16-103709CITY OF
Federal Vft
��M
FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityOffederalway, com
Jim Ferrell, Mayor
Benny Kim Emailed: bennvkim55r@yahoo.com
7415 Lake Ballinger Way
Edmonds, WA 98026
RE: File No: 16-103709-00-AD (Related File #15-100521-U-P/15-105659-AD [Shell Building])
New or Life Insurance, 31515 Pete Von Reichbauer Way S., Unit 104 (092104-9302)
The city is in receipt of your August 1, 2016, change of use approval request to change from a "Retail
use" (a former grocery store) to "Office use" in order to operate a life insurance business within H-Town
C)
Plaza. The subject property is zoned City -Center Frame (CC-F).
ZONING COMPLIANCE REVIEW,
FWRC 19.15.025 addresses a change of use at a developed site as follows:
" 19.15.025. Zoning and use review process for neii, 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 pe7for777ed as part of the use process review, when required, or in conjunction with the required
business registration andlor 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. "
CHANCE OF USE ANALYSIS
The abovernentioned address is located in the City Center Frame (CC-F) zoning district. A life insurance
C�
office is a permitted use pursuant to the regulations set forth in Use Zone Chart FWRC 19.2' )0.010
1�
`Office use'. Further, insurance uses are included within the definition Of "Office use" Linder the 'Zoning
and Development Code' as follows (FWRC 19.05.150 '0') 'Office use':
" ... place Of en7plOy7nent 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, engineeri ng, consulting or other Sinfilar professional
services; management, administrative, secretarial, inarketing, advertising, personnel or other
sinfilar personnel services; sales offices where no inventories or -oods are available on the
premises; real estate, insitrance, travel agent, loan C07npanies, brokerage or other similar services.
7-hefollowing uses are specifically excludedfr0777 the definition of "office ": banks, savings and loan
coinpanies and sinfilarfinancial institutions. "
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Mr. Kim
ALIgLlSt 12, 2016
Pape 2
internal demising walls. The following compares off -ice and retail use bulk zoning regulations in the CC-F
zone:
Table 1. Life Insurance - Chant'e of Use Analysis
Existina Use
FWRC 19.230.020
`Retail use.'
Parking _L�pace 2er 300 sf of GFA
Community FWRC 19.115.090
Design CC-F District Guidelines Apply
Proposed Use
FWRC 19.230.010
'Office use.'
er �300 s�f
of GFA
FWRC 19.115.090
CC-F District Guidelines Apply
-Guidelines
Front, side and rear: 0 ft.
Front, side and rear: 0 ft.
-Setbacks
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
I
total ground floor area of 16,000 gross sq.
grass 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 tile
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-month period (Note 11).
anv one consecutive 12-i-nonth period
(Note I I
The Subject property contains non -conforming development (FWRC 19.05.140(N)) in regards to:
• The existing front yard setback which shall be no more
than 5 ft. (currently 65 feet) (FWRC
19.19.23 0.010, Note. 2),
• Visual dominance of surface parking areas, which are within the front yard and occupy more than 40
percent of the pr ject's linear frontage along S 3 16th
01 C,
St (FWRC 19.115.090(' ))(a)(i)-(iii)),
• Insufficient pedestrian pathways from rights -of -ways
Z"
(FWRC 19.115 (3)(d),
• Fagade treatments (minimum 50 percent glazing alone,
glazing
t:� the ground floor facade fi-onting a right-of-way or
pedestrian plaza) (FWRC 19.115.090(3)(h)), and;
• Principal entrance fagade shall front on, face or be clearly recognizable from the right-of-way FWRC
19.115.090(b)(3).
I (,- 10.' , 709 Doc I D 74345
Mr. Kim
ALIgGUSt 12. 2016
Page 3
month period; therefore, the applicant shall repair and/or restore the existing improvements on the site to a
condition as near as physically possible to the condition required under the approvals of the existing
development (see Condition #1 below).
CONCLUSION & APPROVAL
In summary, the proposed zoning change of use from a "Retail use" to "Office use" is hereby APPROVED and
is considered to be in compliance with relevant zoning requirements, subject to the below conditions. The life
insurance office must obtain a city business license through the City Clerk's Office before occupying the
building.
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 253-835-2644.
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 minim n 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/replacement of parking lot lighting.
e. Installation of signage for accessible parking stalls.
f. Repainting parking lot arrows and provision of parking lot directional signacre per FWRC
19.115.050(a)(2)(b).
g. Removal of all trash and debris on site (FWRC 19.115.01 0(b) and FWRC 19.115.050(g)).
h. Parking lot and stall restriping.
If you have any questions regarding this letter, please contact me at 253-83 )5-2644 or leila.willouEhbv-
akes'Z-4),c ypf -federalway.com.
Sincerely
V I/
eila Willoughby -Oakes
Associate Planner
16- 103 709
„�ECEIkkQIJEST FOR CHAiNG'E OF USE ANALYSIS
_S r!TY DEPARTMENT OF COMMUNITY DEVELOPMENT
AUGFederal Way 016 33325 8`h Avenue South
Federal Way, WA 98003-6325
CITY OF FEDERAL \ 1YX( 253-835-2607; Fax 253-835-2609
-- CDC w.cityoffederalway.com
FILENUMBER)- cr ate
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Proposed Modifications to Site or Building Exterior:
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CA^I . c p. -a
For Staff Use '
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Use -Specific Notes/Regulations �....,.
Parking w..,_..
Setbacks
Surface Water
Bulletin # 168 — October 5, 2015 Page 1 of 1 k:\Handouts\Cha1ng1e1_of of Use Analysis Form