20-101796-Project Narrative-05-04-2020-V1Page 1
603 stewart street suite 610 seattle, washington 98101 206.466.5239 p 206.713.4076 m
April 29, 2020
City of Federal Way
Development Services Center
33325 8th Avenue South
Federal Way, WA 98003-6325
RE: Pink Elephant Carwash Expansion, 31485 Pacific Highway South, Federal Way
(Parcel #092104-9129)
Pink Elephant is Proposing to demo the existing carwash building and rebuilding equal to the same
square feet and footprint. The owner proposes to build new wash tunnel, waiting room, new HC
toilet and office, add new signage, an ADA parking space(s), trash enclosure, and the removal of the
existing pay station, replacing with (2) automatic pay stations. The existing self-serve car wash to
remain with separate office and toilet.
FWRC development regulations. Per FWRC 19.230.040, the following general regulations apply to the
proposal.
Required Yards –
- Front: 40 feet; Side: 15 feet; Rear: 15 feet. The parcel is a corner lot.
- Outdoor parking stalls and services areas may not be closer than 10 feet to any property line per
FWRC 19.230.040, Note
- Parking- Requirements in the CC-F zone for a carwash are 1 stall per 300 square feet of gross
floor area. (7) spaces are required and provided, including (2) HC parking stalls
Landscaping - Landscape requirements are contained in FWRC Chapter 19 .125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
- (22) Screening of blank building walls. Building walls which are uninterrupted by window, door, or
other architectural feature(s) listed in FWRC 19.l 15.060(3)(b), that are 240 square feet or greater
in area, and not located on a property line, shall be screened by landscaping. Such planting shall
include trees, shrubs, and groundcover appropriate for the area proposed.
- Perimeter Lot Landscaping- Per FWRC 19.125 .060(7), for properties within the City Center
Frame, CC-F zone, Type III landscaping a minimum of five feet in width shall be provided along all
property lines.
- Parking Lot Landscaping - Twenty square feet of interior lot landscaping, per parking space,
must be provided in accordance with FWRC 19.125.070, 140 sf required, 320 sf provided.
Community Design Guidelines - New development and projects subject to Process II review must comply
with the provisions of FWRC Chapter 19 .115, "Community Design Guidelines."
a. Site Design - The building design shall reflect ownership. Project designers shall have overall design
continuity by using similar elements on the new additions as the existing structures in terms of
architectural style and features, materials, colors, and textures. The addition shall match existing
structures per FWRC 19.115.0SO(d). See sheet A3.0 and A3.1, various textures and colors
provided on elevations.
smith co. Architecture │ Design │ Planning │ Retail
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603 stewart street suite 610 seattle, washington 98101 206.466.5239 p 206.713.4076 m
b. Building Facade Modulation and Screening Options -Compliance is required per FWRC
19.115.060(2). As proposed, it appears all four facades would be visible from the right-of-way.
Building design provides modulation of plan and building heights.
i) Facade Modulation - A minimum depth of two feet, minimum width of six feet,
and maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved facade elements, offset planes, wing walls, and terracing will be considered;
provided, that the intent of the section is met.
ii) 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 entrances.
Directional Signage/Circulation - Please provide clear vehicular circulation and pathways via directional
signage in surface parking lots. Parking and vehicle circulation shall be clearly delineated minimizing vehicle
turning movements and conflicts on site per FWRC 19.115.050(2).
Building Articulation and Scale - New building facades visible from rights-of-way and other public areas
must incorporate methods of articulation and accessory elements in the overall architectural design per
FWRC 19.l 15.060(3)(b), as described below applicable to the car wash addition:
- Showcase windows into carwash tunnel provided
- Window openings with visible trim material, or painted detailing that resembles trim
- Vertical trellis(es) in front of the wall with climbing vines or similar planting located on north blank
wall
- A landscaped or raised planter bed in front of the wall, with plant material that will obscure or
screen the wall's surface provided.
- Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices,
bays, reveals, and material variations such as colors, brick or metal banding, or textural changes
are provided in the design
City Center Frame District Design Guidelines - Building facades shall incorporate a combination of facade
treatment options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the
building size, scale, design, and site context, and according to the following guidelines:
(i) Principal facades containing a major entrance, or located along a right-of-way, or clearly
visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian-
oriented architectural treatments, including distinctive and prominent entrance features;
transparent glass such as windows, doors, or window displays in and adjacent to major
entrances; structural modulation where appropriate to break down building bulk and
scale; modulated rooflines, forms, and heights; architectural articulation; canopies; arcades;
pedestrian plazas; murals or other artwork; and streetscape amenities. At least 40 percent
of any ground level principal facade located along a right-of-way must contain transparent
glass. Landscaping shall be used to define and highlight building entrances, plazas, windows,
walkways, and open space, and may include container gardens, wall and window planters,
hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop
gardens. Landscaping should not block views to the building or across the site. Foundation
landscaping may be used to enhance but not replace architectural treatments.
i. Design provides over 40% of glass
ii. Landscaping provided around building
iii. Structural modulation provided in roof lines and building articulation
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603 stewart street suite 610 seattle, washington 98101 206.466.5239 p 206.713.4076 m
If you have questions or need additional information, please do not hesitate to contact me at this office.
Thank you.
Sincerely,
keith l smith