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03-103435 Ahh, CITY of CITY HALL 33530. Fe d e ra I Way Feder 1st Way South 980• 9 Box 9718 Federal Way,WA 98063-9718 (253)661-4000 wwww cityoffederalway.com September 11,2003 if'r. . m 1�... E Mr. Jeffrey Swanson 15727 Newport Way Bellevue, WA 98006 Re: File No: 03-103435-00-UP; PROCESS I CONDITIONAL APPROVAL Swanson; 28624 and 28626 25'h Place South,Federal Way Dear Mr. Swanson: The City has completed an administrative review of your proposal to convert the two existing garages of a duplex located at 28624 and 28626 25th Place South in Federal Way into living spaces. The Process I application is hereby conditionally approved,based on the following condition and enclosed Findings for Site Plan Approval. Pursuant to Federal Way City Code(FWCC) Section 22-952, it is a violation of this chapter to accumulate junk,or for a property owner or the person in control of property to allow junk,junked, or inoperable vehicles to accumulate on the subject property. As such, prior to final inspection of the proposed construction(building permit number 03-103261-00-MF)all junk and inoperable vehicles on the subject property must be removed and the site must be in compliance with this code section. This decision shall not waive compliance with future City of Federal Way code,policies, and standards relating to this site. The effective date of this decision is September 15,2003. Pursuant to FWCC Section 22-356, any person who received notice of the administrative decision may appeal this decision to the Federal Way Hearing Examiner by September 29,2003. Please be aware that no work on the proposal can commence until the end of the appeal period. However, in that you are the only party of record,you may waive your right to appeal this decision. The City must receive this waiver in writing. Waiver of the right to appeal does not effect the effective date of this decision. Therefore, if you choose to waive your right to appeal,you could begin work on the proposal on September 15,2003, provided you have obtained the necessary building permits. As a final note, please be aware that the subject property is located in high crime area. The City strongly advises that the applicant contact Stacey Flores,Community Relations and Information Specialist for the Federal Way Police Department, for information related to crime prevention strategies that could benefit the occupants of the dwelling units,the property owner, and the City as a whole. Ms. Flores' direct line is 253-661-4717. Mr.Jeffrey Swanson Page 2 September 11,2003 An hourly Process I application fee of$115.50 is now due(two hours at$57.50 per hour). However,the$57.50 deposit paid at the time of application covers a portion of this fee. Therefore, a balance of$57.50 is due and must be paid before obtaining a building permit. Should you have any questions about this letter, please call Jane Gamble,Associate Planner,at 253-661-4120. Sincerely, Kathy McClung, Director Community Development Services enc: Findings for Site Plan Approval Approved Site Plans c: Jane Gamble,Associate Planner Stacey Flores,Community Relations and Information Specialist for the Federal Way Police Department • • File#03-103435-00-UP Doc.I.D.24466 CITY OFF Federal Way Findings For Site Plan Approval Swanson Garage Conversions 28624-28626 25th Place South File No: 03-103435-00-UP 1. The applicant proposes to convert two existing attached garages into living space consisting of two bedrooms and a family room for two duplex units located at 28624 and 28626 25th Place South, in Federal Way.' Zoning for the subject property is Multifamily Residential(RM 3600).This zoning district permits attached dwelling units pursuant to Federal Way City Code(FWCC)Section 22-667. This proposal is subject to Process I,Director's Approval, as it does not meet the land use process exemptions under FWCC Section 22-32. 2. The proposed conversions are exempt from SEPA review pursuant to Washington Administrative Code(WAC) 197-11-800, "Categorical Exemptions,"as the proposed action involves fewer than four residential units. 3. Pursuant to FWCC Section 22-667,the required parking for attached dwelling units is 1.7 parking units per dwelling unit;the total required number of parking stalls for the duplex located on the subject property is four parking stalls.2 The applicant has demonstrated on the site plan that four parking stalls are available on the lot,and these stalls are outside of required yards.3 The existing wooden fence that blocks the concrete parking pad for the compact stall will need to be removed prior to certificate of occupancy. With the removal of the wooden fence,the proposed conversion of the existing garage spaces does not create a parking nonconformance on the site. The required parking stalls must be striped prior to final building inspection. 4. Pursuant to FWCC Section 22-952, it is a violation of this chapter to accumulate junk, or for a property owner or the person in control of property to allow junk,junked,or inoperable vehicles to accumulate on the subject property. As such,prior to final inspection of the proposed construction(file #03-103933-00-MF), all junk and inoperable vehicles on the subject property must be removed and the site must be in compliance with this code section. 5. The,proposal has been reviewed for consistency with all applicable zoning regulations including, FWCC Chapter 22,Article IV,"Nonconformance"; FWCC Chapter 22,Article XVII, "Landscaping"; and FWCC Chapter 22,Article XIX, "Community Design Guidelines." 'The proposed conversion will create four-bedroom two-bath units at the duplex. 2 Pursuant to FWCC Section 22-1379,if the formula for determining the minimum and maximum number of parking spaces results in a fraction,that fraction will be rounded up to the next higher whole number. 3 Pursuant to FWCC Section 22-1135(2),attached dwelling units in residential zones may not locate parking areas in required yards.Pursuant to FWCC Section 22-667,the front yard setback for an attached dwelling unit is 20 feet from the front property line.Based on the submitted site plan,it appears that the dwelling units are located 19 feet from the front property line. 6. Nonconforming development standards have been identified at the subject site!'Under FWCC Section 22-334(6),nonconforming development standards must be corrected if a multi-tenant building adds more than 50 percent of value in any one calendar year. The existing value of the duplex unit is $138,000,according to the King County Assessor's Records. The applicant proposes to add$14,000 value to the units with the conversions.Therefore, as the applicant will add less than 50 percent value to the units with this proposal, nonconforming development standards are not required to be brought up to current code standards. 7. Community Design Guidelines for residential dwelling units encourage the use of windows in all facades,pedestrian walkways between the dwelling unit and the street, and landscaping between the dwelling unit and the street.Crime Prevention through Environmental Design(CPTED)principles of natural surveillance, access control, and ownership are used with design guidelines to identify and incorporate design features that reduce opportunities for criminal activity. The existing duplex units do not have any windows that face the street, nor are any street facing windows proposed with the garage conversion. Also, existing pedestrian walkways from the dwelling unit to the street are via the driveway. Pursuant to FWCC Section 22-1632,applications for remodeling of existing developments shall meet only those provisions of the design guideline article that are reasonably related to the area of remodel. In this case,the area of remodel involves only garages containing street-facing facades. Staff strongly recommends that windows be included on the west street-facing façades to the extent possible to conform to design guidelines and CPTED principles. Pedestrian connections and landscaping between the building and the street,while not reasonably related to the area of remodel,are also recommended. 8. Pursuant to FWCC Section 22-395(b),and the forgoing findings,the proposal is found to be consistent with the Federal Way Comprehensive Plan; all applicable provisions of the FWCC; and with the public health, safety,and welfare,provided that the stated condition of approval is met. 9. A building permit application under file#03-103933-00-MF is under review. Final construction drawings will be reviewed for compliance with specific regulations,conditions of approval,and other applicable City requirements.These findings shall not waive compliance with future City of Federal Way codes,policies, and standards relating to this development. Prepared by: Jane Gamble,Associate Planner Date: September 3,2003 4 The duplex is set back 19 feet from the property line,while the minimum front yard setback is 20 feet pursuant to FWCC Section 22-667.Existing site improvements appear to exceed 60 percent lot coverage maximum. Swanson Conversion File#03-103435-00-UP/ .ID 24465 Findings for Site Plan Approval Page 2 0 r,,,,r„ ,„,,, �„A. ., 'MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES CITY OF RECEIVED l 33530 First Way South AUG 2 2 . ( MUM}v rEVELOPMEN" 'EPARTMENT PO Box 9718 Federal 1! lay Federal Way WA 98063-9718 qq n� 253-661-4000;Fax 253-661-4129 www cityoffederalway corn ti . APPLICATION NO(S) 03 - 1 v34-3 S - DO Up Date n"ZZ-�'� Project Name SWAR 0 N. ty"W C) Property Address/Location 2.23 (32-LI - C 2' , Th 2S p L. O Parcel Number(s) 55 2q CiC I (0 Project Description Cr+ CCU@ P$ LON. T) L t U I. RG, PA,OE' ? &)P Le > iq ut,:ro► FAM t LY, PLEASE PRINT Type of Permit Required Applicant Annexation Binding Site Plan Name: Up tLLIA.M A �Q�{N.sE`t4 Boundary Line Adjustment Address: te cm gfl ' pi_ me Comp Plan/Rezone Land Surface Modification City/State: 1ZLVZ.L,L 1.,t4cN lJ + WA. q g�3 9 Lot Line Elimination Zip: Preapplication Conference Phone: 246--q31-7 721 X Process I(Director's Approval) Fax: 47,E P Zp—( 2lLi Process II(Site Plan Review) Email: Wt JOHNt -c ®c j Ca r C Process III(Project Approval) Signature: Process IV(Hearing Examiner's Decision) Process V(Quasi-Judicial Rezone) Agent(if different that plicant) Process VI SEPA w/Project Name: SEPA Only Address: Shoreline: Variance/Conditional Use City/State: Short Subdivision Zip: Subdivision Phone: Variance: Commercial/Residential Fax: Email: Required Information 4A Signature: oning Designation Owner HOI_`61 P614. Co prehensive Plan Designation Name: JEFF t)La1/4-t-taoN. 1 alue of Existing Improvements Address: 15127 c.T1E ►T UAW City/State: eu_evue ,L O A qge:X)� III.COD Value of Proposed Improvements Zip: Uniform Building Code(UBC): Phone: Fax: `R.-3 Occupancy Type Email:NA V -14 Construction Type Signature: c\sp....(2„„k ....txitt.,. ....s....„ Bulletin#003—March 3,2003 Page 1 of 1 k:\Handouts—Revised\Master Land Use Application POcT NA P V AT L vc A. ON TWO PPoJ tTG )4 . Yl2G-Sc -G PL. So- PP'O36cC WWL Ek0AYE SITE EOv Gkc6kQNAL WALL_ T� s f�. t_L rt o .-R L-AC6 o c= G=Av I e AtA t.<< DN. O SI- t t NGv GLASS Ldol2 c V1o0.E LotNOWS . f1W-re i o (-(©N. uutk.L mug O G v),00 m s , � M I L Y Pz ov AL UPG-( E- FoQ WASHEVZ. k.y E t2 10,00M /6cN b LNG . C �� •ON i .--.••••• 4.-•• 0 -C) _ ` '' :' '" Electric 90.04 t• - - .�� :: - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - (Meter 38 A11M4 ;tea • • �R��r�b 5�,�uS 10 Garage • -C-OR. (il ''L-- (21'6" x 22) .... .. .. . . .. .. .. . 100 e-%(I o� North Unit 28 j 3 NdO131`►3Q J�.l.[t`'n�ti 1; dot _ cf(At.i.5 ) J V 21,6„ �- - �� jJ�D 22 `1 5 t;i[ . — : tit (,'- ;L Si . / CI�PT.OF COi�fth�U► I T Y DEv�l 3��:e; 4: ;k . ..�< (Y..y.. 17 S 03 _. t�=x7 r �i�:: =<:: .:.. ,. ;�; Tom"` <:< �s t �:�`• e"p' A� ' PPcc- 2�S�a�-� RAGES TO LI :rf -_ .X wt .��: rQ,-;;:.. 013TS1 Cco K "�} p qLT -GA r r'.' mr: :-' ``=�.- Asphalt Shared • • = ZOO Side o It- Concrete Drive `j 0 Walk 8 Laundry 8 m� r DUPLEX r - �k � walk (40 x 26) �3tA V-- f� Z W Pt--tsor� lomEAPRIC 4 t ' c /a-�S y Saco l>r 4 3 17 S� A� 5 �: r Y �• S ( X 1 g • 0 / 20 l 21'6" �i II f Y CO ( S'- L > ..:... South Unit 28 RECEIVE[ i S. p X 1 5 •D Garage 22 (21'6" x 22) AUG 0 8 2003 .s-sir-,:?: t: ,4.r,- :�- c SL.-�.- i oN� Y O `:y rir; . =iE-=ir* a �- :�''_ GIT FEDERAL v� • ''` - f: ` `:=-----. `. Y � (( (�f BUILDING DEPT. 4 f eta•a a•:��' 1�cF>..a xg _ _ c: �(�. �f �] 38 Site Plan "G'°•;,.<`'='` . Electric c tr _; ,;, -` 4.4 yy --c. Meter 3 a j +Y r� .- ,. -X .44.. The house N P E T I a N ;roject:90.04 [ i\1 Y ; �:� �r�. FINAL i S ��� "��;; Y::- Front property line is set back 19 BE j Drawn by: l3� -�;:�,j��.>� is set back 10' from the front _ p. �'�;�;•� „�.•r:?'' � ,jam ��f-; REQUIRED Date: �1 Sl 5. .s y*?,,, .., ., r.: the curb. QVAL r,.;,�_, >., „ „. from property IiB I'E PLAN AP'PR 2 /, ' p p Y l (�.y/�G�. AU G G 8 0�_ Revision: r�e ,,->r;::,7::..:: .K h: i pletrnit Number. ,..-, %N< h Address: a�6 yX � {W S Approved By: -alln / b `� UPON COMPLETION OF WORK FEDERAL WAY 1" _ ,o' CITY OF Scale' :t i/� >+ iL : mr ;.m �' 3 BUILDING DEPT. �ivYi• '`•?4iw7N:----'.:.1qu'a?>vfr7•',.'ir* '�: I "5?'IYkYy v Jar•�t,�yhhy:..,?,(jY10 ^ o •� l ,{n+ # /1 r:j }.+.,• .4, .,.• k'�A' • � � �AG✓.- `{� y l• _e fC�c�-�.'E �iv � • z,»ar:s•r.,`.4+?1•nC�Yt.Y.lwSiW>S.ai>?Y.•Y - '�L(,v V I -1 `yyf-�' •v 1 4 = M E T R O AN PROPERTY P z• O F I L E = King (WA) **************************************************************************************** * * * * * OWNERSHIP INFORMATION * * * * * * Parcel Number :552900 0160 07 Q:SE S:33 T:22N R:04E * * Building Id # :1 * * Parcel Type :Platted * * Owner/Taxpayer :Jacobson Darrell S * * CoOwner * * Site Address :28624 25th P1 S Federal Way 98003 * * Mail Address :17030 51st Ave S Seattle Wa 98188 * * Telephone :Owner:206-242-9752 Tenant: * * * * * * SALES AND LOAN INFORMATION * * * * * * Recording Date : Loan Amount * * Auditors Fee # : Lender * * Sale Price Loan Type * * Deed Type Interest Rate * * % Owned Vesting Type * * * * * * ASSESSMENT AND TAX INFORMATION * * * * * * Land :$49, 000 % Improved :74 * * Structure :$138,000 2003 Taxes :$2, 415.02 * * Total :$187,000 Exempt Code * * Levy Code :1207 Excise Tax # * * * * * * PROPERTY DESCRIPTION * * * * * * Census :Tract:300.04 Block:1 * * Map Grid :715 C7 * * Neighborhd Cd :026012 * * Zoning Code :RM3600 * * Land Use :003 Res,Duplex * * Legal :LOT 16 MILITARY ARMS * * * * * * Sub/Plat :Military Arms * * Recording Num * * Short Plat * * Building Name * * Volume :86 Page:15 * * Jurisdctn :FEDERAL WAY * * * * Profile-Page 1 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. -w = M E T R CAN PROPERTY P R _ F I L E _ King (WA) **************************************************************************************** * * * Parcel #:552900 0160 Bldg Id #:1 * * * * * * PROPERTY CHARACTERISTICS * * * * * * Bedrooms :4 1st Floor SF :2, 080 Year Built : 1968 * * Bath Full :2 2nd Floor SF Eff Year * * Bath 3/4 :2 3+ Floor SqFt GarageType :Attached * * Bath 1/2 Half Floor SF Bsmnt Type * * Fireplace AboveGroundSF :2,080 BsmntGrade * * Deck Finished SqFt :2, 080 Bldg Matl * * Porch Fin Bsmnt SF Bldg Cond :Avg * * Stories : 1 UnfinBsmnt SF Bldg Grade :Good * * Units :2 BsmntTotal SF %Brick/Stone: * * Elevator Bsmnt Park SF HeatSource :Electric * * Mobile Home : No Building SqFt :2, 080 Heat Type :Elec\baseboard * * Nuisance Deck SqFt Wtr Source :Water District * * Easements AttachedGrgSF :970 Sewer Type :Public * * Design Type : * * * * LAND INFORMATION VIEW INFORMATION STREET INFORMATION * * * * Lot Acres : . 17 View :None St Surface :Paved * * Lot SqFt :7,200 View Seattle Skyline : St Access :Public * * Lot Shape View Lake/River * * Tde/Upind View Lk Sammamish • * TopoProbs View Mountain * * Sprinkler View Puget Sound • * Wtr Front View Mt Rainier • * WtrFrntSF View Olympics • * Golf Adj :No View Cascades * * View Lake Washington : * * View Other * * * * Profile-Page 2 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report.