17-103018CITY OF
Federal Way
Alaa Albazzour
Karma Auto Sales LLC
28815 Pacific Highway South; Suite 11
Federal Way, WA 98003
Re: File: 17-103018-AD; CHANGE OF UsE ANALysis
Karma Auto Sales, 28815 Pacific Highway South, Suite 11, Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www,cityoffederalway.com
WAI��
The city is in receipt of your June 22, 2017, submittal for a Change of Use from office to a retail
establishment providing vehicle sales. The site is zoned Community Business (BC) and contains a 19,492
square foot office building with tenant spaces. Your request is to locate a used car dealership office at tht,
above -mentioned address -with customer and employee parking, and a vehicle display area. No repair or
maintenance of vehicles is proposed. No building or site modcations are planned.
ZONING COMPLIANCE REvIEW
Federal Way Revised Code (FWRC) 19.15.025 addresses a change of use at a developed site as follows:
"19.15.025. Zoning and use review process for new tenants — Change of use at a developed site.
The purpose of this section is to review and determine compliance with applicable zonmig and
development code requirements when a new use is proposed to occupy an existing building or
site. When a land use changes from one use category in the zoning charts to another use
category, a zoning compliance review shall be performed as part of the use process review, when
rexuired. or in coniunction with Lhe rglAijed business ret�stration and/or buildin,�
7 _ftermit review.
Each paragraphzoning chart is a use category. If the new use is in the same use category as
any previous legal use of the site, no zoning compliance review is required."
The existing and proposed uses are located in different zoning charts; therefore, a zoning compliance review
is required. Per FVaC 19.15.025(l), any new use shall comply -with only those standards of the use zoning
charts that are directly related to the new use as determined by the director. Examples include parking, use -
specific setbacks, use -specific special regulations and notes, and nonconforming surface water quality
improvements identified in FWRC 19.30.120. Other nonconforming aspects of the site which are not made
nonconforming as a result of the change of use are not required to be brought into conformance as a result
of this subsection.
CHANGE OF UsE ANALysis
The subject property is zoned Community Business (BC). Vehicle sales are a permitted use pursuant to
FWRC 19.220.030, "Vehicle and Equipment Sales, Service, Repair, Rental — Self -Service Storage Facilities."
Page 2 of 3 0
01 J7.Jy19,2017
Analysis — Parking
Requirements
Table 1 describes the existing tenant space use and their mai ='urn parking requirement of one parking space
for every 300 square feet of gross floor area. As detailed in Table 2, the proposed use, vehicle sales, also
requires one parking space for every 300 square feet of gross floor area. As the parking requirement is the
same for both uses, no additional parking spaces are required as part of this change of use.
Table 1. Existin
g Use
Unit Gross Floor
Existing
Parldng
Required
Area (sq. ft.)
Use
Requirement
Parking
11C 280
Office
1/300 sq. ft,
1 space
Table 2. Proposed Use
Unit Gross Floor
Proposed
Parking
Required
Area (sq. ft.)
Use
Requirement
Parldng
11C 280
Vehicle Sales
1/300 sq. ft.
1 space
The submitted site plan and lease document details 16 specific parking spots allocated by the landlord to the
proposed vehicle sales tenant. A majority of these 16 parking spaces are located within the public right-of-
way; see comments below from Public Works Traffic Division. Related conditions of approval shall be placed
on the change of use to address this.
Should the owner reconfigure the parking lot layout, such change is subject to additional permitting and city
requirements. Per FWRC 19.15.030, improvements and/or additions to existing developed sites, including
1�arking lot modifications, are subject to a Use Process I application review (see enclosures).
OTHER DEPARTMENT REQUIREMENTS
The following comments are provided as information for use in preparing subsequent permit application submitta
Building Division — Peter Lawrence, pgqegjg�nce -_ itvo&derA1wav4com
Office use and auto sales are both classified as B occupancies,� therefore, no change of occupancy required.
Alterations and signage shall require permits. Accessibility shall remain intact as it was originally designed p
WAC 50-51. 1
YLX'V_X�V-K#4X ra.1
The change of use does not meet the requirements for Non -Conforming Water Quality Improvements
(FWRC 19.30.120); therefore, no upgrades to the storm system,%U be required.
Public Works Traffic Division — Sarady Long, saraftjqngao�wff�dgralwavxorn
The proposal to change 280 square feet of office to car sales office is not expected to generate new PM peak
hour trips. As such, a concurrency permit is not required. However, a traffic impact fee (TIF) payment -,xU be
re.wuired and will be calculated and yaid based on the imv-act fee schedule in effect on the date of an approved
change of use.
Also, it appears that the reserved parking spaces to display cars on the north side of the property along South
288th Street arewid-i-in the public right-of-way. The applicant must reconfigure the parking stalls so that all
private parking stalls are located out of the right-of-way.
Fite 17-103018-00-AD Doc, I.D. 76098
Alaa Albazzour
Page 3 of 3
July 19, 2017
10-10
Iniess onsire ire FyLXaIILZ� -A U J-arU114LT t- I I I I A h I ItJ LA-oll-,-� -I �50 I -
the submittal it appears no existing and/or future Lakehaven water/sewer system facilities, or private service
connections,,,AU be required, desired, or affected by the proposed. land use action. If any water or sewer
aili ywmWvwnrW7K&Vt-4,
wiD oneweT ��ddidgp-aLinfbnnafiom,
mj,4e
Lakehaven enclosed map is for information only.
(Co comment.
CLOSING
The proposed vehicle sales use for this developed site is allowed in the BC zone. The Change of Use request
is approved as conditioned:
1. Parking stalls shall be reconfigured so that all private parking stalls are located out of the
right-of-way.
1 Business activity shall not be conducted within the public right-of-way.
3. A traffic impact fee payment is required and will be calculated and paid based on the impact
fee schedule in effect on the date of the approved change of use. The payment shall be made
prior to issuance of a city business license.
You will need to obtain a city business license through the City Clerk's Office before occupying the building.
Should you have any questions feel free to contact Senior Planner Stacey Welsh at 253-835-2634, or
Et" cyvel 11 x cit.yoffederaalwaycoma.
Sincerely,
Brian Davis
Community Development Director
enc: Bulletin #003 "Master Land Use Application"
Bulletin #042 "Parking Lot Design Criteria"
Bulletin #053 "Submittal Requirements for Process I"
Lakehaven Map
c: Stacey Welsh, Senior Planner
Peter Lawrence, Plans Examiner
Cole Elliott, Development Services Manager
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
99 Investment LLC, 14040 NE Bah Street, Suite 305, Bellevue, WA 98007
F& 17-103018-00-AD Doc. C.D. 76098
From:
SaradvLong
Sent:
Friday, July 14,28172:48PM
To:
Stacey Welsh
Cc:
Rick Perez [n|o Elliott
Subject:
Karma Auto Sales LL[
Stacey,
The proposal to change 280 square feet office to car sales office is not expected to generate new PM peak hour trips. As
such, aconcurnencypermit isnot required. However, atraffic impact fee payment will berequired and will be
calculated and paid based on the impact fee schedule in effect on the date of an approved change of use.
Also, it appears that the reserved parking spaces to displace cars on the north side of the property along S 2unmStreet b
within the Public Ri8ht+of-VVay(R0VV). The applicant must reconfigure the parking stalls so that all private parking stalls
are located out ofthe right-of-way.
Sarady Long
Senior Transportation Planning Engineer
�' ral Way
PubNc: 'Norks DePadnnoi-t
333"�501AxmS'Fedem|vvm��A98UO3
�eak�2�@83-2743 | Fx����B�o2rD9
Stace
x Welsh
From: Brian Asbury xBAsbunv@|akehaven.org^
Sent: Tuesday, July I1, 20173:51PM
To: Stacey Welsh
Subject: Karma Auto Sales (l7-l030I8-AD)
Attachments: I7-103018-AD.pdf
Stacey,
Unless onsihefire hydrants are required, Lakehaven has no comment on this app|ication/p ject, as based
on the submittal it appears no existing &/orfutune Lmkehaven vvaber/sem/ersystern facilities, or private
service connections, will be required, desired, or affected by the proposed land use action. If any water or
sewer utility conflicts are encountered, applicant should promptly contact Lekehaven for additional
information. `
~
The contents ofthis email may be determined tobeapublic record and subject todisclosure pursuant toRCW
WATER & SEWER DISTRICT
Stacey Welsh 1 111 i
From:
Cole Elliott
Sent:
Monday, July 10, 2017 1:01 PM
To:
Stacey Welsh
Subject:
Karma Auto Sales 17-103018-AD
The Change of Use does not meet any of the criteria for Non -Conforming Water Quality Improvements FWRC 19.30.120;
therefore Development Services does not have any comments on this Administrative Decision.
Thanks
Cole Elliott, PE
&LkL6s &ff
A I 'F'e"_deral Way
333258 1h Ave South
Federal Way, WA 98003
Office: (253) 835-2730
Cell: (253) 293-4152
iTA
Stacey Welsh
IMMOMM
From:
Peter Lawrence
Sent:
Tuesday, June 27, 2017 10:28 AM
To:
Stacey Welsh
Subject:
Karma Auto Sales
Stacey,
I have reviewed the purposed change of use and I have the following comments:
1. Office use and auto sales are both classified as B occupancies
2. No change of occupancy
3. Alterations and signage shall require permits
4. Accessibility shall remain intact as it was originally designed per WAC 50-51
Federal Way
333258 th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2621 Fax: 253/835-2601�
wwNoxitoffederalway.cm
4�1
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.FILE NUMBER (s) :
CITY OF FEDERAL 9AX
COMMDNITY DEVELOPMENT DEPARTMENT
j 1 all * iman"w".1aim I& w'I 10
Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Stacey Welsh, Senior Planner
7-6-17
............ ...........
RELATED FILE NOS.: 14-101182-BL
PROJECT NAME: KARMA AUTO SALES LLC
PROJECT ADDRESS: 28815 PACIFIC HWY S Unit 11
PROJECT DESCRIPTION: Request to change use from office to auto sales
LAND USE PEP14ITS: Zoning Compliance Review - Change of Use
(Administrative Decision)
PROJECT CONTACT: Karma Auto Sales LLC
Alaa Albazzour
28815 Pacific Hwy S., Suite #11
Federal Way, WA 98003
MATERIALS SETBMITTED: Application Form
Aerial Photo (16 parking spaces identified)
Lease Agreement
........ ...
FILE NuMBERI
ZONING � COMP� ,,CE REVIEW — CHANGE OF USE
R J D DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 84h Avenue South
JUN 2 Z 2017 Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
rrry OF FEDERAL WAY Www.cityoffederalway.com
Applicant
NAME A LA 1\ L 1� fva z 0 UV�
BUSINESS/ORGANIZATION
Kk�zffij\ t\LtEc LLC
MAILING ADDRESS
Faj�lplc Rwm
CITY I :FETE ZIP
Fcede(rc4 W11 I W I;Ro6�
Proposed Modifications to Site or Building Exterior:
***Provide (6) copies of any attachments***
Date til P—
Fee Collected?
PRIMARY PHONE
ALTERNATE PHONE
?-66
E-MAIL
FAX
Bulletin # 168 —January 8, 2016 Page 1 of 1 k:\Handouts\Zoning Compliance Review — Change of Use
Page 1 of I
N W." W.T" A Di 010 1 Do
THIS LEASE AGREEMENT (the "Lease") is entered into this 5 4h day of June, 2017,
between 99 INVESTMENT LLC, a Washington limited liability company ("Landlord"), and
Alaa Albazzour dhg._��P 'Sales LLC, a Washington limited liability company
("Tenant"). Landlord and Tenant agree as follows:
a. Leased Premises. The "Property" consists of the real property legally
described on attached Exhibit A, and all improvements thereon and to be constructed thereon
pursuant to the terms of this Lease. The "Premises" are outlined on the floor plan attached hereto
as Exhibit A- 1, and consist of an agreed floor are"� 280 -rentabl�6uate� feet. � The Premises
shall be known as 28815 Pacific
parking spots. The Premises do not include, and Landlord reserves, the exterior walls and roof
of the Premises, the land beneath the Premises, the pipes, ducts, conduits, wires, fixtures and
equipment above the suspended ceiling or structural elements of the building in which the
Premises are located (the "Building").
b. Lease Commencement Date. The Lease shall commence on the day
of June, 2017 (the "Commencement Date").
C. Lease Termination Date. The Lease shall terminate at midnight on the
30'h day of June, 2018, or as provided in Section 3 (the "Termination Date").
d. Base Rent. Tenant shall pay Landlord base monthly rent at the rate and in
the amounts provided in Section 4. The base monthly rent shall be payable at Landlord's address
shown in Section 1(h) below, or such other place designated in writing by Landlord.
e. Rngd` pon mutual execution of this Lease, Tenant shall deliver
to Landlord the sum of $1,100.00 as prepaid rent, to be applied to the Rent due for the first
month of the Lease.
f. Secgdly Dpqsit. Upon mutual execution of this Lease, Tenant shall
i-eliver to Landlord the sum of $500.00 as a security deposit.
used for the repair or mainten-,
h. �Nbfice a&PAVmWt Afte�:
I
of auto vehicles.
Landlord: 99 Investment LLC
4316 36h Avenue North East
Seattle, WA, 98105
. ........ . .
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10800 N.E. Sth SL 720 S. 333 SL Ste.200
7th Floor Federal way, WA 96W3
Bellevue, WA 98404 253 838-9202
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