21-102066-UP-Community Design Narrative - 2022-17-02-V3From: Brian Davis
Sent: Thursday, February 17, 2022 11:49 AM
To: Becky Chapin
Subject: FW: Smith Brothers Project
Attachments: 2022-02-14_ Smith Bros-Rendering.pdf; SBF - Elevation presentation
0216.pdf
From: Scott Hougham <shougham@kgip.com>
Sent: Thursday, February 17, 2022 11:48 AM
To: Brian Davis <Brian.Davis@cityoffederalway.com>
Cc: Andrew Coates <acoates@kgip.com>; Tim Johnson <Tim.Johnson@cityoffederalway.com>
Subject: RE: Smith Brothers Project
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Brian –
Here is our response back to your email on 1/29/22 regarding the façade treatment. Please reference
the attached exhibits.
“North Elevation. The pedestrian plaza satisfies one treatment option, one more is needed. “
Nelson:
1. Extended the canopy over the backside of the building. Canopy length is more than 50% of the
length of the façade.
2. Stepped parapet line above the warehouse roof to create horizontal articulation.
“West Elevation. The pedestrian plaza satisfies one treatment option, one more is needed. “
Nelson:
1. Added canopy along the warehouse wall of the building. Canopy length is more than 50% of
the length of the façade.
2. Parapet line was stepped between office and warehouse space.
“South Elevation. The south façade is visible from 9th Avenue South, and two façade treatments are
needed.”
Nelson:
1. Provided canopy above the truck court. Canopy length is more than 50% of the length of the
façade.
2. Stepped parapet line above the roof to create horizontal articulation.
3. 3-color panel composite to help visually reduce the façade scale.
Let me know if you have any questions.
Thank you,
Scott
Scott Hougham |
Development Manager
T: (425) 688-3915 | C: (206) 619-2938
SEATTLE | PORTLAND | BAY AREA
From: Brian Davis <Brian.Davis@cityoffederalway.com>
Sent: Saturday, January 29, 2022 11:33 AM
To: Scott Hougham <shougham@kgip.com>; Tim Johnson <Tim.Johnson@cityoffederalway.com>
Cc: Andrew Coates <acoates@kgip.com>
Subject: RE: Smith Brothers Project
Scott,
I took a deep dive this morning and found that the latest rendition definitely got us closer to crossing
this off our list for groundbreaking. One key phrase in the code I would focus on is “all building
facades…shall incorporate facade treatment,” meaning that each façade (except the east side which is
not visible from the right-of-way) must have at least two treatments, not five collectively. Here’s my
look at the three exposed façades:
North Elevation. The pedestrian plaza satisfies one treatment option, one more is needed. Some
suggestions:
· Extend the canopy over the doors at the backside of the building. Canopy needs to be 6 feet in
width and 50% of the length of the façade.
· The office portion does provide some modulation. However, there is a portion of the façade that
exceeds 60-feet with no modulation. Provide exterior modulation without adding gross floor
area. A bump out of two feet by six feet can be added as a feature to the exterior of the
building.
· Install eight-foot-wide Type II landscaping along the base of the façade.
· The canopy, modulations, and/or landscaping do not need to meet required length and/or width
if used in combination. The canopy can extend 30 or 40% of the façade if the gray areas can be
bumped out by one-foot. A portion of the building can have foundation landscaping if canopies
are incorporated and/or bump out modulation is added, etc.
West Elevation. The pedestrian plaza satisfies one treatment option, one more is needed. Some
suggestions:
· Canopy needs to be 6 feet in width and 50% of the length of the façade.
· The office portion does provide some modulation. However, there is a portion of the façade that
exceeds 60-feet with no modulation. Provide exterior modulation without adding gross floor
area. A bump out of two feet by six feet can be added as a feature to the exterior of the
building.
· Install eight-foot-wide Type II landscaping along the base of the façade.
· The canopy, modulations, and/or landscaping do not need to meet required length and/or width
if used in combination. The canopy can extend 30 or 40% of the façade if the gray areas can be
bumped out by one-foot. A portion of the building can have foundation landscaping if canopies
are incorporated and/or bump out modulation is added, etc.
South Elevation. The south façade is visible from 9th Avenue South, and two façade treatments are
needed. Some suggestions:
· A canopy is provided over the loading docks. One additional treatment is necessary.
· There is option for horizontal modulation, such as roofline modulation. Another option is to
bump out the red metal panel by two feet so it provides the some depth and modulation.
These are only suggestions. If you have other ideas that meet the design guidelines, by no means are
you obligated to use mine.
Hope this helps!
Brian Davis
Community Development Director
City of Federal Way, WA
Office: 253-835-2612 | Cell: 253-455-4082
From: Scott Hougham <shougham@kgip.com>
Sent: Friday, January 7, 2022 10:27 AM
To: Brian Davis <Brian.Davis@cityoffederalway.com>; Tim Johnson
<Tim.Johnson@cityoffederalway.com>
Cc: Andrew Coates <acoates@kgip.com>
Subject: Smith Brothers Project
[EXTERNAL EMAIL WARNING]
This email originated from outside of the City of Federal Way and may not be trustworthy.
Please use caution when clicking links, opening attachments, or replying to requests for
information. If you have any doubts about the validity of this email please contact IT Help Desk
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Happy New Year Brian & Tim –
I hope you both enjoyed the holidays.
Brian, I am responding to your request, per our phone conversation a couple of weeks ago, about
providing some additional façade treatment to offset the removal of the exterior wall modulation.
Attached is a revised rendering that shows the addition of a canopy along the north elevation and one
canopy along the west elevation. We have also added another grey panel on the north elevation to help
break up the white massing of the cooler / freezer space. Lastly, below is a narrative of how our current
design is meeting the design intent of the code.
Our design responds to the requirements listed in section 19.115.060 Building Deign – All zoning districts
of the City Municipal Code. We have incorporated 5 items to consider related to Façade Treatment, the
code specifies a minimum of 2 items.
1. Step Up Roof Height – Per 19.115.060 (1) (a) We have separated the office portion of the
building from the warehouse in a way that we step up from the office to the warehouse roof
approximately 6 feet. There is some grade change across the site in addition to the roof
modulation.
2. Façade Modulation – Per 19.115.060 (2) (a) We have separated the office portion of the
building from the warehouse with a minimum of 2’ depth and minimum of 6’ width modulation.
3. Canopies - Per 19.115.060 (2) (c) We have incorporated 2 canopies on the north side and 1
canopy on the west side.
4. Color - Per 19.115.060 (3) (b) (VII) We have contrasting color variations to break up the
continuous walls.
5. Plaza - Per 19.115.060 (2) (d) We have incorporated a plaza area at the northwest corner of the
office.
I also wanted to check in with you and Tim to see if there has been any progress made on our request to
waive the frontage / street improvements along 9th Ave S and S 344th St?
Let me know if you have any questions or need anything else from us.
Thank you,
Scott
Scott Hougham
Development Manager
kgip.com
T: (425) 688-3915
C: (206) 619-2938
shougham@kgip.com
11225 SE 6th Street
Bellevue, WA 98004
SEATTLE PORTLAND BAY AREA
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