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15-105048October 23, 2015 Tad Navle Tad Sells Homes tad(@tadsellshomes.com Jim Ferrell, Mayor RE: File #15-105048-00-AD; RESPONSE TO INQUIRY Rocz (Estate), 31101 181h Avenue South, Federal Way Dear Mr. Navle: This letter responds to your October 5, 2015, email to the Permit Center regarding unpermitted work at a building located at 31101 18'h Ave S. The response is for zoning related issues that correspond to the email's following questions: 1. "Can we get this building approved as a 5-plex — in a reasonable length of time?" 2. "Can we get this building approved as the previous use i.e., office space downstairs?" The property is zoned Community Business (BC) and multi -family residential -only development is not a permitted use in the BC zone. I do not know what the original use of the building was when it was constructed in 1945' or if it has vested rights as a multi -family residential building prior to the property's current BC zoning. These are issues that the property owner will need to investigate further if the goal is to use the building for multi -family residential -only. Approval of a mixed use building will require Use Process I1 approval and possible site work to meet current zoning standards set forth in Federal Way Revised Code (FWRC) Use Zone Chart 19.220.050. These standards include, but are not limited to, minimum 13ft. floor -to -ceiling height and minimum 15ft. depth on the ground floor tenant spaces, 150 square feet of open space per dwelling unit, minimum off- street parking for ground floor and residential units (see Use Zone Chart). Be advised that improvements to the building will likely require permits from the Building Division. Please contact the Permit Center at 253.835.2607 for necessary permits. The city offers a preapplication conference service that may provide additional information on zoning, building, and utility issues (see enclosed handout). This letter is informational only and does not authorize any site work to building or property. You may contact me with any questions regarding this letter at 253.835.2638 or rnatt.herreraa e ityoffederalway.com. SinPwHerrAera, aAICP Senior Planner enc: Bulletin 044 'Preapplication Conference' 1 Per the King County Assessor's Office Doc. I D 71223 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com /'��,'� 501-l9 - A6 Grace Skidmore From: Tad Navle 253-988-8252 <tad@tadsellshomes.com> Sent: Monday, October 05, 2015 11:33 AM To: Permit Center Subject: 31101 18th Ave S, Federal Way 98003 - Help Needed To the Permit Center - I, Tad Navle, am the listing agent for the property located at: 31101 18th Ave S Federal Way, Wa 98003 The owner of the property has passed away and I am dealing with the Executor of the Estate (Roger O'Keefe) in selling the building. As you know - the deceased owner did some remodeling work without permits on the property. City of Federal Way had the Estate vacate the rest of the tenants from the building. I believe this is because of lack of permits of the completed work. I'm sure that safety was a big concern for the inspectors. Now we have some problems related to the empty property and the unpermitted work that was completed. 1. In working with interested prospects for the building I have been referring them to the City for guidelines on how to fix the building. The prospects are being given the guidelines which include: A. The building needs to be brought up to code - but lack of detail B. And part of this code is that the downstairs of the building can only be used as office space and that the ceilings need to be 13 feet high. I'm not sure how feasible that is to raise the height of a building. I did speak the secretary for the deceased owner. I asked her about the history of the property. Here is what I have learned from her. Sandy began working for Larry, April 1, 1995. At that point Larry was already established in business working at that location. The upstairs units and the detached building were rented out as living spaces. The downstairs was one big office space with two bathrooms. She feels that Larry had been working in the building since he purchased it in January 1995. As for the unpermitted work. Sandy stated that one wall was put in to create two different units. He also had the plumbing for the kitchens installed. Larry had this work completed while he was ill. He definitely made some poor decisions while on the pain meds. 2. Since the property was vacated we are having a problem with vagrants. The site has become a dumping spot and at times a sleeping place for the homeless (outside). We are continuing to keep the place up but the longer is sits vacant the harder it becomes. What I am leading to and asking for is some help. I need to come up with a plan for how this property can be used by a prospective buyer. Options I am asking about: 1. Can we get this building approved as a 5 plex - in a reasonable length of time 2. Can we get this building approved as the previous use ie: office space downstairs. Is there a list of violations I can give prospects to show them what needs to be completed to get to code. My hope is that we can reverse some of the work completed to turn it back into an office space on the bottom floor or get permitted as a 5-plex. And of course the estate is out of money - the only true asset is this building. Tad Navle RSVP Real Estate 253-988-8252 "Tad Sells Homes" "Oh By the Way - I am never Too Busy for your Referrals" Tad Navle 253-988-8252 cell Tadka TadSellsHomes.com RSVP Real Estate 888-542-6789 fax TadSellsHomes.com Find Out What Your Home is Worth! Click Here!