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03-103312Cirr OF CITY HALL Federal Way Feder 1 st Way South • Box 9718 Federal Way, WA 98063-9-9718 (253) 661-4000 www. cityoffederal wa y. com August 22, 2003 � E1 Mr. William R. Johnson Fi 10911 80`h Place South Kirkland, WA 98034 Re: File No: 03-103312-00-UP; USE. PROCESS I CONDITIONAL APPROVAL Johnson Garage Conversions; 28618 251h Place South, Federal Way Dear Mr. Johnson: The City has completed an administrative review of your proposal to convert into living spaces the two existing garages of a duplex located at 28618 and 28620 25`h Place South in Federal Way. The Process I application is hereby conditionally approved based on the following condition and the 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) all junk 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 August 25, 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 8, 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 August 25, 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. William R. Johnson Page 2 August 22, 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, LKa6y 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 H03-103312-00-UP Doc ID 24369 - ; CITY OF < Federal Way Findings For Site Plan Approval Johnson Garage Conversions File No: 03-103312-00-UP 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 28618 and 28620 25 h 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 SERA 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? 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. As such, the proposed conversion of the existing garage spaces does not create a parking nonconformance on the site. 4. 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." Nonconforming development standards have been identified at the subject site a 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 be required to be brought up to current code standards. ' The proposed conversion will create four -bedroom two -bath units at the duplex. '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. 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. 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 facades 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: 7. 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. A building permit application under file #03-10326 1 -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: August 20, 2003 Johnson Garage Conversions File #03-103312-00-UP / Doe I D 24365 Findings for Site Plan Approval Page 2 f' �'ya• Q 9 -zZ-®-3 Ell F-e, ",tZ uu } , Luk q p o6S,a-7( S "- m , . C,"..)ae, \j CIT Federal Way „MA§TER LAND USE APPLICATION U%,J": i - i F CO',%1NIUNITY DEVELOPMENT SERVICES L"P. DEUE!_0 hi9FRYM, 33530 First Way South 'AUGPO Box 9718 �1 200Federal Way WA 98063-9718 253-661-4000;Fax 253-661-4129 .xnx.x �4offederalwa, rnm APPLICATION NO(S) 0 3 -10.3 31 �_,"" �A P - Date S- r3-n3 Project Name Property Address/Location C7 Parcel Number(s) .— ! Project Description Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Directors Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information 2�� 00 Zoning Designation M111 TL FINM . Comprehensive Plan Designation ]_:30, 06 Value of Existing Improvements 14 OW —Value of Proposed Improvements Uniform Building Code (UBC): Occupancy Type V — Construction Type Applicant Name: a. JOHNSOM Address: t oCk t i g071` P L t Ae. City/State: 1-4t M V— _AN 1> MA, q 8b? 14 Zip: Phone: Li 25— SW— t ZI I{ 1206-- Fax: L{25—SW-t2_I4 Email: w JpNNSOhl1.00 ��Dvt.��S�• NEB Signature: LJ p_ Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: LUI IAM �• J�N�a� Address: Loath City/State: i4ttA.ILLEW 1�� tty p� Zip: 9$0B Li / Phone: Fax: I-t 25— 920— t Zl ti Email: Lk) VZ jpH NSpN 100 © nca�T• NQrt Signature: W Bulletin #003 — March 3, 2003 Page I of 1 k:\Handouts — Revised\Master Land Use Application RECEIVED BY �� r��-r Svc COMMUNITY DEV��OPMEIVT DEPARTMENT S t-G`��s� PAC 3 eci w I kL PI(ZE, tAfkVZC- S L76 F-opGk (612NA 1. Ij•LL nL_A sS hJ60v2_ 76�Ncc ` ro p::,©v2, M Tug o i�G � V�, �=�� � � Y ►hoc-c <-PA,.GC e LC-C-' i2t CA FOOL- WAStAGp_ f2.Y E p, ;4�Nb �,l GH`(y L N G. 206— 43 L—'>? z Z zoG- �co-Zst,� December 6, 2002 Bobby & Jocelyn Dampier 14335 24th Place NE Seattle WA 98125 RE: File #01-103790-CR; GARAGE CONVERSION WITHOUT PERMITS 28620 25th PI S. Federal Way, WA 98003 Dear Mr. and Mrs. Dampier: In September of last year, I spoke with Mr. Dampier about the wall being constructed in place of the garage door apparently to convert the garage into additional living space. As I informed you at that time, the conversion of the garage into living space requires building permit approval. The City has no record that a permit was applied for or issued for this work. A recent follow-up inspection indicates the garage door was replaced in such a manor as to cover the wall, thus obscuring this alteration. A Notice of Violation will be issued within two weeks from the date of this letter requiring compliance with building and housing code standards. Failure to comply with a Notice and Order can result in civil monetary penalties of $100.00 per day for each day in violation. I can be reached at 253-661-4121 or via e-mail at www.martin.nordby*cilyoffederalway.com if you have questions about enforcement. For permit information please contact the Department of Community Development Services at 253-661-4115. Sincerely, Martin Nordby, CCEO Code Compliance Officer Doc. I.D. 21083 a Electric —�—•--—^�� (vieter Front property line is set back 10' from the curb. �.5 Asphalt Drive `� 0 (40 x 26 �S 90.04 ,���------- 38 I f North Unit 28 i lI f 7 4 l Con rete Shared W Ik 8 Laundry 8 17 4 l l I f South Unit 28 f 1 iI k 38 �V I The house 90.04 F INSPEC]HUN �L _ _ is set back 19 from the front APPROVAL G uj 8 ZG �o REQUIRED property IiB�TE PLANAU Plernut Number. 03 ~ 10 33k7- Z U-P OF FEDERAL Approved BY: _ UPON COMPLETION OF WORK CIT BUILQ BUILDING DEPT. WAY 2 Garage (21'6" x 22) 21 Garage (21'6" x 22) LCopkP zr) (ALL Electric Meter 00 7VU-303:1 :10 51G i � �yli � .--,I •.. DE DEPT. OF C(�F�114�tfN1�Y o� 26j,3 25TH PL S ALT - GARAGES To LIV' JOHNSON DUPLEX IRECEIVEC AUG 0 8 Z003 CITB�LD NG DEPF FEDERALT. =Plan 'roject: Drawn by: O�IA Date: g ! sl Revision: 11 e w Address: 2-s,6 Scale: 1 " =10, South Side South Facing Section West (Front) mm LIJ North Side North Facing Section East (Back) Elevation, D Project: J O tm 50 r Drawn by: IgZAA J0w,lse,h Date: 9-/s /o 3 Revision: P? e. z,) Address: zg 6 q - 29d Zo z�/� S Scale: i _ rol 0 N N Floor Plan - Dimensions South Unit Project: Swanson Drawn by: Jeff Swanson Date: 1 /16/2003 Revision: New Address: 28630 25th PI. S Scale: 1/4" = 1' Sq.Ft.: 473 i 3 exterior walls furred out to receive R-21 Insulation 218 9'-4" Bed Room ,Vey' r rk Bed Room 2'-0" 6'-0' 1'-6' 9'-0' n/gr'J Family Room locate ir, t►allwa s e ss Sball be location t6c "`" a tclily aeiessibl� vertiLal idc, s or othzrre X ,0" with C.- S4' shop be -- 1�797 L'B �ba.e a��ess ri,n L. ,am Ice 15p�� 50 Dryer, Washer, Water- r VT-0 Living Room m Nt 8'-7' Stove Frig. M Kitchen bD Sink Dining Lavatory Tub in Toilet Toilet Shower q LO Lavatory C0V1 11 40 Existing Storage attic Room door 10'-10 1 /2' N Bedroom 14'-3' Master Bedroom RECEIVED J A N t ; ?OR; CIT`' OF FEDE`9AL WAY. RI III -- Mla DFrr