20-102047-Planset-05-27-2020-V1a
FWRC 19.220.050-Multifamily Dwelling Units Building Height Limit: 65 feet Complies PA1-2 & PA1-3
FWRC 19.220.050-Multifamily Dwelling Units All nonresidential ground floor spaces must have a minimum floor-to-ceiling height of 13 ft. and a minimum depth of 15 ft.Complies PA1-2 & PA1-3
FWRC 19.220.050-Multifamily Dwelling Units All buildings except for related parking structures up to 65ft. In height (six stories), must be gabled with pitched roofs, unless the buidling is taller than 35 ft. (three
stories) with a rooftop that contirbutes to the mulifamily open space requirements.Project intends to provide amenity space on the podium rooftop - to be determined.
S. 348th Street Façade: (Façade A 142'-6") + (Façade B 274'-8") = Total Façade Length
417'-2" x 60% = 250'-4" req'd to be occupied by one or more use(s) in this zone. 275'-
5" Commercial use provided = Comply
1st Ave. S. Facade: (Facade C 297'-6") + (Facade D 71'-11") =Total Facade Length 369'-5"
x 40% = 95'-9" req'd to be occupied by one or more use(s) in this zone. 147'-2"
Commercial use provided = Comply
FWRC 19.220.050-Multifamily Dwelling Units For 100 dwelling units or more on a subject property, 25 percent of parking shall be underground or on the first floor within the building footprint, except for visitor
parking, which can be surface parking.
475 Total Stalls Provided x 25% = 118.75 stalls to be underground or on the first floor
within building footprint. 190 provided > 119 required = Comply
Parking spaces shall be provided as follows:
Efficiency dwelling units – 1.0 per unit
Studio dwelling units – 1.25 per unit
One-bedroom dwelling units – 1.5 per unit
Dwelling units with two bedrooms or more – 2.0 per unit.
FWRC 19.130.170 Compact Car Spaces The applicant may develop and designate up to 25 percent of the number of parking spaces for compact cars.475 Total Stalls Provided x 25% = 118.75 stalls allowed to be compact. 118 compact
stalls provided.
FWRC 19.220.050 Multifamily Dwelling Units
The subject property must provide usable open space in a total amount equal to at least 150 sq. ft. per dwelling unit, and may include private spaces such as yards,
patios, and balconies, as well as common areas such as playgrounds, recreation rooms, plazas, rooftop terraces, pools, active lobbies, atriums, or other areas the
director deems appropriate. A minimum of 25 percent of the usable open space provided must be common open space. Private open space such as a patio, porch,
balcony, or yard may be credited toward total residential usable open space, if such private open space is a minimum of 48 square feet and has a minimum dimension of
six feet.
Podium Units 144 + Quad Units = 240 Total Units x 150 sf = 36,000 sf of Usable Open
Space Required (Podium
Deck Provided: 3,600 sf) + (Quad Deck Provided 10,250 sf) + (Plaza Area Provided: 8,570
sf) + (Residential Outdoor Amenity Provided: 3,763 sf) + (Indoor Amenity: 2,850 sf) +
(Rooftop Deck: 7,000 sf) = 36,033 sf of Usable Open Space Provided = Complies
FWRC 19.110.010 Affordable Housing Regulations New projects involving 25 dwelling units or more are required to provide affordable dwelling units as part of the project. Noted. Affordable units to be provided.
FWRC 19.110.040 Regulation of distance between
structures – Regarding maximum horizontal facade.
Two structures will be treated and considered as one structure if any elements of the structures, other than as specified in subsection (2) of this section, are closer than
20 feet to each other. All structures are separated by a minimum of 20 feet.
FWRC 19.115.090 District guidelines.(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (For residential uses only)Complies
FWRC 19.115.090 District guidelines.(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. (For residential uses only)Complies
(a) Type III landscaping five feet in width shall be provided along all properties abutting public rights-of-way and ingress/egress easements.Complies
(b) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district.Complies
(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 Complies
FWRC 19.125.070 -Parking Lot Landscaping (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.
219 Residential Stalls provided x 15 sf = 3,285 sf Landscape Area Required
22,401 sf of Landscape Area Provided at Residential Parking Areas = Complies
FWRC 19.125.070 -Parking Lot Landscaping
(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
Complies
FWRC 19.125.150 -Solid Waste Receptacles-Placement
and Screening
Table A: Shared storage space for solid waste containers (More than 100 dwelling units) - 575 square feet plus 4 square feet for each additional unit above 100, except
as permitted in subsection (7(c) of this section.
96 Residential Units = 575 sf of Shared Storage Space for Solid Waste Containers
Required. 1,145 sf of Shared Storage Space for Solid Waste Containers Provided =
Complies
FWRC 19.125.150 -Solid Waste Receptacles-Placement
and Screening
(7b) Mixed-use development that contains both residential and nonresidential uses shall meet the storage space requirements shown in Table A for residential
development, plus 50 percent of the requirement for nonresidential development.
FWRC 19.135.150 Bicycle Facilities (1) Bicycle facilities shall be installed as indicated on the bicycle/pedestrian facilities plan as shown in the currently adopted comprehensive plan. Bicycle storage to be included inside parking garage and exteriror stalls along both
ROW and through out the site.
3) Rockeries and retaining walls; for commercial and multifamily lots, rockeries and retaining walls shall be: (a) a max. of 6’ in height from finished grade at base of wall
to top of wall. (b) there shall be a minimum 3’ landscape setback at the base of each rockery or retaining wall.
(4) The width of the terrace between any two vertical rockeries and or retaining wall shall be a minimum of 5’ horizontal feet to allow for landscaping and maintenance.
(5) terraces shall be planted with Type III landscaping
(6) Rockeries and retaining wall shall be set back a minimum of 3’ from adjacent public ROW.
(7) Rockeries and retaining walls visible from a public ROW or adjacent property shall be composed of rock, brick or other textured/patterned wall style
FWRC 19.125.070 -Parking Lot Landscaping (2) Type IV Landscaping. (ai) Commercial shall provide the following twenty square feet per parking stall when 50 or more parking stalls are being provided. (ii)
residential developments with common parking areas shall provide landscape areas at a rate of 15 square feet per parking stall 66 Commercial Stalls Provided x 20 sf = 1,320 sf of Landscape Area Required.
FWRC 19.125.070 -Parking Lot Landscaping (6) Vehicle overhang into any landscaping area shall not exceed two feet Complies
FWRC 19.110.070 -Parking Lot Landscaping Vents, mechanical, elevator equipment and similar appurtenances that extend above the roofline must be surrounded by a solid sight-obscuring screen that is integrated
into the architecture and obscures the view of the appurtenances from adjacent streets and properties.Complies
FWRC 19.120.130-Tree and Vegetation Retention
Standards (2) Tree density requirements. 20 tree units/acre Noted. 8.25 acres x 20 = 165 Trees required
Reference SheetProject CompliancyCode DescriptionFWRC Code Section
FWRC 19.125.060 Landscaping requirements by zoning
district.
FWRC 19.220.050-Multifamily Dwelling Units
To be confirmed with Civil if walls taller than 6' in height are needed.FWRC 19.125.060-Landscaping Requirements by
Zoning District
Multi-unit housing and accessory living facilities may be located on the ground floor of a structure only as follows: (a) ground level space that spans at least 60 percent of
the total length of the principal commercial facade of all buildings, as determined by the director, is occupied with one or more other use(s) allowed in this zone; and (b)
ground level space that spans at least 40 percent of the total length of all other street-facing facades of all buildings is occupied with one or more other use(s) allowed in
this zone. Parking in conjunction with other uses allowed in this zone may also be located on the ground floor of the structure if non-visible from the right-of-way or
public areas.
FWRC 19.220.050-Multifamily Dwelling Units
(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.
Primary entry at northwest corner. Entry to primary commercial visible from campus
side.PA1-0
(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.
Project will delineate these paths and areas using variation in paved texture and color.
Landscaping is provided adjacent to pedestrian paths.PA1-0
(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.
This can be explore on the West wing by stepping down the building PA1-3
(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.
Confirm which facades are subject this this req't and select 2 options below from a-d. PA1-2 & PA1-3
(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.Commercial Building complies.PA1-2 & PA1-3
(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.
PA1-2 & PA1-3
(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.PA1-2 & PA1-3
(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.Complies PA1-0
(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.PA1-2 & PA1-3
(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:See building elevations.PA1-2 & PA1-3
(i) Showcase, display, recessed windows;PA1-2 & PA1-3
(ii) Window openings with visible trim material, or painted detailing that resembles trim;PA1-2 & PA1-3
(iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting;PA1-2 & PA1-3
(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;PA1-2 & PA1-3
(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);PA1-2 & PA1-3
(vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings;PA1-2 & PA1-3
(vii) Material variations such as colors, brick or metal banding, or textural changes; and PA1-2 & PA1-3
(viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities.PA1-2 & PA1-3
(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:PA1-2 & PA1-3
(a) Reduce the apparent bulk of a building by breaking it into several smaller masses and varying the roof line with architectural elements.PA1-2 & PA1-3
(b) Consider options such as upper level setbacks in order to minimize bulk and shadow impacts on adjacent development.N/A
(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.
Individual window trim, decks are being provided. Shed roofs are being provided en lieu
of gables. A variety of materials are being provided. Canopies are provided at building
entrances.
PA1-2 & PA1-3
(2) Commercial component(s) shall contain individual or common ground-level entrances to adjacent public sidewalks,Complies PA1-2 & PA1-3
(3) Commercial and residential components may have different architectural expressions, but the façade shall exhibit a number of unifying elements to produce the
effect of an integrated project.PA1-2 & PA1-3
(5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way.Courtyards are being provided and not visible from the right-of-way.PA1-0
(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.Commercial Building entrances are facing the interior of the campus. Please confim ok.PA1-2 & PA1-3
(c) Building entrances shall be architectrually emphasized and shall incorporate transparent glass.Complies PA1-2 & PA1-3
(d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amentities, 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 access to other existing plaza or
streetscape features.
PA1-2 & PA1-3
(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (Residential only)Complies PA1-0
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk.Complies PA1-0
(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 design so windows overlook them.PA1-0
(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.Quad Units on the ground floor have private outdoor space.PA1-0
(p) Building facades that exceed 120 feet in length and are visible from the adjacent residential zone, right-of-way, public park, or recreation area shall incorporate a
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 integrall to the building structure from base to roofline.
Provided at the Podium's noth and west elevation. Complies.PA1-0,PA1-2 & PA1-3
(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.
The buidlngs will continue to be designed with a distinct base, middle and top. Currently
shown are shed roof forms which comply.PA1-2 & PA1-3
(r) Residential design features, includign but not limitd to entry porches, projecting windows, 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.
Residential features include private decks, windows with trim, and shed roof forms.PA1-2 & PA1-3
Project Compliancy Reference Sheet
FWRC 19.115.090 District guidelines.
FWRC 19.115.080 Mixed-use residential buildings in
commercial zoning districts.
FWRC 19.115.060
FWRC Code Section
FWRC 19.115.050 Site design – All zoning districts.
FWRC 19.115.060 Building design – All zoning districts.
Community Design Guidelines
b