Towne Place Hotel Pre-Application Summary - 18-101375-00-PC4CITY OF
i�.. Federal Way
am-0-0-00
Centered on Opportunity
April 27, 2018
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Ed Kim Emailed: edkirn@hotelconcepts.us
Hotel Concepts
3926 Aurora Ave. N.
Seattle, WA 98103
Re: File #18-101375-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Towne Place Marriott Hotel, 34839 Pacific Hwy. S., Federal Way (Parcel #202104-9044)
Dear Mr. Kim:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held April 19, 2018. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water and Sewer. South
King Fire and Rescue comments will be forwarded to you under separate cover. Some sections of
the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter.
Please be advised, this letter does not represent all applicable codes. In preparing your formal application,
please refer to the complete FWRC and other relevant codes for all additional requirements that may
apply to your project.
The key contact for your project is Leila Willoughby -Oakes, 253-835-2644, IeiIa.willoughby-
oakesQcitvoffederalway.com. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to construct a 4-story, 85-88 room extended stay hotel with associated site improvements on 2.8
acres. The parcel contains critical areas including a stream and a wetland buffers from a Category II
wetland located on tax parcels 202104-9140 and -9042 north of the subject property.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. H. Kim
April 27, 2018
Page 2
• Planning Division
■ Process III and SEPA Review are required.
• There are critical areas on the site. A critical area (waterway and wetland delineation) report is
required and will be reviewed by the city's consultant at the applicant's expense. The approved
critical area report will determine the buildable area on the subject property.
■ A stream buffer intrusion is not necessary for the reasonable development of the subject property,
particularly as all critical areas are depicted at the rear of the proposal site.
• Please make a secondary entrance fagade or re -arrange the existing main fagade to face/front the
right-of-way providing greater connectivity to the street per FWRC 19.115.090(2)(b). As
proposed, the entrance is somewhat visible from the right-of-way; however, as it is setback it is
blocked by the Community Church to the south and on -site parking areas.
• Install a 6-foot pedestrian connection from the interior of the project (entrances) to the public
sidewalk on Pacific Highway South.
• The applicant shall locate parking behind the building or comply with FWRC 19.125.070(5)(a)
parking area screening requirements (berm 3 feet in height within the 5-foot Type III perimeter
landscape cover). The preapplication site plan depicts parking spaces in the front yard that do not
comply. Planning staff recommend locating moving the building closer to the street; the
minimum front yard setback for hotels in the CE zone is 5 feet.
• The proposed height is < 45 feet. The roof shall be designed to avoid a predominantly flat and
featureless appearance through variations in roof height, forms, angles, and materials if the
applicant requests additional height (as shown the roof is flat without angles or change in
materials).
• Public Works Development Services Division
This project is subject to the 2016 King County Surface Water Design Manual (KSCWDM) and
the City of Federal Way addendum to this manual. Conservation Flow Control, Best Management
Practices, and Enhanced Basic Water Quality requirements apply.
Public Works Traffic Division
• Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $8,760.00 required for the proposed project.
• Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment is required and must be paid
prior to building permit issuance.
• Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SR 99. The applicant should contact
John Mulkey, project manager for SR 99 Phase V, regarding creating driveway for the site.
• Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
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Mr. H. Kim
April 27, 2018
Page 3
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Leila Willoughby -Oakes, 253-835-2644, leila.willou lib -oaken()ci offederalwa .com
1. Zoning Designation and Use — The subject property is designated Commercial Enterprise (CE).
Hotel uses and restaurant uses are permitted within the CE zone pursuant to Use Zone Charts FWRC
19.240.090 and 19.240.110.
2. Use Application —The proposed project is subject to Use Process III review pursuant to FWRC
Chapter 19.65, `Process III — Project Approval'. Process III use review is conducted administratively,
with a written decision issued by the Director of Community Development following review. Refer to
the Development Requirements checklist, Bulletin #014, for specific submittal requirements.
3. Environmental Review — The project is subject to environmental review under SEPA for the
proposed actions: construction of a new building greater than 12,000 square feet and a parking lot
with more than 40 parking stalls. The environmental review is a component of the Process III land
use application and a complete environmental checklist with notice materials will be required. The
city may utilize the optional DNS notice procedures for applications that include a SEPA checklist.
The optional DNS process allows a combined project and anticipated environmental determination
public notice period that expedites the overall land use application process. An environmental
threshold determination made by the Director of Community Development must be issued prior to
land use or building permit approval. Public notice will be required as established in FWRC
14.10.040 and Item #4.
4. Public Notice — Process III applications require a public notice and l 5-day comment period. Within
14 days of issuing the Letter of Complete Application, a Notice of Application will be published in
the Federal Way Mirror, mailed to persons within 300 feet of the subject property (see the enclosed
mailing envelope hand-out), posted on the subject property by the applicant, and placed at the City's
three designated notice boards.
5. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120
days of a complete application. However, the review timeframe is suspended at any time that
additional information is requested by the city. The applicant must submit requested information
within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2).
6. Application Fees —Please contact the Permit Center at 253-835-2607 for the following review fees
applicable for your project. Also note some applications require an intake appointment:
• Process III Project Approval
• SEPA submitted concurrently with Process III applications
• Concurrency
• Mailing Envelopes (if applicable)
• Administrative Decision (3Td party critical area review )
This list does not include building permit, engineering review, inspection, traffic impact, and other
fees that may be applicable prior, concurrent, or following building construction.
Please note that the building permit process is separate from land use review and is subject to fees,
procedures, and review timeframes. You can submit a building permit application any time and the
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Mr. H. Kim
April 27, 2018
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assigned planner will be your project manager. However, no building permits can be issued until a
SEPA determination is made by the SEPA Official and Land Use approval is granted and appeal
period completed. No clearing, grading, or filling actions may occur on site in advance of the SEPA,
land use permits, building or grading permit, or other approval processes as required by the City.
7. Environmentally Critical Areas — The subject property contains critical areas and/or associated
buffers: stream and potential wetland buffers. A Category II wetland (evaluated under the city's
previous critical area ordinance) is located on tax parcels 202104-9140 and -9042. Pursuant to FWRC
19.145.080, a critical areas report that adequately evaluates the proposal and probable impacts is
required.
Wetlands — Delineation and rating of the off -site wetland under the current critical areas ordinance
will be required to determine the exact location of the wetland buffer on the subject property. See
FWRC 19.145.410-420 enclosed for wetland delineation and rating standards. The approved critical
area report will determine the buildable area on the subject property, critical area buffers and critical
area buffer building setback.
The report must also demonstrate that the applicant has identified and characterized all wetlands and
buffers on and within 225 feet of the subject property; from the boundaries of the proposal site. If you
cannot obtain permission to access the off -site wetland, your biologist must estimate conditions using
best available information (i.e., mapping, observation, past permitting). These efforts will ensure your
proposal will not impact the wetland buffer. The critical area report may be submitted with or prior to
the Process III application. The city will forward the study to the city's consultant for review and the
city's consultant will visit the site to confirm the findings.
The proposal cannot intrude into a wetland or stream buffer. No work or improvements may occur in
a wetland or stream buffer except for the following per FWRC 19.145.160:
• Landscaping;
• Building overhangs; and
• Fences and railings six feet and less in height.
Stream — The city's critical area map depicts a stream across the subject property. This feature and its
buffer, in addition to any wetland buffers described above (if applicable) must be delineated (top of
bank/ordinary highway mark) pursuant to the city's new water -typing system adopted in June 2015,
on the land use drawings and recorded as a notice on title (see FWRC 19.145.150(4), FWRC
19.145,170 and FWRC 19.145.260). A 5-foot stream buffer building setback applies.
Meeting follow-up: As discussed in the meeting, approval of a stream buffer intrusion is highly
unlikely. The applicant has the burden of proof to demonstrate the critical area intrusion is `necessary
for reasonable development of the subject property.' The stream appears to be located closer to the
rear of the property, and the access and front portion of the property is unencumbered. Lastly, the
hotel may be located as close as 5 feet from the front property line.
Critical area markers, signs, and fences — Development proposals approved by the city shall require
that the boundary between a critical area buffer and contiguous land shall be identified with
permanent signs. Permanent signs shall be a city -approved type designed for high durability. Signs
must be posted at an interval of one per lot or every 150 feet, whichever is less, and must be
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maintained by the property owner. Sign specifications are available in the Public Works Engineering
Design Manual.
The project will be required to have permanent fencing at the outer edge of the critical area buffer in
order to protect the values and functions of the West Hylebos Creek, and to prevent future intrusions
or unpermitted vegetation removal during routine site maintenance.
Wellhead Protection Zone — A portion of the subject property is within a 10-year Wellhead Protection
Zone. The applicant is required to submit a Hazardous Materials Inventory Statement (enclosed) that
discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used,
produced, recycled, or disposed of in connection with the proposed activity.
8. Rooftop Mechanical Equipment — FWRC 19.110.070 requires vents, mechanical and elevator
equipment, and similar appurtenances that extend above the roofline to be architecturally screened
from public view. Submit a corresponding elevation detail with your formal application.
Meeting follow-up: Site utilities (ground electrical boxes) visible in the front yard must be
underground or screened by walls matching the primary building and/or Type I landscaping (see
Community Design Guidelines FWRC 19.115).
9. Lighting — Lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall
be provided in all loading, storage, and circulation areas; and lighting standards shall not reduce the
amount of landscaping required for the project (FWRC 19.115.050). A photometric lighting plan that
meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will
be required with the Process III application.
10. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations will apply to the proposal.
a. Setbacks — For the hotel and retail/restaurant use, setbacks are 5ft front, 5ft side, and 5ft rear.
b. Height — For the hotel, 45ft above average building elevation (ABE) maximum is permitted
outright. The proposed hotel appears to exceed the 45-foot outright height maximum.
Opportunities to build up to 55ft. and 4 floors are possible per the special regulation set forth in
FWRC 19.240.090(2). Approval by the director of community development is required and the
applicant must meet all of the following criteria:
i. The increased height is necessary to accommodate the structural, equipment, or
operational needs of the use conducted in the building, and/or all ground floor spaces
have a minimum floor -to -ceiling height of 13 ft. and a minimum depth of 15 ft.;
ii. Height over 40 ft. is set back from non-residential zones by one additional ft. for each
one ft. of height over 40 ft.; and
iii. Roof lines are designed to avoid a predominantly flat and featureless appearance
through variations in roof height, forms, angles, and materials.
Meeting follow-up: Your formal application should include a narrative explaining how you meet
these requirements. You propose variation in roof angles; please provide variation in forms,
height and materials on your formal application.
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The retail/restaurant maximum height is 40 ft. ABE with opportunities to build up to 55 ft. as set
forth in FWRC 19.240.270(2).
c. Lot Coverage — No maximum lot coverage is established.
d. Parking — One (1) parking space per room is required for the hotel. One (1) parking space for
every 300 square feet of gross floor area is required for the retail portion. For the restaurant
parking requirements are one (1) parking space for each 100 square feet of gross floor area for sit-
down and one (1) parking space for each 80 square feet of gross floor area for fast food. Up to 25
percent of the spaces may be designated as `compact' as shown in the enclosed Parking Lot
Design Criteria bulletin.
If the hotel includes accessory meeting, conference room, or other facilities that will be used by
persons other than overnight customers, the city may require additional parking on a case -by -case
basis, based on the nature and extent of such facilities.
Meeting follow up: Please show the restaurant gross floor area on the plans in order to calculate
parking requirements (1 space per 300 sq. ft. of gross floor area). The applicant may develop and
designate up to 25 percent compact parking spaces (approximately 25 spaces). The hotel must also
provide electric vehicle charging stations. Contact Peter Lawrence, Plans Examiner, at
Peter.Lawrenee ci offederalwa .com or 253-835-2621 for additional information.
11. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occur in conjunction with the Process III decision.
The principal applicable guidelines for the project are noted below. However, this does not necessarily
include all applicable guidelines, and project designers must consult the guidelines in their entirety in
preparing an application. The application must include a written narrative identifying how the proposal
complies with the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for
compliance with CPTED principals. A completed CPTED checklist must be submitted with your
application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control— Identify techniques that deter unauthorized and/or inappropriate access.
iii. Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
Key sections include:
i. (1) General Criteria (b), (c), (d), (e), (f), and (g)
ii. (2) Surface parking lots (a), (b), (c), and (e)
iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (e) and (f)
iv. (5) Landscaping
v. (6) Commercial services (a) and (b)
vi. (7) Miscellaneous (a)
Meeting follow-up: Please provide a bike rack for the commercial development.
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c. FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project
as follows.
i. (2) All building facades that are both longer than 60 feet and are visible from either a
right-of-way or residential use must incorporate a minimum of two out of four
design options intended to break up the mass of large buildings. These design
options include fagade modulation, landscaping, canopy or arcade, and associated
pedestrian plazas.
Meeting follow-up: Staff evaluated your submitted elevations per FWRC 19.115.060 and have the
following comments.
The north, south and east facades are visible from Pacific Highway South and S. 3481h Street.
Applicants shall apply at least two of the four options listed in FWRC 19.115.060(2). The applicant
appears to provide fagade modulation; an additional fagade modulation or screening option is required
(canopies at least 50 percent of the fagade with a 6-foot projection, Type I landscape screening or
pedestrian plaza at least (1) percent of the total gross floor area).
ii. (3) Building facades shall also include methods of articulation and accessory
elements, for example display windows, window openings with visible trim material,
vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief,
material variations, etc.
Meeting follow-up: Please provide a color and materials board with your Process III application.
iii. (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:
o Reduce the apparent bulk of a building by breaking it into several smaller
masses and varying the roof line with architectural elements.
o Consider options such as upper level setbacks in order to minimize bulk
and shadow impacts on adiacent development.
Meeting follow up: The applicant may choose to reduce building massing by using upper level
setbacks in order to minimize bulk and shadow impacts on adjacent development. The office building
to the north and church to the south are less intensive commercial/office uses.
d. FWRC 19,115.070 Building and Pedestrian Orientation —Design requirements of this section
apply to the project as follows: (1) (a-d).
e. FWRC 19.115.090(2) District Guidelines for CE — Key design requirements of this section apply
to the project (FWRC 19.115.090(2)(a-f).
i. (a) Surface parking may be located behind, to the side(s) of the building, or adjacent
to the right-of-way; provided the parking located adjacent to the right-of-way
maximizes pedestrian access and circulation.
ii. (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way.
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Meeting follow-up: Please provide a secondary entrance on the eastern facade or re -arrange building
to have the main facade to face/front the right-of-way, providing greater connectivity to the street per
FWRC 19.115.090(2)(b) and FWRC 19.115.050(4)(a).
iii. (c) Building entrances shall be architecturally emphasized and shall incorporate
transparent glass.
iv. (d) Ground floor entrances to retail sales or services shall incorporate plaza features
or furnishings, and/or streetscape amenities, 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 accessibility from the building to
other existing plaza or streetscape features.
v. (e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right-
of-way or pedestrian area.
vi. (f) If utilized, chain -link fences visible from public rights -of -way or adjacent
properties, and not screened by Type I landscaping as defined in
Chapter 19.12'� 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.
Meeting follow-up: Please add the following items to your Process III site plan/elevations:
a. Vehicle directional signage and pavement markings.
b. A 6-foot pedestrian pathway from the interior of the site to the public sidewalk.
c. A bicycle rack.
12. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWRC 19.115.010(2)
and 19.115.030, CPTED standards will be applied during project review. A CPTED checklist
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(enclosed) must be completed and submitted with the Process III application and the city's Police
Department and Planning Division will evaluate the checklist with the formal application.
13. Rockeries/Retaining Walls — When incorporating rockeries and retaining walls into site design, the
applicant shall work with the site topography in order to minimize the need for rockeries and
retaining walls. See FWRC 19.120.120(3)-(7) for specifics about retaining wall requirements of
height, location, landscaping, and material composition. Any rockeries or retaining walls visible from
the right-of-way shall meet the following criteria:
a. For commercial lots, rockeries and retaining walls shall be a maximum of six feet in height as
measured from finished grade at base of wall to top of wall.
b. Rockeries and retaining walls shall be set back a minimum of three feet from adjacent public rights -
of -way. The area between the right-of-way and the retaining wall shall be landscaped and
maintained per applicable standards in Chapter 19.125 FWRC, Article I, Landscaping.
c. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be
composed of rock, brick, or other textured/patterned wall styles as approved by the planning and
public works director. Rockeries and retaining walls shall be landscaped in accordance with the
applicable standards in Chapter 19.125 FWRC, Article I, Landscaping.
14. Clearing, Grading, Tree and Vegetation Retention — The proposal is subject to the provisions of
FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." A clearing and grading plan
that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal land use
applications.
The site is subject to tree density requirements of FWRC 19.120.130(1); note that 20 tree -units per
acre are required for CE zoned site minus any proposed public or private streets and regulated critical
area tracts. Trees located within critical area buffers (but not within a wetland) can be credited
towards satisfying the tree units per acre requirement. Tree unit credits are in table 2 of FWRC
19.120.130-2. The applicant shall provide 76 tree units on proposal site (3.76 acres X tree units = 75.2
required tree units).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be
counted in tree density.) The tree and vegetation plan must clearly show where the tree units are to be
located. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or
certified landscape architect and must include information about tree unit credits and replacement.
Meetingfollow-up: Per FWRC 19.120.040.2, the tree/vegetation plan must be prepared by a certified
arborist, or a certified landscape architect, and include a tree survey that identifies the location,
approximate size, species, and number of trees on the site, and also identifies the general location of
trees within 50 feet of the site.
15. Landscaping — The Process III review requires a landscape plan prepared by a Washington State
licensed landscape architect submitted with the formal application. Please follow general guidelines
outlined in FWRC 19.125.040(1) through (28) when preparing the site plan and planting schedule.
The following regulations are specific to your proposal:
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Perimeter Landscaping — Type III landscaping five feet in width shall be provided along all property
lines abutting public rights -of -way and access easements and along the perimeter of the property
lines. Type III landscaping shall be a mixture of evergreen and deciduous trees interspersed with large
shrubs and groundcover. Tree, shrub, and groundcover spacing shall be appropriate for the species
type, and the intent of the code section.
Parking Lot Landscaping — Twenty-two square feet of interior lot landscaping per parking space must
be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the
interior parking area. The site plan must list the specific size of each landscape island proposed for
interior parking lot landscaping in order to verify the required calculation is provided. Landscape
islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures
shall not replace any required interior parking lot landscaping.
Parking areas/screening for rights -of -way
The parking area (26 parking stalls) adjacent to public right-of-way (Pacific Highway South) shall
incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, the
applicant may place parking behind the building in order to connect the building to Pacific Highway
South.
Curbing
Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based
upon appropriate surface water considerations, other structural barriers may be substituted for
curbing, such as concrete wheel stops.
Meeting follow-up: The preapplication site plan depicts substandard Type III perimeter buffers on the
north, south and west property lines.
16. Garbage and Recycling — The new building must provide trash and recycling facilities as described in
FWRC 19.125.040(4) and FWRC 19.125.150. The trash enclosure area may not be located within
landscape buffer areas, must be screened according to the landscape chapter, and must be
architecturally consistent with the design of the primary structure on site. Please see Rob van Orsow,
Solid Waste and Recycling Coordinator's section below for detailed requirements.
17. Approval Duration — Per FWRC 19.15.100(2), the applicant must substantially complete
construction for the development activity within five years from the decision or the decision becomes
void. Criteria for extension of this five-year deadline can be found in FWRC 19.15.110.
18. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 or
perniitceiitercityoffederalway.com for updated fee schedules for the Process III Master Land Use
application, SEPA checklist, concurrency, engineering review, and building permit. Additionally, please
contact the Permit Center to schedule an appointment to submit your land use application.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
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1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review. At the time of land use site plan submittal, a preliminary Technical Information Report
(TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary
TIR. The City has 1" = 100', five-foot contour planimetric maps in GIS format that may be used for
basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities
are allowed only with approval from the City of Federal Way Public Works Department.
4. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
5. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
litti?://www.ep wa o�v/programs/wq/stormwater/construction/index.litin] or by calling 360-407-
6048.
6. If work is to be done below the ordinary high watermark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic
related items.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are $2503.00 for the first 12 hours of
review, and $139.00 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at
littp,Hwww.ciiyoffederalWay.com/index.aspx?nid= 171 to assist the applicant's engineer in preparing
the plans and TIR.
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Mr. H. Kim
April 27, 2018
Page 12
Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-
year maintenance period, the remainder of the bond will be released. Maintenance for public roads
and subdivision drainage facilities then become the responsibility of the City. Maintenance for private
roads and drainage facilities, including short plats, remain the responsibility of the individual property
owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — TRAFFIC DIVISION (Sarady Long, 253-835-2743,
sarad .lon ci offederalwa .cam
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 85 rooms Hotel, the Institute of Transportation Engineers (ITE)
Trip Generation - 8th Edition, land use code 310 (Hotel), the proposed project is estimate to generate
51 new weekday PM peak hour trips and 711 daily trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $8,760.00 (51 - 500 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
18-101375-00-PC Doc ID: 77520
Mr. H. Kim
April 27, 2018
Page 13
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as identified
in the concurrency trip generation. The applicant has the option of having an independent traffic
engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains
the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 85 rooms Hotel, the estimated traffic impact fee is $226,579. Please
note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed
building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)).
Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant would be expected to construct improvements on the following streets to the City's planned
roadway cross -sections:
■ SR 99 (Pacific Highway S.) is a Principal Arterial planned as a Type "A" street, consisting
of a 90-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot
sidewalks, and street lights in a 124-foot right-of-way (ROW). The SR 99 Phase V is fully
funded and under construction. No additional improvements or right-of-way dedication is
required.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access
per parcel. Pacific Highway S is access class "l" where left access may be permitted every 330 feet
and left -out access is only pennitted at signalized intersections (FWRC 19.135.280). The applicant
should coordinate with John Mulkey, Project Manager for SR 99 to incorporate driveway for the
development. Please show all neighboring driveways within 250 feet of the proposed driveway.
3. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robViDeityoffederalway.com)
Solid waste and recycling design considerations
Enclosure Size:
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Mr. H. Kim
April 27, 2018
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• Adequate storage area is required for interior and exterior garbage, recycling, food waste, waste oil,
yard debris, hazardous waste, or biohazard collection containers. Minimum trash enclosure area is
established by FWRC 19.125.150 Table A.
Enclosure Components and Access:
• Gates should provide a minimum of 18 feet of unobstructed width to allow space and access for two
dumpsters, plus additional carts (for example, carts to collect compostables). Gates should span the
enclosure front. Poles or hardware cannot obstruct the enclosure opening.
* Driveways should be a minimum of 11.5 feet wide and site grades must be under 6%. Enclosures
must be located within 150 feet of building entrances.
• Enclosure access for occupants, service, and maintenance: Pedestrian access at least five feet wide.
Designs must allow occupants and haulers adequate access to solid waste and recycling containers,
including adequate turning radius for service vehicles. (Attachment C shows typical clearances and
turning radius).
• Dumpsters or compactors serviced "in place" (4 cubic yards+) require clearance for lifting and
emptying dumpsters over the top of a garbage truck (2 P of vertical clearance).
• Enclosure design must be consistent with primary structure design.
• Site Plans should include a basic SWR service plan showing intended container sizes for occupant(s),
and signs are required identifying receptacle by waste type.
• Landscaping, setbacks and screening requirements are in FWRC 19.125.040 (4) & (5) (Attached).
Surface Water Management:
• A basic Spill Prevention Plan (SPP) is required to manage all liquids coming from the enclosure. (See
Attachment B)
o Smaller, uncovered enclosures (175 square feet in area or less) may drain to an oil
water separator.
o Larger enclosures (greater than 175 square feet) require roofing and floor drainage
connected to sanitary sewer
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Pete r. La w rence(a,c i tyv ffed e_ra Tway. ea m)
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2017
Accessibility Code, ICC/ANSI Al 17.1 - 2009
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Mr. H. Kim
April 27, 2018
Page 15
Washington State Energy Code, 2015 WAC 5 1 -11
Building Criteria
Occupancy Classification: R-1
Type of Construction: V-A
Floor Area: 50,512 sf
Number of Stories: 4
Fire Protection: NFPA 13
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 254 Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist are required. Required Submittal
information will be provided by the planner assigned to this project. Failure to provide all the
required submittal information on the commercial checklist will result in an incomplete submittal and the
application will not be accepted. (Additional copies of application and checklists may be obtained on our
web site at www;cityoffederalway.eom,)
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within 6-8 weeks of submittal date. Re -check of plans will occur
in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, fire suppression systems, and signs. Plumbing and
mechanical portions must be included with the application as there cannot be deferred submittals.
Applicants may apply for separate permits at any time prior to commencement of construction.
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Mr. H. Kim
April 27, 2018
Page 16
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements:
• Electric vehicle charging stations required.
• Accessible parking required for Type A & B units.
• UL fire rated assemblies documentation shall be included in their entirety.
• Detailed 1 and 2 hour shafts.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, BAshury a lakehaven.or
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
• Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for non-residential areas regarding performance of the water
distribution system under high demand conditions. If more precise (onsite) available fire flow figures
are required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis
(separate from, or concurrent with, an application for Availability). 2018 cost for a system hydraulic
model analysis is $220.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. Additional detail and/or design requirements can be
obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a
Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development.
• For water use during site construction/development, a hydrant meter may allowed to be rented from
Lakehaven for this purpose. Please contact Lakehaven for further detail.
• Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
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Mr. H. Kim
April 27, 2018
Page 17
• To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 &
Lakehaven standards regarding premise isolation. For the domestic service/meter, as a high health cross -
connection hazard (fixtures >30 feet above meter elevation), a reduced pressure backflow assembly
(RPBA) is required. For the irrigation service/meter, as a low health cross -connection hazard, either a
double check valve assembly (DCVA) or a RPBA is required. For the fire -protection service/meter, as a
high health cross -connection hazard (fixtures >30 feet above meter elevation), a reduced pressure
detector assembly (RPDA) is required. Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, CZoe fl Lakehaven. , 253-946-5427) for additional information on premise
isolation/BPA installation & testing coordination.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connections.
■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
Water Service/Meter Installation, Domestic, 3" prelim. size: $2,380.00 meter drop -in deposit. Actual size
TBD by Lakehaven based on applicant's estimated maximum domestic only GPM usage rate.
0 Water Service/Meter Installation, Irrigation, 1" prelim, size: $490.00 meter drop -in fee. Actual size TBD
by Lakehaven based on applicant's estimated maximum irrigation only GPM usage rate.
Water Service/Meter Installation, Fire -Protection, 5/8"x3/4" meter: $430.00 meter drop -in fee.
■ Capital Facilities Charge(s)-Water ($3,707.00 per Equivalent Residential Units (ERU), est. 0.50
ERU/unit: $155,694.00. Actual amount due TBD by Lakehaven based on applicant's estimated annual
total water usage rate. Water system capacity credits are available for this property from system capacity
charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 2.00 ERU.
Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other
sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections. Also,
installation of an externally -located grease interceptor is required for all new restaurants &/or buildings
with food preparation/service establishments, size to be determined by applicant's engineer. Also, if
applicable, see attached Lakehaven Trash/Recycling Enclosure Standards.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
I8-101375-00-PC Doc ID: 77520
Mr. H. Kim
April 27, 2018
Page 18
• Sewer Service Connection Permit: $280.00 fee.
• Capital Facilities Charge(s)-Sewer ($3,509.00 per Equivalent Residential Units (ERU), est. 0.50
ERU/unit: $118,323.48. Actual amount due TBD by Lakehaven based on applicant's estimated annual
domestic only water usage rate. Sewer system capacity credits are available for this property from system
capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for
10.28 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(littp://www.lakeliaven.grgL204/Development-Enaiiieerin ).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-839-7243, chris.cahan@southkingfire.org)
Comments will follow under separate cover.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards me at 253-835-2644 or
leila.willoughby-oakes@cityoffederalway.com. We look forward to working with you.
Sincerely,
;gw F��
Leila 47
Willoughby -Oakes Associate
Associate Planner
18-101375-00-PC Doc ID: 77520
Mr. H. Kim
April 27, 2018
Page 19
enc: Redlined Site Plan/Elevations (Planning Division)
Master Land Use Application
Process III/IV Submittal Requirements
CPTED Checklist
Parking Lot Design Criteria
Environmental Checklist
PW Solid Waste Checklist
Mailing Labels
Hazardous Materials Inventory Statement
Administrative Decision Form (for Stream Delineation Review)
Concurrency Application
FWRC 19.145.080 Critical Area Reports
F WRC 19.145.410 Wetland identification and delineation (requirements)
City Critical Areas Map
Lakehaven Handouts
c: Dale Sweeney, Dale Sweeney Design, 5715 14P Place SE, Bellevue, WA 98006, email: dalc.desi&n3d a7 mail.eam (w/enclosures)
Nick Leighton, Ballard Construction, email: hick a ballurdsoiistruction.us
Han Kim, Hotel Concepts Inc., email: hankim[)holelconcents.us
Peter Lawrence, Plans Examiner, via email
Sarady Long, Senior Transportation Planning Engineer
Ann Dower, Senior Engineering Plans Reviewer
Brian Asbury, Lakehaven Water & Sewer District, via email
Chris Cahan, South King Fire & Rescue, via email
18-101375-00-PC Doc 1D: 77520