19-104313~1
CITY OF
Federal Way
Centered on Opportunity
September 25, 2019
Mr. Stephen McGuirk
Leon Capital Group, LLC
3500 Maple Avenue, Suite 1600
Dallas, TX 75219
smc _ u irk(a-,leoncaptialgroup.com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
FILE
Re: File #19-104313-00-AD; ZONING VERIFICATION
McDonald's, 34814 Pacific Highway South, Federal Way, WA
Dear Mr. McGuirk:
Jim Ferrell, Mayor
On September 6, 2019, the City of Federal Way's Department of Community Development received your
zoning inquiry regarding the property located at 34814 Pacific Highway South, Federal Way, WA 98003
(parcel 185295-0070). Your request for information includes questions listed below in bold, with the city's
response following.
1. What is the current zoning classification for subject property and use classification?
The current zoning classification for the subject property is Commercial Enterprise (CE). The current use
classification for the subject property is a fast food restaurant; a McDonald's built in 2007. The subject
property is a "Permitted Use by Right," currently regulated by Federal Wlay Revised Code (FWRC) Title 19,
"Zoning and Development Code," 19.240, "Commercial Enterprise (CE)."
2. What are the setback requirements?
The setback requirements for the subject property with the current use in the CE zone are five feet for
front, side, and rear yards.
3. What are the height restrictions for the subject property?
The height restriction for the subject property with the current use in the CE zone is 40 feet above
average building elevation (AABE). Per FWRC19.240.110:
"2. If approved by the director of community development services, the height of a structure may exceed
40 ft. above average building elevation (AABE), to a maximum of 55 ft. AABE and four floors, if all of
the following criteria are met:
a. The increased height is necessary to accommodate the structural, equipment, or operational needs
of the use conducted in the building, and/or all ground floor spaces have a minimum floor -to -ceiling
height of 13 ft. and a minimum depth of 15 ft.;
b. Height complies with note 3;
Mr. Stephen McGuirk
Page 2 of 2
September 25, 2019
c. Height over 40 ft. is set back from nonresidential zones by one additional ft. for each one ft. of
height over 40 ft.; and
d. Rooflines are designed to avoid a predominantly flat and featureless appearance through variations
in roof height, forms, angles, and materials.
3. Building height may not exceed 30 ft. AABE when located within 100 ft. of a residential zone."
4. What are the parldng requirements for the subject property?
The parking requirements for they' subject property with the current use in the CE zone are 1 parking
space for each 80 square feet of gross floor area in the building. Based on King County Assessor's
records, the square footage of the building is 4745 square feet, leading to a requirement of approximately
59 parking spaces.
5. What are the density requirements —Floor Area Ratio (FAR) — for the subject property?
There are no density requirements for commercial properties in the City of Federal Way, and no
established protocol for regulating Floor Area Ratio (FAR) anywhere within FWRC.
6. What are the lot coverage limits for the subject property?
There are no lot coverage limits in CE zones for the City of Federal Way. Per FWRC 19.240.110(7), "No
maximum lot coverage applies. Instead, the buildable area will be determined by other site development
regulations, i.e., required yards, landscaping, surface water facilities, etc."
This information was researched on September 24, 2019, by the undersigned, per a request and as a public
service. The undersigned certifies that the above information contained herein is believed to be accurate and
is based upon, or relates to the information supplied by the requestor. The authority assumes no liability for
errors and omissions. All information was obtained from public records, which may be inspected during
regular business hours.
If you have any further questions regarding this inquiry, please contact me at (253) 835-2622, or
wiUiam.golding@cityoffederalway.com.
Sincerely,
� J�UV
William Golding
Planning Intern
19-104313-00-AD Doc. I.D. 79648
CFTY OF
Federal 1rfU'ay
RECEIVED REQUEST FOtc ADMINISTRATIVE DECISION
COMMUNITY DEVELOPMENT DEPARTMENI-,
S E P 0 6 2019 33325 8`� Avenue South
Federal Way, WA 98003
253-835-2607;Fax 253-835-2609
Community Development www.cityoffederalway.com
Department
FILE NUMBER l - I / 1 Date r I
Applicant
NAME
PRIMARY PHONE
Stephen McGuirk
214-935-2546
BUSINESS/ORGANIZATION
ALTERNATE PHONE
Leon Capital Group, LLC
817-602-1347
MAMING ADDRESS
E-MAIL
3500 Maple Ave, Suite 1600
smcguirk@leoncapitalgroup.com
CITY
STATE
ZIP
FAX
Dallas
TX
75219
Property Address/Location 34814 Pacific Highway S, Federal Way, WA 98003 (existing McDonald's)
Parcel #: 185295-0070 Lot Size: 0.82 acres
Description of Request I'm reaching out to request a Zoning Verification Letter for the above -referenced property.
This Zonina Verification Letter will need to list the followin
1) Current Zoning & Use Classification 4) Parking Requirements
2) Setback Requirements 5) Density Requirements - Floor Area Ratio (FAR)
3) Height Restrictions 6) Lot Coverage Limits
List/Describe Attachments 1) Property Aerial 2) King County Parcel Data
For Staff Use
❑ Code Interpretation/Clarification
❑ Critical Areas Letter/Analysis/Peer Review
❑ Request for Extension (Land Use/Plat Approval)
❑ Revisions to Approved Permit
❑ Tree Removal
❑ Zoning Compliance Letter
El
Bulletin #079 — December 11, 2018 Page 1 of 1 k:\iandouts\Request for Administrative Decision
Stephen McGuirk
From: Stephen McGuirk
Sent: Tuesday, September 3, 2019 1:48 PM
To: Planning@cityoffederalway.com; tina.piety@cityoffederalway.com
Cc: robe.rt.hansen@cityoffederalway.com
Subject: Zoning Verification Letter (34814 Pacific Hwy S, Federal Way, WA)
Attachments: Property Aerial (34814 Pacific Hwy S, Federal Way) jpg; King County Parcel Data.PDF
Follow Up Flag: Follow up
Flag Status: Flagged
Good afternoon!
I'm reaching out to you on behalf of Leon Capital Group to request a Zoning Verification Letter for an existing
McDonald's property located at 34814 Pacific Highway S, Federal Way, WA 98003. For reference, I've attached a site
aerial along with county parcel information as well.
Parcel It: 185295-0070
Lot Size: 0.82 acres
This Zoning Verification Letter will need to list the following:
1. Current Zoning & Use Classification
2. Setback Requirements
3. Height Restrictions
4. Parking Requirements
5. Density — Dwelling Unit or Floor Area Ratio (FAR)
6. Lot Coverage Limits
Thank you in advance for your assistance and please let me know if you need anything else in order to process this
request!
Stephen McGuirk
Vice President, Entitlements
F LEON
Capital Group
3500 Maple Avenue, Suite 1600
Dallas, TX 75219
O 214.935.2546 1 C 817.602.1347
smccuirk d..ieoncapitalOroLfr).corn
www.leoncapitaigroup.com
VIEW OUR PROPERTIES
Department
gf
Assessments
500 Fou th
Avenue.
Suite AOM-
A$p708.
Seattle. WA
98104
Office Hours:
Mon - Fri
0:30 a.m. to
4:30 p.m.
TEL 206-
296.7300
FAX: 206-
296-5107
TTY: 206
296-7888
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B
PARCELDATA
Parcel
185295-0070
Name
S REAL
ESTATE TAX
Site Address
34814 PACIFIC HWYS
Goo Area
55-40
Spec Area
413-20
Property Name
MCDONALD'S
ADVERTISEMENT
Jurisdiction
FEDERAL WAY
Levy Code
1205
Property Type
C
Plat Block I Building Number
Plat Lot I Unit Number
7
Quarter -Section -Township-
Range
SE-20-21_�
Legs) Dssr40-
CROSSING RETAIL CENTER BSP LESS 2,5 FT RIGHT OF WAY PER RECN20160506001414
PLat Block:
Plat Lot: 7
LAND DATA
NWMM & Beet Usa As # Vacant
COMMERCIAL
;SERVICE
Highest & Best Use As
Improved
PRESENT USE
Present Use
Restaurent(Fast Food)
Land SgFI
35.622
Acres
0.02
Rainier
Territorial
Olympics
Cascades
Seattle Skyline
Puget Sound
Lake Washington
Lake Sammamish
LakelWverlCreek
Other Vfew
Historic Site
Current Use
(none)
Nbr Bldg Sites
Adjawnt to Golf Fstrwry
NO
Adjacent to Greenbelt
NO
Other Designation
NO
Dead Restrictions
NO
Development Rights Purchased
NO
Easements
NO
Native Growth Protection
Easement
NO
DNR Lease
NO
Building Number
1
Building Description
FAST FOOD
RESTAURANT
Number Of Buildings
.Aggregated
1
Predominant Use
FAST FOOD
RESTAURANT(349)
Shape
Lang Rect or Irreg
-Construction Class
WOOD FRAME
Building Quality
AVERAGE
Stories
1
Percentage Unusable
Unbulldable
NO
RosUIcU» SEa Shope
NO
,Zoning
CE
'Water
WATER DISTRICT
Sewer/Septic
PUBLIC
Road Access
PUBLIC
Parking
.ADEQUATE
Street Surface
I PAVED
Waterfront LoaUon
'Waterfront Footage
0
-Lot Depth Factor
0
'Waterfront Bank
Tldalshors
'Waterfront Restricted Access
'Waterfront Access Rights
NO
•Poorouallty
NO
Proximity ln0uence
NO
'Topography
'Traffic Noise
,Airport Noise
Power Lines
NO
O*w Nuisances
NO
Water lMpbtema
NO
Transportation Concurrenry
IND
iDther Problems
NO
rnnronmatnat
[Environmental NO
BUILDING
Ctldt the camera to see more pictures,
Picture of Building 1
Bi
Floor plan of Building 1
8) .
Reference
Links:
King County Tax
nk
Property Tax Ad,
Washington State
Department of
Revenue (Eternal
link)
Washington State
Board of Tax
Appeals (External
rink)
Board of
emwgwa
Districts Report
iMap
Recorders Office
5canned images of
surveys and other
may documents
Scanned images of
plats
Notice mailing data:
ADVERTISEMENT 08/0112019
I BulWling Gross.Stt Ft 14,74S
Building Net Sq Ft
4,745
Year BulR
2007
Eft. Year
:2010
Pam atapa Cwt sio
100
Heating System
COMPLETE HVAC
Sprinklers
Elevators
Section
Section Use
Deecriptlon
Stories
Height
Floor
Groas Sq
Net IS
Number
Number
Ft
Fl
1
FAAS9,T FOOD RESTAURANT
1
14
0
.4,745
4,745
TAX ROLL HISTORY
Account
Valued
Year
I Tax
Year
Omit
Year
Le
Code
Apprsiaed
Land
value ($)
Appralaacl
Imps
Value ($)
Appraised
Total
value ($)
-New
Dollars
($)
le"ab'°
Land
V($)°
Taxable
I.P.
Value ($)
I Taxable
Total
Value ($)
Tax
Value
Reason
185295007008
2019
Z6$0
1205
890,50(1
1,548,500
2,A39,000
0
89Q500
1,548,500
.2,439.000
185295DO7008
2018
:2019
11205
1890,500
1,454,700
2,345,200
0
890,500
1.454,700
2.345.200
185295007008
2017
2018
1205
712,400
1,465.300
2,177,700
0
712,400
1,465,3DO
2,177,700
185295DO7008
2016
2017
1205
720,000
1.457,700
2,177,700
0
720.000
1.457,700'2,177,700
105295DO7008
2015
2016
1205
648,000
1.529.700
12,177.7GO
0
648.000
1.529,700:2,177,700
185295007008
2014
2015
1205
576,000
1,436,000
2.012.000
10
576,000
1,436,000
2.012.000
185295DO7008
2013
12014
1205
576.000
1.436,000
2,012,000
10
576.000
1.436,000
2,012,000
185295007008
2012
112013
1205
540.000
1,250,700
1,790,700
0
540,000
1,250,700
1,790,700
185295007008
2011
2012
1205
540.000
1,191,000
1,731,OD0
0
540,000
1,191,000
1,731,000
185295DO7008
2010
:20111
1205
540.000
949,300
1AS9,300
0
1540,000
949,300
1,489,300
185295007008
2009
;201 01
1205
540.000
805.400
1,345,400
0
1540,0001
805,400 j
1.345.400
185295007008
2008
2009
1205
540,000
838.100
1,370,100
104,700
540,000
838,100
1.378.100
185295007008
2007
2008
1205
540,000
733.400
1,273,400
733,400
540.000
733,400
1.273.400
185295007008
2006
2007
11205
j 504,000
10
504.000
504,000
504,000
0
1504,000
SALES HISTORY
Excl..
Recording
Document
Sale Price
Seller Name
Buyer Name
Instrument
Sale
Number
Number
Data
Reason
IFANA FEDERAL
WAY CROSSINGS
FEDERAL WAY
3DO3502
201908W00f040
816/2019
$0.00
ILP+TR
(FEDERAAL WAY
CROSSINGS
'Dud Clelm
(Dead
None
'CROSSINGS LLC
LOT 7 LLC
+ETAL
TRIMARK
IFEDERAL WAY
iQuit Claim
.39�01
201908060OM
016/2019
$0.00
(FEDERAL WAY
CROSSINGS
(Deed
None
CROSSINGS LP
LOT 7 LLC
FANA FEDERAL
,Statutory
.2794729
20160506001414
-
1/7/2016
$0.00
WAY CROSSINGS
(LIMITED
(PARTNERSHIP
(FEDERAL WAY
CITY OF
yvamanty
(Deed
Other
'TRINAF FEDERAL
TRINAF
23030fi6
20070806001911
7/27I2007
$0.00
(WAY CROSSINGS
(LLC
(FEDERAL WAY
+DROSSINGS III
Dub Claim
(Deed
Other
_LC
iSUNRAY
SUNRAY
(FEDERAL WAY
IDuit Claim
Other
23006
200708080D1910
712712007
$0.00
(FEDERAL WAY
(CROSSINGS LLC
(CROSSINGS III
(Deed
_LC
TRIMARK-
FEDERAL WAY
OPUS
CROSSINGS
Statutory
:2190762
2DO60306001721
3/3/2006
$50.965.98600
(NORTHWEST LLC
LP+FANA
FEDERAL WAY
'Warranty
(Deed
None
CROSSINGS LP
ET AL
REVIEW HISTORY
PERMIT HISTORY
Permit
Number
Permh Deecdpthm
Type
Issue
Date
Permit
Value
Issuing
Jurisdiction
Reviewed
Date
T1-Tenant Improvement to Include recon8guratlon
18-
of the existing dining area, demolish existing
FEDERAL
4/2612018
100118-
IDO-CO
iwstomer service desk and replace with self-serving
I'dosks, modify the existing rellective calling and
RanoWal
2=2018:$75,000
WAY
musty uil" arcimg su"&: tWusars. No
'17
100889-
Construct a new restaurant building with drive-
(Building,
(New
4/23I2007
�$516,930
FEDERAL
WAY
3/2812008
0aC0
through, Includes plumbing 8 mechanical.
HOME IMPROVEMENT EXEMPTION