20-102489-Process III Decisional Criteria-2020-10-01-V3
October 2, 2020 – 2nd Review – Applicant’s Response
Pape Kenworth Northwest
NE Corner I-5 and 320th Street
Federal Way, WA
PROCESS III DECISIONAL CRITERIA – NARRATIVE:
FWRC 19.65.100 (2)
(2) Decisional Criteria. The director shall use the criteria listed in this subsection and the
provisions of this title describing the requested decision in deciding upon the application.
(a) The director may approve the application only if:
(i) It is consistent with the comprehensive plan
The proposed Pape-Kenworth NW facility conforms to the allowed uses within the
Community Business (BC) zone and is within the intentions of the Comprehensive Plan.
Subject site was in King County jurisdiction and was annexed into the City of Federal Way.
This follows the Comprehensive Plan desire of the Potential Annexation Area (PAA) that is
located generally east the City of Federal way and Interstate 5. City’s desire is to annex
these properties as the desire arises. Pape Kenworth NW, (considered a highest and best use
of the site), offers the city higher tax revenues thru business use when compared to single
family residences which yield less tax revenue. The Potential Annexation Area has a majority
of single family residences according to Figure VIII-1, Potential Annexation Area, 2013
existing land use distribution pie chart. This project meets the VISION 2040 Goal of the
Comprehensive Plan: “All incorporated lands within the Urban Growth Area will either
annex into existing cities or incorporate as new cities.” This project annexed into City of
Federal Way. It also follows the Environmental Goal: “Practice environmental stewardship
by protecting, enhancing and promoting the natural environment in and around the PAA.”
The subject site isolates, protects and preserves environmentally critical areas on the site.
The future character of the subject site was anticipated by the Community Business (BC)
Zone designation and the Pape Kenworth NW is an approved outright use.
(ii) It is consistent with all applicable provisions of this title
Based upon the Type III application process, procedures and documentation to justify this
proposal, the project will be consistent with applicable provisions of this title.
(iii) It is consistent with public health, safety and welfare.
Project use is allowed within the Community Business (BC) zone and process III plans will
conform to the requirements of this submittal thru plan review. All aspects of public health,
safety and welfare are being considered under the Type III process review including Crime
Prevention thru Environmental Design (CPTED), Traffic safety, trip generation, access
width, truck turning radii on and off site, proper separation and buffering to adjacent uses
and consideration under SEPA review to study other environmental aspects of review thru
Pape Kenworth NW
Process III Decisional Criteria
October 2, 2020
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various state department comments on the project. By removing the existing single family
homes currently on-site, it will result in the removal of vagrancy, drug use and crime that
appeared to be present on-site prior to the annexation. In addition, SEPA and process III
review have public comment periods that evaluate general public comments/opinions to
mitigate concerns from adjacent neighboring communities.
(iv) The streets and utilities in the area of the subject property is at the optimal location and
configuration: The site is located at the NE corner of I-5 and S. 320th Street. S.320th Street is
a primary arterial within the city and has direct access to I-5. The site is very close to the off
and on-ramp and has both convenient ingress and egress from the site off of a minor side
road, 32nd Ave S. This presents an ideal location for the Pape-Kenworth NW truck company
to sell, lease, rent and maintain their vehicles on this Community Business zoned site; a use
that is allowed outright in the Zoning Code. By locating this site close to the freeway, it
creates minimum circulation of large trucks through the City streets and creates a safer
environment for both Pape-Kenworth NW and the motoring/ pedestrian public. Utilities such
as water, sewer, natural gas, storm drainage, cable and power are all available to the site.
Due to the above, we believe the site is located at an optimal location and configuration.
(v) The proposed access to the subject property is at the optimal location and
configuration: I-5 access is optimal from both S. 320th Street and 32nd Ave S . The proposed
“access” points are located on 32nd Avenue S which is a 2-lane road directly off of S. 320th St.
There will be two widened driveways that have approved “modifications” for large truck
ingress and egress. The south driveway will be used for passenger vehicle access. Trucks
will enter the site at the south driveway and will exit on either the north or south driveway.
When trucks exit I-5, they will turn east to 32nd Ave S., a signalized intersection, and access
the site. We believe that keeping large truck traffic minimum distance off of interstate 5 will
minimize large truck traffic thru the other parts of the City. The proposed access points to the
subject property are at the optimal location and configuration and is justified through traffic
engineering review, distance criteria and various turning radius programs that show these
trucks can make the proper turns safely on and off the site.
(vi) Traffic Safety impacts for all modes of transportation, both on and off the site, are
adequately mitigated. Through the Process III review, the site has gone thru traffic review
and is currently addressing a Traffic Impact Analysis (TIA). This, as well as plan review thru
the traffic engineering department will allow proper checking for all modes of transportation,
both on and off the site and will be adequately mitigated.
(b) If the application is subject to the requirements of Chapter 19.115 FWRC, Community
Design Guidelines, the director shall also use the following criteria in deciding upon an
application:
(i) It is consistent with the site design standards set forth for all zoning districts in
FWRC 19.115.050: FWRC 19.115.050 Site Design – All Zoning Districts section was
meticulously addressed, paragraph by paragraph, in the narrative provided for the
Community Design Guidelines. We understand this is a separate but parallel review from
the subject Process III Decisional Criteria. The project incorporated considerations for
Pape Kenworth NW
Process III Decisional Criteria
October 2, 2020
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views, pedestrian plazas, design continuity for architectural style, materials, colors and
textures, driveway placement visible from the right-of-way, bicycle racks, outdoor
furniture including benches and trash cans, landscaping screens, trash enclosure screens
with consideration for turning movements and installation of sharp cut-off fixtures and
lighting considerations illustrated by a site photometric provided in earlier submittals.
We believe, based upon this submittal, that the proposal is consistent with the site design
standards set forth by FWRC 19.115.050.
(ii) It is consistent with applicable supplemental guidelines set forth in FWRC
19.115.090: FWRC 19.119.090 Design Guidelines for (1) Community Business (BC)
zoned properties has been addressed in the narrative completed for the Design
Guidelines and after two rounds of comments from planning, we believe the proposed
design is consistent with the applicable guidelines set forth in FWRC 19.115.090.
(iii) For Development applications for remodeling or expansion of an existing
development, it is consistent with those provisions of chapter 19.115 FWRC,
Community Design Guidelines, identified by the director as being applicable.
This is a new project so this question is not applicable however, the new project will
conform to the Design Guidelines
End of Process III Decisional Criteria Review