002 Narrative Memo
M E M O R A N D U M
TO: STACEY WELSH, PLANNER, FEDERAL WAY
FROM: MATT REIDER, PLANNER, ESM CONSULTING ENGINEERS, LLC
RE: DESIGN NARRATIVE AND PROCESS III DECISIONAL CRITERIA
JOB #: 1886-001-016
DATE: JUNE 27, 2018
Federal Way Campus, LLC is proposing this Process III land use application to develop a general
commodity warehouse on 16.95-acres of CP-01 zoned land. The proposed warehouse will be
approximately 214,050 square feet and include accessory parking for up to 245 passenger
vehicles. A shared stormwater quality control and detention pond is located on-site to the
south. This pond is also shared with Building “A”, currently in review under a separate
submittal. Limited commercial vehicle ingress and egress access will be off of Weyerhaeuser
Way S near the interchange ramps for Highway 18. A 50-foot wide managed forest buffer will
run along the property boundary adjacent to Weyerhaeuser Way S. This managed forest buffer
increases to 100 feet in width along Highway 18.
The 1994 Pre-Annexation Concomitant Agreement lays the foundation and regulation for
Corporate Park-1 zone (CP-01). The Federal Way Campus, LLC property (formerly
Weyerhaeuser) that CP-01 zoning regulates is characterized by large contiguous sites with
landscape, open space amenities, and buildings of superior quality. The goal of this Process III
land use review is to ensure that the development of Building ‘B’ meets the purpose and
objectives of the CP-01 zone. Regulations set forth in the 1994 Pre-Annexation Agreement can
be found in Exhibit C.
Building ‘B’ is specifically permitted in the CP-01 zone as defined in Exhibit C, Section VII.A.9.
The proposed Building ‘B’ is situated on a large site of approximately 16.9 acres or 734,120
square feet. Landscaping provided pursuant to Section XI, maintains native vegetation on
undeveloped portions of the site as well as adds screening of built structures from the right-of-
way. Open space amenities include the managed forest buffer that is in effect a conservation of
nature. Additional open space is provided nearby on the grassy meadows where users enjoy
pedestrian trails for running, walking pets, or space to fly kites. Most importantly, Building ‘B’
has been designed to voluntarily incorporate many of Federal Way Revised Code community
design guidelines.
Craft Architects who designed Building ‘B’ have provided this project design brief which
describes the building’s superior quality:
“This design has been envisioned with a clear mindset of the surrounding landscape and
regional materials. Sourcing materials and design elements from the Pacific Northwest
aesthetic allows this warehouse building to blend in with the surrounding character of Federal
Way. Located on a well-known site, we have included timber accents and artistic reveal patterns
to emphasize the history and character of the area. Entry nodes, visible to the public streets,
are comprised of large expanses of glass, glue laminated timber framing, façade modulation,
large canopies and arcades. Building signage will be provided with non-traditional methods
including regional materials and forms, strong composition with the building design and unique
signage elements. Altogether, the proposed approach to the building is of superior design
quality and deep appreciation for the character and history of the chosen site and the region.”
Use Process III Decisional Criteria 19.65.100.2
(2) Decisional criteria. The director shall use the criteria listed in this subsection and the provisions
of this title describing the requested decision in deciding upon the application.
(a) The director may approve the application only if:
(i) It is consistent with the comprehensive plan;
Goals LUG8 Create office and corporate park development that is known regionally,
nationally, and internationally for its design and function.
Craft Architects has considered the natural surroundings and existing built
structures on the Federal Way Campus, LLC property. In their design, Craft Architects
has, “included timber accents and artistic reveal patterns to emphasize the history
and character of the area. Entry nodes, visible to the public streets, are comprised
of large expanses of glass, glue laminated timber framing, façade modulation, large
canopies and arcades.”
LUG9 Work collaboratively to evaluate and realize the potential of the (former)
Weyerhaeuser properties in East Campus.
East Campus has been developed. This process III application to develop Building ‘B’
is a collaboration of City approved code and the property owner’s plans to revitalize
this area of Federal Way through development as permitted by the Concomitant
Agreement.
Policy LUP 49 In the East Campus Corporate Park area, encourage quality development
that will complement existing uses and take advantage of good access to I-5, Highway
18 and future light rail as well as proximity to the City Center.
Building ‘B’ shares the same quality of development as the buildings located in the
East Campus. Furthermore, the proposed access to Building ‘B’ takes advantage of
its proximity to Highway 18. Pedestrian vehicles may travel east or west on
Weyerhaeuser Way S. and may access future light rail stations.
(ii) It is consistent with all applicable provisions of this title;
Various items mentioned in the applicant’s response letter and revised site plans
show conformance to the modified sections of Federal Way Code as permitted
through the Concomitant Agreement.
(iii) It is consistent with the public health, safety, and welfare;
Building ‘B’ is a general commodity warehouse. Truck traffic associated with this
warehouse will be channeled to only access the site from Weyerhaeuser Way S near
the Highway 18 interchange, no left-hand turns will be allowed out of site onto
Weyerhaeuser Way South. Pedestrian vehicles will have access to the site via
Weyerhaeuser Ways S and Loop Road. The addition of Building ‘B’ is consistent with
the public health, safety, and welfare as acknowledged in the Concomitant
Agreement and Technical Review Comments.
(iv) The streets and utilities in the area of the subject property are adequate to serve
the anticipated demand from the proposal;
This proposal has received Certificates of both Water and Sewer Availability from
Lakehaven Utility District. The project is served by Weyerhaeuser Way South which
will receive frontage improvements that meet the City’s Comprehensive Plan and
Transportation Improvement Plan to accommodate the increased demand.
(v) The proposed access to the subject property is at the optimal location and
configuration; and
Yes the location of the truck access is located to be closest to the Highway 18
interchange. As stated before, truck traffic has been limited to right -hand turn only
onto Weyerhaeuser Way S to divert trucks to the HWY 18 interchange. This
minimizes and essentially eliminates truck traffic from this proposal on most of
Federal Way’s road network.
(vi) Traffic safety impacts for all modes of transportation, both on and off site, are
adequately mitigated.
Modification to the pedestrian refuge island will allow safe crossing of
Weyerhaeuser Way S. Truck access is limited to the northeast corner of the site
closest to Highway 18 interchanges. No left-hand turns onto Weyerhaeuser Way S
are permitted. Please see the revised Traffic Impact Analysis dated March 6th, 2018
and the plan sheet set for narrative and design details. Full width frontage
improvements are also provided per the Building B application.
(b) If the application is subject to the requirements of Chapter 19.115 FWRC, Community
Design Guidelines, the director shall also use the following criteria in deciding upon an
application:
The applicant is subject to provisions made in the Concomitant Agreement. The city of
Federal Way has requested that Building ‘B’ considers implementing the criteria found
the Community Design guidelines on a voluntary basis. In efforts to show good faith, Craft
Architects has provided the following design considerations:
• Façade modulation along 3 of the 4 building facades by providing a recess and material
transition at regular intervals. This modulation mimics the requirements outlined in
FWRC 19.115.060(2)(a) and the material transition meets the intent of
19.115.060(3)(b)(vii).
• A large canopy and arcade to highlight the building entries similar to the requirements
of FWRC 19.115.060(2)(c).
• Recessed windows and panels at regular intervals along 3 of the 4 building facades
similar to the requirements of FWRC 19.115.060(3)(b)(i).
• An artistic reveal pattern and paint scheme mimicking local topography per FWRC
19.115.060(3)(b)(v).
• Many of the design elements found in FWRC 19.115.060(3)(b)(vi) including
indentations, overhangs, reveals, and canopies.
i) It is consistent with the site design standards set forth for all zoning districts in
FWRC 19.115.050;
The design guidelines set forth in 19.115.050 are voluntary as the property that
Building ‘B’ is situated on is governed by the 1994 Pre-Annexation Concomitant
Agreement; however, the applicant has tried to voluntarily comply with as many
provisions as possible.
(ii) It is consistent with applicable supplemental guidelines set forth in
FWRC 19.115.090; and
Building ‘B’ voluntarily meets the following Design Guidelines:
Building entries located at the portion of the building most visible from the public
right of way in conformance with FWRC 19.115.090(2)(b).
Large expanses of transparent glass, timber beams and large overhangs to
architecturally emphasize the building entries per FWRC 19.115.090(2)(c).
(iii) For development applications for remodeling or expansion of an existing
development, it is consistent with those provisions of Chapter 19.115 FWRC,
Community Design Guidelines, identified by the director as being applicable.
Building ‘B’ is new development.
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