Pape Project ApprovalCOMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Mr. Dan Balmelli June 8, 2021
Barghausen Engineers, LLC
18215 72nd Avenue South
Kent, WA 98032
dbalmelli@barghausen.com
Re: File #20-102489-UP; PROCESS III “PROJECT APPROVAL”
Pape Kenworth Northwest, Northeast Corner I-5 and South 320th Street, Federal Way
Dear Mr. Balmelli:
The City of Federal Way has completed the administrative land use review of the proposed Pape Kenworth
Northwest project, which includes the construction of a 64,077 square-foot truck maintenance building with
areas for office, showroom, and parts warehouse; a 15,667 square-foot maintenance body shop building; 117
vehicle parking stalls; outdoor storage area for trucks and trailers on-site in association with maintenance/
repairs to the truck cab; and associated site improvements, including utility extensions and frontage
improvements along 32nd Avenue South and the north side of South 320th Street. Site development includes
wetland buffer averaging.
The Process III Master Land Use (MLU) application received July 20, 2020, with subsequent resubmittals
received on October 15, 2020, December 8, 2020, and January 28, 2021, is hereby approved with conditions,
based on the enclosed Exhibit A, Findings for Project Approval, incorporated into this decision in full, and the
following conclusions based on those facts:
1. The proposal is consistent with the comprehensive plan;
2. As conditioned, the proposal is consistent with all applicable provisions of the Federal Way Revised Code (FWRC);
3. As conditioned, the proposal is consistent with the public health, safety, and welfare;
4. As conditioned, the streets and utilities in the area of the subject property are adequate to serve the
anticipated demand from the proposal;
5. As conditioned, the proposed access to the subject property is at the optimal location and configuration; and
6. As conditioned, traffic safety impacts for all modes of transportation, both on and off-site, are adequately mitigated.
The director also approves an increase in building height according to FWRC 19.220.030(1), wetland buffer
averaging according to FWRC 19.145.440(5), a reduced landslide hazard buffer according to FWRC 19.145.230(4),
a retaining wall modification according to FWRC 19.120.050(1)(b), and a landscaping modification according to
FWRC 19.125.100(2), as detailed in Exhibit A.
The remainder of this letter outlines the land use review process required for this particular site improvement;
summarizes the State Environmental Policy Act (SEPA) process; lists conditions of the land use decision; and provides
other procedural information. This land-use decision does not authorize the initiation of construction activities.
Mr. Dan Balmelli
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June 8, 2021
20-102489-00-UP Doc. I.D. 81409
REVIEW PROCESS
The site is within a Community Business (BC) zoning district. Truck sales, service, and repair are permitted uses
in this zone subject to the provisions of FWRC 19.220.030, “Vehicle and equipment sales, service, repair, rental –
Self-service storage facilities.” The proposed project is reviewed through Process III, Project Approval, in
conjunction with environmental review under the State Environmental Policy Act (SEPA) and wetland buffer
averaging, according to FWRC 19.145.440(5), “Buffer Averaging.” The Director of Community Development
makes a written decision on the application based on the criteria listed under FWRC 19.65.100 and 19.145.440(5).
SEPA PROCESS
The city issued a Mitigated Determination of Nonsignificance (MDNS) on April 30, 2021. The appeal period
ended June 4, 2021, with no appeals submitted; therefore, the determination has become final.
CONDITIONS OF APPROVAL
Conditions of approval, which are listed in Finding of Fact #34 in Exhibit “A,” are reasonably necessary to
eliminate or minimize any undesirable effects of granting the application.
BUILDING PERMIT REQUIREMENTS
This Process III land use decision does not constitute a building permit or authorize clearing/grading
activities. An engineering permit application (city file 21-101029-EN) has been submitted. Any changes as a
result of the Process III approval must be reflected on the submitted engineering permit plans. Also, see the
enclosed Commercial Building Permit Checklist. If you have any questions regarding building permit
submittal, please contact the Permit Center at 253-835-2607 or permitcenter@cityoffederalway.com.
REQUEST FOR CHANGE OF VALUATION
Per FWRC 19.65.100(4)(i), affected property owners may request a change in valuation for property tax
purposes, notwithstanding any program of revaluation.
APPROVAL DURATION
Per FWRC 19.15.100(2), “. . .the applicant must substantially complete construction for the development
activity, use of land, or other actions approved and complete the applicable conditions listed in the use
process III decision within five years after the final decision of the city on the matter, or the decision
becomes void. If a land use petition is filed under Chapter 36.70C RCW in King County superior court, the
time limits of this section are automatically extended by the length of time between the commencement and
final termination of that litigation. If the development activity, use of land, or other action approved under
this chapter includes phased construction, the time limits of this section may be extended in the decision on
the application, to allow for completion of subsequent phases.” Time extensions to the decision may be
requested before the lapse of approval following the provisions listed in FWRC 19.15.110.
APPEALS
Per FWRC 19.05.360, the effective date of issuance is three calendar days following the date of this letter, or
June 11, 2021. According to FWRC 19.65.120(1), this land-use decision may be appealed by the applicant; any
Mr. Dan Balmelli
Page 3 of 3
June 8, 2021
20-102489-00-UP Doc. I.D. 81409
person who submitted written comments or information; any person who has specifically requested a copy of
the decision; or the city. In compliance with FWRC 19.65.120(2), a written notice of appeal must be delivered
to the Community Development Department within 14 calendar days after issuance of the decision of the
director, or June 25, 2021. The appeal must be accompanied by cash or a check, payable to the City of Federal
Way, in the amount of the fee as established by the city. The notice of appeal must contain a statement
identifying the decision being appealed, along with a copy of the decision; a statement of the alleged errors in
the director’s decision, including identification of specific factual findings and conclusions of the director
disputed by the person filing the appeal; and the appellant’s name, address, telephone number, fax number,
and any other information to facilitate communications with the appellant. Appeals are governed by Process
IV (Federal Way Hearing Examiner).
CLOSING
This land-use decision does not waive compliance with future City of Federal Way codes, policies, and standards
relating to this development.
If you have any questions regarding this decision, please contact Principal Planner Stacey Welsh at 253-835-2634
or stacey.welsh@cityoffederalway.com.
Sincerely,
Digitally Signed June 8, 2021, at 3:07 PM
Brian Davis
Community Development Director
enc: Exhibit A, Findings for Project Approval
Approved Site Plan/Elevations/Landscape Plan
Commercial Building Permit Checklist
c: Stacey Welsh, Principal Planner
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
Quinn Closson, Pape Properties, qclosson@pape.com
Bart Dickson, bart@cobaltbuilt.com
King County Assessor’s Office, assessor.info@kingcounty.gov
Gordon Elley, elleygordon@gmail.com
Eric Callahan, callah16@seattleu.edu
Harold Geno, abc123h@mail.com
Andrea Fritz, fabuleus_vie@hotmail.com
Suzanne Vargo, zanyban@hotmail.com
Larry Fisher, WDFW, larry.fisher@dfw.wa.gov
Karen Ann Meyering, King County, karen.meyering@kingcounty.gov
Rose LeSmith, King County, rose.lesmith@kingcounty.gov