17-100071FILE
CITY OF
Federal My
CITY HALL
33325 8th Avenue South
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
January 24, 2017
Moharnmad Yasin
th 1
-1-11160
RE: File #17-100071-00-AD; C"ANGE OF USE ANALYSIS — CASCADE MEMORY CA
33405 Wh Ave S, Federal Way (APN: 9265000330) 1
The city Is in receipt of your January 5, 2017, Zoning Compliance Review Change of Use application to
chan-e from "Ofji'ce uses" (Windermere Real Estate Office) to "Memory Care Assisted Living Facility"
I
at the above -referenced location. This letter serves as a zoning change of use analysis and zoning
C,
verification. The Subject property is zoned Professional Office (PO).
The zoning change of use request cannot be approved at this time as discussed below. A change of
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occupancy is also required by the Building Division.
PROPOSAL
The proposal is to Occupy the existing building, (Windermere) with a memory care assisted living facility
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convalescent center with 16 to 25 beds.
ZONING COMPLIANCE REVIEW
Federal Way Revised Code (FWRC) 19.15.025 addresses a zoning 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 zoning and development
code requirements when a new use is proposed to occupy an existing building or site. When a land use
changesfromone use category in the zoning charts to another use category, a zoning compliance review
shall be perfortned 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 airy previous legal use of the site, no zoning compliance
review is required. "
Permitted Use
The memory care assisted livingC, / convalescent center is a permitted use Linder use zone chart FWRC
19.235,060 (enclosed). The existing use of office is a permitted use Linder use zone chart FWRC
Mr. Yasin
January 24, 2017
Page 2
19.235.010 "Office use. " The following tables compare the standards of the existing office use to the
proposed memory care assisted living / convalescent center:
Existing Use
Proposed Use
FWRC 19.235.010
FWRC 19.235.060
`Office uses.'
'Convalescent Center— Nursing Home.'
Parkino,
I space per 300 sf of GFA
I space for each 3 beds, Plus one for each two
employees
Required Parking: Complies with
FWRC standards for Office use pursuant
Required Parking: INFORMATION
to City File0l-103147-UP
NEEDED TO DETERMINE
Required
25 Front
25 Front
Minimum
20 Side
20 Side
Yards
20 Rear
20 Rear
Review
Use Process 11, Possible III
Use Process 11, Possible III
Process
Based on the analysis in Table I above, the proposed Mernory Care Assisted Living — Convalescent
Center usc is pen-nissible subject to verification of on -site parking as detailed below.
PARKING
The zoning compliance review — Change of Use application No. 17-100071 -AD does not provide
Sufficient information to determine if the necessary parking stalls exist at the subject site. Therefore, the
zoning compliance review cannot be approved at this time due to lack of information.
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In order for City staff to further review and evaluate the zoning compliance review, please provide
detailed information regarding the number of proposed beds (16 — 25) and number of proposed
employees, and then detenTiine the minimum amount of on -site parking necessary based on the
requirements of FWRC 19.235.060.
If the amount of existing on -site parking equals or exceeds the amount of parking required by the
proposed use, then the City will be able to approve the zoning compliance change of use in a follow-up
approval letter.
PLANNING DIVISION OTHER COMMENTS
If your proposal includes exterior building and/or site improvements to accommodate the proposed
assisted living use, then additional land use review will be required. Please note that any exterior
modifications to the site are required to be reviewed and approved by the City Linder the appropriate land
FWRC. Exterior site ' I
use review process identified 1 1 improvements could potentially reduce available on -
site parking stall Count.
City staff is unable to determine the appropriate required land use review process, since no information
has been provided regarding the type, extent, location, appearance, etc. of proposed site modifications. If
tile improvements are rninor, then a Process I review may be used to review the improvements and
17-100071 Doc 1 D 75277
Mr. Yasin
January 24. 2017
Page 3
modifications as permitted in FWRC 19.15.030. A Process 11 land use review is required for any
improvements that exceed the thresholds in FWRC 19.15.030. A Process I handout is enclosed for your
information.
Building Division code requirements identified below appear to be extensive and may require
major modifications to the building. Any exterior modifications also require Planning Division
review and approval.
Bu Liklim-,D h4sion (Peter Lq wre-n ce, Plwts Elvainin ei2 53- 8-3 5- 2 6212
1. Building permit required.
2. Building would be classified as an 1-2 condition I (change of occupancy).
3. Technical notes and plan review from the State Department of Health with approval for
construction.
Licensing through D.O.H.
Separation of mixed uses.
Detailed plans to show the following:
a. Not permitted in a Type V-B construction. Construction type Must be Type V-A I hour
construction.
b. Smoke barriers and smoke compartments required.
c. Horizontal fire resistive construction.
d. Walls separating spaces shall be fire partitions.
e. Complete egress plan compliant with the 2015 IBC section 107.1.
f Mechanical drawings with smoke fire dampers/smoke dampers/ceiling ling radiation dampers.
1) 1
01. Complete plumbing riser diagram for accessible bathrooms and showers.
11 C�
h. Type A units and Type B units for accessibility.
i. Accessibility per the 2009 ANSI 117.1.
The following codes Would apply:
a. 2015 IBC, IC, WSEC, UPC, IFC, IFGC, IEBC,2009 ANSI 117.1.
This proposed change of use probably is not feasible because the construction and types of walls
and horizontal assemblies that are currently in this existing building would probably not be code
compliant. An 1-2 condition I occupancy is not even allowed in a Type V-B construction. The
ability to provide the required separation of the 1-2 from other occupancies would probably be cost
prohibitive. An 1-2 condition I are buildings like hospitals, nursing homes, psychiatric hospitals,
detox centers, hospice care, foster care.
Please contact the Permit Center at 25' )-835-2607 or for building
and other permit submittal requirements/checklists.
THIS IS NOT A COMPLETE LIST AND THE COMMENTS ARE BASED ON THE LIMITED
I WFORMATION PROVIDED.
17- 100071 Doc I D 75277
Mr. Yasiii
January 24. 2017
Page 4
Trafric Dii4sion �rqely Long, Senior Tr,(tff.,v ttrttttlttt flonning Engoinfer. 253-V-5-2Z!L1),
The proposed 25-unit assisted living facility is expected to generate less PM peak hour trips than the
existing 10,495 sq. ft. office. Therefore, NO conCUrrency and no traffic impact fee payment. See trip
generation below.
Assisted Living — 6 PM trips
Office Building — 18 PM trips
DelKtopinent Services LCO/e Elliott, DeveloLinient Service.v Manager 253-M-2 7302
8ased on the narrative suornitteTT37=1s proposea crial ur =-1=7Cr7P'= SCITICES
has no comments or requirement for this particular request. We have examined FWRC 19.30.120 and
currently as Submitted this project does not meet any of the criteria for Nonconforrmng water quality
improvements. With that said If You are required to create any additional parking spaces then dependint
upon the additional impervious Surfacing created you may then have to address nonconforming water
quality improvements.
Sonth Kino Fir & Reseye LChris Cohan. 2-53-946-7242�
Separate permits are required for fire alarm and fire sprinkler modifications.
Lakehaven Water and Seaver District -tLiLiair JvhyrL.
Lakehaven has no comment on the proposed change
ge of use from office to memory care/convalescent
center on tax parcel 926500-0330, as based Oil 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. If
any water or sewer utility conflicts are encountered, applicant should promptly contact Lakehaven for
additional information. See enclosed map for existing water/sewer facilities & service connections for the
site.
General
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
CLOSING
Any new use shall comply with only those standards of the use zoning chart and development regulations
that are directly related to the new use. This includes parking, setbacks, USC-SpeCifiC notes/regulations,
and other department review comments enclosed in this letter.
The Convalescent Center — NUI-SIng Home use is allowed in the OP zone. However, the zoning change of
use request cannot be approved at this due to Insufficient information regarding the arnount of parking
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needed for the proposed use and provided on -site parking. Please provide detailed information regarding
Z:? Z7 --
17-100071 D- I D 7S277
Mr. Yasin
January 24, 2017
Page 5
. . . . . . . . . . . . . . . . . . .
S Ull't jrjffj7Cj7#Pr)q' #- 7 11 1 1 1 1 1
of on -site parking, and show any information on exterior improvements or modifications, as well as any
revisions to the parking lot. If you have any questions please feel free to contact me at 253-835-2652 or
jim.harris@cityoffederalway.com.
Sincerely,
Planner
enc: Zoning Charts
Process I Handout
Lakehaven Enclosure
C" Peter Lawrence. Building Division
Sarady Long, Senior Transportation planning Engineer
Brian Asbury, Lakehaven Water and Sewer District
Cole Elliott. Development Services Manager
Chris Cahan, SUR
17-10007 p Doc d D 75277
Stacey Welsh
From: MOHAMMADYASW<yasinI234@mmzom>
Sent Friday, January 86 20I7I026AK4
To: Stacey Welsh
Subject: Re: file number I6-l830U6
DSHS will issue Memory care assisted living license.
As far amresidents they will be dementia care end of life old folks.
Itiugoing tobelocked memory care facility.
No behavioral issue clients.
{ hope this explanation is
Best, M.Yaaio
(}oJan 6, 2017, &1g:57 AM Stacey Welsh wrote:
�Elll
Your Change of Use requestwas submitted yesterday and will beassigned tooplanner today. The
request is goingto be routed by the planner to other City Departments for review and comment, Several
weeks from now we will have their comments and can compose a response letter. To facilitate the City's
review, please provide additiona| information regarding the type of people staying in the facility and the
type oflicense you are getting frornthe State,
333258mAvenue South
Federal Way, VVA9BQD3-63Z5
Phone: 253/835-2634 Fax: 2"53/835-2609
From: MOHAMMADYASIN
Sent: Thursday, January O5,20172:57PP4
To: Stacey Welsh
Subject: Re: file number 16-103006
in
III", 11111111s:
For Tenant improvement I will submit full application once department of health let us know
requirements.
But I hope you can issue the permission letter for change of use building to fulfill bank
requirement. How early we can get this letter.
I appreciate your reply ASAP.
K1.Yasin
From: Stacey Welsh
Sent: Thursday, January 5,ZO178:51AK8
Cc: Peter Lawrence;Permit Center
Subject: RE: file number 16-1030U6
The site at 334056m4ve S. iszoned Office Park 'OP\,Per Federal Way Revised Code (FVVNC)Section
19.235,060, hospitals/convalescent centers/nursing homes are permitted in that zone, Per FWRC
3ecdonI9.O5.O30,"Convmlescentcentrr°meansaninpatientfaci|ity,exc|udingfaoiUtiesdefinedas
hospitals, for patients who are recovering frorn an illness or who are receiving care for chronic
conditions; mental, physical, emotional or develoPmental disabilities; terminal illness; or alcohol or drug
treatment and may include assisted |ivingfaci|ides.
The property is currently an office use and you are proposing to convert it to an assisted living facility,
This requires review and approval of azoning change mfuse, city business license, and building permit.
See the attached application form to get started on the zoning change of use, please indicate what
changes are proposed both interior and exterior on site (the change of use is required regardless if
changes will be made). The form must be submitted to the Permit Center along with required fee,- they
can bereached ot253-835-26O7.
CITY OF FEDERAL WAY
COMAUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: January 9, 2017
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Tony Paraise, South King Fire & Rescue
Rick Perez, City Traffic Engineer
FROM: Jim Harris
FOR DRC MTG. ON: DATE January 19, 2017
............ ...... — ............ .....
FILE NUPMER (s) 17-100071-00-AD
RELATED FILE NOS.: None
PROJECT NAME: YASIN
PROJECT ADDRESS: 33405 6TH AVE S
ZONING DISTRICT: OP
PROJECT DESCRIPTION: Change of use from office to memory care assisted
living facility/convalescent care.
LAND USE PERMITS. CAHNGE OF USE
PROJECT CONTACT: MOHAMMAD YASIN
MATERIALS SUBMITTED. Application - no site plan or anything else submitted
This is an inquiry about changing the former Winderemere building into a
memory care / convalescent center.
I am looking for feedback from your department/ division as to what
regulations will apply to the change of use, and to determine if there are
significant and/or fatal flaws with this proposal.
Email me your comments or write and save comments in the Amanada folder.
I 4LJNING COMPLIANCE REN xe jW — CHANGE OF USE
CITY OF DEPARTMENT OF COMMUNITY DEVELOPMENT
Federal Way RECEIVED 33325 81h Avenue South
Federal Way, WA 98003-6325
jp,N o 5 Z917 253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
EEI)ERALWAY
A-z" DS
FILENuMBER `7 U Date
Fee Collected? U
Applicant
NAME PRIMARY PHONE
BUSINESS/ORGANIZATION ALTERNATE PHONE
MAILING ADDRESS E-MML
4 �,_ C Lk S 2-1q617o SiA_Q_d7 \/A5,10
CITY STATE ZIP FAX
Site Address: -�3. tt- hV 4;?-- S eCUA j 02 Cl%-A
Parcel#: C)3S(D
Proposed Use: Y" t' <!C V"9
Current/Previous
Proposed Modifications to Site or Building Exterior: Ac
13ixft. Z<; A iE�� C'
4 VIn cl y as_v_
***Provide (6) copies of any attachments***
Bulletin # 168 —January 81 2016 Page I of I k:\Handouts\Zoning Compliance Review — Change of Use
4111kk6% r Ew
,O'NING COMPLIANCE REV i— CHANGE OF USE
CITY OF tiXECE1\1ED DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8'h Avenue South
Federal Way Federal Way, WA 98003-6325
jAN 0 5 2917 253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
WAY
"DS
FILE NuMBER Date
Fee Collected?
0_� ,I i
NAME PRIMARY PHONE
�6c�q
BUSINESSIORGANIZATION ALTERNATE PHONE
co'AcPLL-F- L_ L_ C_
MAILING ADDRESS E_ L
C' kA \/A 5, 1 t 2—a, q M S 0 Cc M
CITY m FAX
Site Address:
Parcel #: 32- 00
Proposed Use:
— I - t 4
Current/Previous Uses:
Proposed Modifications to Site or Building Exterior:
6�c
C V" (5-vtjo_
***Provide (6) copies of any attachments'
I Fo r Staff Use
Use -Specific Notes/Regulations
Parking
setbacks
rface Water
EF71 �''
k:\Handouts\Zoning Compliance Review — Change of Use