17-101003 FILE
` CITY OF CITY HALL
Federal Way Fed3eral
325Way,
8th Avenue South
Federal Way,WA 98003-6325
(253)835-7000
www.cityoffederalway corn
Jim Ferrell, Mayor
March 14, 2017
Larry Nordberg
Keller Williams Realty Puget Sound
33434 8"' Avenue South, Unit 103
Federal Way, WA 98003
RE: File#17-101003-00-AD; RESPONSE LETTER
Nonconforming Manufactured Home Inquiry,33305 43rd Avenue SW,Federal Way
Dear Mr. Nordberg:
This letter is in response to your inquiry received by the city on March 2, 2017, regarding the replacement
of a nonconforming manufactured home at 33305 43rd Avenue SW.The property is located within a
Single-Family Residential (RS) 7.2 zone which requires a twenty-foot front yard setback and five-foot
side and rear yard setback. In addition, per the City's Critical Areas Map,there is a wetland and stream
located on the subject property.
NONCONFORMING DEVELOPMENT
The house is nonconforming due to the proximity of the house to the front property line. Generally, under
Federal Way Revised Code(FWRC) 19.30.090, existing legal nonconforming development may remain
and continue so long as the existing nonconformities are not increased or expanded on by adding 2,500
sq. ft. of new gross floor area or more, or 25 percent of the gross floor area or more of the building
(whichever is less)or if the property is abandoned.
f Based on the photo provided and discussion with you at the counter, the house is currently in a
dilapidated state and replacement of the house may be the only option. The manufactured home may be
replaced if the existing foundation and/or footings are maintained as they currently exist.The City does
not have information regarding the current condition of the house; however, it is unlikely the existing
footings can be utilized for a new structure. Once the manufactured home and footings are removed, it
would not have any vested rights to its nonconforming state,and any new construction/replacement
would need to meet current zoning requirements, including the twenty-foot front yard setback.
Normal maintenance and repair to the existing structure that does not increase the gross floor area or
remove the structure, would be allowed subject to any required permits.
•
ENVIRONMENTALLY CRITICAL AREAS
The subject property contains both a wetland and stream. The existing manufactured home is located
within the wetland and stream buffer and subject to review pursuant to FWRC Chapter 19.145
Environmentally Critical Areas. Per FWRC 19.145.1 10,Exemptions, normal maintenance and repair,
reconstruction or remodeling, and additions to existing structures that do not increase the previously
approved building footprint are allowed. This allows repair activity within the existing footprint without •
requiring a critical areas report.
•
Mr.Nordberg
March 14.2017
Page 2
lithe house is relocated or replaced outside the existing footprint, a critical area report prepared by a
qualified professional, per FWRC 19.145.080, would be required. The report would need to delineate and
identify the exact location of the wetland and stream, determine the type of wetland and stream,and
determine the buffer width. In addition,the report must clearly indicate what impacts the house will have
on those critical areas. Based on this information, additional land use review may be required to intrude
into the critical area per FWRC 19.145.330,Intrusion into stream buffers and FWRC 19.145.430-440,
Development within wetlands/wetland buffers. If it is determined that intrusions into the critical area
exceed what is allowed in the above-mentioned code sections, the applicant may request a modification or
waiver oldie requirements to allow"reasonable use" of the property pursuant to FWRC 19.145.090.
Per FWRC 19.145.080(3),the city will utilize our third party biologist to review any submitted report at
the applicant's expense.
CLOSING
This letter is informational only and does not authorize any improvement work to the house or property.
Please contact the Permit Center at 253-835-2607 if you have any questions about residential building
permit application requirements. If you have any questions regarding this information, please feel free to
contact me at Becky Chapin, Associate Planner, at 253-835-2641 or
becky.chapin@cityoffederalway.com.
Sincerely,
.644--ded(/
Becky Chapin
Associate Planner
c: Permit Center
17-101003-00-.AU Doc.I.U.75524
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19.30.090 Nonconforming development.
(1)All nonconforming aspects of a development must be brought into conformance if:
(a)An applicant proposes to add to the subject property either 2,500 square feet of new gross
floor area or more, or 25 percent of the gross floor area or more of the building(s) on the subject
property, whichever is less, within any consecutive 36-month time period commencing at the
time of building permit issuance; or
(b)The property is abandoned.
(2) Exceptions.
(a) For a building (or group of buildings) greater than or equal to 50,000 square feet,
conformance as identified in subsection (1)of this section is not required unless the applicant
proposes to add 4,900 square feet of new gross floor area to the subject property or 10 percent
of the gross floor area of the building(s) on the subject property, whichever is greater, within any
consecutive 36-month time period commencing at the time of building permit issuance; or
(b)An increase in gross floor area of an existing single-family residential dwelling shall be
allowed provided the nonconformance of the existing structure is not increased and the addition
complies with all development regulations in effect at the time of the proposal; or
(c) If the increase in gross floor area involves an existing single-story building in the city center
that is nonconforming as to the ground floor size limits established in Chapter 19.225 FWRC,
the existing building footprint shall not be enlarged, except the director may approve minor
additions such as entry structures, lobbies, seating or dining areas, bay windows, and similar
features; provided, that such addition(s) shall not exceed 1,000 square feet per building in any
one consecutive 12-month period, and shall not increase the extent of any other
nonconformance. o
(3)This section does not govern application of Chapter 19.115 FWRC, Community Design
Guidelines; application of Chapter 19.115 FWRC is governed by FWRC 19.115.010 through
19.115.120, as amended. This section also does not govern application of development regulations
relating to water quality, signs, or street/sidewalk improvements; application of those development
regulations is governed by FWRC 19.30.110 and 19.30.120 and Chapter 19.135 FWRC, all as
amended.
(Ord.No.15-804,§ 18,11-3-2015;Ord.No.12-724,§8,6-5-12;Ord.No.10-652,§7,4-6-10;Ord.No.06-515,§3,2-
07-06;Ord.No.04-468,§3,11-16-04;Ord.No.02-420,§3,7-2-02;Ord.No.97-307,§3,12-16-97;Ord.No.92-144,
§3(165.35(4)),6-16-92;Ord.No.92-135,§3(165.35(4)),4-21-92;Ord.No.91-113,§4(165.35(4)),12-3-91;Ord.No.
90-43,§2(165.35(4)),2-27-90.Code 2001 §22-334.)
Cross references:Off-street parking regulations,Chapter 19.130 FWRC;zoning district regulations,FWRC Title 19,
Division VI;cottage and compact single-family housing,Chapter 19.250 FWRC.
19.30.200 Special provision for damaged improvements.
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If a nonconforming use or de._.._pment is damaged by sudden acciden____ cause, that use or
development, including associated improvements, may be reconstructed if it meets the following
requirements:
(1)The use or development, including associated improvements, as reconstructed, is not any more
nonconforming than it was immediately prior to the damage.
(2)The applicant applies for building and any land use permits to reconstruct the damaged
improvement within six months of the date of the damage and reconstructs the improvement
pursuant to such permits.
(Ord.No.15-804,§26,11-3-15;Ord.No.10-652,§ 14,4-6-10;Ord.No.06-515,§3,2-7-06;Ord.No.04-468,§3,11-
16-04;Ord.No.97-307,§3,12-16-97;Ord.No.92-144,§3(165.30),6-16-92;Ord.No.92-135,§3(165.30),4-21-92;
Ord.No.91-113,§4(165.30),12-3-91;Ord.No.90-43,§2(165.30),2-27-90.Code 2001 §22-343.)
Cross references:Appeals(concerning appeal of process II decision),FWRC 19.60.080.
19.145.110 Exemptions.
The following activities and developments are exempt from the provisions of this chapter.All
exempted activities shall use reasonable methods to avoid potential impacts to critical areas.An
exemption from this chapter is not an endorsement to degrade a critical area; ignore risk from natural
hazards; or otherwise limit the ability of the director to identify and abate such actions that may cause
degradation to a critical area.
(1)Activities and development in response to emergencies that, in the opinion of the director,
threaten public health, safety or welfare; or that pose an immediate risk of damage to property and
that require remedial or preventative action in a timeframe too short to allow for compliance with the
requirements of this chapter. In the event a person determines that the need to take emergency
action is so urgent that there is insufficient time for review by the department, such emergency action
may be taken immediately. The person undertaking such action shall notify the department within one
working day of the commencement of the emergency activity.The director will determine what, if any,
mitigation shall be required to protect health, safety, welfare, and environment and to repair any
resource damage.
(2) Operation, maintenance, or repair of existing public improvements, utilities, public or private
roads, parks, trails, or drainage systems if the activity does not further alter or increase impact to, or
encroach further within, the critical area or buffer and there is no increased risk to life or property as a
result of the proposed operation, maintenance, or repair, and no new dearing of native vegetation
beyond routine pruning.
(3) Development involving or near artificially created wetlands or streams intentionally created from
non-wetland sites, including but not limited to grass-lined swales, irrigation and drainage ditches,
detention facilities, and landscape features, except wetlands, streams, or swales created as
mitigation or that provide habitat for salmonids.
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(4) Normal maintenance and . air, reconstruction or remodeling, and _.__itions to existing structures
that do not increase the previously approved building footprint.
(5) Development within the footprint of existing paved surfaces that were previously approved.
(6) Recreation, education, and scientific research activities that do not require grading or placement
of structures.
(7) Removal by hand of invasive and noxious vegetation. Removal by hand does not include using
mechanical equipment or the use of herbicides.
(Ord.No.15-797,§22,6-16-15.)
19.145.120 Partial exemptions.
The following activities are partial exemptions to the provisions of this chapter and require written
approval from the director:
(1) Essential public facilities, public utilities and other public improvements.The director may permit
the placement of an essential public facility, public utility or other public improvements in a critical area
if no practical alternative with less impact on the critical area(s) exists. The specific location and
extent of the intrusion into the critical area must constitute the minimum necessary encroachment to
meet the requirements of the public facility or utility and not pose an unreasonable threat to the
c health, safety, or welfare on or off the subject property.The intrusion shall attempt to protect and
vmitigate impacts to the critical area function and values.The"public utility and other public
improvements" shall not include improvements whose primary purpose is to benefit a private
development, including without limitation interior roads or privately owned detention facilities installed
within or during the construction of a residential subdivision, binding site plan, or other commercial
development. The director may require supporting documentation to demonstrate compliance with
partial exemptions.
(2) Site reconnaissance necessary for preparing land use or building permit applications.Any
disturbance of the critical area shall be the minimum necessary to conduct the site reconnaissance
and the area shall be restored to its previous condition immediately.
(3) Normal maintenance and continuation of existing landscaping and gardens that were legally
U`' established prior to city incorporation.This partial exemption shall be documented by photographs,
statements, and/or other evidence provided by the applicant.
(4) Demolition of structures.The applicant shall submit a temporary erosion and sedimentation
control plan and apply for applicable demolition permit(s).
(5) Restoration and enhancement that does not alter the location, dimensions, or size of the critical
area or buffer and does not reduce the existing quality or functions of the critical area or buffer. The
applicant shall submit a restoration and/or enhancement plan prepared by a qualified professional or
as determined by the director.
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(6) Removal of invasive and ...,..ions vegetation with mechanized equi, !nt and/or with the use of
herbicides.
(7)Vegetation maintenance such as hazard tree removal, removal of nuisance vegetation, and
limited pruning for view preservation.The applicant shall submit a vegetation maintenance plan
prepared by a certified arborist or registered landscape architect that includes the following:
(a)A site plan at appropriate scale denoting the extent of the proposed vegetation maintenance
activity;
(b)Tree and vegetation location, type, and caliper of each tree within the area subject to the
proposed vegetation maintenance activity;
(c) Identification of methods of vegetation maintenance (limited to hand tools and hand powered
tools); and
(d) Proposed tree and/or vegetation replacement shown on the site plan.
(Ord.No.15-797,§22,6-16-15.)
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REQUEST FOl )MINISTRATIVE DECISION
CITY OF rtienatetNrr OF COMMUNITY DEVELOPMENT
Federal Way 33325 8th Avenue South
MAR 0 2 2011 Federal Way,WA 98003-6325
253-835-2607;Fax 253-835-2609
ww.cit
Cm OF FEDERALWA offederalwa .com
- I D 1 0 0 3
FILE NUMBERf
� / Date 3 �' / - � 0 / 7
Applicant
NAME 1a � •� o r kJ PRIMARY PHONE
Il_ Y' q ` 40 0
r -�AA � � � �i
BUSINESS/ORGANIZATION r p ALTERNATE PHONE
kO-A t 2 r (A t ` I I l‘ck,wt..S R QA,
MAILING ADDRESS to ILMAIL
3�L( tf 0`' /Q3 L ckrr'/y/&iioilieveholor. Co
CITY A STATE ZIP FAX
Fe-okv-a,L t / - 93oci
Property Address/Location 3 7 0 C Y 3 i- o f
L (A) 14-K r--
Description of Request
Is it possible to retain nonconforming status with regard to critical area buffers
and setbacks if we remove and replace a manufactured home on the referenced
property? Current home is in dilapidated condition and it is unlikely it could be
successfully remodeled.
List/Describe Attachments b41+1c .<z V titcl /( c'I k v-t..3
For Staff Use
/tc Code Interpretation/Clarification - No Fee
❑ Critical Areas Letter/Analysis/Peer Review - No Fee(Actual Cost if Applicable)
❑ Request for Extension(Land Use/Plat Approval) - Check Current Fee Schedule
❑ Revisions to Approved Permit - Check Current Fee Schedule
❑ Tree Removal - No Fee
❑ Zoning Compliance Letter - Check Current Fee Schedule
Bulletin#079—January 4,2016 Page 1 of 1 k:\Handouts\Request for Administrative Decision
THIS SKETCH IS PROVIDED,WITHOUT CHARGE,FOR YOUR INFORMATION. IT IS NOT INTENDED TO SHOW ALL MATTERS RELATED
TO THE PROPERTY INCLUDING,BUT NOT LIMITED TO,AREA,DIMENSIONS,EASEMENTS,ENCROACHMENTS OR LOCATIONS OF BOUNDARIES.
IT IS NOT A PART OF,NOR DOES IT MODIFY,THE COMMITMENT OR POLICY TO WHICH IT IS ATTACHED. THE COMPANY ASSUMES NO
LIABILITY FOR ANY MATTER RELATED TO THIS SKETCH,UNLESS SUCH COVERAGE IS SPECIFICALLY PROVIDED BY THE COVERED RISKS OF
THE POLICY. REFERENCE SHOULD BE MADE TO AN ACCURATE SURVEY FOR FURTHER INFORMATION.
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