19-105332-ADFILL
CITY OF
4:N�lk
Federal Way
Centered on Opportunity
November 22, 2019
Ms. Tonian Morgan
Partner Engineering and Science, Inc.
611 Industrial Way West, Suite A
Eatontown, NJ 07724
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalwa y. com
Jim Ferrell, Mayor
tmorgan a partneresi.com
RE: File #19-105332-00-AD; .RESPONSE TO ZONING INQUIRY
Meridian Court & Willamette Apartments, 31420 & 31510 231" Avenue South, Federal Way,
WA
Dear Ms. Morgan:
On November 5, 2019, the City of Federal Way's Department of Community Development'received your
zoning inquiry regarding the properties located at 31420 & 31510 23"" Avenue. South, Federal Way, WA
98003 (parcel 092104-9190). Your request for information includes questions listed below in bold, with
the city's response following.
1. What is the current zoning district and any potential overlay districting for the subject parcel?
The current zoning classification for the subject parcel is City Center Frame (CC-F). There are no
Overlay Districts for this parcel's zoning.
2. What are the adjacent zoning designations?
North: City Center Frame (CC-F)
South: City Center Frame (CC-F)
Easl: Single Family Residential (RS 7.2)
West: City Center Frame (CC-F)
3. To the best of your knowledge, are there any records that show unresolved code violations?
According to the city's database, there do NOT appear to be any outstanding/open zoning or building
code violations that apply to the subject properties. With regards to fire code violations, South King
Fire & Rescue handles fire related records requests. We encourage you to contact Public Records
Officer Lauri Perry at lauri, errvfa�snuth€ !n gl-rre.or , or 253-946-7253, to obtain information
pertaining to fire code violations.
4. To the best of your knowledge, is the subject parcel a Planned Development?
The subject parcel is not a Planned Development.
5. What are the subject parcel's area regulations for:
Front, Rear and Side Yard Setbacks? 20 ft., 5 ft., & 20 ft. (rear setback due to adjoining RS
7.2 .zone to the east)
Ms. Tonian Morgan
Page 2 of 3
November 22, 2019
Minimum Width, Depth?
Density and Lot Area?
Maximum Impervious Lot Coverage?
Maximum Floor Area Ratio?
Height and Stories?
None
No required lot area, buildable area (density) is
determined by other site development requirements like
buffers, parking lot landscaping. surface water facilities,
etc.
No set maximum, but other development requirements
like landscaping will limit the total site from being
totally covered with impervious surfaces.
None. Floor area ratio (FAR) is not used as a
development regulation in the City of Federal Way.
The maximum height limit is70 ft. Building height may
be increased from the permitted outright height of 70 ft.
to 85 ft. in exchange for providing publicly visible
streetscape amenities, as defined in Federal Way Revised
Code (FWRC) 19.05.190, along the right-of-way; the
siting and design of which shall be approved by the
director.
6. Are there any known variances, special exceptions, or conditions?
The two buildings on the subject parcel were allowed a wetland buffer intrusion on the northeast
corner of the property as part of the State Environmental Policy Act (SEPA) review (file 96-103534-
00-SE). Wetland buffer mitigation was a conditional requirement in exchange for allowing the
wetland buffer intrusion that included replanting within the impacted buffer and a subsequent five-
year monitoring plan to ensure the viability of the mitigation efforts. There are no other known
variances or special exceptions applicable to these properties.
7. If the current use is permitted, and approved with a conditional or special use permit, is a copy
available on file?
There is a copy of the conditionally approved land use permits (files SPR96-0032, UPR96-0040, and
UPR96-0056), and the approval letter is provided in conjunction with this zoning verification letter.
8. Are there any off-street parking regulations associated with these subject properties?
Within the CC-F zone, senior citizen housing requires one parking space for each unit. Tile 200 units
contained between these two buildings led to a requirement of 200 parking spaces for residential use.
Dwelling unit parking stall requirements exist in addition to required parking for all nonresidential
ground floor uses. For residential uses, the city may also require guest parking spaces in excess of the
required parking spaces mentioned above, if there is inadequate guest parking on the subject property.
Applicable off-street parking regulations can be found in FWRC 19.230.060, as well as chapter
19.130, "Off-street Parking."
9. What site/zone development requirements is the subject parcel currently regulated by?
The subject parcel is a "Permitted Use by Right," currently regulated by FWRC Title 19, "Zoning and
Development Code," chapter 19.230, "City Center Frame CC-F," section 19.230.060, "Multifamily
dwelling units, senior citizen, or special needs housing." The subject parcel is also regulated by
chapters: 19.115 "Community Design Guidelines;" 19.125 "Outdoors, Yards and Landscaping",
14-10312-00-AD Doi I D 70871
Ms. Tonian Morgan
Page 3 of 3
November 22, 2019
19.140 "Signs;" and 19.145 "Environmentally Critical Areas" among other aspects of Title 19
regulating development of the subject parcel and its associated zone.
10. In the event of casualty, in whole or in part, can the structures located on the subject properties
be rebuilt?
The subject properties are legally nonconforming resulting from not providing minimum required
parking spaces on site as there appear to currently be approximately 150 spaces observed in aerial
photography. The property is subsequently regulated by FWRC 19.30, "Nonconformance." Per
FWRC 19.30.200, the nonconforming development may be reconstructed in the event of damage by
sudden accidental cause, as long as the reconstruction is not any more nonconforming than it was
immediately prior to the damage and al I associated building and land use reconstruction permits are
submitted within six months of the date of the damage and reconstructs pursuant to such permits.
11. Is a copy of the approved site plan on file?
The subject parcel's approved site plan exists and is provided in conjunction with this zoning
verification letter.
This information was researched on November 19 & 20, 2019, by the undersigned, per 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
william.golding@cityoffederalway. coin .
Sincerely,
Planning Intern
enc: Land Use Approval Letter
Site & Landscape Plans
Wetland Buffer Plan
Doc I D 79977
19-105332-00-AD
City of Federal Way
Community Development
Planning Division
33325 8th Avenue South
Federal Way, WA 98003
253-835-2655
Subject: Zoning Verification Letter
To Whom It May Concern,
I would like to request a Zoning Verification Letter for the following property:
i E
Engineering and Science, Inc.
October 23, 2019
RECEIVED
NOV 0 5 2019
CITY OF WAY
COM UNtry D�Lp MEN?
Property Name: SHAG Portfolio
Property Address: 31420 & 31510 23rd Avenue South, Federal Way, WA 98003
--F--�arcel Number: 092104-9190r
Project Number: 19-263783.7
Please include as much of the following information as possible, or how to obtain the following:
1. • Subject property Zoning District and any Overlay Districts
. • Open Zoning Violations and/or Notices -of -Violation
3 • If the property is a Planned Development, please include development approvals, resolutions, and ordinances
4 Information on Area Regulations:
— Front, Rear and Side Yard Setbacks
— Minimum Width, Depth
— Density and Lot Area
— Maximum Impervious Lot Coverage
— Maximum Floor Area Ratio
— Height and Stories
S • Any known variances, special exceptions, or conditions
(� • If the current use is Permitted
— If the property was approved with a Conditional or Special Use Permit, please provide a copy
7, s Required off-street parking regulations
g ■ Site/zone development requirements
• Legal Nonconforming issues and regulations on rebuilding after damage and destruction
■ A copy of the approved Site Plan on file, if available
Upon com letion of the letter, please email a copy to me at tmorean0partneresi.com
If you have any questions or concerns, please do not hesitate to contact me.
Sincerely,
ro-ra'C1 V Margc w
Tonian Morgan
Zoning Assistant
611 Industrial Way West, Suite A, Eatontown, New Jersey 07724 0 Phone 732-380-1700 X 1355 0 Fax 908-301-6230
Simonelli, Toni DECEIVE®
From: Becky Chapin <Becky.Chapin@cityoffederalway.com> NOV 0 5 2019
Sent: Wednesday, October 23, 2019 2:57 PM CITY OF FEDERAL WAY
To: Morgan, Toni COMMUNITY DEVELOPMENT
Cc: Ping Inquiry; Permit Center
Subject: RE: 19-263783.7 Federal Way WA Zoning Verification Letter Request
Attachments: 19-263783.7 ZVL Request.pdf, 079 Request for Administrative Decision.pdf
Hi Tonian,
Attached please find the RegUest for Administrative Decision form for the zoning compliance (verification) letter requested. The form
along with paymenWfl41 -00, must be submitted to the Permit Center for processing and assignment to a Planner for response. Turn
around is usually a week or two from submittal to City response letter.
Please contact the Permit Center for payment options or submittal questions at 253-835-2607 or permitcenter@cityoffederalway.com.
Thanks,
Becky Chapin
Senior Planner
Federal Way
Cenrwrd m+ 11, .
33325 8ch Avenue South
Federal Way, WA 98003-6325
Phone: 253-835-2641 1 Fax: 253-835-2609
www.citVoffederalway.com
From: Morgan, Toni <tmorgan@partneresi.com>
Sent: Wednesday, October 23, 2019 11:16 AM
To: Ping Inquiry <Pinginquiry@cityoffederalway.com>
Subject: 19-263783.7 Federal Way WA Zoning Verification Letter Request
Hello!
My company is performing a Zoning Report on a property in Federal Way, WA. I would like to request a Zoning
Verification Letter for this property (see attachment). Please advise of any fees associated with this request. Please
contact me if you have any questions or concerns.
Thank you!
Tonian Morgan
Zoning Assistant
PARTNER ASSESSMENT CORPORATION
611 Industrial Way West, Suite A, Eatontown, NJ 07724
Office: 732-380-1700 x1355 I Direct: 908-497-8920 1 Fax: 732-380-1701
More Than Just Assessments. Solutions — For a complete list of services, click here
RECEIVE®- ,
REQUEST FOR ADMINISTRATIVE DECISION
CITY OF �•�� NOV 0 5 2019 NITEFederal
ELUP.NMNT DEPARTMENT
Federal Wa CITY OF FEDERAL WAY fZtf
,� 8`h Avenue South
Y coMMUNfTY DEVELOPMENT Way, WA 98003
253-835-2607;Fax 253-835-2609
www.citvoffrderahvay.com
FILE NUMBER LO Date I /
Applicant
NAME
PRIMARY PHONE
Tonian Morgan
908-497-8920
BUSINESS/ORGANIZATION
ALTERNATE PHONE
Partner Engineering and Science, Inc.
MAILING ADDRESS
E-MAII.
611 Industrial Way West, Suite A
tmorgan@partneresi.com
CITY
STATE
ZIP
FAX
Eatontown
NJ
07724
908-301-6230
Property AddresslLocatiolt 31420 & 31510 23rd Avenue South, Federal Way, WA 98003
Description of Request Requesting a Zoning Verification Letter - Please See Attached Request Letter
List/DescribeAttachments Letter Detailing Requested Information Attached
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 D ,cy� h r '
XZoning Compliance Letter -- r � n (./"` y1 V "1 - q 1 q
/❑
Bulletin #079 — December 11, 2018 Page 1 of 1 k:\Handouts\Request for Administrative Decision