03-101425 CITY OF
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�\) F11.5#. CITY HALL
33530 1st Way South (253) 661-4000
PO Box 9718 Federal Way, WA 98063-9718
April 15, 2003
Mr. Shawn Parsons
PacLand
1144 Eastlake Avenue East, Suite 601
Seattle, WA 98109
Re: File No: 03-101425-000-00-AD; REPLY TO DESIGN INQUIRY
Wal-Mart Canopy Addition; 1900 South 312`h Street,Federal Way
Dear Mr. Parsons:
On April 11, 2003,the City of Federal Way received your inquiry as to the design requirements related to
a proposed garden area canopy project for the Walmart located at the above referenced address. Based on
the submitted colored elevations and materials and color board,the Department of Community
Development Services has the following comments related to the proposal. All referenced code sections
are enclosed.
Architectural Consistency
Pursuant to Federal Way City Code(FWCC)Chapter 22, Article XIX, all commercial applications are
subject to design guideline requirements in order to obtain land use approval. In particular, Section 22-
1634(a)(4)of the design guidelines states that project designers shall strive for overall design continuity
by using similar elements throughout the project, such as architectural style and features,material, colors,
and texture. You have proposed a polycarbonate paneled building with roll-seal doors,with a pitched roof
made of metal sheeting and fiberglass panels. The existing Walmart is designed with banded masonry
block and a flat roofline with articulated cornices and arched parapets.
Based on a review of the submitted information, the City has determined that the proposed garden area
canopy does not meet the design guideline requirements for architectural consistency with the existing
structure. Any proposed garden area canopy would be expected to provide architectural features that
substantially reflect the design and materials of the existing store, such as support columns made of
matching masonry block, similar or complementary roofline elements(i.e., a barrel roof lines that mimic
that rounded parapets of the main building),and accessory design elements such as color banding.
It is important that the applicant recognizes the importance of architectural consistency and provides plans
that attempt to approximate this design requirement. Staff is available to provide additional design
guideline feedback on the extent and nature of the required continuity should you choose to submit
revised plans for the project.
Façade Modulation
Pursuant to FWCC Section 22-1638(c)(3), building facades that are visible from a right-of-way and
longer than 60 feet shall incorporate modulation and/or landscape screening as identified below:
Mr. Shawn Parsons
Page 2
April 15, 2003
a) Façade Modulation: A minimum depth of two feet, minimum width of six feet, and
maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved façade elements,offset planes, wing walls, and terracing will be considered,
provided that the intent of the section is met.
b) Landscape Screening: Eight-foot wide Type II landscape screening along the base of the
façade,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 entrances.
Additionally, subject facades must incorporate an arcade, canopy or plaza and/or one or more articulation
element listed in FWCC Section 22-1635(b); provided that the resulting building characteristics achieve
visual interest and appeal at a pedestrian scale and proximity. Please refer to the list of methods of
articulation identified in FWCC Section 22-1635(2)(a-g)for specific applications
The submitted elevations are not to scale; however, it appears that the approximately 6,600 square garden
area canopy addition has at least one façade length in excess of 60 feet. As such,the design of this façade
is required to satisfy the design guideline requirements as identified above. Additionally,the entire
structural addition is subject to the building articulation and scale requirements of FWCC Section 22-
1635(c),which states that the architectural design of the overall building is required to incorporate
architectural features and/or materials variation that create a sense of architectural articulation and reduce
the scale of the structure.
Any redesign of the proposal must address these design and modulation requirements. For your
information,the proposed garden canopy addition would be reviewed as a Process II application,the fee
for which is$1,716.50. Though not required,you may request a preapplication conference with the
Community Development Review Committee(CDRC)to discuss your proposal.The fee for the
preapplication is$382.50,and this amount will be subtracted from the cost of any subsequent land use
application associated with the proposal.The CDRC consists of representatives from the Planning
Division,Building Division, Public Works Department, Lakehaven Utility District, and the Federal Way
Fire Department. The preapplication conference is designed to provide an opportunity for you to meet
with the CDRC to discuss your proposal,after which time you will receive a written summary of all
identified development requirements.
Information related to the preapplication process and Process II review is enclosed,along with a Master
Land Use application and development submittal checklist related to the Process II application. If you
have any questions regarding this letter, please feel free to call me at 253-661-4120.
Sincerely,
Jane Gamble
Associate Planner
enclosures
File#03-101425-000-00-AD Doc.I .22687
1144 EASTLAKE Ave e T 206.522.9510
surTE 601 F 206.522.8344
mm k:.. ......
seATrLE,WA 98109 vwwv.pACIAND.COM
LETTER OF TRANSMITTAL
Date: April 11, 2003
To: Greg Fewins, City of Federal Way 'vc.:) ESY
Jane Gamble, City of F•ral Way COMMUNITY DEVELO PM ENT DEPARTMENT
From: Shawn Parsons APR 1 1 2003
Re: Wal-Mart Store #2571; Federal Way, Washington
Garden Canopy Remodel
Remarks:
Please find enclosed three copies of building elevations depicting a proposed canopy renovation
for the Wal-Mart store in Federal Way. The elevations illustrate the covering of the existing
Garden Center with materials consistent with other stores and materials that are used throughout
the country in covering such centers. The building materials used are the following:
Roof Materials:
Metal sheeting anodized, color White
Fiberglas panels, color White
Sidewall Material:
Polycarbonate panels, color White
Roll-seal Doors, color White
Illustrations of such are enclosed, as well as a sample illustration board for your use in analyzing
the materials used. We ask that you provide us with specific input as to what is needed for
acceptance in terms of a building permit application, as well as input into materials selection
and/or objections.
If you should have any questions or comments, please contact me directly at (206) 522-9510.
cc: Ron Rees, Benchmark Group
Steve Cash, Benchmark Group
Joe Geivett, PACLAND
2003117.001-47-47/febegftr0l jj
s► ,
CITY OF G
•
S 4 CITY HALL
33530 1st Way South (253) 661-4000
PO Box 9718 Federal Way, WA 98063-9718
April 15, 2003
Mr. Shawn Parsons
PacLand
114
1144 Eastlake Avenue East, Suite 601
F E
Seattle, WA 98109
Re: File No: 03-101425-000-00-AD; REPLY TO DESIGN INQUIRY
Wal-Mart Canopy Addition; 1900 South 312th Street,Federal Way
Dear Mr. Parsons:
On April 11,2003,the City of Federal Way received your inquiry as to the design requirements related to
a proposed garden area canopy project for the Walmart located at the above referenced address. Based on
the submitted colored elevations and materials and color board,the Department of Community
Development Services has the following comments related to the proposal.All referenced code sections
are enclosed.
Architectural Consistency
Pursuant to Federal Way City Code(FWCC)Chapter 22,Article XIX, all commercial applications are
subject to design guideline requirements in order to obtain land use approval. In particular, Section 22-
1634(a)(4)of the design guidelines states that project designers shall strive for overall design continuity
by using similar elements throughout the project,such as architectural style and features,material,colors,
and texture.You have proposed a polycarbonate paneled building with roll-seal doors,with a pitched roof
made of metal sheeting and fiberglass panels. The existing Walmart is designed with banded masonry
block and a flat roofline with articulated cornices and arched parapets.
Based on a review of the submitted information,the City has determined that the proposed garden area
canopy does not meet the design guideline requirements for architectural consistency with the existing
structure. Any proposed garden area canopy would be expected to provide architectural features that
substantially reflect the design and materials of the existing store, such as support columns made of
matching masonry block, similar or complementary roofline elements(i.e., a barrel roof lines that mimic
that rounded parapets of the main building),and accessory design elements such as color banding.
It is important that the applicant recognizes the importance of architectural consistency and provides plans
that attempt to approximate this design requirement. Staff is available to provide additional design
guideline feedback on the extent and nature of the required continuity should you choose to submit
revised plans for the project.
Façade Modulation
Pursuant to FWCC Section 22-1638(c)(3), building facades that are visible from a right-of-way and
longer than 60 feet shall incorporate modulation and/or landscape screening as identified below:
Mr. Shawn Parsons
Page 2
April 15, 2003
a) Façade Modulation: A minimum depth of two feet, minimum width of six feet, and
maximum width of 60 feet.Alternative methods to shape a building such as angled or
curved façade elements,offset planes,wing walls, and terracing will be considered,
provided that the intent of the section is met.
b) Landscape Screening: Eight-foot wide Type II landscape screening along the base of the
façade,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 entrances.
Additionally, subject facades'must incorporate an arcade, canopy or plaza and/or one or more articulation
element listed in FWCC Section 22-1635(b);provided that the resulting building characteristics achieve
visual interest and appeal at a pedestrian scale and proximity.Please refer to the list of methods of
articulation identified in FWCC Section 22-1635(2)(a-g)for specific applications
The submitted elevations are not to scale; however, it appears that the approximately 6,600 square garden
area canopy addition has at least one façade length in excess of 60 feet.As such,the design of this façade
is required to satisfy the design guideline requirements as identified above. Additionally,the entire
structural addition is subject to the building articulation and scale requirements of FWCC Section 22-
1635(c),which states that the architectural design of the overall building is required to incorporate
architectural features and/or materials variation that create a sense of architectural articulation and reduce
the scale of the structure.
Any redesign of the proposal must address these design and modulation requirements.For your
information,the proposed garden canopy addition would be reviewed as a Process II application,the fee
for which is$1,716.50. Though not required,you may request a preapplication conference with the
Community Development Review Committee(CDRC)to discuss your proposal. The fee for the
preapplication is$382.50,and this amount will be subtracted from the cost of any subsequent land use
application associated with the proposal.The CDRC consists of representatives from the Planning
Division, Building Division,Public Works Department, Lakehaven Utility District, and the Federal Way
Fire Department. The preapplication conference is designed to provide an opportunity for you to meet
with the CDRC to discuss your proposal,after which time you will receive a written summary of all
identified development requirements.
Information related to the preapplication process and Process II review is enclosed, along with a Master
Land Use application and development submittal checklist related to the Process II application. If you
have any questions regarding this letter, please feel free to call me at 253-661-4120.
Sincerely,
Jane Gamble
Associate Planner
enclosures
File#03-101425-000-00-AD Doc.I .22687
1144 EASTLAKE AVE E T 206.522.9510
surrE601 F 206.522.8344
sEATTLE,WA 98109 WNMI.pACLANO.COM
LETTER OF TRANSMITTAL
Date: May 21, 2003
To: Greg Fewins, Assistant Director of Planning, City of Federal Way
Jane Gamble, Associa nner, City of Federal Way
From: Shawn Parson
Re: Wal-Mart Store #2571; Federal Way, Washington
Canopy Treatment
Remarks:
Please find enclosed a floor plan for the canopy proposal 11"x17" sheet size, and accompanying
colored elevations, for your review. The colored photographs show different perspectives from
the following directions:
a. Existing south elevation with proposed revisions
b. Proposed southeast elevation
c. Proposed southwest elevation
d. Proposed northwest elevation
The canopy cover has been modified to reflect similar architecture as the original design of the
store, using similar materials, horizontal and vertical elements, to depict the original store's
design.
If you should have any questions or comments, please contact Steve Cash with Benchmark Group
Architects, 1-800-321-8721, or myself.
cc: Steve Cash, Benchmark Group Architects
Joe Geivett, PACLAND
2003117.001-47/febegftr02 jj
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