Loading...
16-103470CITY OF t Federal Way August 26, 2016 Avtar Singh Duhra 1400 South 348"' Street Federal Way, WA 98003 Re: File #16-103470-00-PC, PREAPPLICATION CONFERENCE SUMMARY Holiday Inn Express & Retail, 34427 Pacific Hwy South, Federal Way Dear Mr. Duhra: FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held August 11, 2016. 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 Utility 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. The key contact for your project is Becky Chapin, 253-835-2641, becky.cliapin@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 applicant proposes to construct a 54,777 sq. ft. four story 85-unit hotel and 9,900 sq. ft. one story retail shopping area. Landscaping and site improvements are included. Parcel #202104-9082, 202104- 9089, 202104-9105, 202104-9106, 202104-9109, & 202104-9122. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. Duhra Page 2 August 26.2016 • Community Development Planning Division o Process III and SEPA Review are required. o Boundary Line Adjustment (BLA) is required to remove internal lot lines. Public Works Traffic Division l . Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $4,315.50 is required for the proposed project. 2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment estimate at $242,100. 3. Frontage Improvements (FWRC 19.135.040) — Construct improvements and dedicate right-of- way along the property frontage on S 3441h St per FWRC 19.135.040. 4. Frontage Improvement Pro-rata Share Contribution — The applicant may be required to contribute on a per -front -foot basis towards the SR 99 Phase V improvement project. 5. Access Management (FWRC 19.135.260) — The current proposal needs to meet access management standards per FWRC 19.135.280. 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 Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com 1. Zoning Designation and Use — The subject property is designated Commercial Enterprise (CE). Hotel uses and retail uses are permitted within the CE zone pursuant to Use Zone Charts FWRC 19.240.090 and 19.240.070, respectively. Meeting Follow-up — As discussed at the meeting, a potential tenant in the retail space may be a fast food restaurant. Restaurant uses are allowed pursuant to FWRC 19.240.110. 2. Use Application —The proposed project is subject to Use Process III review pursuant to FWRC Chapter 19.65, `Process III — Project Approval'. Process III use review is conducted administratively, with a written decision issued by the Director of Community Development following review. Process III land use approval is valid for a period of five years and extensions to the land use approval may be granted if criteria are tnet. Per FWRC 19.15.045, vesting occurs at the time the Process III application is determined to be complete. Enclosed are a master land use application, development requirements checklist, and other applicable handouts. Refer to the Development Requirements checklist, Bulletin #014, for specific submittal requirements. Environmental Review — The project is subject to environmental review under SEPA for the proposed actions: construction of a new building greater than 12,000 square feet and parking lots with more than 40 parking spaces. The environmental review is a component of the Process III land use application and a complete environmental checklist with notice materials will be required. The city may utilize the optional DNS notice procedures for applications that include a SEPA checklist. The optional DNS process allows a combined project and anticipated environmental detennination public notice period that expedites the overall land use application process. An environmental threshold I6-103470 Doc I D 74189 Mr- Duhra Page 3 August 26. 2016 detennination made by the Director of Community Development must be issued prior to land use or building pen -nit approval. Public notice will be required as established in FWRC 14.10.040. 4. Public Notice — Process III applications require a public notice and 15-day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirror, mailed to persons within 300 feet of the subject property, posted on the subject property, and placed at the City's three designated notice boards. 5. Boundary Line Adjustment —A Boundary Line Adjustment (BLA) is required for the project, as it includes six separate parcels (202104-9082, 202104-9089, 202104-9105, 202104-9106, 202104-9109, & 202104-9122), and the proposed buildings are shown built across property lines. A BLA is a minor alteration in the location of lot boundaries on existing lots. Pursuant to FWRC Chapter 18.10 "Boundary Line Adjustments", BLA applications are administratively processed. Please note that the BLA process runs concurrently with the Process III land use process; however, the BLA must be approved by the Director of Community Development and recorded at King County before issuance of any building pen -nits. 6. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested information within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2). 7. Critical Areas —A portion of the subject property is within a 10-year Wellhead Protection Zone. The applicant is required to submit a Hazardous Materials Inventory Statement (enclosed) that discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. 8. Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal. a. Setbacks — For the hotel and retail/restaurant use, setbacks are 5ft front, 5ft side, and 5ft rear. b. Height— For the hotel, 45ft above average building elevation (ABE) maximum is permitted outright. The proposed hotel appears to exceed the 45-foot outright height maximum. Opportunities to build up to 55ft. and 4 floors are possible per the special regulation set forth in FWRC 19.240.090(2). Approval by director of community development is required and the applicant must meet all of the following criteria: i. The increased height is necessary to accommodate the structural, equipment; or operational needs of the use conducted in the building, and/or all ground floor spaces have a minimum floor -to -ceiling height of 13 ft. and a minimum depth of 15 ft.; ii. Height over 40 ft. is set back from non-residential zones by one additional ft. for each one ft. of height over 40 ft.; and iii. Roof lines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials. 16-103470 Doc I D 74199 Mr. Duhra Noe 4 August 26.2016 The retail/restaurant maximum height is 40 ft. ABE with opportunities to build up to 55 ft. as set forth in FWRC 19.240.270(2). c. Lot Coverage —No maximum lot coverage is established. d. Parking — One (1) parking space per room is required for the hotel. One (1) parking space for every 300 square feet of gross floor area is required for the retail portion. For the restaurant use the parking requirement is one (1) parking space for each 100 square feet of gross floor area for sit-down and one (1) parking space for each 80 square feet of gross floor area for fast food. Up to 25 percent of the spaces may designated as `compact' as shown in the enclosed Parking Lot Design Criteria bulletin. If the hotel includes accessory meeting, convention, or other facilities that will be used by persons other than overnight custorners, the city may require additional parking on a case -by -case basis, based on the nature and extent of such facilities. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Process III decision. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. a. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards. Key sections include: i. (1) General Criteria (b), (c), (d), (e), (f), and (g) ii. (2) Surface parking lots (a), (b), (c), and (e) iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (e) and (f) iv. (5) Landscaping v. (6) Commercial services (a) and (b) vi. (7) Miscellaneous (a) b. FWRC 19.115.060 Building Design — Key design requirernents of this section apply to the project as follows. i. (2) All building facades that are both longer than 60 feet and are visible frorn either- a right-of-way or residential use must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. These design options include fagade modulation, landscaping, canopy or arcade, and associated pedestrian plazas. ii. (3) Building facades shall also include methods of articulation and accessory elements, for example display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. c. FWRC 19.1 15.070 Building and Pedestrian Orientation — Design requirements of this section apply to the project as follows: (1) (a-d). 16-103,470 Doc I D 74189 Mr. Duhra Page 5 August 26.2016 d. FWRC 19.115.090(1) District Guidelinesfor CE— Key design requirements of this section apply to the project (FWRC 19.115.090(2)(a-f). i. (a) Surface parking may be located behind, to the side(s) of the building, or adjacent to the right-of-way; provided the parking located adjacent to the right-of-way maximizes pedestrian access and circulation. ii. (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of- way. iii. (c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. iv. (d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context -sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and accessibility from the building to other existing plaza or streetscape features. 10. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWRC 19.115.010(2) and 19.115.030, CPTED standards will be applied during project review. A CPTED checklist (enclosed) must be completed and submitted with the Process III application. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with the following CPTED principles: i. Natural Surveillance — Promote visibility of public spaces and areas. ii. Access Control — Identify techniques that deter unauthorized and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. 11. Landscaping — The Process III review requires a landscape plan prepared by a Washington State licensed landscape architect, submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (28) when preparing the site plan and planting schedule. The following regulations are specific to your proposal: Perimeter Landscaping — Type III landscaping five feet in width shall be provided along all property lines abutting public rights -of -way and access easements and along the perimeter of the property lines. Type III landscaping shall be a mixture of evergreen and deciduous trees interspersed with large shrubs and groundcover. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and the intent of the code section. Parking Lot Landscaping — Twenty-two square feet of interior lot landscaping per parking space must be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area. The site plan must list the specific size of each landscape island proposed for interior parking lot landscaping in order to verify the required calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures shall not replace any required interior parking lot landscaping. Parking areas adjacent to public right-of-way (South 344"' Street) shall incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the required perimeter landscape type, and/or provide architectural features of appropriate height 16-10:470 Doc I D 74189 Mr. Duhra Page 6 August 26.2016 with trees, shrubs and groundcover, in a number sufficient to act as efficient substitute for the three- foot berm, to reduce the visual impact of parking areas and screen automobiles. 12. Tree Density Requirements — A tree and vegetation retention plan as required under FWRC 19.120.040(2) must also 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. As required under FWRC 19.120.130(2), the minimum tree density in the BC zone is 20 tree units per acre. The subject property's density would be 51 tree units (20 tree units x 2.54 acres). A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density). The tree and vegetation plan must clearly show where the 51 tree units are to be located. The formal landscape plan must detail information about tree unit credits and replacement. 13. Loading, Storage, Trash, and Recycling Facilities — These shall be located, designed, and screened for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. Exterior trash receptacles and recycling are subject to architectural and/or landscape screening requirements and total area requirements. Trash facilities may not be located in required yards (setback areas) or required landscape buffers. Solid waste and recycling facilities must be provided in the amount of three square feet of storage space for every 1,000 square feet of gross floor area, with a minimum area of 65 square feet, and a maximum of 1,000 square feet. Entry gates for garbage and recycling facilities are typically 20 feet in width to allow for service pickup. See FWRC 19.125.150 and 19.125.040 for placement and screening requirements and 19.115.050(6) for community design guidelines. Refer to additional comments in the Public Works section of this letter. 14. Rooftop Mechanical Equipment — Pursuant to FWRC 19.110.070, equipment that extends above the roofline must be surrounded by a solid sight -obscuring screen. The screen must be integrated into the architecture of the building and obscure the view of the equipment from adjacent streets and properties. Please include a rooftop elevation detail with the formal application submittal. 15. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 or permitcenter@cityoffederalway.com for updated fee schedules for the Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. Additionally, please contact the Permit Center to schedule an appointment to subrnit your land use application. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com Land Use Issues — Stormwater I . 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 Infonnation Report (T1R), addressing the relevance of the project to the eight 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 that may be used for basin analysis. IG-10.3470 Doc I D 74189 Mr. Duhra Page 7 August 26. 2016 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 5. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.eev.wa goy/Rrogramslwq/stortr water/coiistrLiCti011/index.html or by calling 360-407- 6048. Right -of -Way Improvements 1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, 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 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 $1,125.00 for the first 12 hours of review, and $93.75 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the state of Washington. 2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at: wNvw.citvoffederal\vay.com/node/1467 to assist the applicant's engineer in preparing the plans and TI R. 3. 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 16-103470 Doc I D 74199 Mr. Duhra Noe 8 August 26, 2016 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 (TESL) measures, per Appendix D of the 2009 KCSWDM, just be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for a 4-story hotel (85 rooms) and 9,900 square feet retail, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 310 (Hotel), and 814 (Specialty Retail), the proposed project is estimated to generate approximately 77 new weekday PM peak hour trips. 2. A concurrency permit is required for this development project. The concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. 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). 3. The estimated fee for the concurrency permit application is S4,315.50 (51— 500 Trips). This fee is an estimate and based on the materials submitted during the preapplication meeting. The concurrency application fee must be paid in hill at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic 16- 1034 70 Doc I D. 74189 Mr. Duhra Page 9 August 26, 2016 engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for a 4-story hotel (85 rooms) and 9,900 square feet retail building, the estimated traffic impact fee is $242,100. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Street Frontage Improvements (FWRC 19.135) Per FWRC 19.135.040, the applicant/owner will be expected to construct street improvements consistent with the planned roadway cross -sections as shown ill 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: ■ The proposed development has frontage on the SR 99 Phase V improvements project. This project is deemed fully funded and therefore the applicant shall dedicate right-of-way and any additional planned turn lanes. ■ S 344"' St a Principal Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and street lights in a 66- foot right-of-way (ROW). Assuming a symmetrical cross section, 13-foot ROW dedication and half street improvements are required as measured from the street centerline. 2. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional turn lane improvements if identified in the transportation analysis and/or property corner radius. 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 is available through the Public Works Development Services Division. Please note that these modification requests have a nominal review fee currently at $160. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes; taper rate shall be WS^2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) 1. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per parcel. Pacific Highway S is access class "1" where left access may be pennitted every 330 feet and left -out access is only permitted at signalized intersections (FWRC 19.135.280). No new driveway will be permitted onto SR 99 unless it's included in the SR 99 Phase 5 approved plan. 2. S 344"' Street is Access Class " 4 ", which permits access as close as 150 feet to any other street intersection or driveway, whether on or off the subject property. However, the proposed driveway must not be located within any turn pockets storage. 16-10;470 Dot. I D. 74189 Mr. Duhra Pa-e 10 August 26. 2016 3. Access may be further restricted if such access would interfere with the 951h percentile queue lengths from any existing traffic control device. 4. For driveways that serve uses other than single-family residential uses and zero lot line townhouse development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as detennined by the Public Works Director. Misc. Safety Related Comments 1. The applicant's engineer needs to 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. The Site Plan should be modified accordingly. 2. The application should be forwarded to King County METRO and 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 Solid waste and recycling design considerations include: • Adequate space allocation 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' deep by 20' across are recommended, along with a two -door swim opell 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). • 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 Section 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. I6-103470 Doc I D 74189 Mr. Duhra Page 1 1 August 26, 2016 Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815 (office) or 206-786-4530 (cell). COMMUNITY DEVELOPMENT BUILDING DIVISION Peter Lawrence, 253-835-2621, Peter.Lawrence@cityoffederalway.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 International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2014 Accessibility Code, ICC/ANSI Al 17.1 - 2009 Washington State Energy Code, 2015/WAC 5 1 -11 Building Criteria Occupancy Classification: R-1/ unk other occupancies Type of Construction: UNK Floor Area: UNK Number of Stories: 4 Fire Protection: yes Wind/Seismic: Basic wind speed 85 Mph, Exposure, 254 Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at www.ci!yoffederalway.com.) Submit _3_ sets of drawings and specifications and 5 sets of site plans. Specifications shall include: _2_ Soils report, _2 Structural calculations, and _2_ Energy calculations, _2 Ventilation calculations. Note: A Washington State Registered architects' 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 Washington (RCW). 16-103470 Doc, I D 74189 Mr. Duhra Page 12 August 26.2016 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 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. Review Timing The first comment letter can be expected within 6-9 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Please include the building comment letter with your written responses. 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 (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. 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 UTILITY DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakehaven.org Water • A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land 16-10 3470 Doc, 1 D 74189 Mr. Duhra Page 13 August 26.2016 use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500 GPM (approximate) for two (2) hours or more. This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. If more precise available fire flow figures are required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for Availability). Current/2016 cost for a hydraulic model analysis is $200.00. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail. A Developer Extension (DE) Agreement will be required to construct new water distribution facilities (two (2) onsite fire hydrants) for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement (application forms attached). 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. • The site has two (2) existing, non-residential domestic water service connections (SvcNos 774 & 775, each 5/8"0/4" meter). • For water use during site constriction/development, the existing water service(s) may be utilized for this purpose. If a larger service/supply is needed, request to rent a hydrant meter can be submitted to Lakehaven. Please contact Lakehaven for further detail. A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to all existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Non - single -family properties require separate domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. • Protection of any existing water meters &/or service connections, or full abandonment by "removal" if future service(s) will not be needed, will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. For buildings with plumbing fixtures more than 30 feet above ground level, installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As a high health cross -connection hazard, a reduced pressure backflow assembly (RPBA) is required. For buildings with no plumbing fixtures more than 30 feet above ground level &/or for irrigation service connections, and as low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. For fire protection service connections on buildings with sprinkler heads no higher than 30 feet above ground level, and as a low I6-10;470 Doc. I D 74189 Mr. Duhra Pace 14 August 26, 2016 cross -connection hazards, a double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" & larger connections; for 2" & smaller connections a separate full -flow meter with a Double Check Valve Assembly (DCVA) or RPBA is typical. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl@.Lakehaven.arg, 253-946-5427) for additional information on premise isolation & BPA testing coordination. Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy attached), for each new/modified water service connection. ■ 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, and using preliminary estimates generated by Lakehaven for site/facility annual domestic water usage (approximately 5,000,000 gallons per year), preliminary estimated Lakehaven water service connection fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Charges -Payable -in -Lieu -of -Extension (CPILOE) are assessable against the property for water facilities previously constructed (S 344th St & Pacific Hwy S) that provide direct benefit to the property. CPILOE are due prior to & as a condition of scheduling the Lakehaven DE Agreement preconstruction meeting. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. o Water Service/Meter Installation, 3" preliminary sizes (1 each new building): $24,030.00 deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. Actual deposit amounts TBD by Lakehaven based on onsite cost estimates. o Capital Facilities Charge(s)-Water: $172,377.50, based on preliminary annual domestic water usage estimates generated by Lakehaven ($3,629.00 per Water Equivalent Residential Units (ERU)). 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 5.00 Water ERU. Actual CFC due will be based on applicant's estimated annual domestic + irrigation water usage rate. Please contact Lakehaven for further detail. o CPILOE: $54,426.91. o Other (describe): None anticipated. Sewer • A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. • The site has one (1) existing sewer service connection (SSCP 12075). ■ Capping of any existing sewer service connection at/near property line is required for any on -site full building demolition; a sewer service connection permit from Lakehaven (application form attached) I6-103470 Doc I D. 74199 Mr. Duhra Paoe 15 August 26. 2016 is required for this. For partial building demolition, protection of any existing sewer service connection will be required. Please contact Lakehaven for further information regarding these issues. A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary sewer system or any modification (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 2%. In addition to all other sewer service installation standards, installation of a Type 1, 487' monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. Also, installation of an external ly-located grease interceptor is required for all new restaurants & food service establishments, size to be determined by applicant's engineer. 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). ,Based on the proposal submitted, and using preliminary estimates generated by Lakehaven for site/facility annual domestic water usage (approximately 5,000,000 gallons per year), preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. o Sewer Service Connection Permit Fee: $300.00 per building. o Capital Facilities C harge(s)-S ewer: $195,085.10, based on preliminary annual domestic water usage estimates generated by Lakehaven ($3,206.00 per Sewer ERU). Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 9.60 Sewer ERU. Actual CFC due will be based on applicant's estimated annual domestic water usage rate. Please contact Lakehaven for further detail. o Other (describe): None anticipated. General All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE Chris Cahan, 253-946-7243, chris.cahan @southkingfre.org The required fire flow for this project is 2125 gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. Fire Hydrants This project will require 2 fire hydrant(s). Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. I6-10,470 Doc I D 74189 Mr. Duhla Page 16 August 26. 2016 Fire hydrants shall be in service prior to and during the time of construction. Fire Department Access Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system the distance can be increase 20 percent. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Fire Lanes Designated fire lanes may be required for emergency access. This may be done during the plans check or prior to fire final. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Sprinkler System 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. An NFPA 13 fire sprinkler system shall be provided for both strictures. 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 System A Class I standpipe system is required for the Holiday Inn Express. 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. 16-103470 Doc I D 74189 Fr Mr. Duhra Page 17 Auvust 26. 2016 Elevators 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 System A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. Designed per NFPA 72 (2013 Edition). Knox Box A recessed Fire Department key box is required for this project. Knox boxes can be ordered at www.knoxbox.com. Contact the Fire Marshal's Office regarding specific design, criteria for these items. 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, Becky Chapin, 253-835-2641. We look forward to working with you. Sincerely, (`F,,Ir',/ �'. t Becky Cl�a to Associate Planner 16-10;470 Doc I D 74189 Mr. Duhra Page 18 August 26, 2016 enc: Master Land Use application Process Ill Submittal Requirements Boundary Line Adjustment Submittal Requirements Environmental Checklist Mailing Labels handout Parking Lot Design Criteria CPTED checklist and handout Hazardous Materials Inventory Statement Concurrency Permit Application Lakehaven Handouts e: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Cahan. South King Fire & Rescue 16- 103 470 Doc I.D. 74189 .. CITY OF Federal Way August 11, 2016 9:00 a.m. Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMMITTEE Project Name: Holiday Inn Express Address: 34427 Pacific File Number: 16-103470-PC City Hall Hylebos Room NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 1 5fc��j 2. JA76Z GJC� �✓� ccVww,uvi Q(, xLf 3. . W-� P.e.�.e try d FL,) LZw . S.w �S Z53 -73 S ~ 2 lJ 4. ram, ti!. 7.163 - IM10 5. 06g- 9(/(a, �v 6. �R (A PJ 4-5 By 9`{ G.Al«jf Pg66 U T iL . Pi ST. :ZJ 3 -`T46 -54t ri 7. U ©wNCR 4-Zs -40 -bf-07 ix� 9. 10. 11_ 12. CITY OF Estimate of Development Traffic Impact Fees 2016 Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the following information Project Name Holiday Inn Express & Retail File Number 16-103470-00-PC Street Address City, State Zip Federal Way, WA Parcel Number (s) Traffic Impact Fee Estimated By SL Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for the Project Unit of Number of Impact Fee Rate per Preliminary Impact Proposed Land Use Type (s) Measure Unit(s) Unit of Measure Fee Amount 1) 2. Hotel room 85 $ 2,482.81 $ 211,038.44 2) 9. Specialty Retail Center sf/GFA 9900 $ 2.43 $ 24,012.00 3) 1 **NONE** N/A $ - $ 4) **NONE** N/A $ - $ $ 235,050.44 STEP #3 - Credit/Change in Use (If Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use Fill out the lines below of the prior use. Unit of Number of Impact Fee Rate per Preliminary Impact Proposed Land Use Type (s) Measure Unit(s) Unit of Measure Fee Amount 1) 1. General Office sf/GFA 264 $ 5.64 $ 1,488.82 2) 9. Specialty Retail Center sf/GFA 6282 $ 2.43 $ 15,236.71 3) " NONE" N/A $ $ - $ 16,725.53 STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. (8036) - Traffic Impact Fee (Before adjustment) $ 235,050.44 Credit/Adjustment including Change of Use $ 16,725.53 (8036-1) Administrative Fee (3%) $ 6,549.75 TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 224,874.66 Timing of Traffic Impact Fee (TIF) Payment For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single- family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior- to permit issuance. For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact fee. 9L 133HS 09+69 V1S 3NIl H01VW Su o N ❑1 r cul o � ape I — _ ,,+' �� 'A. •{ J � � �" � , ow- � 4 R�Ja II ui � .. lF�. . � 1 .• �, - f Z cn d y iL [ ■ r f Jt � � E I � I _ ] � I {• l ao E _ Iff H "n 1 _ N .CIR 1 .S•RS "S fiS ..��. •fIF T• 9L 133HS 9Z+99 V1S 3NI1 H01VW 16 1 V. 116 { MEDICAL OFFICES / 1 8 202104-9t07 r �20 WALL 7 4 23 lli i - Lr � 61 4 62 f 63 j w P. 51 y ! BANNER BANK 202104-9064 LEGEND CURB & GUTTER X FENCE F FILL EMBANKMENT LINE c CUT EMBANKMENT LINE EXISTING RIGHT OF WAY — — — -^ PROPOSED RIGHT OF WAY HMA OVERLAY SECTION HMA PAVEMENT SECTION CEMENT CONC. PAVEMENT 1 VA*J I 2210f§7•�rVICANT 20214.9089 li i I i SOUND RENT A CAR34 } _' j •^�' r` 202104-9106 li � Jr. S � I f €6 ` 3 �.4WALL r 12 f I ' 4 ram, — � � � • ` � >. D10 i---- _ - -- v_w�� w - - ' 14 t6 _ w x N ,n 6 74 65 0 PACIFIC HIGHWAY SOUTH ME01AN 5 x D29 16 35 6 t e i 16 1 r53 ° -~.. AQUA QUIP 700-0610 SECOMA BOWL 889700-0005 s PLAN -4 0 10 20 40 60 SCALE IN FEET GENERAL NOTES 1. CONSTRUCT CEMENT CONCRETE CURB, GUTTER, AND SIDEWALK PER TYPICAL SECTIONS, SHEETS 26-27. 2. CONTRACTOR SHALL ADJUST ALL JUNCTION BOXES WITHIN SIDEWALK GRADE 3. CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARLY MARKING ALL UTILITY APPURTENANCES PRIOR TO PAVING OVER THEM. ALL CASTINGS SHALL BE ADJUSTED TO MATCH FINISHED ROADWAY GRADE 4. FOR SIDEWALK TRANSITIONS AND EXTRUDED CURB POINTS NOT SHOWN ON ROADWAY PLAN SHEETS, SEE DRIVEWAY PLAN AND PROFILES, SHEETS 176-191. CONSTRUCTION NOTES �i MATCH EXISTING. OCONSTRUCT MODULAR BLOCK WALL SEE WALL PLAN & ELEVATIONS AND WALL DETAILS, SHEETS 157-175. OCONSTRUCT STRUCTURAL EARTH WALL. SEE WALL PLAN & ELEVATIONS AND WALL DETAILS, SHEETS 157-175 OCONSTRUCT CEMENT CONCRETE COMMERCIAL DRIVEWAY ENTRANCE PER CFW STANDARD DETAIL 3-6A. ORECONSTRUCT HMA DRIVEWAY PER DRIVEWAY DETAILS & PROFILES, SHEETS 176-191. ®RECONSTRUCT CEMENT CONCRETE WALKWAY AND MATCH AT EXISTING JOINT. 12 INSTALL BLACK VINYL MATED CHAIN LINK FENCE ON WALL PER WSDOT STANDARD PLAN L-20.10-02 14 'CONSTRUCT MEDIAN. SEE POINTS LAYOUT TABLE AND MEDIAN EXTRUDED CURB DETAIL. SHEET 302-306 & 28. 16 INSTALL CEMENT CONCRETE EXTRUDED CURB, PER CFW STANDARD D5T'AIL 3-4. 22 ADJUST TELEPHONE MANHOLE TO GRADE BY OTHERS. 23 ADJUST SEWER MANHOLE TO GRADE. 28 RELOCATE TELEPHONE PEDESTAL BY OTHERS. 34 INSTALL CEMENT CONCRETE FILL WALL PER DETAIL, SHEET 29 35 INSTALL THICKENED EDGE SIDEWALK PER DETAIL, SHEET 28. 37 INSTALL HANDRAIL 38 REMOVE & RESET PLANTER BLOCKS. CORRESPONDING SHEETS RIGHT OF WAY PLAN 42 SITE PREPARATION PLAN 59 ROADWAY PLAN 76 ROADWAY PROFILE 94 DRAINAGE PLAN 111 DRAINAGE PROFILE 127 WATER & SEWER PLAN & PROFILE 149 IRRIGATION PLAN 202 LANDSCAPE PLAN 222 ILLUMINATION PLAN 241 CHANNEUZATION & SIGNING PLAN 280 JOINT UTILITY TRENCH PLAN 296 I I I LEGAL DESCRIPTION: 202104-9032 BEG ON N LN OF NE 1/4 OF SE 1/4 23575 FT W OF W LN OF HWY TH W 200 FT TH S 250, 202104-9089 BEG ON WLY MGM OF STATE HWY 245 FT SMLY OF N LN OF NE 1/4 OF SE 1/4 TH N 202104-9105 POR OF NE 1/4 OF SE 1/4 BEG INTSN OF NLY LN So SUB WITH WLY MGN ST HWY #1 TH S. 202104-9106 POR OF ME 1/4 OF SE 1/4 BEG INTSN OF NLY LN SD SUB V4114 fty WON ST HWY #1 TH. 202104-9109 POR OF NE 1/4 OF SE 1/4 BEG ON WLY MGN OF STATE RD #1 225 FT SM-Y FR N LN- 202104-9122 POR OF NW 1/4 OF NE 1/4 OF SE 1/4. DAF BEG ON N LN OF NE 1/4 OF SE 1/4 435.75 Fr. PROJECT LOCATION *uke C— S 344th C-1 5th A— S 4'—t— S, F—.6 G...unfty , 3�wth ?I 2290th �i f 'Ast 200 1000 ftua 5, CID 0 -mm ym"01 km 02DO4 NA; VICINITY MAP Site Addresses: 34413 Pacific Hwy S. 34417 Pacific Hwy S. 34419 Pacific Hwy S. 34421 Pacific Hwy S. 34427 Pacific Hwy S. 34431 Pacific Hwy S. RECEIVED JUL 19 2016 CITY OF FEDERAL WAY CDS HOLIDAY INN EXPRESS For: Avtar Duhra DALE SWEENEY ------ mmmmmmmm- 7/18/2016 ,.� m rye l i '...���ti�o ' mu �?�l �'.i :-Y-�,a _•.,`--�,^i!--v9 M_��,::-�-�,=.�i�>✓ alai xmtv.�w�:ar<r--.�. 7.3�r �li��a=� xr.ieEiF�.m=��r�',-��'�e�mx2wisr���+.®�rN.a.����msr�iR.iiLS lid rN�NNNNNNINNNNr����N�i����fl�>�� ' 3 '._ ay ea�iw'axcxxie—k=_=��a��r��- ����i��9��Q9����!'����1�!���1 : I�1�----7r1 OEMOEM - � . ikCfi& .�... iFk- arr�wauw.r. -._ _-._... �7 _■_■_��■ �,� ��1 "r.._----_.._ i�_�. .:��`I r,,, r _w c-.i eN:rEi. __�_--•.. _.-..__-.__,-i _� ..��-- d4�-.-.-��__--.--�I ��ro.�rrr..,•ay..r�.cw.,.w.R• ■ :�eei�:yiiirni _ .� r�i si�a`arc�..en ,- Hs'sz+�2�e vu��x3�'-�f�iw.`���>•+�ii�Y�rerrm:a�i�-',a�ET�s�cewvss:wec�5.'.i ��.tx-ter iir■i■errera r�nn�eearee awn. w��i��� al I � �I► wcl�'+�i,Y�iwe;w.�e.v`+�si ,y1a��a,�yn' 'kl�ly'itl : i ��'i[T'R^: 9fE[Ei YSi"_IN sii1FF2 $k�'k1&^t�'yp�fy^ �L'3 ■i lfflil SLVT�.:c4dT'TPY- 'llMIMEIHIMNrr^#R•TY�==„PM �J6'TK5'di; 'rt+ns GLL6Crl' EdFa -H„tyt:1! ?"'=' .�.� ".id -tom ikf'=JT�b. 1.? Mao Wl�C �� fi�l■E�wdrp��N 1NMN�,�NI�.N1 ff>ai RSr �[� wi ' �l W ,■ ■■ ■■ �f._____■�-__1�1�__--__■!^'I�__.�.._�1 I■w■■111 1�■ ■� L'��•��`'�'�'J "�i�w�a ■■ i11 I�. � ■. fffffi rfif■ fiiiii iC1� �Y�r� �.���.,,�sl,�!:;�l�i� R■� ��=�■��■ ■=„l�Iril■ ��a -_ `���I����� • —I■ww1Y��ww1Yw�■ �� a f■�fi■�w� ffifi�if�ffii� _ Filiait-mUm Egii;'11 ME WIN No ME ME IN HE IIIIIIIIIIIIIIIIIIN oil EAST ELEVATION � ■ - lE 11 � !I� '..'_'aYo �-.,-'e-.7� w:,�� W=. Er ■ Ela i �i^��r��w^�����»^r��:��ww��rtw��� � �� _-.: � � =rwN�rr•�r�■���R�r''���.���r��Nw ■ � fl■ill ��..��r�.��•we�ir���i53arti�a:..cp.e+f�# i■fg i99 ��U� L- �� �4a'�35i}Ir�i'' ��:i• w�cs.�.--r�yerx��_r ::en?rr•r•r� ����r���_:v:� fill � "'SIGs. ee3.. ��7�3r"B':in',i1�1"'-�!in:��=�5-��u 'rAawY,c K.ac �,atir rrv. y sue- ■ ■ � iNNil��'��w�-.������--_���I�■�/.•enF��wie�:�tiYi..-.__.�����HYY.S],xrk W-wrnslf��'��w�..'•�■■ �x'� �;, xs�'w'`rzdlaracar-'El; I =■ems■.■���.��� ■�wi■■1■w �!�—�1 I-I.�^T�P•iYn�eifri�[� Kr -� �~�~�r3�AtCl7�P'I4,KGVii�itGC i. ti ■i .wsN+oyr■e�a—�Ii``'i�we4 �o�a�wwiNrwn gereetcianrr3t�s- Sri$F�suriu'•+.w'�ii7�Civz.e..w�Aawa iC��.FR�� R '•i i' ■■ 'wlw■�irww■■w Q�IIItIQ911Qul1IQs11N911 ■I■ _ Elii�ii�4l-- ���.�,� naN ■.er.ar ---_�-..�_�__--�.�_ ■■ � �����__���� f■ ■� 1�■ ■� ■tee �fffi f■,;,-� _ ■■ �� -:— ■1•�_-:���� '__. - fill �r��rN .I! NNE w�■_ ■ 9 ����1� ��� `-Ya■>71�■1--- �� ��rA■�1�..� --��IE� s� ifffffffffiffi lifffffffffii �I f if �rl� �!I � r _r; e • - ��Yw�_ ■■� � I ►�r..lwi�fr�■�-=q�■l■� a Inn �a�_���■■w�����=■el■■1 ■■i���■■r�■■■r�■■I,r�■■■��■■■��■►�■r�■�■■lu�� �-`°��flll � .... ■.r•r•■■ww■i 1■Iw■■ww�.■Ilr•r�,rtw��■■�IIL����o WEST ELEVATION EXTERIOR MATERIALS LEGEND EXTERIOR WINDOWS. KAWNEER ENCORE 4 1l2" X 1 3/4" FRAMING SYSTEM, COLOR: CLEAR ANODIZED ALUMINIUM EXTERIOR, INTERIOR AND SILL FLASHING. EXTERIOR/INTERIOR STOREFRONT FRAMING AND ENTRANCE SWING DOORS KAWNEER ENCORE 6" X 1 3l4" FRAMING SYSTEM, INCLUDING 1"THICK INSULATED ALUMINIUM METAL PANEL SET INTO GLAZING POCKET AND SPANDRAL INSULATION. COLOR: CLEAR ANODIZED ALUMINIUM EXTERIOR AND INTERIOR AUTOMATIC SLIDING ENTRANCE DOORS EXTERIOR: BESAM OVERHEAD CONCEALED SL500 WITH ECODOOR SEALS, MAGNETIC CATCHES AND EXTERIOR INSULATED CLEAR GLASS, INTERIOR: BESAM OVERHEAD CONCEALED SL500 WITH INTERIOR CLEAR GLASS COLOR: CLEAR ANODIZED ALUMINIUM EXTERIOR AND INTERIOR. GLAZING COMPONENTS. EXTERIOR INSULATED CLEAR GLASS: GL-10 VIRACON VUE7-50, EXTERIOR NSULATED SPANDRAL GLASS: GL-10S VIRACON VUEt-SO WITH HIGH -OPACITY WHITE V175 CERAMIC FRIT- INSULATED GLASS SPACERS: CLEAR ANODIZED ALUMINIUM - INTERIOR CLEAR GLASS: GL-1 VIRACON CLEAR FLOAT GLASS- (l) DENOTES TEMPERED SAFETY GLASS IS REQUIRED, EXTERIOR INSULATED HOLLOW METAL DOORS AND FRAMES. EXTERIOR GRADE PAINT, CUSTOM COLOR TO MATCH PLAIN ALUMINIUM. APC WALL BASE. CUSTOM FABRICATED WALL BASE, NATURAL APC SMOOTH PITLESS SURFACE WITH CLEAR SEALER FINISH, GUESTROOM EXTERIOR GRILLS. RUSKIN ELF15J THIN LINE STATIONARY LOUVER AND BLANK OFF BACKING PANELS COLOR: CLEAR ANODIZED ALUMINIUM - STONE BORAL STONE PRODUCTS CULTURED STONE, PRO -FIT LEDGESTONE SOUTHWEST BLEND, SHT MTL-WH, SHEET METAL GRAVEL STOP TYPE COPPING. PAC -CLAD CUSTOM FABRICATED ROOF EDGE FLASHING AND FASCIA. COLOR: BONE WHITE. SHT MTL-GR, ELEVATOR OVERRUN GRAVEL STOP TYPE COPPING, SCUPPER AND DOWNSPOUT. PAC -CLAD CUSTOM FABRICATED ROOF EDGE FLASHING AND FASCIA. COLOR: SLATE GRAY- EIFS NOTE; PROVIDE HIGH IMPACT SYSTEM WITHIN 6'-0"ABOVE GRADE WARM EXTERIOR SCHEME EIFS-LS, LIMESTONEISANDSTONE. PARER TEXTURED, MULTI -TEXTURE SURFACE WITH PDR ACRYLIC FINISH EIF"SS, LIMESTONEISANDSTONE PARER SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH COLOR: PARER MOONDANCE 3027E EIFS-DB, DARK BRONZE PARER MEDIUM, SAND FINE SURFACE WITH PDR ACRYLIC FINISH. COLOR: PARER TWIG 3021 L EIFSf2R, RUSTIC RED. PARER SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH COLOR: PARER RED ROCK 3043D. EIFS-WH, WHITE. PARER SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH COLOR: PARER SNOWBALL 10400E EIFS-GR, GREY. PARER SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH. COLOR: PARER BASALT 3015E COOL EXTERIOR SCHEME EIFS-LS, LIMESTONEISANDSTONE PARER TEXTURED, MULTI -TEXTURE SURFACE WITH PDR ACRYLIC FINISH. EIFS-LSS, LIMESTONE/SANDSTONE PARER SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH, COLOR: PARER MOUNTAIN 3014E EIFS-DB, DARK BRONZE PARER MEDIUM, SAND FINE SURFACE WITH PDR ACRYLIC FINISH. COLOR: PARER SANTIAGO 3032E EIFS-2R, RUSTIC RED, PARER SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH. COLOR: PARER SUN DRIED 3011 L EIFS-WH, WHITE PARER SMOOTH, SAND SMOOTH SURFACE WITH PIX2 ACRYLIC FINISH. COLOR: PARER SNOWBALL 10400L, EIFSGR, GREY- PAREX SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH. COLOR: PARER BASALT 3015L. H EXTERIOR ELEVATIONS LIDAY INN EXPRESS For: Avtar Duhra DALE SWEENEY 5715143rd Place SE Bellevue, WA 98006 711812016 BHT ATI­ - SIGNAGE T-4 :I�rswww�■wry+—���■w����= = . _ tvILP& suN ��� �1f4■I�r��►�■��. PATIO PENCE EE[- _..moo -_ -� __ I■��l11�1��11■1■■�I��[I'�!? 111ty EXTERIORSTCRERCNT TO -CH EIRE COLOR CONDENSER UNITS ■ Z•: • � Q s4 a=�` �a a -= 'al � i�■1 a ::ate: �� y� x - _- m:_M _ --ow tL '^�i:"T �I T.l*�c•M�lC ii1H���A� �`TRf�¢LCXi ?=-lti �iawaxn�� S.-MM., iii s MEMOxe= MMENW.�� = W= �'1��Y'�7�.ca. �: �(1�T�%R� .•"4Y/S �: V3�!A:'P Fl:1nF'�(�wLRF 4e '.^.' - - W r■�rrr■�������rrrwrlw■�- w9 �101..I� �� - flllllllillllll[IIl[�illllll��;=������■����'�1�=��■■■�w�==� — EXTERIOR MATERIALS LEGEND. EXTERIOR INSULATED HOLLOW METAL DOORS AND FRAMES. EXTERIOR GRADE PAINT, CUSTOM COLOR TO MATCH PLAIN ALUMINIUM. EXTERIOR WINDOWS, KAWNEER ENCORE 4 1/2" X 1 3/4" FRAMING SYSTEM. APC WALL BASE COLOR: CLEAR ANODIZED ALUMINIUM EXTERIOR, INTERIOR AND SILL FLASHING. CUSTOM FABRICATED WALL BASE, NATURAL APC SMOOTH PITILESS SURFACE WITH CLEAR SEALER FINISH, EXTERIOR/INTERIOR STOREFRONT FRAMING AND ENTRANCE SWING DOORS. KAWNEER ENCORE 6" X 1 3/4" FRAMING SYSTEM, INCLUDING 1"THICK INSULATED ALUMINIUM METAL PANEL SET GUESTROOM EXTERIOR GRILLS. INTO GLAZING POCKET AND SPANDRAL INSULATION. RUSKIN ELF15J THIN LINE STATIONARY LOUVER AND BLANK OFF BACKING PANELS, COLOR: CLEAR ANODIZED ALUMINIUM EXTERIOR AND INTERIOR, COLOR: CLEAR ANODIZED ALUMINIUM - AUTOMATIC SLIDING ENTRANCE DOORS, STONE. EXTERIOR: BESAM OVERHEAD CONCEALED SL500 WITH ECODOOR SEALS, MAGNETIC CATCHES AND EXTERIOR BORAL STONE PRODUCTS CULTURED STONE, PROFIT LEDGESTONE SOUTHWEST BLEND. INSULATED CLEAR GLASS. INTERIOR: BESAM OVERHEAD CONCEALED SL500 WITH INTERIOR CLEAR GLASS. SHT MTL-WH, SHEET METAL GRAVEL STOP TYPE COPPING, COLOR: CLEAR ANODIZED ALUMINIUM EXTERIOR AND INTERIOR PAC -CLAD CUSTOM FABRICATED ROOF EDGE FLASHING AND FASCIA COLOR: BONE WHITE - GLAZING COMPONENTS. EXTERIOR INSULATED CLEAR GLASS: GL-10 VIRACON VUEI-50. SHT MTL-GR, ELEVATOR OVERRUN GRAVEL STOP TYPE COPPING, SCUPPER AND DOWNSPOUT" EXTERIOR INSULATED SPANDRAL GLASS: GL-10S VIRACON VUE1-50 WITH HIGH -OPACITY WHITE V175 CERAMIC PAC -CLAD CUSTOM FABRICATED ROOF EDGE FLASHING AND FASCIA. FRIT. COLOR: SLATE GRAY. INSULATED GLASS SPACERS: CLEAR ANODIZED ALUMINIUM, INTERIOR CLEAR GLASS: GLA VIRACON CLEAR FLOAT GLASS. EIFS NOTE; PROVIDE HIGH IMPACT SYSTEM WITHIN 6'-0" ABOVE GRADE WARM EXTERIOR SCHEME EIFS-LS, LIMESTONEISANDSTONE. PAREXTEXTURED, MULTI -TEXTURE SURFACE WITH FOR ACRYLIC FINISH EIFS-LSS, LIMESTONE/SANDSTONE PAREX SMOOTH, SAND SMOOTH SURFACE WITH FOR ACRYLIC FINISH COLOR: PAREX MOONDANCE 3027L EIFS-DB, DARK BRONZE PAREX MEDIUM, SAND FINE SURFACE WITH FOR ACRYLIC FINISH COLOR: PAREX TWIG 3021L EIFS-RR, RUSTIC RED. PAREX SMOOTH, SAND SMOOTH SURFACE WITH FOR ACRYLIC FINISH COLOR: PAREX RED ROCK 3043D EIFS-WH, WHITE PAREX SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH COLOR: PAREX SNOWBALL 10400L EIFS-GR, GREY. PAREX SMOOTH, SAND SMOOTH SURFACE WITH FOR ACRYLIC FINISH COLOR: PAREX BASALT 3015L. COOL EXTERIOR SCHEME EIFS-LS, LIMESTONEISANDSTONE PAREX TEXTURED, MULTI -TEXTURE SURFACE WITH PDR ACRYLIC FINISH EIFS-LSS, LIMESTONEISANDSTONE PAREX SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH. COLOR: PAREX MOUNTAIN 3014L EIFS-DB, DARK BRONZE PAREX MEDIUM, SAND FINE SURFACE WITH PDR ACRYLIC FINISH COLOR: PAREX SANTIAGO 3032L EIFS-RR, RUSTIC RED. PAREX SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH COLOR: PAREX SUN DRIED 3011L EIFS-WH, WHITE PAREX SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH COLOR: PAREX SNOWBALL 10400L EIFS-GR, GREY, PAREX SMOOTH, SAND SMOOTH SURFACE WITH PDR ACRYLIC FINISH COLOR: PAREX BASALT 3015L. EXTERIOR ELEVATIONS H�LIDAY INN EXPRESS For: Avtar Duhra DALE SWEENEY 7/18/2016 (T) DENOTES TEMPERED SAFETY GLASS IS REQUIRED 202104-9070 RM2400 2.1210' 9,004 202104-9072 926480-0110 02104 1 ' 202104-90510E F c 20-21-0.84 e FWRating II 132180-0020 2 104-9 19 60 132180-0010 - 202104-9100 202104-9052 2104-9 CE 202104-9053 926480-0090 202104-9137 0210 -9168 202104-9167 2021 4-91 202104-9169 202104-9063 CIO 926480-0080 202104-9170 20 104-9 72 202104-9068 CE 202104- 171 =i y 202104-9093 Q 1~yST r9202104-9121 CE 202104-9048 �Q" H cc S 344TH ST T' CE 04-91 S 344TH ST 926 80-0070 CE 889700-0020 88970 0 N 202104-9082 02104-910 - 2588 700-003 CE 202104-9159 202104-9174 2 g 889700-0015 Q 2 104-91 2 2 104-91 H 889700-0010 c0 889700-0040 202104-9160 92 480-0060 CE2 2104-91 6 202104-9173 202104-9175 2 104-91 889700-0055 889700-0005 889700-0060 J 15470-0110 215470-0070 �0 202104-9064 889700-0065 y OP cn �� 889700-0075 9 480- 202104-9025 aJ 5470-00 AT 379790-0010 9700-00 21 70-00 co 202104-9065 1 47Q-Q 00 ram- 889700-0085 15470-005 202104-91 ti• 79790-0020 889700-0090 3154707004 U) 0095 � O P 202104-9133 202109-9088 889700-a =x 1547 0020 2 2 Ix 02104- 021 2 2 5470-D0 2 2104-90 1547 OQ10 2104-91 5 89700-010 cn 8 9700-011 e— Major S 348TH ST SR 18 SR 18 202104-914�T� 202104-9042 kCO 185295-0070 185295-0080 85295-009 185295-0100 Q k 9 Federal Way Zoning Map $4 sm Bldg T ' 15M51 m;n rp+5, OP 19y 1' r >3^Y � WEST CAMPUS Oas rt, S �� =_1eaeL 3USINESS PARK campus .` �A ■ r ^ CE 77..�' ---_._.� S 344TH ST r r r ■ IpO; 9159 Illl =Ira WEST CAMPUS BUSINESS & OFFICE PARK CE ra]r ZLt:c• wrasL tiro OP I AIL' r vcnac r r 16n Fedarra Yfry Park and Ride L mile, ;E �r- •w Vri.t� �o� °ti+rcyen. CE I R mar u.. �mlo, 9ulP /1� F. I iw1 S 344TH ST aid 4a 1. �/ �rar �rll: rrru I x:, / r ■ m.. }in - � Q i � wI o-- • VTCK ,Irr PW Cc 5taroge moo ti errs �• ! vraB I g •rsro-Loao I n�o CEENICEt- • ra ]',. 1, •. _ lr- �� ,J01 ox rrr5 +area .,"ivar � rrrr 0014A-1 W -" Major S 348TH ST P7� n r:.ai, 1 rIr 1 a � 'F• ['S1:e,ara rr s ifVf �gi3p �o- ltili � ::sif1 �k�ag r xn all'St, ice .•>•r: T:'I.I 1, r.r .UNa. n1a. 1 rr .itlrr.i 1 _ SR 18 SR 18 I'llBr5 ears rrry rr,.r ura BI5 y rare ► -__ ____ lap, ------- a ■ )sera leer r,r, er nor � iM ' IBS)=_5-0O1p pie)_; [Jif I]BI 1a13�9�05 no al •- , i;w j rwf ]il] ]JBIr r 1 r; Y—C AF i�,i, �-. /� lrnrrhlFlls ll0 rAI — IE ss i Q/ _ r177T ■r cn; , rpr I � � � aelr i Q 1 d )L11nu,4I peal ! f W . . �civc sasr? � Z r vex Q� 1 � ry) •Sidi �:r;�.,.. CE ;a919 _ ► leer C EBrraav / V Tln rL25e 1 Z r w )J'ILh�L]] hyr )i5]660 qhe Garden .rBrB .e5)•., ]iL,E�J_1L Camp cow 1 i Squar rsr r5105 srBs srdf Ifvr� 5 95185 =I'-�9L IPS]9)OOJL vMll :� � Y .mod I9109 rsroo )ylw Jnl n4o •'..'. "+.p flh! � _mim.Is �B.a I I■f/I CE • • • • • • • - • - • S 352ND ST S 352ND ` esme'�mL w .9%:e Lne4P. '?Oe9 •I:1W 21 ., odnxr ; 1 inch =150 feet City of Federal Way I4 N 33325 8th Ave S 0 75 150 300 450 Feel Federal Way, WA 98003 (253)835-7000 'j ACfB pww+m www.cityoffederalway.mm ,s•IOE yaI )i LLr[L9 ,ou—Ciy of F,ul— Way. FUvA, LeIoheven UWiy DIiML King County City of Federal Way Regional Zoning AUas CITY OF Quarter Section Delail Series: a �- Federal Way Map 841 Lakehaven Tlle J-12 2 SE 20-21-04 z' SE quarter of Kroll Map 736 " TTu Gy Inrtel,rl off r sraowapnen�mpm,,bkcnr Iy. > yes a . ganarat Lag•ad: Federal way Ctli)L1mYa Federal Way POtent8IAnnaxw Wn Area Parnell Seebonn SEPA Planned Athon Area Beuhdary SvbdV&uir i EdYlrofvn•nti Legend: Federal way Stil ClassdKalwA Poi'-m '�.. Streams �] Shoreline Datignpridrm - Federal Wirt' Q Shomiine Designations - K;rrg Ctwnty Lakea WeOands (1995 Coy Survey) 100 Year Ffaodplams s klanth walrhea6 Zorm 0 1 Year Wellhea6ZWre ©5 Year Wellhead Zane © 10 Year We9lhead Zane Prapany Legend: City, County and Stare Park Propefbes Cary of Federal Way Propellim King County pmprl Leednlarlfs mulll-Pain ly Proportin w School Ptopernn TraclslPmraw Open Space Federal way Zoning Designations: © Federal Way Zanalg 6ovadary �� as" ac Commonly &I irlm a Nalghborhead Business CE Comm4rciw Enfarpriae yrli"ew,ie YWMs.- cc 0hVC&M:rCara CIFCily cmi I. Fnnna Olrrca Iona,: CPA Corporato Park -I OF Oifxn Park OP• 1 Office Park •l OP_2 office Park-2 OP-3 01I park -I' OP.4 office NA4 PO P+ofess &V Odke - ..w Raa�n���: R Wage 1 umV1.00D Sq, Feet RM2400 1 VMIVl,r00 Sq. Feat RM]90a ! vni! 3.MSiq. Fm Srnde Fbrrirr JgV$*rY� Irr) I24tl�' RS5.0 1 urriV5,006 Sal -Keel R57.2 1 unlVr.200 Sq. Feet RS9A 1 uflitS.W Sq, poet FLS15,0 T unNF5,000 Sq. Feet R$35.a 1 uniV35,000 Sq, Feat $e T WIILIS acres Covetn•d try Development Agreameni King Cgangr Ignlnp Design Otlon%: 1. D K-N CO,a,fy Zoning eaursdary Andcmlhnar Z6rhT4 Aol:. AgncLdiund.l UnIVl0Arae [wnrnarrinr and_ Imes co cornal Bill N8 Nogil,"Ood Easiness OO ���Iy��rRlmcq oava" R-1 PisWil n8d, 1 UnWAve R� RgSidentiti. 4 Wft/ACm R-B ResldoDLIII, 6 Vn7WAora R B Residential, a UnIWAcre R-12 Residential, 12 Units/A..R-1 B Raaldengal, 18 UniWAGm, R-24 Residential, 24 Units/Acre R-48 Rdgldenlipi. 4B LniWAore .P Special Development Requirements �ir�SOLE PURPOSE OF THIS hMP IS TO 7pNIN0 DEStrINATKp15. In the event of any hmnsilswy eanYaan thu map and the ordinanm ee18hYN10 r.e r/In uI zaning, the ordinance shall prevail iFarw•pwiirm"llia", kn.dgnawnmanyw m wwaaad .snake tAtadandm.p romkaap lF '�`�io[Nl.apxoe,rr d.pW,rrd. srad,nrpn � in Ift s riesd pla Kkig County wn ng only splm maps in us areaapr.y IOIy toady mniry whkh Is ,d In y richangeIlsem em County. y enceumged b verify ihls infom,ellonwalr I[al9 Crony. Wetlands were indented in a 1998 City of Federal Way survey, and am labeled with their ld nlanber a)d rating. .any a'.rawbs roam dtes=In a 24=Cdl t uaax old are ab6W vA fhb, 6a $ nmlp TM Wad' lemon Of me WNfipNon voima Fee ran penn«Tifr d VAda meta pb do not e:Cea, tin IXe my GWr idwrm6af mre mnc era dop" Iyed uounca- remgld Araaa hob �,tl6r s,IJj-aeWWS4ONLY: ADDITIONAL bouMarles are EASMAo geld vergketlan ADDRIONAL SENSITIVEARFI.S MAY EXIST. Map B4-SE 20-21-04- SE quarterof Kroll 736 J K N OD A�kCITY OF Federal July 20, 2016 Avtar Singh Duhra 1400 SOLIth 348"' Street Federal Way, WA 98003 asduhra@nail. com &TM RE: File #16-103470-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Holiday Inn Express & Retail, 34427 Pacific Hwy South, Federal Way Dear Mr. Duhra: -ems 311" ITY A 8tn Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Conlrrtittee and a meeting with the project applicant has been scheduled as follows: 10:00 a.m. — Thursday, August 11, 2016 Hylebos Conference Room Federal Way City Hall, 2" d Floor 33325 8°i 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 becky.chap[ n@cityoffecleraIway. com, or 253-835-2641. Sincerely, Becky Chi pin Associate Planner Doc l D. 74 179 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: July 20, 2016 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue Rick Perez, City Traffic Engineer FROM: Becky Chapin, Associate Planner FOR DRC MTG. ON.- August 4, 2016 - Internal August 11, 2016, 10:00am - with applicant FILE NUMBER(s): 16-103470-00-PC RELATED FILE NOS.: None PROJECT NAME: Holiday Inn Express & Retail PROJECT ADDRESS: 34427 Pacific Hwy S PARCEL NUMBERS: 202104-9082, 202104-9089, 202104-9105, 202104-9106, 202104-91009, & 202104-9122 ZONING DISTRICT: CE PROJECT DESCRIPTION. Construction of a 4-story hotel building and 9,900 square foot shopping area. LAND USE PERMITS PROJECT CONTACT. Preapplication Conference Avtar Singh Duhra Quality Inn 1400 South 348th Street Federal Way, WA 98003 MATERMLS SUBMITTED ■ Master Land Use Application • Proposed Site Plan and Elevations A�k CITY OF Federal Way APPLICATION NO(S) /o0 Project Name L 1 Property Address/Location _:�j LA " A I Parcel Number(s) b Project Description D d e 1n PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination LZPreapplication 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 Ciij Zoning Designation ' Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type MASTER LAND USE APPLICATION DEPARTMENT OF CONINIUNITY DEVELOPNIENT SERVICES 33325 8"' Avenue South RECEIVEDV Federal Way, WA 98003-6325 i 253-835-2607; Fax 253-835-2609 wuckv ri! ron) E_� .S 1 \ C p w s-b • t dl ?f'a_ Applicant Name: Address: City/State: Cf R6 dj Zip: Phone: Fax: t Email: �' � 3 � � � "l � �� � ��'► �a yY! . Signature: 1 Agent (if diFFercnt t an .Applicant) Name: Address: City/State: Zip: Phone: Fax: Email Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 —January 1, 201 1 Page 1 of 1 k:\Handouts\Master Land Use Application