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Project Narrative-06-08-2020-V1 PROJECT APPROVAL CRITERIA RESPONSE NARRATIVE PROCESS III 7-Eleven Convenience Store with Gas 35600 Pacific Highway South Federal Way, Washington 98003 Narrative Prepared by Barghausen Consulting Engineers, Inc. May 2020 Overview The project is seeking a Process III Project Approval to allow for the development of a new convenience store and fueling station. The project calls for the demolition of the existing buildings and structures onsite and the redevelopment of the consolidated parcels with a new retail complex featuring:  Convenience Store (± 4,088 SF)  Fuel Canopy (± 3,096 SF) with six (6) multi-product dispensers (MPDs), creating twelve (12) vehicle fueling positions (VFPs) The project will also feature the installation of two (2) new underground storage tanks (USTs). Additional site improvements will include 21 parking spaces (1 accessible) located adjacent to the convenience store, a new trash enclosure, asphalt paving, exterior lighting fixtures, signage for each structure, and perimeter and interior landscaping. The project proposes to retain the location of the existing driveways. Project Location The project site is located at the southeast corner of the intersection of Pacific Highway South and South 356th Street in the City of Federal Way, Washington, consisting of three (3) adjacent parcels at 35600, 35620 and 35650 Pacific Highway (APNs: 292104-9099, 292104-9052 and 292104-9106). The total project area is approximately 94,279 square feet (± 2.16 acres). The project area is approximately 57,900 square feet (1.33 acres) with consideration of the wetland buffer that is retained along the east side of the subject property. Both parcels are currently zoned Commercial Enterprise (CE) and designated for commercial development under the current City of Federal Way Comprehensive Plan (2015); the site is not subject to overlay zoning restrictions. Environmental Wetland delineations completed in 2017 and 2018 identified a Category II wetland (Wetland A) located on the adjacent parcel to the east. The City Code requires a standard 165-foot buffer from the edge of the wetland buffer that encroaches onto the project site. However, the project site currently includes a gravel road that encroaches within the wetland buffer. In accordance with the City’s Pre-Application Conference Response Narrative -2- May 2020 Summary dated November 26, 2019, the project will establish the existing gravel edge as the “permanently altered buffer” for the Category II wetland for the purposes of increasing the usable area for redevelopment on the lot. All existing vegetation including significant trees located outside of the permanently altered buffer will be retained on-site in the current condition. In addition to Wetland A, previously completed wetland delineations identify a Category III wetland (Wetland X) located to the south of the project site. The City Code requires a 60-foot side standard buffer. A small portion of the buffer encroaches onto the project site. The project does not propose any encroachments or alterations to the standard wetland buffer. Purpose of Request: Process III - Project Approval Pursuant to Federal Way Zoning and Development Code, the following information is considered for approval of a Design Review: 1. It is consistent with the comprehensive plan. Response: The City of Federal Way General Plan (2015) designates the project site as Commercial Enterprise and uses include established commercial areas with off-street parking and service establishments. The uses included in the Commercial Enterprise designation are consistent with the convenience store and fuel station, which will operate as a retail and service establishment. 2. It is consistent with all applicable provisions of this title. Response: The development will comply with all applicable provisions of the Federal Way Zoning and Development Code, as outlined in the following table: Development Standard Requirement Response Setbacks Front setback: 5 feet Side setback: 5 feet Side setback along residential zones: 20 feet Rear setback: 5 feet Front Setback provided: Site Plan exceeds minimum. Side Setback provided: Site Plan exceeds minimum. Rear setback provided: Site Plan exceeds minimum. Maximum Height 40 feet Convenience store height is approximately 19 feet. Parking 1 parking space / 300 SF GFA = 14 parking spaces required. 21 parking spaces provided Landscaping 5-foot wide Type III landscaping required along public ROWs and access easements. A minimum 5-foot wide Type III landscaping is provided along Pacific Hwy S and S 356th St. frontages. 5-foot wide Type III landscaping is provided along Response Narrative -3- May 2020 5-foot wide Type III landscaping required along non-residential property lines. 20 SF Type VI landscaping per parking stall = 420 SF based on 21 parking spaces Landscape islands must be provided at the ends of parking rows. the south interior property line The east interior property line will remain undisturbed wetland area. Approximately 455 SF of Type VI landscaping provided for the parking lot interior. Landscape islands are provided at the end of each parking row. 3. It is consistent with the public health, safety, and welfare. Response: The project is designed to comply with all local, state, and federal permitting and operational regulations. The project is located within an area that is already developed, and does not interfere with the existing use or future improvements of neighboring properties. A trained employee will be present during all operational hours to assist customers, fuel deliveries, and implement safety and emergency procedures, if necessary. 4. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal.' Response: The streets and utilities in the area are adequate to serve the project. The subject property is currently served by adequate utilities and access to the right-of -way. Availability letters from Lakehaven Water and Sewer District are enclosed with this application. 5. The proposed access to the subject property is at the optimal location and configuration. Response: The project proposes to retain the location of existing driveways providing access to the site. Site access will continue to be provided along Pacific Highway South and S.W. 356th Street. 6. Traffic safety impacts for all modes of transportation, both on and off site, are adequately mitigated. Response: A Traffic Concurrency Review Application and SEPA Checklist is submitted for review. The project will be subject to payment of the City's standard traffic impact fees. A delineated pedestrian pathway is proposed to the convenience store from S.W. 356th Street. A bicycle rack is included in front of the convenience store. The project is not expected to impact public transportation. No other measures are proposed or required at this time. 7. It is consistent with the site design standards set forth for all zoning districts in FWRC 19.115.050. Response: Yes, it is consistent with the referenced design standards. General Criteria (a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. Response Narrative -4- May 2020 Response: The project will not adversely impact any significant views of the surrounding area. The subject property is currently developed and all vegetation outside the permanently altered wetland buffer area noted on the enclosed Site Plan will be retained. The project will meet the City's tree retention requirements by maintaining a tree density of 20 tree units per acre in accordance with FWRC 19.120.130. (b) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables, and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. Response: The project will incorporate perimeter landscaping along the perimeter of the lot to soften the appearance of the fueling service and drive-through areas along the street frontage. Transparent glass will be incorporated along the front façade of the convenience store. An 8-foot wide pedestrian walkway will be incorporated along the convenience store front façade that will provide pedestrian access to the public sidewalks along S.W. 356th Street. This walkway will also include a bicycle rack in front of the convenience store. Wall sconce exterior lighting is provided to illuminate the walkway in front of the convenience store. (c) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. Response: The building entrance will be oriented to face the intersection of S.W. 356th Street and Pacific Highway South. The pedestrian walkways will be accessible from the public right-of -way and will connect the public sidewalks to the convenience store entrance. All pedestrian areas and amenities including the building entrance will be clearly visible from the public right-of -way. (d) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. Response: The use of colors on the building works well as a neutral palette, while maintaining the 7-11 brand standard. The brick shape and running bond pattern are repeated with variation in the chosen materials. All the textures are intended to be true to form as brick and cast stone to partner with the neutral tones. (e) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple-family residential development. Avoid barriers, such as tall or overgrown landscaping or outbuildings, where they make it difficult to observe activity. Response: The convenience store entrance will be clearly visible from the intersection of S.W. 356th Street and Pacific Highway South. The customer entrance will incorporate transparent glass windows along the front façade of the building. All pedestrian areas and amenities including walkways will be clearly visible from the public right-of-way. Exterior lighting will be incorporated throughout the vehicular areas to help maintain visibility during the evening hours. (f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by security hardware such as locks, chains, and alarms. Where appropriate, Response Narrative -5- May 2020 utilize security guards. All of these methods result in increased effort to commit a crime and, therefore, reduce the potential for it to happen. Response: The customer entrance will consist of doorways that lock and connect to an alarm system during all nonbusiness hours. An alarm system will also be installed to monitor the emergency exit doors during all hours of operation. (g) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good maintenance, and landscaping are some physical ways to express ownership. Identifying intruders is much easier in a well-defined space. An area that looks protected gives the impression that greater effort is required to commit a crime. A cared-for environment can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characteristics. Response: All proposed landscaping will be connected to an irrigation system in order to help maintain healthy trees and shrubs on site. Employees will have responsibility for maintaining a clean site with paved areas that are free of debris and obstructions. (2) Surface parking lots (a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125 FWRC. Response: A Preliminary Landscape Plan has been included as part of this submittal. The site landscaping has been designed to comply with the City's minimum landscape standards per FWRC 19.125. The project includes Type III landscaping along all property lines, including both street frontages. Interior landscaping is incorporated at both ends of the parking rows and around the exterior of the building and trash enclosure. (b) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional signage. Response: The project will not provide any dead end aisles that would require additional turning movements. The vehicular aisle will be striped to direct vehicles through the site. (c) Driveways shall be located to be visible from the right-of -way but not impede pedestrian circulation on-site or to adjoining properties. Driveways should be shared with adjacent properties to minimize the number of driveways and curb cuts. Response: The project will provide two (2) on-site driveways consisting of one right- in/right-out driveway onto Pacific Highway South and one full access driveway onto S.W. 356th Street. All driveways will be clearly visible from the right-of -way and will not impede pedestrian circulation. (d) Multi-tenant developments with large surface parking lots adjacent to a right-of-way are encouraged to incorporate retail pads against the right-of-way to help break up the large areas of pavement. Response: The project does not propose multi-tenant development. (e) See FWRC 19.115.090 for supplemental guidelines. Response: See below for responses to district guidelines. Response Narrative -6- May 2020 (3) Parking structures (includes parking floors located within commercial buildings) (a) The bulk (or mass) of a parking structure as seen from the right-of-way should be minimized by placing its short dimension along the street edge. The parking structure should include active uses such as retail, offices or other commercial uses at the ground level and/or along the street frontage. Response: Not applicable. The project does not propose any parking structures. (b) Parking structures which are part of new development shall be architecturally consistent with exterior architectural elements of the primary structure, including rooflines, facade design, and finish materials. Response: Not applicable. The project does not propose any parking structures. (c) Parking structures should incorporate methods of articulation and accessory elements, pursuant to FWRC 19.115.060(3)(b), on facades located above ground level. Response: Not applicable. The project does not propose any parking structures. (d) Buildings built over parking should not appear to "float" over the parking area, but should be linked with ground level uses or screening. Parking at grade under a building is discouraged unless the parking area is completely enclosed within the building or wholly screened with walls and/or landscaped berms. Response: Not applicable. The project does not propose any parking structures. Top deck lighting on multi-level parking structures shall be architecturally integrated with the building, and screened to control impacts to off-site uses. Exposed fluorescent light fixtures are not permitted. Response: Not applicable. The project does not propose any parking structures. (e) Parking structures and vehicle entrances should be designed to minimize views into the garage interior from surrounding streets. Methods to help minimize such views may include, but are not limited to, landscaping, planters, and decorative grilles and screens. Response: Not applicable. The project does not propose any parking structures. (f) Security grilles for parking structures shall be architecturally consistent with and integrated with the overall design. Chain-link fencing is not permitted for garage security fencing. Response: Not applicable. The project does not propose any parking structures. (g) See FWRC 19.115.090(3)(d) for supplemental guidelines. Response: See below for responses to district guidelines. (4) Pedestrian circulation and public places. (a) Primary entrances to buildings, except for zero lot line townhouse development and attached dwelling units oriented around an internal courtyard, should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights-of-way and bus Response Narrative -7- May 2020 stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. Response: The building entrance will be oriented to face the intersection of S.W. 356th Street and Pacific Highway South. This location will allow the entrance to be clearly visible from the both street frontages. Pedestrian pathways will also be clearly recognizable in order to allow pedestrians to access the store entrance from the rights-of- way. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. Response: The pedestrian pathway that crosses vehicle drive aisles will feature stamped concrete. (c) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights-of-way. Response: The project will provide a pedestrian pathway that connects the store entrance to S.W 356th Street. Pedestrians will be able to access surrounding properties by utilizing the on-site pedestrian pathway that connect to the public sidewalks. A pedestrian pathway providing direct access to Pacific Highway South is not proposed at this time due to significant grades exceeding 10 percent from the convenience store to the right-of -way. Pedestrian access to Pacific Highway is provided indirectly by utilizing the public sidewalks along S.W. 356th Street. (d) Bicycle racks should be provided for all commercial developments. Response: The convenience store will provide a bicycle rack near the front of the store entrance. Please refer to the enclosed Site Plan for location. (e) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. Response: The project will include a trash receptacle and bicycle rack near the front entry of the convenience store. Exterior lighting will be provided throughout the site to provide adequate lighting across the exterior of the building, vehicle drive and service areas, and pedestrian pathways. (f) See FWRC 19.115.090 for supplemental guidelines. Response: See below for responses to district guidelines. (5) Landscaping: Refer to Chapter 19.125 FWRC for specific landscaping requirements and for definitions of landscaping types referenced throughout this chapter. Response: A Preliminary Landscape Plan has been included as part of this submittal. The site landscaping has been designed to comply with the City's minimum landscape standards per FWRC 19.125. The project includes Type III landscaping along both street frontages. Landscaping is also provided at the ends of the proposed parking rows. The City requires Response Narrative -8- May 2020 20 square feet of landscaping per parking space, resulting in an overall requirement of 420 square feet of interior landscaping for the 21 proposed parking spaces. The Preliminary Landscape Plan depicts over 455 square feet of interior landscaping for the site, which exceeds the City's minimum requirements per FWRC 19.125. (6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040 for requirements related to garbage and recycling receptacles, placement and screening. (a) Commercial services relating to loading, storage, trash and recycling should be located in such a manner as to optimize public circulation and minimize visibility into such facilities. Service yards shall comply with the following: (i) Service yards and loading areas shall be designed and located for easy access by service vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for adjacent property owners. (ii) Trash and recycling receptacles shall include covers to prevent odor and wind- blown litter. (iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. (iv) Chain-link fencing shall not be used where visible from public streets, on-site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Response: The project will comply with the above criteria for commercial service areas. The trash enclosure will be angled in such a way to allow service vehicles to collect trash while not impeding on-site vehicle circulation along the primary drive aisle. The trash enclosure walls will be designed to effectively screen the garbage dumpsters from the right-of -way with materials and colors that are architecturally consistent with the convenience store. The on-site trash receptacle will provide a cover to prevent odor and wind-blown litter. The project does not propose any chain-link fencing. (b) Site utilities shall comply with the following: (i) Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room. (ii) Site utilities including transformers, fire standpipes and engineered retention ponds (except biofiltration swales) should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. Response: The convenience store will include an interior equipment room, and site utilities will not be a dominant element of the front landscape area. (7) Miscellaneous site elements. (a) Lighting shall comply with the following: Response Narrative -9- May 2020 (i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3). (ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off-site glare. (iii) Lighting standards shall not reduce the amount of landscaping required for the project by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping. Response: Please refer to the enclosed Lighting Plan for details on exterior lighting. (b) Drive-through facilities, such as banks, cleaners, fast food, drug stores and service stations, etc., shall comply with the following: (i) Drive-through windows and stacking lanes are not encouraged along facades of buildings that face a right-of-way. If they are permitted in such a location, then they shall be visually screened from such street by Type III landscaping and/or architectural element, or combination thereof; provided, such elements reflect the primary building and provide appropriate screening. (ii) The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestrian areas by Type III landscaping and/or architectural element, or combination thereof; provided, such elements reflect the primary building and provide appropriate separation. Painted lanes are not sufficient. (iii) Drive-through speakers shall not be audible off-site. (iv) A bypass/escape lane is recommended for all drive-through facilities. (v) See FWRC 19.115.090(4) for supplemental guidelines. Response: The project meets all of the above criteria for drive-through facilities. Type III landscaping is provided along the perimeter of the property to visually screen the fueling facility from the street. The fueling facility provides 12 fueling positions that will be covered by the fueling canopy and will physically separate the use from the pedestrian and parking areas on the site. Adequate space will be provided between fueling islands to allow vehicles to bypass and exit the facility. No drive-through speakers will be utilized. FWRC 19.115.060 Building Design – All zoning districts Provide a written response that specifies how your project meets the following criteria: (1) General Criteria (a) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" or "step down" hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. Response Narrative -10- May 2020 (c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls. Response: No sight or visual impacts to natural topography or public viewpoints are identified for the project. The retaining wall along the south property line will feature design that is aesthetically compatible with the rest of the site. (2) Building facade modulation and screening options, defined. Except for zero lot line townhouse development and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case-by-case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and city center frame. (a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off-set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. (b) Landscape screening. Eight-foot-wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width requirement of this section. (c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. (d) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Response: The building design utilizes façade modulation with a depth of 24-inches provided for the length of 15 feet along the northwest elevation of the convenience store building visible to both rights-of -way. Additionally, canopies are incorporated along the same elevation stretching across approximately 54 percent of the length of the façade. The north and south facades of the convenience store building are less than 60 feet in length and are not subject to this requirement. (3) Building articulation and scale. (a) Except for zero lot line townhouse development and attached dwelling units, building facades visible from rights-of-way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (3)(b) of this section. Response Narrative -11- May 2020 (b) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWRC19.125.040(21) and subsection (3)(a) of this section: (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; (v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. Response: The building design proposed to satisfy this criteria by providing indentations, reveals, and material and textural changes including the use of brick. Please refer to the enclosed Exterior Elevations and Color & Materials Board for further details. (c) See FWRC 19.115.090(3) for supplemental guidelines. Response: See below for responses to district guidelines. FWRC 19.115.070 Building and pedestrian orientation – All zoning districts Provide a written response that specifies how your project meets the following criteria: (1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and attached dwelling units. (a) Buildings should generally be oriented to rights-of-way, as more particularly described in FWRC 19.115.090. Features such as entries, lobbies, and display windows should be oriented to the right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented facade. (b) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. (c) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building, if applicable. Response Narrative -12- May 2020 (d) Multiple buildings on the same site should incorporate public spaces (formal or informal). These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus-like development. Response: The building entrance will be oriented to face both street frontages. The street facing façades will feature canopies and windows that are clearly visible from the right-of - way. A pedestrian pathway will connect the entrance to S.W 356th Street. The project does not include development of multiple buildings. FWRC 19.115.090 District guidelines Provide a written response that specifies how your project meets the following criteria: (2) Office park (OP), corporate park (CP), and commercial enterprise (CE). (a) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right- of-way maximizes pedestrian access and circulation pursuant to 19.115.050(4). Response: Surface parking will be provided between the building and the right-of-way. The project will maximize pedestrian circulation by providing a pedestrian walkway that directly links the entrance of the convenience store with the public right-of -way along S.W. 356th Street. The pedestrian walkways will be delineated with stamped concrete for the portion that crosses into vehicular drive aisles. The 8-foot-wide pedestrian walkway that extends across the front façade of the building will include a bicycle rack for customer use serving up to 5 bicycles at a time. (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way. Response: The location of the building entrance to the convenience store is clearly recognizable from both street frontages. (c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. Response: The building entrance is architecturally emphasized by the use of signage, transparent glass, and canopy overhang. Please refer to the enclosed exterior elevations and color and materials board for a visual representation of the building entrance along the front elevation. (d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context-sensitive amount and combination, considering the scale of the retail uses(s) and entrances(s) to the overall building or development, and the proximity and accessibility from the building to other existing plaza or streetscape features. Response: A bicycle rack and trash receptacle will be located adjacent to the building entrance. These features are accessible from an 8-foot-wide exterior walkway along the front elevation of the building. No additional streetscape or plaza amenities are proposed for this site considering the vehicle oriented nature of the proposed fueling facility that is not conducive for pedestrian gathering. Response Narrative -13- May 2020 (e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. Response: The project does not include any ground-level mirrored or reflective glass located adjacent to the public right-of -way. (f) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not screened by Type I landscaping as defined in Chapter 19.125 FWRC, shall utilize vinyl-coated mesh, powder coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. Response: Not applicable. The project will not utilize chain-link fencing. Conclusion: The responses above and application materials demonstrate that this project meets the submittal criteria for a Process III Project Approval in order for the City to deem this application complete and initiate review of this project.