16-103708CITY OF EHALL
33325 8th Avenue South
A
Federal Way, WA 98003-6325 k Federal Way (253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
August 12, 2016
Benny Kim Emalled: bennykim55@y4hqo_.com
7415 Lake Ballinger Way
Edmonds, WA 98026
RE: File No: 16-103708-00-AD (Related File H15-100521-UP/15-105659-AD [Shell Building])
Click Tour, 31515 Pete Von Reichbauer Way S., Unit 102 (092104-9302)
Dear Mr. Kim:
The city is in receipt of your August 1, 2016, change of use approval request to change from a "Retai I
use" (a former grocery store) to "Office use" in order to operate a travel agent/guide for walk-in and
online bookings within H-Town Plaza. The Subject property is zoned City -Center Frame
ZONING COMPLIANCE REVIEW
FWRC 19.15.025 addresses a change of use at a developed site as followl
"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 zoning 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 required, or in conjunction with the required
business registration and/or building permit review. Each paragraph in a zoning 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. "
CHANGE OF USE ANALYSIS
The abovementioned address is located in the City Center Frarne (CC-F) zoning district. A travel
agent/tour guide office is a permitted use pursuant to the regu lations set forth in Use Zone Chart FWR:*
19.230.0 10 'Office use'. Further, travel agency uses are Included within the definition of "Office use"
under the 'Zoning and Development Code' as follows (FWRC 19.05.150 '0') 'Office use':
" ... place of eniployinent providing services other than production, distribution, sale or repair of
goods or commodities, and includes but is not hinited to: medical, dental or other health care;
veterinary, accounting, legal, architectural, engineering, consulting or other similar professional
services; management, administrative, secretarial, Marketing, advertising, personnel or other
similar personnel services; sales offices where no inventories or -oods are available on the
premises; real estate, insurance, travel agent, loan companies, brokerage or other similar services.
Thefollowing uses are specifically excludedftoin the dejinition of "office ": banks, savings and loan
companies andshnilarfinancial institutions. "
The city Issued a land use approval with conditions on March 6, 2016 (15-10052 1 -UP) for fagade
modifications to the shell building, new entryways/windows, site improvernents to a vacant site, and
internal dernising walls. The following corripares office and retail use bulk zoning regulations in the CC-F
Mr. Kim
Auaust 12, 2016
Page 2 of 3
Table 1. Click Tour- Change of Use Analysis
Existinc, Use
Proposed Use
FWRC 19.230.020
FWRC 19.230.010
`Retail use.'
'Office use.'
Parking
3
er 300 sf of GFA
I space per 300 sf of G FA
Community
Design
_jace
FWRC 19.115.090
FWRC 19.115.090
Guidelines
CC-F District Guidelines Apply
CC-F District Guidelines Apply
-Setbacks
Front, side and rear: 0 ft.
Front, side and rear: 0 ft.
Applicable
No more than a five-foot building
No more than a five-foot building setback
Special Notes
setback is allowed adjacent to principal
is allowed adjacent to principal pedestrian
pedestrian right(s)-of-way, as
right(s)-of-way, as determined by the
determined by the director, unless: it is
director, unless: it is precluded by existing
precluded by existing site
site improvements, easements, topography,
improvements, easements, topography,
or other site constraints, as determined by
or other site constraints, as determined
the director (Note 2).
by the director (Note 2).
Single -story buildings may not exceed
Single -story buildings may not exceed a
a total ground floor area of 16,000
total ground floor area of 16,000 gross sq.
gross sq. ft. unless approved under the
ft. unless approved under the provisions of
provisions of FWRC 19.110.080, or
FWRC 19.110.080, or approved by the
approved by the director for minor
director for minor additions such as entry
additions such as entry structures,
structures, lobbies, seating or dining areas,
lobbies, seating or dining areas, bay
bay windows, and similar features;
windows, and similar features;
provided, that such addition(s) shall not
provided, that such addition(s) shall
exceed 1,000 sq. ft. per building in any one
not exceed 1,000 sq. ft. per building in
consecutive 12-i-nonth period (Note 11).
any one consecutive 12-i-nonth period
(Note 11).
The Subject property contains non-conformit, ng development (FWRC 19.05.140(N)) in regards to:
ID
0 The existine, front yard setback which shall be no more than 5 ft. (currently 65 feet) (FWRC
19.19.230.010, Note. 2),
0 Visual dominance of surface parking areas, which are within the front yard and Occupy more than 40
percent of the project's linear frontage along S 316th St (FWRC 19.115.090(' ))(a)(])-(iIi)),
11
0 Insufficient pedestrian pathways from rights -of -ways (FWRC 19.115 (3 ))(d),
0 Fagade treatments (minimum 50 percent glazing along the ground floor fagade fronting a right-of-way
I
or pedestrian plaza) (FWRC 19.115.090(3)(h)), and;
0 Principal entrance fagade shall front on, face or be clearly recognizable frorn the right-of-way FWRC
19.115.090(b)(3).
Pursuant to FWRC 19.30.090(l)(a) the change of use will not trigger conformance with zoning and development
reaulations in effect at the time of application at this time. However, this change Of use shall be subject to FWRC
19.105. 100 'Repair of site improvements' as, the retail use has ceased for more than one consecutive 12-month
period; therefore, the applicant shall repair and/or restore the existing improvernents on the site to a condition as
near as physically possible to the condition required Under the approvals of the existing development (see
Condition 41 below).
6- 103708--\D Doc 1 D. 7- 308
CONCLUSION & APPROVAL
In summary, the proposed zoning change of use from a "Retail use" to"Office use" is hereby APPROVED an
I
is considered to be in compliance with relevant zoning requirements, subject to the below conditions. The trav
_?gent must obtain a city business license through the City Clerk's Office before occupying the building. I
CONDITIONS
1. The applicant must satisfy all site repair planning inspections listed below prior to certificate of
occupancy approval for Unit 102. To schedule a Planning inspection, please call 253-83 )5-2644.
a. Landscape buffer and parking lot landscaping repair, replacement and replanting (evergreen and
deciduous species and groundcover with coverage of a landscaped area within three years) and
three inches of mulch. Planting must meet minimum standards of FWRC 19.125.040 for
Planning Division sign -off.
b. Installation of 2 pedestrian pathways with variation in color/texture (paint striping not permitted),
c. Repair of cracked curbing, pavement— parking lot resurfacing encouraged.
d. Repair/replacem6nt of parking lot lighting
e. Installation of signage for accessible parking stalls.
f. Repainting parking lot arrows and provision of parking lot directional signage per FWRC
Repainting c' 19.115.050(a)(2)(b).
g. Removal of all trash and debris on site.
h. Parking lot and stall restriping.
2. The applicant shall apply for a city business license prior to Occupancy; please contact 253-835-2526.
If you have any questions regarding this letter, please contact me at 253-835-2644 or leila,will
o.a_kesrcD,cityo ffederal way . —com
Sincerely
��,'eila Willoughby -Oakes
Associate Planner
C: Hmart. 1610 Boundary Blvd.- Auburn. WA 98001 (property Owner)
Kimco Realty Corp., 333 New Hyde Road, New Hyde Park-, NY 11042
M9153MMEM
Doc I D 74398
-,CEIVED
�U6 0 1,WQUEST FOR CHANGE OF USE ANALYSIS
-ITY OF 4;A�161 DEPARTMENT OF COMMUNITY DEVELOPMENT
Federal Way CI -Ty OF FEOERAL WAY 33325 8'h Avenue South
Federal Way, WA 98003-6325
CDS 253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
FILE NUMBER 0 2) U Date
Applicant
NAME PRIMARY PHONE
5-eo!nA
BUSINESS/ORGANIZATION ALTERNATE PHONE
MAILING ADDRESS E-MAIL
8211"'101- kk4 (9 w3L(a) I
CITY 1--' STATEI ZIPFAX
FAX
f
Current/Previous Uses:
4 � ,
Proposed Modifications to Site or Building Exterior:
U I
For Staff Use
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