22-102749-UP-Community Design Guidelines Narrative-06-15-2022-V1Chapter 19.115
COMMUNITY DESIGN GUIDELINES
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.
There are no existing natural amenities on -site.
(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.
There are no pedestrian areas or amenities proposed on -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.
There are no pedestrian areas or amenities proposed on -site.
(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.
The proposed industrial site features miscellaneous material handling and storage
equipment unique to a concrete plant. The overall site design shall strive to blend the
unique equipment with the surrounding area.
(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.
The office/shop/storage building will be centrally located on -site.
(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.
The site proposes perimeter fencing and includes gates on the two entrances that will be
locked after hours when the site is closed.
(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.
The site will be well maintained, landscaped and on -site lighting is proposed during
evening hours.
(2) Surface parking lots.
(a) Site and landscape design for parking lots are subject to the requirements of
Chapter 19.125 FWRC.
A landscape plan designed by a licensed landscape architect has been completed
following 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.
A vehicle turning design has been completed for the on -site circulation of the concrete
trucks. Directional signage will be clearly displayed. See truck route exhibit attached.
(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.
The proposed driveways on Pacific Hwy S and S 3515t Street are clearly visible from the
right-of-way. There will not be any pedestrians access to adjoining properties through the
site. Shared driveways are not proposed for this project.
(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.
N/A
(e) See FWRC 19.115.090 for supplemental guidelines.
I 19.115.060 Building design - All zoning districts.110 SHORE
(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.
Not applicable, no significant changes in elevation exist on -site.
(b) Building siting or massing shall preserve public viewpoints as designated by the
comprehensive plan or other adopted plans or policies.
N/A
(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.
The perimeter fence materials and design features will reflect that of the primary building.
No rockeries or retaining walls are proposed.
(2) Building facade modulation and screening options, defined. Except for zero lot line townhouse
development and attached dwelling units, all building facades that are both longer than 60 feet
and are visible from either a right-of-way or residential use or zone shall incorporate facade
treatment according to this section. Subject facades shall incorporate at least two of the four
options described herein; except, however, facades that are solidly screened by Type I
landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use
facade modulation as the sole option under this section. Options used under this section shall
be incorporated along the entire length of the facade, in any approved combination. Options
used must meet the dimensional standards as specified herein; except, however, if more than
two are used, dimensional requirements for each option will be determined on a case -by -case
basis; provided, that the gross area of a pedestrian plaza may not be less than the specified
minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center
core and city center frame.
Not applicable, the office/shop/storage building fa4ade does not exceed 60 feet in length.
(3) Building articulation and scale.
(a) Except for zero lot line townhouse development and attached dwelling units, building
facades visible from rights -of -way and other public areas should incorporate methods of
articulation and accessory elements in the overall architectural design, as described in
subsection (3)(b) of this section.
The office building facade is visible from the right-of-way and incorporates the use
accessory elements.
(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.
(c) See FWRC 19.115.090(3) for supplemental guidelines.
Showcase windows
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Figure 12 - FWRC 19.115.060(3)
Landscaping
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Figure 13 - FWRC 19.115.060(3)
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(4) Methods to reduce building massing. The following is a nonexclusive list of methods to be
utilized in construction of buildings in order to reduce their impacts on development located in
an adjoining zoning district that permits less intensive residential or commercial uses:
The office/shop/storage building is only two stories and 3,600 s.f. and will not be an impact on
any of the adjacent developments.
19.115.070 Building and pedestrian orientation - All zoning
districts.16— SHARE
(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 19.115.0' 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.
The office/shop/storage building for this project does not have features such as lobbies or
display windows. The entrance facade to the office/shop/storage building is oriented to
the entrance off Pacific Highway South.
(b) Plazas, public open spaces and entries should be located at street corners to optimize
pedestrian access and use.
Not applicable, no plazas or public open spaces are proposed on -site.
(c) All buildings adjacent to the street should provide visual access from the street into
human services and activities within the building, if applicable.
Not applicable, no buildings are proposed adjacent to the street.
(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.
Not applicable, there is only one building proposed on -site.
I 19.115.090 District guidelines.
(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).
The site is proposing one office/shop/storage building that will provide 4 parking spaces
on the side. There is no parking proposed adjacent to the right-of-way.
(b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way.
The entrance facade to the office/shop/storage building is oriented to Pacific Highway
South
(c) Building entrances shall be architecturally emphasized and shall incorporate
transparent glass.
The office/shop/storage building entrance shall include an awning, signage and window
treatment.
(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.
Not applicable, there is no retail sales or services proposed for this project.
(e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-
way or pedestrian area.
No mirrored or reflective glass is proposed to be used on site.
(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.
The perimeter fencing shall be screened by a 10 feet landscape buffer.
(3) Parking structures (includes parking floors located within commercial buildings).
N/A
(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.
The primary entrance to the office/shop/storage building will be clearly visible from the
right-of-way by directional signage. The project is not anticipating public pedestrian
access.
(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.
The project is not anticipating public pedestrians access therefore pathways are not
proposed.
(c) Pedestrian connections should be provided between properties to establish pedestrian
links to adjacent buildings, parking, pedestrian areas and public rights -of -way.
There will be no pedestrian connections between adjacent properties due to the industrial
nature of the project.
(d) Bicycle racks should be provided for all commercial developments.
No bicycle racks are proposed for this industrial project.
(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.
No outdoor furniture is proposed due to the industrial nature of the project. On -site
lighting will be provided.
(5) Landscaping. Refer to Chapter 19.125 FWRC for specific landscaping requirements and for
definitions of landscaping types referenced throughout this chapter.
All landscaping requirements of Chapter 19.125 will be incorporated into the landscape site
plan including a 10 feet Type II buffer along the perimeter of the site.
(6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19,125.040 for
requirements related to garbage and recycling receptacles, placement and screening.
(a) Commercial services relating to loading, storage, trash and recycling should be located
in such a manner as to optimize public circulation and minimize visibility into such
facilities.
The exterior trash enclosure area will be located in the southwest corner of the site and will be
screened from abutting properties and/or public rights -of -way by a 100 percent sight -obscuring
fence or wall and appropriate landscape screen. The receptacles will be covered. Collection
equipment will have adequate vertical clearance and an adequate turning radius to ensure
access and ease of ingress and egress to the storage area. The storage area will not interfere
with the primary use of the site. The area is located so that collection of materials by trucks
shall not interfere with pedestrian or vehicular movement on -site. The storage area is not
located in an area incompatible with noise, odor, and frequent pedestrian and vehicle traffic.
(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).
(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.
A photometric lighting plan that meets the standards of the Illuminating Engineering Society
(IES) minimum outdoor light levels is included with the project submittal. The plan will
incorporate the above lighting requirements in addition to CPTED lighting standards.
(b) Drive -through facilities, such as banks, cleaners, fast food, drug stores and service
stations, etc., shall comply with the following:
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