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19-101904
I • stip CITY OF CITY HALL 116. 33325 8th Avenue South �... Federal Way Federal Way,WA 98003-6325 (253)835-7000 Centered on Opportunity wwwcityoffederalwaycom Jim Ferrell, Mayor Mr. David Toyer May 7,2019 Toyer Strategic Consulting 3705 Colby Avenue,Suite 1 Everett,WA 98201 david<a)toyerstrategic.com FILE Re: File #19-101904-00-AD; RESPONSE TO INQUIRY Concentric 2, LLC,822 South 333rd Street,Federal Way Dear Mr.Toyer: The following letter is provided in response to your April 22, 2019,inquiry.The building in question is a 25,136 square-foot building constructed in 1987 under King County.The building is located on a 1.87-acre site that is located in the Office Park(OP) zoning district. As mentioned in your request, the use of the building has not changed since its permitting,construction,and original occupancy in 1987,with 20,200 square feet used as warehousing and 4,936 square feet used as office. The following is a response to the questions provided in your April 22, 2019,request for an administrative determination letter: 1. Determine whether the current use of the site is an outright permitted use in the OP zone. Pursuant to Federal Way Revised Code(FWRC) 19.235.010,office use is a permitted use in the OP zone. Per note 4,accessory uses may be allowed subject to the following criteria: a. The placement,orientation,design,and other site design and architectural features of the proposed building and site plan demonstrate that this use will not detract from the principal character of the subject property as an office park. b. The exterior appearance of that portion of the building housing the accessory use(s)will be comparable to the exterior appearance of other buildings on the subject property. Under FWRC 19.265.010, accessory uses must be clearly secondary to permitted principal uses. Per FWRC 19.05.160"P Definitions,"principal use means the primary or predominant use of any lot or parcel. Based on the submitted records of the current building use as one-quarter office and three-quarters warehouse,or 75 percent warehouse, the principal use of the site would be considered warehouse,which is not a permitted principal use in the OP zone.Warehouse uses that are a principal use would be considered nonconforming. 2. Subject to the City's conclusion to Part 1,we respectfully ask the City respond to the following in its Administrative Determination should it not concur that the existing use is a permitted use. A. Under FWRC 19.05.120,"L Definitions,"legal nonconformance means those uses,developments,or lots that complied with the zoning regulations at the time the use,development,or lot was created or b Mr.David Toyer Page 2 of 3 May 7,2019 established,but do not conform with current zoning regulations.This definition shall be applied to legal nonconforming lots,uses,and developments as defined in this chapter. Based on records provided,the building was constructed with proper permits under King County, and is considered legally nonconforming until such time as proposed changes to the property trigger adjustment of the nonconforming element(s) into compliance with current code.Therefore,the city considers the current use to be a legally nonconforming use. B. Per FWRC 19.30.080, any nonconforming use must be terminated if: 1) The applicant is expanding gross floor area on the subject property,whether the expansion involves an addition to an existing building or a new and separate structure. 2) The subject property has been abandoned. C. If FWRC 19.30.040 were utilized, the proposed warehouse use is most similar to uses allowed in the Commercial Enterprise(CE) zone.The applicable development regulations that would apply can be found in the CE use zone chart, FWRC 19.240.020,"Warehouse—Distribution—Storage facilities— Truck stops—Automotive emissions testing facilities." D. The definition of abandoned can be found in FWRC 19.05.010,"A Definitions."Abandoned means knowing relinquishment,by the owner,of right or claim to the subject property or structure on that property,without any intention of transferring rights to the property or structure to another owner, tenant,or lessee,or of resuming the owner's use of the property. Abandoned includes but is not limited to circumstances involving tax forfeiture, bankruptcy,or foreclosure. E. As long as the site is not considered abandoned,as defined above, there are no time restrictions on the vacancy between on tenant and another. Per FWRC 19.105.100, the applicant would be required to repair and/or restore the existing improvements on the site to a condition as near as physically possible to the condition required under approval if the use has ceased for more than one consecutive 12-month period.This is applicable if any site improvements,such as tenant improvements or land use reviews,are required. a. One nonconforming use may not be substituted for another nonconforming use. Only the established legal nonconforming use permitted and approved under King County is allowed to continue at this site. i. The city measures "increased"as it relates to size of the area where the nonconformance use exists. "Intensified"or"compounded"would be reviewed case-by-case,considering the use being proposed and impacts it has to surrounding activities and public services. b. Other than the legally nonconforming warehouse use, any future uses would be reviewed with conformance of FWRC Chapter 19.235, allowed uses in the OP zone. F. The new tenant would need to apply for a city business license and staff will review the business license to verify the use. If a change of use has occurred, the applicant will be notified. a. Per FWRC 19.15.025,a change of use is triggered when a use changes from one use category in the zoning charts to another use category. Each paragraph in a zoning chart is 19-101904-00-AD Doc.1.D.79094 1/ . Mr.David Toyer Page 3 of 3 May 7,2019 a use category. If the new use is in the same use category as any previous legal use of the site, no zoning compliance"change of use"review is required. b. Business registration review is the same as review of a business license from the city. c. The new tenant would apply for a business license with the city. If it is determined that a change of use is required per FWRC 19.15.025, the applicant must fill out and submit a Zoning Compliance Review—Change of Use application (enclosed) and associated fees. G. Any nonconforming use must be terminated if the applicant is expanding gross floor area on the subject property, whether the expansion involves an addition to an existing building or new and separate structure. a. The warehouse use in the building cannot be compounded and/or intensified. If the change to the floor area of uses is to increase the office space,which is an allowed use in the OP zone, then that would be an increase to a conforming use,and would be allowed. See examples of floor plans below. y H c Office Use Warehouse Use Warehouse Use s 0 0 Existing Legally Nonconforming Use Nonconforming use is Conforming use is expanded:Allowed expanded/compounded:Not allowed b. Tenant improvements do not trigger termination of an existing legally nonconforming use. However,as stated above, the tenant improvement cannot expand/compound the nonconforming use floor area. Only expansion of gross floor area (addition to existing building,or new and separate structure) or abandonment will terminate the nonconforming use. H. A review of the city's permitting software did not turn up any results of the requested examples and current staff is not aware of any examples relevant to this site. This letter is not considered an interpretation,as identified in FWRC Chapter 19.50,as the questions that you have asked are not questions that require an interpretation.The questions are simply clarifying questions about code applicability. Nonconforming aspects regarding stormwater and streets/traffic were not evaluated at this time. If you have any questions regarding this information,please feel free to contact me at 253-835-2641, or becky.chapin@cityoffederalway.com. Sincerely, ortttoi,o( Becky Chapin Senior Planner enc: Handout#168 Zoning Compliance Review—Change of Use 19-101904-00-AD Doc ID 79094 5/3/2019 Federal Way Revised Code 19.30.040 Regulations of legal nonconforming uses not identified in particular zoning districts. If a use is nonconforming in the zone in which it is located, this title does not establish applicable dimensional or other regulations. If the use is a legal nonconforming use, the city will, in order to identify applicable regulations,determine the zone that allows the uses most similar to the nonconforming use and apply the development regulations of that zone. 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Po c a- a a T z 4. a o ., Pn Co o a ( c 0 fD 0 CD N o O O G o. a. z a c co 0, o " a co n o _a '-` n = u a 0 CD a0 N = a 1 \ RECEIVED REQUEST Fox ADMINISTRATIVE DECISION CITY OF COMMUNITY DEVELOPMENT DEPARTMENT Federal Way APR 2 2 2019 33325 8`h Avenue South Federal Way,WA 98003 CITY OF FEDERAL WAY 253-835-2607;Fax 253-835-2609 COMMUNITY DEVELOPMENT www.cityoffederalway.com FILE NUMBER / 9 - / v C"? D Y. Date 17/ 02- l —I 9 Applicant NAME PRIMARY PHONE Concentric 2,LLC(Owner) 425-344-1523(Applicant's Representative) David Toyer(Owner's Representative) BUSINESS/ORGANIZATION ALTERNATE PHONE Toyer Strategic Consulting(Owner's Representative) Concentric 2,LLC(Owner) MAILING ADDRESS E-MAIL 3705 Colby Avenue,Suite 1 david@toyerstrategic.com CITY STATE ZIP FAX Everett WA 98201 Property Address/Location 822 S.333rd ST,Federal Way, WA 98003 (King Co Parcel No.9265000160) Description of Request An Administrative Determination on the legal.non-conforming use status of the owner's property and general clarifications of the applicability of the City's non-conforming use code(e.g.definitions,criteria,and etc.) List/Describe Attachments Attached is a letter and exhibits from the owner's representative. This includes background and history for the site and its use, what we'd like the Administrative Determination to address, and exhibits as referenced in the background and history narrative. 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 ❑ Zoning Compliance Letter ❑ Bulletin#079—December I I,2018 Page 1 of 1 k:\Handouts\Request for Administrative Decision 1 1 TOYER STRATEGIC CONSULTING NAVIGATE OPPORTUNITY April 18,2019 Mr. Doc Hansen, Planning Manager Community Development Department City of Federal Way 33325 8th Avenue South PO Box 9718 Federal Way,WA 98063 REQUEST FOR AN ADMINISTRATIVE DETERMINATION Dear Mr. Hansen: On behalf of my client, Concentric 2, LLC.,we seek an administrative determination concerning the applicability of certain nonconformance regulations in Chapter 19.30 FWRC to a 1.87 acre parcel located at 822 S.333rd ST, Federal Way,WA 98003(King Co Parcel No.9265000160). Background and History To assist the City in reviewing this request for an Administrative Determination,the following background and history is provided: 1. The 25,000 square foot commercial warehouse and office space located on this parcel submitted a permit application to King County on February 24, 1987,was issued Building Permit#105814 on June 5, 1987(Exhibit A)and received a Certificate of Occupancy on December 9, 1987(Exhibit B) 2. The building is configured with 20,200 square feet of warehouse space and 4,936 square feet of office space. 3. The building has been occupied by the same tenant for the same use since occupancy was granted in 1987. 4. The property was incorporated into the City of Federal Way in 1990. 5. On February 27, 1990 the City of Federal Way adopted Ordinance 90-43,enacting an official zoning map and placing zoning classifications on all property within the city limits(Exhibit C). Said ordinance became official on February 28, 1990 with incorporation of the City. 6. Ordinance 90-43, Chapter 165 addressed non-conformance stating,"If an aspect,element,activity or use of or on the subject property conformed to the applicable Zoning Code in effect at the time that aspect, element, activity or use was constructed or initiated, that aspect,element, activity or use may continue and need not be brought into conformance with this Code unless a provision of this Chapter requires conformance." 7. At the time the City of Federal Way incorporated and enacted its official zoning code,the subject property was in conformance with King County's applicable zoning code and as such there was no requirement the property be brought into conformance. 8. The current land use designation for the property is Office Park(OP)and its zoning designation is Office Park(OP). 9. On June 26,2009,we applied for a code interpretation from the City of Federal Way on behalf of Concentric 2, LLC,seeking City guidance on the applicability of the City's nonconformance codes at that time(Exhibit D). 10. On August 11,2009,the City of Federal Way issued a"Response to Inquiry"(Exhibit E). In that letter,the City indicated that it did not have records showing the original King County land use decision from which to determine whether this was a legal nonconforming use(see Para. 1,and demonstrating and the second to last paragraph of page 3). Please note that the King County Building Permit#105814 and the Certificate of Occupancy were enclosed as Exhibits 1 and 2, respectively,to that letter,and are also attached hereto as Exhibits A and B. As shown on the building permit issued by King in 1987,the building www toyer strategic.corn 1 1 1 was approved as"office bldg/warehouse"and the original certificate of occupancy was for offices and warehouse. King County would not have issued either in the use was not consistent to the County's zoning code at the time. Requested Elements of an Administrative Determination In consideration of the history and background of this site,as well as the current codes and standards of the City of Federal Way,we respectfully ask the City address the following in an Administrative Determination. ❖ Part I. Determine whether the current use of the site is an outright permitted use in the OP zone. a. Specifically, in Ordinance 11-706,the City amended the special regulations and notes for the OP zone(page 4 of the ordinance)striking from FWRC 19.235.010, note 4,the term"warehouse"and other named uses as accessory uses with a limit of 20%of the gross floor area. The language as now written refers generally to accessory uses and imposes no floor area limitation. b. FWRC 19.235.010,as amended, read in concert with FWRC 19.265.010 would appear to allow as an outright permitted uses those businesses having office space(where the business may be engaged in designing,developing, marketing and selling products they produce on-site),assigning the primary use to the office space even though it has less floor area than the remaining"accessory"uses for warehousing,packaging&shipping. c. The current Code appears to allow the City to interpret warehousing, light manufacturing or fabrication,assembly, etc as accessory uses to an office use(without the office element of the use,there would be no other accessory uses such as warehousing,etc.)within the context of an existing building,especially if there were no exterior changes to the building or its appearance. ❖ Part II. Subject to the City's conclusion to Part I,we respectfully ask the City respond to the following in its Administrative Determination should it not concur that the existing use is a permitted use. A. Confirm the current use of the facility for warehouse and office space is a legal, non-conforming use. B. What conditions or circumstances might cause the loss of this property's status as a legal,non-conforming use? C. Under FWRC 19.30.040, please determine the applicable zone this non-conforming use is most similar to and the applicable development regulations that would apply. D. What is the City's definition of abandonment as it relates to FWRC 19.30.080(2),and how does that definition apply to tenants? E. Does the administration of the City's non-conforming use code impose any time restrictions on the vacancy between one tenant and another that would affect the legal, non-conforming status of the use of a building under FWRC 19.30 or require restoration/repair of tenant improvements under FWRC 19.105.100? a. Under FWRC 19.30.180,a non-conforming use may not be enlarged,expanded, increased, intensified,compounded, or in any way made greater. May one nonconforming use be substituted for another nonconforming use if the footprint of the building and the new proposed use is not more intense than the existing nonconforming use?If yes, what are the criteria the City uses for determining whether a different non-conforming use is allowed? i. Likewise, how does the City quantify or measure"increased,""intensified,"or"compounded"as it pertains to reviewing the status of an existing legal,non-conforming use or determining if the same or a different non- conforming use is allowed? www.toyerstrategic.com 2 b. Could a valid,conforming use as allowed by King County zoning at the time the property was incorporated into Federal Way be substituted for the current legal, non-conforming use under FWRC? F. Should the property owners current tenant depart,what triggers the need to apply for a review by the City to determine the conformance(or continuing non-conformance)of a new tenant? a. Under FWRC 19.15.025 how would a change in tenant from one warehouse/office tenant to another trigger a "Change of Use"application and review? b. Is"business registration review"the same as obtaining a business license from the City? c. Please provide information on any required processes or procedures? G. FWRC 19.30.080(1)terminates a non-conforming use upon expansion of"the gross floor area"on the subject property. a. Please confirm that the use of"subject property"limits on expansion of gross floor area does not apply changes to the floor area of uses wholly within an existing building. 0, CIA)\ 'Ag) \\Ay-k\),(4 - '41 VEV1 \15-, b. Please confirm that"termination"is not triggered by tenant improve ents. ;4 -)Y\ � ,; H. Can the City provide examples of decisions it's made in the review of non-conforming uses or"change of use"under the present FWRC 19.30 that may be relevant to our situation? Flo- -(L44- l w+ �,wuel bt' Li- Thank you for your time and consideration. Should you have any questions,please do not hesitate to contact me at any time. TOYER STRATEGIC CONSULTING, LLC DAVID K.TOYER OWNER www toyer strategic com 3 Il�1L uLyd' - so R'� - v i —.,-, ;7 1161.:4, In, y L_____ .. . . .. , _____ _ _: 4�/ A/ 161!kc Mir ....iiiv!iiii(0„,....„......A . 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'.y�JS] •.i e.'.+',tl'�i+• $.'6 F s�� "1 ,.�.•d�../ e . 'iv- .. ..rs. •_ '.'•• DATE, E O TS•E%PIRES. �. _ :D g ,•1.1:••tii` 'in , �+ 4 '.' • • ', 1 ,. '•. O yy yy�� F[�gj�i. (�j, 1 PHONE ,, ,. 4., �IAfiB7 la xge1,0?".. ./r`: '•/AA.E.•. +�.+�C(A( /I✓Q. Jt f ,ii'•4Y : ' ii I STREET TYPE. DER • . • -. 1• .. .. . FAME • 21IP OOOE • • 4,' I 1• / I [ 1 1 •, i i 1 • A. L 1 r "5144Al• ,�5•,�•.:•. '.• 1 ,SE1iEET NAME OR NUMME11 1211 Vrtilfoun I I,�'� PUBLIC 2 a )t' (7 /� SUFFIX . �,•,..`;• Of ;!'f%�!I ': • • 'T •R�A,it" 411E 6 L i I._LLJ_iJ LJ LJ CT OE CLASSIFICATION P P1) SHORELINE .�s NEw/►UBERvslnnc 1 i/ 1 J I I ,' i i . • ''I i 164itilz JP i �11" /(1/.=1 1C.1 r'�� nr LOT 'BLOCK LAT NAM 1 ... •LEEiM.OEECRPTKVI _. n iv... OOO S1�J/{ I A„ _ fireuP I I,`•i1�iC�.1 +U1•UI 4L ' , w' 1 1 /I 1 p TY COOE UNITE ELW i _.T 7.4 poles' �j/j. of:';c e� . -•,„ ti 040,T ••'OA ES BECK COMB) •COAT:a*OF COM.TOTAL ,�� c�eaoRr — Srow�s • vAI4JA'�F1ON • "'1 UC , PE3Oft'F� MECHANICAL BBB• ,: o` +. ArC�li ,-r! � . •.tj G'&LMIDO@i(ELLCPMelT ..2Su ix ,Si at4.• 4._. - • • LANDSCAPE • .i ,max .—T--,. ••SUS ' 'I tfE S .-0." ' so.....: . •s;�u��i cat. • • ri • JC,1Y9•iidhr7�1 •v 1 1-•. ..),'• •..'.•y.y: RQ,° ' ' _ t'"' '''6 �1. > v,1pl!!k4• '4 Y Il, 1i r.Ir c3-ARl/it ` ".:• .ice ' ..vim'. ' 1 •T�.vi :2.1 • : . . r T t't •• 1 . :• . ..F/f! • •STAT'EIC01. :''• ...,,... .....„11c ..::... .:.%...p.,.:.:. ; -.ir.".:.f ++`• _ ,i..i L. Y. `.j �i .,.,4I/ic : `, 'P, AfT•'i"• A E.•.•.^• 1 ai. .• rTttM Y YiMOeif THE A.+AWS OR THE STATE OF .• .._ 4lOR.P tLo 1TTHE CHIMER.OR'OWNERS • 71�'AM.CA7lOM!L TAA�1��11��p..CONNEOT',PFUNThER CON TRACTORS NAME A�/Gp' ', •J, , "re aM60I rnoa inVc;It CATAR Fe //J 7 .fir A calk f s ,�J Le '7. •1'� 1 ���_ ��) ''1� gym}] .. �"-_M/�y FT ,, _ ,..v.; .,I4•R: ':I. .1. I OAYNER/A i t.. ,n- :.d••,i:...C..:"". +'.:i +.. GENT PHONE CONTRACTORS PHONE • Cr,y( ''..-„ i ... ;:;:�;I`` ..s,,•;.3 !,,;.!:,•:... ••,t . '`b'FFIGE i. 1. EXHIBIT B F n4 ;; �i.�. :��:•� i• .. 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'if1' ter[ •. :r ,r:! ).:. gym. r7iV4`�•:;7��.:'.it..:J ":Ll:•�ik�t,"•?t�t%at�'i[-:.�•J*�'':''.... .. , .f r. .. ;aG:,-!��. �`•.a •;t,�4�t,y..3. ���� ',1 EXHIBIT C 0072.15007 JDN/naa - 02/21/90 R: 02/27/90 ORDINANCE MO. 90-43 AN ORDINANCE OF THE CITY OF FEDERAL WAY, WASHINGTON, ADOPTING THE OFFICIAL ZONING MAP, PLACING BONING CLASSIFICATIONS ON ALL PROPERTY WITHIN THE CITY LIMITS OF THE CITY OF FEDERAL WAY; ADOPTING THE ZONING CODE FOR THE CITY OF FEDERAL MAY? DECLARING AN EMEINENCY4 AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City Council of the City of Federal Way determined that it was necessary to establish land use zoning classifications and adopt a zoning code. to be effective as of the date of incorporation, and WHEREAS, it is necessary for the public health, safety and general welfare and for the public peace that zoning classifications and land use regulations be in effect as of the date of incorporation, and WHEREAS, the City Council has attempted to comply with the State Environmental Policy Act and has complied with the provisions and intent of RCN Chapter 43.21C, and WHEREAS, the City Council, based upon the recommendations of its professional consultant, and after review of the proposed zoning and zoning codes, determined that the proposed actions would not have a significant adverse impact on the environment, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DO ORDAIN AS FOLLOWS; ion1. The Official Zoning Map of the City of JDW007500 .1- soled- Federal Way, prepared by Wilsey Ham Pacific. consisting of six (6) books of maps, copies of which are on file with the city Clerk, establishing the initial zoning for the nasty incorporated City of Federal Way, is hereby adopted by this reference as the Official Zoning Map for the City of Federal Way. All property within the corporate limits of the City of Federal Way as of the data of incorporation shall be deemed zoned in accordance with the Official Zoning Nap. action 2. Attached hereto, identified as Exhibit A !� and hereby incorporated in full by this reference, consisting of Chapters 1, 3, 5, 15, 20, 25, 35, 40, 45, 50, 55, 65, 70, 80, 90, 95, 105, 110, 115, 120, 125, 127, 130, 135, 140, 145, 150, 155, 160, 165, 170, 175, 180 and 185, is the Zoning Code for the City of Federal Way, which is hereby adopted. Section 3. The City Council finds and hereby declares that a public emergency exists, necessitating that the Official Zoning Nap and the Zoning Code be adopted and become effective upon incorporation in order to provide for zoning classifications and land use regulations for properties within the City limits of the City of Federal Way. TheCity Council finds and hereby declares that in the event the actions of adopting the Official Zoning Map, zoning classifications, Zoning Code, Subdivision Ordinance and related land use codes is determined to have a significant adverse impact on the environment and that the declaration at nonsignificanca adopted by the City is invalidated, then, the City Council expressly t JDN007500 -2- A finds that the actions of adopting these codes to be in effect as - of the date of incorporation must be taken to avoid severe impacts to the public health, safety or general welfare and to prevent the possibility of an imminent threat of serious environmental degradation if there are no land use regulations in effect as of the date of incorporation. The City Council further finds that in the event an environmental impact statement should be required to adopt the above referenced ordinances, that there was too short a period of time to allow full compliance with such a requirement and that the emergency thus identified necessitates that these ordinances be effective as of the date of incorporation. The City Council further states its intent to proceed, as directed within the adopted zoning code, to commence review of the Comprehensive Plan for the City of Federal Way and implementing ordinances as soon after incorporation as is feasible for the purpose of adopting a more long-range .Comprehensive Plan and implementing zoning and zoning code which process shall fully and completely comply with the requirements and provisions of RCM Chapter 43.21C and the SEPA Guidelines contained in Chapter 197-11 VAC and as adopted by the City. faction 4. If any section, sentence, clause or phrase of this ordinance, including any of the exhibits made a part of this ordinance, should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or JDW007500 -3- phrase of this ordinance. Jcction s. In the event the codes and ordinances, zoning designations and Official Zoning Map adopted in the preceding sections of this ordinance are invalidated for any reason, the City Council, as aforestated, finds and declares that an emergency exists affecting the public health, safety and general welfare in that if the land use regulations regulating the zoning, Zoning classifications, performance standards and related land use regulations governing the development of property within the City of Federal Way are not in effect as of - the date of incorporation, that such absence of regulations would lead to irreparable public detriment and harm. Therefore, in the event of the invalidation of the slaps, ordinances and codes referred to in the preceding sections of this ordinance, then the City Council adopts by reference as the emergency zoning classification for all property within the City limits of the City of Federal Way the King County zoning classification of single family residential 9600 (RS 9600) as established as interim zoning by King County pursuant to King County Ordinance No. 9154. Said classification shall only coma into effect in the event of the invalidation of the Official zoning Map and zoning classification and/or zoning code adopted by this ordinance and shall remain in effect only until such time as the City is able to enact a new Official Zoning Map, zoning classification and/or zoning codes. Section 6. Based upon the emergency declaration JDW00750O -4- contained in this ordinance it is necessary for the public peace, health, safety and general welfare that this ordinance be affective immediately upon incorporation to wit: 12:01 a.m., February 28, 1990. PASSED by a majority of not less than five (3) members of the City Council of the City of Federal Way this 271dI day of February, 1990. CITY OF FEDERAL WAY e2to MAYOR, DEBRA ERTEL ATTEST/AUTHENTICATED: Ade/dia. CITY CLERK, DEIA A. MEAD APPROVED AS TO FORM: OFFI THE CITY ATTORNEY: 9Y �� FILED WITH THE CITY CLERK: February 27, 1990 PASSED BY THE CITY COUNCIL: February 27, 1990 PUBLISHED: Harch 2, 1990 EFFECTIVE DATE: February 28, t99G ORDINANCE NO. 90-43 JDW00750O -5- maiwg A TABLE 01 COMMITS Chapter 1 User Guide chapter 3 Definitions OAilNA Chapter 5 Legal Effect/Applicability Chapter 15 Suburban Estate Zones Chapter .20 Single Family Residential Zones Chapter 25 Multi-Family Residential Zones Chapter 35 Professional Office Zones ILChapter 40 Neighborhood Business Zones Chapter 45 Community Business Zones Chapter 50 City Center Zone """' Chapter 55 Office Park Zones Chapter 65 Manufacturing Park Zones Chapter 70 Planned Area Zones chapter 80 Environmentally Sensitive Areas Chapter 90 Landscaping Chapter 95 Signs Chapter 105 Parking and Parking Areas, vehicle and Pedestrian Access and Related Improvements Chapter 110 Required to Rights-of--dray and V Molar Access Easements and Tracts Chapter 115 Miscellaneous Use, .Development and Performance Standards Chapter 120 variances Chapter 125 Planned Unit Developments Chapter 127 Temporary Uses • Chapter 130 Rezone Chapter 135 Amendments to the Text of the Zoning Code lik A. CHAPTER 1 - USER GUIDE 1.05 General 1.10 How to Use This Code 1.15 Additional Regulations 1.05 general This Chapter is intended to assist the reader in locating relevant information. It in no way limits the scope, authority or effect of this Code. 1.10 Now To Use This Coo This Code has been designed and drafted to, make it as easy as possible for the user to determine all zoning regulations that apply to a particular piece of property and to uses, structures and activities on that place of property. Follow the step-by-step procedure described below to find applicable regulations: 1. Find the subject property on the Zoning Map. The subject property will be within one of the following Zones: $3, RS, RR, PO, PH, BC, CC, OP .or MP Y. Refer to the text of this Code and find the use chapter that corresponds to the Zone in which the subject property is located. 3. Each of these use chapters contains a series of charts. Read down the first vertical column of each Chart to find the use in which you are interested. 4. After finding the appropriate use, then read across to find a variety of regulations that apply to the subject property. In addition, review all of the Sections to which the Zone chart refers you. You may conduct two or more listed uses on one lot if you comply with all of the regulations that apply to each use. However, if a use zone contains a specific combined use listing, you must comply with the provision of that combined use listing. 5. The footnotes at the bottom of each zone chart provides references to more detailed 1 - 1 information about the requirements contained in these charts. 6. You now have most of the basic zoning regulations that apply to the subject property. wver, you should review Section 15 of this Chapter to see if other regulations of this Code may be applicable. 1.15 Additipnal Reaulations In addition to the regulation in the use zone charts, this -Code contains a variety of provisions that may apply to the subject property or to a particular use or activity on the subject property. The following is a list of questions and other information designed to help you determine what other provisions of this Coda say contain regulations that are of interest. 1. Steep _or Unstable Alleges. Streams. Lakes. Wetlands or Mill meads - Does the subject property contain or is it in close proximity to a steep or-unstable unstable slope: stream, either above ground or in a culvert; flowing surface water; a lake; a wetland; or a well head? If so, SAW ampter 80. 2. Wang - Are you interested in erecting or using a sign of any kind on or for the subject property? If so, see Chapter 90. 3. Miscellaneous Use. Development Chapter 115 contains a wide variety of use, development, performance and similar regulations. You should consult the index to that Chapter to determine which of the Sections of that Chapter contains relevant information. 4. mon-Conformance - Does some aspect of the subject property, or the use or activity on the subject property not conform to this Code? if so, see Chapter 145. . 5. Land surface Modification - Do you want to do any clearing, grading or engage in any land surface modifications including removing vegetation on the subject property? If so, you should read the section in Chapter 115 entitled Land Surface Modification. 6. public Imnrovementg - Do you want to find out -what improvements the City will require you. 1 - 2 to hake in the street when you develop the subject property? If so, see Chapter 110. 7. Amendments - If you are interested in amending the Zoning Nap, the text of this Lode or the rehensive Plan, refer to Chapters 130, 135 and 140, respectively. 8. Tesoorary Use - If you wish to conduct a use on a temporary basis that would otherwise not be permitted, refer to Chapter 127. -The foregoing list has been provided as an. aid to assist the reader in finding applicable regulations. However, you should review the table of contents of this Code to find other Chapters that may be of interest to you. 1 - 3 CHAPTER 165 - NON-CONFORNANCR 165.05 User Guide 165.10 When Conformance is Required 165.15 Regulations Applicable to Non-Conforming Use 165.20 Abatement of Non-Conformance that was Illegal When Initiated 165.25 Immediate Compliance with Certain Provisions Required 165.30 Special Provision for Damaged Improvements 165.35 CertainSpecifically Regulated 165.40 Additional Provision if a Quasi-Judicial Decision is Required 165.45 Special Provisions for Residential Uses 165.50 Special Provisions for Compliance with Government Regulations 165.55 Prohibition on Increasing Non-Conformance 165.60 Applicability of Uniform Codes 165.05 User Guide This Chapter establishes when and under what circumstances non-conforming aspects of a use or development must be brought into conformance with this Code. You should consult the provisions of this Chapter only if there is some aspect of the use or development on the subject property that is not permitted under this Code. 165.10 When Conformance is Required If an aspect, element, activity or use of or on the subject property conformed to the applicable Zoning Code in effect at the time that aspect, element, activity or use was constructed or initiated, that aspect, element, activity or use may continue and need not be brought into conformance with this Code unless a provision of this Chapter requires conformance. 165.15 Iteaulations Applicable to Non-Conforming Use. If a use is non-conforming in the zone in which it is located, this Code does not establish applicable dimensional or other regulations. Therefore, to determine what regulations apply, the. City will determine the. sone that allows the non-conforming use that is most similar to the sone in which the most-coeforming use is located and apply the regulations of that zone. 165 - 1 165.20 Abatement of jiourConformance that was Illa3sl Why, Initiated 1. S - Except as specified in Paragraph 2 of"this Section, any a nn-conforaaeoe that teas illegal when initiated must immediately be brought into conformance with this Chapter. The City may, using the provisions of Chapter 175 of this Code or any other applicable law, immediately abate any non-conformance that was illegal when initiated. 2. Axgggtions - If a non-conformance has ever been in complete conformance with an • applicable zoning code it may continue to exist subject to the provisions of this Chapter, and it is not subject to abatement under Paragraph 1 of this Section. 165.25 Ins.di t Compliance with Certain Prgvjpions Resuin1. general - Regardless of any other provision of this Chapter, the following non-conformances must be immediately brought into contoraarae with the applicable provisions of this code: a. Non-conformance with the Noise Standards in Chapter 115. b. Non-conformance with the Lighting Standards in chapter 115. c. Non-conformance with the Heat Emission Standards in Chapter 115. d. Non-conformance with the Radiation Standards in Chapter 115. e. Non-conformance with the Air Quality Standard' in Chapter 115. f. Non-conformance with the Water Quality Standards in Chapter 115. g. Non-conformance with the Odor Standards in Chapter 115. h. Non-conformance with the provisions in Chapter 115 regarding Parking and Storage of large vehicles in residential "ones. 165 - 2 i. Non-conformance with the provisions in Chapter 115 regarding junk in residential tones. j. Non-conformance with the Glare Standards in Chapter 115. k. Non-conformance with the provision in Chapter 95 of this Code regarding portable outdoor signs. 1. Non-conformance with the provision in Chapter 95 of this Code regarding location of signs extending over rights-of-way. 2. Abatement - The City may, using any of the provisions of Chapter 175 of this Code or any other applicable law, immediately abate or seek discontinuance of any non-conformance listed in paragraph 1 of this Section. 165.30 Special Prqxlsion for Damaged improvements If a non-conforming improvement is damaged by sudden accidental cause, that improvement say be reconstructed only if it meets the following requirements and not otherwise: 1. The cost of reconstructing the damaged improvement does not exceed 75% of the assessed or appraised value (based on an MAI appraisal provided by the applicant) of that improvement prior to the damage, whichever is greater. 2. The improvement, as reconstructed, is not any more non-conforming than it was immediately prior to the damage. 3. The applicant applies for a building permit to reconstruct the damaged improvement within six months of the date of the damage and reconstructs the improvement pursuant to that building permit. 165.35 Certajt) Fon-Conformances Specifically Regulated 1. general, - Paragraphs 2 through 7 of this Section specify when and under what circumstances certain non-conformances must be corrected. If a nan-conformance must be corrected under this section the applicant 1 must, as part of the application for any 165 - 3 development permit, submit all information that the City reasonably needs to review the correction. In addition, the City will not issue a certificate of zoning compliance or permit occupancy until the correction is made. If Section 25 of this Chapter applies to a specific non-conformance, then the provisions of this Section do not apply to that same non-conformance. 2. Non-Conforming Use - Any non-conforming use most be brought into conformance or discontinued if - a. The applicant is making structural alterations or increasing the gross floor area of any structure that houses or supports the non-conforming use: b. Other than as specified in paragraph 2.a of this Section, the applicant is making changes or alterations or doing work in any twelve (12) month period to any structure that houses or supports the .oan-conforming use and the fair market value of that change, alteration or work exceeds fifteen percent (1St) of the assessed or appraised value (based on an WAX appraisal provided by the applicant) of that structure, whichever is greater: c. The subject piupsrl.y has been abandoned for ninety (90) or more consecutive days or the non-conforming use has ceased for one hundred and eighty (180) or more consecutive days: or d. The applicant replaces the use with a different use. The City may allow this change in use, if through Process II, the City determines that the proposed new use will be less non-conforming and will have fewer detrimental effects on the neighborhood than did the existing use. 3. )ton-Conforming Procedurq - If the subject property contains a use, aspect, activity or development requiring approval through Process I, II or III, which was not approved through any quasi judicial process under this Coda or any prior applicable Zoning Code, that use, aspect, activity or development must be 165 - 4 • reviewed and approved using the appropriate prooess under this Code if - a. There is a change in use and this Code established different or more rigorous standards for the new use than for the existing use; b. The applicant is making additions, changes or alterations or doing work to the subject property in twelve (12) month period the fair market value of which exceeds thirty-five percent (35%) of the assessed or appraised value (based on an • MAI appraisal provided by the applicant) of all structures on the subject property, whichever is greater; c. The subject property has bean abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (t$O) or more costive daps; or d. The Planning Director determines that there will be substantial changes in the impacts on the neighborhood or the City as a result of the proposed change. 4. umgantensimaAligana - If there are fewer parking spaces for the uses conducted on the subject property than are required under this Code, the additional required numberof spaces must be provided if - a. The applicant is going to change the use conducted on the subject property and this Code requires more parking spaces for the new use than for the former use; b. The applicant is increasing the gross floor area of any use on the subject property; or c. The subject property has been abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days. 5. son-Conforming sigpd - If the subject property • contains a non-conforming sign, this non- conformance must be corrected - 165 - 5 a. If the applicant is making structural alterations or increasing the gross floor area of any structure that houses or supports the use with which the non- conforming sign is associated; b. If, except as specified in paragraph 5.a of this Section, the applicant is making changes, alterations or doing other work in any twelve (12) month period to any structure that houses or supports the use with which the nonconforming sign is associated and the fair market value of these changes, alterations or other work exceeds twenty-five percent (25%) of the assessed or appraised value (based on an MAI appraisal provided by the applicant) of that structure, whichever is greater; c. If the applicant is making changes, alterations or doing other work to the non-conforming sign in any twelve (12) month period, the fair market value of which exceeds thirty-five percent (35%) percent of the replacement cost of the men-comtermimg sign; d. If the subject property has been abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days; or e. Except as provided below, on or before March 1, 1995: 1) The applicant may, through Process II, apply for an extension of time to bring signs on the subject property into conformance with this Code. The City will grant this request if it determines that the applicant needs additional time beyond March 1, 1995 to amortize the cost of manufacturing and installing the sign. As part of the application, the applicant shall submit documentation demonstrating how the cost of manufacturing and ._ installing the sign is or was depreciated for Federal Income Tax • purposes. 165 - 6 2) The provisions of paragraph 5.e of this Section do not apply to any sign if the removal of that sign would require the City to pay compensation under RCW Chapter 47.42, as now existing or as hereafter amended. 6. stop-Confuming Buffer% - If the subject property does not contain the buffers required by this Code, the required buffers must be provided if - a. /here is any increase in the gross floor area of any structure on the subject property. However, the buffers adjacent to pre-existing buildings on the subject property need only be increased to the extent that the land is available for the increase; b. There is a change in use on the subject property and this Code requires larger or denser buffers for the new use than for the foster use c. Except as specified in paragraph 6.a this Section, the applicant is _making changes, alterations or doing other work in any twelve subj ect�propth t period to and fair marke structure alue on of these changes, alterations or other work exceeds fifty percent (50%) of the assessed or appraised value (based on an HAI appraisal provided by the applicant) of that structure, whichever is greater. However, the buffers • adjacent to pre-existing buildings on the subject property need only be increased to the extent that the land is available for the increase; or d. The subject property has been abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days. 7+ Any Other .Nan-esan mmia !a If any non-conformance exists on the subject property, other than as specifically listed in Paragraphs 2 through 6 of this Section, these must be brought into conformance if- a. The applicant is limiting any alteration or changes or doing any other work in any 165 - 7 consecutive 12 month period to an improvement that is non-conforming or houses, supports or is supported by the non-conformance and the fair market value of the alteration, change or other work exceeds 50% of the assessed or appraised value of that improvement, whichever is greater; b. The use on the subject property is changed and this Code establishes more stringent or different standards or requirements for the non-conforming aspect of the new use than this code establishes for the former use; or c. The subject property has been abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and. eighty (180) or more consecutive days. 165.40 Additional Provjjipn if Ouasi-Judicial Decision is Required In addition to any other provisions of this Chapter, if a development activity or use on the subject property is being decided epos using either Process I, II or III, the City shall, in* such process, consider the degree of non-conformance and its relationship to the proposed use or development activity and, the City may require that the applicant correct any nonconformance that exists on the subject property. 165.45 $neciai Provisions for Residential Uses If the subject property contains a residential use that became non-conforming as to use or density as a result of the adoption of this Code, that non- conforming use or density is exempt from the provisions of Section 10 through 40 of this Chapter and, instead, the following regulations apply: 1. If the improvements on the subject property are damaged or destroyed by any sudden cause, the structure may be rebuilt; provided that the number of dwelling units and the gross floor area in and on the subject property may not be increased from that which existed immediately prior to the damage or destruction and any other non-conformity of or on the subject property may not in any way be increased. The provisions of this paragraph 1 are only available it the 165 - 8 applicant applies for a building permit within twelve (12) months after the sudden damage or destruction and construction is commenced and completed under that building permit. 2. Other than as specified in paragraph 1 of this Section, the non-conforming use or density must be corrected if the applicant is making changes, alterations or doing other work in any twelve (12) month period to any structure on the subject property and fair market value of these changes, alterations or other work exceeds fifty percent (50!) of the assessed or appraised value of that structure, whichever is greater. 3. The entire subject property has been abandoned for ninety (90) or more consecutive days or all use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days. 165.50 pe al provisions for Compliance with Government ons The provisions of this Section will be followed regardless of any conflicting regulations of this Chapter. Any regulations of this Chapter which do • not conflict with the provisions of this Section are unaffected by this Section. 1. oil Tanks - Any excavation, development activity or construction performed to comply with the "Underrground Storage Tanks; Technical Requirements and State Program Approval; Final Rules" (40 C.F.R. parts 280 and 281) , as now existing or as hereafter amended or with the provisions of RCW Chapter 90.76, as now existing or hereafter amended or any regulations adopted thereunder may not be used as the basis, or part of the basis, for requiring that non-conformance on the subject property be corrected. 2• - Other than 466 specified in paragraph 1 of this Section, the City may, using Process II, exempt a property or use from any of the requirements of this Chapter if - a. The actions or events which form the basis of requiring that non-conformance on the subject property be corrected are 165 - 9 necessitated solely to comply with local, state or federal regulation: b. The actions necessitated to comply with those regulations will not significantly extend the expected useful life of the non-conforming aspect: and c. The public benefit of complying with the local, state or federal regulation clearly outweighs the public benefit in correcting the non-conformance. 165.55 Prohibition on zncreasi g No nformance No non-conformance may, in any way, be enlarged, expanded, increased, intensified, compounded or in any other way made greater, except as specifically permitted in this Chapter. 165.60 Anolicability of Uniform Codes Nothing in this Chapter in any way supersedes or relieves the applicant from compliance with the re- quirements of the Uniform Building codes and other construction related cedes as adopted and amended from time to time by the City. 165 - 10 EXHIBIT D TOYER CONSULTING & ADVOCACY, LLC 1208113th Avenue Southeast,Lake Stevens,WA 98258 June 16,2009 Mr.Greg Fewins,Director Community Development Department City of Federal Way 33325 8t Avenue South PO Box 9718 Federal Way,WA 98063-9718 RE COVER SHEET/CHECKUST FOR CODE INTERPRETATION PER CHAPTER 19.50 FWRC v/4 copies of a Completed Master Land Use Application[Chapter 19.50.030(2)] ✓ 4 copies of a Written Description[Chapter 19.50.030(2)(a)—(c)j Fee[Chapter 10.50.030(3)j According to the current 2009 Fee Schedule,page 6,there are no fees for a code interpretation /under Process 1. ✓ 0 folded copies of the site plan[Bulletin#053] No site plan is being submitted,as the code interpretation does not involve any proposed changes to the site or structure. This was confirmed via a phone conversation with Matt Herrera on lune 16,2009. Sincerely, • David K.Toyer Owner DEPARTMENT OF COMMUNrTYDEnt.OPMorrStamm 33325 8s'Avemte South PO Box 9718 • Federal Way WA 98063-9718 Federal N V y 253435-2607 Fax 253-835-2609 DEVELOPMENT REQUIREMENTS FOR PROCESS I Director's Approval Project Name: CON Cevra.,c 2 1_.r_C • Project Description: Co Dtr l nrit-,c.a t.er'ne.J of -n TLE 1 R .3 D Applicant I�) v.a,,�a-°tom�.2 4 z5-344- 15 23 File No(s): • This form is to be used by an applicant as a guide in determining what constitutes a complete application for Process I,Directors Approval. • All checiced items must be submitted to constitute a complete application. • Process I applications that contain all checked items will be determined complete at intake. The applicant or agent will be notified immediately if an application is considered complete. • A complete application does not imply compliance or conformance with applicable codes. COMPLETE APPLICATION DATE: How To APPLY The applicant(owner or owner's appointed agent)must file the following items: Required Submitted ❑ A. Master Land Use Application,with owner's signature ❑ F B. A detailed narrative description of the project,on a separate 83 x 11 sheet Cl 0 C. Six(folded)copies of the site plan ❑ Ja" D. Application fees If the project involves a new structure or changes to the exterior of an existing structure,also provide: Required Submitted ❑ ❑ E. Six(folded)copies of existing and proposed building elevations ❑ 0 F. Color&materials indicators(color photos or color board and materials sample) Bulletin 8053—April 10,2009 Page 1 of 2 k:\HandoutssPtocess I Development Requirements WHEN USE PROCESS I IS USED Reference to Process I is found in various places in the Federal Way Revised Code(FWRC),indicating that certain development,activities,uses,or interpretations are permitted only if approved using Process L Any Process I application that is not exempt from the requirements of the State Environmental Policy Act (SEPA)will be reviewed using the procedural requirements of Process III.See FWRC Title 19,Chapter 55,for a detailed explanation of Process I. WHO MAKES THE DECISION Under Process I,the Director of Community Development Services makes the decision based on review and analysis of decisional criteria and the official file.See FWRC 19.55.010 for decisional criteria. APPEALS Any decision issued by the director can be appealed.Appeals of Process I,Director's Decision,are decided by the City of Federal Way Hearing Examiner after a public hearing.See FWRC 19.55.050 for detailed information regarding appeals of Process I decisions. �f '3773Lit•7iGi7�'�a J, _Z �i.�.•.f' ._w`b'C.t� Please consider this 8s-a Neat:tot Cotmipleteness. .._.. _- 200_.his PrQgess I;a otcis.le n d tro be ceeiSeterbitseitiie:.tile Miltheetei stibntittal recOrtipients. Review ol:the erect:w b egin'upon lwgon asei t T#e aty of. al a9Vay t+lit. take•ac1*on•pai the applicanbo upon,dwde@mivation that a)[applicable requT are met.-Please low that Qtyirevieow wiltiie halter ai au�r,t ime` ►staffrequet nal jnl( dnii. `' • is • p.. Signed: Title: THIS FORM SHALL ACCOMPANY THE LAND USE APPLICATION.A COPY OEM S.NOTICE sHA1L8E PROVIDED TO TIE APPLICANT OR AGENT FOR THt3 APPt2CATIDN. Bulletin##053-April 10,2009 Page 2 of 2 k Jlandouts%Process I Development Requirements CITY OF FEDERAL WAY 2I000 FEE SCHEDULE • I,Hi.cc):; .,U. 1,1'.,: rs ,'r. rr, Swam Geroge.7"•:'narmawa Rep*Sane i Flornaiddeaernbusalp Updds..................................................... $210.00 $140.00 $310.00 $140.00 Resit Same 1 lait Week.«.. ««....«.«..............« »... $210.00 $140.00 $210.00 $140.00 Rep*germs i Flanimabiatombesta Waal a LPIi.. _......» «... $300.00' $200.00 11300.00 $200.00 Mop* &FlammablerCaribustta Liquids a Hot Wok.............«_........«.......... $300.00 $200.00 $300.00 $200.00 Rsper Germ*$Spraoloprapin0&H44Yolk.... $200.00 s300.00 $200.00 Repair Garage a Limas iLPGaN.t... ......_. .. ........._ M00 $200.00 000 $210.00 Pa*Gee6 a Lkpds i e5I$8cep.rand aHotaW _..... 4390.00 1260.00 i200A0 s240.00 Al OS sr Fie Code Permits-See Inisno.lo,W Pb.Code Sealbn la.-.......... 06........«....« ....... $120.00 66OA0 slami00.00 Mole:FMDperlmeMMwdAum1 Fat weft,applasattoanlei6dMwpsa6onendonef4Yaw.Inspection. Hoop Rate tor Adrian.'knpalkdor Regolred tO tame Compleno.Orin.In hf«....«.... .«....«..........««....« s70.00-.................. $73.60 RaeOsperknat Rearm andkrpectionMaddingPermis_..«... 16%of Nano... ...._...._. 16%aNam Psesrlre r PenniF.R ania.470 min.s7s.6 no Promotion 0y.a•koala Pan*fa loosed on udurdon)...............................».»...._......_................. «.«....«.....Par.IBC Peden 100.2 Per DC Salon 100.2 Flen Ream Fee _.«.«..«..._..» .«.........._._.........._......»....... .»....._....._...._»..«.................... eMLaFPa....«....««..». 3$% PPs Poo*Fee PgrrraFee Mote:Oly retains$20.00 ofkNd In for processing r .r.'nr.r , Palo Display Peaedtpop0Msr van$1oo0o cosh bond). «...........«. 0100i0....««....«..... $100.00 A. Boundary Um Adloalme PlusPke 5%««. .« .. ....«..««...«.««.�_« .....«« « «. «....... ..... i4&I0•....«..«........ 604.00 PlusPubtieWt.kaRandar.....«.....__._.«....«.................__..«.« ....«...«.«._««.......»..... s464.00•.........»........ $47i00 t%rdbgMa Plan.«............«..««._........._.............«... ........_......» _»................... ias734.10.................». $1A20.60 PlusFire Reams a Mi._...«...._......................._........._..._..._» «...........__. ...._. 001.00•....»..........». 664.00 Pka Pubis*mks Mmisw.............«...._«........».........»..»«.«_....«. ...«...«..............«. 11110ala...-............ 6643.00 Lead Swam Nodillsetloo«..««..««.._..._...................«.....»»..»_...._........«._......._...«........... tla142.10.....»...«.....«. s1.000.00 Plus Parka.......»...« ......_.«.............._..............___._«..««..«.........«.«................ 444.6a...._...«........ 014.00 Plus Pula@iamkeRwMw..»........»«..»«..«.........«........»«....«..«...»............._.............. 6044.60•_...._....«.«. $041.00 Lot Lis sbeaksetlee..._....».« «....«....«...«.«....... i4H.10.»..»«._»..... $171.60 PlikProgram*.__. .........».._«..«..._..._....................«......«..__...._........_..... ................. 41a1ef6.60...._....«»..«. 13.107.60 PlusPerAae............_.._._............_...._....»......_......_...._._.»...........».....»»..........».... $111.10•»................. $70.00 Plus are& ew666%......... ......._......_...........................«........».««....«................ i160A0.............«.... $107.60 Plus Pubic Works Rertra:.....•.....«......_.................« ..._. »....»........_...._«..._._... . t7.013.00......«.. ....... $3.244.00 PIM PIFinal- P�rMNoksFod�w.::: :» :: ::::::::::» :... « :.«« .«:: .. :::�:.:: :::: 64,f1L10.....: 61,671.60 s4a41/.o0._ 11,22..4e wsssheac«_..»......__ «......._.......................«....._....«..... ....«..................«.«..«. $tast,aa.»....«...«..... $1.3311.30 PWtgreRemMWfaISM...........................»....».........................» «..«......«................ s69.00..._......_..«. $14.00 Plus Public Maim Ream ....««.«....«.........................»... *01.60.............«..... s643.00 Pro-Applleallen ... . .««.......»..««.....«......«..»..........«..........».....» 14s4.i4....«.««..«. $460.00 Proems I-Application Par l olowoaanisrneakudue.forusebyenaWarredooperators ragadredla Federal Way Ca/Cede.Seam 22-1047(3)).__.«_.....»..».._«»._«_r.._...» li$01.10-....«............. $111.60 moan I.Dbastr4 Approval for l s...............«»..«...._...«_. _ NfA«._...«. ._. WA PromosI-OastmbaoraNawviewatbarnaeato............_...........».... i70,00»..»...»«.«. ffa.00 Proems 2-Stallion Ream Pas.Land Um Fool.Pbw....»«.«.......................««...._.....«.... $1,02440-..........«.«.... $1.074.00 over 25,000 soil-.._«..«_......................_«....«.._.........»._... ... .....«... .............« 11000.60.«...._.._...... s24sAo over60,000 ealt......«....«._..........«......................«......«..«.«.......« ....«............ s00e.00 over 100.000s4111.. ........_._.._.««....»..................._..«......»..........._«...._.««....«.« 4tt4400.......«........«. ta*N.00 PbaareItoIssadS%.:.«....«..........«.»..........»....«..««..««...........«_._««.....«..............« $1440.«....«........... $04.00 Plus Pubic Works Roam«.«....«....«......_..« ... ..«»..«.«...................... «..«....«.....«_ ip0.00•..........«.«.... 6011.W Process 3-Pt.sct Approval me..Land U..PeeL Mu . ......................».... ..««......._......_ 64.7<42.00..«.__.... .... $1,271.00 Omer26A00s0.s.....»«........«.............«............_..«.«.««.«.._.».......».»._...«.._«....».« si117+a0._..»«..»....... $343.00 over00A00ag.A».. .»..«».......»....«..............»...«...._.......»..».»......._«...........«_ si�.00»._»........«. *000.011 over WOOD.es........._«..«« . iNb10.....«_..__.... s060Ao Plus Fire Review at4%... ..-.........«....«.............»...........................-...........«....»........... $11040..»....«.«»..... s02Ao Plus Pull.WerkeRevirw.. «.«.._«....»....._»....».......«....__._..._».._»._ 41664.10..».__..»....... s007A0 Proems 4•Hudng Ebear taasa'a Omaha.indudin .aaimc.e PM?Lend Use Feel Plum.-..- 10,e0740•....__..__..... $2,20420 PlusPb.Roane sA61L:.«..................................................................«...._......«..«....« 1400.60._.»»....«..... $114.00 Plus Pubis Weeks Near;.......................................»_._.. »..» __..__..»....._..._. iae460.00.._....»...»..... $1,230.00 Process 4.Rreldsr0al Valance 1Ces.laid Use P.eJ.Plum........«_«.._..................._....«....«.«.... s140.W.....«....««..... $060.00 Plus Pb.Review at IPA-....«_................................................................................ =4h00._._...._.».... 643.00 Proems i-GaseW lSeal Rama Pere Laid Use Fey.Piss: 1oR62on. «..........................»«..«...»...................«......._.........................................._. i7ifei0...........«....... $171.60 Pb.Perkre«...............................«....................»............»............................_..«....». $401.i0.«................. $420.60 • Madam tPRIt•2pa.......»..»... ............w....,..r..:.......:..........._.«... ..... . ......._...«...«_...j....... s13a074.f0....«.«._....... $10,660.60 PlusParAare_..._.....................A.4....«........... r.z•.. ... «.......«....._«.« •-64,00240-.,.:«._.......:,. -*4414,f0 Madman».._......_._._.«...................«..._...............»...._...................................._«..» 119r.441A0.....«...._....... 620A34.60 11de MASTER LAND USE APPLICATION DEPART1ENr ov COMMUNrrY DevEwem rr SERVICFB 4/111% 33325 8th Avenue South p � PO Box 9718 ~ ral Way WA 98063-9718 x !T,�„ ! .. 253-8835-2607;Fax 253-835-2609 APPLICATION NO(S) Date (40111.0104i Project Name Cow cewlzre t C- Z , t--1.C. Property Address/Location 6 Z.2. S. 3 3 3 d 51 Ft0C- L- t✓ , WA qf3 Do 3 Parcel Numbers) 9 2 b5 D 00 I to 0 Project Description QE014..t ser" ¶bt2 A-o M,^J i Sre,4--n LE. C C);-)& i nrrrcLALES471 - t DO,.0(w.)6 '4 'UITEttr A.,../ ArPr-tc.vne OF TYRE tit.30 rbr i[nrJ A-w1ANi C.E 'rD P4-Get. el Oho 0O Ot bD• PLEASE PRINT Type of Permit Required Applicant Annexation Binding Site Plan Name: (o NCE-mei c 2 ,t-t.c Boundary Line Adjustment Address: 284 1 E-L.K. 5-4,41/K4ivi 4r+4 PK NE Comp Land Plan/Rezone urface Modification City/State: SA-AA.A.A4krek►s44.1 tmov 98074 _Lot Line Elimination Zip: Preapplication Conference Phone: )( Process I(Director"s Approval) Fax: i' Process II(Site Plan Review) Email: ‘, Process III(Project Approval) Signature: 1 / 1/ ,/ 44� ,z Process IV(Hearing Examiner's Decision) err' Process V(Quasi-Judicial Rezone) Agent(if different than Applicant) —Process VI • SEPA w/Project Name: Dp v 11/' To i TFu c CEle ttt Lr�G SEPA Only Address: 1 ZO9 - 1 13 Ali sE —Shoreline: Variance/Conditional Use City/State:j WA ei$2se Short Subdivision Zip: Subdivision Phone: q,25•-341- 1523 Variance: Commercial/Residential Fax: Email: Jov+tot vJ 5'& Qc b(. carte Signature.-- >. �/ _ _ Required Information Uc _ ` Owner Q P Zoning Designation Comprehensive Plan Designation Name: 54'4^a AC Alt' t CA-ti1-r" IA. Address: 4 2 r*'i 1 Value of Existing Improvements City/State: ^) A Value of Proposed Improvements ZPhotp. ne: International Building Code(IBC): Fax: / Email: r COhvthE4CIA-L'U/A$-}ou SFOccupancy Type Signature, ? \ , _ 4s•orfA. Construction Type I '.,. Bulletin#003-August 18,2004 Page 1 of 1 k:\Handouts\Master Land Use Application King County U9 a;.._.... OMEN Services Comments Search Parcel Map and Data 1:1214:/9P3L1 1321400500 n 1:32?f90510 32 4nn__Lr1, 1 321 00 52 0 40 132140033'J `' 122/4495'19 / MI:0W 1/21049014 1321400560 13214005/0 1321 d90559 1 n1g45I 19.''. /321400549 1126(409160 Federal Way In64:J99169 112650001111 1/210191:38 92E1 0001/3 0� W 000180 1,„ fJ 261i009120 926E4106299 (C)2008 King Courtly Pit Parcel Number 9265000160 Address 822 S 333RD ST Zipcode 98003 Taxpayer CONCENTRIC 2 LLC The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice.King County makes no representations or warranties,express or implied,as to accuracy,completeness, timeliness,or rights to the use of such information.King County shall not be liable for any general,special,indirect,incidental,or consequential damages including,but not limited to,lost revenues or lost profits resulting from the use or misuse of the information contained on this map.Any sale of this map or information on this map is prohibited except by written permission of King County." King County I GIS Center I News I Services J Comments I S -arch By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. http://www5.kingcounty.gov/parcelviewer/Print Process.asp 6/16/2009 iMAP * ,,,,),-- y .... t e FA . .. .r -.,i „, \, , ... . ..„-- , . /... , ..,, . _. .„,„ „. ,,, ,,.. ..„ ,,,,,...9/ . ,i, \,.. ,,, 4,. . ., ,.... , — ,. \ ,...„ ,. \ , , ,, , . , \ .,.,,,, , . ,,,,,/ ik > , .„ '‘, , ''' ----4 -r-,:, \ 4.,,.. \ ,,_ *Ilk/. 1 ' �4 s f 4 . • 74 " * exr ,' deral Way'. `., en. .. ,r/\\\\5.. .",„ ' ____—__ " .\ Grp r' K1ae .� s �, '1/4ti � � ! 6 . • \ .r. \\\\ ' 1. ,�/ �^�''� fr. • ��{ a" ,' ,fit a4T ' r' •�\ ,/s 1 k. 'ta 4 `\ `. - ..+._.. _ fi y _ i t R \, \ / 4 ,, ' 1'7 ". -,*I . s. . • .-'' " , ,.." ,/ \ \ •,.'\ ' % \ .: ;C1200E King County .. \ I. •..iYt 2 1ii __ _ The Information Ind •=!on this mapNy,'•" •m a variety of sources and strp to change without notice.King County makes no representations or warranties,express or Implied,as to accuracy,completeness,timeliness,or to the use of such Information. This document is not Intended for use as a survey product.King County shall not be liable for any general,special,hared,incidental,or consequential a damages Including,but not limited to,lost revenues or lost prattle resulting from the use or misuse of the Information Contained on this map,My sale of King County this map or Information on this map Is prohibited except by written permission of King County Date:6/16/2009 Source:King County IMAP-Property Information(httpl/www.metrokc.gov/GISAMAP) • iMAP Legend Highlighted Feature Streams 0.,Office County Boundary E Tribal Lands l•Industrial x Mountain Peaks Parcels Other ® Airports Parks 2007 Color Aerial Photos (Bin) gl Cemeteries Unincorporated KC Zoning 2007 Color Aerial Photos (12in) it City Halls A•10•Agrioulturai,one Di/par 10acres Community Areas i Centers A•35-AgricuHu rat one DU per 35ears Federal government f*Forest 111 i_ . Libraries is•Mineral u Local courts RA:2.S R u:al Area onI DU per s arms Local government RA=5-Rural Area,one DU per 5acres Highways RA-10•Rural Arm,one DU par 10 acres +•` Forest Production District UR•Urban Reserve,one DU par 5arres < Boundary R-1•Residential,one DO per acre RA•Residential,40 U per acre Agricultural Production District Boundary R=0-Residential.81311 par acre R•1•Residential,8 DU per acre Urban Growth Area Line R-12-Residential,12DU per acre gyp+' incorporated Area R•18-Residentei,lBDU par ace f Streets R-24-Residential,24D31 par acre it ighway R•48•Residential,48'DU per acre Arterials N8•Neighborhood Br/Whew Local CD•Coeur:unity Business Lakes and Large Rivers RH Regional Business (cant) Ci Tito Infonnkesn Included on this map tus been compiled by iGng County start from a variety of sourers and Is subject to change without notice.King County makes no representations or warranties,express or Implied,a nto accuracy,completeness,timeliness,or rights to the use of such information. This document isi not Intended for use as a survey product.Kinngg County shell not be IGMe for any general,special,Indirect inGdental.oramp consequential a damages Induoing,but not tlmnned to,lost revenues a lost profeen resulting from the use or misuse of the information contained on Ihis map.Any sale of King County this map or information on this map is prohlbiled except by written permission of King County. Date:6/1 612 0 09 Source:King County IMAP-Property Information(httpJ/www.metrokc.gov/GISriMAP) TOYER CONSULTING & ADVOCACY, LLC 1208 113th Avenue Southeast, Lake Stevens,WA 98258 June 16,2009 Mr.Greg Fewins,Directors Community Development Department City of Federal Way 33325 8th Avenue South PO Box 9718 Federal Way,WA 98063-9718 RE:Request for Interpretation per Chapter 19.50 of the Federal Way Revised Code(FWRC) Dear Mr. Fewins: On behalf of my client,Concentric 2,LLC.,I am submitting a request for an interpretation under Chapter 19.50 FWRC. The interpretation seeks clarification of the intent and application of Chapter 19.30 Nonconformance to a 1.87 acre parcel(Parcel g9265000160),located at 822 S.333nd ST,Federal Way, WA 98003. Property Backgroundand History The following is a description of the background and history of the property in question: • An application for a permit to construct a 25,000 square foot commercial warehouse and office building was submitted on February 24,1987 in King County. • On June 5,1987, King County issued a building permit for construction of the commercial warehouse and office. Permit Number 105814. Exhibit 1 • King County issued a Certificate of Occupancy for the existing structure on December 9,1987. Exhibit 2 • The use of the building on parcel 9265000160 has not changed since its permitting,construction and original occupancy in 1987. • Within the 25,000 square foot building,approximately 5,000 square feet is used for offices and operations and 20,000 square feet is used for warehousing/distribution. History of Legislative Actions • The property was incorporated into the City of Federal Way in 1990. • On February 27,1990,the City Council adopted Ordinance 90-43,enacting an official zoning map and placing zoning classifications on all property within the city limits. Exhibit 3 • Ordinance 90-43 became effective on February 28,1990 upon official incorporation of the City. • Chapter 165, Non-Conformance,was included within Ordinance 90-43. • On page 165-1 of the Ordinance(Chapter 165.10)"When Conformance is Required,"stated that: "If an aspect,element, activity or use of or on the subject property conformed to the applicable Zoning Code in effect at the time that aspect,element,activity or use was constructed or initiated, that aspect,element,activity or use may continue and need not be brought into conformance with this Code unless a provision of this Chapter requires conformance." • The property in question conformed to the Zoning Code in effect at the time that the use was constructed and no other provisions of Ordinance 90-43 or its resultant Zoning Code required the use be brought into conformance. • The present zoning designation for the property is OP,Office Park. Exhibit 4 • The present comprehensive plan designation for the property is OP,Office Park. Exhibit 5 Reauest for Interpretation In accordance with Chapter 19.50 FWRC,we seek an Interpretation of the provisions of Chapter 19.30 FWRC,Nonconformance,specifically: Chapter 19.30.030 1. Confirmation that the subject parcel is a legal, non-conforming use and may continue as allowed by Chapter 19.30.030 FWRC. Chapter 19.30.080 2. Clarification of what constitutes"normal maintenance"as referred to within Chapter 19.30.080(1)(b). Does normal maintenance include tenant improvements? Do tenant improvements fall under the restriction on alterations to no more than 15%of the appraised value in any one consecutive 12 month period? Chapter 19.30.090 3. Under Chapter 19.30.090(a),what conditions would constitute a change of use and what are some specific examples that show how the criteria in Chapter 19.05.030 have been applied? 4. What conditions or circumstances may trigger the City viewing the existing and legally non- conforming use of the 25,000 square foot warehouse/distribution facility as having undergone a change of use? 5. Specific to previous question,does the city have any thresholds that it has used or would use to determine how it would interpret a change in use based on a change to"the type,extent or 2 I Concentric 2,LLC.Request for Code Interpretation Chapter 19.30 FWRC amount of indoor or outdoor storage"as described under criteria(5)in the definition for Change of Use? For example,if a future tenant was to increase its office area and reduce the size of its warehouse/distribution area,but continue to operate as a warehouse/distribution facility,would that qualify as a change in use? 6. Under Chapter 19.30.090(e),how does the City define cessation of a use? For example,is tenant vacancy considered cessation of a use if the vacancy lasts longer than one year? Or is cessation of use under subsection(e)similar to that of subsection(d),Abandonment? Applicability 7. What is the difference in circumstance between the applicability of Chapter 19.30.080 versus that of 19.30.090 as it relates to the situation,property and structure in question? For example, tenant improvements would not appear to trigger Chapter 19.30.090,but appear to trigger 19.30.080 if they are more than 15%of the current appraised value of the structure. What specific provisions of code are applicable to this parcel and its status? 8. What sections of code should my client reference in order to continue to maintain the existing and legally non-conforming use of warehouse/distribution at this location? 9. Please provide any additional information that may be helpful to my client in maintaining the existing and legally non-conforming use of the property as warehouse/distribution. Thank you for your time and consideration. Should you have any questions please do not hesitate to contact me at any time. Sincerely, David K.Toyer‘" Owner CC: Mr.Mike Collins,Concentric 2, LLC. ; i" , • f.. ' ^•4.m-, \.5.•j ". ,.,A L Cif}• "V I::H ''.j. •�ry iR"r•:t'G.` l„^ .. fr1 "y.-ti44 •3„ .+t.,. F;ti =, '.. ,?b6 . . at,, ,:3X •pnt„ }trka:• �utitlrc� ,,..� �1 A +c:T ;N: FOR PERMIT > ' . ;: ..< ;-41 • • f.•�.l',w.•'C•!••!':•'�'.;;1,.!.��".c-%`-,".;�.+.i . ;'•4"t•�•"":,,�' r.�n�J•.i. ,r•�i .�Y_;i•/'� I IL '4 `(�_ A•''Y v'h1A 4.� .• 7 6 • ' 0s '4L21 l' ,Os!Q1 a9t g 4: % ' , v.c••i 9? �''��'• � 'DATE RE . TE.EXPIRES• L�i:SF:�3-� (sit TO �a 1111;; . • .. : :fCf16 f7 } 1$}•gk. � TT • ,S ?qM E/NALtE"•;:•;.; '1/Iat• y( 1/ / (1.�� 1 P.NOIlE NUMBEi'�•• .. -- if:"•4. • 7 ,1 ,U(fl`: /�L,R.(�''rJ.7Q(s�f'�&q� /I✓Q- :f 2:•"_3�.• f, • fi:•Yi_O 'S•' 4..•1''1'•'®er' 11 l t L ,a,N41.•i 7tAti:7, 1 l t ) I 1. I 1 i •I t' i I :� _!W4's L ' ..4sn'' _ 'meet NAME. NUMEEA STREET TYPE DIR .. • ,,..u t' •••• .. . • • )i. :. •4it•• . . 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''.i''%,Y. ...e!;f.'{, �• .> t�� .gam �v' 6 ', S.,-.4 •, sw4i r .,r, ,•-:'-.i•!5,4t.'" •,a•` ~•r •.i;`' .:1'.!'.',•1',.,;�l.r.,r..:;,C...l tuba.1:- - ,a ; r 4� t �{ � �F9k!� lrrI:.�!'�.!�.-!'�.g�{�<._�� r.1,. :�^' ':w•ti,: .... :i•,` .. . :u fit.. r.�:'�y' . w l.� ^Hhi,• ..Id. �•..d,�_��r, : ... .. ....'.4i. .....a..a,#,.'t. ..w.•L�Sl:-<::V9•�,� .'�• �__. 0072.15007 JDW/naa - 02/21/90 R: 02/27/90 ORDINANCE NO. 9e-43 AN ORDINANCE OF THE CITY OF FEDERAL WAY, WASHINGTON, ADOPTING THE OFFICIAL ZONING MAP, PLACING ZONING CLASSIFICATIONS ON ALL PROPERTY WITHIN THE CITY LIMITS OF THE CITY OF FEDERAL WAY: :Ar 1�DOPTTING THE ZONINGnT CODE FOR THE CCITY OF D i Aiy I DECLARING A EMERGENCY4 AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City Council of the City of Federal Way determined that it was necessary to establish land use zoning classifications and adopt a zoning code to be effective as of the date of incorporation, and WHEREAS, it is necessary for the public health, safety and general welfare and for the public peace that -zoning classifications and land use regulations be in effect as of the date of incorporation, and WHEREAS, the City Council has attempted to comply with the State Environmental Policy Act and has complied with the provisions and intent of RCW Chapter 43.21C, and WHEREAS, the City council, based upon the recommendations of its professional consultant, and after review of the proposed zoning and zoning codes, determined that the proposed actions would not have a significant adverse impact on the environment, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DO ORDAIN AS FOLLOWS: Section L. The official Zoning Map of the City of JDW007500 -1- 6 (If�gi Federal Way, prepared by Wilsey Ham Pacific, consisting of six (6) books of maps, copies of which are on file with the City Clerk, establishing the initial zoning for the newly incorporated City of Federal Way, is hereby adopted by this reference as the Official Zoning Map for the City of Federal Way. All property within the corporate limits of the City of Federal Way as of the date of incorporation shall be deemed zoned in accordance with the Official Zoning Map. section 2. Attached hereto, identified as Exhibit A and hereby incorporated in full by this reference, consisting of . Chapters 3., 3, 5, 15, 20, 25, 35, 40, 45, 50, 55, 65, 70, 80, 90, 95, 105, 110, 115, 120, 125, 127, 130, 135, 140, 145, 150, 155, 160, 165, 170, 175, 180 and 185, is the Zoning Code for the City of Federal Way, which is hereby adopted. Section 3. The City Council finds and hereby declares that a public emergency exists, necessitating that the Official Zoning Map and the Zoning Code be adopted and become effective upon incorporation in order to provide for zoning classifications and land use regulations for properties within the City limits of the City of Federal Way. The City Council finds and hereby declares that in the event the actions of adopting the Official Zoning Map, zoning classifications, Zoning Code, Subdivision Ordinance and related land use codes is determined to have a significant adverse impact on the environment and that the declaration of nonsignificance adopted by the city is invalidated, then, the City Council expressly JDW00750O -2- • finds that the actions of adopting these codes to be in effect as of the date of incorporation must ba taken to avoid severe impacts to the public health, safety or general welfare and to prevent the possibility of an immanent threat of serious environmental degradation if there are no land use regulations in effect as of the date of incorporation. The City Council further finds that in the event an environmental impact statement should be required to adopt the above referenced ordinances, that there was too short a period of time to allow full compliance with such a requirement and that the emergency thus identified necessitates that these ordinances be effective as of the date of incorporation. The City Council further states its intent to proceed, as directed within the adopted zoning code, to commence review of the Comprehensive Plan for the City of Federal Way and implementing ordinances as soon after incorporation as is feasible for the purpose of adopting a more long-range Comprehensive Plan and implementing zoning and zoning code which process shall fully and completely comply with the requirements and provisions of RCW Chapter 43.21C and the SEPA Guidelines contained in Chapter 197-11 WAC and as adopted by the City. 'action 4. If any section, soutane*, clause or phrase of this ordinance, including any of the exhibits made a part of this ordinance, should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or JOW007500 -3- phrase of this ordinance. Section 5. In the event the codes and ordinances, zoning designations and Official Zoning Map adopted in the preceding sections of this ordinance are invalidated for any reason, the City Council, as aforestated, finds and declares that an emergency exists affecting the public health, safety and general welfare in that if the land use regulations regulating the zoning, zoning classifications, performance standards and related land use regulations governing the development of property within the City of Federal Way are not in effect as of - the date of incorporation, that such absence of regulations would lead to irreparable public detriment and harm. Therefore, in the event of the invalidation of the maps, ordinances and codes referred to in the preceding sections of this ordinance, then the City Council adopts by reference as the emergency zoning classification for all property within the City limits of the City of Federal Way the King County zoning classification of single family residential 9600 (RS 9600) as established as interim zoning by King County pursuant to King County Ordinance No. 9154. Said classification shall only come into effect in the event of the invalidation of the Official zoning Map and zoning classification and/or zoning code adopted by this ordinance and shall remain in effect only until such time as the City is able to enact a new Official Zoning Map, zoning classification and/or zoning codes. Section 6. Based upon the emergency declaration 47061007500 -4- contained in this ordinance it is necessary for the public peace, health, safety and general welfare that this ordinance be effective immediately upon incorporation to wit: 12:01 a.m. , February 28, 1990. PASSED by a majority of not less than five (3) members of the City Council of the City of Federal Way this 27th day of February, 1990. CITY OF FEDERAL WAY AldLti 02V MAYOR, DEBRA ERTEL ATTEST/AUTHENTICATED: CITY CLERK, DELO S A. MEAD APPROVED AS TO FORM: OFFI THE-CITY ATTORNEY: BY vJ FILED WITH THE CITY CLERK: February 27, 1990 PASSED BY THE CITY COUNCIL: February 27, 1990 PUBLISHED: March 2, 1990 EFFECTIVE DATE: February 28, 1990 ORDINANCE NO. 90-43 JDW007500 -5- EMBIT 4(4 f( TABLE OF COMMITS Chapter 1 User Guide Chapter 3 Definitions OAI!N Chapter 5 Legal Effect/Applicability �� Chapter 15 Suburban Estate Zones Chapter 20 Single Family Residential Zones Chapter 25 Multi-Family Residential Zones Chapter 35 Professional Office Zones ILChapter 40 Neighborhood Business Zones Chapter 45 Community Business Zones Chapter 50 City Center Zone Chapter 55 Office Park Zones Chapter 65 Manufacturing Park Zones Chapter 70 Planned Area Zones Chapter 80 Environmentally Sensitive Areas Chapter 90 tortelm-Aping Chapter 95 Signs Chapter 105 Parking and Parking Areas, vehicle and Pedestrian Access and Related Improvements Chapter 110 MequiresdIsprovementstoRights-of-AakyamiMehicular Access Easements and Tracts Chapter 115 Miscellaneous Use, Development and Performance Standards Chapter 120 Variances Chapter 125 Planned Unit Developments Chapter 127 Temporary Uses Chapter 130 Rezone Chapter 135 Amendments to the Text of the Zoning Code . . • CHAPTER 1 - USER GUIDE 1.05 General 1.10 How to Use This Code 1.15 Additional Regulations 1.05 leaUfa • This Chapter is intended to assist the reader in locating relevant information. It in no way limits the scope, authority or effect of this Code. 1.10 How To Use This Code This Code has been designed and drafted to. make it as easy as possible for the user to determine all zoning regulations that apply to a particular piece of property and to uses, structures and activities on that piece of property. Follow the step-by-step procedure described below to find applicable regulations: 1. Find the subject property on the Zoning Map. The subject property will be within one of the following Zones: SE, RS, RM, P0, BN, BC, CC, OP or MP 2. Refer to the text of this Code and find the use chapter that corresponds to the Zone in which the subject property is located. 3. Each of these use chapters contains a series of charts. Read down the first vertical column of each chart to find the use in which you are interested. 4. After finding the appropriate use, then read across to find a variety of regulations that apply to the subject property. In addition, review all of the Sections to which the Zone chart refers you. You may conduct two or more listed uses on one lot if you comply with all of the regulations that apply to each use. However, if a use zone contains a specific combined use listing, you must comply with the provision of that combined use listing. 5. The footnotes at the bottom of each zone chart provides references to more detailed 1 - 1 information about the requirements contained in these charts. 6. You now have most of the basic zoning regulations that apply to the subject property. However, you should review Section 15 of this Chapter to see if other regulations of this Code may be applicable. 1.15 Additional Regulat one In addition to the regulation in the use zone charts, this Code contains a variety of provisions that may apply to the subject property or to a particular use or activity on the subject property. The following is a list of questions and other information designed to help you determine what other provisions of this Code may contain regulations that are of interest. _ 1. Steep or Unstable Slaves. Streams. Lakes. Wetlands or Well Hauls - Does the subject property contain or is it in close proximity to a steep or unstable slope; stream, either above ground or in a culvert; flowing surface water; a lake; a wetland; or a well head? If so, see -Chapter 80_ 2. Diana - Are you interested in erecting or using a sign of any kind on or for the subject property? If so, see Chapter 90. 3. Miscellaneous Use. Development and gearfgrmance Standards - Chapter 115 contains a wide variety of use, development, performance and similar regulations. You should consult the index to that Chapter to determine which of the Sections of that Chapter contains relevant information. 4. Mon-Conformance - Does some aspect of the subject property, or the use or activity on the subject property not conform to this Code? If so, see Chapter 165. . 5. Land Surface Modification - Do you want to do any clearing, grading or engage in any land surface modifications including removing vegetation on the subject property? If so, you should read the section in Chapter 115 entitled Land Surface Modification. 6. public Imnrovementa - Do you want to find out that improvements the City will require you 1 - 2 11 to make in the street when you develop the subject property? If so, see Chapter 110. 7. Amendments If you are interested in amending the Zoning Map, the text of this Code or the -Compr hessive Plan, refer to Chapters 130, 135 and 140, respectively. 8. Temporary Use - If you wish to conduct a use on a temporary basis that would otherwise not be permitted, refer to Chapter 127. The foregoing list has been provided as an aid to assist the reader in finding applicable regulations. However, you should review the table of contents of this Code to find other Chapters that may be of interest to you. 1 - 3 CHAPTER 165 - NON-CONFORMANCE 165.05 User Guide 165.10 When Conformance is Required 165.15 Regulations Applicable to Non-Conforming Use 165.20 Abatement of Non-Conformance that was Illegal When Initiated 165.25 Immediate Compliance with Certain Provisions Required 165.30 Special Provision for Damaged Improvements 165.35 Certain Eton-Conformances Specifically Regulated 165.40 Additional Provision if a Quasi-Judicial Decision is Required 165.45 Special Provisions for Residential Uses 165.50 Special Provisions for Compliance with Government Regulations 165.55 Prohibition on Increasing 1 on-Conformance 165.60 Applicability of Uniform Codes 165.05 User Guide This Chapter establishes when and under what circumstances non-conforming aspects of a use or development must be brought into conformance with this Code. You should consult the provisions of this Chapter only if there is some aspect of the use or development on the subject property that is not permitted under this Code. 165.10 When Conformance is Rsauired If an aspect, element, activity or use of or on the subject property conformed to the applicable Zoning Code in effect at the time that aspect, element, activity or use was constructed or initiated, that aspect, element, activity or use may continue and need not be brought into conformance with this Code unless a provision of this Chapter requires conformance. 165.15 Regulations Applicable to Non-Conforming Use. If a use is non-conforming in the zone in which it is located, this Code does not establish applicable dimensional or other regulations. Therefore, to determine what regulations apply, the, City will determine the. zone that allows the non-conforming use that is most similar to the zone in which the non-conforming use is located and apply the regulations of that zone. 165 - 1 165.20 Abatement of Non-Conformance plat was Illegal Whim Initiated 1. General - Except as specified in Paragraph 2 of "this .Section, any .non-confaraamce that was illegal when initiated must immediately be brought into conformance with this Chapter. The City may, using the provisions of Chapter 175 of this Code or any other applicable law, immediately abate any non-conformance that was illegal when initiated. 2. Exception - If a non-conformance has ever been in complete conformance with an applicable zoning code it may continue to exist subject to the provisions of this Chapter, and it is not subject to abatement under Paragraph 1 of this Section. 165.25 ;medial, Compliance with Certain Provisiona Requireg 1. General - Regardless of any other provision of this Chapter, the following non-conformances oust be immediately brought into conformance with the applicable provisions of this code: a. Non-conformance with the Noise Standards in Chapter 115. b. Non-conformance with the Lighting Standards in Chapter 115. c. Non-conformance with the Heat Emission Standards in Chapter 115. d. Non-conformance with the Radiation Standards in Chapter 115. e. Non-conformance with the Air Quality Standards in Chapter 115. f. Non-conformance with the Water Quality Standards in Chapter 115. g. Non-conformance with the Odor Standards in Chapter 115. h. Non-conformance with the provisions in Chapter 115 regarding Parking and Storage - of large vehicles in residential zones. 165 - 2 i. Non-conformance with the provisions in Chapter 115 regarding junk in residential zones. j. Non-conformance with the Glare Standards in Chapter 115. k. Non-conformance with the provision in Chapter 95 of this Code regarding portable outdoor signs. 1. Non-conformance with the provision in Chapter 95 of this Code regarding location of signs extending over rights-of-way. 2. Abatement - The City may, using any of the provisions of Chapter 175 of this Code or any other applicable law, immediately abate or seek discontinuance of any non-conformance listed in paragraph 1 of this Section. 165.30 Special Provision for Damaged Improvements If a non-conforming improvement is damaged by sudden accidental cause, that improvement may be reconstructed only if it meets the following requirements and not otherwise: 1. The cost of reconstructing the damaged improvement does not exceed 75% of the assessed or appraised value (based on an MAI appraisal provided by the applicant) of that improvement prior to the damage, whichever is greater. 2. The improvement, as reconstructed, is not any more non-conforming than it was immediately prior to the damage. 3. The applicant applies for a building permit to reconstruct the damaged improvement within six months of the date of the damage and reconstructs the improvement pursuant to that building permit. 165.35 CeptajNon-Conformances Specifically Regulated 1. General - Paragraphs 2 through 7 of this Section specify when and under what circumstances certain non-conformances must be corrected. If a non-conformance must be corrected under this section the applicant must, as part of the application for any 165 - 3 development permit, submit all information that the City reasonably needs to review the correction. In addition, the City will not issue a certificate of zoning compliance or permit occupancy until the correction is made. If Section 25 of this Chapter applies to a specific non-conformance, then the provisions of this Section do not apply to that same non-conformance. 2. lion-Conforming Use - Any non-conforming use must be brought into conformance or discontinued if - a. The applicant is making structural alterations or increasing the gross floor area of any structure that houses or supports the non-conforming use; b. Other than as specified in paragraph 2.a of this Section, the applicant is making changes or alterations or doing work in any twelve (12) month period to any structure that houses or supports the .non-conforming use and the fair market value of that change, alteration or work exceeds fifteen percent (15%) of the assessed or appraised value (based on an MAI appraisal provided by the applicant) of that structure, whichever is greater: c. The mubject pLJpaL y has been abandoned for ninety (90) or more consecutive days or the non-conforming use has ceased for one hundred and eighty (160) or more consecutive days: or d. The applicant replaces the use with a different use. The City may allow this change in use, if through Process II, the City determines that the proposed new use will be less non-conforming and will have fewer detrimental effects on the neighborhood than did the existing use. 3. Non-Conforming Procedure - If the subject property contains a use, aspect, activity or development requiring approval through Process I, II or III, which was not approved through any quasi judicial process under this Code or any prior applicable Zoning Code, that use, aspect, activity or development must be 165 - 4 reviewed and approved using the appropriate process under this Code if - a. There is a change in use and this Code established different or more rigorous standards for the new use than for the existing use; b. The applicant is making additions, changes or alterations or doing work to the subject property in twelve (12) month period the fair market value of which exceeds thirty-five percent (35%) of the assessed or appraised value (based on an MAI appraisal provided by the applicant) of all structures on the subject property, whichever is greater; c. The subject property has been abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days; or d. The Planning Director determines that there will be substantial changes in the impacts on the neighborhood or the City as a result of the proposed change. 4. Non-Cpnformina Parking - If there are fewer parking spaces for the uses conducted on the subject property than are required under this Code, the additional required number of spaces must be provided if - a. The applicant is going to change the use conducted on the subject property and this Code requires more parking spaces for the new use than for the former use; b. The applicant is increasing the gross floor area of any use on the subject property; or c. The subject property has been abandoned for ninety 490) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days. 5. $on-Conjorminq Signs - If the subject property contains a non-conforming sign, this non- conformance must be corrected - 165 - 5 a. If the applicant is making structural alterations or increasing the gross floor area of any structure that houses or supports the use with which the non- conforming sign is associated; b. If, except as specified in paragraph 5.a of this Section, the applicant is making changes, alterations or doing other work in any twelve (12) month period to any structure that houses or supports the use with which the nonconforming sign is associated and the fair market value of these changes, alterations or other work exceeds twenty-five percent (25%) of the assessed or appraised value {based on an MAI appraisal provided by the applicant) of that structure, whichever is greater; c. If the applicant is making changes, alterations or doing other work to the non-conforming sign in any twelve (12) month period, the fair market value of which exceeds thirty-five percent (35%) percent of the replacement cost of the son-cootorming sign; d. If the subject property has been abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days; or e. Except as provided below, on or before March 1, 1995: 1) The applicant may, through Process II, apply for an extension of time to bring signs on the subject property into conformance with this Code. The City will grant this request if it determines that the applicant needs additional time beyond March 1, 1995 to amortize the cost of manufacturing and installing the sign. As part of the application, the applicant shall submit documentation demonstrating how the cost of manufacturing and installing the sign is or was depreciated for Federal Income Tax • purposes. 165 - 6 a, 2) The provisions of paragraph 5.e of this Section do not apply to any sign if the removal of that sign would require the City to pay compensation under RCN Chapter 47.42, as now existing or as hereafter amended. 6. pop-Cgnforning Buffers - If the subject property does not contain the buffers required by this Code, the required buffers must be provided if - a. There is any increase in the gross floor area of any structure on the subject property. However, the buffers adjacent to pre-existing buildings on the subject property need only be increased to the extent that the land is available for the increase; b. There is a change in use on the subject property and this Code requires larger or denser buffers for the new use than for the former uses c. Except as specified in paragraph 6.a this Section, the applicant is making changes. alterations or doing other work in any twelve (12) month period to any structure on the subject property and fair market value of these changes, alterations or other work exceeds fifty percent (50%) of the assessed or appraised value (based on an HAI appraisal provided by the applicant) of that structure, whichever is greater. However, the buffers adjacent to pre-existing buildings on the subject property need only be increased to the extent that the land is available for the increase; or d. The subject property has been abandoned for ninety (90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days. 7. Any other _tan-Canfarmance If any non-conformance exists on the subject property, other than asspecifically listed in Paragraphs 2 through 6 of this Section, these must be brought into conformance if- . a. The applicant is making any alteration or changes or doing any other work in any 165 - 7 consecutive 12 month period to an improvement that is non-conforming or houses, supports or is supported by the non-conformance and the fair market value of the alteration, change or other work exceeds 50% of the assessed or appraised value of that improvement, whichever is greater: b. The use on the subject property is changed and this Code establishes more stringent or different standards or requirements for the non-conforming aspect of the new use than this code establishes for the former use: or c. The subject property has been abandoned for ninety <90) or more consecutive days or the use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days. 165.40 Additional Prgyjjon if a. Quasi-Judicial Decision is Reauire$ In addition to any other provisions of this Chapter, if a development activity or use on the subject property is being decided upon using either Process I, II or III, the City shall, in' such process, consider the degree of non-conformance and its relationship to the proposed use or development activity and, the City may require that the applicant correct any nonconformance that exists on the subject property. 165.45 Special Provisions for Residential Uses If the subject property contains a residential use • that became non-conforming as to use or density as a result of the adoption of this Code, that non- conforming use or density is exempt from the provisions of Section 10 through 40 of this Chapter and, instead, the following regulations apply: 1. If the improvements on the subject property are damaged or destroyed by any sudden cause, the structure may be rebuilt: provided that the number of dwelling units and the gross floor area in and on the subject property may not be increased from that which existed immediately prior to the damage or destruction and any other non-conformity of or on the subject property may not in any way be increased. The provisions of this paragraph 1 are only available if the 165 - 8 applicant applies for a building permit within twelve (12) months after the sudden damage or destruction and construction is commenced and completed under that building permit. 2. Other than as specified in paragraph 1 of this Section, the non-conforming use or density must be corrected if the applicant is making changes, alterations or doing other work in any twelve (12) month period to any structure on the subject property and fair market value of these changes, alterations or other work exceeds fifty percent (50%) of the assessed or appraised value of that structure, whichever is greater. 3. The entire subject property has been abandoned for ninety (90) or more consecutive days or all use conducted on the subject property has ceased for one hundred and eighty (180) or more consecutive days. 165.50 Special Provisions. for Comoliance with Government Regulations The provisions of this Section will be followed regardless of any conflicting regulations of this Chapter. Any regulations of this Chapter which do not conflict with the provisions of this Section are unaffected by this Section. 1. oil Tanks - Any excavation, development activity or construction performed to comply with the "Underground Storage Tanks; Technical Requirements and State Program Approval; Final Rules" (40 C.F.R. parts 280 and 281) , as now existing or as hereafter amended or with the provisions of RCW Chapter 90.76, as now existing or hereafter amended or any regulations adopted thereunder may not be used as the basis, or part of the basis, for requiring that non-conformance on the subject property be corrected. 2. Other Government Regulation - Other than as specified in paragraph 1 of this Section, the City may, using Process II, exempt a property or use from any of the requirements of this Chapter if - a. The actions or events which form the basis of requiring that non-conformance on the subject property be corrected are 165 - 9 necessitated solely to comply with local, state or federal regulation: b. The actions necessitated to comply with those regulations will not significantly extend the expected useful life of the non-conforming aspect; and c. The public benefit of complying with the local, state or federal regulation clearly outweighs the public benefit in correcting the non-conformance. 165.55 prohibition on Increasina Non-Conformance No non-conformance may, in any way, be enlarged, expanded, increased, intensified, compounded or in any other way made greater, except as specifically permitted in this Chapter. 165.60 Anolicability of Uniform Codes Nothing in this Chapter in any way supersedes or relieves the applicant from compliance with the re- quirements of the Uniform Building codes and other construction related cedes as adopted and amended from time to time by the City. 165 - 10 r+wt.wtl,:eet a wake..i my.. i I City of Federal Way History of Annexations WA ,n, ei-• 'w.$„ ,j;'yyjjf 1t a t"" I- ale ini !` �, . . `17. i..._ t ,., s.i • 'lli -�,` i E tiV :"Mt r _i(r�..:•.,,r d,,.._4§.J ii4.4, : +� 7`?• t 'I '•+,"e",4.:i ice\ s f:014 t i :_ t) I ti rt' fp- �=-r,4;t '-, `. ry:I f .t j[i i•.• . .,i � ••• •1 _ !tt I• {t to ylE ••I! }�i i i'11,A'� ^,y j•w irI •-.,; wf:. ..I'," .+a'i f4.! 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'fit:4 ;Ili 'i�t` .?„ _ 's,. 11"`�`,•, `p t/ R t�, ..� Ti7.'t Rt itl 1 it 4 . a, o t..B.od: •fin- !i. - - j c.a.w.n.nw.Plan B., .m 11 tlf! •A - � - CensetralEnfteptr 14Ad ' f P.n..a oo.n Auer fyy • - t Q r Pl.r.aumtm - SI*Fold,Um Dercay � I I St*F..14WS.Oa..t Fab N u.eb rt • FarhaW '' ) i S4, � 's 16 u wm i O eram.ac.m 1'Sileo f ®w _l.�__...... _ Edgewood • • 0 025 Oh 1 r........r... r _ w --._.-....o.�_.�.r. �- —� TIDwPI...l...,..--................... 5 EXHIBIT E ` CITY OF CITY HALL '�.. 33325 8th Avenue SoutSouthFederal Way Mailing Address: PO Box 9718 Federal Way,WA 98063 9718 (253)835-7000 www.cityottederalwa y.corn August 11, 2009 David Toyer Toyer Consulting • 1208 1131h Avenue SE Lake Stevens, WA 98258 RE: FILE#09-102236-00-UP;RESPONSE TO INQUIRY Therma Fisher Scientific Building,822 South 333'Street, Federal Way Dear Mr.Toyer: The following letter is provided in response to your request for information dated June 16, 2009.The building in question is a 25,136 square-foot masonry building constructed in 1987 under King County. The building is located on a 1.87-acre property that is located in the OP(Office Park)zoning district.This district permits a number of uses.' City business licenses for the property were issued in 1998 for the business that consisted of"distribution of lab supplies."Your June 16, 2009, letter notes that the use of the building has not changed since its permitting, construction and original occupancy in 1987, with approximately 5,000 SF used as office and 20,000 SF used as warehousing/distribution. Federal Way Revised Code(FWRC) 19.235.030,note 145 states that the city may allow an accessory warehouse facility if it complies with criteria(a) through(e). Criteria(a)indicates that the warehouse is accessory to the primary use on the subject property and occupies no more than 50%of the combined gross floor area of this use and the primary use. Your questions are repeated below in bold with responses following: I. 19.30.030-Confirmation that the subject parcel is a legal nonconforming use and may continue as allowed by FWRC 19.30.030. Response: The city has limited information about this building as it was constructed before the city incorporated and we have no records of it other than a business license for the distribution of lab supplies, and storm drainage maintenance records. While the City has no records that indicate that the building is a nonconforming structure,your letter notes that the current building use is one-quarter office and three-quarters warehouse,or 75 percent warehouse. That exceeds the ratio of warehouse to office use permitted in the OP zone under FWRC 19.235.030, note 5, criteria(a), stated above. Under FWRC 19.30.030,if the building was constructed with proper permits under King County, it is considered grandfathered to that previous code until such time as proposed changes to the property trigger adjustment of the nonconforming element(s) into compliance with current code. Therefore, the city considers the current use to be a legally nonconforming use. Zoning for the site was established as OP on February 28,1990,the date the City incorporated.It was designated as M-P under King County. b Mr.David Toyer August 11,2009 Page 2 2. 19.30.080-Clarification of what constitutes"normal maintenance" as referred to within FWRC 19.30.080(1)(b). Does normal maintenance include tenant improvements?Do tenant improvements fall under the restrictions on alterations to no more than 15% of the appraised value in any one consecutive 12 month period? Response:Definitions in FWRC 19.05.140 state that normal maintenance includes interior and exterior repairs and incidental alterations.Normal maintenance and repair includes,but is not limited to painting,roof repair and replacement,plumbing, wiring and electrical systems, mechanical equipment replacement and weatherization. Incidental alterations include construction of nonbearing walls or partitions. Under FWRC 19.05.200,tenant improvements means any work,improvement or remodeling completely within the interior of a building necessary to meet the varied requirements of continuing or succeeding tenants. The terms are not mutually exclusive. Normal maintenance may include items that are consistent with tenant improvements such as painting.Any portion of a TI that meets the definition of normal maintenance is exempt from the 15%threshold. Conversely,any portion that does not meet the definition of normal maintenance is subject to the 15%threshold. 3. 19.30.090-Under 19.30.090(a),what conditions would constitute a change of use and what are some specific examples that show how the criteria in 19.05.030 have been applied? Response:Under FWRC 19.05.030,conditions that constitute a change of use include where the general character of a use has been modified and includes review of(1) Hours of operation; (2) Required parking; (3)Traffic generation; (4)General appearance; (5)Type,extent or amount of indoor or outdoor storage;and(6)Constituents of surface water discharge or runoff. Some specific examples that have been determined to meet the definition of a change of use are changes from retail use to a restaurant use,residential building to an office use, or a retail use to a manufacturing use. 4. What conditions or circumstances may trigger the city viewing the existing and legally nonconforming use of the 25,000 square-foot warehouse/distribution facility as having undergone a change of use? Response:To determine if a change of use has occurred, the city would have to conduct a formal change of use analysis, which involves review of the impacts of the existing or approved use as compared with a new use, using the criteria in FWRC 19.30.090 Change of Use.The applicant would be required to provide information to document existing and proposed uses.This question is too broad to answer without a specific proposal to evaluate. 5. Specific to previous question,does the city have any thresholds that it has used or would use to determine how it would interpret a change of use based on a change to the"type,extent or amount of indoor or outdoor storage" as described under criteria(5)in the definition for change of use? For example,if a future tenant was to increase its office area and reduce the size of its warehouse/distribution area but continue to operate as a warehouse/distribution facility,would that qualify as a change of use? Response:Any use in the building must comply with the original uses approved under King County unless the applicant requests a change of use from that previously approved and meets Federal Way code standards for the OP zone. The change you describe would not change the use and would not increase the nonconformance of the use, and would thus be allowed. 09-102236 D«I D 50528 • Mr.David Toyer August 1 1,2009 Page 3 6. Under 19.30.090(e),how does the city define cessation of a use?For example,is tenant vacancy considered cessation of a use if the vacancy lasts longer than one year?Or is cessation of use under subsection(e)similar to that of subsection(d),abandonment? Response:A use will be considered to have ceased when the business license has been closed(or the renewal returned as undeliverable),or if the fire department notes in annual inspections that the tenant has moved out.Abandonment means that the owner has ceased paying property taxes. A tenant vacancy longer than one year does not necessarily constitute a cessation of that use in a building unless it is a single tenant building. Under FWRC 19.30.090(3),when the use has ceased on a single tenant building for more than one year and a new use occupies the building,the applicant must repair and/or restore the improvements on the site to a condition as near physically possible to the condition required by requirements of approval of the original development. 7. Applicability-What is the difference in circumstance between the applicability of 19.30.080 versus 19.30.090 as it relates to the situation,property and structure in question?For example, tenant improvements would not appear to trigger 19.30.090,but appear to trigger 19.30.080 if they are more than 15% of the current or appraised value of the structure. What specific provisions of code are applicable to this parcel and its status? Response: FWRC 19.30.080 deals with the use occupying the building while 19.30.090 FWRC deals with the development features, including building height,setbacks, required parking, landscape buffers and interior parking lot landscaping,etc. 8. What sections of code should my client reference in order to continue to maintain the existing and legal non-conforming use of warehouse/distribution at this location? Response: FWRC sections on non-conformance and the zone use charts. 9. Please provide any additional information that may be helpful to my client in maintaining the existing and legal non-conforming use of the property as warehouse/distribution. Response:Your client should obtain the land use decision for the property to quantify the amount of warehouse space versus the office space approved under King County. The building permit you provided does not include that detail. Unfortunately, without a specific use reference or condition, and lacking the original King County land use decision, the City of Federal Way responses to your questions are generic. This letter is not considered an interpretation as the questions that you have asked are not questions that require an interpretation. The questions are simply clarifying questions about code applicability. I do hope that this letter resolves your client's questions. I regret that my workload resulted in a delay in getting you this information. I can be reached at 253-835-2642 or at deb.barker@cityoffederalway.com if you wish to discuss this letter. Please note that I will be out of the office from August 13 through September 7,2009. In my absence,please contact Planning Manager Isaac Conlen at 253-835-2643 or Isaac.conlen@cityoffederalway.com. Sincerely, 4 Deb Barker Senior Planner 09-102236 Ooc.10.5O578