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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