18-100258CITY OF
� Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
February 21, 2018
Mr. Matt Reider
ESM Consulting Engineers, LLC
33400 811, Avenue South, Suite 205
Federal Way, WA 98003
FILE
Re: File #18-100258-PC, PREAPPLICATION CONFERENCE SUMMARY
Federal Way Town Center Hotel, Parcel 0921049331, Federal Way
Dear Mr. Reider:
Thank you for participating in the preapplication conference with the .City of Federal Way's Development
Review Committee (DRC) held February 8, 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 & Sewer District and
South King Fire & Rescue. Some sections of the Federal l ay Revired 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 Senior Planner Stacey Welsh, AICP. She may be contacted at 253-835-
2634, or state .wel h ci ro£fe eralway.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 an 115,700 square foot, 6-story hotel with 152 rooms, restaurant, coffee bar, and
above underground parking.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and inEormatio.n
submitted for the 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. Matt Reider
Page 2 of 19
February 21, 2018
i Planning Division
1. The project requires a Process III land use application with SEPA.
2. The applicant shall submit a: -City Center Planned Action Determination Review Checklist along with
a regular SEPA Checklist in order to determine if the project qualifies as a Planned Action.
3. Insufficient parking is 'shown on the plan; review FWRC Chapter 19.130 (Off -Street Parking).
• Public Works Development Services Division
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water De ign Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review.
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.
3. The proposal to locate the stormwater vault on the adjacent property to the east must meet criteria
outlined in Section 1.2.3.2.A of the KCSWDM. The facility must be constructed under an agreement
between the two property owners and must be sized to meet current flow control requirements for
both properties. The applicant will be required build the entire facility for both properties or clearly
demonstrate how the facility can be expanded or revised to meet stormwater requirements for both
parcels, while remaining fully functional during construction of the second project.
■ Public Works Traffic Division
■ Transportation Concurreng Management (FWRC 19.90) — A transportation concurrency permit with the
application fee of $8,760.00 is required for the proposed project.
■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees will be assessed and payment must be made
prior to the building permit issuance.
Frontage Improvements (F C 19.135.040) — Construct street frontage improvements and dedicate
right-of-way along the property frontage on South 314d� Street. The internal north/south road
between the subject property and parcel to the east shall be constructed to a Type "Q" street cross
section.
■ An accessible pedestrian connectivity/path must be provided and maintained for public use between
the southerly property line on South 316th Street to South 314th Street.
■ Access Management (FWRC 19.135.260) —The development shall meet access management standards.
• South King Fire & Rescue
1. The emergency access road on the west side of the proposed building is in excess of 150 feet without
an approved turn -around. The access road on the east side of the proposed building exits through
the adjoining property. An easement is necessary to secure that access.
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DEPARTMENT COMMENTS
Outlined below are the cominents made by the representatives of each department present at the
preapplication conference. Each section should be read thorouglmly. If you have questions, please contact the
representative listed for that section.
Planning Division (Stacey Welsh, 253-835-2634, stacey.weis(�tyoffederalway.com]
1. Zonin,g Designation and Use — The subject property is designated City Center Frame (CC-F); the proposed
uses are hotel.and restaurant, which are permitted uses in the CC-F zone as listed widen and subject to
the regulations set forth in the Use Zone Charts of FWRC 19.230.030 and 19.230.050.
2. I -and Use Application — Per the zone chart, dme project requires a Process III with SEPA. Process III 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).
3. State Environmental Policy Act (SEPA) — Pursuant to FWRC 14.15.030(1)(c), the project is subject to
environmental review under the State Environmental PakcyAct (SEPA), as the proposal exceeds the flexible
thresholds (construction of a more than a 12,000 square foot commercial building). The property is
located within the City Center Planned Action Area. The applicant shall submit a City Center Planned
Action Determination Review Checklist along with a regular SEPA Checklist in order to determine if the
project qualifies as a Planned Action. If the SEPA. official determines that the development proposal
qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an
environmental impact statement (EIS), SEPA appeal, or any other additional review under SEPA. A City
Center Planned Action Determination or 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 Title 14.
a. Discussed at Meeting: Mitigation measures included as part of the Planned Action Ordinance and for
the Performing Arts & Events Center (PAEC): The PAEC qualified as a Planned Action on
August 8, 2014, under a previous version of the Planned Action code. It was determined at that
time that the project's adverse impacts were able to be mitigated with applicable requirements and
conditions of city code, and a mitigation measure regarding traffic impact fees. For reference see
Exhibit B, "Planned Action Mitigation Document," of Ordinance No. 16-811 (enclosed) and
FWRC 14.15.130.
4. Land Use Review Tinefi nes— 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.
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5. Public Notice —process III applications require a public notice and 15-day comment period. Within ld
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, and placed at the city's three designated notice boards.
6. General Zoning Regulations — The Use Zone Charts of FWRC 19.230.030 and 19.230.050 (enclosed) provide
regulations for the proposed hotel and restaurant 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 CC-F zone:
Restaurant Use (FWRC 19.230.030)
Required Yards, Lot Coverage, Building Height —Required yards, lot coverage, and building height for
restaurant are:
i. Front/side/rear setback — 0'/0'/0' (see chart note #2, regarding maximum setback).
1. Maximum setback along — no more than a five-foot building setback is allowed adjacent to
principal pedestrian right(s)-of-way, unless: it is precluded by existing site improvements,
easements, topography, or other site constraints; or to allow streetscape amenities, public
on -site open space, or other architectural element(s) or improvements approved under
Chapter 19.115 FWRC.
2. The minimum building setback along all other property lines is the same as the perimeter
buffer as required by Chapter 19.125 FWRC.
ii. Maximum lot coverage — None
iii. Maximum building height — 60' above average building elevation (see chart note #1 for
additional height).
iv. Floor area — Multiple -story buildings are not subject to chart notes #12 and #13; provided, that
each floor contains at least 75 percent of the gross sq. ft. of the floor below it and contains a
principal use(s) permitted in this zone (chart note #14).
Parking— Required parking for a restaurant is one space for each 100 square feet of gross floor area
(gfa). Design criteria are based on the enclosed department handout. Typical 90-degree design
standards are 9 x 18 foot stalls with 25-foot drive aisles.
Hotel Use (FWRC 19.230.050)
Required Yards, Lot Coverage, Building Height —Required yards, lot coverage, and building height for
hotel are:
i. Front/side/rear setback — 0'/0'/0' (see chart note #2, regarding maximum setback).
1. Maximum setback along — no more than a five-foot building setback is allowed adjacent to
principal pedestrian right(s)-of-way, unless: it is precluded by existing site improvements,
easements, topography, or other site constraints; or to allow streetscape amenities, public
on -site open space, or other architectural element(s) or improvements approved under
Chapter 19.115 FWRC.
2. The minimum building setback along all other property lines is the same as the perimeter
buffer as required by Chapter 19.125 FWRC.
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ii. Maximum lot coverage — None
iii. Maximum building height — 65' above average building elevation (see chart note #1 for
additional height with a Use Process III application).
iv. Floor area — Multiple -story buildings are not subject to chart notes #10 and #11; provided, that
each floor contains at least 75 percent of the gross sq. ft. of the floor below it and contains a
principal use(s) permitted in this zone (chart note #12).
Parking _ Required parking for a hotel is one space for each guest room. If the hotel includes accessory
meeting, convention, or other facilities that will be used by persons other than overnight guests at the
hotel or motel, the city may require additional parking on a case -by -case basis, based on the extent and
nature of these accessory facilities (chart note #3). Design criteria are based on the enclosed handout.
Typical 90-degree design standards are 9 x 18 foot stalls with 25-foot drive aisles.
7. Parking Required parking ratios for the proposed uses are listed above. An inadequate number of parking
spaces is shown on the submitted plan based on the number of proposed hotel rooms alone, not factoring
in other required parking (hotel meeting space and restaurant use)_ The submitted plan shows proposed
parking spaces located off -site on the lot to the east (Target property). Review FWRC Chapter 19.130 for
further regulations pertaining to off-street parking requirements and the various parking solutions that
may be pursued. Ivey sections include: FWRC 19.130.020(3) (Number of Spaces — Minirnurn);
19.130.080(2) (Criteria); 19.130.110 (Location of Parking Areas); 19. 130.120 (Shared Facilities); and
19.130.170 (Compact Car Spaces). Also see the enclosed handout on Parking Lot Design Criteria,
8. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
(a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted
with the formal application. Please follow general guidelines outlined in FWRC 19.125.0400) through
(28) when preparing the site plan and planting schedule.
(b) Per FWRC 19.125.060(7), for properties within the CC-F zone:
a) Type III landscaping five feet in width shall be provided along the perimeter of parking
areas abutting public rights -of -way. (Applies along South 314th Street.)
b) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district. (Not applicable; none adjacent.)
c) Type III landscaping five feet in width shall be provided along all perimeter lot lines
except as noted in subsections (a) and (b) above, except that landscaping is not required
along perimeter lot lines abutting rights -of -way where no required yards apply pursuant
to Chapter 19.225 FWRC. (Five -feet of Type III landscaping applies along the western
and eastern property lines. There is no required yard along South 3161h Street; therefore,
landscaping is not required along that lot line.)
(c) Parking La1 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. Tile 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. Lighting
fixtures shall not replace any required interior parking lot landscaping.
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9. Tree Density Requirements— Per FWRC 19.120.030(14), tree removal on sites zoned CC-F is exempt from
the tree code.
10. Clearing & Grading — The applicant is required to obtain clearing and grading plan approval as a
component of Process III approval. Consult FWRC 19.120.040(1) for items that are required to be
included on the plan, including the anticipated amounts of cut and fill., Clearing and grading plans are
reviewed and approved in conjunction with 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).
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 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 to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of
travel, courtyard, or plaza areas, and the parking garage is strongly encouraged. 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 lots (a)-(c), (e)
iii. (3) Parking structures (a)-(h)
iv. (4) Pedestrian circulation and public spaces (a)-(�
v. (5) Landscaping
vi. (6) Commercial services (a)-(b)
vii. (7) Miscellaneous (a)
c. FWRC 19.115.060, B►t fUng Design —Refer to all sections of this chapter for building design standards.
Key sections include:
i. (2) Building facade modulation and screening options
1. All building facades are both longer than 60 feet and visible from either a right-of-way and
shall incorporate facade treatment according to this section. Subject facades shall
incorporate at least two of the four options on each facade. Options intended to break up
the mass of large buildings include: (a) facade modulation; (b) landscape screening; (c)
canopy or arcade; and (d) pedestrian plaza.
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ii. (3) Building facades visible from rights -.of --way should incorporate methods of articulation and
accessory elements in the overall architectural design, for example display windows, window
openings with visible trim material, vertical trellis, artwork, decorative masonry or metal
patterns, or grillwork, relief, material variations, etc.
1. See FWRC 19.115.060(3) and 19.125.040(22) regarding screening of blank building walls.
a. Screening of blank building walls. Building wails which are uninterrupted by window,
door, or other architectural feature(s) listed in Chapter 19.115 FWRC, "Community
Design Guidelines," FWRC 19.115.060(3)(b), that are 240 square feet or greater in area
and not located on a property line, shall be screened by landscaping. Such planting
shall include trees, shrubs, and groundcover appropriate for the area proposed.
d. FWRC 19.115.070, Buildin,g and Pedestrian Orientation — Review (a)-(c).
e. FIYIRC 19.115.090(3), District Cmidelines for CC-C — Key design requirements of this section apply to
the project (FWRC 19.115.090pJ[a]-[d], [f]-[i]). Please provide a design narrative with the formal
application to detail how the project addresses these requirements.
i. (3)(a)(ii) In die city center frame, surface parking and driving areas may not occupy more
than 40 percent of the project's linear frontage along principal pedestrian rights) -of -
way, as determined by the director.
ii. (3)(c)(i)At least 40 percent of any ground level principal facade located along a right-of-
way must contain transparent glass.
iii. (3)(d) Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas,
and any pedestrian plazas and public space to primary building entrances. Where a use
fronts more than one right-of-way, pedestrian access shall be provided from both rights -
of -way, or from the right-of-way nearest to the principal building entrance. Multiple -
tenant complexes shall provide pedestrian walkways connecting all major business
entrances on the site. Pedestrian pathways shall be clearly delineated by separate paved
routes using a variation in color and texture, and shall be integrated with the landscape
plan. Principal cross -site pedestrian pathways shall have a minimum clear width of six feet
in the city center frame, and shall be protected from abutting parking and vehicular
circulation areas with landscaping.
iv. Discussed at Meeting: need better pedestrian connectivity across the site.
12. Outdoor-Aetiviiia — Per FWRC 19.125.170(5), an outdoor use or activity area will be used in calculating the
gross floor area of a use or development if this area will be used for outdoor use or activity for at least two
months out of every year. The outdoor space dedicated to the dining/coffee patio will need to be listed
and added into the project description as "gross floor area," and factored into the required parking count.
13. Rooftop Mechanical Equipment — Seethe following limitations:
a. Per FWRC 19.110.060(1)(a-c):
i. (a) Rooftop appurtenances may exceed the applicable height limitation by a maximum of four
feet, if the area of all appurtenances and screening does not exceed 10 percent of the total area of
the building footprint. These appurtenances must be located in such a way as to minimize view
blockage.
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ii. (b) Appurtenances that do not meet the standards of subsection (1)(a) of this section may be
permitted using process I if the director determines that, based on accurate graphic representations
provided by the applicant, views from adjacent properties will not be significantly affected.
iii. (c) Any appurtenance, other than chimneys and antennas, must be screened from all streets and
nearby properties. See FWRC 19.110.070.
b. Per FWRC 19.110.070, vents, mechanical penthouses, elevator equipment, and similar appurtenances
that extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated
into the architecture of the building and obscures the view of the appurtenances from adjacent
streets and properties. Please provide screening details on the elevation drawings.
14. Garbage and Recycling Receptacles — The new building must provide trash and recycling facilities as described
in FWRC 19.125.040(4) and FWRC 19.125.150. FWRC 19.125.150 requires that storage areas for garbage
and recycling receptacles be provided for each project; and contains design guidelines and space
requirements. Locations for the recycling and garbage facilities must be depicted on the formal site plan.
Include the square footage of each facility provided and depict routes of travel for service providers. Also
see the enclosed Solid Waste Design Checklist.
15. Term ofApproval— FWRC 19.15.100(2) states that 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 III decision within five years after the final decision of the city on the
matter, or the decision becomes void.
16. Application Fees & Subndttal — Please contact the Permit Center at permitcenter2cityoffederal�,vay.com, or
253-835-2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann. dower@cityo ffederalway. 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). 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
(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.
3. The proposal to locate the stormwater vault on the adjacent property to the east must meet criteria
outlined in Section 1.2.3.2.A of the KCSWDM. The facility must be constructed under an agreement
between the two property owners and must be sized to meet current flow control requirements for both
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properties. The applicant will be required build the entire facility for both properties, or clearly
demonstrate how the Facility can be expanded or revised to meet stormwater requirements for both
parcels, while remaining fully functional during construction of the second project.
4. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water
Quality Improvements" applies to this site. Specifically, the following items are applicable:
La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
1.f. Redevelopment which involves a change in use, and the changed use has a potential to release a new
pollutant(s) to surface water systems within the city. For the purposes of this subsection, "new
pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the change
in use, as well as a pollutant that was discharged in less quantities immediately prior to the change in use;
1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement being
redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a
source acceptable to the city. The director may require the applicant to provide an appraisal from a
second source acceptable to the city if the assessed valuation appears to be inaccurate or inappropriate. If
more than one appraisal is provided by the applicant or required by the city, the greater of the two
amounts shall be used. For purposes of tl-is determining value under this section, improvements required
pursuant to FWRC 19.30.090 (rtonconforn-ring development), 19.30.110 (street sidewalk improvements),
19.30.120 (nonconforn-dng water quality improvements) and 19,135.030 (street/sidewallc improvements)
shall not be counted towards the 50 percent threshold, which would trigger application of this subsection;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic
Water Quality Menu provided in the KCSWDM.
5. Soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify
infiltration suitability.
6. Detention and water quality facilities for private commercial developments within the City Center Core
may be placed underground.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
�itta:I .e�+.wagv��o tarns �vq/,slorm%vaterlconstructionlindex.html.
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Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building (or El) 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 $2,503.00 for the first 12 hours of review,
and $115.00 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) to assist the applicant's engineer in preparing the plans and TIR is
available on the city's website at hiW-//,,v,,vw.cit�,offederalway..coin/index.aspx?nid=17.
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.
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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, sarady loner[ }a ciiffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for a 152-room hotel, the Institute of Transportation Engineers (ITE)
Trip Generation - 8th Edition, land use code 310 (Hotel), the proposed project is estimate to generate 91
new weekday PM peak hour trips and 1,271 daily trips.
2. A concurrency permit is required for this development project. The PW Traffic Divisionwill perform
concurrency analysis to determine if adequate roadway capacity emsts 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
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 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)
1. Based on the submitted materials for a 152-room hotel, the estimate traffic impact fee is $405,177. 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)
Tlae 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 [Fay 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/owner will be expected to construct improvements on the following streets to the city's
planned roadway cross -sections:
E. South 314ei Street is a Minor Collector planned as a Type "Q" street, consisting of a 40-foot street
with curb and gutter, 12-foot sidewalks, and street lights in a 70-foot right-of-way. Assuming a
symmetrical cross section, 35-foot right-of-way dedication and half street improvements are
required as measured from the street centerline.
■ The internal north/south road between the subject property and the property to the east (farget
building) shall be constructed to a Type "Q" street cross section, consisting of a 40-foot street with
curb and gutter, 12-foot sidewalks, and street lights. This north/south road could be either a private
Doc ID: 77170
18-100258-00-PC
Mr. Matt Reider
Page 12 of 19
February 21, 2015
or public road. On -street parking would be permitted; however, it will be limited to parallel parking,
or other configurations approved by the city. The applicant must obtain approval in the form of
easement from the adjacent property for any encroachments or improvements on that property.
■ Per the restrictive covenants, an accessible pedestrian connectivity/path must be provided and
maintained for public use as an easement between the southerly property line (South 316th Street)
to South 314th Street. If the north/south road is dedicated as a public road, an easement will not be
necessary for the portion that is dedicated.
3. 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
are available through the Public Works Development Services Division. These modification requests
have a nominal review fee currently at $278.
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.
The north/south road should be located at least 150 feet from other driveways on either side of the
street. The director may grant a modification administratively to reduce spacing standards by up to 20
percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that these
modification requests have a nominal review fee of $278.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv�}u .ra tyo ffederalwa;r. 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, or biohazard collection containers. Minimum recycling space allocation is
established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet across are recommended, along with a two -door swing -open or roll -open gate
that spans the front width of the enclosure. When gate doors are opened, no structure or hardware
should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates
in closed and open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or
additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
18-100258-00-PC Doc ID: 77170
Mr. Matt Reider
Page 13 of 19
February 21, 2018
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential "blind
spots" during ingress and egress.
: Consider landscaping, setbacks, and screening requirements (based on FWRC 19.125.040[4] & [5]).
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the
use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure
dimensions, defined overhead clearances, consideration of power utility access, and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -
use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants;
o Moving waste and recycling streams from interior units to collection areas; and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact Senior Route Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
eter.lawrence ci offederahva .com)
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
Building Criteria
Occupancy Classification: R-2, A, B, S-2
Type of Construction: 1A, IIB
Floor Area: assume 16, 480 per floor
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2017
Accessibiday Code, ICC/ANSI A117.1 - 2009
Washington State Energy Code, 2015 WAC 51-11
Number of Stories: 6
Fire Protection: NFPA 13
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist are required. (Additional copies of
application and checklists may be obtained on our web site at Nv< .citvoffederahvay.com.)
Submit five sets of drawings and specifications. Specifications shall include: 2 soils report, 2 structural
calculations, 2 energy calculations, and 2 ventilation calculations.
18-100258-00-PC Doc ID: 77170
Mr. Matt Reider
Page 14 of 19
Febivaiy 21, 2018
Note: A Washington State Registered architect's stamp is required for additions/alterations (new or existing)
of 4,000 gross floor areas or greater, unless specifically listed as an "exempt" structure per the Revised Code of
t ashin,yon (RCW).
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 seven to nine 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 or 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, 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/agencies (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.
Site -Specific Requirements
Vehicle charging stations. Five percent of the parking spaces shall be provided with vehicle
charging infrastructure and must be identified on the plans.
• Third party structural review required for the PT deck is to include structural analysis of the
upper floors. This is an extra charge in addition to the plan review fees. i
■ Provide a CD or jump drive of the plans at the time of submittal.
18-100258-00-PC Doc ID: 77170
Mr. Matt Reider
Page 15 of 19
February 21, 2018
• Plumbing and mechanical cannot be deferred.
• Fire resistive details and firestopping details cannot be deferred.
■ Pressurized stairways.
• Backup generator.
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.
LAI SHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, basburo lakehaveiz.or )
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building pemai.t 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 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 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 available 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 2018 cost for a system hydraulic model analysis is $220.00.
• If an additional hydrant(s) is required or indicated, or if any existing water distribution facilities are required to
be relocated, a Lakehaven Developer Extension (DE) Agreement will be required to construct new water
distribution facilities necessary for the proposed development. Additional details 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 Developer Extension 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.
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each domestic, irrigation, and fire -protection service meter is required
pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. As a high health cross -
connection hazard (fixtures >30' above meter elevation), a reduced pressure backflow assembly (RPBA) is
required for domestic service(s). As a high health cross -connection hazard (fixtures >30' above meter
elevation), a reduced pressure detector assembly (RPDA) is required for fire -protection service. Unless
rooftop irrigation is proposed (high -hazard), as a low health cross -connection hazards, either a double check
valve assembly (DCVA) or a RPBA is required for irrigation service.
• Typically required location(s) for any BPA is outside of a building, as close to the main as possible, but no
further than 50-feet maximum from main. There are some reasons/situations for some case -by -case
exceptions that are allowed by Lakehaven, most of these in Federal Way's City Center area. Applicants may
18-100258-00-PC Doc ID: 77170
Mr. Matt Reider
Page 16 of 19
February 21, 2018
submit a modification request (include plan/sketch) to Lakehaven for non -typical location(s). Contact
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,.CZQel2fli@Laketiaven.org 253-946-
5427) for additional information on premise isolation/BPA requirements, installation, and testing coordination.
0 Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or 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,
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, Domestic, 4" preliminary size: $33,620.00 ("dig" by Lakehaven)
deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum domestic GPM
usage rate.
o Water Service/Meter Installation, Irrigation, 1" preliminary size: $4,430. 00 ("dig" by Lakehaven)
deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM
usage rate.
o Water Service/Meter Installation, Domestic, 6" preliminary size: $15,000.00+/- ("dig" by Lakehaven)
deposit. Actual size TBD by applicant's system design consultant.
o Capital Facilities Charge(s)-Water: $'307,681.00 ($3,707.00 per Equivalent Residential Unit [ERU},
estimated 0.50 ERU/room + 5.00 restaurant + 2.00 ERU irrigation). Actual amount due TBD by
Lakehaven based on applicant's estimated annual total water usage rate. 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). The certificate is
valid for one year from date of issuance. If a certificate is needed, allow one to two working days to issue for
typical processing. The 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, or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service
connection, 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 applicant's engineer. Also, if applicable, see
Lakehaven Trash/Recycling Enclosure Standards.
Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer Service
Connection Permit for certain types of new or modified non-residential sewer service connection(s).
0 Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. 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: $280.00 fee.
18-100258-00-PC Doc ID: 77170
Mr. Matt Reider
Page 17of19
February 21, 2018
o Capital Facilities Charge(s)-Sewer: $284,229.00 ($3,509.00 per Equivalent Residential Unit [ERq,
estimated 0.50 ERU/room + 5.00 restaurant). Actual amount due TBD by Lakehaven based on
applicant's estimated annual domestic/commercial/industrial only water usage rate. Please contact
Lakehaven for further detail.
o FWCC Earlycomer Charge(s): $208,170.00 ($2,570.00 per Equivalent Residential Unit, estimated 0.50
ERU/room + 5.00 restaurant). Actual amount due TBD 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 Development Engineering web pages:
ht rv�v�v.Iakeharen.or 204 Dev o meat -En 'nee>.7n .
• 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.
SOUTH KING FIRE & RESCUE (Chris Cahan, 253-946-7243, chris.cahan southkin &re.org)
Water Supply
Fire Flow
The required fire flow for this project is 2420 gallons per minute. A Cer*f ate of WaterAvailabrktty, including a
hydraulicftre flow model, shall be requested from the water district and provided at the time of the building permit
application.
Fire Hydrants
This project will require three fire hydrants in approved locations. There are four existing fire hydrants on
public streets that are available for this project.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
h =: / / sou thlcing fire. are/ Docu men tCen ter /Home / Viewer.
The emergency access road on the west side of the proposed building is in excess of 150 feet without an
approved turn -around. The access road on the east side of the proposed building exits through the adjoining
property. An easement is necessary to secure that access.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in Title 8 FWRC:
hM--//%v,,vw.coclepubhsl-ng.com/\VA/FedgWWu`/.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
18-100258-00-11C Doc ID: 77170
Mr. Matt Reider
Page 18of19
February 21, 2018
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plans reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire rprinkler.rystem 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.
Standpipe
A Class 1 Standpipe it regtlired A Class I standpipe system is required in buildings where the floor level of the
highest story is located more than 30 feet above the lowest level of the fire department vehicle access.
Buildings four or more stories in height shall be provided with not less than one standpipe for use during
construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet
(12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with
fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be
extended as construction progresses to within one floor of the highest point of construction having secured
decking or flooring.
Elevator
The elevator(s) shall be si.Zed to accommodate and ambulance stretcher.
Where elevators are provided in buildings four or more stories above grade plane, at least one elevator shall
be provided for fire department emergency access to all floors. The elevator car shall be of such a size and
arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal position.
Fire Alarm
Afire alarm system is requhrd
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. Automatic smoke detection is required in all corridors and sleeping units. This fire
detection system shall be monitored by an approved central and/or remote station.
Emergency Responder Radio Coverage
All buildings shall have approved radio coverage for emergency responders within the building based upon
the existing coverage levels of the public safety communication system at the exterior of the building.
h ttn: / /sou tli kinLrf=e. orLr/ DocLimentCen ter / View/279.
Fire Suppression System
An approved fire suppression ystem is required for all type I kitchen hoods. This will be required for the proposed restaurant.
18-100258-00-PC Doc ID: 77170
Mr. Matt Reider
Page 19 of 19
February 21, 2018
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 the key project contact, Senior Planner Stacey
Welsh, at 253-835-2634, or st�ceY�-welsh cin*offederalwaY-,com. We look forward to working with you,
Sincerely,
Stacey Welsh, AICP
Senior Planner
enc: Bulletin 001 `Process III Submittal Requirements'
Bulletin 003 `Master Land Use Application'
Bulletin 022 `CPTED Checklist'
Bulletin 042 `Farling Lot Design Criteria'
Bulletin 050 `SEPA Environmental Checklist'
Bulletin 074 `City Center Planned Action Determination Review Checklist'
Exhibit B "Planned Action Mitigation Document"
FWRC 19.230.030
FWRC 19.230.050
Solid Waste Design Checklist
Peter Lawrence, Plans Examiner
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Rob Van Orsow, Solid Waste/Recycling Coosdinator
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Mx. Greg Allen, Cadius Partners Limited, 8401 Wagon Boss Road, Bozcmnn, lll'I' 59715
Mr. Matt Ottone, Ottone-Salinas, Inc., 295 Main Street, Suite 600, Salinas, CA 93901
Doc ID: 77170
18-100258-00-PC
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
PREAPPLICATION CONFERENCE SIGXIN SHEET
Federal Way Town Center Hotel
18-1002-58-PC
February 8, 2018
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General Legend:
Federal Way City Limits
Federal Way Potential Annexation Area
Parcels
-,> Sections
�/ SEPA Planned Action Area Boundary
Subdivisions
Environmental Legend:
"0- Federal Way Stream Classification Points
\. Streams
Q Shoreline Designations - Federal Way
Q Shoreline Designations - King County
—? Lakes
Wetlands (1998 City Survey)
\\ 100 Year Floodplains
® 6 Month Wellhead Zane
Q 1 Year Wellhead Zone
Q 5 Year Wellhead Zone
Q 10 Year Wellhead Zone
Property Legend:
City, County and State Park Properties
City of Federal Way Properties
j"] King County Properties
j Landmarks
Multi -Family Properties
School Properties
Trails/Private Open Space
Federal Way Zoning Designations:
Q Federal Way Zoning Boundary
Offi Ma V&1 Q0
BC Community Business
BN Neighborhood Business
CE Commercial Enterprise
14&xed-tlsa Zo>+es-
CC City Center Core
CF City Center Frame
Office Zones:
CPA Corporate Park-1
OP Office Park
OP-1 Office Park-1
OP-2 Office Park-2
013-3 Office Park-3
OP-4 Office Park
PO Professional Office
1•F g i
RM1800 1 uniU1,800 Sq. Feet
RM2400 1 uniU2,400 Sq. Feet
RM3600 1 unit/3,600 Sq. Feet
single Famriv Re -k�
RS5.0 1 uniU5,000 Sq. Feet
RS7.2 1 unitl7,200 Sq. Feet
RS9.6 1 unit/9,600 Sq. Feet
RS115.0 1 unit/15,000 Sq.. Feet
RS35.0 1 unit/35,000 Sq. Feet
SE 1 unit/5 acres
Govemed by Development Agreement
King County Zoning Designations:
L, King County Zoning Boundary
RancukdML& +t L
A-10 Agricultural, 1 Unit/10Acres
om r 1 and O
CB Community Business
NB Neighborhood Business
O Office
R-1 Residential, 1 Unit/Acre
R-4 Residential, 4 Units/Acre
R-6 Residential, 6 Units/Acre
R-8 Residential, 8 Units/Acre
R-12 Residential, 12 Units/Acre
R-18 Residential, 18 Units/Acre
R-24 Residential, 24 Units/Acre
R-48 Residential, 48 Units/Acre
-P Special Development Requirements
W1do: THE SOLE PURPOSE OF THS MAP IS TO
ZONING OEStw3 klt S.lh the d"rt orany
inconsisrancy balwon this map and the ordinance
establil the wnent mnirg, the ordinance shall prevail
This map is a compilation or idarmill from merry 41 nuent
sources orvarying accuracy. Location of map loalurov is
CITY OF
�.. Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-700.0
www.cityoffederalway.com
Jim Ferrell, Mayor
January 19, 2018
Mr. Matt Reider
ESM Consulting Engineers LLC
33400 8t" Avenue South, Suite 205
Federal Way, WA 98003
FILE
Re: FILE #18-100258-PC; PREAPPLICATION CONFERENCE SCHEDULED
Federal Way Town Center Hotel, Federal Way
Dear Mr. Reider:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee (DRC) and a meeting with
the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, February 8, 2018
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8th Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend
the meeting as this will be the only notice sent by the department. If you have any questions regarding the
meeting, please contact me at stacey..welsh cityoffederalway.co , or 253-835-2634.
Sincerely,
Stacey Welsh, AICP
Senior Planner
c: Mr. Greg Allen, Cadius Partners Limited, 8401 Wagon Boss Road, Bozeman, MT 59715
Mr. Matt Ottone, Ottone-Salinas, Inc., 295 Main Street, Suite 600, Salinas, CA 93901
Doc. 4D. 77169
18-100238-00-PC
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 1-18-18
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Stacey Welsh, Senior Planner
FOR DRC MTG. ON: 2-1-18 - Internal
2-8-18, 9:00 - with applicant
FILE NUMBER(s): 18-100258-PC
RELATED FILE NOS.: 17-102617-SU
PROJECT NAME: FEDERAL WAY TOWN CENTER HOTEL
PARCEL NUMBER: 0921049331
ZONING DISTRICT: CC-F
PROJECT DESCRIPTION: Proposed 152 room, 6-story hotel with restaurant and
coffee bar above underground parking.
LAND USE PERMITS: TBD
PROJECT CONTACT: ESM
Matt Reider
33400 8TH Ave S, Suite 205
Federal Way, WA 98003
MATERIALS SUBMITTED: Master Land Use Application
Cover Letter
Site plan
Floor plans
Elevations
JAN 16 2010
CITY OF r .:-SWAY
Federal W Mu°-�: L°I7
.
MASTER LAND USE APPLICATION
DEPARTMENT or CONIMILINITv DEVELOPMENT
33325 81h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
w�s',r.Cit. nf1'cdcraslwa► .cnsn
APPLICATION NO(s) — ~ ■ �, Date / 16 —/. _
Project Name
Federal Way Town Center Hotel
Property Address/Location
Parcel Number(s)
NE QTR of the SE QTR of Section 9, Township 21 North, Range 4 East, W.M., City of Federal Way
0921049331
Project Description
PLEASE. PRINT
Develop new 152-room hotel with 6 floors, restaurant and
coffee bar above underground parking.
Type of Permit Required
Annexation
Binding Site Plan
_ Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
x Preapplication Conference
_ Process I (Director's Approval)
_ Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
CIF Zoning Designation
CC-- F Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Bulletin 4003 - January 1. 2011
Applicant
Name:
Greg Allen do Cadius Partners Limited
Address:
8401 Wagon Boss Road
City/State:
Bozeman MT
Zip:
59715
Phone:
406-599-0516
Fax:
Email:
greg c•' iuspartners.com
Signature:
r
/Z./u,
Agent (ifdiliereni than Applic• nt)
Name:
Address:
—
33qk'-c1 S I t�
City/State:
Veto-k�`� t w
Phone:
-V Q r 6 r 3
Fax:
Email:
Li
1��T, ���"'� 'sue
Signature:
�n P--e `
Owner
Name:
Ottone-Salinas, Inc
Address:
295 Main Street Suite 600
City/State:
Salinas. CA
Zip:
93901
Phone:
831 758 2401
Fax:
Email:
m. otlunagS L t m
Signature:
Page I of I
k:\I-landouts\Master Land Use Application
LIKMA
January 12, 2018
Mr. Robert "Doc" Hansen
Planning Manager
Community Development
City of Federal Way
33325 8t" Avenue S
Federal Way, WA 98003
�a m
Job No. 1978-001-017
r� EIVED
j =.'d 16 2018
Gt f^P FEDERAL WAY
.;1...,J,.ITYDEVELOPMENT
RE: Federal Way Town Center Hotel, Request for Pre -Application Meeting
Parcel No. 0921049331
Dear Mr. Hansen:
On behalf of Cadius Partners, ESM Consulting Engineers, LLC is pleased to submit
this request for a pre -application conference with the City of Federal Way. Cadius
Partners is seeking to develop a 6-floor, 152-room hotel with a sit-down restaurant
and coffee bar over underground parking. Part of Hilton's Tapestry Collection, the
Federal Way Town Center Hotel's unique style and personality will complement the
new Performing Arts and Event Center to the west and be a great addition to the
City's Town Center.
The following information is included with this letter and meets the requirements
as outlined in the City's Pre -Application Conference Checklist:
1. Completed Master Land Use Application
2. Check for the Amount of $506.00
3. Site Plan and Elevations drawn to scale (7 copies)
Location
Federal Way Town Center Hotel will be situated on Parcel No. 0921049331 on
approximately 1.86 acres of City Center Frame (CF) zoned property in between the
Performing Arts and Event Center (PAEC) and the former Target retail store.
ESM Federal Way
ESM Everett
Civil Engineering Land Planning
33400 Sth Ave S, Ste 205
1010 SE Everett Mall Way, Ste 210
Land Surveying Landscape Architecture
Federal Way, WA 98003
253.838.6113tel
Everett, WA 98208
425.297.9900tel
3D Laser Scanning GIS
800.345.5694 toll free
800.345.5694 toll free
www.esmcivii.com
251838.7104 fax
425.297.9901 fax
Mr. Robert "Doc" Hansen
January 12, 2018
Page 2
Parkinci
The project is proposing to provide 81 surface lot parking spaces on site, and an
additional 25 underground parking spaces for a total of 106 spaces. Cadius
Partners would like to determine the number of parking spaces that will be
required of our project and possible solutions for providing any short fall from the
required parking, to include future participation in a parking structure adjacent to
our site, purchase of additional land to accommodate our parking needs, leasing
spaces from another nearby property or other possible solutions.
Stormwater
Surface water runoff from the new development will be captured by roof gutters
and parking lot drains and will be collected in a stormwater vault from where it will
discharge at pre -developed conditions into existing stormwater infrastructure.
Cadius Partners would like to utilize the adjacent property to the east to place the
stormwater vault with the hope that it could be expanded later to accommodate
redevelopment of the former Target store parcel.
Communliy Design Guidelines
Siting and orientation of the proposed Federal Way Town Center Hotel lends itself
to satisfying criteria found in the Community Design Guidelines, FWRC 19.115.
Pedestrian areas such as the outdoor dining and coffee patio are located adjacent
to the lawn and pedestrian drop-off area of the PAEC with open views in both
directions. This keeps eyes on public areas and increases natural security.
Accessible pedestrian walkways circumnavigate the proposed hotel and provide
access to the PAEC. Architectural elements include facade modulation, canopies
and arcades as well as a landscaped pedestrian plaza.
If you have any questions, please feel free to contact me at 253-838-6113.
Otherwise, we look forward to meeting with City staff at the next available Pre -
Application Conference date.
Sincerely,
ESM CONSULTING ENGINEERS, LLC
rIkr
d
MATT REIDER
Assistant Planner
Enc.
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