21-103294-UPV-Project Narrative-08-06-2021-V1
July 30, 2021
Attn: Stacey Welsh
Principal Planner
City of Federal Way
33325 8th Avenue South
Federal Way, Washington 98003
Re: WinCo Foods Store #43 - Project Narrative
Process V, Non-Project- Related Quasi-Judicial Rezone for CZA Amendment with SEPA
& Process III, Project Approval with SEPA
File #20-1000084-PC
Dear Ms. Welsh
Following the Pre-Application Conference for the above-mentioned project held on January 30,
2020 and receipt of the Pre-Application Summary dated February 18, 2020 we have proceeded
with preparations to submit the attached land use application for the proposed addition to the
WinCo Foods Store #43 located at 160 SW Campus Drive, Federal Way, Washington, King
County Tax Parcel 415920-0710.
We would like thank city staff for the very informative conference and subsequent summary
letter provided. They were very usefully in gaining knowledge of the general requirements for
the proposed project and in preparation of this submittal.
As was presented in the Pre-Application Conference, WinCo Foods is proposing to demolish
an existing 8,760 square foot auxiliary/retail lease space connected to the west wall of the
existing WinCo Foods store to accommodate an addition to the WinCo Foods store for an
additional 15,483 square feet and a total expanded footprint of both new and existing building
of 81,591 square feet as represented in the attached Architectural Site Plan, Floor Plan, Exterior
Elevations and preliminary civil plans. This square footage is 6,723 square feet greater than the
existing WinCo Foods store and adjacent attached retail space. This scope would also include:
painting the exterior of the building, interior remodeling, associated site/utility improvements to
accommodate the building addition, updated accessible parking/routing per current accessibility
standards and street frontage improvements as shown.
This property is zoned Community Business (BC) with a Concomitant Zoning Agreement (CZA).
A grocery store use is permitted in the BC zoning district and the CZA. Currently the existing
WinCo Foods building utilizes the total grocery store (45,000sf) and drug store (22,000sf)
maximum gross leasable square footage as outlined in the CZA, Section 2B. To allow for the
proposed WinCo Foods addition, an amendment to the CZA will be required under the Process
V – Quasi-Judicial Rezone application with SEPA. An amendment to the CZA, per Section 3, is
allowed by the City or the Owner by filing an application, which shall be considered and heard
in the same manner as a City-initiated quasi-judicial rezone of the property.
, 21-103294-UPV, 21-103295-UPIII, 21-103298-SE & 21-103300-CN
WinCo Foods Store #43
Federal Way, Washington
Land Use Application Narrative
Page 2 of 3
In addition to an amendment to the CZA, we have been informed that the building addition will
require approval through a Process III – Project Approval application with SEPA. As determined
by the Federal Way Revised Code (FWRC), where more than one application is required for a
project, a consolidated permit process is required, so the Process III and Process V applications
will be processed according to the procedures of Process V together. A Process V application
requires a public hearing in front of the Hearings Examiner, a written recommendation from the
Hearings Examiner, and a decision from the City Council. For this application, it has been
directed that one SEPA submittal be provided that addresses both the CZA amendment and
project.
In regards to the Process V application, we have provided a First Amendment to Concomitant
Agreement document for agreement between the City of Federal Way and WinCo Foods for the
amendment of the CZA to add to Section 2B exceptions, item iv, to permit the Owner to
construct a building addition to the existing grocery store building not to exceed 16,000 square
feet, with a total building area, to include the existing covered front canopy area, not to exceed
86,000 square feet.
To address the decisional criteria for a non-project-related quasi-judicial rezone, please see the
following:
· The proposed rezone is in the best interest of the residents of the city.
The proposed CZA amendment (rezone) would permit the expansion of the existing WinCo
Foods store to be consistent with their optimal store size which benefits the patrons by providing
expanded product and goods types and quantities for example. This is also consistent with the
business land use classification of the City’s Comprehensive Plan and zoning designations of
Community Business (BC) and Neighborhood Business (BN) for allowable uses per the CZA.
The CZA amendment would add an exception to allow for a limited building addition while
maintaining the other concomitants that the CZA outlines for façade modulation, location of
parking, buffers, open space, park development fees and surface water improvements which
are not proposed to be amended and are addressed in the original site development of the
subject property.
· The proposed rezone is appropriate because either:
a. Conditions in the immediate vicinity of the subject property have so
significantly changed since the property was given it present zoning and that,
under those changed conditions, a rezone is within the public interest; or
b. The rezone will correct a zone classification or zone boundary that was
inappropriate when established.
The proposed CZA amendment (rezone) is appropriate because it corrects a zone classification
that was inappropriate when established which limited the maximum building size of allowable
uses which is not consistent with either the Community Business (BC) zoning district
development standards at the time and as currently regulated in which the buildable area is to
be determined by other site development requirements, i.e., required buffers, parking lot
landscaping, surface water facilities and etc.
WinCo Foods Store #43
Federal Way, Washington
Land Use Application Narrative
Page 3 of 3
· It is consistent with the Comprehensive Plan.
The subject property is currently designated as a Commercial Business Land Use classification
by the Comprehensive Plan. Commercial Business allows a broad mix of uses, including
general, specialty, and service retail: commercial: office: commercial/residential mixed use: and
supportive uses. This designation envisions mid-rise (three to seven stories), high quality
developments containing a vibrant and compatible mix of well-integrated and designed
pedestrian-oriented and auto-oriented uses (FWCP, Page II-15). The Comprehensive Plan
does not put limits of building size on its intended uses.
· It is consistent with all applicable provisions of the title, including those adopted
by reference from the Comprehensive Plan.
The proposed CZA amendment (rezone) is consistent with all applicable provisions of the title
and other codes adopted by reference from the Comprehensive Plan. The Community Business
(BC) zoning district lists groceries as an allowable use and has no maximum lot coverage
established, but instead, the buildable area is determined by other site development
requirements, i.e., required buffers, parking lot landscaping, surface water facilities and etc. The
Neighborhood Business (BN) zoning district also lists groceries as an allowable use and has a
maximum gross floor area of any of the allowed uses not to exceed 40,000 square feet. The
exception in the current CZA allows for a maximum of 45,000 square feet for grocery store use
and 22,000 square feet for drug store use. With the CZA amendment, a 16,000 square foot
building addition would be allowed.
· It is consistent with the public health, safety, and welfare.
The proposed CZA amendment (rezone) is consistent with the public health, safety and welfare
and does not change the subject property or adjoining properties currently developed
interconnections, connections to public ways, vehicular traffic access and flow, transit
circulation, quality of site and building design, amenities and etc. Improvements to street
frontage and accessible parking/routing that would be associated with this proposed expansion
would improve public health, safety and welfare.
I trust you will find the application and supporting documents acceptable. Should there be any
questions or concerns, I may be reached at (208) 345-1462.
Thank you,
PETERSEN-STAGGS ARCHITECTS, LLP
Nathan Coombs, NCARB
Principal