Preapplication Summary SignedCOMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Mr. Matthew Hough October 6, 2020
CPH Consultants
11321 B NE 120th Street
Kirkland, WA 98034
matt@cphconsultants.com
Re: File #20-103019-PC, PREAPPLICATION CONFERENCE SUMMARY
Woodspring Suites Hotel, 955 South 356th Street, Federal Way
Dear Mr. Hough:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held September 10, 2020. 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, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. 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.
I, Stacey Welsh, am the key contact for your project. You may contact me at 253-835-2634, or
stacey.welsh@cityoffederalway.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
The proposal is to construct a 123-key hotel with approximately 3,600 square feet of general retail on a 2.65-
acre parcel with associated site improvements.
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.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following sections of this letter.
• Planning Division
1. The project requires a Process III land use application with SEPA.
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• Public Works Development Services Division
1. A Surface and Stormwater Utility System Development Charge is required. System development
charges (SDCs) are one-time fees that will be paid at the time of development and are intended to
recover a share of the cost of system capacity needed to serve growth.
2. The FWRC requires that storage areas for garbage, recycling, and compostable receptacles for
managing solid waste materials generated on site shall be required to be incorporated into the designs
for multifamily, commercial, and institutional buildings.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with an
application fee is required for the proposed project. The estimated concurrency fee is $9,303.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for a hotel and will be assessed at
the building permit stage. The estimated total traffic impact fee for the 123-room hotel is $348,650
(2020 rate).
3. Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements and dedicate
right-of-way along the property frontage on South 356th Street and Pacific Highway South.
4. Access Management (FWRC 19.135.260) – The development shall meet access management standards.
• Lakehaven Water & Sewer
• Other area/offsite system hydraulic model results indicate that Lakehaven’s standard maximum
allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at approximate fire flow
rates in the 1,500-2,500 GPM range (for two hours.)
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.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com
1. Zoning Designation and Use – The subject property is designated Commercial Enterprise (CE). The
proposed use of a hotel is a permitted use in the CE zone subject to regulations set forth in FWRC
19.240.090. The proposed use of retail is a permitted use in the CE zone subject to regulations set forth
in FWRC 19.240.070.
Discussed at Meeting: If the retail building is to be part of the proposal seeing land use approval and SEPA
coverage at this time, then full details need to be provided for it (site plan, elevations, etc.); otherwise
remove from the proposal. There is a process to amend an approval at a later date. The applicant may
just provide utilities to the location.
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2. State Environmental Policy Act (SEPA) – Pursuant to FWRC 14.15.030(1), the project is subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible
thresholds. An environmental threshold determination made by the Director of Community Development
must be issued, and the associated appeal period concluded, prior to issuance of a land use decision. Public
notice will be required as established in FWRC Title 14.
3. Land Use Application – The project requires Use Process III, which is a review process conducted by city
staff with a final decision issued by the Community Development Director. The Process III decision
criteria are contained in FWRC 19.65.100(2).
Discussed at Meeting: The policy regards completing the land use/SEPA process, then submitting for
construction and engineering permits. The city does not have a Land Surface Modification process; civil/
site improvements are permitted through the building permit (CO) and/or engineering permit (EN).
4. Land Use Review Timeframes – The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested by
the city to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of requested items. Please be
advised that any request for corrections and/or additional information must be provided within 180 days
of written notification, or the land use application will expire.
5. Public Notice – Process III applications require a public notice and comment period. Within 14 days of
issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way
Mirror, posted on the subject property, placed at the city’s three designated notice boards, and mailed to
property owners within 300 feet of the subject property.
6. Land Use Application Submittal Requirements – Please refer to the enclosed Bulletin #001, “Submittal Requirements
for Use Process III or IV,” to determine what materials must be submitted with the land use application.
7. Effect of Use Process Decision – In accordance with FWRC 19.15.100(2), “Lapse of Approval - Generally,”
the applicant must substantially complete construction for the development activity, use of land, or other
actions approved; and complete the applicable conditions listed in the Use Process decision within five
years after the final decision of the city on the matter, or the decision becomes void. Provisions for
extension of time are contained within FWRC 19.15.110, “Lapse of Approval – Time Extension.”
8. Key Development Regulations – The use zone charts of FWRC 19.240.070 and 19.240.090 (enclosed) provide
regulations for the proposed uses. The applicant should consult the referenced use zone charts prior to
submitting a Master Land Use Application to verify all site components and proposed uses will comply
with city code. The following is only a portion of the zoning regulations governing the proposed uses in
the CE zone:
Hotel (FWRC 19.240.090)
Required Yards, Lot Coverage, Building Height, Parking – Required yards, lot coverage, building height, and
parking are:
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i. Front/Side/Rear Setback – 5'/5'/5'; except 20' along the west side adjacent to the Suburban
Estates (SE) zone.
ii. Maximum Lot Coverage – None; the buildable area will be determined by other site development
requirements.
iii. Maximum Building Height – At 45-55' AABE and four floors; except for development within 100'
of the western property line, is limited to 30'. (See the special regulations and notes #2 and #3
from the use zone chart.)
iv. Parking – One space for each guest room and additional spaces for meeting facilities. (See the
special regulations and note #4 from the use zone chart.)
Also see the special regulations and note #5. The subject property must be designed so that truck
parking, loading, and maneuvering areas; areas where noise generating outdoor uses and activities
may occur; and vents and similar features are located as far as possible from any residential zone,
conforming residential use, natural systems, and public rights-of-way.
Retail (FWRC 19.240.070)
Required Yards, Lot Coverage, Building Height, Parking – Required yards, lot coverage, building height, and
parking are:
i. Front/Side/Rear Setback – 5'/5'/5'; except 20' along residential zones.
ii. Maximum Lot Coverage – None; the buildable area will be determined by other site development
requirements.
iii. Maximum Building Height – At 40-55' AABE and four floors; except for development within 100'
of the western property line, is limited to 30’. (See the special regulations and notes #2 and #3
from the use zone chart.)
iv. Parking – One space for each 300 square feet of gross floor area.
Also see the special regulations and note #4 regarding drive-through facilities and #5. The subject
property must be designed so that truck parking, loading, and maneuvering areas; areas where noise
generating outdoor uses and activities may occur; and vents and similar features are located as far as
possible from any residential zone, conforming residential use, natural systems, and public rights-of-way.
9. Landscaping – The land use application must include a preliminary landscape plan, prepared by a licensed
landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125,
“Outdoors, Yards, and Landscaping.” Following are the key landscape requirements for the project:
(a) Perimeter Landscape Buffers – Type III perimeter landscape buffers a minimum of five feet in width are
required along all property lines per FWRC 19.125.060(9), except along the perimeter of property
abutting a residential zoning district, where 15 feet of Type I landscaping is required (west side).
Landscaping types are described in FWRC 19.125.050.
(b) Interior Parking Lot Landscaping –Per FWRC 19.125.070, Type IV landscaping shall be provided within
surface parking areas as follows: required interior lot landscaping. Landscape areas shall be provided
at the following rate within paved areas: commercial developments shall provide 22 square feet per
parking stall when 50 or more parking stalls are being provided.
(c) Rockeries, Retaining Walls, and Fencing – Rockeries, retaining walls, and any proposed fencing must be
shown on the site, landscape, and civil plans. Per FWRC 19.120.120, the height of rockeries and
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retaining walls associated with commercial development is limited to six feet. Retaining walls and
rockeries shall be set back a minimum of three feet from adjacent public rights-of-way, and where
retaining walls are terraced, there shall be a minimum five feet distance between terraces to
accommodate landscaping and its maintenance. Walls that are visible from the public right-of-way or
adjacent property shall be composed of brick, rock, or other textured/patterned styles as approved
by the planning and public works directors.
10. Tree Retention/Replacement Requirements – A tree and vegetation retention plan as required under FWRC
19.120.040(2) must be submitted with the Process III application. The tree and vegetation retention/
replacement plan must be prepared by a certified arborist or certified landscape architect. The standards
require each development to maintain a minimum tree unit density. Per FWRC 19.120.130(3), the total
number of tree units required to be provided by a regulated activity shall be calculated by multiplying
gross site acreage, minus any proposed public or private streets, and by the required tree density (in tree
units per acre) set forth in FWRC Table 19.120.130(1). The result of the calculation will be the total
number of tree units required for the activity. If the calculation results in a fractional quantity, it shall be
rounded up to the next higher whole number. As required under FWRC 19.120.130(2), the minimum tree
density in the CE zone is 20 tree units per acre. 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. The formal
landscape plan must detail information about tree unit credits and replacement.
11. Clearing & Grading – The applicant is required to obtain clearing and grading plan approval as a
component of the Process III approval. Consult FWRC 19.120.040(1) for items that are required to be
included in the plan, including the anticipated amounts of cut and fill. Clearing and grading plans are
reviewed and approved in conjunction with the land development permit associated with the proposed
development. Approval and notice to proceed shall be required prior to commencing clearing and
grading activities on the site. Reference FWRC 19.120.060(2).
12. Forest Practices – A Forest Practices Class IV-General Application is required if more than 5,000 board feet
of merchantable timber will be harvested from the property in conjunction with the development activity.
The city will review the proposed Class IV-General Forest Practices in conjunction with SEPA review,
and review of associated development permits or approvals.
13. Critical Areas – None known.
Discussed at Meeting: Regarding the classification of the stream on the east side of SR-99. The city’s critical
areas map does not have ratings, as site specific studies are done as part of projects. Since SR-99 separates
the subject property from critical areas on the east side of SR-99 a critical areas study pursuant to FWRC
19.145 is not required for development on the subject property.
14. Community Design Guidelines –Review of the proposal under the city’s design guidelines, Chapter 19.115
FWRC, is required for the project and will occur in conjunction with the use process review. 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. The city’s Police Department and
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Planning Division will evaluate the formal application and review for compliance with CPTED
principles. 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 access 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 (a)-(g)
ii. (2) Surface Parking Lot (a)-(c), (e)
iii. (4) Pedestrian Circulation and Public Spaces (a)-(f)
iv. (5) Landscaping
v. (6) Commercial Service (a)-(b)
vi. (7) Miscellaneous: (a)-(b)
c. FWRC 19.115.060, Building Design – Refer to all sections of this chapter for design standards. Note that
the requirements of this section apply to all sides of the buildings. Key sections include:
i. (1) Topography (c)
ii. (2) Façade modulation (a)-(d); there are facades that are both longer than 60 feet and visible from a
right-of-way or residential use and/or zone (SR-99, 356th, adjacent SE zone to the west).
Therefore, on all sides of the building longer than 60 feet the applicant must incorporate a
minimum of two out of four design options intended to break up the mass of large buildings.
Options include façade modulation, landscape screening, canopy or arcade, and pedestrian plaza.
iii. (3) Building articulation and scale (a)-(b)
iv. (4) Methods to reduce building massing (a)-(b)
d. FWRC 19.115.070, Building and Pedestrian Orientation – See (a)-(d).
e. FWRC 19.115.090(2), District Guidelines for CE – See (a)- (f).
15. Lighting – FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and direct
light sources both directable and nondirectable so that glare produced by any light source, to the
maximum extent possible, does not extend to adjacent properties or to the right-of-way. A lighting plan
will be required with the land use submittal.
16. 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, with a
corresponding elevation detail provided with the formal application.
FWRC 19.115.050(6)(b) states that 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.
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17. Garbage and Recycling Receptacles – FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be required for each project. The formal application must note the specific size and location
of each facility on the site plan. Include the square footage of each facility provided, and depict routes of
travel for staff and service providers, including vertical clearance and turning radius of each.
18. Binding Site Plan (BSP) – The submitted narrative indicates the intention to complete a BSP in the future.
BSP applications are processed under the provisions of short subdivisions in Chapter 18.30 FWRC. BSPs
are reviewed for conformance with FWRC 18.05.020; design criteria and development standards set forth
in Chapter 18.55 FWRC and FWRC 18.60.030 through 18.60.120; any other applicable ordinances or
regulations of the city; and Chapter 58.17 RCW. For further information on BSPs see FWRC 18.20 and
review the enclosed handout.
19. Application Fees & Submittal – Please contact the Permit Center at permitcenter@cityoffederalway.com, or
253-835-2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Kerry Murdock, 253-835-2746, kerry.murdock@cityoffederalway.com
Land Use Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. 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 addendum can be found at the following website:
www.cityoffederalway.com/node/1467. The TIR must also include an examination of the 1991 Executive
Proposed Basin Plan – Hylebos Creek and Lower Puget Sound, and how the project meets or exceeds the basin
wide and West Hylebos recommendations.
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
(BMPs) 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. The city will accept treatment systems which are listed on the Department of
Ecology’s General Use Level Designation (GULD) for the required level of water quality treatment.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
4. Detention and water quality facilities for private commercial developments outside the City Center Core
must be above ground (i.e. open pond). Underground facilities are allowed only with approval from
the City of Federal Way Public Works Department.
5. FWRC 19.125.150 sets design requirements for trash enclosures and receptacles. Please see
http://docs.cityoffederalway.com/weblink/Browse.aspx?startid=748626&cr=1 for the Trash Enclosure
Design & Spill Prevention BMPs appendix. The FWRC requires a basic description of solid waste
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services for site occupants, and surface water management for runoff from trash enclosures. FWRC
19.125.150(6)(d) specifies surface water management requirements for trash enclosures, including a basic
spill prevention plan to manage liquids coming from the enclosure. See Attachment B for spill prevention
plan elements and best management practices, as well as instructions for submittal. The city’s Surface
Water Management Program refers to these spill prevention plans to aid in periodic site inspections.
6. Effective January 1, 2020, the city implemented a stormwater System Development Charge (SDC). The
SDC is based on the amount of new impervious surfaces added for any development project. For
calculating the SDC for commercial and multi-family development, impervious surface is expressed as an
Equivalent Service Unit: 1 ESU equals 3,200 square feet of impervious surface added. Therefore, the
SDC equals square footage of new impervious surface added, divided by 3,200, times the current SDC
fee. A five percent administration fee will be added to the total SDC. All SDC fees are payable at the
permit issuance. The current (2020) SDC is $981.00 per ESU.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. Additional stormwater requirements may be required for the proposed retail space if that site is to be
permitted separately.
9. If work is to be done below the ordinary high-water mark, 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
1. See the Traffic Division comments from Senior Traffic Engineer Jason Kennedy for traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building or Engineering 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 $3,096 for the first 18 hours of review for
commercial building permits. Additional review time is charged at $172 per hour. 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. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit
for grading. Details and fees may be obtained from the Building Division.
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3. To assist the applicant’s engineer in preparing the plans and TIR, 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: www.cityoffederalway.com/node/1467.
4. 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.
5. 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.
6. 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 noted.
7. 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.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment-Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction.
PUBLIC WORKS TRAFFIC DIVISION
Jason Kennedy, 253-835-2744, jason.kennedy@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for a 123-room hotel, using the Institute of Transportation Engineers
(ITE) Trip Generation - 10th Edition, land use code 310 (hotel), the proposed project is estimated to
generate approximately 75 new weekday PM peak hour trips and 1,028 daily weekday trips. Alternatively,
the applicant may submit a site-specific trip generation study for the proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
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).
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3. The estimated fee for the concurrency permit application is $9,303 (50 - 500 trips). This fee is an estimate and
is based on the materials submitted for the preapplication meeting. The concurrency application fee must be
paid in full at the time the concurrency permit application is submitted with the land use application. The fee
may change based on any changes in the estimated weekday PM peak hour trips as identified in the
concurrency application. 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)
1. Based on the submitted materials for the 123-room hotel, the estimated total traffic impact fee is
$348,650. The actual fee will be assessed and collected from the applicant when the building permit is
issued, using the fee schedule then in effect (FWRC 19.100.070[3][c]).
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner will 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 will be expected to construct improvements on the following streets to the city’s planned
roadway cross-sections:
South 356th Street is classified as a Minor Arterial and planned as a Type “G” street,
consisting of a 66-foot street with curb and gutter, 8-foot sidewalk, 5-foot bike lane, 6-foot
planter strip, 3-foot utility strip, and street lights in 100-foot right-of-way. Assuming a
symmetrical cross section, an eight-foot right-of-way dedication and half street improvements
are required as measured from the street centerline. A modification to this requirement must
be requested in writing and is subject to approval of the Public Works Director.
Pacific Highway South is a Principal Arterial planned as a Type "A" street, consisting of a 90-
foot street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and
street lights in a 124-foot right-of-way. Currently, this portion of Pacific Highway South is not
to current standard. Assuming a symmetrical cross section, an up to 12-foot right-of-way
dedication and half street improvements are required as measured from the street centerline.
A modification to this requirement must be requested in writing and is subject to approval of
the Public Works Director. Traffic staff would be supportive of a request.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification requests
is available through the Public Works Development Services Division. These modification requests have
a nominal review fee currently at $344, plus the recording fee.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2/60, or as directed by the Public Works Director.
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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. Per FWRC 19.135.280, driveways must be located no closer than 150 feet to any street intersection or to
any other driveway, whether on or off the subject property. The proposed driveway on South 356th Street
is within the 95th percentile queues and storage pocket. The city prefers the driveway on South 356th
Street be shared with the property to the west. The applicant should make an earnest attempt to negotiate
an agreement to share a driveway with the property owner to the west prior to the city’s consideration of
an independent driveway.
3. Access may be further restricted if such access would interfere with the 95th percentile queue lengths from
any existing traffic control device. The city may further limit or prohibit access to or from the driveway
onto South 356th Street as deemed appropriate for safety and efficient operations. The city shall reserve the
right to limit access to right-in and right-out, at such time deemed necessary by the Public Works Director.
4. The driveway on Pacific Highway South must be moved further south; out of the bus stop or to meet the
250-foot separation requirement from the intersection of SR 99 and South 356th Street.
Miscellaneous Safety Related Comments
1. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram
will show how the appropriate design vehicle (such as: bus, garbage truck, and WB-62) can enter, maneuver,
and leave the site without encroaching onto opposing traffic lanes or mounting a curb.
2. The application should be forwarded to Pierce Transit for any transit requirements.
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• Adequate space allocation is required for interior and exterior garbage, recycling, food waste, waste oil,
yard debris, hazardous waste, and/or biohazard collection containers. The minimum enclosure area is
established by FWRC 19.125.150(7)(a). The FWRC requires that plans allow access to containers for both
occupants and haulers.
• Basic solid waste and recycling services typically include two “dumpster” containers situated side-by-side
within a single trash enclosure. With the gate doors open, 18 feet of clearance width is required; no
structures (such as gate posts) are allowed across the enclosure opening. Gate pins/holes are preferred to
hold gates closed or open (to allow service access and preserve gate hardware).
• Plan unobstructed access for service vehicles, in-line with enclosure openings. Allow appropriate paved
turning area for service vehicles, minimizing “blind spots” during ingress and egress.
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• Per FWRC 19.125.150(7)(e), sites may require a larger enclosure, or multiple enclosures, to accommodate
on-site user access and/or additional waste types and containers.
• Per FWRC 19.125.150(6)(d), depending on enclosure size, surface water run-off must be managed via an
oil-water separator, while large enclosures require a roof combined with a drain to sanitary sewer. A
related Spill Prevention Plan is required.
• Landscaping and screening requirements are established in FWRC 19.125.040(4) and (5).
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Building Codes. The structures will be treated as a new building permit application and must meet all
current codes including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
• National Electric Code (NEC), 2014
• Accessibility Code (ICC/ANSI A117.1), 2009
• Washington State Energy Code, 2015 WAC 51-11
• 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
• International Residential Code, 2015
Washington State Amendments WAC 51-51
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: R-1
• Type of Construction: V-B
• Floor Area: Unknown at this time
• Number of Stories: 3
• Fire Protection: Sprinklers required
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. Building Permit Application Process. A completed building permit application and commercial checklist are
required. The commercial checklist will be completed by staff and provided at the time of the land use
approval. Copies of the application and checklist may be obtained at www.cityoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please contact the
Permit Center to schedule an intake appointment at (253) 835-2607, or permitcenter@cityoffederalway.com.
Some projects 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.
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Please note, land use approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received land use approval, it may be placed on hold
until the land use review is completed.
4. Review Timing. 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.
The first comment letter can be expected within five to seven weeks of the submittal date. Re-check of
plans will occur in one to three weeks after resubmittal.
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.
5. Other Permits & Inspections. Separate permits may be required for electrical, mechanical, plumbing, fire
suppression systems, and signs. Applicants may apply for separate permits at any time prior to
commencement of construction.
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
Division 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 Division and will be scheduled by the inspector of record for the project.
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, BAsbury@lakehaven.org
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). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2020 cost for a Water Certificate of Availability is $80.00.
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• Other area/offsite system hydraulic model results indicate that Lakehaven’s standard maximum allowable
system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at approximate fire flow rates in the
1,500-2,500 GPM range (for two hours). If more precise available, and/or estimated onsite fire flow
figures are required or desired, the applicant can request Lakehaven perform a system hydraulic model
analysis (separate from, or concurrent with, an application for availability). The 2020 cost for a system
hydraulic model analysis is $240.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. To avoid work in public right-of-way roadway areas,
connection of existing dead-end eight-inch water mains off the southwest and southeast corners of nearby
parcel 2921049051 appears to be a viable concept for consideration (and would be Lakehaven’s preference).
Additional detail and/or design requirements can be obtained from Lakehaven by completing and 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.
• Service pressure(s) greater than 80 psi is indicated, and Pressure Reducing Valve(s) is indicated; contact the
local building official for requirements and/or additional information.
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 and
Lakehaven standards regarding premise isolation. Because the potential cross-connection hazard(s) cannot be
determined at this time, Lakehaven cannot specify the minimum required BPA device(s). Typically, required
location(s) for any BPA is outside of a building (fire-protection typically aboveground, RPBA/RPDA
devices always aboveground), and as close to the main as possible, but no further than 50 feet maximum
from the main. Contact Lakehaven’s Cross-Connection Control Program Manager (Chris Zoepfl,
czoepfl@lakehaven.org, or 253-946-5427) for additional information on premise isolation/BPA installation
and testing coordination.
• The applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire (WUQ).
Information in the WUQ will be used by Lakehaven to help determine specific premise isolation (aka
backflow prevention) requirements.
• 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 connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2020 schedule) will be as follows. Actual connection charges will be determined upon submittal
of a service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Water Service/Meter Installation (drop-in meter fees): Actual sizes to be determined by Lakehaven
based on applicant’s estimated maximum GPM usage rates.
⅝" x ¾" = $592.63 (each)
1" = $689.60 (each)
1½" = $948.20 (each)
2" = $1,174.47 (each)
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o Capital Facilities Charge(s)-Water: $4,503.95 per Equivalent Residential Unit (ERU). Actual amount
due to be determined 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 1.00 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 application (check with land use agency for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2020 cost for a Sewer Certificate of Availability is $80.00.
• A separate Lakehaven Sewer Service Connection Permit is required for each new building 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 two percent. In addition to all
other sewer service installation standards, installation of a Type 1, 48-inch 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 and/or buildings
with food preparation/service establishments, size to be determined by the applicant’s engineer. Also, if
applicable, see the enclosed Lakehaven Trash/Recycling Enclosure Standards.
• The applicant will be required to complete and submit a Sewer Use Report (SUR). Information in the SUR
will be used by Lakehaven to determine specific pretreatment requirements (if any). Restaurants and/or
commercial food preparation facilities must install and utilize an externally-located, grease interceptor; size to
be determined by the applicant’s engineer.
• Execution of a Discharge Agreement will be required, as a condition of Lakehaven, for issuing any Sewer
Service Connection Permit, for certain types of new or modified non-residential sewer service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2020 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, and/or deposits and are due at the time of the application for service. All Lakehaven fees,
charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change
without notice.
o Sewer Service Connection Permit: $517.20 fee (each building)
o Capital Facilities Charge(s)-Sewer: $4,297.07 per ERU. Actual amount due to be determined by
Lakehaven based on applicant’s estimated annual domestic/commercial/industrial only water usage
rate. Please contact Lakehaven for further detail.
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at Lakehaven’s web pages: http://www.lakehaven.org/204/Development-Engineering.
• All comments herein are valid for one 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.
Mr. Matthew Hough
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SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Fire Hydrants
Fire hydrants are required to be within 350 feet of any lot line.
Fire hydrants shall be in service prior to and during the time of construction.
Fire hydrants shall be on the same side as the FDC to prevent the fire hose from obstructing driving lanes. Either
move the FDC to a yard FDC, or move the hydrant to the same side as the building.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
http://southkingfire.org/DocumentCenter/Home/View/24
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Department Lock Box
A recessed fire department “Knox” brand key box shall be installed on or near the front entrance. Location(s) will
be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler system is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within
the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall
not be considered to separate a building to enable deletion of the required automatic fire-extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system
shall be at least 10 percent less than the correlative water supply curve pressure.
Fire Alarm
A fire alarm system is required.
City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area.
The fire alarm system is required to monitor the sprinkler system, including water flow. Provide full notification
as required by NFPA 72. Complete coverage smoke detection is required for this project. This fire detection system shall be
monitored by an approved central and/or remote station.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a 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).
Mr. Matthew Hough
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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, the key project contact, Stacey Welsh, at
253-835-2634, or stacey.welsh@cityoffederalway.com. We look forward to working with you.
The Department of Community Development is implementing safety protocols and modifying our services.
As a result, our doors will remain closed for in-person business. Staff will be able to serve customers
electronically by email (permitcenter@cityoffederalway.com), by electronic submittal (Document Upload Link
or https://www.cityoffederalway.com/node/4588), or by phone (253-835-2607). This practice is intended to
help protect our citizens, customers, and staff from potential exposure to the virus. We thank you for your
understanding in this matter.
Sincerely,
Stacey Welsh, AICP
Principal Planner
enc: Bulletin 001 “Process III or IV Submittal Requirements”
Bulletin 003 “Master Land Use Application”
Bulletin 021 “CPTED Checklist Instructions”
Bulletin 022 “CPTED Checklist”
Bulletin 042 “Parking Lot Design Criteria”
Bulletin 043 “Binding Site Plan Submittal Requirements”
Bulletin 050 “SEPA Environmental Checklist”
Bulletin 071 “Forest Practices Class IV-General”
Bulletin 072 “Forest Practices Application”
FWRC 19.240.070
FWRC 19.240.090
Lakehaven Map
Lakehaven Trash Recycling Enclosure Standards
c: Greg Kirk, Plans Examiner
Kerry Murdock, Engineering Plans Reviewer
Jason Kennedy, Senior Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
West77 VP, LLC, aaron@west77partners.com
Brian & Shari Alvis, bcalves1963@gmail.com