Mirror Lake Highland HEX Staff Report with Exhibits44k
CITY OF
Federal Way
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT TO HEARING EXAMINER
MIRROR LAKE HIGHLAND PLAT ALTERATION
Federal Way File No. 21-102213-SU
Report prepared by Jim Harris, Senior Planner, August 4, 2021
Public Hearing — Wednesday, August 11, 2021-10:00 AM
Via Zoom —1 253 215 8782, 1206 337 9723, 213 338 8477
888 788 0099 (Toll Free) or 877 853 5247 (Toll Free)
Webinar ID: 964 9364 1243 / Passcode: 999714
https://cityoffederalway.zoom.us/i/96493641243?pwd=ZUZSSFZUR2Zzbm5odW4xOV1kL292dz09
RECOMMENDATION
Approval of the Mirror Lake Highland Plat alteration application to eliminate note 5 on sheet 2 is
recommended (Exhibit A — Plat Alteration Application). City of Federal Way staff has reviewed the plat
alteration application and find it complies with the Federal Way Revised Code (FWRC).
II SUMMARY
Meeting Date: Hearing Examiner Public Hearing; August 11, 2021; 10:00 AM.
Plat Location: The proposal pertains to the entire Mirror Lake Highland final plat located generally at
604 SW 312'h Street, Federal Way, WA; King County parcel's 555790-0010; -0020; -
0030; -0040; -0050; -0060; -0070; -0080; -0090; -0100; -0110; -0120; -0130; -0140; -
0150; & -0160.
Application
Description: Application to alter/revise the recorded Mirror Lake Highland Plat to eliminate note 5 on
sheet 2 of the recorded plat that references an affordable housing requirement on lots 7
and 13 (Exhibit B — Mirror Lake Highland Plat Alteration / Amendment Map).
Specifically, the application is to remove the plat note which states: "Affordable Housing
Lots — Lots 7 and 13 are designated as affordable housing units per City of Federal Way
Cottage Housing Ordinance, Federal Way Revised Code Chapter 19.250, Section
19.250.150. The affordable housing sales covenant, as approved by the City, shall be in
force for 15 years from initial occupancy. " According to procedures outlined in FWRC
18.45.040, the applicant requests alteration of the recorded final plat to eliminate note 5
on sheet 2 regarding affordable housing. The Hearing Examiner will hold a public
hearing on the application, and make a written recommendation to the City Council. The
City Council will make the final decision on the application.
Staff Report to Hearing Examiner Page 1 of 4
Mirror Lake Highland Plat Alteration File No. 21-102213-SU / Doc. I.D.81561
Mirror Lake Highland is a recorded 16-lot single-family residential subdivision for a
cottage housing project on approximately 1.85 acres. The Mirror Lake Highland final plat
application was granted approval by the Federal Way City Council on January 15, 2019,
via City Council Resolution 19-748 (Exhibit Q.
Access to Mirror Lake Highland is from the north side of SW 312t1i Place onto a new
private roadway (6 h Lane SW) within the plat. All required roads, sidewalks, storm
drainage facilities, sewer lines, water lines, and related improvements for the project have
been constructed, or are financially guaranteed. New single-family residences have been
constructed on each of the 16 lots in the Mirror Lake Highland Plat, except lots 7 and 13
are still vacant and undeveloped.
Applicant: Bill McCaffrey
Mirror Lake Highland LLC
30929 37"` Place SW
Federal Way, WA 98023
253-709-8747, billgthenexusstudio.com
Surveyor:
Informed Land Survey
Evan Wahlstrom
PO Box 5137
Tacoma, WA 98415
Water:
Lakehaven Water and Sewer District
Sewer:
Lakehaven Water and Sewer District
Fire District:
South King Fire and Rescue
School
District:
Federal Way Public Schools
III HISTORY AND BACKGROUND
IRPME
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Federal Way Comprehensive Plan (FWCP) and zoning designation for the subject property are Single
Family High Density Residential and RS 7.2, respectively. The Mirror Lake Highland Plat is a cottage
housing project as discussed below.
Cottage Housing — In 2006, the Federal Way City Council adopted a cottage housing ordinance, which
authorized cottage housing on a demonstration project basis. FWRC 19.05.030(C), defines cottage
housing development (CHD) as a residential lot development consisting of clusters of between 4 and 16
detached dwelling units that include cottages and may include compact single-family (CSF) units that
meet specific criteria that limit the size of the building, and contain requirements for common open space
and specific architectural design standards. Cottage homes are restricted in square footage but are allowed
at roughly twice the density permitted by the underlying zone, are single-family ownership homes, and
are characterized by home orientation to a shared central open space.
At the time of the CHD review and approval, the FWRC included an affordable housing bonus that
allowed a CHD to exceed the base level of 12 dwelling units up to a total of 16 dwellings, provided one-
half of all dwelling units over the base level of 12 were designated for affordable housing. For the Mirror
Lake Highland Plat, 16-lots were approved, subject to two of the lots being for affordable housing.
Staff Report to Hearing Examiner Page 2 of 4
Mirror Lake Highland Plat Alteration File No. 21-102213-sU / Doc. I.D.81561
Preliminary Plat — The 16-lot Mirror Lake Highland Preliminary Plat was granted approval by the
Federal Way City Council on November 4, 2008, per Resolution 08-535. The 1.85-acre subdivision
includes tracts for storm drainage, lot access, landscaping, and open space/common areas.
Final Plat — The 16-lot final plat of Mirror Lake Highland was approved by the City Council on January 15,
2019, via City Council Resolution 19-748.
Home Construction — A cottage or compact single-family residence has been constructed on each of the
16 lots in the Mirror Lake Highland Plat, except lots 7 and 13 are undeveloped and vacant.
IV STATE ENVIRONMENTAL POLICY ACT (SEPA)
On July 20, 2021, for the proposed plat alteration, the city issued a SEPA addendum (Exhibit D) to the
original SEPA Determination of Nonsignificance (DNS) for the April 16, 2008, preliminary plat application.
V FINDINGS OF FACT
The applicant and majority of owners of lots in Mirror Lake Highland Plat have applied to alter the
recorded plat map to eliminate note 5 on sheet 2 of the recorded final plat map. Note 5 states:
"Affordable Housing Lots — Lots 7 and 13 are designated as affordable housing units per City of
Federal Way Cottage Housing Ordinance, Federal Way Revised Code Chapter 19.250, Section
19.250.150. The affordable housing sales covenant, as approved by the City, shall be in force for 15
years from initial occupancy. "
2 FWRC Chapter 18.45 governs the alterations of plats.
3. The Mirror Lake Highland final plat was approved by the City Council on January 15, 2019, via City
Council Resolution 19-748. As required by FWRC 19.250.150, in effect at the time of preliminary
and final plat approval, a note implementing FWRC 19.250.150 requiring affordable housing on lots
7 and 13 was placed on the final plat map.
4. At the time the Mirror Lake Highland preliminary plat application (file 07-106874-SU, November 4,
2008) and the final plat application (18-104198-SU, January 15, 2019) was approved by the City
Council, FWRC 19.250.150 regarding affordable housing bonus was in effect and applicable to the
Mirror Lake Highland Cottage Housing Plat. FWRC 19.250.150 was titled: Affordable housing bonus
in RS zoning classifications. In summary, FWRC 19.250.150 stated in part: In the RS zones, CHD's
that include affordable units may exceed the base level of 12 dwelling units up to a total of 16
dwelling units (assuming adequate overall lot size). One-half of all dwelling units over the base level
of 12 must be affordable (for example, a total of four additional dwelling units may be permitted if
two of these are affordable) " (Exhibit E — Repealed FWRC 19.250.150).
5. City Council Ordinance 20-899 (Exhibit F) approved by the City Council on November 4, 2020,
repealed in entirety FWRC 19.250.150 which contained the affordable housing bonus standard for a
cottage housing development.
6. Following City Council adoption of Ordinance 20-899, an application was submitted to the city to
alter the Mirror Lake Highland Plat, to eliminate the affordable housing requirement on lots 7 and 13
Staff Report to Hearing Examiner Page 3 of 4
Mirror Lake Highland Plat Alteration File No. 21-102213-SU / Doc. I.D.81561
as specified on note 5 sheet 2 of the Mirror Lake Highland recorded plat. Elimination of note 5 on the
final plat, if approved, would allow lots 7 and 13 to be developed and sold without an affordable
housing requirement.
7. The application to eliminate note 5 on sheet 2 of the Mirror Lake Highland final plat is consistent
with current FWRC Ordinance 20-899, which repealed the prior affordable housing bonus in a CHD
formerly codified under FWRC 19.250.150. No other portions of the FWRC require affordable
housing for a 16-lot single family plat.
8. Other than eliminating note 5 on sheet 2 of the Mirror Lake Highland Plat map, no other changes or
alterations to the plat are requested or proposed.
9. The plat alteration application is consistent with FWRC 18.45.050(2), as the application does not
affect: the land division design; lot design; open space and recreation; and pedestrian and bicycle
access. All of these above design requirements were reviewed and approved with the final plat
application review and approval by the City Council on January 15, 2019, via Resolution 19-748.
10. The plat alteration application is consistent with FWRC 18.45.050(3), as the application does not
affect: street improvements and dedication of rights -of -way and/or easements; density regulations;
streets and rights -of -way; water; sewer disposal; storm drainage; other utilities; street lighting; and
monuments. All of these above development standards were reviewed and approved with the final
plat application review and approval by the City Council on January 15, 2019, via Resolution 19-748.
VI CONCLUSION
The application to eliminate note 5 on sheet 2 of the Mirror Lake Highland Plat is consistent with the
current FWRC. City Council adoption of Ordinance 20-899 eliminated the prior provision for affordable
housing bonus units in a CHD. The plat alteration application does not impact and is consistent with the
design requirements and development standards in FWRC 18.45.050(2) and (3). City of Federal Way staff
have reviewed the plat alteration application and recommend approval of the Mirror Lake Highland Plat
alteration to eliminate note 5 from sheet 2, as the application complies with current FWRC based on the
findings above.
VII EXHIBITS
Exhibit A Plat Alteration Application
Exhibit B Mirror Lake Highland Plat Alteration / Amendment Map, received June 25, 2021
Exhibit C City Council Resolution 19-748, Approving Mirror Lake Highland Final Plat
Exhibit D SEPA Addendum to DNS, July 20, 2021
Exhibit E Repealed FWRC 19.250.150
Exhibit F City Council Ordinance 20-899 repealing FWRC 19.250.150
Staff Report to Hearing Examiner Page 4 of 4
Mirror Lake Highland Plat Alteration File No. 21-102213-SU / Doc. I.D.81561
44k
CITY OF
Federal Way
APPLICATION NO(S) FILE ID 21-102213-SU
Project Name Mirror Lake Highland
Property Address/Location
Parcel Number(s)
Project Description
PLEASE PRINT
MASTER LAND USE APPLICATION
604 SW 312th St., Federal Way, WA 98023
Mirror Lake Highland Plat
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 811 Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
Date 6/4/202 i
16 single family home residential Plat. This plat revision removes Subdivision Note 5 from page 2 of the
plat that references the now rescinded affordable housing requirement.
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
Development Agreement
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
X Subdivision
Variance: Commercial/Residential
Required Information
R-7200 Zoning Designation
Cottage Hollprehensive Plan Designation
$1,900,000 Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Single Family Residential Occupancy Type
V Construction Type
Applicant
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bill McCaffrey
30929 37th PL SW
Federal Way
253-709-8747
Bill@thenexusstudio.
OW4 1- M c
Agent (if different than piicant)
Name:
Same
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
See Attached List
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin 4003 — February 14, 20I9 Page 1 of 1 k:lHandoutslMaster Land Use Application
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June 1, 2021
Jim Harris
Senior Planner
33325 8th Avenue South
Federal Way, WA 98003
Re: File No. 18-104198-00-SU Mirror Lake Highland
604 SW 312th Street, Federal way
Dear Mr. Harris:
Per your request for a narrative request for this proposal by the applicant please note the
following,
This plat amendment is being submitted because of a City of Federal Way requirement
that the Mirror Lake Highland (MLH) Cottage Housing Plat be formally amended to reflect
the decision of the City Council on 10/20/2020 that amended the Cottage Housing
Ordinance (CHO) Section 19.250.030 to allow a maximum of 16 units and repealed
Section 19.25.150 pertaining to affordable housing in its entirety.
The Mirror Lake Highland (MLH) plat was preliminarily approved on 11/4/2008. The MLH
final plat was approved on 9/26/2019. On 1.0/20/2020, at the request of Federal Way's
planning department, the council approved the above -mentioned amendments to the CHO.
Subdivision Note 5, on page 2 of the current MLH plat refers to the now rescinded Section
19.250.150 of the CHO. Absolutely nothing else on the original plat has changed. This
request removes Subdivision Note 5 on page 2 of the plat to bring it into compliance with
the Planning Department's requested amendment.
Best Regards,
Bill McCa re
President
The Nexus Studio Inc.
www.cnEnEXUSSCUCliiD.com
FILE ID 21-102213-SU page 2 addendum Master Land Use Application
Mirror take Highland Owners Plat Amendment
Signers
Signatures
Phone
Address
31100 6th Lane SW,
Federal Way WA 98023
Owner
Annette R Morgese
Jarnes N Morgese
Email address
amorgeseS8@gmaiI.com
Lot 5
p c/
/
303-949-9652
801-414-1742
iamesmorgese@gmail.corn
Lot 7
310186th PLSW,
Federal Way, WA 98023
William McCaffrey
Dawn McCaffrey
�
iL
bill@thenexusstudio.com
253-709-8747
253-229-7005
dawn@thenexysstudio.com
Lot 8
31014 6th lane 5W,
Federal Way WA 98023
Deanna Lund
Dennis Lund
l
i
rvi�/
deannalund930@gmail.com
starbuckkidl@mag il,com
253-941-0895
253-670-5863
Lot �
31008 6th Lane SW,
Federal Way WA 98023
503-223-6277
Paula Deane Clark , r�7 ,,
� Paulaclarkgr_oves@Pzmail.com
Lot 10
Lot 12
Lot 13
Lai
Lot 15
30926 6th Lane 5W,
Federal Way WA 98023
30914 6th Lane SW,
Federal Way WA 98023
30910 6th Lane Sw,
Federal Way WA 98023
30913 6th W,
Federal yWA98023
309Lane SW,
Federalal Way WA 98023
Way
Chien Lennart �\ �—
Matthew Lennart
Emily Beemsterboer
Andrew Yager
William McCaffrey " `'
Dawn McCaffrey �(�J (�C
Lorena W II
Ra yBixler ��� 1
Larri 5ervin
�
chienhuilennert mail.com
206-972-0886
520-818-4185
matt lennert@gmalLcom
emilybeemsterboer _yahoo.com 253-363-2126
andrew.lee.vager@gmaii.com 425-891-1998
bil I Othenexusstud io. corn 253-709-8747
dawn@thenexus5tudio.com 253-229-7005
lorenabixier@smail.com 402-609-6500
randybixler@yahoo.com 503-799-9851
Iservin@kw.com 919-208-3375
FILE I0 21-102213-5U page 3 addendum Master Land Use Application
Mirror Lake Highland Owners Plat Amendment Signers
Address
Owner
Signatures
Email address
Phone
I� 1 hkstrasser1.966 @g mail.com 443-827-8342
ipearish556@gmail.com 219-851-4802
I
i
I
Lot11
30922 6th Lane SW, Hannah Pearish
Federal Way WA 98023 Jacob Pearish
MIRROR LAKE HIGHLAN
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
DEDI CA TION ACKNOWLEDGMENTS
KNOW ALL PEOPLE BY THESE PRESENTS THAT WE, THE UNDERSIGNED OWNERS OF INTEREST IN THE LAND HEREBY
SUBDIVIDED, HEREBY DECLARE THIS PLAT TO BE THE GRAPHIC REPRESENTATION OF THE SUBDIVISION MADE HEREBY,
AND DO HEREBY DEDICATE TO THE USE OF THE PUBLIC FOREVER ALL STREETS AND AVENUES NOT SHOWN AS
PRIVATE HEREON AND DEDICATE THE USE THEREOF FOR ALL PUBLIC PURPOSES NOT INCONSISTENT WITH THE USE
THEREOF FOR PUBLIC HIGHWAY PURPOSES, AND ALSO THE RIGHT TO MAKE ALL NECESSARY SLOPES FOR CUTS AND
FILLS UPON THE LOTS AND TRACTS SHOWN
THEREON IN THE ORIGINAL REASONABLE GRADING OF SAID STREETS AND AVENUES, AND FURTHER DEDICATE TO THE
USE OF THE PUBLIC ALL THE EASEMENTS AND TRACTS SHOWN ON THIS PLAT FOR ALL
PUBLIC PURPOSES AS INDICATED THEREON, INCLUDING BUT NOT LIMITED TO PARKS, OPEN SPACE, UTILITIES AND
DRAINAGE UNLESS SUCH EASEMENTS OR TRACTS ARE SPECIFICALLY IDENTIFIED ON THIS PLAT AS BEING DEDICATED
OR CONVEYED TO A PERSON OR ENTITY OTHER THAN THE PUBLIC, IN WHICH
CASE WE DO HEREBY DEDICATE AND CONVEY SUCH STREETS, EASEMENTS, OR TRACTS TO THE PERSON OR ENTITY
IDENTIFIED AND FOR THE PURPOSE STATED.
FURTHER, THE UNDERSIGNED OWNERS OF THE LAND HEREBY SUBDIVIDED, WAIVE AND RELEASE FOR THEMSELVES,
THEIR HEIRS AND ASSIGNS AND ANY PERSON OR ENTITY DERIVING TITLE FROM THE UNDERSIGNED, ANY AND ALL
CLAIMS FOR DAMAGES AGAINST THE CITY OF FEDERAL WAY, ITS SUCCESSORS AND ASSIGNS WHICH MAY BE
OCCASIONED BY THE DESIGN, ESTABLISHMENT,
CONSTRUCTION, OPERATION, FAILURE TO OPERATE, OR MAINTENANCE OF ROADS AND/OR DRAINAGE SYSTEM S,
ALTERATIONS OF THE GROUND SURFACE, VEGETATION, DRAINAGE OR SURFACE OR SUBSURFACE WATER FLOWS WITHIN
THE SUBDIVISIONS OR WITHIN ANY DRAINAGE OR DETENTION FACILITIES
DESIGNED TO RECEIVE OR ACTUALLY RECEIVING DRAINAGE FROM THE SUBDIVISIONS AND THE CITY OF FEDERAL WAY'S
REVIEW AND APPROVAL OF PLANS AND PERMITS FOR SAME OTHER THAN CLAIMS RESULTING FROM INADEQUATE
MAINTENANCE BY THE CITY OF FEDERAL WAY.
FURTHER, THE UNDERSIGNED OWNERS OF THE LAND HEREBY SUBDIVIDED, AGREE FOR THEMSELVES, THEIR HEIRS AND
ASSIGNS TO INDEMNIFY, HOLD HARMLESS, AND DEFEND THE CITY OF FEDERAL WAY, ITS SUCCESSORS AND ASSIGNS,
FROM AND AGAINST ANY DAMAGE, INCLUDING ANY COSTS OF DEFENSE, CLAIMED BY PERSONS WITHIN OR WITHOUT
THE SUBDIVISIONS TO HAVE BEEN CAUSED BY THE DESIGN, ESTABLISHMENT, CONSTRUCTION, OPERATION, FAILURE TO
OPERATE, OR MAINTENANCE OF ROADS AND/OR
DRAINAGE SYSTEMS, ALTERATIONS OF THE GROUND SURFACE, VEGETATION, DRAINAGE, OR SURFACE OR SUBSURFACE
WATER FLOWS WITHIN THE SUBDIVISIONS OR WITHIN ANY DRAINAGE OR DETENTION FACILITIES DESIGNED TO RECEIVE
OR ACTUALLY RECEIVING DRAINAGE FROM THE SUBDIVISIONS AND THE CITY OF FEDERAL WAY'S REVIEW AND
APPROVAL OF PLANS AND PERMITS FOR SAME. PROVIDED, THIS WAIVER AND INDEMNIFICATION SHALL NOT BE
CONSTRUED AS RELEASING THE CITY OF FEDERAL WAY,
ITS SUCCESSORS OR ASSIGNS, FROM LIABILITY FOR DAMAGES, INCLUDING THE COST OF DEFENSE, RESULTING FROM
AND TO THE EXTENT OF THE SOLE NEGLIGENCE OF THE CITY OF FEDERAL WAY, ITS SUCCESSORS, OR ASSIGNS.
THIS SUBDIVISION, DEDICATION, RELEASE, INDEMNIFICATION OF CLAIMS, AND AGREEMENT TO HOLD HARMLESS IS MADE
WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF SAID OWNERS.
IN WITNESS WHEREOF WE SET OUR HANDS AND SEALS:
WILLIAM MCCAFFREY
DAWN MCCAFFREY
ANNETTE MORGESE
JAMES MORGESE
DEANNA LUND
DENNIS LUND
PAULA DEANE CLARK
MIRROR LAKE HIGHLAND, LLC
BY:
ITS:
REDMOND PROPERTY INVESTMENT #4, LLC
BY:
ITS:
7
CHIEN LENNERT
MATTHEW LENNERT
EMILY BEEMSTERBOER
ANDREW YAGER
LORENA BIXLER
RANDY BIXLER
LARRI SERVIN
REDMOND FUNDING GROUP, LLC
BY:
ITS:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME ------
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF
----------- . 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME -------
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
----------- . 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
----------- - 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME ------
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
----------- . 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
LAND SURVEYOR'S CERTIFICATE
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER
MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE
SURVEY RECORDING ACT AT THE REQUEST OF BILL MCCAFFREY
ON THIS __________ DAY OF --------- 20___.
EVAN MARK WAHLSTROM, LS#44651 EXP 10104122
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
CITY OF FEDERAL WAY FILE NO.
INDEX DATA: SW 1 /4 OF THE NE 1 /
OF SECTION 7, T21 N, R4E, W.M.,
KING COUNTY, WA
MIRROR LAKE HIGHLAN
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
ACKNOWLEDGMENTS ACKNOWLEDGMENTS
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME -------
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
----------- , 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME -------
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
----------- , 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME -------
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
----------- , 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME -------
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ___- DAY OF
----------- , 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME
TO ME KNOWN TO BE THE ______________ THAT EXECUTED THE
WITHIN AND FOREGOING INSTRUMENT. AND ACKNOWLEDGED SAID
INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID
INDIVIDUAL, FOR THE PURPOSES THEREIN MENTIONED. AND ON OATH
STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
----------- , 2021.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
---------------------- OF ----------------------- THAT EXECUTED
THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGED SAID INSTRUMENT TO BE
THE FREE AND VOLUNTARY ACT AND DEED OF SAID CORPORATION FOR THE PURPOSES
THEREIN MENTIONED AND ON OATH STATED THAT THEY WERE AUTHORIZED TO EXECUTE
SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
20____.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME
---------------------- OF ----------------------- THAT EXECUTED
THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGED SAID INSTRUMENT TO BE
THE FREE AND VOLUNTARY ACT AND DEED OF SAID CORPORATION FOR THE PURPOSES
THEREIN MENTIONED AND ON OATH STATED THAT THEY WERE AUTHORIZED TO EXECUTE
SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS __-- DAY OF
20____.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
STATE OF WASHINGTON
SS.
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME
---------------------- OF ----------------------- THAT EXECUTED
THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGED SAID INSTRUMENT TO BE
THE FREE AND VOLUNTARY ACT AND DEED OF SAID CORPORATION FOR THE PURPOSES
THEREIN MENTIONED AND ON OATH STATED THAT THEY WERE AUTHORIZED TO EXECUTE
SAID INSTRUMENT.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ____ DAY OF
20____.
NOTARY PUBLIC
RESIDING IN
MY COMMISSION EXPIRES:
CITY OF FEDERAL WAY FILE NO.
APPROVALS
DEPARTMENT OF PUBLIC WORKS
EXAMINED AND APPROVED THIS DAY OF
MIRROR LAKE HIGHLAN
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
20
DEPUTY DIRECTOR OF PUBLIC WORKS DATE
EXAMINED AND APPROVED THIS DAY OF , 20
DEPARTMENT OF COMMUNITY DEVELOPMENT
EXAMINED AND APPROVED THIS DAY OF
20
DIRECTOR OF COMMUNITY DEVELOPMENT DATE
FEDERAL WAY CITY COUNCIL
EXAMINED AND APPROVED THIS DAY OF 20.
MAYOR DATE
CITY CLERK DATE
KING COUNTY FINANCE DIVISION CERTIFICATE
I HEREBY CERTIFY THAT ALL PROPERTY TAXES ARE PAID, THAT THERE ARE NO DELINQUENT
SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION AND THAT ALL SPECIAL
ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION ON ANY OF THE PROPERTY
HEREIN CONTAINED, DEDICATED AS STREETS, ALLEYS OR FOR ANY OTHER PUBLIC USE, ARE
PAID IN FULL THIS DAY OF , 20-
MANAGER, FINANCE DIVISION
DEPUTY
KING COUNTY DEPARTMENT OF ASSESSMENTS
EXAMINED AND APPROVED THIS DAY OF , 20
KING COUNTY ASSESSOR
ACCOUNT NUMBER
RECORDING CER TI FI CA TE
RECORDING NO.
FILED FOR RECORD THIS DAY OF
IN BOOK OF PLATS AT PAGE
MANAGER
DEPUTY KING COUNTY ASSESSOR
20-
AT THE REQUEST OF MIRROR LAKE HIGHLAND, LLC
SUPERINTENDENT OF RECORDS
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
CITY OF FEDERAL WAY FILE NO.
MIRROR LAKE HIGHLAN
PLATAMENDMENT
SW 1/4 OF THE NE 1/4 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
LEGAL DESCRIPTION'PER TITLE GUARANTEE NO.
OGT 6P3 9-11374,VIDED YDAT DAJULYT25 GUARANTY COMPANY,
PARCEL A: (9024)
THAT PORTION OF THE EAST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EAST LINE OF A PRIVATE ROAD, SAID POINT BEING 198 FEET SOUTH OF THE NORTH
LINE OF SAID SUBDIVISION AND 100 FEET WEST OF THE EAST LINE OF SAID SUBDIVISION;
THENCE SOUTH ALONG THE EAST LINE OF SAID PRIVATE ROAD, A DISTANCE OF 712 FEET;
THENCE EAST 100 FEET TO INTERSECT THE EAST LINE OF SAID SUBDIVISION AT A POINT 910 FEET SOUTH OF THE
NORTHEAST CORNER THEREOF;
THENCE SOUTH ALONG THE EAST LINE OF SAID SUBDIVISION TO THE SOUTH LINE OF THE COUNTY ROAD;
THENCE WEST 100 FEET TO THE EAST LINE OF A PRIVATE ROAD;
THENCE SOUTH ALONG THE EAST LINE OF SAID PRIVATE ROAD TO THE SOUTH LINE OF SAID SUBDIVISION;
THENCE WEST 10 FEET TO THE EAST LINE OF THE WEST 220 FEET OF THE EAST HALF OF THE WEST HALF OF THE
SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 7;
THENCE NORTH ALONG SAID EAST LINE TO A POINT 198 FEET SOUTH OF THE NORTH LINE OF THE SOUTHWEST
QUARTER OF SAID NORTHEAST QUARTER;
THENCE EAST 10 FEET TO THE POINT OF BEGINNING;
EXCEPT THE NORTH 82 FEET THEREOF;
AND EXCEPT COUNTY ROAD (SOUTHWEST 312TH STREET);
AND EXCEPT THAT PORTION THEREOF CONVEYED TO SOPHIE A. MCNEIL BY QUIT CLAIM DEED DATED JUNE 16, 2001,
RECORDED JUNE 19, 2001, UNDER RECORDING NO. 20010619000738;
TOGETHER WITH A PERPETUAL EASEMENT FOR INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED LAND:
A STRIP OF LAND 20 FEET IN WIDTH LYING 10 FEET ALONG EITHER SIDE OF THE FOLLOWING DESCRIBED CENTERLINE:
BEGINNING AT A POINT ON THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION
7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, FROM WHICH POINT ON THE
NORTHWEST CORNER THEREOF BEARS NORTH 89°11'19" WEST, A DISTANCE OF 439.51 FEET;
THENCE SOUTH 01 °04'58" WEST, 987.31 FEET;
THENCE SOUTH 63°55'02" EAST, 110.34 FEET;
THENCE SOUTH 01°04'58" WEST, 145.16 FEET TO THE NORTH MARGIN OF THE COUNTY ROAD KNOWN AS SOUTH
312TH STREET;
TOGETHER WITH AN ACCESS EASEMENT AS SET FORTH IN INSTRUMENT RECORDED JUNE 19, 2001 UNDER RECORDING
NO. 20010619000739;
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL B: (9109)
THAT PORTION OF THE EAST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST DESCRIBED AS FOLLOWS:
BEGINNING ON THE EAST LINE OF SAID SUBDIVISION AT A POINT 525.00 FEET SOUTH OF THE NORTHEAST CORNER
THEREOF;
THENCE SOUTH ALONG SAID EAST LINE 175.00 FEET;
THENCE WEST 100 FEET TO THE EAST LINE OF A PRIVATE ROAD;
THENCE NORTH ALONG SAID EAST LINE 175 FEET TO A POINT WEST OF THE POINT OF BEGINNING;
THENCE EAST 100 FEET TO THE POINT OF BEGINNING;
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL C: (9110)
THAT PORTION OF THE EAST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 700 FEET SOUTH OF THE NORTHEAST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 70 FEET;
THENCE WEST 100 FEET;
THENCE NORTH 70 FEET;
THENCE EAST 100 FEET TO THE TRUE POINT OF BEGINNING;
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL D: (9111)
THAT PORTION OF THE EAST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 770 FEET SOUTH OF THE NORTHEAST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 140 FEET;
THENCE WEST 100 FEET;
THENCE NORTH 140 FEET;
THENCE EAST 100 FEET TO THE TRUE POINT OF BEGINNING;
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING
PARCEL E: (9114)
THAT PORTION OF THE EAST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W. M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 420 FEET SOUTH OF THE NORTHEAST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 105 FEET;
THENCE WEST 100 FEET;
THENCE NORTH 105 FEET;
THENCE EAST 100 FEET TO THE TRUE POINT OF BEGINNING.
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING, STATE OF WASHINGTON
SUBDIVISION NOTES
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
1) USE OF TRACTS AND LOTS ARE FURTHER DEFINED IN THE COVENANTS, CONDITIONS AND RESTRICTIONS GOVERNING
THIS COTTAGE SUBDIVISION, FILED UNDER RECORDING N0. --------------------.
2) BUILDINGS ON LOTS 6 THROUGH 16 WILL REQUIRE NFPA 13D AUTOMATIC FIRE SPRINKLER SYSTEMS.
3) THIS SUBDIVISION CONTAINS 1.85 ACRES t, PRIOR TO CREATION OF ANY LOTS, TRACTS, OR OTHER DEDICATIONS.
4) THE MIRROR LAKE HIGHLAND PLAT IS A COTTAGE HOUSING DEMONSTRATION PROJECT AUTHORIZED BY THE
FEDERAL WAY CITY COUNCIL. AS THIS IS A DEMONSTRATION PROJECT, SEVERAL OF THE RS 7.2 ZONING
STANDARDS ARE UNIQUE TO THE COTTAGE HOUSING DEVELOPMENT. THE INDIVIDUAL LOTS SHALL BE DEVELOPED IN
GENERAL COMPLIANCE WITH BUILDING SETBACKS, LOT COVERAGE AND FACADE DESIGN AS DEPICTED ON THE
FOLLOWING PRELIMINARY PLANS: MIRROR LAKE HIGHLAND COTTAGE HOUSING REQD AREAS AND SITE COVERAGE
DATA, SHEET A-1B, AND PRELIMINARY ELEVATION DESIGNS SHEETS A-4-A-11 BY THE WJM STUDIO, DATE
12/21/2007, ON FILE WITH THE CITY OF FEDERAL WAY UNDER FILE NO. 18-104198-SU.
SECTION DETAIL
SCALE: 1 "=600'
FOUND BRASSIE IN FOUND BRASSIE
CONC. ® SW SW 304TH ST AND
304TH ST AND 1ST AVE SW
87H AVE SW WSIED 4-17-2007
WSI ED
l� 4-17-2007
0
�V O
/ N 88'4748" W 1317.93"'
658.96'
N �
zo
d.
P \p N p
Z � O
v PROPERTY o
;� a LOCATION J
Q
rn
rn
FOUND BRASS IN f
CONC. 0 SW o
FOUND BRASSIE 312TH ST AND a
312TH ST SW 312T8 S!REET 1ST A� SW
ITED
8TH AVE SW 4-17-2007
WSI ED N 88 57'33" W 2633.63'
4-17-2007
MIRROR7LLAKE-A
CITY OF FEDERAL WAY FILE NO.
MIRROR LAKE HIGHLAN
PLATAMENDMENT
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
TRACT NOTES EASEMENTS AND EXCEPTIONS
TRACT A:
INGRESS, EGRESS, PARKING, GARAGES, DRAINAGE FACILITIES, UTILITIES, OPEN SPACE AND COMMONS
BUILDING TRACT IS ESTABLISHED FOR THE BENEFIT OF THE OWNERS OF LOT 1 THROUGH 16. ALL
CONVEYANCES OF LOTS IN THIS PLAT MUST CONTAIN A 1/16 JOINT OWNERSHIP INTEREST IN TRACT A
FOR OWNERSHIP AND MAINTENANCE PURPOSES. THE COST OF MAINTENANCE, REPAIRS, OR
RECONSTRUCTION OF THESE ELEMENTS USED IN COMMON SHALL BE BORNE IN EQUAL SHARES. TRACT
A SHALL NOT BE FURTHER SUBDIVIDED, MAY NOT BE DEVELOPED WITH ANY ADDITIONAL BUILDINGS OR
OTHER STRUCTURES EXCEPT AS MAY BE APPROVED BY THE CITY FOR RECREATIONAL PURPOSES ONLY
FOR THE BENEFIT OF THE HOMEOWNERS, AND MAY NOT BE USED FOR FINANCIAL GAIN. THE
COVENANTS HEREIN SHALL RUN WITH THE LAND AND SHALL FOREVER BE BINDING UPON ALL PARTIES,
THEIR HEIRS, SUCCESSORS AND ASSIGNS.
PERVIOUS ASPHALT DRIVEWAY IS A KEY COMPONENT OF THE DRAINAGE SYSTEM AND MUST BE
REGULARLY MAINTAINED PER THE MAINTENANCE REQUIREMENTS OUTLINE IN THE DECLARATION OF
COVENANT FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMP'S, RECORDING
#20190128000062 AND THE CC&R'S, RECORDING #20190128000060.
THE CITY SHALL HAVE THE RIGHT TO ENTER, INSPECT, AND REPAIR THE PERVIOUS PAVEMENT, AT THE
EXPENSE OF THE OWNERS, IF THE PAVEMENT IS NOT MAINTAINED IN A FUNCTIONING MANNER.
APPROVAL FROM THE CITY OF FEDERAL WAY PUBLIC WORKS DIRECTOR MUST BE OBTAINED PRIOR TO
REMOVAL OF THE PERVIOUS PAVEMENT.
TWO SEPARATE "EASEMENT AREAS" ARE DEFINED WITHIN TRACT A TO DESIGNATE THE SPECIFIC USES
ALLOWED IN EACH AREA. THESE EASEMENT AREAS ARE SUBJECT TO ALL CONDITIONS STATED ABOVE.
EASEMENT 'A' OF TRACT A- ALLOWS INGRESS, EGRESS, UTILITIES, DRAINAGE FACILITIES, POROUS
ASPHALT ROADS, OPEN PARKING AND ENCLOSED GARAGE USES. WHEN NECESSARY TO REPAIR,
RECONSTRUCT, OR MAINTAIN THESE ELEMENTS THE PROPERTY OWNERS SHALL HAVE A RIGHT OF
ENTRY FOR THAT PURPOSE. THE PRIVATE ACCESS AND UTILITY PORTION OF THE AREA SHALL REMAIN
OPEN AND UNOBSTRUCTED AT ALL TIMES FOR EMERGENCY AND PUBLIC SERVICES VEHICLES. THERE
WILL BE A MAXIMUM OF 5 GARAGES CONTAINING 14 INTERIOR PARKING SPACES. THERE WILL BE A
MAXIMUM OF 16 EXTERIOR PARKING SPACES.
EASEMENT 'B' OF TRACT A- ALLOWS OPEN SPACE, OPEN SPACE AMENITIES, UTILITIES, DRAINAGE
FACILITIES, AND A 580 SQUARE FOOT COMMONS BUILDING. WHEN NECESSARY TO REPAIR,
RECONSTRUCT, OR MAINTAIN THESE ELEMENTS THE PROPERTY OWNERS SHALL HAVE A RIGHT OF
ENTRY FOR THAT PURPOSE.
THE OPEN SPACE TRACT IS TO BE OWNED IN COMMON AND MAINTAINED BY PROPERTY OWNERS OF
LOTS 1-16, AND REMOVAL OR DISTURBANCE OF VEGETATION AND LANDSCAPING WITHIN THIS TRACT
SHALL BE PROHIBITED EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLACEMENT OF EXISTING
PLANTINGS AND AS APPROVED BY THE CITY DEPARTMENT OF COMMUNITY DEVELOPMENT.
TRACTS B THROUGH E:
TRACTS B THROUGH E ARE RAIN GARDEN TRACTS, RAIN GARDENS ARE A KEY COMPONENT OF THE
DRAINAGE SYSTEM AND MUST BE REGULARLY MAINTAINED PER THE MAINTENANCE AND INSPECTION OF
FLOW CONTROL BMP'S, RECORDING #20190128000062 AND THE CC&R'S, RECORDING
#20190128000060.
ALL CONVEYANCES OF LOTS IN THIS PLAT MUST CONTAIN A 1/16 JOINT OWNERSHIP INTEREST IN
TRACTS B THROUGH E FOR OWNERSHIP AND MAINTENANCE PURPOSES.
THE COST OF MAINTENANCE, REPAIRS OR RECONSTRUCTION OF THAT PORTION OF THE STORM SYSTEM
USED IN COMMON SHALL BE BORNE IN EQUAL SHARES AND WHEN NECESSARY TO REPAIR, CLEAN OR
RECONSTRUCT THE STORM SYSTEM, THE OWNERS SHALL HAVE THE RIGHT OF ENTRY FOR THAT
PURPOSE. THE CITY SHALL HAVE THESE SAME RIGHTS TO ENTER AND REPAIR THE RAINGARDENS, AT
THE EXPENSE OF THE OWNERS, IF THE RAINGARDENS ARE NOT MAINTAINED IN A FUNCTIONING
MANNER. THE REMOVAL OR DISTURBANCE OF VEGETATION AND LANDSCAPING WITHIN THESE TRACTS,
EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLACEMENT OF EXISTING PLANTINGS AND AS
APPROVED BY THE CITY, IS PROHIBITED.
TRACT X:
TRACT X IS A PRIVATE INGRESS/EGRESS AND UTILITY TRACT. ALL CONVEYANCES OF LOTS IN THIS
PLAT MUST CONTAIN A 1/16 JOINT OWNERSHIP INTEREST IN TRACT X FOR OWNERSHIP AND
MAINTENANCE PURPOSES, THE COST OF MAINTENANCE, REPAIRS, OR RECONSTRUCTION OF THESE
ELEMENTS USED IN COMMON SHALL BE BORNE IN EQUAL SHARES. AGREEMENT TO DEDICATE TRACT X.
PER RECORDING # 20190128000061 OWNERS HEREBY COVENANTS AND AGREES, FOR ITSELF, ITS
SUCCESSORS, GRANTEES, AND ASSIGNS, TO DEDICATE TRACT 'Y' TO THE CITY OF FEDERAL WAY FOR
RIGHT-OF-WAY AND STREET PURPOSES AT SUCH TIME AS THE CITY DETERMINES IN ITS DISCRETION
THAT TRACT 'Y' IS NEED FOR THESE PURPOSES. A STATUTORY WARRANTY DEED IN A FORM
ACCEPTABLE TO THE CITY AND CONVEYING TRACT 'Y' TO THE CITY SHALL BE EXECUTED BY THE
GRANTOR, ITS SUCCESSORS, GRANTEES, OR ASSIGNS, AND SHALL BE DELIVERED TO THE CITY UPON
DEMAND.
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
1. EASEMENT GRANTED TO PACIFIC NORTHWEST BELL TELEPHONE COMPANY, A WASHINGTON CORPORATION, AS MORE
FULLY SET FORTH IN THE DOCUMENT RECORDED AS INSTRUMENT NO. 5322887,
(NOT SHOWN ON SURVEY, BLANKET IN NATURE)
2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
GRANTEE: LAKEHAVEN SEWER DISTRICT, A MUNICIPAL CORPORATION
PURPOSE: SEWER MAINS
AREA AFFECTED: A PORTION OF PARCEL A OF A PORTION OF SAID PREMISES
RECORDED: JUNE 14, 1978
RECORDING NO.: 7806140899
(NOT SHOWN ON SURVEY, ADJACENT TO LAKE)
3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
PURPOSE: LAKE ACCESS
AREA AFFECTED: A PORTION OF PARCEL A OF A PORTION OF SAID PREMISES
RECORDING NO. 20010619000739
(NOT SHOWN ON SURVEY, EASEMENT IS SOUTH OF SW 312TH ST)
4. SELLER'S NOTICE OF ON -SITE SEWAGE SYSTEM OPERATION AND MAINTENANCE REQUIREMENTS IMPOSED BY
INSTRUMENT RECORDED, UNDER RECORDING NO. 20050211001839.
(COVERS: PARCEL A)
(NOT SHOWN ON SURVEY, AFFECTS PARCEL A)
5. MEMORANDUM OF AGREEMENT AND THE TERMS AND CONDITIONS THEREOF:
RECORDED: APRIL 12, 2007
RECORDING NO.: 20070412000601
REGARDING: BOUNDARY LINE ADJUSTMENTS
(NOT SHOWN ON SURVEY, AFFECTS PARCELS A,B,C, AND D)
6. QUITCLAIM DEEDS CLEARING TITLE RE ACCESS RIGHTS AND THE TERMS AND CONDITIONS THEREOF:
RECORDED: APRIL 12, 2007
RECORDING NO.: 20070412000602, 20070412000603 AND 20070412000604,
REGARDING: DENIES RIGHTS OF ACCESS AND EASEMENTS AS STATED HEREIN
(NOT SHOWN ON SURVEY, AFFECTS PARCEL A)
7.LACK OF A RECORDED MEANS OF INGRESS AND EGRESS TO A PUBLIC ROAD FROM THE LAND.
(COVERS: PARCELS B, C, D AND E)
(CANT BE SHOWN ON SURVEY)
8. EASEMENT AGREEMENTS AND THE TERMS AND CONDITIONS THEREOF:
RECORDED: NOVEMBER 8, 2007
RECORDING NOS.: 20071108001180, 20071108001181, 20071108001182, 20071108001183, 20071108001184,
20071108001185, AND 20071108001186
REGARDING: USE OF THE WESTERLY PORTION OF PARCEL A
(SHOWN ON SURVEY, AFFECTS PARCELS A,B,C,D, AND E.
9. EASEMENT GRANTED TO PUGET SOUND ENERGY INC., A WASHINGTON CORPORATION, AS MORE FULLY SET FORTH
IN THE DOCUMENT RECORDED AS INSTRUMENT NO. 20110421000244.
(NOT SHOWN ON SURVEY, EASEMENT IS 10 FEET IN WIDTH BEING 5 FEET ON EACH SIDE OF THE CONSTRUCTED
LINE)
CITY OF FEDERAL WAY FILE NO.
LINE TABLE
LINE
BEARING
DISTANCE
L1
S 01°05'25" W
59.09'
L2
S 01°05'25" W
64.26'
L3
S 01°05'25" W
5.17'
L4
S 46°05'25" W
10.47'
L5
S 46°05 25 W
6.88
L6
IS 43°54'35" E
5.71'
L7
S 46°05'25" W
8.77'
L8
S 43°54'35" E
7.64'
L9
S 46°05'25" W
7.64'
L10
S 47°16 34 E
12.98
L11
S 46°05'25" W
10.49'
L12
S 43°51'41" E
7.10'
L13
N 46°05'25" E
16.29'
L14
N 43`54'35" W
9.63'
L15
N 43°54'35" W
5.66'
L16
N 46°05'25" E
5.66'
L17
N 88°54 35 W
5.62
L18
S 46°05'25" W
0.30'
L19
N 88°54'35 W
6.31
L20
IS 88°54'35" E
3.89'
L21
N 88*54'35" W
9.00'
L22
N 88°54'35" W
1.00'
L23
N 88°48'36" W
9.42'
L24
NOT USED
L25
S 88°54'34" E
15.01'
L26
S 88°54'34" E
8.45'
L27
IN 88°54'34" W
6.94'
L28
S 01°05'25" W
11.54'
L29
N 88°54 34 W
16.52
L30
S 88°54'34" E
16.52'
L31
S 01°05'25" W
11.99'
L32
S 88°54'34" E
7.00'
L33
N 88°54'34" W
8.49'
L34
S 01°05'25" W
18.04'
L35
N 88°53'53" W
15.98'
L36
S 88°53 53 E
17.53
L37
S 01°05'25" W
21.99'
L38
S 88°54'34" E
6.96'
L39
N 88°54'34" W
6.99'
L40
S 01°05'25" W
28.67'
L41
S 88°53 53 E
17.00
L42
S 01°05'25" W
21.50'
L43
S 01°05'25" W
21.50'
L44
N 88°54'35" W
18.24'
L45
S 01°05'25" W
2.08'
L46
S 88°54'35" E
3.50'
L47
I N 88°54'35" W
0.50'
L48
I N 88`54 35 W
5.00
L49
IS 46°05'25" W
6.88'
MIRROR LAKE HIGHLAN
PLATAMENDMENT
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
ADDRESSES
'
LOT # ADDRESS
1 31116 - 6TH LANE SOUTHWEST coo
2 31114 - 6TH LANE SOUTHWEST o
3 31110 - 6TH LANE SOUTHWEST 0000
w
4 31106 - 6TH LANE SOUTHWEST
~o
5 31100 - 6TH LANE SOUTHWEST w
z
6 31024 - 6TH LANE SOUTHWEST
Q a
7 31018 - 6TH LANE SOUTHWEST N
8 31014 - 6TH LANE SOUTHWEST o
Q N
Z
9 31008 - 6TH LANE SOUTHWEST =
w Qf
10 30926 - 6TH LANE SOUTHWEST o
U N
~
11 30922 - 6TH LANE SOUTHWEST z
Q
N ri
12 30914 - 6TH LANE SOUTHWEST
ui
Q
13 30910 - 6TH LANE SOUTHWEST
~ '
w w
14 30913 - 6TH LANE SOUTHWEST
=
15 30921 - 6TH LANE SOUTHWEST
16 30925 - 6TH LANE SOUTHWEST
w
LEGEND
5.0' EASEMENT AFN
�
h
20071108001180
SET REBAR & CAP EMW LS #44651
' o
Q 0'
w
V a
L22
BASIS OF BEARINGS
L48
co "
in
WASHINGTON STATE PLANE, NORTH ZONE, NAD
83/91 BASED ON MONUMENTS FOUND ON SW
'n
312TH ST AT INTERSECTIONS OF 8TH AVE &
1ST AVE BEARING N 8908'02" W.00
0-
00'
00,
o
REFERENCES
0
cn
1) ROS BY AHR, AFN 9406270305
2) PLAT OF HOWELL ADDITION, AFN 252236
9 27'
3) ROS BY STEPAN & ASSC., INC., AFN 8504230132
4) ROS BY ASSOCIATES LAND SURVEYING, AFN 200012145005
CURVE TABLE
CURVE
ARC LENGTH
RADIUS
DELTA ANGLE
CHORD BEARING
CHORD LENGTH
Cl
27.67'
316.00'
5°01'02"
S 71°07'18" W
27.66'
C2
42.73
316.00
7°44 50
S 77°30 13 W
42.69
C3
42.00'
316.00'
7°36'53"
S 85*11'05" W
41.97'
C4
65.53'
106.50'
35* 15' 13"
N 01 `06'23" E
64.50'
TRACT TABLE
TRACT
DESCRIPTION SQUARE FEET f
A
PRIVATE INGRESS/EGRESS,UTILITIES, PARKING
DRAINAGE FACILITIES, GARAGES, OPEN SPACE,
COMMON BUILDING, OPEN SPACE AMENITIES
35,512
B
COMMON RAINGARDEN
1,734
C
COMMON RAINGARDEN
1,370
D
COMMON RAINGARDEN
791
E
COMMON RAINGARDEN
1,109
X
FUTURE DEDICATION AS PUBLIC RIGHT OF WAY
3,341
TOTAL TRACT AREA
43,857
NET PLAT AREA
36,740
GROSS PLAT AREA
80,597
OPEN SPACE
8,000 S.F. OF OPEN SPACE REQUIRED
11,015 S.F. (EASEMENT AREA B; SEE TRACT 'A' NOTES)
+1,734 S.F. (TRACT B)
+1,370 S.F. (TRACT C)
+ 791 S.F. (TRACT D)
+1.109 S.F. (TRACT E)
16,019 S. F. (TOTAL OPEN SPACE)
GRAPHIC SCALE
0 10 20 40
1 " = 20 FEET
FOUND BRASSIE
SW 312TH ST &
8TH AVE SW
VISITED 4-17-2007 549.20'
N
w (o
cj
in M
N
0
0
z
L29
c'o
N
J L27
EXISTING
GARAGE
N
0
0
L25
_]
0
z
m a
H 0
z v
w of
Q W
w w
w
w
N
L26
0
cD
00
N
in
N
in
31.12'
MATCH LINE SHEET 5
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
L18�u.� N 88°54'35" W 35.42'
rn
N
rn
I
I
LOT 5
�
2,295f SF
I
o
4
Ln
N
in
N
0
0
�
0
I
I
0
0l
cn
I
L_ _J
L 1 7JL
40.49'
N
88°54'35" W 46.11'
LOT 4
10
1,899f SF
M
L _ -J
N 88'54'35" W
53.50'
N
in
0
0 0
z n I 100 I o
LOT 3
M I2,300t SF
+ IR�.
695�.� _
42.87'
S 88`54'35" E 83.26'
TRACT B
1,734f SF
N
N 88`54'35" W 41.50'rn
Xw
N
-H
I
I
U
�
M
�
LOT 1
0
I
2,640f SF I J
5.00'
INGRESS,EGRESS
EASEMENT
N
I
I
�I
0
_J
in
N
N 88'54'35" W 41.76'
6.3'
7.3'
EXISTING
RESIDENCE
in
rn
2.50' Ln
LOT 2 5.0'
2,573t SF
24.5'
-4.50'
60
C° C3
C2 _
R=316.00,
112.40'
C1 p=202�8 48'1)9" E
CB=N
-
30.00'
SW 312TH STREET
R/W FOR 312TH STREET
SHOWN PER R/W SURVEY
MAP #7-21-4-1
30.00,
MIRROR
LAKE HIGHLAND
DRAFTED: JR
CHECKED: EW
DATE. 612412021
JOB NO.: MCCAW-170817
CALE: 1 "=20'
S 88`57'33" E 2633.63'
00
o
0 io
� o
00
0
cn
FOUND BRASS
N CONC ® SW
312TH ST &
1ST AVE SW
VISITED
1974.97' 4-17-2007
CITY OF FEDERAL WAY FILE NO.
LINE TABLE
LINE
BEARING
DISTANCE
L1
S 01.05'25" W
59.09'
L2
S 01 °05'25" W
64.26'
L3
S 01 °05'25" W
5.17'
L4
S 46.05 25 W
10.47
L5
S 46°05'25" W
6.88'
L6
IS 43.54 35 E
5.71
L7
S 46°05'25" W
8.77'
L8
S 43.54'35" E
7.64'
L9
S 46.05'25" W
7.64'
L10
S 47° 16'34" E
12.98'
L1 1
S 46.05 25 W
10.49
L12
S 43°51'41" E
7.10'
L13
N 46.05'25" E
16.29
L14
N 43°54'35" W
9.63'
L15
N 43.54'35" W
5.66'
L16
N 46.05'25" E
5.66'
L17
N 88°54'35" W
5.62'
L18
S 46.05 25 W
0.30
L19
I N 88°54'35" W
6.31'
L20
S 88.54'35" E
3.89'
L21
N 88°54'35" W
9.00'
L22
N 88°54'35" W
1.00'
L23
N 88.48 36 W
9.42
L24
NOT USED
L25
IS 88.54 34 E
15.01
L26
S 88°54'34" E
8.45'
L27
N 88.54'34" W
6.94'
L28
S 01.05'25" W
11.54'
L29
N 88°54'34" W
16.52'
L30
S 88.54 34 E
16.52
L31
S 01 °05'25" W
1 1.99'
L32
S 88.54 34 E
7.00
L33
N 88°54'34" W
8.49'
L34
S 01.05'25" W
18.04'
L35
N 88.53'53" W
15.98'
L36
S 88°53'53" E
17.53'
L37
S 01.05 25 W
21.99
L38
S 88°54'34" E
6.96'
L39
N 88.54'34" W
6.99'
L40
S 01 °05'25" W
28.67'
L41
S 88°53'53" E
17.00'
L42
S 01.05 25 W
21.50
L43
S 01 °05'25" W
21.50'
L44
N 88.54'35" W
18.24
L45
S 01 °05'25" W
2.08'
L46
S 88.54'35" E
3.50'
L47
N 88.54'35" W
0.50'
L48
N 88°54'35" W
5.00'
L49
S 46.05 25 W
6.88
MIRROR LAKE HIGHLAN
PLATAMENDMENT
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
BASIS OF BEARINGS
WASHINGTON STATE PLANE, NORTH ZONE, NAD
83/91 BASED ON MONUMENTS FOUND ON SW 5.5' EASEMENT AFN
312TH ST AT INTERSECTIONS OF 8TH AVE & 20071108001183
1ST AVE BEARING N 8908'02" W.
0
00
00
w
�n
N
�n
0
REFERENCES o
z
1) ROS BY AHR, AFN 9406270305
2) PLAT OF HOWELL ADDITION, AFN 252236
3) ROS BY STEPAN & ASSC., INC., AFN 8504230132
4) ROS BY ASSOCIATES LAND SURVEYING, AFN 200012145005
LEGEND
SET REBAR & CAP EMW LS #44651
CURVE TABLE
CURVE
ARC LENGTH
RADIUS
DELTA ANGLE
CHORD BEARING
CHORD LENGTH
Cl
27.67
316.00
5.01 02
S 71.0718 W
27.66
C2
42.73'
316.00'
7°44'50"
S 77°30'13" W
42.69'
C3
42.00'
316.00'
7°36'53"
S 85*11'05" W
41.97'
C4
65.53
106.50
35.15' 13 '
N 01.06 23 E
64.50
TRACT TABLE
TRACT
DESCRIPTION SQUARE FEET f
A
PRIVATE INGRESS/EGRESS,UTILITIES, PARKING
DRAINAGE FACILITIES, GARAGES, OPEN SPACE,
COMMON BUILDING, OPEN SPACE AMENITIES
35,512
B
COMMON RAINGARDEN
1,734
C
COMMON RAINGARDEN
1,370
D
COMMON RAINGARDEN
791
E
COMMON RAINGARDEN
1,109
X
FUTURE DEDICATION AS PUBLIC RIGHT OF WAY
3,341
TOTAL TRACT AREA
43,857
NET PLAT AREA
36,740
GROSS PLAT AREA
80,597
GRAPHIC SCALE
0 10 20 40
1 " = 20 FEET
5.50'
5.0' EASEMENT AFN
20071108001182
!,0
5.0' EASEMENT AFN
20071108001181
Ln
N
0
O
N
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
MATCH LINE SHEET 6
NL _J
`n E 40.52'
in CD
N FUTURE `�
o J GARAGE
� o
LL44
00
0
3
0
Ln FIRE DEPT. EASEMENT A o 0
TURN -AROUND (SEE SHEET 3, N
TRACT A NOTES)
0
cn L41
N FUTURE
0 J I GARAGE
J
OLD LOT LINE (TYP.)
7
w
0
z
Q Q
� Z
U N w
Q w
L N
1- M Q r
w w
N
w
w
N
r�
J
L36
OLD LOT LINE (TYP.)
w
cn Q
W3
0
Z o
79. w
tD -
MIRROR
LAKE HIGHLAND
DRAFTED: JR
CHECKED: EW
DATE. 612412021
JOB NO.: MCCAW-170817
CALE: 1 "=20'
0
z
00
m Q
6
rn
U U
�
N
w F
w
w
ri
Q w o
w w
=
0
o
w
w
z
N
n
L0
LL35
M
J
L33
EXISTING
GARAGE
rn
a;
w 'n
i- 00
c' M
N r
�n
0
o
z N
0
o Ndl
S 88.54'35" E 40.50'
F
LOT 9
2,172t SF
i
0
0
00
N
L 19
S 88.54'35" E 35.09'
TRACT D
791 t SF
40.49'
N
88.54'35" W
46.80'
LOT 8
to
1,889t SF
I
I
M
N
88°54'35" W
53.00'
I
LOT 7
I
1,933t SF
o
00
I�
A. J
S 88°54'35" E
r 40.31'
rn �
Ln
�I LOT 6 la
in
N ;n 2,188f SF ,n
� N
O I Lo
O O
c O IN
N _
J
L30
O
�
in
�
S
S
88'54'35" E 36.26'
00
N
in
(01
o
w
EXISTING
�
-
_
TRACT C o
COMMON
�+
N
BUILDING
1,370f SF
in
OLD
LOT LINE (TYP.)
0
zi
MATCH LINE SHEET 4
CITY OF FEDERAL WAY FILE NO.
LINE TABLE
LINE
BEARING
DISTANCE
L1
S 01°05'25" W
59.09'
L2
S 01'05'25" W
64.26'
L3
S 01'05'25" W
5.17'
L4
S 46°05 25 W
10.47
L5
S 46°05'25" W
6.88'
L6
IS 43°54 35' E
5.71
L7
S 46°05'25" W
8.77'
L8
S 43°54'35" E
7.64'
L9
S 46°05'25" W
7.64'
L10
S 47'16'34" E
12.98'
L1 1
S 46°05 25' W
10.49
L12
S 43'51'41" E
7.10'
L13
N 46°05'25" E
16.29'
L14
IN 43°54'35" W
9.63'
L15
N 43*54'35" W
5.66'
L16
N 46°05 25 E
5.66
L17
N 88'54'35" W
5.62'
L18
S 46°05 25' W
0.30
L19
N 88°54'35" W
6.31'
L20
S 88°54'35" E
3.89'
L21
IN 88°54'35" W
9.00'
L22
N 88*54'35" W
1.00'
L23
N 88°48'36" W
9.42
L24
NOT USED
L25
S 88°54'34" E
15.01'
L26
S 88°54'34" E
8.45'
L27
N 88°54'34" W
6.94'
L28
IS 01 °05 25 W
1 1.54
L29
N 88°54'34" W
16.52'
L30
S 88°54 34' E
16.52
L31
S 01°05'25" W
11.99'
L32
S 88°54'34" E
7.00'
L33
N 88°54'34" W
8.49'
L34
S 01°05'25" W
18.04'
L35
IN 88°53'53" W
15.98
L36
S 88°53'53" E
17.53'
L37
S 01°05'25" W
21.99'
L38
S 88'54'34" E
6.96'
L39
N 88'54'34" W
6.99'
L40
S 01 °05 25 W
28.67
L41
S 88'53'53" E
17.00'
L42
IS 01 °05 25' W
21.50
L43
S 01'05'25" W
21.50'
L44
N 88°54'35" W
18.24'
L45
S 01°05'25" W
2.08'
L46
S 88°54'35" E
3.50'
L47
N 88°54'35" W
0.50
L48
N 88°54'35" W
5.00'
L49
S 46°05'25" W
6.88'
MIRROR LAKE HIGHLAN
PLATAMENDMENT
SW 1/4 OF THE NE 1/4 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
BASIS OF BEARINGS
WASHINGTON STATE PLANE, NORTH ZONE, NAD
83/91 BASED ON MONUMENTS FOUND ON SW
312TH ST AT INTERSECTIONS OF 8TH AVE &
1ST AVE BEARING N 8908'02" W.
REFERENCES
1) ROS BY AHR, AFN 9406270305
2) PLAT OF HOWELL ADDITION, AFN 252236
3) ROS BY STEPAN & ASSC., INC., AFN 8504230132
4) ROS BY ASSOCIATES LAND SURVEYING, AFN 200012145005
LEGEND
0 SET REBAR & CAP EMW LS #44651
CURVE TABLE
CURVE
ARC LENGTH
RADIUS
DELTA ANGLE
CHORD BEARING
CHORD LENGTH
Cl
27.67
316.00
5°01 02
S 71°0718 W
27.66
C2
42.73'
316.00'
7'44'50"
S 77'30'13" W
42.69'
C3
42.00'
316.00'
7'36'53"
S 85*11'05" W
41.97'
C4
65.53
106.50
35° 15' 13"
N 01 °06 23 E
64.50
TRACT TABLE
TRACT
DESCRIPTION SQUARE FEET f
A
PRIVATE INGRESS/EGRESS,UTILITIES, PARKING
DRAINAGE FACILITIES, GARAGES, OPEN SPACE,
COMMON BUILDING, OPEN SPACE AMENITIES
35,512
B
COMMON RAINGARDEN
1,734
C
COMMON RAINGARDEN
1,370
D
COMMON RAINGARDEN
791
E
COMMON RAINGARDEN
1,109
X
IFUTURE DEDICATION AS PUBLIC RIGHT OF WAY
3,341
TOTAL TRACT AREA
43,857
NET PLAT AREAl
36,740
GROSS PLAT AREAl
80,597
GRAPHIC SCALE
0 10 20 40
1 " = 20 FEET
2.00' EASEMENT AFN
20071108001185
2.0' EASEMENT
AFN 20071108001184
I!
L23
00
rn
00
0
O
0
w
0
0
0
0
S 88°47'52"_E 100.00'
- 48.25'
I LOT 14F I
I3,840t SF I
I /
L_
S 88'54'35" E
46.12'
m
w
cn
w
N (, N
wwZ
to a �
� cn
M
iw W U
acnof
w
S 88°54'35" E 36.19'
�z
I LOT 15 I `�
2,428t SF w
0
o ;n
u I N
0
w
VA
N1\
00
0
c0 N
O
M
43.00' 1 L21
N 88°54'35" W 52.00' (/
S w
o f LOT 16
NOo2,056t SF Oi
L z
N 88°54'35" W 52.00'
Nro
6 48.59'
EASEMENT A
(SEE SHEET 3,
i TRACT A NOTES)
MIRROR
LAKE HIGHLAND
DRAFTED: JR
CHECKED: EW
DATE. 612412021
JOB NO.: MCCAW-170817
CALE: 1 "=20'
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
51.75=
I
LOT 13
I
M
1,970t SF
N
I
I
L_
J
_
S 88°54'35" E
46.73'
J
LOT 12
I
g
1,976t SF
I
�
L
J
S
88°54'35" E
54.14'
I
I
LOT 11 0
I O
2,286f SF I Ki
I OLD LOT LINE (TYP.) I
S 88'54'35" E 44.43'
L20 40.54'
cV
n
0
0
'cF
00
w
in
N
Lo
o
o `O
zlU-)
MATCH LINE SHEET 5
0
TRACT E
1,109f SF N
S 88°54'35" E
35.13'
LOT 10 I o
2,295t SF
I
I
CITY OF FEDERAL WAY FILE NO.
MIRROR LAKE HIGHLAN
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
MATCH LINE
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
9. 0,
13.88' I I LOT 7
I F—J 1
I-,o I 1
ILn I
I I
I I
I I
N 1 LOT 6
00
I I
I I LOT 14
30.0 —
5.0 —] t 6 0'
1 I 6.6'
I
I
47'
Ic
TRACT C
I
�1.47'
I w
Q 1
�
cn
I
I
I
U I
o
I
wl LOT 5
I
�I
5.0'
f— —
� Q
I
1
t
I
I
I �
I
�
I w
1
LOT 4
I 9.0,
I --
ui
I
I Y
g
L.08'
I
i
I
0)
(0I
I
I
I
8.08'
I
N
w
I
LOT 3
I
I
l
oI
5
I
5.0'
I
I
I
3.77
TRACT
B
X
N
N
�
I
16.38'
I
�I
LOT 2
LOT 1
1
�I
I
I
I
I
JI
DI
01
—'I
I- - 10.0,
1
10.0
i
5.0'
I
_
J
I
24 9
UTILITY ESMT —
I
5.0
LAKEHAVEN WATER AND SEWER DISTRICT NOTE
AN EASEMENT IS HEREBY IRREVOCABLY RESERVED FOR AND GRANTED TO LAKEHAVEN UTILITY DISTRICT AND ITS AGENTS, SUCCESSORS AND ASSIGNS,
FOR SO LONG AS IT SHALL OWN AND MAINTAIN THE UTILITIES REFERENCED HEREIN UNDER AND UPON THE AREA SHOWN ON THE PLAT AND DESCRIBED
HEREIN AS "WATERLINE EASEMENT" (WLE) AND "SANITARY SEWER EASEMENT" (SSE) TO INSTALL, MAINTAIN, REPLACE, REPAIR AND OPERATE WATER
AND SEWER MAINS AND APPURTENANCES FOR THIS SUBDIVISION AND OTHER PROPERTY TOGETHER WITH THE RIGHT TO ENTER UPON SAID EASEMENT
AT ALL TIMES FOR PURPOSES INCIDENT THERETO. NO BUILDING, WALL, ROCKERY, FENCE, TREES OR STRUCTURE OF ANY KIND SHALL BE ERECTED OR
PLANTED, NOR SHALL ANY FILL MATERIAL BE PLACED WITHIN THE BOUNDARIES OF SAID EASEMENT AREA. NO EXCAVATION SHALL BE MADE WITHIN
THREE (3) FEET OF SAID WATER OR SEWER SERVICE FACILITIES AND THE SURFACE LEVEL OF THE GROUND WITHIN THE EASEMENT AREA SHALL BE
MAINTAINED AT THE ELEVATION AS CURRENTLY EXISTING. GRANTOR HEREBY AGREES THAT NO WATER AND/OR SEWER SYSTEM FACILITY OR
APPURTENANCE OF ANY KIND SHALL BE CONSTRUCTED OR LOCATED BY GRANTOR, OR ANY THIRD PARTY ACTING UNDER AUTHORITY OF
GRANTOR, WITHIN OR PROXIMATE TO SAID EASEMENT, UNLESS SUCH INSTALLATION IS APPROVED BY GRANTEE AND IS IN CONFORMANCE WITH THE
THEN -CURRENT EDITION OF THE "CRITERIA FOR SEWAGE WORKS DESIGN" PUBLISHED BY THE WASHINGTON STATE DEPARTMENT OF ECOLOGY. GRANTOR
HEREBY FURTHER AGREES THAT NO OTHER UTILITY FACILITY OR APPURTENANCE OF ANY KIND, INCLUDING UTILITY SERVICE CONNECTIONS, SHALL BE
CONSTRUCTED OR LOCATED BY GRANTOR, OR ANY THIRD PARTY ACTING UNDER AUTHORITY OF GRANTOR, WITHIN THREE FEET (3'), MEASURED
HORIZONTALLY FOR PARALLEL ALIGNMENTS, OR WITHIN SIX INCHES (6"), MEASURED VERTICALLY FOR CROSSING OR PERPENDICULAR ALIGNMENTS, OF
ANY PORTION OF THE GRANTEE'S FACILITIES. GRANTOR ADDITIONALLY GRANTS TO THE LAKEHAVEN UTILITY DISTRICT AND ITS AGENTS, SUCCESSORS AND
ASSIGNS THE USE OF SUCH ADDITIONAL AREA IMMEDIATELY ADJACENT TO SAID EASEMENT AREA AS SHALL BE REQUIRED FOR THE CONSTRUCTION,
RECONSTRUCTION, MAINTENANCE AND OPERATION OF SAID WATER OR SEWER FACILITIES. THE USE OF SUCH ADDITIONAL AREA SHALL BE HELD TO A
REASONABLE MINIMUM AND BE RETURNED TO THE CONDITION EXISTING IMMEDIATELY BEFORE THE PROPERTY WAS ENTERED UPON BY THE LAKEHAVEN
UTILITY DISTRICT, ITS AGENTS, SUCCESSORS AND ASSIGNS. IN ADDITION TO THE OTHER RESTRICTIONS HEREIN, GRANTOR SHALL NOT CONVEY TO A
THIRD PARTY ANY EASEMENT OR OTHER INTEREST OR RIGHT OF USE OF PROPERTY SUBJECT TO THE EASEMENT THAT WOULD IMPAIR OR LIMIT THE USE
OF THE EASEMENT RIGHTS GRANTED HEREIN.
MIRROR
LAKE HIGHLAND
DRAFTED: JR
CHECKED.-EW
DATE. 612412021
JOB NO.: MCCAW-170817
VUSCALE: 1 "=30'
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LOT 12
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LOT 8
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MATCH LINE
GRAPHIC SCALE
-4
0 15 30 60
1" = 30 FEET
CITY OF FEDERAL WAY FILE NO.
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MIRROR LAKE HIGHLAN
SW 114 OF THE NE 114 OF SECTION 7, T 21 N, R 4E, W.M.
CITY OF FEDERAL WAY, KING COUNTY, WA
MATCH LINE
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17.94'
LOT 6
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TRACT C
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N 88°54'35"
W
LOT 5
LOT 4
LOT 3
31.12'
S 88°54'35" E 83.26'
OPEN TRACT B
SPACE 1,734t SF
41.76'
41.50' L�J' N 88°54'35" W
N 88°54'35" W
LOT 1
CURVE TABLE
LOT 2
CURVE
ARC LENGTH
RADIUS
DELTA ANGLE
CHORD BEARING
CHORD LENGTH
Cl
27.67'
316.00'
5°01'02"
S 71°07'18" W
27.66'
C2
42.73'
316.00'
7°44'50"
S 77*30'13" W
42.69'
C3
42.00
316.00 r
7'36 53
S 85° 1 1 05 W
41.97
C4
65.53'
106.50'
35° 15' 13"
N 01 °06'23" E
64.50'
in
N
LINE TABLE
LINE
BEARING
DISTANCE
L1
S 01 °05'25" W
59.09'
L2
S 01 °05'25" W
64.26'
L3
S 01 °05'25" W
5.17'
L4
S 46°05'25" W
10.47'
L5
S 46°05 25 W
6.88
L6
S 43°54'35" E
5.71'
L7
S 46°05'25" W
8.77'
L8
S 43°54'35" E
7.64'
L9
S 46°05'25" W
7.64'
L10
S 47°16 34 E
12.98
L11
S 46*05'25" W
10.49'
L12
S 43°51 41 E
7.10
L13
N 46°05'25" E
16.29'
L14
N 43°54'35" W
9.63'
L15
N 43°54'35" W
5.66'
L16
N 46°05'25" E
5.66'
L17
N 88°54 35 W
5.62
L18
S 46°05'25" W
0.30'
L19
N 88°54 35 W
6.31
L20
S 88°54'35" E
3.89'
L21
N 88°54'35" W
9.00'
L22
N 88°54 35 W
1.00
L23
N 88°48'36" W
9.42'
L24
NOT USED
L25
S 88°54'34" E
15.01'
L26
S 88°54'34" E
8.45'
L27
N 88°54'34" W
6.94'
L28
IS 01 °05'25" W
1 1.54'
L29
N 88°54 34 W
16.52
L30
S 88°54'34" E
16.52'
L31
S 01 °05 25 W
1 1.99
L32
S 88°54'34" E
7.00'
L33
N 88°54'34" W
8.49'
L34
S 01 °05'25" W
18.04'
L35
N 88°53'53" W
15.98'
L36
S 88°53 53 E
17.53
L37
S 01 °05'25" W
21.99'
L38
S 88°54'34" E
6.96'
L39
N 88°54'34" W
6.99'
L40
S 01 °05'25" W
28.67'
L41
IS 88°53 53 E
17.00
L42
S 01 °05'25" W
21.50'
L43
S 01 °05 25 W
21.50
L44
N 88°54'35" W
18.24'
L45
S 01 °05'25" W
2.08'
L46
S 88°54'35" E
3.50'
L47
N 88°54'35" W
0.50'
L48
IN 88°54 35 W
5.00
L49
IS 46'05'25" W
6.88'
MIRROR
LAKE HIGHLAND
DRAFTED: JR
CHECKED.-EW
DATE. 612412021
JOB NO.: MCCAW-170817
VUSCALE.- 1 "=30'
LOT 14
3- S 88°54'35" E 46.12
N o TRACT A
O N
o OPEN SPACE
N 36.19'
THE PURPOSE OF THIS PLAT AMENDMENT
IS TO REMOVE NOTE NUMBER 5 SHOWN
UNDER THE SUBDIVISION NOTES HEADER
ON SHEET 2 OF 8, MIRROR LAKE
HIGHLAND ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 287 OF
PLATS, PAGES 4-11, RECORDS OF KING
COUNTY WASHINGTON.
LOT 13
LOT 12
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MATCH LINE
LOT 11
S 88°54'35" E
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TRACT E o
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LOT 10
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S 88°54'35" E
00 TRACT D
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N 791 t SF
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S 88°54'35" E
LOT 8
GRAPHIC SCALE
0 15 30 60
1" = 30 FEET
CITY OF FEDERAL WAY FILE NO.
RESOLUTION NO. 19-748
A RESOLUTION of the City of Federal Way, Washington, approving
the Mirror Lake Highland Final Plat, Federal Way, Washington, File
No. 18-104198-00-SU.
WHEREAS, the Federal Way City Council in 2006 adopted a Cottage Housing ordinance
that authorized cottage housing projects on a demonstration project basis; and
WHEREAS, the 16-unit cottage housing project known as Mirror Lake Highland
Cottages, designed by owner William J. McCaffrey, was selected by the Cottage Housing
Selection Committee to advance forward as a demonstration cottage housing project subject to
certain conditions; and
WHEREAS, on September 26, 2008, the Federal Way Hearing Examiner conducted a
public hearing on the Mirror Lake Highland Preliminary Plat application resulting in the report
and recommendation of the Federal Way Hearing Examiner, dated October 10, 2008; and
WHEREAS, the Mirror Lake Highland Preliminary Plat, City of Federal Way File No.
07-106874-00-SU, was approved subject to conditions on November 4, 2008, by Federal Way
City Council Resolution No. 08-535, which adopted the Hearing Examiner's findings and
conclusions subject to revisions identified as Exhibit B Corrections to the Staff Report Entered
into the Record on September 26, 2008; and
WHEREAS, prior to the expiration of the preliminary plat approval, the Community
Development Department approved extensions to the preliminary plat approval, dated August 8,
2014 and November 3, 2017; and
WHEREAS, the applicant has satisfied or guaranteed all of the conditions set forth in
Resolution 08-535 and the conditions of the plat approval extensions; and
Resolution No. 19-748 Page 1 of 5
WHEREAS, the City of Federal Way's Community Development Department and Public
Works Department staff have reviewed the proposed final plat for its conformance to the
conditions of preliminary plat approval and final plat decisional criteria, and their analysis and
conclusions are set forth in the Community Development Department Staff Report, dated
January 7, 2019, which is hereby incorporated by reference as though set forth in full; and
WHEREAS, the City Council Land Use and Transportation Committee reviewed and
considered the application and staff report for the Mirror Lake Highland Final Plat during its
meeting on January 7, 2019; and
WHEREAS, the City Council reviewed and considered the application and staff report
for the Mirror Lake Highland Final Plat during the City Council's regular meeting on January 15,
2019.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
RESOLVES AS FOLLOWS:
Section 1. Findings and Conclusions.
1. The Mirror Lake Highland Final Plat, City of Federal Way File No. 18-104198-00-
SU, is in substantial conformance to the preliminary plat and is in conformance with
applicable zoning ordinances or other land use controls in effect at the time the
preliminary plat application was deemed complete.
2. Based on, inter alia, the analysis and conclusions in the staff report, dated January 7,
2019, which are adopted herein by reference, and on the City Council's review of the
application for final plat, the proposed subdivision makes appropriate provision for
public health, safety, and general welfare, and for such open spaces, drainage ways,
streets or roads, alleys, other public ways, transit stops, potable water supplies,
Resolution No. 19-748 Page 2 of.5
sanitary wastes, parks and recreation, playgrounds, and schools and school grounds as
are required by city code, or which are necessary and appropriate, and provides for
sidewalks and other planning features to assure safe walking conditions for students
who walk to and from school.
3. The public use and interest will be served by the final plat approval granted herein.
4. All conditions listed in Federal Way City Council Resolution No. 08-535, dated
November 4, 2008, have been satisfied, and/or satisfaction of the conditions have
been sufficiently guaranteed by the applicant as allowed by the application's vested
provisions of Federal Way City Code 20-135.
5. All required improvements for final plat approval have been made, and/or sufficient
bond, cash deposit, or assignment of funds have been accepted as guarantee for
completion and maintenance of all required plat improvements as identified in the
Staff Report.
6. All taxes and assessments owing on the property being subdivided have been paid, or
will be paid, prior to recording the final plat.
Section 2. Application Approval. Based upon the Findings and Conclusions contained in
Section 1 above, the Mirror Lake Highland Final Plat, City of Federal Way File No. 18-104198-
00-SU, is approved as identified in the January 7, 2019 staff report.
Section 3. Recording. The approved and signed final plat, together with all legal
instruments pertaining thereto, as required pursuant to all applicable codes, shall be recorded
with the King County Recorder's Office. The applicant shall pay all recording fees.
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
Resolution No. 19-748 Page 3 of 5
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
clause, or phrase of this resolution.
Section 5. Corrections. The City Clerk and the codifiers of this resolution are authorized
to make necessary corrections to this resolution including, but not limited to, the correction of
scrivener/clerical errors, references, resolution numbering, section/subsection numbers and any
references thereto.
Section 6. Ratification. Any act consistent with the authority and prior to the effective
date of this resolution is hereby ratified and affirmed.
Section 7. Effective Date. This resolution shall be effective immediately upon passage by
the Federal Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON this 15th day of January, 2019.
[Signature Page Follows]
Resolution No. 19-748 Page 4 of 5
CITY OF FEDERAL WAY:
ATTEST:
STEMAT4IE COURTNEY, CMC, (f 1AY CLERK
APPROVED AS TO FORM:
J. RYAN CALL, CITY ATTORNEY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL
RESOLUTION NO.:
01 /09/2019
01/15/2019
19-749
Resolution No. 19-748 Page 5 of 5
CITY OF
Federal Way
Addendum to Determination of Nonsignificance (DNS)
21-102752-SE
Name of Proposal: Mirror Lake Highland Cottage Housing Plat Alteration
City File: 21-102752-SE (Addendum); 07-106875-SE (DNS)
DNS Issued: April 16, 2008
Description of Proposal: Addendum to the April 16, 2008, above -referenced DNS due to the applicant's
request to alter the recorded plat to eliminate the affordable housing
requirement on Lots 7 and 13.
Applicant: Bill McCaffrey, 253-709-8747, bill(&thenexusstudio.com
Location: The proposal pertains to the whole Mirror Lake Highland final plat located
generally at 604 SW 312t' Street, Federal Way, WA; parcel's 555790-0010; -
0020; -0030; -0040; -0050; -0060; -0070; -0080; -0090; -0100; -0110; -0120; -
0130; -0140; -0150; & -0160
Lead Agency: City of Federal Way
Staff Contact: Senior Planner Jim Harris, jim.harris(&cityoffederalway.com
253-350-9283
Description of Addendum
This addendum issued per WAC 197-11-625 is required to alter the recorded final plat of Mirror Lake
Highland. The city has received an application to eliminate the note on the Mirror Lake Highland plat map
that requires affordable housing on Lots 7 and 13. All of the plat infrastructure is constructed, and
individual homes have been constructed on all of the lots in Mirror Lake Highland except Lots 7 and 13. No
changes to the environment will occur with this proposed action. The only proposed change is to eliminate
the affordable housing requirement on the plat for the two remaining lots (numbers 7 and 13). The proposed
action to eliminate the affordable housing requirement for Lots 7 and 13 is consistent with the current
Federal Way Revised Code (FWRC). On November 4, 2020, the Federal Way City Council via ordinance
20-899 eliminated the previous requirement in FWRC 19.250.150 titled: affordable housing bonus in RS
zoning classifications.
A DNS was issued on April 16, 2008, for the original preliminary plat proposal and no SEPA mitigation
was required. No appeals were submitted to the city on the original DNS. A SEPA addendum is necessary
for the proposed alteration of the recorded Mirror Lake Highland final plat.
No new or substantially different environmental impacts are anticipated. The proposal will result in two
middle -income housing units rather than two affordable housing units, consistent with current FWRC 19.250.
NOTE: There is no comment period for this addendum per WAC 197-11-625.
Responsible Official: Brian Davis, Community Development Director, 253-835-2612
33325 8th Avenue South, Federal Way, WA 98003-6325
Signature: (/ 24 Date Issued: July 20, 2021 / Digitally signed Ju[y 19, 2021, at 11: s2 AM
§ 19.250.130 CV 1 J
'2 6- M
19.250.130 Setbacks and building separation.
Dwelling units shall have 15-foot front and
five-foot side and rear yard setback requirements.
Dwelling units shall be separated by a minimum of
10 feet, not including projections, as identified in
FWRC 19.125.160(4). Dwelling units and acces-
sory buildings shall be separated by six feet.
Dwelling units not abutting or oriented towards a
right-of-way shall have a front yard oriente
towards the common open space. The director o
community development may use appropriate dis-
cretion, consistent with the intent of this chapter,
determining orientation of yards in CHDs.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Cod
2001 § 22-923(11).)
19.250.140 Lot coverage.
Lot coverage in CHDs shall not exceed 60 p -
cent of gross site area. Lot coverage shall be talc
lated for the overall CHD. not for individual lots
Paved components of common open space areas
and walkways shall not be counted in lot coverage
calculations.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code
2001 § 22-923(12).)
19.250.150 Affordable housing bonus in RS
zoning classifications.
In the RS zones, CHDs that include affordable
units may exceed the base level of 12, dwelling
units up to a total of 16 dwelling units (assuming
adequate overall lot size). One-half of all dwelling
units over the base level of 12 must be affordable
(for example, a total of four additional dwelling
units may be permitted if two of these are afford-
able).
(1) Affordable cottages shall be sold at a price
which is affordable for a two -person household
with an annual income equal to or less than 80 per-
cent of median income. Affordable CSF units shall
be sold at a price which is affordable to a three -per-
son household with an annual income equal to or
less than 80 percent of median income. The direc-
tor of community development shall prepare
administrative guidelines for calculation of sale
price and determination of income eligibility.
(2) Affordable dwelling units shall have the
same appearance and utilize the same exterior
materials as market rate dwelling units and shall be
dispersed throughout the CHD.
(3) A deed, covenant or title restriction shall be
recorded on the deed/title of affordable dwelling
units. The restriction shall effectively maintain the
units as affordable for a period of not less than 15
years from initial occupancy. The restriction shall
be in a form acceptable to the director of commu-
nity development.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code
2001 § 22-923(13).)
)9,250J60 Common area maintenance.
CHDs shall be required to implement a meclha-
nism, acceptable to the director of community
development, to ensure the continued care and
maintenance of CHD common areas. A typical
example would be creation of a home owner's
association or condominium association with
authority and funding necessary to maintain the
common areas.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code
2001 § 22-923(14).)
19.250.170 General provisions.
(1) CHDs in the RS zones are permitted as sub-
divisions, short subdivisions or condominium
developments. CHDs in the RM zones are permit-
ted as subdivisions, short subdivisions, condomin-
ium developments or multifamily developments.
(2) A community building, not exceeding 2,000
square feet, may be provided for the residents of
the CHD. Roof pitch, architecture, materials and
colors shall be similar to that of the dwelling units
within the CHD.
(3) An existing single-family home incorpo-
rated into a CHD that does not meet the require-
ments of this chapter is permitted to remain on -a
site developed for cottage and CSF housing. Mod-
ifications or additions to the structure not consis-
tent with the provisions of this chapter shall not be
permitted.
(4) Accessory dwelling units are not permitted
in CHDs.
(5) CHDs may not utilize the cluster subdivi-
sion provisions of FWRC Title 18.
(6) For those CHDs processed as formal or
short subdivisions, all development standards of
this chapter shall be reviewed by the director of
community development as a component of the
preliminary plat or short plat review process. For
all other CHDs the development standards of this
chapter shall be reviewed as a component of pro-
19-408
ORDINANCE NO.20-899
AN ORDINANCE of the City of Federal Way, Washington, relating
to updating the zoning and development code; amending FWRC
19.250.030; repealing 19.250.150 (Amending Ordinance No. 06-533
and repealing Ordinance No. 08-580)
WHEREAS, the City recognizes the need to periodically modify Title 19 of the Federal
Way Revised Code ("FWRC"), "Zoning and Development Code," in order to conform to state
and federal law, codify administrative practices, clarify and update zoning regulations as deemed
necessary, and improve the efficiency of the regulations and the development review process;
and
WHEREAS, this ordinance, containing amendments to development regulations and the
text of Title 19 FWRC, has complied with Process VI review, Chapter 19.80 FWRC, pursuant to
Chapter 19.35 FWRC; and
WHEREAS, it is in the public interest for the City Council to amend development
regulations in Title 19.250 FWRC and Ordinance 08-580 to encourage middle -income housing
development in the City of Federal Way providing opportunities for single family housing
without requiring relatively large amounts of property; and
WHEREAS, Ordinance 08-580 classifies cottage housing as "demonstration projects"
and limits such projects to three throughout the City of Federal Way thereby limiting the
potential of cottage housing; and
WHEREAS, 19.250.030 currently demonstrates that a cottage housing development can
support a project up to sixteen units and be compatible with surrounding single-family
development; and
Ordinance No. 20-899 Page 1 of 6
WHEREAS, a recent study conducted by ECONorthwest shows a need for homes
available for families making over eighty percent (80%) of the established Area Median Income
(AMI) in the City of Federal Way; and
WHEREAS, Chapter 19.250.030(1)(b) FWRC inhibits the total number of needed
medium income housing units that may be provided in one development; and
WHEREAS, increased costs for building single-family units have prevented the
development of new single-family units for families earning less than eighty percent (80%) AMI;
and
WHEREAS, the Planning Commission conducted public discussion of these code
amendments on September 2, 2020; and
WHEREAS, an Environmental Determination of Non -significance (DNS) was properly
issued for the Proposal on August 21, 2020 and no comments or appeals were received and the
DNS was finalized on September 25, 2020; and
WHEREAS, the Planning Commission properly conducted duly noticed public hearing
on these code amendments on September 16, 2020 and forwarded a recommendation of approval
to the City Council as follows:
(1) To amend FWRC 19.250.030(1)(b) by eliminating the language in this section
requiring that two of the units in a sixteen -unit development be affordable per FWRC
19.250.150;
(2) To amend FWRC 19.250.150 by eliminating the language of "affordable housing
bonus in RS zoning classifications;"
Ordinance No. 20-899 Page 2 of 6
(3) To amend Ordinance 08-580 so cottage housing is not considered a demonstration
project and such development is not limited to three such projects in the City of Federal Way;
W]
WHEREAS, the Land Use & Transportation Committee of the Federal Way City Council
considered these proposed code amendments on October 5, 2020, and recommended adoption of
the text amendments as recommended by the Planning Commission.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, DO ORDAIN AS FOLLOWS:
SectionIT 1. Findiiigs. The City Council of the City of Federal Way makes the following
findings with respect to the proposed amendments.
(a) These code amendments are in the best interest of the residents of the City and
will benefit the City as a whole by providing needed single-family housing within the City of
Federal Way.
(b) These code and ordinance amendments comply with Chapter 36.70A RCW,
Growth Management.
(c) These code and ordinance amendments are consistent with the intent and purpose
of Title 19 FWRC, and will implement and are consistent with the applicable provisions of the
Federal Way Comprehensive Plan.
(d) These code and ordinance amendments bear a substantial relationship to, and will
protect and not adversely affect, the public health, safety, and welfare.
(e) These code and ordinance amendments have followed the proper procedure
required under the Federal Way Revised Code.
Ordinance No. 20-899 Page 3 of 6
Section 2. Conclusions. Pursuant to Chapter 19.80 FWRC and Chapter 19.35 FWRC, and
based upon the recitals and the findings set forth in Section 1, the Federal Way City Council
makes the following Conclusions of Law with respect to the decisional criteria necessary for the
adoption of the proposed amendments:
(a) The proposed FWRC amendments are consistent with, and substantially
implement, the following Federal Way Comprehensive Plan goals and policies:
(1) HP8 - Consider the economic impact of all development regulations on
the cost of housing.
(2) HG3 - Develop a zoning code that provides flexibility to produce
innovative housing solutions, does not burden the cost of housing
development and maintenance, and diversifies the range of housing types
available in the City.
(3) HG4 - Proactively plan for and respond to trends in housing demand.
(4) HP 14 - Review zoning, subdivision, and development regulations to
ensure that they further housing policies, facilitate infill development and
don't create unintended barriers.
(5) HP20 - Periodically review and update development regulations to
incorporate opportunities for new housing types.
(6) LUG3.1 - Provide a wide range of housing densities and types in the single-
family designated areas.
(b) . The proposed FWRC amendments bear a substantial relationship to the public
health, safety, and welfare because they provide clarification and improve processing of land use
actions.
(c) The proposed amendments are in the best interest of the public and the residents
of the City of Federal Way because it encourages more moderate sized and priced housing for
middle income home buyers.
Ordinance No. 20-899 Page 4 of 6
Section 3. FWRC 19.250.030 is hereby amended to read as follows:
CHDs shall be subject to the following development standards in FWRC 19.250.030 through
19.250.170.
(1) Cottage housing development size.
(a) CHDs are not permitted on sites less than .75 acres in size (a site may be composed of
more than one contiguous lot).
(b) CHDs shall contain clusters consisting of a minimum of four dwelling units and a
maximum of 16 units. 4 ff--5-. . 1w :2 nor .... -21 wits-n-titt "
A CHD may
be integrated into a larger conventional subdivision. Maximum number of dwelling units is not
limited in the RM zoning classifications.
Section 4. FWRC 19.250.150 is hereby repealed in its entirety.
Section -5. T eni,onstratip an(] limitation ref lircjc�t�. This ordinance repeals any
limitation on the number of cottage housing developments permitted within the City of Federal
Way as provided in Section 1 and Section 2 of Ordinance 08-580.
Section 6.vejability. 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 �7. Corr etioris. The City Clerk and the codifiers of this ordinance are authorized
to make necessary corrections to this ordinance including, but not limited to, the correction of
Ordinance No. 20-899 Page 5 of 6
scrivener/clerical errors, references, ordinance numbering, section/subsection numbers and any
references thereto.
Section 8. Ratification. Any act consistent with the authority and prior to the effective
date of this ordinance is hereby ratified and affirmed.
Section 9 Effective Date. This ordinance shall be effective five (5) days after passage
and publication as provided by law.
PASSED by the City Council of the City of Federal Way this 4th day of November,
2020.
CITY OF FEDERAL WAY:
MAYOR
ATTEST:
l'1.A S11 COU" TNEY, ,M(, CITY CLERK
APPROVED AS TO FORM:
J. RYAN CALL, CITY ATTORNEY
FILED WITH THE CITY CLERK: 10/14/2020
PASSED BY THE CITY COUNCIL: 11/04/2020
PUBLISHED: 1..................... .
1 /06/2020
EFFECTIVE DATE: 11�11/2020
ORDINANCE NO.: 20-899
Ordinance No. 20-899 Page 6 of 6