HomeMy WebLinkAbout21-104847_Narrative Design Guidelines_11-16-2021_v1
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Redondo Heights Site C (Frontage)
Land Use Application
Design Guideline Applicant Response Summary
KC Parcels 720480-0188 and 720480-0190
Federal Way Revised Code Applicant response analysis
Below is a summary to demonstrate the proposed project will comply with applicable design
guidelines per Federal Way Revised Codes (FWRC) 19.115 Community Design Guidelines
FWRC 19.115.010 Purpose.
(2) Implement crime prevention through environmental design (CPTED) principles by:
(i) Natural surveillance.
Applicant response:
The half of proposed units face a central courtyard, the rest of the residential units
facing different all public areas. Perimeter landscape buffers are provided to help
discourage public use of a private development. Ample windows, several stories of
proposed building height, and a shared development strategy with the existing Silver
Shadows site will allow for natural surveillance, controlled site access, increased privacy,
heightened security, and a sense of resident ownership that will limit potential for
vandalism.
(ii) Access control.
Applicant response:
The Main vehicular access to the site, the existing Silver Shadows site and the 5-acre
130-unit site is limited to a curb cut located off Highway 99. A new
leasing/management office building across from the existing Silver Shadows amenity
building will be located at the main site entry, providing services to the current and
prospective tenants and allowing for surveillance. A secondary entry is provided at the
south end for limited surface parking for the tenant and food bank patrons, and
emergency vehicle access through the site. The courtyard is secured and for the tenants
use only. A series of connected walkways is provided throughout the site to create a
network that links this site and the existing Silver Shadows site also the proposed 5 acre
development site and what will become a common outdoor amenity area. All access
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into the residential buildings will be secured, and visible from view from the office,
parking area and driveway, including the below grade garage.
(iii) Ownership.
Applicant response:
The lobby of the residential building is for the tenants of this building only. The office
building will serve the entire development and staffed during business hours. The food
bank is managed by the ownership and will serve the tenants of this development and
neighboring families in need. The public plaza at SW provide a space for community
interaction and a sense of belonging and ownership. This will encourage residents to
foster relationships with their neighbors, and provide eyes and ears on the site to
discourage any attempts to vandalize property or to heighten security.
FWRC 19.115.040 Security program.
(1) Develop written security policies and an emergency management plan, including
evacuation procedures.
Applicant response:
Life safety plans and signage will be provided throughout the buildings and site to
allow for safe and legible means for entering and existing. Ownership will provide
security policies and emergency management plan. The design team will provide a
detailed lighting plan to clarify general site, parking, and building lighting to minimize
dark zones after hours.
(2) Provide illumination in all areas of the building, including parking facilities and
entryways to buildings, according to requirements of the Illuminating Engineering
Society (IES) Lighting Handbook.
Applicant response:
Applicant response:
Illumination will be provided in all areas of the site, including at building entries,
within the parking lot, pedestrian walkways, and shared outdoor common areas that
need to be accessible throughout the day.
(3) Ensure that the lobby and the area immediately outside its doors are free of
places of concealment for persons.
Applicant response:
Applicant response:
For buildings with enclosed corridors, all entrances and exits from the building will be
free of encumbrances and secured to restrict access from non-residents implementing
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other CPTED strategies will help protect building entries from potential opportunities
for someone to conceal themselves.
(4) Install large glass panels in lobby doors.
Applicant response:
Applicant response:
There is a long walk leading to primary residential building entry from the sidewalk.
The entry is highly visible from the main site entry and the existing Silver Shadows
amenity building, and a short distance from the office building. The secured lobby is
highly transparent, including mail and parcel boxes. All residential units at ground
level will be provided with lockable doors and sufficient glazing.
(5) Design buildings so that the elevator area is fully visible throughout the lobby. On
levels other than the lobby floor, elevators should open directly to hallways, without
recesses or blind corners that restrict two-way visibility.
Applicant response:
Applicant response:
The elevator lobby will be clearly visible from the main building entry and lobby that
opens directly to the corridor on residential levels.
(6) Locate laundry rooms in a more active area of the building, adjacent to common space
or the main lobby, and install large glass windows in the laundry room.
Applicant response:
Washers and dryers will be provided in each unit.
(7) Keep laundry rooms and exercise rooms secure and accessible by residents.
Applicant response:
Washer and dryers will be provided in each unit, and exercise room in the
Amenity building will be accessed via key card.
(8) Locate mailboxes and mail rooms adjacent to the main lobby of the building.
Applicant response:
Mailboxes and parcel boxes will be located in the secured building lobby.
(9) Store keys in a secure location and control their distribution.
Applicant response:
Management will keep key cards in a secure location and control the distribution.
Any keys or controls required for fire department will be coordinated with South
King Fire and Rescue.
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(10) Control access into the building by locking all exterior entrances, including accessible
roof openings, doors to accessible balconies and terraces, and parking garage
entrances. Provide automatic door closures, as needed.
Applicant response:
All building entries, including parking garages, roof decks, and private patios will be
lockable and secured. Automatic closures will be provided on all exit doors.
(11) Provide deadbolt locks, peepholes, and (night latches) on resident doors.
Applicant response:
All unit entry doors will have deadbolts, peepholes and latches.
(12) Install a functioning high quality video monitoring system with cameras located in the
lobby, elevator, playground, and parking lot.
Applicant response:
Security systems will be provided in all public areas.
(13) Keep plants and shrubs trimmed to provide for visibility of the building and
surrounding property.
Applicant response:
Plants and shrubs will be maintained to provide visibility of the building and
surrounding property.
(14) Trim tree branches up from the ground in order to discourage the possibility of a
person hiding.
Applicant response:
Management will provide regular landscape maintenance to keep the appearance
and discourage crime.
(15) Make sure fences can be seen through.
Applicant response:
Any fences within the development will provide a level of porosity. Appropriate walls,
fences or site screening at other areas of the site with be thoughtfully considered to
increase security while enhancing the design quality and character of this
development.
(16) Post the site and building addresses clearly.
Applicant response:
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Project signage will be provided at each entrance consistent with the requirements of
Federal Way. Building signage will be provided per Fire Department requirements.
FWRC 19.115.050 Site Design – All Zoning Districts
(1) 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.
Applicant response:
The site has great potential water view to the west and the buildings are
orientated to take advantage of the view. A courtyard between the east and
west wings provides a secured outdoor space for the tenants, sheltered from
the noise and pollution of the busy street.
(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.
Applicant response:
Landscaping, site furnishing and other amenities will be provided at the courtyard for
the tenants. The tenants will also share the use of other amenities throughout the
development, including the Amenity building across the driveway at Silver Shadows
and the proposed Community Center at the 5-acre site.
(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.
Applicant response:
The courtyard is accessible from the site and building, with landscape, hardscape
suitable for outdoor use.
(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.
Applicant response:
Continuity between buildings of the entire development is a key design objective. The
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proposed residential building design uses a regional architectural sloped roof style with
overhangs, and a color palette that is warm with cues from nature. Fiber cement board
and lap siding are primary materials, with special use materials such as wood, concrete,
and metal implemented as accents. Features such as exterior stairs, bump outs, and a
range of window sizes adds depth, interest and secondary architectural treatment that
enhance the overall building character and add modulation. The proposed office
building will carry similar architecu7ral style, feature, material and color but with a touch
more appropriate for the building of this type and use.
(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.
Applicant response:
All community areas and activities will be clearly visible.
(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, utilize security guards. All of these methods result in increased effort to
commit a crime and, therefore, reduce the potential for it to happen.
Applicant response:
Site will be fully secured. Lighting, and security hardware will be used in all
appropriate areas.
(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.
Applicant response:
Site and building design will be clearly identified to express Ownership. Main entry,
paved walkways, building signage as well as community gardens and other
amenities will reflect ownership by providing a range of opportunities for community
engagement, and leisure
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(2) Surface parking lots.
(a) Site and landscape design for parking lots are subject to the requirements of Chapter
19.125 FWRC.
Applicant response:
Site and landscape design for parking lots meet the requirements of Chapter 19.125
FWRC.
(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.
Applicant response:
Vehicle circulation will be clearly delineated using directional signage. All surface
parking aisles are looped.
(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.
Applicant response:
To minimize curb cuts, the site shares a vehicle entry with the existing Silver Shadows
and the proposed 5-acre site to the east. The proposed improved site main entry will
be widened to improve visibility to and from right-of-way, with a landscaped median
dividing the in- and out-bound traffic. On-site pedestrian walkway across driveway will
be raised, providing easy access for pedestrians and acting as a speed bump for
vehicular traffic.
(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.
Applicant response:
Surface parking are broken into small areas and to be adjacent to the entries it
serves. The only surface parking area visible from right-of-way is only 61 feet wide,
close to the food bank.
(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.
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Applicant response:
Parking structures will be below grade, away from right-of-way and out of general
public and private view.
(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.
Applicant response:
Parking structures will be mostly below grade. The portion above grade will be
architecturally consistent with exterior elements of the primary 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.
Applicant response:
The portion of parking structures above grade will incorporate methods of articulation
and accessory elements on facades of 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.
Applicant response:
Parking garage will be below grade.
(e) 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.
Applicant response:
Not applicable to this project – parking garage will be below grade.
(f) 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.
Applicant response:
Vehicle entrances will be located away from the right-of-way.
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(g) 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.
Applicant response:
Decorative metal grills and overhead doors will be architecturally consistent with the
overall design will be used for the parking structures.
(4) Pedestrian circulation and public spaces.
(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
stops to primary entrances, from parking lots to primary entrances, and pedestrian areas,
shall be accessible and should be clearly delineated.
Applicant response:
The food bank entry will face the right-of-way, clearly visible from the street. The
leasing office entry will be at the main site entry, clearly visible from the street but
intended for tenants and prospect tenants. The residential building entrance will be
visible and identifiable from internal main driveway and parking lot.
(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.
Applicant response:
Pedestrian paths are painted striping, special scored or stamped and/or colored
concrete will define and delineate all pathways and pedestrian areas. At pedestrian
crosswalk, the path will be raised to serve as a speed bump, and the material, color,
texture of the pedestrian path continue.
(c) Pedestrian connections should be provided between properties to establish pedestrian
links to adjacent buildings, parking, pedestrian areas and public rights-of-way.
Applicant response:
Pedestrian connections between buildings, parking, and the right-of-way will be
provided.
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(d) Bicycle racks should be provided for all commercial developments.
Applicant response:
Bike racks will be provided for food bank and office use.
(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.
Applicant response:
All the items listed applicable to the project have been incorporated.
(5) Landscaping. Refer to Chapter 19.125 FWRC for specific landscaping requirements and
for definitions of landscaping types referenced throughout this chapter.
Applicant response:
Landscaping will comply with 19.125 FWRC.
(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.
(b)(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.
Applicant response:
All site utilities will be locate out of the front if possible, intergraded into site design and
landscape, not dominating the front landscape area. No above grade stormwater vault
is proposed. All above grade utilities will be screened.
(7) Miscellaneous site elements.
a) Lighting shall comply with the following:
(i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC
19.105.030(3).
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(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.
Applicant response:
i. No lighting shall be spilled onto adjacent property
ii. Adequate lighting will be provided in parking, loading, storage and circulation
areas, with cutoff shields to prevent off-site glare.
iii. Landscape design per FWRC 19.125, not impacted by lighting standards.
FWRC 19.115.060 Building Design – All zoning districts.
(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.
Applicant response:
Buildings are designed to follow the grades and accommodate the natural slope of the
site.
(b) Building siting or massing shall preserve public viewpoints as designated by the
comprehensive plan or other adopted plans or policies.
Applicant response:
This item is not applicable.
(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.
Applicant response:
Materials and designed features of fences and walls will be reflected in primary
buildings and will also meet the applicable requirements of FWRC 19.120.120,
Rockeries and retaining walls.
(2) Building façade modulation and screening options, defined.
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(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.
Applicant response:
Features such as exterior stairs, bump outs, and plane changes will add depth, interest and
secondary architectural treatment that enhance the overall building character and add
façade modulation.
(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.
Applicant response:
Landscape screening will be provided per FWRC 19.125. Courtyard raised planters,
containers, outdoor areas, and yards will be used for landscape screening.
(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.
Applicant response:
Canopies will be provided at the food bank and the office where accessible, visible from
right-of-way.
(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.
Applicant response:
A plaza of about 500 sf is proposed south of the food bank, visible and accessible from
right-of-way.
(3) Building articulation and scale.
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(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.
Applicant response:
The west building facade visible from right-of-way will have residential scaled
modulation above food bank, including roof overhangs, eaves, windows, exterior stair
and bump outs, and plane changes that add articulation to the overall architectural
design.
(b) Methods to articulate blank walls. Following is a nonexclusive list of methods to articulate
blank walls, pursuant to FWRC 19.125.040(22) 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.
Applicant response:
The overall architectural design will feature setbacks, indentations, overhangs,
projections, articulated bays and canopies. Along with exterior material changes such as
colors and textural changes.
(4) Methods to reduce building massing.
(a) Reduce the apparent bulk of a building by breaking it into several smaller masses and
varying the roof line with architectural elements.
Applicant response:
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Stepping, varying roof lines and slope, material transitions and breaks, color changes,
and other architectural secondary features such as exterior stairs, eaves and trim will
break the overall mass into smaller elements.
(b) Consider options such as upper level setbacks in order to minimize bulk and shadow
impacts on adjacent development.
Applicant response:
The building will have shallow hip rooves which helps to minimize the bulk and break
up the massing.
FWRC 19.115.070 Building and pedestrian orientation – All zoning districts.
(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.
Applicant response:
The west wing and office buildings are oriented to the right-of-way per FWRC
19.115.090. The east wing is generally orientated to the right-of-way but set back
away from the street.
(b) Plazas, public open spaces and entries should be located at street corners to optimize
pedestrian access and use.
Applicant response:
The site is at mid-block with no street corner. Plazas at food bank and office building
are accessible by pedestrians.
(c) All buildings adjacent to the street should provide visual access from the street into
human services and activities within the building, if applicable.
Applicant response:
The food bank is visible and accessible from right-of-way. The office is also visible and
accessible from the street.
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(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.
Applicant response:
Courtyard, plazas are provided on the site, surrounded by residential buildings and
connected by pedestrian path with clear view of destinations.
FWRC 19.115.080 Mixed-use residential buildings in commercial zoning districts.
Facades of mixed-use buildings that front a public right-of-way shall meet the following
guidelines.
(1) Residential component(s) shall contain residential design features and details, such as
individual windows with window trim, balconies or decks in upper stories, bay windows
that extend out from the building face, upper story setbacks from the building face,
gabled roof forms, canopies, overhangs, and a variety of materials, colors, and textures.
Applicant response:
Residential scale windows with trim, balconies, gabled and sloped roof forms, bump
outs, and roof overhangs and other features will be incorporated throughout the site.
(2) Commercial component(s) shall contain individual or common ground-level entrances
to adjacent public sidewalks.
Applicant response:
The food bank will have street level entrance accessible from public sidewalk. The
entrance of the offices is around the corner of the main site entry and accessible from
the adjacent public sidewalk.
(3) Commercial and residential components may have different architectural expressions,
but the facade shall exhibit a number of unifying elements to produce the effect of an
integrated project.
Applicant response:
The food bank and office building exhibit commercial architectural component and
scale such as large storefront systems. All building on site will be consistent and unified
with commonly shared architectural features, materials colors, etc.
(4) If parking occupies the ground level, see FWRC 19.115.050(3).
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Applicant response:
Not applicable.
(5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents
should be designed with minimum exposure to the right-of-way.
Applicant response:
There is no residential use on the street level, street front. All residential units are either
away from right-of-way behind commercial use, or on levels above ground level. All
private gardens, terrace, courtyards will have landscape buffer or be elevated with
minimum exposure to parking and driveway.
FWRC 19.115.090 District guidelines.
(1) Professional office (PO), neighborhood business (BN), and community business (BC).
(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).
Applicant response:
Surface parking will be located behind or to the sides of the buildings, or along the
garage entry.
(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.
Applicant response:
Entrance façades are clearly recognizable from other part of the site, with canopy,
window and other expression.
(c) Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
Applicant response:
All entrances will incorporate transparent glazing, where applicable.
(d) Ground floor entrances to retail sales or services shall incorporate plaza features or
considering the scale of the retail use(s) and entrance(s) to the overall building or
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development, and the proximity and access to other existing plaza or streetscape
features.
Applicant response:
Plazas are provided for the food bank and office building.
(e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way
or pedestrian area.
Applicant response:
All ground level glazing will be clear and transparent.
(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.
Applicant response:
Not applicable – no chainlink fencing will be utilized on this project.
(g) Landscaped yards shall be provided between building(s) and public street(s). Parking lots
should be beside or behind buildings that front upon streets.
Applicant response:
A landscaped buffer has been proposed between part of the food bank elevated from
the sidewalk and the public sidewalk, and between the office building and the sidewalk.
No parking lot in front of building.
(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
Applicant response:
Parking lots have been designed to be broken up into rows containing no more than 10
adjacent stalls, separated by planting areas.
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of
the project and the public sidewalk.
Applicant response:
All pedestrian walkways have been designed to be a minimum of 6’-0” in width, and
provide connections to existing public sidewalks.
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(j) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
Applicant response:
Lighting fixtures will not exceed 20 feet in height and will include cutoff shields.
(k) Principal entries to buildings shall be highlighted with plaza or garden areas containing
planting, lighting, seating, trellises and other features. Such areas shall be located and
designed so windows overlook them.
Applicant response:
Principal entries to each building have been highlighted with small entry plazas,
architectural canopies, and plantings.
(l) Common recreational spaces shall be located and arranged so that windows overlook
them.
Applicant response:
A landscaped courtyard is located between the east and west wings, with window
overlooking it.
(m) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent
to them so those exterior portions of the site are controlled by individual households.
Applicant response:
The ground floor units adjacent to the courtyard will have private patio space.
(n) All new buildings, including accessory buildings such as carports and garages in PO
and BN zones only, shall appear to have a roof pitch ranging from at least 4:12 to a
maximum of 12:12.
Applicant response:
This item is not applicable to this project.
(o) Carports and garages in front yards should be discouraged.
Applicant response:
No carport or garage in front yard.
(p) Building facades that exceed 120 feet in length and are visible from an adjacent
residential zone, right-of-way, public park, or recreation area shall incorporate a
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significant structural modulation (offset). The minimum depth of the modulation shall be
approximately equal to 10 percent of the total length of the subject facade and the
minimum width shall be approximately twice the minimum depth. The modulation shall
be integral to the building structure from base to roofline.
Applicant response:
No facade facing right-of-way exceeds 120 feet.
(q) Buildings should be designed to have a distinct base, middle and top. The base
(typically the first floor) should contain the greatest number of architectural elements
such as windows, materials, details, overhangs, cornice lines, and masonry belt courses.
The midsection, by comparison, may be simple. (Note: single-story buildings have no
middle.) The top should avoid the appearance of a flat roof and include distinctive roof
shapes including but not limited to pitched, vaulted or terraced, etc.
Applicant response:
The food bank of the west wing will serve as the base of the building, with 3-story
residential above as middle section. The hip roof with overhang distinguish itself at top.
The west wing ground level has 14 feet floor-to-floor height to match the food bank,
with tall windows for the units. The material and color of this floor is set apart from the
levels above to distinguish it as the base of the building. The bridge connecting the east
and west wings is open on the ground floor, with windows on both side. No flat roof is
proposed. Materials, textures, colors and detail treatments are used to further enhance
the architectural features.
The 1-story office building has a sloped roof with overhang as top.
(r) Residential design features, including but not limited to entry porches, projecting window
bays, balconies or decks, individual windows (rather than strip windows), offsets and
cascading or stepped roof forms, shall be incorporated into all buildings. Window
openings shall have visible trim material or painted detailing that resembles trim.
Applicant response:
Residential design features, such as bays, windows with trim, hip ends, sloped roofs,
overhangs, and offsets will be provided.
(s) Subsection (1)(n) of this section shall apply to self-service storage facilities.
Applicant response:
This item is not applicable to this project.
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(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 FWRC
19.115.050(4).
(b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way.
(c) Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
(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 use(s) and entrance(s) to the overall
building or development, and the proximity and accessibility from the building to other
existing plaza or streetscape features.
(e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way
or pedestrian area.
(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.
(g) Subsections (1)(g) through (r) of this section shall apply.
Applicant response:
Not applicable in BC zone.
FWRC 19.105.030 Lighting
(3) Glare from subject property prohibited. The applicant shall select, place and direct light
sources both directable and nondirectable so that glare produced by any light source,
to the maximum extent possible, does not extend to adjacent properties or to the right-
of-way.
Applicant response:
Lighting will be provided to avoid glare.
FWRC 19.110.060 Exceptions
(1) Unless otherwise provided in subsections (2) and (3) of this section:
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(a) Rooftop appurtenances may exceed the applicable height limitation by a maximum of
four feet, if the area of all appurtenances and screening does not exceed 10 percent of
the total area of the building footprint. These appurtenances must be located in such a
way as to minimize view blockage.
Applicant response:
The building design will include appurtenances such as:
1. Mechanical Equipment
2. Elevator and/or Stair Penthouses
All appurtenances will be limited to or below 4’-0”. Mechanical systems exposed to
public view will be screened.
(b) Appurtenances that do not meet the standards of subsection (1)(a) of this section may
be permitted using process I if the director determines that, based on accurate graphic
representations provided by the applicant, views from adjacent properties will not be
significantly affected.
Applicant response:
All rooftop appurtenances are within height limit.
FWRC 19.110.070 Mechanical Equipment
FWRC 19.125.040 General landscaping requirements – All zones.
(1) All portions of a lot not used for buildings, future buildings, parking, storage or
accessory uses, and proposed landscaped areas shall be retained in a “native” or
predeveloped state. The department of community development may allow or require
supplemental plantings in these areas, pursuant to the provisions of this title.
Applicant response:
All portions of the site will be disturbed as a consequence of necessary grading,
retaining walls, building excavation, pathways, vehicular circulation/parking, or utility
work. New paving and landscape will be provided for the entire site. Required
perimeter buffers will consist primarily of native and naturalistic planting.
(2) All outside storage areas shall be fully screened by Type I landscaping a minimum of
five feet in width, as described in FWRC 19.125.050(1), unless determined by the
community development review committee (CDRC) that such screening is not necessary
because stored materials are not visually obtrusive.
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Applicant response:
All outdoor storage area will be fully screened per FWRC 19.125.050(1).
(3) Slopes in areas that have been landscaped with lawn shall generally be a 3:1 ratio or
less, length to height, to assist in maintenance and to allow irrigation systems to function
efficiently. In other areas of plantings, a slope of up to a 2:1 ratio, length to height, may
be used if acceptable to the public works director, upon review of a geotechnical/soils
study submitted by an applicant to ensure soil slope integrity.
Applicant response:
Lawn areas have a maximum slope of 4 horizontal to 1 vertical slope.
(4) All trash enclosures shall be screened from abutting properties and/or public rights-of-
way by a 100 percent sight-obscuring fence or wall and appropriate landscape screen.
Applicant response:
Trash enclosures will be screened with Type I landscape planting.
(5) Type III landscaping, defined in FWRC 19.125.050(3), shall be placed outside of sight-
obscuring fences abutting public rights-of-way and/or easements unless determined by
the director of community development that such arrangement would be detrimental to
the stated purpose of this article.
Applicant response:
No sight-obscuring fencing shall be used along public rights-of-way and/or easements.
(6) With the exception of lawn areas, at least 25 percent of new landscaping materials (i.e.,
plants, trees, and groundcovers) shall consist of drought-tolerant species. All
developments are encouraged to include native Pacific Northwest and drought-tolerant
plant materials for all projects.
Applicant response:
A minimum of 25% of proposed plants will be either native species or drought tolerant
species
(7) Deciduous trees shall have a caliper of at least 1.5 inches at the time of planting
measured 4.5 feet above the root ball or root structure.
Applicant response:
Minimum size of deciduous trees will be 1.5 inches caliper.
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(8) Evergreen trees shall be a minimum six feet in height (measured from tree top to the
ground) at the time of planting.
Applicant response:
Minimum size of evergreen trees will be 6 feet in height.
(9) Shrubs shall be a minimum 12 to 24 inches in height (measured from top of shrub to
the ground) at the time of planting based on the following:
(a) Small shrubs – 12 inches.
(b) Medium shrubs – 18 inches.
(c) Large shrubs – 24 inches.
Applicant response:
Minimum size of shrubs will be between 12 and 24 inches depending on
species/variety.
(10) Groundcovers shall be planted and spaced, using a triangular planting arrangement, to
result in total coverage of a landscaped area within three years.
Applicant response:
Groundcovers will be planted in a triangular arrangement.
(11) All portions of a lot not used for buildings, future buildings, parking, storage or
accessory uses, and proposed landscaped areas shall be retained in a “native” or
predeveloped state. The department of community development may allow or require
supplemental plantings in these areas, pursuant to the provisions of this title.
(a) Constitute no more than 75 percent of landscaped areas; provided, there shall be an
exception for biofiltration swales; and
Applicant response:
a) Lawn areas are less than 75% of the overall landscaped areas.
(b) Be a minimum of five feet wide at the smallest dimension.
Applicant response:
Lawn areas are a minimum of five feet wide.
(12) Grass and required landscaping areas shall contain at least four inches of topsoil at
finish grade.
Applicant response:
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All planted areas shall be graded or over excavated to allow at least four inches of
topsoil at finish grade.
(13) Existing clay or sandy soils shall be augmented with an organic supplement.
Applicant response:
Existing soil to be utilized in new planting areas shall be amended with organic
compost, per general landscape notes.
(14) Landscape areas shall be covered with at least two inches of mulch to minimize
evaporation where plant materials will cover and three inches of mulch over bare soil.
Applicant response:
Proposed planting will be mulched to a minimum depth of 2 inches. Bare mulch areas,
such tree rings, shall be mulched with 3” depth.
(15) In order to reduce irrigation requirements, design principles using xeriscape techniques
are encouraged. In meeting water conservation goals, and to deliver appropriate
amounts of water necessary to maintain planted vegetation, species that are not drought
tolerant should be grouped together and have irrigation systems, and be separated from
any other irrigation system provided for drought-tolerant species.
Applicant response:
All non-native plant species in the landscape design have been selected for their ability
to adapt to our climate. Separate irrigation zones will be provided if required by plant
material selection.
(16) Mulch shall be used in conjunction with landscaping in all planting areas to meet
xeriscaping goals, assist vegetative growth and maintenance or to visually complement
plant material. Mulches include organic materials such as wood chips and shredded
bark. Nonvegetative material shall not be an allowable substitute for plant material.
Applicant response:
A 2-in minimum thickness of composted wood mulch will be used throughout the site.
(17) All development shall comply with city of Federal Way street tree requirements. (See the
City of Federal Way Right-of-Way Vegetation Standards and Specifications Manual.)
Applicant response:
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The street trees shall meet Federal Way Right-of-Way Vegetation Standards and
Specification Manual.
(18) Landscaping proposed to be located within or adjacent to utility easements shall be
reviewed by the respective utility agency(ies).
Applicant response:
Acknowledged.
(19) Landscaping and fencing shall not violate the sight distance safety requirements at street
intersections and points of ingress/egress for the development.
Applicant response:
Landscaping and fencing has been located as to meet sight distance safety
requirements.
(20) All tree types shall be spaced appropriate for the compatibility of the planting area and
the canopy and root characteristics of the tree.
Applicant response:
All tree types have been spaced and located in accordance with mature size and health.
(21) All permanent lawn or sod areas shall have permanent irrigation systems.
Applicant response:
Permanent overhead spray irrigation will be provided in lawn areas. All
shrub/groundcover area will have underground drip irrigation.
(22) Screening of blank building walls. Building walls which are uninterrupted by window,
door, or other architectural feature(s) listed in Chapter 19.115 FWRC, Community
Design Guidelines, FWRC 19.115.060(3)(b), that are 240 square feet or greater in
area, and not located on a property line, shall be screened by landscaping. Such
planting shall include trees, shrubs and groundcover appropriate for the area proposed.
Applicant response:
Building walls over 240 sf which are uninterrupted by window, door, or other
architectural feature(s) have been screened with plantings that include trees, shrubs,
vines, and groundcovers.
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(23) Foundation landscaping is encouraged for all developments to reduce the scale, bulk
and height of structures.
Applicant response:
Wherever possible, foundation landscaping has been included soften buildings and
other structures.
(24) All loading areas shall be fully screened from public right-of-way or
nonindustrial/manufacturing uses with Type I landscaping.
Applicant response:
Loading area is behind building, not visible from right-of-way, and fully screened from
residential use.
(25) Use of products made from post-consumer waste is encouraged whenever possible.
Applicant response:
Acknowledged.
(26) Soil in parking lot landscaped areas must be noncompacted to a depth of 18 inches
prior to planting of any shrubs, trees, or groundcovers.
Applicant response:
Soil amendment detail ensures that soil will be loosened and amended to a depth of
18” prior to planting.
(27) Landscaping shall not be required along interior lot lines within a development where
parking is being shared.
Applicant response:
The project is an extension of the existing Silver Shadows Apartments to the west and
will share amenities. No landscape buffer will be provided along the north property line
where parking is shared. A 20-foot landscaped area is provided along east property
line.
(28) Landscaping is not required along perimeter lot lines abutting rights-of-way where the
building is constructed so that the building’s side(s) rest directly on the lot line and no
yards can be provided pursuant to Division VI, Zoning Regulations. Landscaping along
the perimeter lot lines abutting rights-of-way shall be required pursuant to Division VI,
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Zoning Regulations, where the building is constructed so that the building’s side(s) do
not rest directly on the lot line.
Applicant response:
There is a utility setback along the west property line abutting right-of-way. Landscape
is provided where portion of the buildings are not accessible from the public sidewalk
due to grade change.
FWRC 19.125.050 Solid waste receptacles – Placement and screening.
(1) Type I – Solid Screen.
(a) Purpose. Type I landscaping is intended to provide a solid sight barrier to totally
separate incompatible land uses. This landscaping is typically found between
residential and incompatible nonresidential land uses, such as
industrial/manufacturing uses, and around outdoor storage yards, service yards,
loading areas, mechanical or electrical equipment, utility installations, trash
receptacles, etc.
(b) Description. Type I landscaping shall consist of evergreen trees, large shrubs and
groundcover, which will provide a 100 percent sight-obscuring screen within three
years from the time of planting; or a combination of approximately 75 percent
evergreen and 25 percent deciduous trees, with an allowable five percent variance,
with large shrubs, and groundcover backed by a 100 percent sight-obscuring fence.
Tree, shrub, and groundcover spacing shall be appropriate for the species type, and
consistent with the intent of this section.
Applicant response:
The project will utilize the existing trash enclosures on the current Silver Shadows site for
pickup staging. Landscape screen will be provided around the relocated trash
enclosures.
FWRC 19.125.060 Landscaping requirements by zoning district.
(6) Community Business, BC.
(a) Type III landscaping five feet in width shall be provided along all properties abutting
public rights-of-way and ingress/egress easements.
(b) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district.
(c) Type III landscaping five feet in width shall be provided along all perimeter lot lines
except as noted in subsections (6)(a) and (b) of this section.
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Applicant response:
a) Minimum 5-foot wide Type III landscape are provided along west property line
except where food bank entry and plaza are located.
b) Not applicable. The site doesn’t abut residential zone.
c) 5-foot wide type III landscape buffer is provided along south property line per
FWRC 19.125.060.
(8) Office Park, OP; and Corporate Park, CP-1.
(a) Type III landscaping 10 feet in width shall be provided along all property lines abutting
public rights-of-way and access easements.
(b) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district.
(c) Type III landscaping five feet in width shall be provided along all perimeter lot lines,
except as noted in subsections (8)(a) and (b) of this section.
Applicant response:
Not applicable.
FWRC 19.125.070 Parking lot landscaping.
(1) Purpose. The purpose of this section is to break up large areas of impervious surfaces,
mitigate adverse impacts created by vehicle use areas which include noise, glare and
increases in heat reflection by buffering, screening adjacent properties and shading,
respectively, to facilitate movement of traffic, and improve the physical appearance of
vehicle use areas. Developments are encouraged to use parking lot landscaping as on-
site LID stormwater infiltration facilities, unless such techniques are infeasible. LID
stormwater infiltration facilities shall be designed and constructed accordance with
FWRC Title 16, Surface Water Management.
Applicant response:
Noted.
(2) Type IV Landscaping. Type IV landscaping shall be provided within surface parking
areas as follows:
(a) Required interior lot landscaping. Landscape area shall be provided at the following
rate within paved areas:
(i) Commercial, industrial, and institutional developments shall provide the following:
(A) Twenty square feet per parking stall when up to 49 parking stalls are provided; and
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(B) Twenty-two square feet per parking stall when 50 or more parking stalls are being
provided.
(ii) Residential developments with common parking areas including, but not limited to,
subdivisions, PUDs or multifamily, shall provide landscape areas at a rate of 15 square
feet per parking stall.
Applicant response:
Minimum 15 sf per parking stall is provided within the surface parking areas.
(3) Landscape islands. Landscape islands shall be a minimum size of 64 square feet and a
maximum of 305 square feet, and a minimum width of six feet at the narrowest point for
islands at the end of 90-degree parking rows, three feet at the end of rows with angled
parking, and eight feet in width for islands used to separate head-to-head parking stalls
and shall be provided at the following locations:
(a) At the end of all rows of parking; and
(b) For separation buffering between loading doors or maneuvering areas and parking
areas or stalls; and
(c) Any remaining required landscaping shall be dispersed throughout the interior parking
area in a manner to reduce visual impact of the parking lot;
(d) Deciduous trees are preferred for landscape islands within interior vehicle use areas.
Applicant response:
Landscape or landscape islands minimum 64 sf will be located at the end of each row
of parking.
(4) Curbing. Permanent curbing shall be provided in all landscape areas within or abutting
parking areas. Based upon appropriate surface water considerations, other structural
barriers may be substituted for curbing, such as concrete wheel stops.
Applicant response:
All landscaping that abuts parking areas shall be provided with permanent curbing or
wheel stop.
(5) Parking areas/screening for rights-of-way.
(a) Parking areas adjacent to public right-of-way shall incorporate berms at least three feet
in height within perimeter landscape areas; or alternatively, add substantial shrub
plantings to the required perimeter landscape type, and/or provide architectural features
of appropriate height with trees, shrubs and groundcover, in a number sufficient to act
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as efficient substitute for the three-foot berm, to reduce the visual impact of parking
areas and screen automobiles, and subject to approval by the director of community
development.
Applicant response:
The south parking lot is set back from the right-of-way by 5-feet with landscape buffer.
(b) Parking adjacent to residential zones shall reduce the visual impact of parking areas
and buffer dwelling units from light, glare, and other environmental intrusions by
providing Type I landscaping within required perimeter landscape areas.
Applicant response:
Not applicable – site not adjacent to residential zone.
(6) Vehicular overhang. Vehicular overhang into any landscaping area shall not exceed two
feet.
Applicant response:
Noted.
(7) Landscaping and irrigation.
(a) All landscape islands within parking areas shall use drought-tolerant trees, shrubs and
groundcovers. The use of plants native to the Pacific Northwest is encouraged. Lawn
shall not be permitted in landscape islands less than 200 square feet and shall be used
as an accessory planting material to required trees, shrubs, and other groundcovers.
Applicant response:
Noted.
(b) No plant material greater than 12 inches in height shall be located within two feet of a
curb or other protective barrier in landscape areas adjacent to parking spaces and
vehicles use areas.
Applicant response:
Landscape islands will be planted with drought tolerant or native plant material, and no
plant material greater than 12 inches in height will be located within 2 feet of a curb.
FWRC 19.125.085 Planting requirements for certain trees.
(1) The following types of trees may not be planted closer than the listed minimum planting
distance to rights-of-way or sewers:
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Applicant response:
Trees listed will not be used in rights of way or sewer areas
(2) In addition to any other enforcement mechanism or penalty contained within or
authorized by this chapter, any person violating this provision is responsible for any
damage caused by the tree or trees.
Applicant response:
Noted.
(3) All street trees and other plantings shall be installed in conformance with standard
landscaping practices and with appropriate city guidelines and regulations.
Applicant response:
All street trees and other plantings will be installed conforming standards landscaping
practice and appropriate City regulations.
