20-102489-Project Narrative-2020-05-29-V1
May 29, 2020 – Response 1 to agency comments
Pape Kenworth Northwest
NE Corner I-5 and 320th Street
Federal Way, WA
COMMUNITY DESIGN GUIDELINE NARRATIVE:
FWRC 19.115.010(2) - CPTED - Crime Prevention thru Environmental Design Principles:
Refer to the “Crime Prevention thru Environmental Design Principles (CPTED) Checklist” attached to
this submittal package.
It will cover natural surveillance, Access Control, Ownership issues.
STATEMENT OF ARCHITECTURAL DESIGN INTENT:
The proposed project is a large industrial facility that is located within the BC, Community Business
Zone. The use is ”Truck sales, service and repair” business and is an approved outright use . The gross
land area is 21.43 Acres and if removing the areas for public dedication, critical areas or
retention/detention areas, the net land area is 13.66 acres, a reduction of 7.77 acres or we might say 63%
usable land area. In addition to this, we have the BPA overhead transmission easement and this further
encumbers the site whereby no building structures can occur below the easement lines. The easement
occupies about 4.15 Acres in addition to the above encumbrances, reducing the “buildable” land area to
9.51 acres or we might say 44% net buildable land area. The area under the easement can be used for
vehicle parking, so this particular use takes advantage of the site restrictions and will fit well within this
area of the city.
The site will have large expanses of paved surfaces to accommodate 63-68’ long trucks (cab length 23-
25’, trailer length 40-43’). There will be large turning radii required to accommodate these trucks, in
addition to garbage and fire truck access. In addition, the site is considered “hilly” and with trucks that
tow what is referred to as “low boy” trailers, the surface of the pavement is sensitive to grade changes that
could cause the trailers to scrape the pavement. These low boy trailers sit 6-7” above the road surface so
the heavy equipment center of gravity stays as low as possible. The site was re-graded relatively flat with
uniform slopes for this reason.
The building will be composed of warm, earth tones (bronze brown and pewter accent) colors. There will
be two buildings onsite; Building A along north side of the site for the Kenworth office/showroom and
maintenance shop; Building B, at the southeast corner to house body shop bays.
The buildings will have a split-faced CMU wainscot to 3’4” above finished floor. The body of the
buildings will have a textured insulated metal siding or smooth-faced insulated metal panels as shown on
the material sample board and exterior elevations. The primary body, metal trim, doors, storefront,
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canopies will be dark bronze brown and highlight entry feature will be a metallic gray with a yellow
horizontal accent stripe on both buildings. Additional building signage will be added to the elevations to
express entry. The showroom will have full height glass on south and east walls and will have an
overhead door to allow a Kenworth truck cab to enter and park for advertising within the showroom.
The trash enclosures will be constructed out of split-faced cmu block to match the building. The gates
will have steel structure with a textured metal siding to match the building body. Dark brown coping and
metal gates will match the building. Large expanses of the building will be broken up with these
horizontal lines that are separated by material, color or textural changes.
End Statement of Architectural Design Intent
FWRC 19.115.050 - SITE DESIGN
(1) General Criteria:
(a) Natural Amenities: Subject site layout has been heavily influenced by Bonneville Power
Administration (BPA) power lines and easements along the south side of the site. The large
easement bisects the site in a northeasterly angle as shown on the site plans. The building layouts
and grades were dictated by this massive easement. Along the west side, there are varying degree
of slopes and at the bottom of this are wetlands that are designated on the site plan. The wetland
and buffers will be retained as a natural amenity and would be visible from both I-5 and from the
site. Within this naturally occurring landscaped area are groupings of both evergreen and
deciduous trees. Although we show a buffer reduction of 951 sf, there is a buffer addition of
1,422 sf along the west side of building A.
(b) Pedestrian Areas: To the extent feasible for an approved outright “industrial use,” we have
incorporated many pedestrian plazas with bench and table seating and textured concrete surfaces
with areas of landscaping to soften the edges. The pedestrian plazas around the primary entrance
created an inviting entrance for the customers. Other pedestrian areas were created for employees
as shown.
(c) Pedestrian Areas: Pedestrian plazas has been strategically placed at the primary building A
entrance and building B entrance to bring attention to all new and existing users. It is easily seen
and draws the eye to the primary entrance for all new customers.
(d) Overall Design Continuity – The building will have a split face CMU wainscot from finished
floor to 3’-4” and metal siding above to the building eave. The bottom of window sills will align
with the top of cmu wainscot. The trash enclosures will have the same split-face cmu wall that
matches the base of the building. The body shop will also have the same wainscot to match.
Pape also has their signature yellow paint band that integrates with their building and the wall
signage. At the building entry, there will be a 6’ minimum, 8’ maximum overhang with a special
protruding “eyebrow” design element and two 24” columns to express “Entry.” A similar
eyebrow will occur at the SE Corner of the Body Shop.
(e) Physical Features: Both the primary building A and body shop building B are very visible from
the 32nd Avenue South. Although we will have a 6’ height, black vinyl-coated chain link fence at
the perimeter of the facility, majority of areas on-site will be visible.
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(f) Access Control: The site will have a 6’ high perimeter black vinyl-coated chain link fence with
gates at the driveway approaches. Only building managers will have access to open the gates in
the morning and close at night. Manager’s, or those assigned, will typically be in a passenger car
and 25-27’ queue depth should suffice for them to park, get out, open the gate, then drive in
without blocking any traffic along 32nd Ave S.
(g) Utilize Site Design that Reflects Ownership: Property will be completely surrounded by a 6’
height black vinyl-coated chain link fence and will be primarily paved on-site with ¾ street
improvements on 32nd Avenue South and sidewalk improvements and pavement extensions on S.
320th Street. Site will be surrounded by a landscape buffer and will be maintained; 15’ along
32nd Ave S. and 5’ along all north, west and south perimeters. The Owner of the facility has their
own clientele to make sure the image of the facility meets their minimum standards.
(2) Surface Parking Lots: Site and landscaping for parking lots will conform to the current chapter
19.125 of the Federal Way Revised Code. This is an industrial facility that sells and maintains
Kenworth trucks and will require wide turning movements due to accommodating 63-68’ long trucks.
This site has two ways in and out. Majority of incoming truck traffic will have clearly delineated and
controlled areas to enter along the south driveway and check into the facility along the east side of
Building A with a canopy overhang. For Pac-Lease customers, they will enter along the north
driveway and check in along the north side of building A under the canopy overhang. All driveway
to entry areas are visible from the right-of-way
(3) Parking Structures: Not Applicable
(4) Pedestrian Circulation and Public Spaces:
(a) Primary entrances: Primary entrance is clearly visible from 32nd Avenue South along south side
of the primary building A. Accessibility from parking stalls and pedestrian plazas to building
entries will be provided. All accessible stalls will be placed adjacent to the building to eliminate
the need for accessible walks from crossing the drive aisles. Building B will have accessible stall
along the north side adjacent to the primary entrance.
(b) Pedestrian Pathways & Areas: Accessible stalls have been places against the building to avoid
pathways into the vehicular way. East and West passenger parking stalls have been connected to
building A by means of a 5’colored concrete walk flush with asphalt surfaces with maximum
cross slopes of 2% max and 5% maximum in the direction of travel. All slopes within the
accessible stalls, aisles and pathways to the building will have 2% maximum slopes unless at
ramps.
(c) Pedestrian Connections: Due to on-site grades, each building will have an accessible stall with
an accessible path to the primary entrance of each building A and B
(d) Bike Racks – Project includes bike racks at the entrance to each building. 6 bikes at building B
and 6 bikes at building A. Refer to pedestrian plazas for locations.
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(e) Outdoor Furniture: On-Site furniture, lighting, freestanding signs, benches trash receptacles
and fencing has been incorporated into the design. Majority of furniture items will be located
adjacent to the building or at the building entry plaza areas
(5) Landscaping: 15’ wide landscape screen along 32nd Avenue South and 5’ along the north, west and
south property lines will be provided at the property perimeter. At passenger parking stall areas,
parking lot landscaping will be provided as shown. Refer to Landscape plan.
(6) Commercial Service and Institutional Facilities: All outdoor trash enclosure areas will be
screened with 6’ height cmu walls along with Type III screening, minimum 6’ wide to soften the
edges per FWRC 19.12.040. The split faced cmu will match the building wainscot. The Trash
enclosure on the West side of Building B, Body Shop, will have a covered trash enclosure and the
bump-out will act as building modulation. The trash enclosure on the west side of building A will be
uncovered and is less than 175 sf (173 sf). Since this is commercial service, location of trash
enclosures are placed to provide maximum circulation for truck turning radii and minimum visibility
by placing enclosures furthest from the road or on the backside of the building. Electrical
transformers will be screen with type I landscape screen if located in the front yard. Location of
transformers to be determined.
(7) Lighting: See Site Photometric. Lights have been strategically placed to illuminate key portions of
the site via building lights and 25’ to 30’ high pole lights, subject to BPA review and comment within
their easement area. By directing sharp cut-off lights toward to interior of the site, this will mitigate
light spillage offsite as illustrated by the foot-candle layout attached.
19.115.060 - Building Design – All Zoning Districts
(1) General Criteria:
(a) Natural Topography: Natural topography is being used, however has been heavily influenced
by Bonneville Power ‘s (BPA) 262.5’ wide overhead easement in which absolutely no building or
building overhangs may be constructed within this easement. Additionally, we have wetlands to the
west and have utilized this are for storm detention facilities and retained the wetland and buffers
toward the west, minimizing modifications to this buffer and attempting to meet the Owner’s
minimum programmatic needs for office and shop space. Between the wetland buffers, steep slopes,
detention facilities and BPA/Construction Easements, the site is encumbered by 64%.
Due to the “Low Boy” Trucks entering and exiting the site, (Low boy trucks have trailers that ride
approximately 6-7” above the paved surface to provide easy access for large, heavy equipment such
as backhoes and larger tractors/blades), we had to match grades at 32nd Avenue South at the
driveways and level out the site as much as possible to provide a flat paved area that the low boy
trucks could enter and exit without scraping bottom. This dictated the building layout to occur on the
north side and hugs the east side adjacent to 32nd Ave S. to maintain as much distance from the
wetlands and steep slopes to the west. The layout also carves the paved parking surface around the
NW Corner to mitigate steep slopes, high retaining walls and structural fill.
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Building B, body shop, is independent from the main facility due to their separate operation and the
BPA overhead easement as mentioned above. It was programmatically required to have 5-6 drive-
through bays and is currently within 1’ of the BPA overhead easement.
(b) Building Siting: Due to the above, building A siting was limited to the northeastern portion of the
site and we are not aware of any views being obstructed that were designated by the comprehensive
plan or other adopted plans or policies. Building B was limited to the SE corner of the site and is 9’
lower in grade from the primary building due to natural topography. No viewpoints blocked that we
are aware of designated by the comprehensive plan or other adopted plans/policies.
(c) Materials and Design Features of Fences and Walls: The Trash enclosure walls will reflect the
split-face cmu wainscot on the building and the retaining walls along the NW, West and East sides
will be constructed out of a similar split faced “key-stone” wall that will emulate the split-faced cmu
on the building or 3-4 man rockery that will reflect the natural forest-like setting to the west.
(2) Building Façade Modulation: All building facades are required to have 2 of the four options listed
in this section.
Following are options used for each elevation for Primary Building A:
BUILDING A : OFFICE, SHOWROOM AND SHOP
North Elevation Shop:
Option c, contains a canopy, 25’ deep, full length elevation, see plan
Option a, facade modulation used, see site plan/floor plan for modulation sizes
North Elevation Office/Showroom/Parts:
Building length of 57’ on each side, < 60 feet, no modulation required
South Elevation:
Option c, Canopy 6’ deep x 162’ long on 212’ long elevation; 162/212 = 76%>50%, ok
Option d, Pedestrian Plaza, 2,350 sf% (2350/56,672 = 4% > 1%, ok)
Your comments indicated one plaza per building would be acceptable; we would apply this to the
south elevation
In addition, option a, Façade modulation is also used to express entry. We propose a special
design feature along the front entry that meets majority of the façade modulation, but per
19.115.060 (2)a, other angular forms may be considered if intent of section is met; we believe this
meets the intent. Also, we have applied a portion of the pedestrian plaza in the front, which
excludes public ROW adjacency, but still provides for a festive entrance. When two or more
options are provided, applicant may request planning review so the above combination may be
acceptable.
West Elevation Parts Warehouse:
Option b, 8’ Type II landscape screen applied to this elevation
Option a, façade modulation applied, see site plan and floor plan for modulations
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West Elevation Shop:
Option c, canopy, 15’ deep across entire elevation
Option a, façade modulation applied, see site plan and floor plan for modulations
East Elevation Parts Warehouse:
Option a, façade modulation applied, see site plan and floor plan for modulations
Option c, 25’ deep canopy applied to this elevation >50%
East Elevation Shop:
Option a, façade modulation applied, see site plan and floor plan for modulations
Option c, 15’ deep canopy applied to this elevation >50%
BUILDING B – BODY SHOP:
B - North:
Option c, contains a canopy, 15’ deep > 50%
Option a, façade modulation applied, see site plan and floor plan for modulations
B - West:
Option b, landscape screen, 8’ wide at base of building with type II screen
Option a, facade modulation applied, see site plan and floor plan for modulations
B - South:
Option c, contains a canopy, 15’ deep
Option d, pedestrian plaza Southeast side of bldg., 602 sf (602/14000= 4%, >1%, ok)
Option a, façade modulation applied, with 6’ overhang, see site plan and floor plan for
modulations
Façade modulation is also used to express entry. We propose a special design feature along the
front entry that meets majority of the façade modulation, but per 19.115.060 (2)a, other angular
forms may be considered if intent of section is met; we believe this meets the intent. Also, we
have applied a portion of the pedestrian plaza in the front, which has public ROW adjacency, but
no public access due to security fence. This plaza still provides area for employees. When two or
more options are provided, applicant may request planning review so the above combination may
be acceptable.
B - East:
Option b, landscape screen, 8’ wide at base of building with type II screen is superceded by the
15’ type I screen.
Option d, pedestrian plaza Southeast corner and Northeast corner of building. Plazas are both
double size of 200 sf minimum, so one can share the east elevation with either north or south
elevation
Option a, façade modulation applied, see site plan and floor plan for modulations
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(3) Building Articulation & Scale:
Items incorporated under section (b) area as follow:
Elevations will have items
o ii, window openings with metal trim,
o vi architectural overhangs/projections/canopies/ awnings
o vii material variations such as cmu brick veneer from finished floor to 3’4 a.f.f., metal
siding texture and metal color banding around the building to break up mass of facades.
o Viii Landscaped public plazas for sitting, eating and several have space for vendor carts
(4) Methods to reduce building massing:
(2) Project utilizes two primary building masses to bring the massing down in size. Building modulation,
canopys, landscaping and special façade modulation measures have been applied to the exterior
elevations to assist in breaking the building massing into smaller units.
19.115.070 Building and Pedestrian Orientation: All Zoning Districts:
(a) Building A length aligns with 32nd Avenue South. The primary entrance is along the south side of the
building since Truckers will enter off of the south driveway and head to the east side of the check-in
canopy. Passenger cars and office workers will enter the site and will be able to see the entrance from the
south driveway along 32nd Avenue South. Building B aligns with 32nd Ave S and primary entry is along
NE Corner. As primary customers enter the south driveway, they will check into the main building, then
be directed to the body shop to the south where entry is clearly visible.
(b) Building A pedestrian plazas have been located at the front of the office/showroom/parts warehouse
building for use by employees. Pedestrian plazas on Building B are located strategically at the entry and
southeast side to allow for seasonal sun or shade.
(c) Visual transparency along SE corner of building A will be provided into the showroom / office /
Entry area. Other areas are not intended to have transparency. Building B will have visual access to the
primary entrance and some glass in the overhead doors for natural lighting. Pape eye-brow design
element will be visible from S. 320th Street to show presence of the facility.
(d) Two buildings will be provided on-site however are separated by a grade difference of approximately
9’ due to existing terrain and matching grades along 32nd Avenue South. The Body Shop building at the
SE Corner of the site is an independent business for fixing bodies of truck cabs and the maintenance shop
to the north is used to mechanically maintain existing customers trucks. A pedestrian path has not been
provided since the path would not be accessible. Per IBC 1104, this section does not mandate connection
especially if it has a vehicular way not accessible by pedestrians per 1104.2, exception 2. On this
particular site, we do not wish to encourage pedestrian traffic within a high vehicular use site with large
trucks.
19.115.090 District Guidelines:
(a) Building A: Majority of passenger vehicle parking are located along the south side of the building in
front of the primary entrance to the office/showroom area. There will also be parking along the rear
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(west) and front (East). Building B will have employee parking for 6 stalls along north side of building
adjacent to the primary building.
(b) Primary building entrance at building A will be located along the south side and will be visible from
North bound traffic along 32nd Ave S. Majority of customer traffic will enter from S. 320th Street, turn
North bound onto 32nd Ave. S. Primary building entry will have an entrance canopy, awning with glass
windows below along with building wall signs above the main entry to express entry, making this an
easily identifiable location for new and existing customers. Building B will have primary building
entrance along Northeast corner, visible from 32nd Ave S and from the primary building A and will have
windows, canopy overhangs and signage to express entry.
(c) Entry – Both building A and B will have transparent glass and pedestrian scale overhangs/plazas for
both emphasizing entry and providing weather protection.
(d) Both building A & B will have ground floor entry plazas that exceed the minimum areas and will
provide seating, garbage containers and bike racks. Certain plazas will be populated with concrete tables
per site plan.
(e) No Ground-level mirror /reflected glass will be used on either building A or B.
(f) Entire facility will be surrounded by 6’ chain link fencing that will have black vinyl coating with
black powder coated posts primarily for security purposes.
End of Design Guideline Review