Loading...
21-102066-UP-Modification Request for Retaining Wall-11-24-2021-V1 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 Smith Brother’s Farms – Federal Way Southeast corner of 9th Ave. S. and S. 344th St. City of Federal Way, King County, Washington Our Job No. 21537 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 September 10th, 2021, 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 Smith Brother’s Farms project is a warehouse distribution facility with areas for traditional offices and associated truck loading. The property also includes a storage area for trailers that arrive on site. The topography of the site relatively steep, with large existing stockpiles creating unique earthwork challenges. The project site proposed grades are as flat as required to accommodate truck maneuvering and access which requires the use of retaining walls. To minimize disturbance to surrounding areas and to maximize use of the property, a retaining wall over six feet in height will be required along 9th Avenue South. 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. b. “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 steep slopes of the site and stockpiles leftover from a previous owner. To provide a functional site layout for truck storage and maneuvering, retaining walls over six feet in height will be required. This is consistent with rights and privileges permitted to other properties in the vicinity and zone in which the subject property is located. c. “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 subject 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 designed specifically for the proposed conditions. d. “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 existing 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, Benjamin H. Eldridge, P.E. Senior Project Engineer enc: As Noted cc: Scott Hougham, KGIP James Carleton, Nelson Ben Eldridge, Barghausen Consulting Engineers, Inc. Daniel Casey, Barghausen Consulting Engineers, Inc.