17-100315CITY OF
176demi My
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-
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www, cityoffederalway, com
Jim Ferrell, Mayor
Leo Boyko Ernailed: lm'& iykornotomco II
Ln&bt-
Boyko Motors
34603 16'h Avenue South
Federal Way, WA 98003
RE: File: 17-100315-00-AD; CHANGE OF USE ANALYSIS
Boyko Motors North, 30315 Pacific Hwy. S., Suites A-F, Parcel: 042104-9237
The city is in receipt of your March 20, 2017, project reKibmittal for a change Of use from "Churches,
01 C,
"Entertainment — Health Club" and "Office/Retail " (a barber shop, sporting goods store and motorcycle
retail) to "Vehicle Sales" (a used car lot). The site contains a 9,47' ) sq. ft. plaza with six units per the floor
plans Submitted. Your request is to locate a used car lot at the above -mentioned address with customer
and employee parking, and a vehicle inventory area.
The Planning Division will evaluate Your proposal in two phases. Phase I includes operating vehicle sales
C,
in Units E and F with limited inventory on site. Businesses in Units A-D will continue to operate until
their leases expire between June 2016 and October 2019. In Phase 2., You intend to lease all six units and
remodel the plaza to create a showroom in Units A-D.
Gross Floor ExistinE! Use
Area (sq.
Health Club
Barber Sho
Soccer Store
Motorcycle Retail
5
0.71 Vacant (former tobaLco Lhg)___
7
ZONING COMPLIANCE REVIEW
FWRC 19. 15.025 addresses a change of use at a developed site as follows:
"19.15.025. Zoning and use revie tiv process fb7- new tenants — Change of use at a developed site. The
purpose of this section is to review and detei-777ine compliance with applicable zoning and development
code requirements when a new use is proposed to occupy an existing
o, building or site. When a land use
chanaesfi-on7 one use category in the zoning charts to another use category, a zoning compliance review
shall be peijbi-7ned as part Of the use process review, when required or in conjunction ivith the required
business registration and/Or building permit revieiv. Each paragraph in a zoning chart is a use category. If
the new use is in the saine use category cis any previous legal use qfthe site, 770 Zoning C0177pliance review
is required"
Mr. Bovko
April 5- 2017
Page 2 of'5
Any new use shall comply with only those standards of the use zoning chart and development regulatiom I
that are directl related to the new use. This includes parking, setbacks, use -specific notes/regulatiOns
recycling/garbage re-Ulations and other department review comments enclosed in this letter. Other
nincinfori-ning as ects of the site which are not made nonconforming as a result of the change of use all
- - i
11 MI M M
CHANGE OF USE ANALYSIS
The subject property is zoned Community Business (13C). Vehicle sales are a permitted use pursuant to
Use Zone Chart FWRC 19.220.030 'Vehicle and equipment sales, service, repair, rental —Self-service
StOrage facilities. '
Analysis — Parking Requirements
Table I describes the existing uses and their rnimmurn parking requirements. The property contains 103
parking stalls.
I
For the existing uses, office/retail space requires I parkingL-
stall for every 300 sq. ft. of gross floor area
and health clubs require I parking stall for each 100 sq. ft. of gross floor area. The church in Unit A
ID
requires I parking stall for every 5 seats. The church has a maximum occupancy of 150 attendees, and
therefore staff will use this as the seat Count. The proposed use, vehicle sales, requires I parking stall for
every 300 sq. ft. of gross floor area.
Phase 1: Pursuant to Table 2; the applicant shall provide a M1111MUM oF76 parking stalls in Phase 1.
Therefore, the car -lot inventory shall be limited to 27 vehicles (103 existing spaces — 76 required spaces
27 available spaces).
Proposed Use
Parking Calculation
Required Parkin
15 0 seats/5
30
2 69 8.83 ) sf/ 100
.50 sf/300
851.24 sf/30
1,450 sf/300
Phase 2: The applicant shall provide a minirnurn of 32 parking, stalls (9,47' ) sq. ft./300 3 ) 1.5 spaces)
t�
when Units A-F are occupied by a vehicle sales use. Pursuant to Table 3 the vehicle inventory shall be
limited to 71 vehicles ( 103 ) existing spaces — 32 required spaces = 71 available spaces).
17-003 1 S-O(J-AD Doc...1-1) 7315
Unit Gross Floor Proposed Use
Parking Calculation Required Parking
ft.)
_AArea!_q.
A 1,401.62 Vehicle Sales
1,401.62 sf/300
B 2,698.83 Vehicle Sales
2,698.83 sf/300
C 1,130.50 Vehicle Sales
1,130.50 sf/3 00 9,473 sf/300
—6-- 851.24 Vehicle Sales
851.24 sf/300
E 1,450 Vehicle Sales
1,450 sf/300
F 1,940.71 --- Vehicle Sales
1,940.71 sf/300
Total 9,473
12
A decrease in the required number of parking spaces
may be permitted if a thorough parking Study
1�
documents that fewer parking spaces will be adequate
to fully serve the uses, per FWRC 19.130.080(2).
Any external site modifications or parking reconfiguration
shall be subject to additional permitting and
city requirements.
Land Use Process Requirect
The proposed improvements under Phase 2 may require additional land use review. Per FWRC
19.15.030, Revieivprocess for improvements andaddilions to developed site, improvements and/or
additions to existing developed sites are subject to land use review processes. More information will be
needed to verify permitting requirements. Any major exterior building facade modifications oi- parking lot
improvement or re -configuration are not exempt. The Use Process I and Master Land Use Application are
enclosed for your future use.
OTHER DEPARTMENT REQUIREMENTS
The following comments are provided as information for use In preparing Subsequent permit application
submittals.
01*1111
W a AN 10
At WIS 11111C We are Uname LO PIOVIRAUGUiLUC A-M-AJU11 I Q1 Ir-71
The proposal may trigger a change of occupancy. The Building Department has no comment on the
administrative decision request to analyze a future change of use frorn retail to vehicle sales. However, a
building permit and accompanying plans, plumbing permit, mechanical permit and WSEC compliance
fon-ns are required for review. Please contact the Permit Center at 253-835-2607 or
for building, and other permit submittal requirei-nents/checklists.
PUBLIC WORKS D6VELOPMENT SERVICES DIVISION —Ann Dower,
This project does not appear to require any non -con form in-, water quality improvernents as it does not
meet the criteria in FWRC 19.30.120.
# Traffic Impact Fees (FWRC 19.91) - Traffic impact fees are required for this change in use.
7-M31 5-00-AD Doc i D 7531 �
a Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on 16"' Avenue S if the 25% threshold
is met.
Transportation Concurrency Analysis (FWRC 19.90)
A transportation concurrency permit is NOT required for this development project.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for a change Of use for the existing 9,367 square feet of specialty retail
center to auto sales, the estimated traffic impact fee is S64.029.95. Please note the actual Impact fee will
be calculated based on the fee schedule in effect at the time a completed building permit application is
filed and paid prior to permit issuance (FWRC 19.100.070 3(a)). For a change in use for which no
building permit is required, the fee shall be calculated and paid based on the impact fee schedule in effect
on the date of an approved change of user Below is the estimated traffic impact fee for the change of use
of each unit based on the Submitted materials:
a. $9,473.84
b. $18,241.95
c. $7,641.28
d. $5,753.71
e. $9,800.85
f. $13,117.66
EMIHWC��
I , The proposed renovations may meet the 25 percent threshold criteria for requiring street frontage
improvements as identified in the FWRC 19.135.030. The applicant/owner may Submit an appraisal
for the subject property, or Kin-, County Assessor's records may be used. The Public Works
Development Services Division will evaluate the submitted appraisal data to determine if the project
actually rneets the City's 25 percent threshold for requiring street frontage improvements.
If the 25 percent threshold is met, the applicant/owner would be expected to construct street
improvements consistent with the planned roadway cross -sections as shown in Map H f-4 in Chapter
III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) sho,,m
as Table 111-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited
analysis to determine the required street improvements. The applicant would be expected to construct
improvements on the following streets to the City's planned roadway cross -sections:
16"' Avenue S is a Local Street planned as a Type "R" street, consisting of a 40-foot street with
Curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks with streetlights in a 66-
Z:�
foot right-of-way (ROW). ASSUrning, a symmetrical cross section, 3-foot ROW dedication and
half -street improvements are required as measured from the street centerline OR far side edge of
travel way.
-equest to the Public Works Director to modify, defer, or waive the
The applicant may make a written i
required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available thrOLIC111 the Public Works Developn-ient Set -vices Division. These modification
0
requests have a nominal review fee currently at $290 ($270.00 Plus $20 recording fee).
17- 1003, 1 00-AD Doc ; D 753 15
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS/2/60 or as directed by the Public Works Director.
111�11�ql iipii� M31
1. Based on the submittal it appears no existing and/or future Lakehaven water/sewer facilities will be
required, desired, or affected by the proposed land use action.
2. If any water or sewer utility conflicts are encountered, applicant Should promptly contact Lakehaven
for additional infon-nation and any change in the development proposal may affect Lakehaven's
VOTME19M
3.
Applicant/owner should contact Lakehaven once the change -of --use has been completed, for any
sewer service billing category adjustments that may be warranted.
Fire Alarm:
A Fire Alarm System is required. The existing system will need to be upgraded to Current codes. This fire
detection system shall be monitored by a central and/or remote station conformirig to the Current requirements
of the National Fire Protection Association standards and/or the fire chief or designee.
CLOSING
The proposed vehicle sales use for this developed site is allowed in the BC zone and your change of use
request is approved. As a condition of this approval, Phase I shall be limited to an inventory of 27 used
vehicles and Phase 2 shall be limited to an inventory of 72 vehicles to maintain code required parking for
the business and adequate on -site parking. Also as a reminder, the new tenant will need to obtain a city
business license through ' h the City Clerk's Office before occupying the building; please contact
,bi(a-)citN,-offedei-alwXa.colllI
Should You have any questions please feet free to contact me at 253-835-2644 or Lella.WillOLIghby-
Oakes@cityoffederalway.com.
Sincerely
Leila Willoughby -Oakes
Associate Planner
Ce Peter Lawrence, Plans Examiner
Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Transportation Engineer
Chris Calran, South mina Fire & Rescue
Brian Asbury. Lakehaven Water & Saver District
Van Hao Vriong, VC Investments LLC. 34700 11"' P1
elic: Master Land Use Application
SUbinittal Requirements for Process I
Lakehaven Enclosures
Parking Lot Design Criteria Bulletin
S,, Federal Way, WA 98003
17-1003 , 15-00-AD Doc...I D 753,15
Lakehaven
WATER & SEWER DISTRU
From: Leo Boyko <leo@boykomotors.com>
Sent: Monday, March 20, 2017 11:26 AM
To: Leila Willoughby -Oakes
Subject: RE: Additional Information Requested- Boyko Motors
Follow Up Flag: Follow up
Flag Status: Flagged
Good morning,
The Kenyan Church max capacity is 150 people.
Tenant A expires on 10/2019
Tenant B expires on 04/2018
Tenant C Expires on 04/2019
Tenant D Expires on 06/2017
Tenant E Expires this month.
Our inventory is generally between 90-100 cars.
Thanks
Leo Bo�ko
Owner
Boyko Motors, Llc
34603 16th Ave S
Federal Way, WA 98003
0 206.407.7495
C 206.571.5644
F 253.838.1051
From: Leila Willoughby -Oakes [mailto:Le la.Willoughby-Oakes cki�(offederal ray. car ]
Sent: Friday, March 17, 2017 2:49 PM
To: 'leo@boykomotors.com'
Subject: Additional Information Requested- Boyko Motors
Good Afternoon Mr. Boyko,
The Planning Division emailed you technical comments on February 23, 2017. If you do not request an extension or
provide a response, the Department will consider the change of use request cancelled within 30 days of this email.
The requested information will determine minimum parking requirements. You propose two vehicle inventory areas,
which will reduce parking for exiting businesses. We need to know the existing uses on site and how long they will
operate (you state several leases will continue and you will wait for their term to end). Let us know the number of cars in
your inventory and the number of seats in the Kenyan Church to determine parking requirements for this use. The
minimum parking requirements for churches are 1 for each 5 seats or 10 lineal feet of bench seating. If you are not
leasing the property, please respond at your earliest convenience to cancel.
1
-MMEM�•
1 6 0 a * 0. -
33325 8'h Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2644 Fax: 253/835-2609
www.citypffederalway.com
1 0 a I Ii.
F-'TFpT*TffmrzIU -
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2644 Fax: 253/835-2609
Awwpw,cit ioffede y____ ralway.corn
RE: File: 17-100315-00 AD: Review Comments
Boyko Motors North, 30315 Pacific Hwy. S, Federal WI
WT.
I want to know if the land use could be changed to Used Auto Sales, currently
there are retail shops and the zoning allows automotive sales but I want to know
what changes will be needed.
•W
a G I
MOM
•
2. There are currently 108 parking spaces that are assigned for this building.
The site plan that was submitted shows what parking space I would like to use
for for sale vehicles, customer parking, employee parking and parking
for tenants.
3. The vehicles will be used.
21SW =6
RE: File: 17-100315-00 AD: Review Comments
Boyko Motors North, 30315 Pacific Hwy. S, Federal Way
I want to know if the land use could be changed to Used Auto Sales, currently
there are retail shops and the zoning allows automotive sales but I want to know
what changes will be needed.
1) There are 6 tenant spaces in this building total of 9,367 SqFt. I intend to use
Unit E and F, Eventually I want to use all the space when leases expire. In
future I would like to keep two spaces as office space and remove walls in
other 4 units to create a show room. This building was used as a church at
one time and there were no separating wall but then was converted to retail
shops. To remove all the interior walls shouldn't be an issue.
- Unit A 1,400 Sqft
- Unit B 2,700 Sqft
- Unit C 1,415 Sqft
- Unit D 1063 Sqft
- Unit E 1450 Sqft
- Unit F 1,339 Sqft Currently vacant less then a year
2. There are currently 108 parking spaces that are assigned for this building.
The site plan that was submitted shows what parking space I would like to use
for for sale vehicles, customer parking, employee parking and parking
for tenants.
RESUBMI-rTED
FEB 0 9 2017
Cjj-y OF FEDERAL WAY
C,OMMUN" DEVELOPMEW
Plaol
3031#S16th Ave S , Federal
Way, WA, 98003
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............
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SHARED OFFICE
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RESUBMITTED
FEB 0 9 2017
Cfl,y OF FEDEPAL �8',AyCO
LOPMENT
COMMUNV t)M
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Way
RESUBMITTED
FEB 0 9 2017
CrTY OF FEDEFAL WAY
COMMUNFrY DEV1-:L0PK4E1*
Leo Boyko
Boyko Motors
-1460 16"'1ve. S.
Federal Way, WA 98003
RE: File: 17-100315-00-AD; REVIEW COMMENTS
Boyko Motors North, 30315 Pacific Hwy. S, Federal Way
M41610al-l� , tA T, DMAWO)ENIM4 11 U.) willip'41,00 COMM I Imam@ -IM011
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway com
Jim Ferrell, Mayor
1. Please submit a recent floor plan.
2. Provide the building or tenant space gross floor area and indicate which tenant space you will use.
3. Provide the number of existing parking spaces.
4. Is the building vacant? If it is vacant, how long has it been?
?lease review trie comments anG SJIAWIITM-r - MM - - TINTRVITIME
form. If you have any questions regarding this letter please contact me at 253-835-2644 or
I ila,vvfflought�y-oakes
�e-- 6-- -
Sincerely,
Leila WillougEby- utikes
Associate Planner
enc: Resubmittal Form
Bulletin #165 Change of Use or Occupancy
VC Investments LLC, 14349 SE 92 n1 St., Newcastle WA 98059 (Owner)
Peter Lawrence, Plan Examiner
17-100315-00-AD Doc. I.D. 75367
"CEIVS,YQUEST FOR CRA,'4'GE OFUSE ANALYSIS
CITY OF DEPAWFNIENT OFCONIMUNITY DrvF1,011NIENT
Fe
33325 8"' Avenue South deral Way JAN 2 3 2017 Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
CITY OF FEDERAL WAY www.cityoffederalway.com
C- D S
Fits NtiMBER Date / -7 - Xq_ -3 _t -S
Applicant
NAME
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PRIMARY PHONE
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BUSINESS/ORGANIZATION
ALTERNATE PHONE
MAILING ADDRESS
E-MAIL
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CITY
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ZIP
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FAX
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Site Address:
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Parcel #:%Cl/
21 ()"q 923
Proposed Use: A U ` 7 (--1
Current/Previous Uses: lee 16, i,
" I , j .41
Proposed Modifications to Site or Building Exterior:
For Staff Use
Use -Specific Notes/Regulations
Parking
Setbacks
Surface Water
BLIlletin It] 68 — October 5, 2015
ef- -a, Ah—c
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Page I of I
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