20-102489-MaxBldgHt-Justification-2020-10-02-V3
October 2, 2020 – Response 2 to agency comments
Pape Kenworth Northwest
NE Corner I-5 and 320th Street
Federal Way, WA
MAXIMUM BUILDING HEIGHT JUSTIFICATION:
FWRC 119.220.030 (1)
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MAXIMUM BUILDING HEIGHT:
i. Maximum building height – May not exceed 30’ above average building elevation (AABE)
when located within 100 feet of a residential zone (located on parcels to the east of 32nd
Avenue S.); otherwise 35-55 feet AABE. (See special regulations and notes #1 and #2 from
the use chart.)
1. If approved by the director of community development services, the height of a structure may
exceed 35’ above average building elevation (AABE) to a maximum of 55 ft. AABE, if all of the
following criteria are met:
a. The additional height is necessary to accommodate the structural, equipment, or
operational needs of the use conducted in the building, and / or all ground floor spaces have
a minimum floor to ceiling heigh of 13 ft. and a minimum depth of 15 ft.;
Due to existing grades and a long rectilinear building, the existing grade and proposed grade
differential is 21.8’ and creates a negative 7’-6” average building elevation (ABE). See North
Elevation on A2.1 and ABE Calculations in the drawings on A2.5. The building height is 35’-
11”from the Average Building Elevation to average gable roof elevation. If one were to
dimension from proposed finished grade, this height would be 28’-5”. For the front special
architecture, the height from ABE is 44’-0” or 36’-6” above proposed finished floor grade.
The Maintenance Bays will contain truck bays with upward acting overhead doors 16’ in height.
These door heights are necessary to allow clearance for the large trucks that will be serviced.
The overhead doors run straight up to avoid the wide flange beams that support a movable crane
that services all bays within the shop. The overhead crane requires a 20’ distance from finished
floor to bottom of hook. In addition, there is about 7’-8’ for the movable crane apparatus. This
28’ distance is what established the eave height at the low end of the building, shown at 28’-7”.
The metal building roof slopes at 1:12 minimum slope and this established the ridge height and
average gable roof elevation. The special entry overhang is more aesthetic in order to meet
criteria of the design review guidelines and also allow Pape Kenworth NW to have a nice looking
building entry where the primary entrance is emphasized by the special architectural forms and
glass for transparency.
The additional height, as described above, is necessary to accommodate the structural,
equipment, or operational needs of the use conducted in the building.
Pape Kenworth NW
Building Height Justification
October 2, 2020
Page 2
b. Height complies with note 2 below;
The subject building is over 160’ from the residential zone on the East side of 32nd Ave S. The
residential zone is also separated from the subject Community Business (BC) zone by 32nd Ave S
(Refer to Site plan, Sheet SP1).
c. Height over 35 ft. is set back from nonresidential zones by one ft. for each one ft. of height
over 35’;
The highest dimensional height from ABE to average gable roof elevation is 35’-11” (see North
elevation, sheet A2.1) and exceeds the 35’ by say 1’-0”. Since the distance from the Pape
building to the single family zone is 160 ft plus (see site plan with dimension), we clearly exceed
101’ distance by 59’; thereby allowing 11” above this height.
If one were to review the special architecture entry, the height is 44’ from ABE to top of parapet,
exceeding the 35’ by 9 ft. ( Refer to South Elevation, Sht A2.1) . This would require a 109’
setback and the subject site has 160 ft. from the Pape building to residential zone to the east.
Based upon this description, the heights over 35’ is set back from nonresidential zones by one ft
for each one ft. of height over 35’.
d. Rooflines are designed to avoid a predominantly flat and featureless appearance through
variations in roof heights, forms, angles and materials.
The rooflines contain a 1:12 roof pitch, however from the primary entrance, the special
architecture contains an overhanging design that serves as a 6’ weather protection and also
provides a tall 29 ft tall storefront glass wall that provides architectural variation, transparency
and expresses entry by drawing the public eye directly to the primary entrance of the building.
By providing the special architecture entrance design, it minimizes the big box look and provides
a scaled grand entry façade scheme and mitigates the effect of the big box building look.
Rooflines are designed to avoid predominately flat/featureless appearance by variation in roof
heights, extended overhanging forms, materials and special architectural features at the primary
entrance.
2. Building height may not exceed 30 ft AABE when located within 100 ft of a residential
zone
Refer to item b above.
End of Maximum Building Height Justification