06-102327FILE
CITY OF
Federal
September 26, 2006
CITY HALL
33325 8th Avenue South
Way Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Bryan Austin
Demetriou Architects
5555 Lakeview Drive, Suite 200
Kirkland, WA 98033
RE: File #06-102327-00-AU; DIACONOU DETACHED ADU
30024 20`h Place SW, Federal Way
Dear Mr. Austin:
On July 24, 2006, the City of Federal Way received your application.for land use/planning approval for a
rebuilt, detached, legally non -conforming 800 square -foot Accessory Dwelling Chit (ADU), at 300242011'
Place SW, Federal Way. The site is zoned RS 15.0. Community Development Services staff have
reviewed your proposal in terms of the Federal ,Way City Code (FWCC) and has approved your proposal
based on the following conditions:
On August 3, 2006, a bid was received by the City of Federal Way for the reconstruction of the
accessory dwelling unit by Bohren Construction Inc. In that bid, a total price of $214,500 was
quoted for the reconstruction (including material, labor, and associated construction costs). The City
of Federal Way has authorized (through a letter dated June 20, 2006) that reconstruction costs may
not exceed $225,000 (based upon 75% of the value of the previously submitted appraisal of the
structure valued at $300,000), or you would have to bring the structure into conformance. The
project may not exceed $225,000 in cost. A receipt, along with a notarized statement by Bohren
Construction Inc. proving and stating that the project did not exceed $225,000, must be produced to
the City prior to a final building inspection.
2. Prior to the final inspection for the building permit, you must provide a signed and notarized "Letter
of Application & Deed Restriction" in accordance with FWCC 22-649, Note #11, in addition to a
check for recording fees payable to the City of Federal Way. (The fee will be based on the King
County fees in effect at the time the document is ready to be recorded.) City staff will record this
document with King County. This form is enclosed.
Upon satisfying the required final inspection and submitting the deed restriction and recording fee, the
City will issue a "Certificate of Accessory Dwelling Unit Compliance" for the property.
PROCEDURAL INFORMATION
The date of the decision is September 25, 2006. The decision may be appealed in the form of a 1�tter
delivered to the Department of Community Development Services on or before October 9, 2006, by any
person who submitted comments or received a copy of this decision (that is, any party of record). Since
you are the only party of record, you can waive your right to appeal this decision, in which case it shall be
effective immediately, if all fees are paid. The City must receive this waiver in writing.
Mr. Austin
September 26, 2006
Page 2
This decision does not constitute approval of a building permit. This decision does not waive compliance
with future City of Federal Way codes, policies, and standards relating to this development.
CLOSING
You were charged a basic ADU fee of $158.00 for land use review. There are no additional hourly
planning fees for review of ADU applications.
If you have any questions please call me at 253-835-2622 or email me at
david.lee@cityoffederalway.com.
Sincer
avid Lee
Associate Planner
c: Michael Lee, Building Plans Examiner
06-102327
Doc.I.D 35105
Bohren Construction, Inc.
135 S. 293rd Pl. Federal Way, WA
206-713-5971 98003
August 3, 2006
To: David Lee, Assoc. Planner
City of Federal Way
Re. File #06-102327-00-AU; DIACONOU DETACHED ADU
30024 20" Pl. SW, Federal Way
RESUBMITTED
AUG 4 3 2006
CITY OF FEDERAL WAY
BUILDING DEPT.
This is in response of a cost breakdown by a licensed contractor. Included is a copy of a
cost breakdown and my current license from the state. The total projected costs are
$214,500.00.
If you have questions, I can be reached at 206-713-5971.
Dave Bohren
Bohren Construction, Inc.
CITY OF
� Federal Way
June 20, 2006
Demetriou Architects
Attn: Bryan Austin
5555 Lakeview Drive, Suite 200
Kirkland, WA 98033
RE: File #06-102327-00-AU; DIACONOU DETACHED ADU
30024 20`b Place SW, Federal Way
Dear Mr. Austin:
FILE
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
On May 9, 2006, the City of Federal Way received your land use application for an accessory dwelling
unit (ADU) at 30024 20`b Place SW. We have reviewed your project and need further information before
we can proceed.
Appraisal/Bid - On December 21, 2005, a response letter by the City of Federal Way was issued (file #05-
102054-00-AD) regarding the reconstruction/repair of the cabin in question. In that letter it was stated that
the City may approve changes to a nonconforming shoreline structure up to 75% of the fair market value
of the existing nonconforming structure, which value would be determined by a King County Assessors
Record or an appraisal provided by the applicant.
We have received the appraisal with your application which values the structure at $300,000. This would
make the amount you may spend on the project $225,000 (maximum) without bringing the structure into
conformance. However, to ensure that the project will not run over this amount, we will need a signed
copy of the construction bid. This bid should include a breakdown of the cost of the labor, material, and
any special equipment/transportation (i.e. cranes, barges, etc.) costs associated with the construction of
this project. Additionally, this bid must be obtained through a contractor that is licensed and bonded
through the State of Washington.
Additionally, the building department has completed its review and had the following comments:
At the time of building permit submittal, a building, plumbing, and mechanical permit are required
for the proposed structure as well as a separate electrical permit. The storage shed, however, due to
the size and use, is exempt from a building permit. Note that exemption for a required permit does
not grant authorization for the work to be done in a manner that violates the code.
2. The proposed accessory dwelling unit does not meet minimum prescriptive lateral bracing
requirements per 2003 International Residential Code section R602.10 and therefore must be
designed by an engineer or an architect. Provide calculations and drawings of the structure that have
been reviewed and stamped by a currently licensed Washington State architect or engineer at the
time of building permit submittal.
Mr. Austin
June 20, 2006
- Page 2
Please submit the requested bid at your earliest convenience. I will review the resubmittal as expediently
as possible. If you have any questions, please feel free to call me at 253-835-2622 with any zoning related
questions, or you may contact Michael Lee at 253-835-2639 with any building related questions.
Since
David Lee
Associate Planner
enc: Resubmittal Information Form
06-102327 Doc I D 36787
I� �ARTMENT OF COMMUNITY DEVELOPMENT SERVICES
R (C t 33325 8`h Avenue South
Ak PO Box 9718
CITY OF MAY 0 g 006 Federal Way WA 98063-9718
FederalWay253-835-26fl7; Fax 253-835-2609
WA-+v.ritvaffederalua �.ca
BUlWING DEPT-
rn
GIT AY
ACCESSORY DWELLING UNIT (ADU)
FEE: $158.00 (Not required if legal nonconforming status is established.)
FILE # O (.p - I Oct _ r 4 r J RELATED FILE #s: 05' ['0 2 0 S `i OO _Ab
Owner's Name: J O� N bA�Lc VA o
Address: 300 2.4 Z0Alt" pldwpl SW
Daytime Phone: 253 1�8 ^ o Tax Parcel#: Q 2 k O 36 S
Zoning: S' ` Lot Size in Square Feet: lf2Z-,
Type of ADU: ❑ Attached >(betached Is this a: X New ADU Existing ADU Etc , \
ADU was: ❑ Approved b Kin County Provide a co of the permit.) Other
Existing, PP Y g tY ( PY P )
Construction of existing ADU completed in 19 IV/20_.
Construction of existing residence completed in 19_2 /20_.
Which is the owner occupied unit: XPrimary Dwelling Unit or ❑ ADU PYo
Number of square feet:S�0 Primary Dwelling Unit 11,� _ADU
Provide the following information:
Lakehaven Utility District Water & Sewer Certificates of approval for the New ADU
❑ King County Public Health Department Approval (if septic)
❑ Heating type: ❑ Electric ❑ Gas Other tbA%
Electrical Capacity:
Primary Dwelling Unit
ADU FLOOR PLAN DRAWINGS (Provide the following; refer to page 3 for an example.)
Floor plan of the prig unit and the ADU
A �r Plumbing (existing & proposed)
❑ Mechanical — Hcatin Nentilalion/Air Conditioning (existing & proposed)
Entrances of primary dwelling unit and ADU (existing & proposed)
'Ceiling Heights/Room Sizes for ADU
Elevation of the proposed ADU with the primary dwelling unit
ADU
Bulletin #049 - January 1, 2006 Page 1 of 3 Ul-landoutskADU Application
ADU SITE PLAN DRAWINGS (Provide the following; refer to page 3 for an example.)
fd' Scale/north arrow /Street/driveway location
Lot dimensions Z Primary dwelling unit
ADU footprint (if detached) 'Building setbacks from property line
Location of utilities & easements / Show location of three on -site parking stalls
Locate the entrance of the primary dwelling unit and the ADU
Calculate the total impervious surfaces coverage for the site (Include the existing and proposed roof area,
driveway, patios, and walkways.)
fX Other mp IVE v'P_
DISCLAIMER: I certify under penalty of perjury that the information furnished by me is true and
correct to the best of my knowledge and further, that I am authorized by the owner of the above
premises to perform the work for which the permit application is made.
Rot VC1, dc,
Signature of Applicant f'�Y`�� Date III
a
WAIVER: Approval of the ADU Land Use Application does not constitute approval of the building permit.
Application and approval of the building pennit is a separate process.
OFFICE USE ONLY
❑ ADU Status: ❑ Legal Nonconforming per FWCC Section 22-339.1 ❑ New ADU
❑ Assigned Address of ADU
❑ Deed Restriction/Letter of Application Rec'd ❑ Recording Number
❑ Other
Approved by
❑ Conditions of Approval
Bulletin #049 — January 1, 2006
Page 2 of 3
Date
k:\Handouts\ADU Application
Coldwell Banker Danforth
Katrina Flanigan
33313 1st Way. South
Federal Way, WA 98023
ww►v.katrinaflan_ i�an.com
206-963-9350
April 4, 2006
Re:
Valuation of beach house located at:
Residence of Diaconou
30024 20t' Pl. S.W.
Federal Way, WA 98023
To whom it may concern;
RECEIVED
MAY 0 0 2006
MY OF FEDERAL WAS'
BUILDING DEPT.
I have included many comparable properties, that have had recent sales. The
value of these properties, with a similar type of "beach house"the range in value amount
to 450,000- 819,000. As the nature of this type of property, and
of sales of waterfront homes, none the less properties that have 2 improvements on
the same tax parcel, I have also included an appraisal from a home located two lots
south, that shows the value of the "beach house". This value came in at 300,000 for
an 800 square feet ADU. This property in my opinion is the closest comparable
available, as this property also has a new construction primary home, and 5 acres of
land of Puget Sound Waterfront.
Any questions or concerns, please feel free to call me at,the' above phone number.
Sincerely,
Katrina Flanigan
Licensed Real Estate Agent since 1989
-- ---------
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Federal Way. WA
I U: MFARABLE SALE #4
1611 South 240th Street
deli Molnea WA
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--
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0OIAPARAJEE
SALE_
Dale of Flkrr Sakgrensier
11010312002
N R 'd. Sala PT 5yrs.
Ne Sale • Land Only
Price of Fria Sa1e1ranster
795 000
—
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Data SO"s
MLS • Metro Scan IMLS.
• Metro Scan MLS - Metro Scon
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102122128ag
10212212006
Airs sis Uf Prot We or 0ansler win,of the su 'ecl r0 e-1 and co Bra* sales
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Form 1004.(AC) —'TOTAL for Windows" appraisal software by a la mode, inc. — 1.800-ALAMODE
F;
MLS Northwest Reports (502)
Residential Agent Summary Report
Property Type Residential Areas 94-Browns Point, 95-Browns Point Statuses Active, Contingent (912VX1
(9/21/2004 or after) Sold (9/21/2004 or after) Waterfront Bank -Low OR Bank -Medium I/
Listin s as of 03/20/06 at 2:36pm
LN: 25018322 5358 H ada Blvd NE Tacoma 98422 Pier S7: Sold
LT: BLK: CoM: B wns Point
WSO-MLS4awnecom [ID: 9991)
Phone: 253-460-1900
SD: Tacoma
OTVP: Vacant
PTS: 206-354-0574
BR
FUL
314
1/2
KIT
KES
FAM
BRM
DNO
RRM
EFR
FP
L M U BR: 1 AR: 95
BTH: 1.00 MAP: 743
SF- 576/575
or after) , Pending
LP: 450,0001
PRJ: Hyada Park
SP: 450,000
GRD: H- OLP: 475.000
5 StatDt:01/24/06
BDI: Stick Built On Lot STY: 10-1 Story LD: 02/09/05
BDC: TX#: 4700001060 SLDT: 10/31/05
AR1 TX-t- 4271 YR:2004
G
GR:
Garage -Detached
ENS: Electric
YBT:
1923
HTC: Baseboard
LSZ:
VEW: Sound
ACR:
0.312/ 13600
WFT: Bank -Medium,
MBD:
/
Sound
DIN:
TRM: Cash Out, Conventional
ADU:
FLS: Hardwood, Vinyl
EL: Browns Point
SOC: 3 LO:
Seller Set The SOC - Limited LAG:
Service CLO:
RF: See Remarks EX 1:
BSM:, ARC:
JH: Meeker SH: Stadium
MLS4owners.com (ID: 9991) Phone: 253-460-1900
Chris C Nye(ID: 16005) Phone253-460-1900
Wood
Cabin
OWN: Alexander D & Susan Z OPH: 206-354-0574 CLA•
Serra
KEY: Appointment --
Directions : Marine View Dr. (Hwy 509) to Hyada Blvd NE. On right hand side approximately 10 - 12 homes down on right.
Agent Only Remarks : XA - Rule 4(e) - Selling Broker to work directly with Seller for all information and contracts. All information provided by
seller, not verified by listing broker. Transnation, Teresa Adams, 425.829-2534. Seller lives nearby.
Marketing Remarks : Panoramic view of Puget Sound. One bedroom cottage on 1/3 acre with 40+/- feet of medium bank waterfront. Near
boat launch. Cable TV, Security system, partially fenced. Tacoma School District.
-- -- - — Tacoma 98422 Pier ST. Sold LP: 928.00(
LN: 25021570 4826 Tok A Lou Ave NE
LT:13 BLK; COM:Browns Point PRJ:Brown s Point Waterfror
L
M U
BR: 7
BR
1
1 4
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1
2
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BDC:
KES
X
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GR: Garage -Detached
R.E. Soufh, Inc. (ID:
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X
YBT: 2000
.Windermere
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DNO
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LSZ:
Phone: 253-838-8900
RRM
X
ACR: 0.000/ 0
EFR
X
MBD: U/U
FP
1
1
DIN: Main
ADU:
AR: 95 SP: 905,000
MAP: 743 GRD:H-OLP: 928,000
5 StatDt: 04/26/05
STY: 18.2 Stories LD: 02/16/05
w/Bsmnt SLDT: 04/21/05
TX#: 4700000210
TX$: 8271 YR:2003
ENS: Natural Gas
HTC: Forced Air, Insert
VEW: Bay, City, Mountain, Sound, Territorial
WFT: Bank -
Medium,
Bay,
Beach
Rights,
Sound
TRM: Cash Out, Conventional
FLS: Ceramic Tile, Hardwood, Slate
RF: Composition EXT: Cement/Concrete,
Wood
BSM: Daylight ARC:
SD: Tacoma
OTVP: Owner
PTS- 253-942-7883
EL: Browns Point
SOC: 2.5
JH: Meeker SH: Stadium
LO: Keller Williams Realty (ID: 9385) Phone: 253-848-5304
LAG: Kelly M Bramell(ID: 16281) Phone:253-273-6539
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MLS Northwest Reports (502) rags I U1 1
Residential Agent Detail Report
Property Type Residential Area 110-Dash Point/Feder Statuses Active, Contingent (9121/200 rafte . Pending (9/2112004 or after) ,
Sold (9/21/2004 or after) Waterfront Bank -Low OR Bank -Medium
Listings as of 03/20/06 at 2:34 m LP: gig 96
3030 SW 300th PI Federal Wa 98023 K[n 5T: Sold
LN. 24110694
LT: 3, 4, 5 BLK: 12 COM: Dash Point,,,PRJ: Lakota Div No 2
AR: 110 TAX:4167100295 OLP$ 819,950
SP$ 824,886
MAP: 744 GRD: E-1 Internet: Yes
Dash Point Way, left on SW 30th, left on 300th Place, to FIN: Conventional
DD: From OMD: 09/17/04LD:
lot on right. 08/07/04
XD:
SLDT: 10I15I04
..;
LO: John L. Scott Tacoma North (ID: 9274) Phone: 253-752-1025 SOC: 3 5/1.75
SO: Windermere RE West Campus Inc
(ID: 1146)
LAG: David J Gala(ID: 17536) Phone:253-759-7295
Phone: 253-838-7900
previous SOC of 3% was a
CLO:
typo
PTO: Yes F17: Provided
CLA:
OTVP:Owner 0CC: Fred OWN: Race
KEY: Appointment, Call Listing Office, See Remarks
OAD:Federal Way, WA PHO: Agent/Office
PTS: 253.921- OPH: 253-921-7067
7067
POS: Negotiable Agt 253-759-7501
Fax:
TRM: Cash Out, Conventional MOR:
TXY; 2004 TX: 1045 SNR: Yes HOD:
BR: 2 BTH:
1.00 FBT: 1 QBT: HBT: FP:
--
G L M U S ACR:
-
0.000 LSF: 0 LSZ: 102 X 176
BR 2 VEW:
Mountain, Sound WFG: 101
FUL 1 WFT:
LTV:
Bank -Low
Fruit Trees, Level, Partial Slope
3/4
LDE:
Corner Lot, Paved Street, Private POL:
1/2
SIT:
Boat House, Deck, Gas Available
FP 1
-—
ENT X -
LRM X BSM:
-- - - - -- —
None GAR: GR: None SWR: Sewer Connected
STY: 16-1 Story w/Bsmnt.
DRM BLD:
KES X
YBT: 1962 NC:
SAP: FND: Poured Concrete - RF: Flat
KIT X BDI:
Stick Built On Lot EXT: Metal/Vinyl ARC: Contemporary
MHN:
MBD BDC:
Average MHS: MHM:.
BRM--
0/0 SFF:
910 LSD: none ENS: Electric
HTC: Baseboard
FAM
RRM SFU:
WHT: Electric
910 SFS: County FLS: Vinyl
EFR ASF:
FEA:
Ceiling Fan(s), Dining Room, Pantry
UTR X
UTR APS:
Range/Oven
ADU
SD: Federal Way
WAS: Public
EL:
WAC: Tacoma
JH:
POC: Puget Power
SH: BUS: Yes
SWC: Call Listing Agent
Legal Description : In listing office
Offers to seeing the inside of house. Value is in the land. `Must contact listing agent directly before walking
Agent Only Remarks : subject
Title @ First American. Fax offers to 253-759-7501.
the property 253-921-7067' Do not disturb
owner.
Marketing Remarks :Rare opportunity for possibly 2 waterfront building lots in a great location, just waiting for you to build your dream home
the -Olympia Mountains with a location central Io both
on. Enjoy 101 feet of Puget Sound waterfront with serene views of the water and
Tacoma and Seattle.
_
Presented By: Katrina M Flanigan / Coldwell Banker Danforth
Lot Sizes And Square Footage Are Estimates.
Information From Reliable Sources, But Not Guaranteed.
http://locator,nwmis.com/scripts/mgrqispi.dll 3/20/2006
MLS Northwest Reports (502)
Page 2 of 3
Directions : Marine View Dr. to left on Le Lou Wa, right on Tok a Lou Ave NE to home on your left. Narrow front, deep lot and house
Agent Only Remarks : Call seller for app. will put keybox out.Call PTS then try cell #253-377-1385.Prelim title & escrow thru Fidelity
Puy.Covered deck on beach w/water has cement steps into water,New stairs,Nicely landscaped, arbor patio area. Cable & phone in
bedrooms.
Marketing Remarks : This Classic Waterfront home commands sweeping Sound Views from almost all roomsl Interior lends itself to a classic
feel w/molding & picture windows. Mstr suite w/sit. area & pnrt deck. All rebuilt in 2000, kept & refinished orig. 1949 red oak floors. Maple y
cabinets & tile, 2 marble fireplaces. 4 bdrms up,1 main flr. Library, office, 5 bathrms,grand utilityrm. Family room, office/bdrm, hobby. 600 sq ft
Guest suite above gar. w/bth. plumbed for kit.Lovely yd w/stairs to 700 sq ft deck on beach! ;
Presented By: Katrina M Flanigan / Coldwell Banker Danforth
Lot Sizes And Square Footage Are Estimates.
Information From Reliable Sources, But Not Guaranteed. °.
http://locator.nwmis.com/scripts/mgrqispi.dll 3/20/2006
MLS Northwest Reports (502)
Page 3 of
.istings as of 03/20/06 at
LN: 24166103
a
Sb: Coldwell Banker C
Phone: 800-945-4110
Residential Agent Summary Report
Blvd NE
LT:
Tacoma 98422 Pier T:5010 1 �r
BLK: CflM:i3ro Qs Point— PRJ:
L M U BR: 3 AR: 95 SP: 915,000
BTH• 2 75 MAP:743 GRD: H- OLP: 999.990
6 StatDt: 07/01/05
STY: 16-1 Story w/Bsmnt. LD: 12/16/04
TX#: 470000340 SLDT: 04/27/05
TX$: 11824 YR:2004
ENS: Electric, Oil, Propane
HTC: Forced Air
VEW:Bay, City, Mountain, Sound, See Remarks
WFT: Bank -Medium,
Sound
TRM: Cash Out, Conventional
FLS: Hardwood, Wall to Wall Carpet
RF: Composition EXT: BriWock,,
BSM: Daylight, Fully Finished ARC:
SH: Stadium
S D. Tacoma EL: Browns Point JH: Mee _
BR
FU
FUL
314
1 /2
KIT
KES
FAM
(ID:1085) BRM
DNO
RRM
EFR
FP
1 2
2
SF:
4538/4538
1
BDI:
Stick Built On Lot
BDC:
Very Good
X
GAR:
2
X
GR:
Garage -Attached
X
YBT:
1972
X
LSZ:
approx 80 by 200
ACR:
0.420118295
X
MBD:
M/M
X
DIN:
Main
1 2
ADU:
OTVP: Vacant SOC: 3% LO: Llewellyn Real Estate (ID: 3349) Phone: 253-852-1898
PTS: 206-679-4023 LAG: Denise Llewellyn(ID: 13590) Phone:K6-579-4023
OWN: Johnston Estate OPH: 253-471-0170 CLO:
KEY: Call Listing Office, MLS Keyl)ox, Vacant
Directions : Marine view drive north to Le-Lou-Wa PI (left) to Wa-Tau-Ga Ave Ne (left) to Hyada (right) to property on left.
Agent Only Remarks :Call, then remove shoes &show. Lockbox on. Estate sale. Offers thru I/a w/ pre -approval letter. Only range & DW
stay in Bsmt. Carry keys to unlock DB, lock when finished Access to beach excellent, but use caution. Safe w! seller.NO SHOW 12 26.
Marketing Remarks :Absolutely gorgeous, completely remodeled 2001 waterfront home in desirable Browns point. Custom quality built in
1972, sweeping Mt. Rainier, water, downtown Tacoma views. Fabulous views. Watch the busy port and enjoy spectacular sunsets from your
expansive deck or patio by the pooll In ground pool overlooks 80 feet of accessible Puget Sound waterfront. Home has now kitchen,
bathrooms, carpet, paint, huge bedrooms, w/ full kitchen downstairs? 4.500SF, 3 Bedrooms, 2.75 bathrooms. MUST SEE!
Presented By: Katrina M Flanigan 1 Caldwell Banker Danforth
Lot Sizes And Square Footage Are Estimates.
Information From Reliable Sources, But Not Guaranteed.
a
http://locator.nwmls.com/scripts/mgrqispi.dil
3/20/2006
PACIFIC NORTHWEST TITLE
PROPERTYPROFILE
-
Total :$1,757,000
Pa�'Gel ID :012103 9115
Bldg :2
Land :$5757
Owner :Diacortou John N & Judith I
Struct :$1,249,000
coowner
20th
P1 5W Federal Way 98023
%Tmprvd :71
Site Addy :30024
0402 Auburn Wa 98001
Lev Cd :1205
Mail Addr :202 N DiviSicn
St
2005 Tax -$21,456.08
Sale Date :04/17/1990
Doc#
Phone
SalePrice :�461,719
Deed :MiSC
Vol : Pg;
Loan •fit
Type
RESIDENCE
MapGrid :144 F2
Use code :002 gES,SINGLE
FAMILY
NbrhciCd :052014
Zoning :RS15.0
-- CENSUS --
Sub/Plat I
012103
TAXLOT 115 BEG AT SF,
Tract-301.00
Legal :STR
:coF, of SEC
TH W ALG S LN SD SEC
Block :7
:NE 01 21N 03E
:469.12 FT
TH N & PLW E LN OF SEC
QSTR
PROPER.ACTE+RISTXCSYear
1st F1oGr a�F :1,420
Built :1918
Bedrooms ':3
Eff Year •
Bath Full :1
2nd Floor SF -
Bldg Marl
Bldg
Bath 3/4 _
Half Floor Sr
Bldg Cond
Bath 1/2 :1
A}aoveGrnd 5F :1,420
Bldg Grade :Low\avg
Bsmnt Finished :
Fireplace
Total SF
interior
Laundry
Ssmnt
Building Sq,Ft :1,420
Insulation .
Porch
HeatSource :Gas
DeCk
UeckSgFt
Heat Type :Frod Air
Stories :1
Garage Type'
plr Metk,nd
Units :1
Attached GrgSF
Wtr Source :Water District
Nuisance
Bs�st Earkj,rigSF
Sealer Type :Private
Basement Type
Easements
OTHER INFORMATION
LAND INFORMg7701V
Lot a168,577 St
Surface :Gravel Soundproof
St Access :Private
Acres :3.87 Elevator Storage
Acres
Beach ACC
Lot
Sprinklers
Security
WtrFront :Puget
Lot shape :
Golf
Adj :No
Tde/Upind :Both ,
WtrFntLoc
Wt,rFrntFT :130
TopoProbd :
VIEWS
View -Puget sound :Excellent
view -Mountain
View- Lake/Rvr
View -Seattle Skyline
View -Mount Rainier
View -Lake Samnlamish
Washington: View-other
View-Olympics
:Average'iew-Lake
View -Territorial
:Average
View -Cascades
Reliable, But Is Not Guarcmceed
The Information Provided Is Deemed
16002/004
PACIFIC NORTHWEST TITLE
RQPERYYPROFI E
Parcel ID
:017-103 9115
Bldg :1
Total
:$1,757,000
Owner
:Diaeonou Jahn
N & Judith I
Land
:$508,000
CoOwner
Struct
:$1,249,000
Site Addr
:30024 20th P1
SW Federal Way 9$023
%Imprvd
:71
Mail Addr
:202 N Division
St #402 Auburn Wa 98001
Levy Cd
:1205
Sale Date
-04/17/1990
Doc# :1579
2005 Tax
:$21,456.08
SaIePriee
:$461,719
Deed :Mist
Phone
Loan Amt
Type .
Vol .
Pg:
Use Code
:002 RES,SINGLE
FAMILY RESIDENCE
MapGrid
:744 F2
Zoning
:RS15.0
NbrhdCd
:052014
Sub/Plat
-- CENSUS
--
Legal
:STR 012103 TAXLOT 115 BEG AT SE
Tract
:301.00
:COR OF SEC TH W ALG S LN SD SEC
1310Ck
:7
:468.12 FT TH N
& PLW E LN OF SEC
QSTR
:NE 01 21N 03E
Bedrooms
Bath Full
Bath 3/4
Bath 1/2
Fireplace
Laundry
Porch
Deck
Stories
Units
Nuisance
Easements
St Access
Beach Acc
WtrFrcnt
WtrFntLoc
WtrFrntFT
PROPERTY QLARA,CTERIS11CS
:4
1st Floor SF
:3,350
Year Built
:1992
:3
2nd Floor SF
:2,320
E£f Year
.1
Half Floor SF
Bldg Matl
:2
AboveGrnd SF
.5,670
Bldg Cond
:Avg
:3
Ssmnt Finished
Bldg Grade
:Mansion
Bsmnt Total SF
:490
Interior
:Yes
Building SgFt
:6,160
Insulation
:Yes
DeckSgFt
:440
HeatSource
:Gas
.2
Garage Type
:Attached
Heat Type
:Heat Pump
:1
Attached GrgSF
:1,510
Air Method
.
Bsmnt ParkingSF
:
Wtr Source
:Water District
Basement Type
:Yes
Sewer Type
:Private
LAND INFORHATION
:Private Lot SgFt :168,577
Lot Acres :3.87
:Puget Lot Shape :
Tde/Upind :Both
:130 TopoProbd
OTHER.M0"AT1oN
St Surface :Gravel Soundproof
Elevator Storage
Sprinklers Security
Golf Adj :No
V&WS
View -Mountain View- Lake/Rvr View -Puget Sound :Excellent
View --Mount Rainier View -Lake Sammamish View -Seattle Skyline
View -Olympics :Average'iew-Lake Washington: View -Other
View -Cascades . View -Territorial :Average
The Wormation Provided Is Deemed Reliable, But Is Not Guaranteed,
Uniform Residential Appraisal Report File N022406045.C974150
Thetea•e 10 eorn raole or vies cur offered for sere In the sub' : hborhvod ra in in oria Iron S 1,800,000 tiaS 4,000,000
U....- it 6m . Wn —1- :n r n M,M n inhhnrhn d within th, met tw W mnnthc nuninn in cnlP rlriry Irnm C 9 5nn nnn '0 S 4.000.000
FEATURE
SUBJECT
COMPARABLE SALE # 1
COMPARABLE SAL[ k 2
COMPARABLE SALE # 3
Aftess 30D10 20th PI SW
Federaa WA
11243 Arroyo Beach PI S.W.
Seattle, WA
24445 Marine View Or. South
_Pea Moines WA.
18535 Normandy Terrace S.W.
Normand Park WA
PrOrjmi to Sube ;
S34 Price
S
Apaxcitl MI ±-MCrth Apex. 3 Mi +-North _•�zx. 6 1i2 NY +- North__, _
IS 3150 000 5 1 6Q0 00D ssY io0 OQo
SalePFUJ1-051LWAm
5 —s .h.
S 496.4 s .fl.
— 5 409.21 PG.h,�- -
F 108B.08 34•h..
[± $pufuels
MLS -Metro Scan
MLS • Metro Scan
MLS - Metro Scan
Verification Source sl()
1
_
MLS #24109339
MLS 025176818
MLS #25133070
VALISE ALUCSTA EN,5 1
DESCRIPROt;
DESCRlFFUlq
i- S Ad'ustmem DESCRIPTIONt�,
S Ad USlmem
DESCRIPTION
T'•' S Adiustmem
Sales or Financing
CCncesstons
Cony
can
Cash
Out
Conv
:Loan
_-
Date of Sale,Time
05109191R
_
_
oili71Z06$
r-
-'�117012005
_•�
.LWGINI. 'rya o4nR ►v n. LINO caner ■rrs. •no inrVrror ��� vuv r•� wrrn r•n.
enhnidlfm Sim In e.,e c:.....i.. 1 e..., ci... _r_ :— c:_...r., I ioee Abw nln
Silo
135• Wft, 100, wtt.
100' W ft.
600Wft.
+400 000
Vlevv
f Sound • tns, Sound - Mtn .
S and _Mtns.
Sound - Mtns.
Design (Style)
2 Level Bsmt
2 Sto
2 Stoy _�
Inferlor
_ ____ _ PaylflC_8smt;
+200000 Iriferior
+100 000
Ouali of Construction Custom
Custom
Actual Age
I U/C
_
1999
+10,000 1A84
_�—++.S,Oov,1969 f 1
T
+20,004
Condition i New (Good
+S,p00.Oo d
1 * 000 Good
+5 0D0
ADpre GaCe
total Sdfms. Be, s tool 9c rs 9itc6
! Total k ms. 6a m lams edr� 9tYa
Room Count
1Q 3
1,7.5 14 7 17.50
�1 Q00 10 5 3.50
Tfi 0 6 3 2
_ _
_+2zOW
.Gltf$S LNIV, A 8
4,595 sa.n 6,320 .IL
•86 ZDo� 3.910 S t
+34.200 _ 1.930 Sip `..
+133 200
Basemern 8finisheo
1,104 Sq.Ft. iNone
r
None
_
1,930 9gFtFin
Rooms Blow Grade
FuncllonalUtili
Media Fr Bath --
TA ra a Avera ate
+44,iDC,—.
Average
+44,100 Sr Bath Rr
A �e_�•_-_.___,•_�_•_
_•33,OD0
Heals Cooling �_ Radiant Elec Radiant
�_
FWA Oar FWA Go*
Eyler FII:Gem hci15�_
ilnsulatiyn Jnsulation
r5
inaula[Eon
_ _ _
InatrlaHon y —
Ga1ng21CSr�Dr
Cvr Garage 4 Car as rage
•3,000 5 Car Gar8Q4 ! Gar -_CIP
Deck • Patio peck - Patio ^�•_
+10.000
Fa[cNPdRlk pv_ck,.Pat v !Dyck •patiy_i
3!i5r iLandBr:n Landsca `
v her
a e
Flrin I fire laces
IAD Unit Pval •_8 a
Larrdsca a Lartdscaca
•tr.Ofl0.3 Firepta _- 7 Flraplaees
+14pL00i r3ucet House Guess House
_
ke[ tr5xnfilP O181' ._
7-1�_.
7g2,3Qo,_ + 8
_
537s26p
—4—
Of
MA resQrCr1 EJ did J4 did not reveal an fief says or irdasllrg cf OR 5uo t 4 for aie lhrley"m DnCF Oft elfmye ex-e of ll 3pp±&Sat
Oa'a Sourca MLS • Metro Scan
M ra$earch % Lf'd -Z. CIO not ieVaa! 37y ffrn! cl Ol L+-dnfl4l5 9f The =503rablg sales for Ma XEaliIT19 i0 tra lW of S8le of tha CMparablesale.
Da'a S"g S MLS • M81r0 Scan
Relnn Ih+ rom,lis o: rtw mcnar: -I a�H annwr:e nt cw no -re. hr.r ..
ITEM
SUBJECT
COMPA�LE SALEyt COMPARABLE SAE #2 CDMPARABLE SALE #3
Dose 01 Prof SafHTarela
10103/2002
_
pg108/1991 p813UN9 6 Na Rc'd. 5ale,Past 5 Yrs.
+P'•ce of Ater Salefiransfer
fi795 000 _
_
$1 090 000 $775 0. 00 T TR I ••—
SOL C +'
MLS -Metro Scan
MLS - Metro Scan ML -Metro Scan r ML.S - Metro Seen
Elleclive Dals of Cafe Sources)
IO2/2212006
02/22/2006 1 02/22/2006 02122l2006
= r..-1— v. Pa mm vF ,reuar-r I•gluy a+ �x 911rr�`ct aropenv arm compafaw $al% The Iasi recorded safe for the subiact was 10101f20112 SIP 1725.0n0. f
r
d Value by; $010&Conrparlson Approach S a 100,000 Gos1 AP roach (if deveioped)S g 230,945 Income Approach (it oeveloped)S _
pM saIos are a1LOaQd indiaatorn of ma: ket value for ttie aub ect ry rt after ad ustments for dlsalmilelitles with an indicated
o} value f2-3$2,300 tc S3,434,600 a� SS,00 000 as an estimate of market value for the subject oronarry. -�
ai;al Is made �i as Is-, I& sub;ec1 to comp',edon per plans and specifications on tfiF bass o! a hypottetical condition that the improvements nave been
ed. subject !c 11e following repairs or alterations or. the bases m a hvpolhetical cenditior• that the rewirs or ahe•a9ons have been compleled, Or v suoject to the
rim.0 c trPM& base(; on i.1e 4irao'o'nary aSSuM001that the CQMdL'00 or deliCLenc does not req,ere alr$auon 0r axn cornpfetevisual inspection of the irxeriarand exterior areas of the aubject properly, defined scope of work statement ofassumptions and Iimitingns, and appialser's :enlfwafien, my (Our) opinion of the market value, as dellaec. of ,he real properly that Is thesubject of Ihi9 report is
0p,000 .4s of 02I241200fi , which is. the date of Ins pctloA and the effective dale of 1h16 aligraieal,
F'redNe Tr.pr Form 70 Maw! 7 C'S Page 2 of 6 Fannie Mae Form 1004 March 2CI_a
Farm !LIN — 'TOTAL In: Nildo ,s' acomsal saltware by 3 Ia nod? lnc — ''900-ALAM60F
�i�af�^-Z ' d C Pacex3l
sunk 135' of w to rfrom as 9 04 a - fou a uala 1 215 000
Estimaled 8rra Value.
REPACDUCTI04 DR flEPIdCET T xe
OPIWON SITE VALVE ............ .. ......
... ..... .....
-S
1 Zia eo
idaa9 Marshall Swift and Aclusl Build � C al.
DWELLWG 4 85 S .FL S
_
275.00 _...
.... -S
1 293 525
Iromcostaerwo Custom flrrc9vedeie Of coal data 12r2ap5
Sarni. 1,1G4 SQ.Fl � S
100.00 ....
RS
110,400
Cosr roach oss ] area ealc0zSons. d edatien, etc.
ADU 8 0 Sq. FL Dock9 A fiances
=S
300 000
n efficatl ns atta Fro
Gala Ca o4 1 532 S .F1. 5
so -no .
-S
91 920
ff
TOW Esi %(e of Cosr•hew
=5
1,7fzs gas
1.7fi0�a. Ft.
[RV
Less slcai Fpnc4onal
fxtenal
or 835 . Ft.
De=^1aCpn
-5
L gel 104 S
De caafed Cost d ITE"i e-Is. ...
=5
1.765.94$
7S0 Pt. ADU 800 SQ. Ft.
'Asds' VaUE pf SitC yemonis ...._.............
------ ...._.
=5
2 o dpo
782 S . Pt.airi
Econome lac UD and VA 0* 7S YeafS
10CATEO VALUE BY COSTAPPROACH..
-4
3 30.945
IHCOMEAPPROACH TO VALVE
nef reqLbed by Falnnfe Male)
Freddie Mac Form 70 March 2005 Page u of 6 Fannie Mae Form 10U4 March ':UUS
Form 1004 —'TOTAL for Windows' appraisal software by a Is mode, inc.—1-800-ALkMODE
FILL-._
CITY OF
�. Federal
December 21, 2005
Dr. John Diaconou
30024 20'h Place SW
Federal Way, WA 98023
CITY HALL
33325 8th Avenue South • PO Box 9718
y Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederal wa y. com
RE: File #05-102054-00-AD; DIACONOU CABIN REPAIR INQUIRY
30024 20`h Place SW, Federal Way
Dear Dr. Diaconou:
The purpose of this letter is to provide you with information about the potential conversion of an existing
beachside structure into an Accessory Dwelling Unit (ADU). During a recent meeting, you inquired as to
the extent of work that may be permitted to an existing beachside structure without loss of non-
conforming rights.
Your property is zoned Residential Single -Family (RS-15.0), which permits one dwelling unit on one lot.
According to records from the King County Assessors Office, the 3.87-acre lot contains both a 1,420-
square-foot structure built in 1918 and a 7,550-square-foot house built in 1992. A legal ADU can be
located on a single-family lot containing a principal dwelling unit as long as the ADU complies with
applicable Federal Way City Code (FWCC) requirements per FWCC Section 22-648.' The maximum size
of a detached ADU is 800 square feet.
The beachside structure on your property is also located inside the required shoreline setback of Puget
Sound, and is considered nonconforming as to shoreline requirements.Z As provided in FWCC Section
18-175, Alteration or Reconstruction of Nonconforming Use or Development, a use or development not
conforming to existing shoreline regulations which is destroyed, deteriorated, or damaged more than 75
percent of its fair market value may be reconstructed consistent with shoreline regulations.
Based on this standard, the City may approve changes to a nonconforming shoreline structure up to 75
percent of the fair market value of the.existing nonconforming structure. The fair market value of the
nonconforming structure shall be determined by the King County Assessors Records or an MAI appraisal
provided by the applicant.
The applicant can elect to allocate the 75 percent improvement costs as they see fit. However, the 75
percent improvement costs shall include that work required to bring the nonconforming structure into
' ADU requirements include minimum lot size of 15,000 square feet; conformance with all applicable standards in the zoning,
building, plumbing, electrical, mechanical, fire, health and other applicable codes; uniform housing codes; septic certification
from King County Health Department; water certification from Lakehaven Utility District; one parking stall not located in the
primary dwelling unit; shall be a maximum of 800 square feet; and the property owner shall reside in the primary or accessory
dwelling unit for six months or more of each calendar year.
Z The beachside structure is located within an erosion hazard soils area according to the City's Critical areas map, and may be
located within 25 feet of slopes that exceed 40 percent; these are also defined as critical areas.
Dr. Diaconou
December 21, 2005
Page 2
compliance with the FWCC, either as a legal ADU, or as an accessory building.' The cost of all
improvements shall be based on an itemized bid estimate for materials, supplies, and labor of all proposed
structural and tenant improvements, as defined by the FWCC, including but not limited to work on walls,
roof, floors, windows, heating, electrical, plumbing, carpeting, and paint. The costs of personal property,
also defined as the contents of the structure, shall not be counted against the 75 percent improvement cost
and includes furnishings and appliances.
Additionally, under FWCC Section 18-175 Alteration or reconstruction of nonconforming use or development,
applications for substantial development or building permits to modify a nonconforming development may be
approved only if
1. The modifications will make the use or development less nonconforming; or
2. The modifications will not make the use or development more nonconforming.
Upon receipt of the fair market value of the structure, the City will provide written verification of the
dollar amount of improvements that may be approved without loss of legal nonconforming status. If the
improvement costs are more than 75 percent of the fair market value of the existing improvements, the
legal nonconforming status will cease, and the nonconforming structure must be relocated outside of the
shoreline setback or permanently removed.
I trust that this provides you with information to complete your plans for the beachside structure. Please
do not hesitate to call me if you have any questions about this letter. I can be reached at 253-835-2642 or
at deb.barke7 ci ofjfederalwa .com.
Sincerely,
Deb Barker
Interim Senior Planner
Enclosure
c: Interpretation notebook
Bryan Austin, Demetriou Architects, 5555 Lakeview Drive, Suite 200, Kirkland, WA 98033
3 Accessory building size and use are limited by Shoreline regulations.
05-102054
Doc. I.D. 34379
After recording, please return to:
Co=iunay Development Services Deparlrnent
33325 S'J, Avcnue South
PO Box 97I8
Federal Way, WA 98063-9718
20090430000392
KING COUNTY. WA
CITY OF FEDERAL WAY
ACCESSORY DWELLING UNIT
LETTER OF APPLICATION & DEED RESTRICTION
I, � Q. H W p�- Dl �t C is c: -y' , being first duly sworn, on oath do hereby certify under penalty of
perjury under the laws of the State of Washington:
That I an an owner of the single family dwelling unit located at: 3 A 4,�.
Federal Way, Washington.
That I have made application and received City of Federal Way land use approval for an accessory dwelling unit at
this location.
That I presently occupy and will continue to occupy one of the two dwelling units at this location as my principal
and permanent residence for six months or more of the calendar year.
That this certification will remain in effect during the period of my ownership of the property unless 1 record a
certification with the King County Office of Records and Elections that the use of the property for an accessory
dwelling unit has been discontinued.
Signal c ofAppuc
State of-V
i I � �] )ss.
County of }
On this day personally appeared before me _lb -in J tome ]mown to be the individual
described in and who executed the within and foregoing instrument, and acknowledge that he/she signed the same as
his/her free and voluntary act and deed, for the uses and purposes therein mentioned.
GivEN under my hand and official
DIANNE R. ®UEG
`g °w Notary Public, State of Florida
" omsnission# DD 577262
Ply corrm. expires Aug. 15, 2010
seal orr this (� day of I 20C):i
Notary Public in and for the State o ,;,,r+
CNP—
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residing at
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My appointment expires: 8! " 1 zG 1 U
Falsely certifying owner occupancy is subject to a civil penalty of $5, 000, in addition to any criminal penalties.
Dot. I.D.
General Notes:
1. Applicable Codes and Regulations:
Building Code International Building Code (IBC) 2003
Mechanical Code International Mechanical Code (IMC) 2003
Plumbing Code Uniform Plumbing Code (UPC) 2003
Zoning Regulations City of Federal Way Municipal Code
Energy Code Washington State Energy Code (WAC 57-11)
Fire Code International Fire Code (IFC) 2003
Electrical Code National Electrical Code (NEC) 2002
It is the responsibility of the contractor to ensure compliance and
conformance with the various provisions within these ordinances and
codes in ail of the work.
Lot 1-- 0 -A Wb- 0
ADU land use permit
Abbreviations:
&
and
<
angle
0
at
#
number, pounds
[
channel
ABV
above
AFF
above finish floor
ACC
access
AC
air conditioning
ACT
acoustic tile
ADD
addendum
ADJ
adjust, adjustable
AC
acoustic
ALT
alternate, alternative
ALUM
aluminum
ANOD
anodized
APPROX approximate
ARCH
architect, architectural
AVG
average
BSMT
basement
BSBL
building setback line
BM
beam
BLW
below
BTWN
between
BLK
block, blocking
BS
both sides
BW
both ways
BTM
bottom
BLDG
building
CAB
cabinet
CSMT
casement
CIP
cast in place
CB
catch basin
CLG
ceiling
CFR
chamfer
CL
centerline
CLR
clear, clearance
COL
column
CONC
concrete
CMU
concrete masonry units
CONST construction
CONT
continuous
CONTR
contractor, contract
CJ
control joint
CORR
corrugated
CFT
cubic feet
CYD
cubic yards
CFM
cubic feet per minute
DBL
double
DD
deck drain
DTL
detail
DIAG
diagonal
DIA
diameter
DIMI
dimension, dimensional
DIV
divide, division
DN
down
DR
door
DT
drain tile
DW
dishwasher
DWR
drawer
DWG
drawing
EA
each
EF
exhaust fan
EJ
expansion joint
E
east
ELEC
electric, electrical
EL
elevation
ELEV
elevator
EMER
emergency
ENCL
enclosure, enclose
EQ
equal
EQP
equipment
EST
estimate, estimated
EXH
exhaust
EXST
existing
EXP
expose, exposed
EXT
exterior
FO
face of
FD
floor drain
FIN
finish, finished
FE
fire extinguisher
FP
fireproof, fireplace
FIR
fire resistant
FLSH
flash, flashing
FLX
flexible
FLR
floor
FJ
finish joint
FTG
footing
FND
foundation
FS
full size
FUR
furring
FT
foot, feet
FF
frost free
GA
gage, gauge
GLV
galvanize, galvanized
GSKT
gasket
GC
general contractor
GL
glass, glaze, glazing
GLB
glass block
GIRD
grade
GF
ground face
GWB
gypsum wallboard
H
high
HDW
hardware
HWD
hardwood
HJ
head joint
HDR
header
HVAC
heating, ventilation &
air conditioning
HD
heavy duty
HT
height
HEX
hexagonal
HM
hollow metal
HZ
horizontal
HORIZ
horizontal
HB
hose bibb
HWT
hot water tank/heater
INCL
include, included
ID
inner diameter
INSL
insulate, insulation
INT
interior
INST
install, installed
JT
joint
JST
joist
KPL
kickplate
KO
knockout
LBL
label
LAM
laminate, laminated
LAV
lavatory
LH
left hand
L
left, long, length
LT
light
LW
lightweight
LYR
layer
MFR
manufacturer
MAS
masonry
MO
masonry opening
MTL
metal
MAX
maximum
MECH
mechanical
MED
medium
MBR
member
MAT
material
MIN
minimum
MIR
mirror
MISC
miscellaneous
MOD
modify, modified
MT
mount
NAT
natural
NI
nickel
NRC
noise reduction
coefficient
NOM
nominal
NMT
non-metallic
N
north
NIC
not in contract
NTS
not to scale
OC
on center
OPQ
opaque
OPG
opening
OPP
opposite
OD
outer diameter
OA
overall
OH
overhead
OFCI
owner furnished -
contractor installed
OF01
owner furnished -
owner installed
PNT
paint
PNL
panel
PLL
parallel
PKG
parking
PAV
pave, pavers, pavement
PED
pedestal
PERF
perforate, perforated
PLAM
plastic laminate
PL
plate
PLY
plywood
PT
point
PVC
polyvinyl chloride
PCF
pounds per cubic foot
PLF
pounds per linear foot
PSF
pounds per square foot
PSI
pounds per square inch
PFB
prefabricated
PFN
prefinished
PROP
property line
R
riser, risers
RAD
radius
REF
reference
RFL
reflected
REFR
refrigerator
REINF
reinforce, reinforcement
RMV
remove
RA
return air
RVS
reverse
RH
right hand
ROW
right of way
RD
roof drain
RO
rough opening
RM
room
RF
roof
SF
square feet
SBK
setback
SFTY
safety
SCH
schedule
SLNT
sealant
SEC
section
SHT
sheet
SIM
similar
SC
solid core
SOG
slab on grade
SP
sound proof
S
south
Si
seismic joint
SO
square
SS
stainless steel
STD
standard
STL
steel
STO
store, storage
SD
smoke detector
STIR
structural
SYM
symmetric
SYN
synthetic
SYS
system
SYSB
side yard setback
TEL
telephone
TV
television
THK
thickness
TBD
to be determined
TOL
tolerance
T&G
tongue & groove
TYP
typical
UNO
unless noted otherwise
UL
Underwriter's Laboratory
VJ
v- joint
VB
vapor barrier
VIF
verify in field
VERT
vertical
VG
vertical grain
VIN
vinyl
VCT
vinyl tile
VTO
vent to outside
WTW
wall to wall
WH
wail hung
WC
water closet
W
west
WD
wood
W/D
washer/dryer
W
wide, width
WIN
window
WO
without
WIC
walk-in closet
WSEC
Washington State Energy Code
WP
waterproof
WR
water resistant
WRB
water resistant barrier
Symbol Legend:
Building Section Reference
0
A0.0
drawing number
sheet number
Wall Section and Detail Reference
O
A0.0
drawing number
sheet number
room name
Room Name and Number Reference
000
floor material
room number
OOOa
Door Schedule Number
ro-0-0-1
Glazing Schedule Number
OCoded
Note Number
Project Data:
Project Address: 30024 20th Place SW
Federal Way, WA 98023
Owner: John and Judy Diocanou
30024 20th Place SW
Federal Way, WA 98023
Tax Parcel Number:
Zoning:
Occupancy.
Construction Type:
Gross Site Area:
0121039115
RS-15.0
R-3 Single Family Dwelling
Type V-N
182,507 SF
City of Federal Way Setback requirements:
Front yard: TBD from front property line
Side yards: 5'-0" from property line
Shoreline: 50'-0" from ordinary high water
40% slopes: 25'-0" from top & toe of slope
Building Height Calculations:
Existing Max. Building
Height:
Existing Building Area Summoryr
existing main house
existing beach cabin (to be removed)
proposed beach cabin
Existing Lot Coverage
total allowable lot coverage:
lot coverage allowed:
existing lot coverage:
lot coverage removed:
proposed lot coverage:
30' ABE
Project Contacts:
Architect: Demetriou Architects, PLLC
5555 Lakeview Drive, Suite 200
Kirkland, Washington 98033
Project Manager: Bryan Austin
(425) 827-1700
www.demetriouarchitecs.com
Sheet Index:
7,550 SF Architectural:
A1.0 cover sheet & general notes
1,420 SF A1.1 site plan
797 SF exist existing ADU floor plan
A2.0 proposed ADU plan & elevation
50% of lot size
91,253 SF
25,412 SF
252 SF
25,160 SF
QG-1p2,27
RECEIVE
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Project No. :
262.03
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MAY 0 9 2006
My OF FEDERAL WAY
BUILDINM DEPT.
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existing patio
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tt
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connected to catch basin
,toe
1�70'
72
74
! --76
78
t 80
—82
'L84 (e) CONC stairs to beach cabin
l 86 w/ CONT handrail
88/-(e) catch basin w/
9 storm filter. tight line to beach
1
ing residence
(e) entry
porch to primary
dweling unit
U0
existing
motor court
(e) brick pavers
a_
Ion —site parking
I for 3 parking stalls
I
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cut lin
I see site diagram on this sheet
I ,
e) trench drain
existing
asphalt
driveway
92
02
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cut ling —
see site plan
128.12'
N
site diagram
scale: 1" = 100' — 0"
N
site plan
scale: 1" = 20' — 0"
05/08/2006 A01 _1 site plan j
site plan notes:
1. Refer to the cover sheet for lot coverage calculations.
06-10�327
RECEIVED
MAY 0 9 2006
CITY OF PEOERAL WAY
BUIL0410,6EPT.
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Project No. :
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existing ADV plan
scale: 1 /4" = 1' — 0"
to main
house
existing patio & BBO
RECEIVED
MAY 0 9 2006
CITY OF FEDERAL WAY
BUILDING DEPT.
Project No.
262.03
exist
05/08/2006 x_as—built mair in.dwg
exist ridge HT
-qDproposea rioor plan
scale: 1 /4" = 1' — 0"
t late
1st flr
c
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brick
Stt]CC
covered entry
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north elevation
scale: 1 /4" = 1' — 0"
CONT gutter
raised stucco
trim
LT fixture
raised stucco
trim
soldier brick
base
06-102327
RECEIVED
MAY U 9 2006
CITY OF FEDERAL WAY
BUILDING DEPT.
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Project No. :
262.03
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05/08/2006 A02_0 main pl Iwg