Exhibit I Design DecisionCITY OF Department of Community Development
Federal Way33325 8'^Avenue South
Federal Way,WA 98003-6325
253-835-2607
www.cityoffederalway.com
Jim Ferrell,Mayor
Mr.Alan Keimig May 28,2020
The Keimig Associates
307 D Street SE
Auburn,WA 98002
ackeimig(a,msn.com
Re: File#19-102839-00-UP;DESIGN DECISION
Christ's Church Ministry Center,941 South Dash Point Road,Federal Way
Dear Mr.Keimig.
This design decision is issued for the above-referenced project pursuant to Federal Way Revised Code(FWRC) 19.65,
Project Approval,"and FWRC 19.115,"Community Design Guidelines."The proposed action is for construction
of a new two-story(32,478 square foot)Church Ministry Center building and associated parking lot improvements,
landscaping,and storm drainage improvements.The subject property is approximately 3.7 acres and is zoned
Single-Family Residential(RS)9.6.Churches are a permitted use in the RS zoning district,subject to FWRC
19.200.050,and subject to a Hearing Examiner Process IV public hearing and decision.
DESIGN APPROVAL ISSUANCE AND EFFECT
The Community Design Guidelines components of the project are hereby conditionally approved pursuant to
decision criteria set forth in FWRC 19.115.This decision is also based,in part,on the conclusions drawn from the
Statement of Facts issued by the Planning Division(Exhibit A)and Preliminary Site Plan Sheet A1.1;Preliminary
Building Elevations Pages A3.1 and A3.2(revised February 1,2020,by the Keimig Associates);and Preliminary
Landscape Plans Pages L1 and L2(revised February 10,2020,by BDG,Exhibit B).
This decision does not take effect unless and until the Hearing Examiner issues Process IV decision on the
proposal,and it does not authorize the applicant to conduct any development activities on the site.
CONDITION OF APPROVAL
1. Prior to approval of construction plans,the landscape plan shall be revised to upgrade the perimeter
landscaping along the southerly property line adjacent to the existing single-family residential zone to a Type I
landscape buffer.This entails adding approximately 8—10 more trees than currently shown on the preliminary
landscape plan.For a Type I landscape buffer,trees shall be plated at approximately 10—15 feet on center.
STATE ENVIRONMENTAL POLICY ACT THRESHOLD DETERMINATION
Pursuant to Washington Administrative Code 197-11-355,the city's Responsible Official issued an Optional
Determination of Nonsignificance(DNS)and Notice of Application on June 25,2019.A final DNS was issued by
the city on September 13,2019.No SEPA appeals were filed.The Department of Community Development
issued a SEPA Addendum for the proposed action on May 27,2020.
PAGE
Mr.Alan Keimig
Page 2 of 2
May 28,2020
PROCEDURAL INFORMATION
Building Permit&Engineering Requirements
This Administrative Design Decision does not constitute a building permit,or authorize clearing/grading activities.
The applicant shall obtain Process IV Hearing Examiner Review approval,building permits,and engineering
review for construction activities from the Community Development and Public Works Departments.
Requestsfor Change of Valuation
Any affected property owners may request a change in valuation for property tax purposes,not withstanding any
program of revaluation.
Approval Duration
Unless modified or appealed,this site plan approval is valid for five years from the date of issuance of the decision.
Time extensions to the decision may be requested prior to the lapse of approval following the provisions listed in
FWRC 19.15.110.
Appealr
The effective date of issuance is three calendar days following the date of this letter,or May 31,2020.Pursuant to
FWRC 19.65.120,this design decision may be appealed by any person who submitted written comments,or any
person who has specifically requested a copy of the decision.Any appeal must be in the form of a letter delivered
to the Community Development Department with the established fee and within 14 days after the effective date of
issuance of this decision,or June 15,2020.The appeal letter must contain a clear reference to the matter being
appealed and a statement of the factual findings and conclusion of the director disputed by the person filing the
appeal.Any appeal of this decision will be heard by the Federal Way Hearing Examiner concurrently with the
Process IV hearing associated with the application.
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes,policies,and standards
relating to this development.Information used in preparing the design decision such as drawings,specifications,
and details are available upon request to the city staff in the Department of Community Development(33325 8'h
Avenue South,Federal Way,WA 98003).Copies of specific information may also be obtained by submitting a
records request to the City Clerk at the above-referenced address or via the city website at
http://www.cityoffederalway.com/page/search-public-records.If you have any questions regarding this decision,
please contact Senior Planner Jim Harris at jim.harris@cityoffederalway.com.
Sincerely,
for
Brian Davis
Director of Community Development
enc Exhibit A:Statement of Facts
Exhibit B:Preliminary Site Plan Sheet A-1.1;Preliminary Building Elevations Pages A3.1 and A3.2(revised February 18,2020,by the
Keimig Associates);and Preliminary Landscape Plans Pages Ll and L2,by BDG,revised February 10,2020.(Plans are
not sent to parties on the copy list Plans are available for public review by request to jim.harrisna,dtyoffederalway.com,
or by written request to the Community Development Department.)
c Jim Harris,Senior Planner
Ann Dower,Senior Engineering Plans Reviewer
Neil Eugenio,neiLe@comcast.net
pp T
19-102839-UP PAGE 2 F 7
CITY OF
Federal Way
EXHIBIT A
STATEMENT OF FACTS
Federal Way Revised Code Chapter 19.115, "Community Design Guidelines"
Christ's Church Ministry Center Expansion, File 19-102839-UP
The Planning Division hereby presents the following statement of facts to the Director of Community
Development pursuant to content requirements of the Community Design Guidelines decision as set forth
in Federal Way Revised Code(FWRC) 19.70.010 and 19.65.100(4).
This church expansion proposal is subject to FWRC 19.115.030,which states;"Subject applications for
remodeling or expansion of existing developments shall meet only those provisions of this chapter that are
determined by the director to be reasonably related and applicable to the area of expansion or remodeling."
1. Proposal—The applicant,The Keimig Associates on Behalf of Christ's Church,has proposed
construction of a two-story,32,478 square foot church ministry building.The subject property is
presently developed with two church buildings totaling approximately 25,900 square feet,plus three
other small buildings totaling approximately 10,700 square feet.This proposal includes construction
of a new 32,478 square foot ministry center building;upgrading and paving the existing gravel
parking area;and removing and stormwater improvements.The proposal also includes removing and
demolishing three existing buildings on-site which total approximately 10,700 square feet.The
subject property is 3.7 acres.The church shares access to Dash Point Road and shares off-site
parking with the adjacent Sacajawea Middle School.
2. Requested Decision—The applicant submitted a complete Process IV Hearing Examiner Master
Land Use Application(MLUA)on June 25,2019.Prior to the Hearing Examiner's Process IV
decision,the Director of Community Development shall issue a design decision pursuant to FWRC
19.65.100(2)(b).
3. Crime Prevention Through Environmental Design(CPTED)—The applicant submitted a CPTED
checklist as a component of the Process IV MLUA.Staff finds the applicant has met the intent of
CPTED and provides measures that include,but are not limited to:use of security cameras;site and
building layout;landscaping;lighting;and entrance visibility.
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4. Site Design—Pursuant to FWRC 19.115.050,project designers shall strive for overall design
continuity by using similar elements throughout the project and addressing the following items:(a)
pedestrian areas,amenities,and circulation;(b)surface parking lot;(c)garbage and recycling
receptacles,placement,and screening;and(d)lighting. Staff finds the applicant has met the intent of
the chapter's site design standards and analysis of each item is provided below:
a. Pedestrian Areas,Amenities, and Circulation—The proposed ministry building will abut an
existing pedestrian plaza area located between the proposed new ministry building and the
existing church building.This plaza will be adjacent to and accessible to both buildings.The
plaza has landscaping and an approximately 1,000 square foot outdoor gathering area at the
northeast corner of the proposed building.
The proposed ministry building is not adjacent to the public right-of-way.However,the existing
church building is adjacent to the right-of-way and there is an existing pedestrian connection to
the public sidewalk.
A pedestrian walkway is proposed between the new ministry building and the improved parking lot.
b. Surface Parking Lot—Access to the parking areas is existing and will only be modified and
upgraded with paving and drainage.Vehicular loop access is provided inside the parking area.
Internal lot landscaping will be provided within landscape islands at a ratio of a minimum 22
square feet per stall.
c. Garbage and Recycling Receptacles—The garbage and recycling enclosure is proposed to be
screened with an enclosure architecturally consistent with the building,and be screened by trees,
shrubs,and groundcover abutting the enclosure. Final landscape plan review and enclosure
review will occur with the building permit application.
d. Lighting—The CPTED checklist submitted with the application identifies an exterior lighting
plan will be prepared for the site.
5. Building Design—Both the south and east façades are longer than 60 feet as proposed and will be
visible from a single-family residential zone,and therefore,these two facades are subject to facade
treatment and articulation requirements pursuant to FWRC 19.115.060(2).Staff finds,as conditioned,
the applicant has met the intent of the chapter's building design standards and analysis of each item as
provided below:
a. Façade Modulation and Screening Options—The applicant has utilized all four modulation and
screening options on various elevations.FWRC 19.115.060(2)allows flexibility when applying
dimensional standards of the façade modulation and screening options if more than two of the
options are incorporated in the project design. Staff provides analysis for each elevation as follows:
i. North Elevation—Due to the proposed ministry building being located behind the existing
buildings,only the top portion of this façade may be visible from a public right-of-way;
therefore,this guideline does not apply to the north facade.
ii. West Elevation—Due to the proposed ministry building being located behind existing
buildings,only the top portion of this façade may be visible from a public right-of-way;
therefore,this guideline does not apply to the north façade.
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iii. South Elevation—The south elevation is approximately 90 feet in length and is visible from a
single-family residential zone.Keimig Associates provided a May 13,2020,email memo
received by the city on May 19,2020)describing the proposed facade modulation and
screening for the south facades,and summarized as follows:(I)vertical modulation,at a
distance of approximately 78 feet,is provided on two surfaces(the vertical planes are separated
by a metal shed roof covering a portion of the elevation);(2)Type III foundation landscaping in
a strip less than eight feet wide is proposed along approximately half the south facade;and(3)
an enclosed canopy is proposed along approximately 15 percent of the south facade.
iv. East Elevation—The east elevation is approximately 170 feet in length and is visible from a
single-family residential zone.Keimig Associates provided a May 13,2020,email memo
received by the city on May 19,2020)describing the proposed facade modulation and
screening for the east facade and summarized as follows:(1)horizontal modulation in several
steps is proposed to give visible separation,and also includes a sloping roofline horizontal
modulation;(2)foundation landscaping approximately five feet in width is proposed along
approximately 40 percent of the east facade;(3)a small metal canopy covers an office
entrance;and(4)a generous approximately 660 square foot pedestrian plaza with landscaping
and benches is located at the north corner of the east facade.
City staff finds that several elements of the facade modulation and screening standards have been
proposed along the south and east facades;however,the proposed vertical modulation
dimensions;proposed facade landscape width and type;and proposed canopy percentage;all do
not meet the recommended dimensional and percentage guidelines outlined in FWRC
19.115.060(2).Therefore,city staff finds a condition of approval is warranted due to these facades
not fully meeting the dimensional guidelines,and due to the adjacent single-family zone and uses.
This condition requires upgrading the perimeter landscaping along the southerly property line
adjacent to the existing single-family residential zone to a Type I landscape buffer.This will
entail adding approximately 8— 10 more trees than currently shown on the preliminary landscape
plan.For a Type I landscape buffer,trees shall be plated at approximately 10— 15 feet on center.
b. Building Articulation and Scale—This section(FWRC 19.115.060[3])pertaining to building
articulation and scale has been met as discussed in the following narrative by the applicant in a
May 20,2020,email:
i. East Elevation—There are multiple window openings at the office area,and windows placed
higher at the gymnasium for impact aversion.The windows are clear glazing with two-inch
clear anodized aluminum frames. The larger wall to the south end at the gymnasium will be
softened with foundation landscaping to obscure the lower portion of the wall.Architectural
features,like an oversized metal coping at the top of the parapet wall,metal canopies,and
permanent horizontal and vertical reveals,break up the larger portions of wall areas.At the
north end of the east elevation,a vertical portion of the wall is accentuated with a CMU veneer
with a sloping parapet roofline.The CMU will be of a varied color from the body of the
building with horizontal CMU banding.At the north end of the east elevation lies an open plaza
bordered on two sides with foundation landscaping.The plaza is approximately 660 square feet.
ii. South Elevation—Although there are minimal openings on the south elevation,the window
frames align with horizontal and vertical reveals,using the same techniques as the other
elevations.Metal roofing materials at two different vertical modulations give accent to color
and texture in comparison to the adjacent wall surfaces.Foundation landscaping adorns the
entire length of the south elevation,softening the wall's height.
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6. Building and Pedestrian Orientation—The proposed new building is not adjacent to or visible from
the right-of-way.The main building entrance is oriented to the existing pedestrian plaza,and a
secondary entrance is highlighted and identified by a canopy.All facades incorporate glazing as
appropriate for the proposed building use.Staff finds the applicant has met the intent of building and
pedestrian orientation pursuant to FWRC 19.115.070.
7. Institutional Uses—Pursuant to FWRC 19.115.100,institutional uses are required to implement
specific zoning district guidelines and specific institutional use guidelines.
Institutional uses are subject to guidelines in FWRC 19.115.100(3)-(5)regarding 120-foot
maximum façade length,roofline design,and organization and shape of building structure elements.
City staff finds the proposed building meets these guidelines in FWRC 19.115.100(3)-(5)by
incorporating major structural modulation for the east façade at approximately 70 feet and 78
feet,which meets the intent of the section.The east façade roofline has five different stepped
horizontal planes,architectural parapets;small cornices;canopies and fascia's;and two small
pitched roof sections.Overall the varied rooflines minimize uninterrupted horizontal planes and
in addition with other design elements results in architectural appeal.
In addition,institutional uses are subject to applicable guidelines in FWRC 19.115.090(lxa),(b),
e),(1),(h),and(i). Staff finds the applicant has met the intent of specific district guidelines and
provides italicized staff analysis following each provision:
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 FWRC 19.115.050(4).
Staff Response: The existing and proposed parking is mainly located behind or
beside existing and proposed church buildings.A portion of existing parking area
is located adjacent to the public right-of-way;however, this parking area is not
being modified as part of this proposal and is not required to be modified to meet
design guidelines. This guideline is met.
b. Entrance facades shall front on,face,or be clearly recognizable from the right-of-way;and
shall incorporate windows and other methods of articulation.
Staff Response: This guideline is not applicable as the proposed building is located
behind two existing church buildings on site that will remain.
e. Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
Staff Response: The applicant does not propose ground-level mirrored or reflective
glass, and the building is not proposed adjacent to the 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 by 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.
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Staff Response: The applicant does not propose chain-linkfencing.
h. Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
Staff Response:As shown on the site plan,parking stall rows contain 10 or fewer
adjacent stalls between planting areas.
i. Pedestrian walkways(minimum six feet wide)shall be provided between the interior of the
project and the public sidewalk.
Staff Response: There is an existing paved walkway existingfrom the main church
building entrance to the public sidewalk along Dash Point Road. The proposed
ministry building will be located behind two existing buildings and not directly
adjacent to the public right of-way.Pedestrian walkways are existing or will be
constructed between all the church buildings at the site. This guideline is met.
8. Decisional Criteria—The proposal is consistent with applicable Community Design Guideline
decision criteria set forth in FWRC 19.65.100(2Xb).As shown in analysis above,the proposal is
consistent with site design standards set forth for institutional uses in FWRC 19.115.100,and meets
all applicable design guidelines for church use in a single-family residential zone in FWRC 19.115.
Final construction drawings will be reviewed for compliance with specific regulations,conditions of
approval,and other applicable city requirements considered in the upcoming Process IV Hearing
Examiner decision.These findings shall not waive compliance with future City of Federal Way codes,
policies,and standards relating to this development.
Prepared by: Senior Planner Jim Harris Date:May 26,2020
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Christ's Church Ministry Center Expansion F"t U lac.I.D- 80490
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