15-1051082 h
fYinirvnary
Jim Ferrell, Mayor
October 14, 2015
Ivlr. Thomas Thompson FILE
29619 15ffi Avenue NE
Stanwood, WA 98292
Re: File #15-105108-00-AD; ADMINISTRATIVE DECISION
Zoning Code Clarification of "Building Area"
Dear Mr. Thompson:
The city is.. in receipt of your October 7; 2015, request for a zoning code clarification regarding "building
area'.' as contained in Federal Way Revised Code (FWRC) 19.215.130 (Self.- service storage facilities), special
regulatipns •arid notes ##3.
FWRC Chapter 19.21.5 is the Neighborhood Business (BN) zone. FWRC 19.2.15.130 note #3 states, "No
single building shall contain more than 40,000 gross square feet of building area." The FWRC does not
define "building area" and its occurrence in Title 19 is limited.
Code Review
The request was reviewed with the following criteria:
(a) The defined or the common meaning of the words in the provision;
The common meaning of "building area" is the sum of areas at all floor levels.
(b) The general purpose of the provision as expressed in the provision; and
The general purpose is to limit the built environment in BN zoned areas to reduce the impact on adjacent
residential areas.
(c) The logical or likely meaning of the provision viewed in relation to the comprebensive plan, Federal Way Revised Code, or
otberplans and studies prepared or adopted by the city.
Regarding the Neighborhood Business designation, the Federal Way Comprehensive Plan (FWCP) states,
"These nodes are areas that provide retail and/or services to adjacent residential areas. The
FWCP recognizes the importance of architectural and site design guidelines to provide
compatibility between neighborhood business areas and adjacent neighborhoods.
Neighborhood Business areas are intended to provide convenient goods (e.g., groceries and
hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and neighborhood scale
close to adjacent residential uses."
33325 8th Avenue South, Federal Way, WA 98003-6325 - (253) 835-7000 • www.cityoffederalway.com
Mr. Thomas Thompson
Page 2
October 14, 2015
In the zoning code, the BN zone is designed to have smaller scale non-residential uses, as evidenced by other
building size limitations in the BN chapter such as:
o FWRC 19.215.010 (Office/retail) special regulations and notes #13, "Gross floor area of any
one of these uses may not exceed 40,000 sq. ft"
o FWRC 19.215.020 (Entertainment) special regulations and notes #1, "Gross floor area of
this use'may not exceed: 7,500 sq. ft. for restaurants; 5,000 sq. ft. for fast food restaurants;
10,000 sq. ft. for private club or lodge; 25,000 sq. ft. for health clubs or retail establishment
providing entertainment, recreational, or cultural services or activities: Health club uses
located in the BN zoned vicinity of 215t Ave. SW and SW Campus Drive may exceed the
25,000 square foot maximum."
Per FWRC 19.05.070, "Gross floor area" means, "the total square footage of all floors, excluding parking
area, in a structure as measured from either the interior surface of each exterior wall of the structure or, if the
structure does not have walls, from each outer edge of the roof. Certain exterior areas may also constitute
gross floor area."
The logical or likely meaning of the provision viewed in relation to the comprehensive plan and zoning code
is that `building area" is the same as "gross floor area." As applied to FWRC 19.215.130 special regulations
and notes #3, as examples, that can mean single story buildings 40,000 sq. ft. in gross floor area or two story
buildings 20,000 sq. ft. on each floor for a total of 40,000 sq. ft. of gross floor area per building. Any such
combination that does not exceed 40,000 sq. ft. of gross floor area per building could work, as long as all
other zoning code provisions are satisfied.
Clarification Conclusion
With regard to FWRC 19.215.130 special regulations and notes #3, "building area" has the same meaning as
"gross floor area" as defined in FWRC 19.05.070.
If you have any questions regarding this letter, please contact me at stacevT� ciVoffederalvvay.com, or
253-835-2634.
Sincerely,
Stacey Welsh, AICP
Senior Planner
file #15-105108-00-AD Doc. I.D. 71084
RECEIVED
REQUEST FOR ADMINISTRATIVE DECISION
CITY OF
Federal Way
OCT 07 2015
CITY OF FEDERAL WAY
CDS
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 81h Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www. c i tyoffedera I way. corn
FILE NUMBER I 5 - V 5 j 0 S Date /0— 7—/
Applicant
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List/Describe Attachments
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For Staff Use
Code Interpretation/Clarification
❑ Critical Areas Letter/Analysis/Peer Review
❑ Request for Extension (Land Use/Plat Approval)
❑ Revisions to Approved Permit
❑ Tree Removal
❑ Work Hours Variance
❑ Zoning Compliance Letter
- No Fee
- No Fee (Actual Cost if Applicable)
- $62/hour
- $62/hour
- No Fee
- $62/hour
- $100
Bulletin #079 — September 10, 2015 Page 1 of 1 k:\Handouts\Request for Administrative Decision