21-104309-Project Narrative-04-12-2023-V3
20-046_Midway Samoan Church Project Narrative
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April 12, 2023
City of Federal Way
Community Development Department
33325 8th Ave S
Federal Way, 98003
ATTN: Community Development Department
RE: Midway Samoan Assembly of God Church
29276 Military Road S, Federal Way, WA
Project Narrative
The proposed project consists of a new religious facility and associated parking lot to be
constructed on the existing property, which is currently owned by the Midway Samoan Assembly
of God Church. All existing structures will be demolished, and the site completely redeveloped to
accommodate this new facility.
The new religious facility will include a 221-seat sanctuary, multi-purpose children’s room,
classrooms, and administrative offices. The site will include parking, an entry plaza, a children’s
playground area, and trash corral. The building will use a variety of rooflines and heights, as well
as a mixture of wood-finished siding and metal panels to create visual interest along the street and
at the parking side of the building. A stylized cross and custom metal panels will provide accents
that celebrate the culture of the community that forms the church’s congregation.
The existing site consists of two contiguous parcels, both owned by the Church. An existing
wetland is located at the northeast corner of the site and a steam is located just beyond the east
property line. The neighboring properties are all residential. The site is served by Military Road
South on the west side of the property. Currently, the Church is run out of a converted house
structure that sits at the center of the property.
The new building will be located at the southwest corner of the site with the parking area north of
the structure. This placement maximizes the developable area for the building and places
driveway access to the parking lot at a location most appropriate to meet the City’s driveway
spacing requirements and the sight-distance requirement needed for the existing street conditions.
The existing site has driveway access to Military Road South at two locations. Currently, the north
driveway is primarily used and use of the southern drive is discouraged due to limited visibility of
traffic approaching the site from the south, which has led to accidents in the past. The proposed
project will close the southern driveway and modify the northern driveway for easier access. At the
pre-application meeting for this project (File #20-103926-PC) it was established that a right-of-way
dedication and off-site improvements would be needed to bring Military Way South up to current
standards. The required driveway spacing was also discussed to ensure proper distance from the
neighbor’s driveway to the north. Per Permit #21-100005-00-SM a reduced right-of-way
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dedication of 15 feet is allowed, as is the driveway location proposed, with a width of 30 feet.
These allowances are reflected in the proposed design.
As mentioned previously, there is a Category II wetland on site, in the northeast corner. Due to the
size of the wetland and the required buffer, the area available on site for development is only a
fraction of the site area. To meet the needs of the property owner while honoring the intent of the
city code, we are requesting several departures:
· Request for Administrative Decision regarding stormwater drainage – there is not
enough room on site outside of the wetland buffer to support a detention pond, so this
request is to allow for an underground detention facility. See associated permit submittal
#23-101837-AD for supporting narrative and documentation.
· Street Modification – in addition to approved #21-100005-00-SM, reducing the right-of-
way dedication, and allowing a departure from the driveway spacing requirement, we are
requesting a waiver of lane widening. This is due to the negative impacts anticipated if this
single stretch of the road is non-continuous with the road at adjacent properties. See
associated permit submittal #23-101838-SM for supporting narrative and documentation.
· Wetland Buffer Reduction – we are requesting a 25% wetland buffer reduction with
enhancement per FWRC section 19.145.440(6). See Wetland Buffer Reduction & Intrusion
into Stream Buffer Request narrative below for the full request.
· Intrusion in Stream Buffer – we are requesting an intrusion into stream buffer per FWRC
section 19.145.330 to allow for construction of the sanitary sewer to the existing main
located at the east side of the property, allowing for a gravity line. See Wetland Buffer
Reduction & Intrusion into Stream Buffer Request narrative below for the full request.
· Development within Wetlands – we are requesting limited development with the wetland
per FWRC section 19.145.430(2) to allow construction of a sanitary sewer line and
demolition of an existing structure that is partially located within the wetland. See
Development within Wetlands narrative below.
· Parking Area Location Modification – we are requesting a modification to the parking
area location per FWRC section 19.130.090. Please see the Parking Area Modification
narrative below for more information.
· Administrative Variance for reduced building setbacks – we are requesting a 25%
reduction of the required building setbacks per FWRC section 19.45.015, since the area
onsite allowing development is greatly impacted by the wetland. See Administrative
Variance narrative below and submitted application form for the full request.
· Modification of Landscape Buffers – we are requesting a 25% reduction of width at the
perimeter landscaping with enhanced landscaping per FWRC section 19.125.100.3. See
section 119.115.050.5 in the Community Design Guidelines narrative below for more
details.
· Design Guideline Departure at east façade – we are requesting a design guideline
departure per FWRC section 19.115.020 to allow the use of the canopy/ arcade option in
lieu of landscape screening to meet the building façade modulation requirement. This will
allow for installation of a children’s play area that can be seen and easily accessed from
the building. The natural wetland also already provides a deep landscaped area from the
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building to the adjacent residential property. See section 119.115.060.2 in the Community
Design Guidelines narrative below for more details.
· Alternative Methods Request to organize and shape the structural element of an
institutional use building – we are requesting use of alternative methods per FWRC section
119.115.100.5 that the required structural modulation be allowed as a structural change to
building massing with roof modulation rather than a traditional façade modulation. See
section 119.115.100.5 in the Community Design Guidelines narrative below for more
details.
Compliance with FWRC Section 19.115 – Community Design Guidelines
19.115.010(2) – CPTED – Implement Crime prevention through Environmental Design principles
to reduce opportunities for criminal activities.
1. Natural Surveillance
Principal building entrance and plaza are located within easy visibility of the public street
and overseen by the Church’s office area.
2. Access Control
Fencing is proposed at the sides and rear of the developable area of the property to
prevent access from those directions. Additional fencing will prevent access to the
playground, when not used for supervised play. All doors to the building will be lockable.
3. Ownership
Windows will overlook the plaza and public street, providing visual access to the occupation
of the building. New landscaping and irrigation per City standards combined with exterior
building materials that are durable and easy to maintain will all contribute to the perception
of the building and site being “owned” and occupied.
19.115.050 Site Design
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.
Proposed design protects existing on-site wetlands and nearby stream, proposing a
reduced but enhanced buffer, including removal of an existing shed structure that
sits within the wetlands buffer and enhanced plantings.
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.
Proposed site design includes an outdoor plaza located at main building entry and
wide covered walkways along the north and east sides of the building. The Owner
will provide benches, a table and chairs, and planters to meet the plaza plan now
included.
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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.
Proposed outdoor plaza is directly outside main entrance, borders the parking lot,
and is visible from the public sidewalk. The covered walkways are also adjacent to
and visible from the parking lot and lead to secondary entrances and exits.
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.
Proposed building design alternates vertical metal siding with horizontal engineered
wood siding to break up the façade while maintaining a consistent palette and style.
A wide accent soffit feature wraps the building to double as a covered walkway.
e. Place physical features, activities, and people in visible locations to maximize
the ability to be seen, and therefore, discourage crime.
Primary entrance and outdoor plaza are visible to both parking lot and the street.
The parking lot is also laid out close to street and maximizes visibility to and from
building.
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.
Proposed site design includes a fence to be located at the rear and sides of the
developed area, to limit access to the street-side of the property. Proposed
playground will be fenced to limit access and all building doors will be lockable.
g. Design buildings and utilize site design that reflects ownership.
Fencing at rear and sides limit access to the developed property. Facing the open
street-side will be the paved outdoor plaza, parking area, maintained landscaping,
and windows from rooms that will be frequently used.
2. Surface parking lots.
a. Site and landscape design for parking lots are subject to the requirements of
Chapter 19.125 FWRC.
Site design includes required landscape buffers and landscaped islands providing
interior parking lot landscaping.
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.
Parking lot designed with a drive that forms a continuous circulation loop for ease of
access without dead ends.
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.
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Adjacent properties are private residences, so a shared driveway is not feasible. As
proposed, the driveway is located toward the north end of the site, while the
pedestrian access is located at the south end of the parking lot, providing direct
access to the plaza and main building entry.
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
Not applicable to this project.
e. See FWRC 19.115.090 for supplemental guidelines.
See below for responses to FWRC 19.115.090 guidelines.
3. Parking structures (includes parking floors located within commercial buildings).
Not applicable to this project.
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.
Primary entrance is visible from both the parking lot and the right-of-way and is
distinguished by its location in relation to a prominent building accent and being
within a large expanse of storefront. The public pathway to the right-of-way leads
directly off from the plaza, bordered by landscape for a safe direct route between
public sidewalk and primary entrance.
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.
Parking lot surface is to be asphalt paving. Pedestrian plaza pavement to be
stamped concrete. All other pedestrian walkways to be exposed aggregate concrete.
c. Pedestrian connections should be provided between properties to establish
pedestrian links to adjacent buildings, parking, pedestrian areas and public
rights-of-way.
Adjacent properties are private residences, so pedestrian connections are not
proposed.
d. Bicycle racks should be provided for all commercial developments.
Bicycle racks are provided at the pedestrian plaza, near the main entrance.
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.
Lighting is incorporated within the parking lot islands and on the building. Fencing to
be a solid wood, see Landscape plans for detail.
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f. See FWRC 19.115.090 for supplemental guidelines.
See below for responses to FWRC 19.115.090 guidelines.
5. Landscaping
Proposed landscaping includes native and adapted trees, shrubs, and groundcovers in
open spaces, parking lot interior and perimeter. However, we are requesting a 25%
reduction in perimeter landscaping width per FWRC section 19.125.100.
Landscaping Modification Request
We are requesting a modification to the landscape perimeter buffer width to best comply
with the wetland buffer required for this site, preserving that natural area, and addressing
the special needs of the church community in ownership of the property. Per the
modification option allowed in FWRC section 19.125.100(3), we are proposing a 25%
reduction in perimeter width and substituting that width with enhanced landscaping,
including a 4’-0” tall wood fence since the on-site grades do not lend themselves to a berm.
Overall, the impact of the perimeter landscaping proposed will be superior to the standard
buffer, still complies with the purpose of the perimeter landscaping, and does not violate
any other ordinances or codes.
6. Commercial service and institutional facilities
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.
Corral for trash and recycling bins is located behind parking lot to minimize visibility
from street and primary entrance while still providing easy access from building.
Corral consists of solid walls to screen bins from public view.
b. Site utilities shall comply with the following:
i. Building utility equipment such as electrical panels and junction boxes
should be located in an interior utility room.
ii. Site utilities including transformers, fire standpipes and engineered
retention ponds (except biofiltration swales) should not be the dominant
element of the front landscape area. When these must be located in a
front yard, they shall be either undergrounded or screened by walls
and/or Type I landscaping, and shall not obstruct views of tenant
common spaces, public open spaces, monument signs, and/or
driveways.
Building utility equipment to be in an interior Electrical room. Transformer is located
well within the landscaped perimeter, to be screened from casual view. A generator
is to be located at rear side of building.
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.
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iii. Lighting standards shall not reduce the amount of landscaping required
for the project by Chapter 19.125 FWRC, Outdoors, Yards, and
Landscaping.
Lighting will be designed per all FWRC requirements, with cut-off shields to prevent
off-site glare. See attached site photometric plan for lot light levels.
19.115.060 Building Design – All zoning districts
1. General criteria.
a. Emphasize, rather than obscure, natural topography.
Site has rolling topography with higher elevations near road. Proposed grading
levels and extends higher elevation within developable area, raising this area above
the level of adjacent wetlands to prevent flooding.
b. Building siting or massing shall preserve public viewpoints as designated by
the comprehensive plan or other adopted plans or policies.
There are no public viewpoints associated with this site.
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.
Proposed fences to be solid wood that will match proposed wood siding on building.
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.
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.
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.
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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.
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.
All of the facades of the proposed building are longer than 60 feet and visible to the right-of-
way or residential zones and so designed to meet this standard. Please see below for
details.
· North façade proposes use of façade modulation, canopy or arcade, and pedestrian
plaza:
o Façade modulation: The primary entrance sits in an alcove about 6 feet deep
and over 16 feet wide and the roof steps up from about 14 feet tall for widths
of about 20 feet and 12 feet to a sloped roof reaching to about 27 feet at the
central sanctuary space.
o Canopy or arcade: A wide covered walkway forms an arcade feature
extending along 62 percent of the façade length.
o Pedestrian plaza: Proposed building area is 12,465 square feet. Proposed
plaza is 1,064 square feet, exceeding the 200 square feet minimum required.
· West façade proposes use of façade modulation and canopy or arcade:
o Façade modulation: The façade modulates the roof line from 14 feet to just
over 16 feet for widths of about 18 feet at the western-most wall, with the 27
feet volume of the sanctuary stepped back but visible.
o Canopy or arcade: Canopies have been added to this façade that are 6 feet
deep. Spanning from the building corner near the pedestrian plaza to the
western entry door, broken only by the modulated accent wall, the canopies
extend over 50 percent of the façade length.
· South façade proposes use of façade modulation and landscape screening:
o Façade modulation: The façade has been modified to step out 2 feet deep for
about 34 feet wide at the west end. A change in height accentuates the
modulation.
o Landscape screening: Type II landscaping that is 8 feet deep has been added
along the south façade.
· East façade proposes use of façade modulation and canopy or arcade, with a design
guideline departure request:
o Façade modulation: The façade is broken into two volumes with a 10 feet
deep setback between the two, further defined by a significant change in
height and roof style.
Design Guideline Departure Request:
o Canopy or arcade: A design guideline departure is requested per FWRC
section 19.115.020 to allow use of this option in lieu of landscape screening
for this façade, which is visible from a residential zone, but not the right-of-
way. Many of the church’s programs include activities specifically for the
children within the congregation, providing opportunities for play. To serve
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this function of the program, a playground is proposed adjacent to the church.
The location of the wetland buffer limits the location of this play area and the
landscape screen width adjacent to it. Since the natural wetland and buffer
already provide over 80 feet of landscape between the building and the
adjacent residential property, an additional 8 feet of landscape screening
provides little visual difference. Instead, we propose a 10 feet deep arcade
that extends over more than 50 percent of the façade length. The arcade
breaks the visual continuity of the building and provides weather protection
over the pathway that connects a building entry, the play area, and the
parking lot.
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 West and North facades are visible from the right-of way and subject to this
section per the standards below.
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.
On the North façade, the wall is articulated with the use of recessed storefront
windows at the main entrance, roofline modulation, an arcade walkway that wraps
up to become a high soffit, visible trim accenting door locations, and use of both
vertical metal siding and horizontal wood siding that transition at the arcade/ soffit
element and building setbacks. On the West façade, the wall is articulated with
roofline modulation, accent trim over the windows and a canopy over the exit door,
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material transitions between the metal and wood sidings, and decorative screens
using a pattern significant to the Samoan culture of the church’s congregation.
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:
a. Reduce the apparent bulk of a building by breaking it into several smaller
masses and varying the roof line with architectural elements.
On all sides of the building, but most prominently at the North and West facades
(which have the most visibility), the bulk of the building is broken up using
modulation, changes in material, decorative trim or canopies over the windows, and
a ribbon element that wraps all sides as a high soffit that transitions down to an
arcade over the exterior walkway.
b. Consider options such as upper-level setbacks in order to minimize bulk and
shadow impacts on adjacent development.
The tallest portion of the building is over the sanctuary. This volume is located near
center of the building and surrounded by lower volumes that house supporting
spaces or cover the exterior walkway.
19.115.070 Building and pedestrian orientation – All zoning districts
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 19.115.090. 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.
Due to the on-site wetlands and associated buffer, there is not much depth of
developable area on this site. The main building entry faces the parking lot at the
side of the building, as best fits the site design and proximity to the sanctuary space
inside but is located near to and visible from the right-of-way. An additional, but less
prominent entry/ exit door faces the street and provides easy access to the public
sidewalk. Windows located at rooms that overlook the street also provide a feel of
occupation at the street-facing façade and decorative screens set within accented
modulations provide additional visual interest.
b. Plazas, public open spaces and entries should be located at street corners to
optimize pedestrian access and use.
There is no street corner at this site, but proposed plaza is located along street and
adjacent to parking area to optimize pedestrian use.
c. All buildings adjacent to the street should provide visual access from the
street into human services and activities within the building, if applicable.
Windows at the street side facade provide visual access to the offices at that side of
the building and into a small commercial kitchen that will be used to prepare
community meals.
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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 to this project.
19.115.080 Mixed-use residential buildings in commercial zoning districts
Not applicable to this project.
19.115.090 District guidelines
1. Professional office (PO), neighborhood business (BN), and community business
(BC)
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).
Surface parking is located to the side of the building.
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.
Entrance façade faces north, rather than front on to the right-of-way, due to
restrictive depth of site. However, entrance is located on a plaza that is located
along the right-of-way and is clearly recognizable due to location of design accents.
Primary entrance incorporates a large storefront window and is set within an alcove
for deeper cover from the weather.
Subsections ‘c’ and ‘d’ not applicable to this project.
e. Ground-level mirrored, or reflective glass is not allowed adjacent to a public
right-of-way or pedestrian area.
All proposed glazing will be clear.
f. If utilized, chain-link fences visible from public rights-of-way or adjacent
properties, and not screened by Type I landscaping as defined by 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.
Proposed fencing to be solid wood.
g. Landscaped yards shall be provided between building(s) and public street(s).
Parking lots should be beside or behind buildings that front upon streets.
Not applicable to this project.
h. Parking lots should be broken up into rows containing no more than 10
adjacent stalls, separated by planting areas.
Longest row of parking proposed includes 8 stalls.
i. Pedestrian walkways (minimum six feet wide) shall be provided between the
interior of the project and the public sidewalk.
Six feet wide walkway connects public sidewalk to plaza, which is located off of
primary entrance and connected to walkway along building.
Subsections ‘j’ through ‘s’ are not applicable to this project.
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Sections 2, 3, and 4 are not applicable to this project.
19.115.100 Institutional uses.
1. FWRC 19.115.050, 19.115.060 and 19.115.070.
See responses above
2. FWRC 19.115.090(1)(a), (b), (e), (f), (h) and (i).
See responses above
3. Building facades that exceed 120 feet in length and are visible from an adjacent
residential zone, right-of-way or 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 integral to the building structure from base to roofline.
North and South facades exceed 120 feet. Due to the constraints of the developable site
area, traditional significant structural modulation is not feasible while providing a building
that can provide for the needed functions of the church. The proposed building footprint is
designed to be compact and maximize efficiency of space, allowing for as much parking as
possible while still protecting the existing wetland. See Section 19.115.100(5) below for
proposed alternative methods.
4. Roof design shall utilize forms and materials that avoid the general appearance of a
“flat” roof. Rooflines with an integral and obvious architectural pitch are an
approved method to meet this guideline. Alternative distinctive roof forms such as
varied and multiple stepped rooflines, architectural parapets, articulated cornices
and fascias, arches, eyebrows, and similar methods will be considered by the
director; provided, that the roof design minimizes uninterrupted horizontal planes
and results in architectural and visual appeal.
The central, dominant roof feature has a noticeable slope. Parapets at the lower roof are
left minimal to make the sloped roof an architectural focus of the building. At the street side,
the lower roof line is modulated to create visual interest and break up the horizontal line.
The lower roofline is also modulated on the south side, in conjunction with façade
modulation. On the east side, the line of the lower roof ends partway on the building and is
modulated by a lower arcade offsetting the taller volume of the sanctuary with its sloped
roof.
Alternative Methods Request:
5. Alternative methods to organize and shape the structural elements of a building and
provide facade treatment pursuant to FWRC 19.115.060(2) and/or subsection (3) of
this section will be considered by the director as part of an overall design that
addresses the following criteria:
The north and south facades are designed with significant structural modulation through the
overall building massing with significant roof modulation, rather than through modulation in
the floor plan view. The overall proposed design of the building includes a tall central
volume with a sloped roof, constructed of steel beams and columns that run from
foundation to roof. This volume will be surrounded by a steel stud framed lower height
structure with parapets on two sides and a low arcade element that wraps the north side
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and most of the east side. The visual result is a three-dimensional structural modulation
that reduces the overall visual bulk of the building.
a. Facade design incorporates at least two of the options listed at FWRC
19.115.060(2);
See discussion of section 19.115.060(2) above. Both the south and north facades
incorporate two of the options listed.
b. The location and dimensions of structural modulations are proportionate to
the height and length of the subject facade, using FWRC 19.115.060(2) and
subsection (3) of this section as a guideline;
Each façade is 127 feet long, requiring a minimum façade modulation of about 13
feet deep and 26 feet wide per FWRC section 19.115.100(3). The proposed
alternative roof modulation provides an overall change in height from the lower
volume to the taller volume that varies in height but is over 13 feet at the tallest
change, being in proportion to the required depth of the traditional setback. The
overall width of the tall volume is about 97 feet. On the north side, the tall volume is
set behind a 10 feet deep arcade, with lower volume spaces to the east and west,
totaling about 30 feet width. On the south side, the taller volume is stepped back 25
feet north of the façade, with the same setbacks to each side as well. Overall, the
visual impact of the proposed modulation in volume reduces the overall bulk of the
building as effectively as a large modulation of the façade.
c. Facade design incorporates a majority of architectural and accessory design
elements listed at FWRC 19.115.060(3)(b) and maximizes building and
pedestrian orientation pursuant to FWRC 19.115.070; and
See section 19.115.060(3) above for discussion of how the North façade meets
those requirements. At the south façade, there are extensive windows along the
façade with canopies and trim accentuating those windows. Additionally, the wall is
set back from the property and is screened by Type II landscaping in addition to the
buffer landscaping. See section 19.115.070 above for discussion of how the project
meets those requirements as well.
d. Overall building design utilizes a combination of structural modulation, facade
treatment, and roof elements that organize and vary building bulk and scale,
add architectural interest, and appeal at a pedestrian scale, and, when viewed
from an adjacent residential zone, right-of-way, or other public area, results in
a project that meets the intent of these guidelines.
Overall, the building design uses structural modulation, a wrapping arcade/ canopy
element, façade finishes, window placement, and roof elements all in tandem to vary
the building scale from all views, meeting the intention of the guidelines.
6. The director may permit or require modifications to the parking area landscaping
standards of FWRC 19.115.090(1)(h) for landscape designs that preserve and
enhance existing natural features and systems; provided, that the total amount of
existing and proposed landscaping within parking area(s) meets the applicable
square footage requirement of Chapter 19.125 FWRC, Outdoors, Yards, and
Landscaping, and the location and arrangement of such landscaping is approved by
the director. Existing natural features and systems include environmentally sensitive
areas, stands of significant trees and native vegetation, natural topography and
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drainage patterns, wildlife habitat, migration corridors, and connectivity to adjacent
habitats.
Environmentally sensitive areas on site include a wetlands and a nearby stream. Both
areas are proposed to be protected and the wetlands buffer enhanced. The developed
area of the site sits outside of those buffers.
7. Lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields.
Proposed lot lights are 20 feet in height and shielded to avoid glare.
Wetland Buffer Reduction & Intrusion into Stream Buffer Request
The proposed project requests both a Wetland Buffer Reduction per FWRC 19.145.440 (6) and an
Intrusion into Stream Buffers per FWRC 19.145.330.
A revised Mitigation Plan is provided in a separate document to comply with the provisions stated
in the above Critical Areas code.
The purpose of the wetlands buffer reduction is to allow for a reasonable developable area on a
site that appears to be large but is mostly covered by the wetland area and the associated buffer.
The purpose of the intrusion into the stream buffer is the installation of a sanitary sewer line from
the proposed building to the sewer main on the east side of the property.
FWRC 19.145.440(6) and FWRC 19.145.330 are to be decided using the same criteria. Both are
addressed below:
a. It will not adversely affect water quality
The development activities will not affect water quality functions, such as sediment removal
or nutrient and toxicant removal, in the impacted area nor will it affect the water quality
functions of the entire wetland. The wetland is not part of a watercourse and has no
potential for erosion control for bodies of water that may experience high flow velocity or
wave action.
The developed portion of the site will be graded to collect storm runoff via a network of
swales, catch basins, and pipes, and routed through a detention system prior to being
released via a level flow spreader trench. The vegetation enhancement in the buffer areas
will improve not only its degraded buffering functions but will also help in the removal of
sediments and other pollutants carried by the storm water.
Construction activities will be done during the dry months and will employ best
management practices to control pollution and soil erosion.
The intrusion through the stream and its buffer will be primarily temporary for the purposes
of construction. As the proposed sewer line will connect to an existing sewer main already
located within the stream buffer, it does not create an additional hazard within the buffer
area. All temporary disturbances in the wetland, stream, and its buffers will be rehabilitated
as described in detail in the mitigation plan.
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b. It will not adversely affect the existing quality of wildlife habitat within the stream or
buffer area
The off-site stream is permanently degraded. There is no water, no aquatic habitat, or fish.
The entire wetland provides a low quality in terms of its general habitat suitability. The
plant community is low and mostly covered by invasive species, there is no open water,
and there are no aquatic habitat structures.
There are no significant habitat structures in the stream, wetland, or its buffers in areas
where the temporary disturbance due to sewer line excavation will occur and it is
significantly at a distance from the larger wetland farther to the north of the property.
Currently, both the wetlands and stream buffers are covered primarily with grasses and
weeds, including thickets of blackberries. The proposed reduction/ intrusion into the buffers
includes enhancement of this vegetation without proposing to remove any significant
habitat features, so we believe that, overall, the quality of the wildlife habitat will be
improved.
c. It will not adversely affect drainage or stormwater retention capabilities
Existing drainage patterns will be maintained. Increased storm drainage runoff flows from
developed surfaces will be mitigated using infiltration or detention systems.
There are no adverse effects on the hydrologic function of the entire wetland such as
alterations that will reduce the flow of water into the wetland.
d. It will not lead to unstable earth conditions nor create erosion hazards
Temporary and permanent erosion control measures such as mulch, hydroseeding,
polyethylene sheeting, and erosion control blankets will be utilized to stabilize soils
impacted by the construction.
e. It will not be materially detrimental to any other property in the area of the subject
property nor to the city as a whole.
The intent of the work described above is to rehabilitate and enhance the existing stream
and wetlands buffers, improving the overall condition of those areas. Overall, no
detrimental impact to other properties is anticipated because of this project.
The property development will benefit the community not only for its spiritual needs but also
will open educational opportunities about conservation and preservation of critical areas.
f. It is necessary for reasonable development of the subject property.
This site includes two property parcels that total 108,028 square feet in area. However, the
wetlands area, wetlands buffer, and the buffer for the stream just east of the site take up a
significant portion of this area. As the wetland has been listed as Category II, a 100 feet
buffer is typically required, reducing the developable site area to just over 37,000 square
feet. Without allowances to reduce the buffer by 25%, reasonable development of this
property cannot be completed by the current owners and such a large, heavily impacted
property will be difficult to sell.
The intrusion into the stream buffer is limited to installation of a new sewer line to connect
to the existing main within the stream buffer at the east side of the property. While there is
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another sewer main across Military Road, the existing slopes from that main to the
proposed building place that main above the grades of the proposed site. Therefore, a
pump would be needed to get the waste from the property up to the public main. The
proposed project is a Church, and the construction will be financed primarily through
fundraising. The Church itself is run by the Minister, who is the only paid employee. All
other work is performed by volunteers. A pump at the sewer system presents a prohibitive
additional up-front cost for the project. It also presents future maintenance and associated
cost issues for a property owner that does not have resources available to easily take care
of those issues.
Development within Wetlands Request
To complete the proposed project, we are requesting a limited amount of development within the
wetlands to allow for demolition of an existing structure located partially within the wetland and for
construction of the sanitary sewer connecting to an existing main on the east side of the property.
The request meets the criteria of FWRC 19.145.430(2) per below:
a. It will not adversely affect drainage or stormwater retention capabilities.
Existing drainage patterns will be maintained. Increased storm drainage runoff flows from
developed surfaces will be mitigated using infiltration or detention systems.
There are no adverse effects on the hydrologic function of the entire wetland such as
alterations that will reduce the flow of water into the wetland.
b. It will not lead to unstable earth conditions nor create erosion hazards.
Temporary and permanent erosion control measures such as mulch, hydroseeding,
polyethylene sheeting, and erosion control blankets will be utilized to stabilize soils
impacted by the construction.
c. It will not be materially detrimental to any other property in the area of the subject
property nor to the city as a whole.
The intent of the work described above is to rehabilitate and enhance the existing stream
and wetlands buffers, improving the overall condition of those areas. Overall, no
detrimental impact to other properties is anticipated because of this project.
d. It will result in no net loss of wetland area, function or value upon completion of
compensatory mitigation.
The construction will be limited to the smallest area necessary to complete the proposed
work. Since the proposed sewer is underground with a cleanout located outside of the
wetland and associated buffer, it will not inhibit growth of healthy wetland vegetation above.
The demolition of the existing will remove an existing alteration the currently impacts the
wetland. Finally, all of the disturbed areas will be repaired, and the wetland buffer
enhanced in proportion to the impacted area. Overall, there will be a net gain of wetland
area and function.
e. The project is in the best interest of the public health, safety or welfare.
Currently, the existing property owners run their church out of a converted house that is too
small for the congregation using parking areas that are largely located within the wetland
buffer. The existing structure that sits partially within the wetland appears to be in
questionable condition and serves more as a dumping area than a useful, safe structure.
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The proposed project provides a new, safe building designed and sized specifically to serve
the needs and welfare of the church and its congregation while better protecting the
existing wetland from misuse. The proposed sanitary sewer provides that necessary utility
in a way that limits future maintenance issues compared to the alternative of connecting
across the street and installing a pump at the line. The demolition of the existing structure
partially within the wetland removes a hazard and allows the wetland to be enhanced for
better function.
f. The applicant has demonstrated sufficient scientific expertise and supervisory
capability to carry out the project.
The wetland delineation and proposed mitigation are detailed in the attached reports from
our wetland consultant, for the City’s review and approval.
g. The applicant is committed to monitoring the project and to making corrections if the
project fails to meet projected goals.
The proposed mitigation plan details the work to be performed on the wetland and it buffer
before the project is complete. We will enact all conditions of approval and inspections
required by the City.
Parking Area Modification Request
The proposed project requests a modification to the parking area location per FWRC section
19.130.090.
Due to the environmental limitations on the site to protect the wetlands and off-site stream,
there is not enough developable area to provide a substantial parking lot on the site. To best
serve the current congregation and community, the Church needs the 221 seats proposed in
the sanctuary. Per FWRC 19.205.100, 45 parking stalls are required for a sanctuary of this
size. However, to meet all of the environmental criteria, right-of-way dedication, and
development requirements, the area left for parking can only accommodate 24 stalls.
We propose providing a shared parking agreement with Church of Christ, located at 30012
Military Rd S, that will accommodate the additional required parking. The agreement covers
10,000 square feet of the Church of Christ parking area, which will provide another 30-40
parking stalls for Midway Samoan Church’s use. Giving the church the use of a total of 54-64
parking stalls for their use, which exceeds the required minimum number of stalls.
This request meets the criteria of FWRC 19.130.090 per below:
1. The proposed parking area will have no adverse impacts on adjacent properties.
Per the attached narrative from the Church and Indemnity Agreement, the Church has
entered into an agreement with a nearby property that provides a designated area for
additional parking. This agreement not only fulfills the minimum number of stalls needed to
meet City requirements but exceeds that number. This is to ensure that plenty of parking is
available to the congregation without adverse impacts to the adjacent properties.
2. It is reasonable to expect that the proposed parking area will be used by the
employees, patrons and others coming to the subject property.
Per the attached narrative from the Church, the remote parking will be first utilized by
church administration, staff, and leadership (since they can be more easily held
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accountable for parking in the designated location), leaving the onsite parking available to
the larger congregation until it is full. Once the onsite parking is full, people will be directed
to the remote parking. A shuttle will be provided between the sites for a generous window
of time before and after services, as well as being available for emergencies. This plan
was developed to ensure ease of use for the remote parking and help ensure that it is used
as needed.
3. A safe pedestrian and/or shuttle connection exists, or will be created at the time of
occupancy, between the subject property and the proposed parking area.
As stated above, a shuttle will be provided between the two sites. The attached narrative
from the Church also details provisions for covered designated pick-up/ drop-off areas at
each end, providing for additional safety and comfort for those using the remote parking
area.