary collector. This is because Lot 1 must have direct access to the adjacent street. No more than two lots (in this case Lots 2 and 3) may have access from the access easement. In each example, the front yard is considered to be the yard that fronts the "primary vehicular access. " C. Recommended Modification to Existing Use Zone Charts to Clarify Setback Requirements for Flag Lots and CornerLots,.and Clarify Lot Coverage Requirement for Flag Lots (Exhibits C-F) The proposed modifications to existing use zone charts for single-family and multifamily development provide clarification as to how side-yard setbacks are calculated for comer lots. Side yard setbacks for tl;te portion of the lot adjacent to a right-of-way that is not utilized as the primary vehicular access is 10 feet. OtherWise the traditional five-foot side yard setback will apply. The second proposed charige to the use zone charts is a note that cross-references Section 22- 955 for calculating lot coverage for flag lots. D. Recommended Modification to FWCC Section 22-955 to Clarify Lot Coverage Calculation for Flag Lots (Exhibit G) The last proposed modification is to add language to Section 22-955, "Calculating Lot Coverage," that clarifies that the flag pole portion of a lot will not be considered in determining compliance with the maximum lot coverage calculation. Flag Lot Development Standards - Code Amendments Planning Commission Stan: Report . File #06-105059-OO-UP I Doc ID .38628 Page 3 . EXHIBIT ~_ ___., _ PAGE___OF~= Staff recommends that the following be recommended for approval to the City Council: 1. Amendments to FWCC Section 22-1, "Definitions," to add a definition of flag lot and lot area, and modify definitions for primary vehicular access, and property line; 2. An amendment to FWCC Section 22-1, "Definitions," to add an exhibit illustrating how setback requirements shall be applied to flag lots; 3. . A modification to FWCC Sections 22-631, 22-648, 22-666, and 22-668 to clarify side-yard setbacks for'corner lots and add a note regarding calculation of lot coverage for flag lots; and 4. A modific~tion to FWCC Section 22-955, "Calculating Lot Coverage,1' to establish that the. portion of a lot that is 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. IV. REASON FOR PLANNING COMMISSION ACTION FWCC Chapter 22, ~'Zoning," Article IX, "Process VI Review," establishes a process and criteria for zoning code text amendments. Consistent with Process VI review, the role of the Planning Commission is as follows: 1. To review and evaluate the zoning code text regarding any proposed amendments. 2. To determine whether the proposed zoning code text amendment meets the criteria provided by FWCC Section 22-528. . . 3. To forward a recommendation to City Council regarding adoption of the proposed zoning code text amendment. V. DECISIONAL CRITERIA FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes the compliance of the proposed zoning text amendments with the criteria provided by FWCC Section 22-528. The City may amend the text of the FWCC only if it finds that: . . 1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan. The proposed FWCC text amendment is consistent with the following Federal Way Comprehensive Plan (FWCP) goals and policies. The request complies with the following goals: L UP 16"': Revise existing land use regulations io provide for innovation and flexibility in the design of new sirigle-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. . Flag Lot Development Standards - Code Amendments Planning Comm~ssjon Staff Report File #06-I05059-OO-UP / Doc 1038628 Page 4 EXHIBIT I.. P AGE--'-OF-5 - ~~- 2. The proposed amendment bears a substantial relatiol.1ship to public health, safety, or welfare. . The proposed FWCC text amendment bears substantial relationship to the public health, safety, and welfare because it provides 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. 3. The proposed amendment is in the best interest of the residents of the City. Approval of the proposed code amendment would benefit the City as a whole as it 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. VI. PLANNING COMMISSION ACTION Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the following actions,regarding the proposed zoning code text amendments:. I. Recommend to the City Council adoption of the FWCC text amendments as proposed; 2. Modify the propo~ed FWCC text amendments and recommend. to the City Council adoption of the FWCC text amendments as modified; 3. Recommend to the City Councilthat the proposed FWCC text amendments not be adopted; or 4. Forward the proposed FWCC text amendments to the City Council without a recommendation. VII. EXHIBITS Exhibit A - Proposed Modified FWCC Section 22-1, "Definitions": flag lot, lot area, p~m handle, property line, and required yards ExhibitS - Proposed Setback Requirements for Flag Lots Exhibit C - Proposed Modified Use Zone Chart FWCC Section 22-631 Exhibit D - Proposed Modified Use Zone Chart FWCC Section 22-648 Exhibit E - !>roposed Modified Use Zone Chart FWCC Section 22-666 Exhibit F -:- Proposed Modified Use Zone Chart FWCC Section 22-667 Exhibit G - Proposed Modified FWCC Section 22-955, "Calculating Lot Coverage" File #06-t05059-OQ-UP I Doc 10 38628 . Page 5 . Flag Lot Pevelopment Standards - Code Amendments Planning Commission Staff Report EXHIBIT A FEDERAL WAY CITY CODE Chapter 22 22-1 Definitions J.'i'/af{. lot or "panhandle lot" means a DIalled 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 oortion of the lot to the road or street right-of-way is the "flag oole" or "access panhandle" part of the lot. Lot area means the minimum lot area per dwelling unit based on the underlying zone. For smgle family lots. the area of a vehicular access 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 orivate 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 way whieh is more than 21 feet in widtl'.. excluding Interstate 5. If the subjeet property is adjacent to more than eRe right ef way \vhich is more than 21 feet in v/idth, the applicam: shall designate whiM of the adjaeeftt pf0J3erty liRes is the front prepefty liBe and the remainder of ~uch adj&Geflt preperty lines will be eOflSidered as either a reer property liRe or side property line, based on the definition in this seetion. If the . sHbjeet property is Rot adjaeeftt to a right of way ';/hieh is more than 21 feet in v:iEkr., then the :&eat property line is the property liae adjacent or principally oneRted to the street . . . providing primary vehiculer &Gcess to the sHbjeet property, as determined by the director ef the depllrtmefttof eommumty deveiepment. The front proi:>erty line is any prooerty line that is adjacent to a primary vehicular access. If the' subject. propertY is adjacent to more than one primarv vehicular access. the applicant shall designate which of the adiacent property lines is the front propertY lirie and the remainder of such adiacent property lines. will be considered as either a rear propertY line or side orooerty line. based on the definition in this section. exceot the property line adjacent to an arterial or primm collector shall not be designated as a primary vehicular access. (2) For flag lots. the yard setbacks shall be the same as the underlYing zone setbacks. exceot . the front yard setback area 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. ~ ill The side property line is any property line other than a front property line or a rear property line. MaclDtooh HD:Usen:janet:DoaImen1a:Miaoocft u....Da..:SOvcd AlIIl:hmealS:DdinibDDl.dac r----------8~r-----~___, ~ I III I "!l 1;0 I Lot 2 III 1- - - I IO! I .' F= 20' I , I , -------S~~--------- 5= 5' /---------------- I , I ' 'TO I ':;0 II ,Lot 1 'II N I '01 ~ I I. L_______________: Exhibit B Flag Lot Setbacks Driveway for Lot 2/ Access Easement for Lot 1 5 = 10' Or F = 20' r - - - -. - - - - _ - .R..= Ji'_ - - - - - - - -. ,. ~ I III I en' , ", Lot 2 '::: '- - - 1 101 ~>, '" ~O~! : - u u u - -;, _. - u_ _ __ u: r----S=~--------, I , 1 I 7: : Lot 1 :::: N ~ I J~ , , ,_ - - - - - - - - - - - _. - - _I 5= 10' r--------~-B=~---------, , I II' , ": Lot 2 :::: L - ,- 1 III! ~), I F= l' I . I 20' -J., . - - - - - - - - - - - _ _ _ _ _ _ _ _i 5= 5' . - - - - .:. - _Ii =.:.5:' - - - - - - - - _, , , <n", ,Cf.I ~ Lot 1 ~ ~I I .. 1_ _ _ -: _ _ _ _ _ _ _ _ _ _ _ _ _ __, Driveway for Lot 2 Not an arterial. ------------- or primary collector Driveway for Lot 2 and Access E.asement for Lot 1 Arterial or -primary cOllector Driveway for Lot 3 and Access Easement for Lot 2 r-~--~-~---.-B=~--.:.----~ ~ I n'l J en, L t 3 ,:;0 ~ 0 ,II L _ _ _ tV! ~, , F= 1'1 . , 20' "j,.! - - -. - - - - - -5-=5'- - - - - - - -I ,_____S=~_______I , , I , :' L ~ N' ot 2 .:;. C! 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I \ , a:;;"''''- 4 d"l~~~ ~ ...r~~~~ 0 r=- . ~ ~ 2.. EXHffiIT G FEDERAL WAYCITYCODE 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 easemeri~ 6f private tract. or that portion of a private driveway located within the "flag pole" or "access panhandle" part of the that serves more 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 coyerage requirement of this chapter. (Ord. No. 90-43, ~ 2(115.90), :2-27-90; Ord. No. 98-309, ~ 3, 1-6-98) Macintosh HD:Users;ianetDocuments:Microsoft User Data:Saved Attacbments:Section 22-955.doc CITY OF FEDERAL WAY PLANNING COMMISSION ~ 2._ u_'. PAGEiOF: ~ ~ --- November 8, 2006 7:00 p.m. City Hall Council Chambers MEETING MINUTES Commissioners present: Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, Bill Drake, and Lawson Bronson. Conimissioners absent: Wayne Carlson (excused). Alternate Commissioners present: Richard Agnew, Kevin King, and Caleb Allen. Alternate Commissioners absent: none. Staff present: Community Development Services Director Kathy McClung, Planning Consultant Janet Shull; Assistant City Attorney Amy Jo Pearsall, and Administrative Assistant E. Tina Piety. . Chairperson Elder called the meeting to order at 7:00 p.m. ApPRO" AL OF MINUTES Commissioner Duclos moved and it was seconded to adopt the October 18, 2006, minutes. The motion was carried. AUDIENCE COMMENT None. ADMINISTRATIVE REPORT Moved to the end of the meeting. COMMISSION BUSINESS ELECTIONS Hope Elder was nominated. for the position of Chciir.There were no other nominations. Ms. Elder was unanimously selected. Dini Duclos was nominated for the position of Vice-Chair. There were no other nominations. Ms: Duclos was unanimously selected. PUBLIC HEARING - Flag Lots Code Amendment Chair Elder opened the public hearing. Ms. Shull delivered the staff report. The proposed amendments will add definitions and clarify how existing setbacks are to be applied to flag lot development. Ms. Shull explained a graphic (Exhibit B of the staff r~port) that shows how the proposed amendments will work. She stated that access to residential lots is prohibited from an arterial or primary collector for safety reasons. The front yard of a residential lot is adjacent to where vehicles access the lot. Commissioner Drake.asked if the size of the setbacks next to an arterial due to sight distance. Ms; Shull replied that is one of the reasons. Another is to allow parking in front of the house and/or garage. Commissioner Drake. asked what would happen if there were two flag lots side-by-side. Ms. Shun replied that situation would require a different arrangement than the proposed for access. She commented that no more than two lots may have access off a panharidle. Staff is currently working with Public Works staff on access for this type of situatic:>n. It is a different category of development. Public Testimony K:\Planning Commission\20061Meeling Summaty 11-08-06.doc . Planning Conmiission Minutes Page 2 October 18,2006 . .... . . PAGE 2 ai-t... -..--: Rodney Grant, 2202 South 300'h Street - He is a property owner who ran in~slOn \'1' City sratrhr. regards to the setbacks for his flag lot. He feels these amendments will clarify the issue and help owners to obtain the best use from their property. It will make things easier. Dini Duclos moved adoption of the staffs recommendation and the motion was seconded. There was no discussion. The motion passed. Chair Elder closed the public hearing. ADDITIONAL BUSINESS None ADMINISTRATIVE REpORT Ms. McClung informed the Commission that the city has purchased the old SeaTac North Theater (Cratsenberg) property. The city will be seeking a developer to design a project that will follow the Federal Way Comprehensive Plan and will bring to lightthe potential of Federal Way's downtown. The Public Safety initiative passed, which means the Community Development Services Department will be hiring a new Code Compliance Officer who will . focus on quality of life issues, such as graffiti. The Building Official has accepted a position with the City of Spokane Valley and will be leaving in late December. The city recently held a stakeholders meeting and about 30 people attended. Most of the time is spent listening to their permit process experience. From this, staff has prepared a list of concerns that the staff is working to improve. The city is preparing to aimex all of the remaining Potential Annexation Area(P AA) and is close to reaching an agreement with King County. King County is encouraging all cities in the county to annex their areas and is willing . to help fund the process. The city and King County are meeting with homeowner associations in the P AA for their input and to answer questions on this'issue. It is likely that an election on annexation will occur in November 2007, with the areas becoming a part of the city in January 2009. The city is in the midst of its budget process and the City Council is very interested in staffing levels. They are concerned about whether departments have enough staff to complete their workloads. Departments were asked to make 2% cuts, so CommlJnity Devefop~ent Services is not asking for new staff. Ms. McClung asked the Commission to be thinking about what code amendments, if any, they would like to.see on next year's work program. The "Honey I Shrunk the Lots" is a good presentation and visual picture of how good different densities can look with good design. Once the presentation is rescheduled with the LUTC, the Commission will be invited. At the next LUTC on November 20th, there will be a presentation on the proposed Community Business/Business - Park (BC/BP) code amendments. Staffwill be seeking the LUTC's direction on the proposed amendments. . Chair Elder requested that the Corrtrnission be kept informed of development in the city. Ms. McClung replied that she will give the Commission a copy of the monthly list she prepares for the Chamber of Commerce. AUDIENCE COMMENT None ADJOURN The meeting was adjourned at7:45 p.m. K:\Planning Convnission\2006\Mee1ing Sunvnary 1I-08-06.doc EXHIBIT !__ __.. 7...... CITY OF FEDERAL WAfAGE.i.OF~ ORDINANCE NO. 06- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF.FED.ERAL 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 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," 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 are consistent with the Federal Way Comprehensive Plan; and WHEREAS, the City of Federal Way SEP A 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 Ord. No. 06- ,Page I , '/)R4Fr EXHIBIT ~.. _..._ PAGE z.. OF: 5 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 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 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, "petached 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 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- Ord. No. 06- , Page 2 1J ~4p,. EXHIBITS . . . PA~i= a Of~~ [ <- 666, "Detached Dwelling Units in RM Zone," and Section 22-667, "Atta~t"~, an ac. 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 on December 19,2006; and WHEREAS, the Federal Way City Council finds that the code amendments 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 of lot coverage for flag lots; and adding a clarifica~ion to Section 22-955 regarding lot coverage calculations for flag lots are consistent with the intent arid 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, W ASHINGTON,DOES HEREBY ORDAIN AS FOLLOWS: . I I I 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 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- Ord. No. 06- , Page 3 /)~4f:r EXHIBIT 3_ 955 regarding lot coverage calculations for flag lots are consistent~~I;~F.:--S implement, the following Federal Way Comprehensive Plan (FWCP) goals and policies: ~- L UP J 6 - Revise existing land use regulations to provide for innovation and flexibility in the design of new single-family developments and in-fill. HG J - 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 ac'cess, 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 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 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. 06- , Page 4 /)11 . #f'4Pr EXHIBIT2._Q PAGE-LOF: , . '--- .~ 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 , 2007. ATTEST: ApPROVED: Mayor, Michael Park City Clerk, Laura Hathaway ApPROVED AS TO FORM: City Attorney, Patricia A. Richardson FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DA,TE: ORDINANCE No: File #06-IOSOS9-00-UP 1:\2006 Code Amendments\Flag Lots\LUTC\120406 Meeling\Ordinance.doc Ord. No. 06- , Page 5 b~-4Jt")" Doc ID 38898 A . EXHIBIT~.. - PAGEJ-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 stri?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 singie family lots, the area of a yehicular access 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 adjaoent to a right of way whioh is more than 21 feet in '.vidth, exoludiF!.g Interstate 5. If the subjeot property is adjacent to more than one right of way whioh is more than 21 feet in width, th.e applicant shall designate whioh of the adjacent property lines is the front property liRe afld the remainder of suoh 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 soojeet property is not ac:ljaeem: to a right of way '.vkick is more than 21 f-eet iF!. width, then the front property line is the property line adjacent or priF!.6ipally oriented to the street providing primary vehieular a6cess to the s\:l9jeet property, as determined by the direotor of the department of oommunity de',;elopment. The front property line is any property line that is adiacent to a primary vehicular access. If the subiect property is adiacent to more than one primary vehicular access, the applicant shall designate which of the adiacent property lines is the front property line and the remainder of such adiacent 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 adiacent 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. . ~ ill 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\Definitions.doc Driveway for Lot 2/ Access Easement . for Lot 1 r------~-~-B~S---~-----I ~ I III I "!I 1;0 I Lot 2 III L - - 1 ICIl I I F= I 1 20' I - - - - - - - 5 ';5' - - - - - - - - -I 5= 5' r---------------- , ' , ' ~ , ';0 II I Lot 1 III N I '(It ~ I I" L_______________: ~ i j 1 5= 10' Or r-----~----B=~---------I 0' 1 III , -: Lot 2 :~ L - - 1 IUt ~, ,- F= l' ,. . , 20' -v 1-----..:-5-=-5'---------' ,_______Fi=_5:._________, . I 1 ~ ~ :;" . Lot 1 I:;' -I ,- 1_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __, r - - - - :.. - - -.- - ..R_=,S'_ - - - - ..:. - - - , 01 , III , UlI . 1 -, Lot 21~ '- - - I Ic.n f--7, I- ~o~! : - - -- - -- - -;. -, -- -- - ----: r----s=~--------, 1 I I , ~ : Lot 1 :~ N C! I I~ I , '- - - - - - - - - - - - - - - -, F=20' 5= 10' Not an arterial or prfma-..ycollector Driveway for Lot 2 and Access Ea$ement for Lot 1 Arterial or --"---------- primary collector Driveway for Lot 2 Driveway for Lot 3 and Access Easement for Lot 2 r-----------B=~-------~ ~ I III I UI, L 3 ,;0 -, ot ,II l___ I~ ~, , ~o~ !: - - - - - - - - -s~= 5'- - - - - - - - : I-----~=~-------~ I I ~ ' , II I L 2 ,;0 N I ot ,II q I I~ , , , , ~_______________J 5= 5' R= 5' -------------------, I I ~ L t1 ~ II' 0 ,II ~I . ~ ! - - _..: - - - - - - - - - - - - - --' F=20' Not an arterial ------------- or primary collector F = Front Yard S = Side Yard R = Rear Yard ~ 0 ....... ...... C,) Q) tI) <Il :E ...... s::1 ....... ..s::: t:: ..s ...... 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" o o ~ '" 'i' .... o '" ...... 0<>> ~ '" "l' '" o o z 'E o q .... ..;. ...... 0<>> .,; 00 ",. o ~ 'E o 0; 0;- '" ...... ...... .... .... cI, '" ~ 'E o ,:.: 0;- ~ ...... .g ,..: -<> "? '" '" c o '.c il ~ .. '1: " ~ ~ " ~ c ~ ~ c ..c II ~ -<> o .. o '" 6 ~ l!J .3 00 " ~ ] c ~ <( ~ o U -<> o o ~ u Ii: ;; ~. ,., '" o z 'E o M '" o '" ..;. !3 8 '" on ~ o :;;; g 'E S FEDERAL WAY CITY CODE Chapter 22. EXH'8Ir-A_~,-= PAGE_..LOEj_~ 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 acce.ss easement~ ef private tract., or that portion of a private driveway located within the "flag pole" or "access panhandle" part of the that serves more 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, ~ 2(115.90), 2-27-90; Ord. No. 98-309, ~ 3, 1-6-98) 1;\2006 Code Amendments\Flag Lots\LUTC\120406 Meeting\Ordinance Materials\Section 22-955.doc ," 2006 Stakeholder's Recommnedations The following are a result of the 2006 meeting with Development Stakeholders. This summary was provided to all that attended and.we received no additional comments. tlarifying staff comments are added for tonight's meeting in italics. Short Term Projects . Bonding- The following will be on the 2007 Planning Commission work program for Council prioritization. ~ . eliminat~ or reduce the scope bonds for onsite infrastructure ~ reduce bonds proportionally to remaining construction costs ~ . allow alternate methods to financially secure public improvements ~ clarify criteria for bonding landscaping and critical area plantings, . Notification. .. . ~improve notification of upcoming code amendmerIts and interpretations- Stakeholders suggested creating a internet comm~nication link that provide this information to interested parties. . ~ provide internet application trackirig- This is already being worked on by the MIS Department and will at least partially implemented in 2007. . ~ provide early permit fee estimates-This is an interdepartmental coordination issue that staff will work on the first quarter of 2007. ~ allow on:-lineinspection requests . . Staff Training/coaching- Thefollowing are mostly training issues.that Public Works and Planning will work on. Some of these are symptoms of having many new staff. ~. empower staff to make decisions . ~ don't take things personally ~. be clearer and more accurate on submittal requirements ~ offer experienced solutions to problems ~ orientation of counter staff- 50% of counter staff have been in their positions less than 6.months. Training will be on-going. ~. . importance of identifying all issues up front . ~ improve coIisisten(;y of planners interpretation of code (e~g. design)-. The City is looking at ways to make design interpretations more consistent. One approach that we are looking into is hiring an architect that 'will provide technical support on a case by case basis. ~ improve w'~t1and consultant management/hir~ in house staff. Staff are drafting anRF'P for wetland consultant. . ~ legal issues take too long to resolve- The Legal Department generally provides excellent turn around time. We will work with them on issues that generally take longer. ~ inspectors must clear out inspections- This is an inspector expectation and has been reinforced. . . . .,. .J' . Temporary Certificates of Occupancy ~ create temporary certificate of occupancy process- The City provides a limited access agreement. It was clear at the Stakeholders meeting that this agreement isn't clearly understood by developers and staffwill need to look into whether it is meeting the needs of lenders. . . Lon2 Term Projects . . LakehavenlCity ~ Lakehavento survey customers . ~ coordinate right-of-way permits for utility installation ~. coordinate development permit review ~ provide city hall space to Lakehaven staff. . . . . Code Issues- These issues will need more investigation and will need further staff research. . ~ plats (}fetoo detailed ~ require too much information too early in the process ~ site plan. review process adds significant time ~ city manipulation of 120 day review clock ~ front door design orientation to street- This isci design issue that staffand . Council need to revisit. . . Surveys ~ benchmark permit services with other cities- Staff completed a survey like t~is . about 3 years ago but can look at this again. . . ~ improve city survey . Other Agencies ~sponsor meeting with PSE, Comcast and Quest to improve permit services . There was also a general discussion on staffi.ng levels. There was a general agreemeni that permit fees should be looked at and if the City could guarantee a better level of . . .. service, developers would not oppose raising fees. Other Staff Ideas: Meet with Real Estate Brokers Investigate some of the good ideas we.have learnedfrom visiting other cities.