Loading...
20-102489-Variance-Retaining Wall-2020-05-27-V1-DraftJune 2, 2020 Stacey Welsh, Principal Planner City of Federal Way Department of Community Development 33325 – 8th Avenue South Federal Way, WA 98003 RE: Request for Variance to Public Works Development Standards for Retaining Wall Height Pape Kenworth NW – Federal Way Northeast Corner of South 320th Street and I-5 City of Federal Way, King County, Washington Our Job No. 20833 Dear Stacey: This variance request has been prepared in response to the review comment provided in the Community Development, Planning Division section of the letter dated April 24, 2020 to justify the use of retaining wall over six feet in height. Section 19.120.120 (3) (a) FWRC states that “For commercial and Multifamily lots, rockeries and retaining wall shall be a maximum of six feet in height as measured from finished grade at the base of wall to the top of wall”. The Pape Kenworth NW project is a truck maintenance facility with areas for office, showroom and parts warehouse and a separate structure to be used as a body shop. The property also includes a storage area for trailers that arrive on the site in association with maintenance or repair. The topography of the site is rolling with steep slopes and sensitive areas. The project site proposed grades are flat as required by use for truck maneuvering and access which requires the use of retaining walls. In order to minimize disturbance to sensitive areas and maximize use of the property, retaining wall over six feet in height will be required. All retaining walls are designed for structural stability and will be landscaped in accordance with city standards. The following are justifications for approval of this variance as required by the city. a. “That the variance will not constitute a grant of special privilege inconsistent with the limitations upon uses of other properties in the vicinity and zone in which the subject property is located.” Response: Granting this variance will not constitute a grant of special privilege inconsistent with the limitations upon uses of other properties. Retaining walls over six feet high have been allowed in other properties in the vicinity and zone in which the subject property is located. “That the variance is necessary because of special circumstances relating to the size, shape, topography, location, or surrounding of the subject property to provide it with use rights and privileges permitted to other properties in the vicinity and zone in which the subject property is located.” Response: The variance is necessary due to the rolling topography of the site and existence of sensitive areas. In order to provide a functional site layout for truck storage and maneuvering, retaining walls over six feet in height will be required. This is consistence with rights and privileges permitted to other properties in the vicinity and zone in which the subject property is located. Stacey Welsh, Principal Planner City of Federal Way Department of Community Development -2- June 2, 2020 “That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subjec t property is located.” Response: Granting this variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is located because these retaining walls will be constructed in accordance with city standards and have been allowed in other similar projects. b. “That the special circumstances of the subject property are not the result of the actions of the owner or the subject property.” Response: The need for retaining walls over six feet is not the result of the actions of the owner of this development and is based on the topography and use of the property allowed under subject property zoning. We believe that this variance should be granted for this project, since it is demonstrated that the use of retaining walls over six feet in height would provide maximum use of the site as proposed and would not be detrimental to public safety. Please review at your earliest convenience and please feel free to contact me with any questions or need additional information. Thank you. Sincerely, Daniel K. Balmelli, P.E. Executive Vice President DKB/yg 20833c.005.doc enc: As Noted cc: Quinn Closson, Pape Group Bart Dickson, Cobalt Development Howard Kimura, H.G. Kimura Architect, PLLC Ali Sadr, Barghausen Consulting Engineers, Inc. Ben Eldridge, Barghausen Consulting Engineers, Inc.